The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all industrial developments. Standards are mandatory requirements for all industrial developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design.
A. Site Planning.
The following standards and parameters are intended to help ensure internal consistency with sound industrial site development practices.
1. Site Design.
a. Standard:
The following design elements shall be incorporated into the design of industrial projects whenever possible (See figure below):
1) Controlled site access (1);
2) Service areas located at the sides and rear of buildings (2);
3) Convenient public access and visitor parking (3);
4) Screening of storage, work areas, and mechanical equipment (4);
5) Storage and service area screen walls (5); and
6) Emphasis on the main building entry and landscaping (6).
b. Standard:
Buildings shall be arranged to avoid long, monotonous building facades and to create diversity by use of at least one of the following design features:
1) Set portions of the building at the front setback line with other portions set further back (minimum ten foot offset);
2) Cluster buildings around courtyards, plazas, and landscaped open spaces;
3) Set buildings on "turf islands" where the office portion of the building does not directly abut parking areas. Provide a generous ten- to twenty- (20-) foot landscaped strip between the parking area and the main entrance; or
4) Avoid placing parking between the street and the building for more than fifty (50) percent of the parcel frontage.
c. Standard:
Larger than minimum required building setbacks shall be provided for buildings thirty (30) feet high or higher. Buildings shall be set back an additional five feet (all sides) for each additional ten feet of building height over thirty (30) feet.
d. Standard:
Where an industrial use is adjacent to a nonindustrial use, appropriate buffering techniques shall be provided in compliance with Section 16.18.120 (Screening and Buffering).
2. Parking, Loading, and Circulation.
a. Standard:
Parking lots and cars shall not be the dominant visual elements of the site. Projects should incorporate at least one of the following design features:
1) Provide multiple smaller parking lots as opposed to large lots;
2) Provide dense landscaping and walls to screen parking lots; or
3) Locate parking on the side or at the rear of the site.
b. Standard:
Site access and internal circulation shall be designed in a straight forward manner with emphasis on safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate maneuvering and stacking areas, and consideration for emergency vehicle access.
c. Standard:
Meandering sidewalks shall be provided in all industrial zoning districts when required by the director.
d. Standard:
Parking lots adjacent to public streets shall be screened from view in compliance with 16.34 (Off-Street Parking and Loading).
e. Standard:
Loading facilities shall not be located at the front of buildings where it is difficult to screen them from view. Loading facilities are more appropriate at the rear of the site or on the side with adequate screening.
f. Standard:
When it is not possible to locate loading facilities at the rear or side of the building, they may be allowed on the front if properly screened from view with dense landscaping and walls. Loading facilities shall not directly align with driveways where screening cannot be provided effectively.
g. Standard:
Backing from the public street onto the site for loading shall not be allowed except at the ends of industrial cul-de-sacs where each circumstance will be reviewed on a case-by-case basis.
3. Screening.
a. Standard:
Outside storage and loading shall be confined to portions of the site least visible to public view and appropriately screened in compliance with 16.18.120 (Screening and Buffering).
b. Standard:
Screening methods shall consist of at least one of the following design features:
1) Solid masonry walls with landscape relief;
2) Open metal grillwork with masonry pillars and dense landscaping; or
3) Earth berms with dense landscaping.
c. Standard:
The method of screening shall be architecturally integrated with the adjacent building in terms of materials, colors, texture, and size.
4. Screen Walls/Fencing.
a. Standard:
If walls are not required for a specific screening or security purpose they shall not be provided. Walls provide hiding places for intruders and surfaces for graffiti. The intent is to keep walls as low as possible while performing their screening and security functions.
b. Standard:
When security fencing is required, it shall not include barbed wire or razor wire. Chain link fencing is not allowed along street frontages. Security fencing shall be:
1) Masonry pillars with open metal grillwork;
2) Short (two-three feet) masonry walls with grillwork on top; and
3) Open grillwork or chainlink fence along side and rear property boundaries or used internally on the site if not visible from the public street.
c. Standard:
Long expanses offences and walls shall be offset and architecturally designed to create interest and avoid monotony. Landscape pockets, a minimum of twelve (12) feet wide and four feet deep, shall be provided at forty (40)-foot minimum intervals along the wall. These dimensions may vary somewhat, as long as the overall effect is the same, subject to approval by the director.
5. Landscaping Standards.
a. Standard:
Landscaping shall be used to define entrances to buildings and parking lots, edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for outdoor storage, loading and equipment areas.
b. Standard:
Landscaping shall be in scale with on-site buildings and be of an appropriate size at maturity to accomplish its intended purpose.
c. Standard:
The use of vines on walls is required in industrial areas because walls often tend to be large and blank. Vines will provide texture, add color, break up flat walls, and reduce opportunities for graffiti.
d. Standard:
Landscaping around the base of the building is required, except for work and loading areas that are not visible from a public street or parking lot. Landscaping shall be accented at the main entrance to provide a prominent focal point.
B. Architectural Design Standards.
1. General.
a. Standard:
Industrial buildings tend to be large and box-like. At least four of the following design parameters shall be incorporated to decrease the negative visual impact of large industrial uses.
1) Use variety in building forms and heights to create visual character and interest.
2) Provide building indentations and architectural details:
3) Accentuate the building's main entrance.
4) Change building elevations and use berming at the edge of the building in conjunction with landscaping to help reduce the visual height and mass of buildings along street frontage;
5) Use alteration of colors and materials to produce diversity and visual interest;
6) Avoid large blank, flat wall surfaces;
7) Do not construct walls of exposed, untreated concrete block (except split face);
8) Do not provide exposed roof drains; or
9) Avoid minimal landscaping that is too small and out of scale with large industrial buildings.
c. Standard:
Avoid long (over one hundred (100) feet)) unbroken building facades. Facades with varied front setbacks are required.
d. Standard:
Entries to industrial buildings shall portray a quality office appearance while being architecturally related to the overall building composition.
2. Roofs.
a. Standard:
Roof-top equipment shall be screened from view by architectural features integrated with the design of the structure.
b. Standard:
A variety of roof pitches is encouraged, especially at the main entrance.
3. Materials.
a. Standard:
A variety of siding material, (e.g., metal, masonry, concrete texturing, cement, or plaster) shall be used to produce effects of texture and relief that provide architectural interest.
b. Standard:
Avoid materials with high maintenance (e.g., stained wood, clapboard, or shingles).
c. Standard:
Use wall materials (e.g., concrete, stone, cement block, or slumpstone) that will withstand accidental damage from machinery.
4. Metal Buildings.
a. Standard:
Stock, "off-the-shelf" metal buildings are prohibited as primary structures. Metal buildings shall be designed to have an exterior appearance of conventionally built structures by use of at least one of the following design features:
1) Exterior surfaces should include materials in addition to metal (e.g., stucco, plaster, glass, stone, brick, or decorative masonry).
2) Employ a variety of building forms, shapes, colors, and other architectural treatments to add visual interest and variety.
b. Standard:
All exterior surfaces that have the potential of being contacted by vehicles or machinery shall be protected by landscaped areas, raised concrete curbs, and traffic barriers.
5. Color.
a. Standard:
Use color to help reduce the apparent size of industrial structures. Incorporate at least two of the following design features:
1) Light, neutral colors should be used to help reduce a structure's perceived size.
2) Use contrasting trim and horizontal color bands to help break up the vertical monotony of tall flat walls.
3) Provide a blending of compatible colors in a single facade or composition to add interest and variety while reducing building scale.
b. Standard:
Overly bright colors (e.g., day-glo) and intricate patterns of color (e.g., checkerboard) shall be avoided.
(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 7, 2014; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)