(A) Residential design. These standards apply to new single-family detached, attached and two-family housing in the city. In addition to new residential development, these standards shall apply to any existing residential buildings if any expansion or alteration exceeds 50% of the building’s assessed value at the time of expansion or alteration. Major subdivisions in residential zoning districts SF, SF1, SF2, SF3, TR, NB and CB shall include the following minimum building design standards.
(1) Anti-monotony. Homes located in close proximity shall not be of the same front elevation. This does not prohibit the home to the rear from being the same front elevation.
(a) Mirror images of the same configuration/elevation do not meet the requirement.
(b) No house shall be of the same front elevation design as any other house within four lots along the same block face nor directly across the street.
(c) No single front elevation house design may constitute more than 25% of the front elevation house design within any single phase of a development.
(2) Chimneys. Exterior chimneys for fireplaces shall be entirely masonry if the building or structure is more than 50% masonry, unless placed on the rear exterior wall of the residence. Chimneys that do not originate on an exterior wall that protrude through the roof may be of material other than masonry.
(3) Corner lots. Residences built on corner lots shall include a minimum of three windows of minimum size three feet by five feet, on the side of the home facing the street (street side-yard).
(4) Driveway width. The minimum pavement widths for driveways and interior drives shall meet the following requirements, exclusive of any parking spaces:
(a) For single and two-family residential uses the minimum driveway width shall be 12 feet.
(b) The maximum driveway width at the property line shall be 20 feet. However, a driveway 30 feet in width at the property line shall be permitted provided that the lot width is a minimum of 100 feet and it serves a garage with at least three bays having street frontage.
(5) Fences. Developments in single-family residential zoning districts SF1, SF2 and SF3 and TR may have fences in the street side yard (corner lots) provided the fences are at least 50% open. Refer also to § 7.14.
(a) Chainlink is prohibited in the front and street side yard.
(b) Fences shall be no higher than 42 inches from the adjacent finished grade.
(c) The fence may be located no closer than five feet from the right-of-way and shall be located no closer than ten feet from the primary facade of the residence.
(d) The fence shall also be located outside of the sight visibility triangle if higher than 36 inches.
(6) Facades. Exterior materials shall be masonry (brick, stone, textured and colored split-face concrete masonry units), wood, fiber cement board siding, stucco, composite lap siding, aluminum siding or heavy-gauge vinyl. Vinyl siding shall be approved and endorsed as meeting or exceeding ASTM D3679 by the Vinyl Siding Institute (VSI) through the VSI siding certification program. The minimum thickness of vinyl siding shall be 0.044 inches.
(a) Front elevation. All homes shall have masonry (brick, stone, textured and colored concrete masonry units) on a minimum 50% of the front elevation, excluding doors, windows and other openings.
(b) Side and rear elevations. Side and rear home elevations abutting a public or private street shall have at least 30% masonry as the exterior building material on that visible elevation and shall contain at least one architectural feature from subsection (A)(7) below.
(c) Unless adjacent to masonry wrap, all windows, doors and corners shall have a minimum nominal one-inch by six-inch wood or vinyl surround, shutters, decorative trim or headers.
(d) The Planning and Zoning Administrator may consider a request for modification to the masonry requirement when extraordinary or innovative architectural styles (Victorian, farmhouse, Cape Cod) that provide many other architectural features maintain the spirit rather than the intent of these design standards.
(7) Architectural features. All houses shall have a minimum of four features from the following list. Porches, sideload or court-entry garages or full first floor masonry wrap, each count as two features towards the required four.
(a) Front porch; minimum eight feet in width and four feet in depth supported by columns (two points);
(b) Veranda/balcony;
(c) Reverse gable;
(d) Turrets;
(e) Two or more roof planes visible on the front of the house;
(f) Decorative garage doors or windows in garage doors;
(g) A separate overhead door for each single garage bay;
(h) Side-loaded or court-entry garage (two points);
(i) Brick, stone or textured concrete masonry on 100% of the front elevation (excluding openings);
(j) At least four feet of relief at one or more points along the front or rear elevations;
(k) Full first floor masonry wrap (two points);
(l) Sunroom, screened porch or breakfast nook on rear for relief;
(m) Transom windows;
(n) Bay windows;
(o) Two or more dormers;
(p) Decorative geometric front, rear and side gable roof vents or windows;
(q) Shutters (all elevations); and
(r) Architecturally accented entry.
(8) Facade proportions. A single-family dwelling facade shall comprise at least 55% of the total facade width. The garage shall not exceed more than 45% of the facade width.
(9) Entries. Single-family dwelling entries shall have at least one building-mounted or yard post dusk-to-dawn light fixture.
(10) Roof.
(a) Minimum pitch. Five to 12.
(b) Materials. Roof materials such as tile, slate, cedar shake with fire protection, three-dimensional asphalt, fiberglass shingles, standing seam metal or other approved metal that simulates traditional roofing materials shall be used on all structures.
(c) Overhang. Roofs shall have a minimum nine-inch overhang on all sides.
(11) Garages. Each home shall have at a minimum an attached two-car garage.
(a) Three-car garages. The third bay shall have a separate door and shall be recessed four feet from the other bays.
(b) Garage-forward design.
(1) Front-loaded garages that protrude between eight and 12 feet forward of the dwelling area shall have at least one window installed in the garage wall that is perpendicular to the facade of the dwelling.
(2) Front-loaded garages that protrude between 12 and 16 feet forward of the dwelling area shall have at least two windows installed in the garage wall that is perpendicular to the facade of the dwelling.
(3) Garages that protrude more than 16 feet shall be side-loaded and shall install a window(s) that faces the street.
(12) Lighting. For residential areas where street lighting is not present, dusk-to-dawn lighting shall be required for each home. The light fixture shall be either building-mounted or mounted within the front yard on a post with a maximum height of six feet.
(13) Landscaping. Refer to § 7.8.
(B) Multifamily design. All new multifamily developments (apartments, townhomes) of three units or more shall require development plan review and are subject to the following standards. Multifamily development in the CB District may be subject to additional design guidelines in § 6.3.
(2) Layout and site planning.
(a) Topography. Buildings shall be sited in relation to topography of the site, which minimizes cut and fill and limits maximum on-site slope to 10%.
(b) Existing vegetation and natural features. Attempts shall be made to preserve existing vegetation and natural features.
(c) Building orientation. Multifamily building(s) shall be oriented to the street, a common open space or clustered to form neighborhoods. Multifamily buildings shall not be oriented to parking lots. Accessory buildings (including residential garages, storage buildings and the like) shall be located behind the principal building. No principal or accessory building shall have service doors, garage doors, loading doors or similar service entrances opening toward or oriented to the street.
(d) Location of buildings. Buildings shall be located so that the window to window distance shall not be less than 40 feet, with the distance to be measured by a line perpendicular to the plane of the surface of the window. This distance may be reduced to not less than 30 feet for an exposure where a room is a bathroom or laundry/utility room or is used as a community or group meeting room or for a similar purpose.
(e) Location of individual buildings. Individual buildings shall be located to avoid more than two buildings with parallel orientations to a public street. Vary the orientation to lessen the massing. The maximum length of a multifamily building shall not exceed 200 feet.
(f) Off-street parking, driveways and the like. Off-street parking, driveway, drive aisles, carport, garage or service facilities may encroach into the side or rear yard as specified in § 7.10, but shall be no closer than ten feet to any lot line. In no event shall parking be located in the required front yard nor encroach into any required landscaping.
(3) Open space.
(a) All new multifamily developments shall provide a minimum of 12% of the net site acreage as usable common open space for active or passive recreation.
(b) The following areas shall not count toward open space:
(1) Private yards, patios;
(2) Streets, drives or parking areas;
(3) Land areas between buildings of less than 40 feet;
(4) Required perimeter setbacks; and
(5) Detention/retention facilities unless accessible by all residents of the development and useable recreation areas as determined by the Planning and Zoning Administrator.
(4) Vehicular and pedestrian circulation. Create a hierarchy of internal drives.
(a) Drives shall be a minimum of 24 feet wide. The city may request wider drives if on- street parking is permitted.
(b) A minimum of two means of access shall be provided for:
(1) Any residential subdivision with 50 or more single- or two-family residential lots;
(2) Any development having one or more commercial, multifamily or industrial structure of three stories or greater in height; or
(3) Any development having three or more commercial, multifamily or industrial structures of any height.
(c) The internal street system shall connect to surrounding neighborhood and local streets.
(d) All internal sidewalks shall be a minimum of five feet wide.
(e) All internal sidewalks shall connect to adjacent commercial areas, schools, parks, places of worship and other points of public interest.
(5) Facade.
(a) Variation. Architectural detailing, horizontal/vertical offsets, window details and other features shall be provided on all sides of the building to avoid featureless building massing, enhance character and style and reduce the visual scale.
(b) Continuous facades. Buildings with continuous facades that are 90 feet or greater in width, shall be designed with offsets (projecting or recessed) not less than two feet deep, and at intervals of not greater than 60 feet.
(c) Durability. Materials shall be durable. Visually heavier materials should be used as the building’s foundation.
(1) Exposed foundations shall be constructed of one or more of the following:
a. Brick;
b. Stone (limestone, granite, fieldstone and the like); or
c. Split-face, integrally-colored block or architectural precast concrete that simulates natural material.
(2) Facade walls shall be constructed of any combination of the following. A minimum of 50% shall be masonry:
a. Stone;
b. Wood clapboard siding;
c. Brick;
d. Stucco with smooth finish or external insulation and finish system (E.I.F.S.); not to exceed 20% of the overall non-window facade area; or
e. Cement fiber board (e.g., “Hardi-plank”).
(3) Facade plane projections such as the following are encouraged:
a. Veranda/balcony;
b. Sunroom;
c. Screened porch;
d. Breakfast nook; or
e. Turret.
(4) The facades of townhomes should be detailed to differentiate individual units.
(6) Entries. Entries shall be clearly defined and accented with features such as awnings, porticos, overhangs, recesses/projections, arcades, raised corniced parapets over the door, peaked roof forms and arches.
(7) Roof.
(a) Pitch. Minimum pitch for pitched roofs shall be five to 12.
(b) Materials. Quality roof materials such as tile, slate, three-dimensional asphalt or fiberglass shingles shall be used on all structures.
(c) Minimum eave/overhang width. All multifamily buildings shall have eaves or overhangs a minimum of 12 inches deep.
(d) Facade and roof articulation. Any structure with three or more units shall incorporate significant wall and roof articulation every 100 feet to reduce apparent scale. Elements such as balconies, porches, arcades, dormers, cross gables, secondary hipped or gabled roofs can be used to achieve this appearance.
(e) Flat roofs. Flat roofs shall contain a cornice or molding, and vary in height or shape every 50 feet.
(f) Roof top mechanical equipment. Roof top mechanical equipment shall either be camouflaged on all sides or visually integrated into the overall design of the building. In no case shall roof top mechanical equipment be visible from adjoining streets, residential zones or uses.
(8) Automobile storage.
(a) Garage access. All attached garages shall provide access internally from the garage to individual units.
(b) Minimum garage depth. Twenty-two feet.
(c) Minimum garage width. Twelve feet.
(d) Carport. Where established, carports shall:
(1) Meet all setback standards around the perimeter of the site applicable to a principal structure; and
(2) Be designed in keeping with the principal structure and the materials shall be compatible with those of the principal structure.
(9) Windows. Windows are required on all sides of the building that are:
(a) Adjacent to a street;
(b) Adjacent to a common area; or
(c) Not perpendicular to the street.
(10) Mechanical and utility equipment screening. In the zoning district, all mechanical equipment (ground-, roof- and building-mounted) shall be screened from view. Screening can be achieved by landscaping, fences or walls for ground-placed equipment, and the use of parapet walls or other roof designs for roof-mounted equipment. Screening enclosures shall be architecturally compatible with the principal structure.
(11) Fire safety. The Building or Fire Code Official of the city shall have the authority to require or increase a fire-protection rating in any structural assembly of an approved multifamily dwelling or mixed-use occupancy that includes a residential occupancy.
(12) Dumpster and storage area screening. Dumpsters and storage areas shall be enclosed with a solid enclosure that complements the architecture of the principal structure, is a minimum of six feet in height and contains a solid gate. Shrub plant material shall be provided where possible to further enhance the wall enclosure. Dumpster enclosures attached to the principal structure shall be designed as an architecturally integrated part of the principal structure.
(C) Nonresidential.
(1) Applicability. All nonresidential developments shall meet or exceed the requirements of this chapter, in addition to all other applicable development standards established by this ordinance. These nonresidential standards shall apply to the following:
(a) Improvement location permit applications for new structures submitted on or after the effective date of this ordinance;
(b) Expansions greater than 50% of pre-existing site, structure or building; and
(c) Expansions to other structures that result in a structure greater than 20,000 square feet in gross floor area.
(2) Site layout.
(a) Site planning which encourages compatibility between the site and the buildings and between all buildings on the site is encouraged. Where natural or existing topographic patterns contribute to a development, they shall be preserved and developed. Modification to topography shall be permitted where it contributes to the overall development.
(b) The orientation of buildings shall promote interaction with the street and provide a pedestrian friendly environment. All principal and outlot site buildings shall be arranged so that they complement existing development. The buildings shall frame a corner or enclose a “main street” type corridor. Islands surrounded by parking should be avoided.
(c) Newly installed infrastructure and service revisions necessitated by exterior alterations shall be underground. To the extent possible, all existing overhead utilities shall be relocated underground.
(d) All structures shall be evaluated in terms of scale, mass, color, proportion and compatibility with adjoining developments.
(e) Establishments where the principal use is the drive-through type of business are not permitted.
(3) Vehicular access. Major and minor arterials and major collector streets must have reasonable restrictions as to the numbers and location of access points. To provide safe and sufficient traffic movement to and from adjacent lands:
(a) Frontage roads, access roads and other internal drives may have to be constructed to create a hierarchy of roads for safe on-site circulation. These internal drives shall provide pedestrian access and landscaping;
(b) Shared access shall be coordinated with contiguous lots and designed to preserve the aesthetic benefits provided by the greenbelt areas. Access at the side or rear of buildings is encouraged;
(c) New access points onto the major and minor arterials within the corridor overlay zone shall be coordinated with existing access points whenever possible and approved by the County Highway Engineer;
(d) Cross-access easements shall be required between adjacent compatible developments:
(1) No curb cuts shall be within 150 feet of any intersection of public roads;
(2) Opposing curb cuts shall align squarely or be offset no less than 125 feet; and
(3) Stub streets shall be built in all cases where adjacent lots have reasonable potential for development.
(e) Entry Drive. The commercial entry drive should be appropriate to the size of the development, incorporate signage, lighting, landscaping and set the tone for the development; and
(f) No buildings or paved areas (other than access drives) may be located closer than 50 feet to any area used or zoned for residential purposes.
(4) Parking layout. Refer to § 7.5 for parking standards.
(5) Architectural design. All commercial uses shall have building walls with architectural features which increase visual interest, reduce undifferentiated masses and relate to the human scale. The design standards of Section 7.18 shall not be applicable to industrial uses, specifically, large scale distribution centers and manufacturing facilities.
(a) Facades. Facades shall have a defined base or foundation, a middle or modulated wall and a top formed by a pitched roof or articulated cornice, in each instance appropriate to the building style.
(b) Continuous facades. Buildings with continuous facades that are 90 feet or greater in width, shall be designed with offsets (projecting or recessed) not less than two feet deep, and over intervals of not greater than 60 feet.
(c) Storefronts. Ground floor retail shall be transparent for 75% of the total ground level facade.
(d) Exterior materials. Building facades may be constructed from wood, stone, masonry, E.I.F.S., cement fiber board, split-face, textured concrete, heavy gauge vinyl, metal or glass or other materials which provide the same desired quality. Similar building materials should be used throughout a development with multiple buildings. Products other than those listed below must be approved by the Planning and Zoning Administrator or his or her duly appointed designees.
(1) Buildings constructed of metal shall be permitted in the agriculture and general industrial districts. Facades that exceed 50% metal shall contain other design elements such as concrete or masonry bases, pitched roofs, enhanced entries or color variation.
(2) Concrete finish or precast concrete panels shall be textured using the following techniques: exposed aggregate, bush-hammered, sand blasted or other concrete finish as approved by the Administrator or his or her duly appointed designee. Concrete masonry units (CMU or block) shall be textured or splitface, and otherwise not smooth.
(3) Office uses may also use architectural metal panels, glass (up to 75% of the facade area) and ornamental metal.
(e) Roof design. The materials and finishes for roofs shall complement those materials used for the exterior walls. Roofs may be pitched, use stepped parapet walls, three dimensional cornices, dimensioned or integrally-textured materials, include architectural detailing such as moldings, trims or variations in brick coursing or be sloped with overhangs and brackets. Parapets shall not exceed more than one-third the height of the supporting wall.
(f) Four-sided architecture. The architectural style, materials, color and design on the front elevation shall be applied to all elevations of the structure adjacent to a public street, primary internal drive or residential zoning district.
(g) Color. Compatible materials and colors should be used throughout to unify development. The colors should reflect natural tones of the environment and be subtle, harmonious and non-reflective. Accents shall be compatible.
(h) Entry features. Entryway features are only required at the primary entrance to the structure and shall include elements such as covered entries, integral planters, awnings, raised corniced parapets over the door, peaked roof forms having an average slope greater than or equal to a minimum five to 12 pitch, arches or architectural details such as tile work and moldings that are integrated into the building structure and design.
(6) Maintenance. The exposed walls and roofs of buildings shall be maintained in a clean, orderly and attractive condition, and be free of cracks, dents, punctures, breakage and other forms of visible marring. Materials that become excessively faded, chalked or otherwise deteriorated shall be refinished, repainted or replaced.
(7) Screening. Refuse and waste removal areas, loading berths, service yards, storage yards and exterior work areas shall be screened from view with fencing, walls or landscaping.
(8) Materials. All accessory buildings shall be constructed with materials that are similar and compatible with materials used in the principal structure.
(9) Mechanical equipment screening.
(a) Roof-mounted equipment on exposed roofs shall be screened from view. The appearance of roof screens shall be coordinated with the building to maintain a unified appearance.
(b) All ground- and building-mounted mechanical and electrical equipment shall be screened from view. The screens and enclosures shall be treated as an integral element of the building’s appearance. Landscaping may be used for this purpose.
(c) Ground-mounted, commercial-grade.
(1) Design. The unit shall be screened by a masonry wall that complements the architecture of the principal structure. Walls attached to the principal structure shall be designed as an architecturally integrated part of the principal structure. The wall shall be sufficient to dampen any noise generated while the unit is in operation.
(2) Height. The wall shall be equal to the height of the unit plus two feet.
(3) Access. The enclosure shall be accessed via an opaque gate.
(4) Orientation. The gate shall not face a residential property or a right-of-way within 50 feet.
(5) Setback. All mechanical equipment shall be located a minimum of 50 feet from the property line, and shall not be located within an established or required front setback or in a required side setback.
(10) Signage standards. Signage shall be designed to be an integral part of the architectural and landscaping plans. The colors, materials and style of signage shall be architecturally compatible and accentuate the buildings and landscaping on the site. The colors, materials and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates. Signs shall be in conformance with § 7.7 of this ordinance unless otherwise specified below.
(11) Landscaping plan.
(a) Landscaping shall be in conformance with § 7.8 of this ordinance. Plans shall be prepared and submitted with the development plan.
(b) Landscaping materials selected should be appropriate to local growing and climatic conditions. Wherever appropriate, existing trees should be conserved and integrated into the landscaping plan; credit toward required in-kind landscaping may be given.
(12) Site amenities. Site amenities provide attractive spaces and the possibility of interaction. Site amenities such as patios, plazas, mini-parks, squares, water features and public art should be incorporated in the required open space for the development.
(13) Lighting. Refer to § 7.15.
(14) Operational compatibility. The Plan Commission may impose conditions on the approval of a project including but not limited to:
(a) The placement of trash receptacles;
(b) Location of delivery and loading zones;
(c) Hours of refuse removal; and
(d) Hours of sign illumination.
(Ord. 07-16, passed 12-10-2007; Ord. 2009-04, passed 4-13-2009; Ord. 2015-08, passed 5-26-2015; Ord. 2018-01, passed 2-12-2018)
Cross-reference:
Open space standards/common area for multifamily development, see Title XV, § 8.15
Overlay Districts for additional design standards, see Title XV, Chapter 6