A. Purpose: The commercial site development standards ensure that commercial development is compatible in scale and intensity to the surrounding development, unsightly elements are screened from public view, and that safe pedestrian and vehicular circulation is established. (Ord. 05-4186, 12-15-2005)
B. Applicability:
1. The standards of this section apply to all development in the CO-1, CC-2, CI-1, and CH-1 Zones, unless specifically exempted. (Ord. 11-4450, 10-18-2011)
2. Development in the CN-1 Zone is subject to the CN-1 site development standards specified in section 14-2C-7 of this article. (Ord. 05-4186, 12-15-2005)
3. Development in the CB-2, CB-5, and CB-10 Zones is subject to the Central Business site development standards specified in section 14-2C-8 of this article. (Ord. 11-4450, 10-18-2011)
4. Development in the MU Zone is subject to the MU Zone site development standards specified in section 14-2C-9 of this article.
C. Site Plan Review Procedure: Review for compliance with the standards and requirements of this section will occur as a part of the site plan review process. (See title 18 of this Code.)
D. Surface Parking Lot Setback Requirements:
1. Front Setback Requirements: Parking and loading areas must be set back at least ten feet (10') from any front and street-side lot lines. However, any loading area, parking spaces or aisles located within fifty feet (50') of a residential zone boundary must be set back at least twenty feet (20') from the front or street-side lot line.
2. Side And Rear Setback Requirements: Parking and loading areas must be set back at least five feet (5') from any (nonstreet- side) side or rear lot line. However, parking and loading areas must be set back at least ten feet (10') from any side or rear lot line that abuts a property zoned residential. The City may exempt from these setback regulations any specific locations along a lot line where a parking area, aisle or drive is shared with an abutting lot.
3. Drives:
a. Drives that are internal to a parking area, including drives that provide circulation around the perimeter of a parking area, are considered part of the parking area and must meet the setback standards as specified above. Drives that are external to a parking area must be set back at least three feet (3') from any abutting property that is zoned nonresidential, unless the drive is pitched or curbed and drained to prevent the flow of water onto adjoining property or unless a drainage course has been established along lot lines to handle stormwater runoff. Any specific locations along a side or rear lot line where a drive is shared with an abutting lot may be exempted from these standards.
b. Drives that are external to a parking area must be set back at least ten feet (10') from any abutting property that is zoned residential.
E. Drive-Through Facilities: Drive-through facilities are regulated as an accessory use and are only allowed in certain zones according to the provisions specified for drive-through facilities in chapter 4, article C, "Accessory Uses And Buildings", of this title.
F. Pedestrian, Bicycle, And Vehicular Circulation: The site must be designed to promote safe and convenient pedestrian, bicycle, and vehicular circulation according to the following standards:
1. Pedestrian walkways must be provided between principal buildings and abutting rights-of-way. The walkways provided on site must connect to adjacent public sidewalks and trails.
2. On commercial sites with multiple buildings, sidewalks or other approved pedestrian routes must be provided between the principal buildings on the site. The City may exempt commercial sites where pedestrian traffic between buildings is rare or unlikely.
3. Pedestrian routes must be provided on site that connect parking areas to building entrances. Pedestrian routes from and through parking areas to principal building entrances must be identified on the site plan and integrated into the parking lot design.
4. Pedestrian routes must be continuous, clear of obstructions, and easily identifiable as protected pedestrian routes. Landscaping, curbing, raised paving, bollards, distinctive paving materials, and other similar means may be used to separate and protect pedestrian routes from vehicular traffic.
5. Bicycle parking facilities must be located in areas convenient to building entrances, but must be located so as not to impede pedestrian or vehicular traffic.
G. Landscaping And Screening:
1. All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas, sidewalk cafes and plazas must be landscaped with trees and/or plant materials. A landscaping plan must be submitted for site plan review.
2. Surface parking areas, loading areas, and drives must be screened from view of public rights of way to at least the S2 standard. (See chapter 5, article F, "Screening And Buffering Standards", of this title.)
3. Surface parking areas, loading areas, and drives must be screened from view of abutting properties to at least the S2 standard. Additional screening is required for properties that abut properties zoned residential. Parking areas, loading areas, and drives must be screened from view of any abutting property zoned residential to at least the S3 standard. The city may exempt from this landscaping requirement any specific locations along a side or rear lot line where a parking or loading area, aisle or drive is shared with an abutting lot.
4. Where a lot occupied by a commercial or industrial use abuts or is across a street or railroad right of way from a residential zone, daycare use, educational facility, parks and open space use, or the Iowa River, any parking and loading areas and outdoor work and storage areas must be located behind buildings or screened from view of said uses and zones to at least the S3 standard. (Ord. 05-4186, 12-15-2005)
5. Screening may be waived by the building official where the view is or will be blocked by a significant change in grade or by natural or humanmade features, such that the screening is effectively provided and the intent of the standard is met, as determined by the building official. (Ord. 06-4245, 12-12-2006)
H. Mechanical Structures: All mechanical structures must be set back and screened from public view according to the applicable provisions set forth in chapter 4, article C, "Accessory Uses And Buildings", of this title. (Ord. 05-4186, 12-15-2005)
I. Outdoor Storage And Display:
1. CO-1 And CC-2 Zones: Outdoor storage and display of materials is not permitted in the CO-1 or CC-2 zone, except for the following: (Ord. 11-4450, 10-18-2011)
a. Outdoor display of merchandise for immediate sale is permitted in areas immediately adjacent to a principal building. However, the display area may not be located along any building wall that is within twenty feet (20') of a public street and may not be located in a manner that obstructs building entrances and exits, sidewalks, bicycle parking areas, pedestrian routes, or vehicular use areas.
b. An approved temporary use. A temporary use permit is required. (See chapter 4, article D of this title.)
c. In the CC-2 zone, an approved outdoor storage and display oriented retail use.
2. CH-1 And CI-1 Zones:
a. Outdoor storage of materials in the CH-1 and CI-1 zones is permitted, provided it is concealed from public view to the extent possible. If it is not feasible to conceal the storage areas behind buildings, the storage areas must be set back at least twenty feet (20') from any public right of way, including public trails and open space, and screened from view to at least the S3 standard. (See chapter 5, article F, "Screening And Buffering Standards", of this title.) If a fence is built around the storage area, the required screening must be located between the fence and the public right of way.
b. All outdoor storage areas that are located along a side or rear lot line that does not abut a public right of way must be set back at least ten feet (10') from said lot line and screened from view of the adjacent property to at least the S3 standard. If a fence is built around the storage area, the required screening must be located between the fence and the adjacent property.
c. The landscape screening requirement for outdoor storage areas may be waived by the building official upon presentation of convincing evidence that a planting screen cannot be expected to thrive because of intense shade, soil conditions, or other site characteristics. The presence of existing pavement, by itself, shall not constitute convincing evidence. If the landscape screening requirement is waived by the building official, a fence built to the S5 standard must be substituted for the landscape screening.
d. Outdoor display of merchandise for immediate sale is permitted in the CH-1 and CI-1 zones, provided it is set back at least ten feet (10') from public rights of way and landscaped to at least the S1 standard.
e. Any outdoor display area located along a side or rear lot line that does not abut a public right of way must be set back at least ten feet (10') from said lot line and screened from view of abutting properties to at least the S2 standard. If the display area is adjacent to a residential zone boundary, it has to be screened to the S3 standard.
f. The landscape screening requirement for outdoor display may be waived by the building official upon presentation of convincing evidence that a planting screen cannot be expected to thrive because of intense shade, soil conditions, or other site characteristics. The presence of existing pavement, by itself, shall not constitute convincing evidence. (Ord. 05-4186, 12-15-2005)
g. Screening for outdoor storage and display areas may be waived by the building official where the view is or will be blocked by a significant change in grade or by natural or humanmade features, such that screening is effectively provided and the intent of the standard is met, as determined by the building official. (Ord. 06-4245, 12-12-2006)
3. All Commercial Zones: The storage of combustible or flammable materials or liquids is strictly regulated according to the provisions of chapter 5, article H, "Performance Standards", of this title, and the international fire code, as amended.
J. Balconies:
1. Balconies may not be located on any side of a building that is adjacent to a property that is zoned single-family residential.
2. The outer edge of a balcony shall not be closer than four feet (4') from a side lot line.
3. The design of any balcony must utilize columns, piers, supports, walls, and railings that are designed and constructed of materials that are similar or complementary to the design and materials used for the rest of the building. Unpainted and unstained lumber is not permitted.
K. Standards For Large Retail Uses:
1. Applicability: The provisions of this subsection apply to retail uses over fifty thousand (50,000) square feet in size. The intent of these standards is to facilitate adaptive reuse of large retail commercial structures, to moderate scale of large buildings, and to ensure consistent appearance with other shopping center developments.
2. Facades And Exterior Walls:
a. Facades over one hundred feet (100') in length that are visible from public streets and/or include public entrances shall incorporate wall projections or recesses a minimum of three feet (3') in depth for a minimum of twenty (20) contiguous feet within each one hundred feet (100') of facade length. Such recesses and/or projections shall extend over a minimum of twenty percent (20%) of the length of the facade, and no uninterrupted facade may exceed one hundred feet (100') in length.
b. For facades that face public streets or include public entrances, features that provide visual interest such as arcades, storefront windows that allow views into the interior of the building, display windows that are set into the building wall, entry areas, awnings or similar features must be incorporated along at least sixty percent (60%) of the facade. (Ord. 05-4186, 12-15-2005)
3. Building Details: Buildings must include details and features that provide visual interest, reduce the perception of the mass of the building, and provide a cohesive pattern to the building. Any building facade that faces a public street or includes a public entrance shall include no less than three (3) of the elements listed below. At least one of these elements shall occur along the vertical plane of the building. An example of a change that occurs on the vertical plane would be a change from stone on the lower portion of the building to stucco on the upper portion. All elements that occur along the horizontal plane of the building shall repeat at intervals of no more than fifty feet (50'). These visual patterns must be cohesive with the articulation of the facade.
a. Color change.
b. Texture change.
c. Material module change.
d. Expression of an architectural or structural bay through a change in plane no less than twelve inches (12") in width, such as an offset, reveal or projection. (Ord. 06-4245, 12-12-2006)
4. Roof Details:
a. Flat roofs must incorporate parapets that conceal rooftop equipment such as HVAC units from public view. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and at no point shall exceed one- third (1/3) of the height of the supporting wall. Such parapets shall feature a three-dimensional cornice treatment.
b. Sloping roofs must not exceed the average height of the supporting walls and must include overhanging eaves that extend no less than three feet (3') past the supporting walls.
c. The roof of the building must be designed with three (3) or more roof slope planes. It is encouraged that changes in the roof correspond with articulation of the building facade. (Ord. 05-4186, 12-15-2005)
5. Building Materials:
a. The building materials shall be predominantly quality exterior building materials, including brick, masonry, stone, stucco, or textured concrete masonry units. Concrete panels with a veneer of brick or masonry may be approved provided the material gives the appearance of one or more of the high quality building materials listed above. Stamped concrete panels will only be considered if they are finished with patterns and colors such that they appear to be brick or masonry. "Predominantly" is defined as at least seventy five percent (75%) of the exterior of the entire building, but not necessarily of each building wall. For example, use of such materials should be concentrated along building walls that are visible from public streets or that contain public entrances.
b. Use of smooth faced concrete block, unadorned tilt-up concrete panels, prefabricated steel or vinyl panels or sheets should be minimized. If used, these materials may cover no more than twenty five percent (25%) of the exterior of the entire building and should be reserved for building walls that are less visible to the public. (Ord. 06-4220, 7-18-2006)
6. Entryways: Each principal building shall have a clearly defined, highly visible customer entrance with no less than three (3) of the features listed below. Where additional stores are located within the principal building, each store shall have at least one exterior customer entrance with no less than three (3) of the following features:
a. Canopy or portico.
b. Overhang.
c. Recess/projection.
d. Arcade.
e. Raised cornice parapet over the door.
f. Archway.
g. Outdoor patio.
h. Display windows.
i. Storefront windows that allow views into the interior of the store.
j. Tile work and moldings that are integrated into the building structure and design.
k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting. (Ord. 05-4186, 12-15-2005)