District | Designation |
District | Designation |
Agricultural Reserve | A-R |
Single-Family Residential | R-1 |
Single-Family Residential | R-1A |
Single-Family Residential | R-1E |
Two-Family Residential | R-2 |
Multi-Family Residential | R-3 |
Manufactured Home | M-H |
Neighborhood Commercial | C-1 |
General Commercial | C-2 |
Highway Commercial | C-3 |
Downtown Mixed-use | C-4 |
Town Center Mixed-use | C-5 |
Planned Developments | PD-B and PD-R |
Light Industry | I-1 |
General Industry | I-2 |
(B) Agricultural Reserve - A-R Zoning District.
(1) The A-R district is intended to protect predominately agricultural land from intense and disorderly development. Territory located on the periphery of the corporate limits is generally agricultural/undeveloped or sparsely developed. As such areas are annexed to the city it is the intent of this district to preserve and maintain the present land uses until such time that proper infrastructure can be extended to adequately serve such property to accommodate orderly development.
(C) Single-Family Residential - R-1 Zoning District. The R-1 district is intended to provide low-density residential development, including those uses that reinforce residential neighborhoods, and to allow certain public facilities.
(1) Area and bulk regulations: Refer to § 154.032.
(2) Land uses in an R-1 zoning district: single family dwellings and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(3) Off street parking requirements: refer to § 154.081.
(D) Single-Family Residential - R-1A Zoning District. The R-1A low density zoning district is established to stabilize and conserve existing neighborhoods that predominately consist of single family dwellings. This district is also intended to promote the development of comparable new areas in order to accommodate all persons desiring this type of residential development. This district is also intended to be used as a buffer between single family dwellings and different uses/districts such as commercial/industrial uses or multi-family uses. It shall be at the discretion of the Planning Commission and the City Council as to where these R-1A districts will be permitted.
(1) Area and bulk regulations: refer to § 154.032.
(2) Land uses in an R-1A zoning district: single family dwellings and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(3) Off street parking requirements: refer to § 154.081.
(E) Single-Family Residential - R-1E Zoning District. The R-1E low density zoning district is intended to allow for development of single-family dwellings and related facilities on lots two acres and larger. This district will preserve the community character of the area with well-buffered, well-landscaped neighborhoods, while allowing for other residentially-related uses such as churches, parks and recreational areas, conservation areas, and schools which are compatible with the character of the district. The intention of this zoning district is to allow a more economically feasible development of larger lot subdivisions by reducing the need for stormwater management infrastructure as well as reducing the requirements for roads and sidewalks within the development due to the decrease in population density of these areas. The keeping of chickens is permitted; refer to § 90.06 of the Code of Ordinances.
(2) Land uses in an R-1E zoning district: single-family dwellings and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(F) Two-Family Residential - R-2 Zoning District. The R-2 medium density zoning district is established to stabilize and conserve existing neighborhoods that predominately consist of single family dwellings. This district is also intended to promote the development of comparable new areas in order to accommodate all persons desiring this type of residential development. This district is also intended to be used as a buffer between single family dwellings and different uses/districts such as commercial/industrial uses or multi-family uses.
(2) Land uses in an R-2 zoning district: attached single family dwellings (villas, duplexes and uniplexes) and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(G) Multi-Family Residential - R-3 Zoning District. The R-3 zoning district is established to provide high density residential developments consisting of attached single-family dwellings over two units (multi-family dwellings), apartments, condominiums, and town homes. However, multi-family development within the city shall not permit temporary housing or facilitate, arrange, offer or provide the services and amenities that are typically associated with a traditional hotel or other related business. It shall be at the discretion of the Planning Commission and the city council as to where these R-3 districts will be permitted.
(2) Land uses in an R-3 zoning district: multi family dwellings and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(3) Off street parking requirements: Refer to § 154.081.
(H) Manufactured Home - M-H Zoning District.
(2) Land uses in an M-H zoning district: single family dwellings and related accessory uses are permitted. For a general listing of permitted and special uses, refer to § 154.033.
(I) Neighborhood Commercial - C-1 Zoning District. The C-1 business district is primarily intended to accommodate low intensity retail, office, and personal service uses adjacent to residential areas within the City of Troy and the 1.5 mile planning radius outside the city limits. The district is established to provide convenient locations for businesses that generally serve the needs of surrounding residents and the immediate community without disrupting the character of the neighborhood in which the use is located. It is not intended to accommodate retail uses that primarily attract passing motorists. Compatibility with nearby residences is paramount and should be reflected in the design and site layout of buildings and structures within the district. The uses in the C-1 district should constitute an integral part of the neighborhood in which they are located and should be a low impact usage.
(1) All new uses or changes in use in the C-1 zoning district shall require a site plan review.
(3) Illumination: illumination of buildings and structures shall be controlled so as to preclude the spillage of light onto adjoining residential uses, lots, and streets.
(4) Land uses in a C-1 zoning district.
(a) Permitted uses: provided all the use restrictions of this district are observed, the following uses are permitted:
1. Animal groomers;
2. Art galleries, libraries, and museums;
3. Banks, financial institutions (excluding stand-alone ATMs), post offices, government office uses, and other similar uses;
4. Fitness centers, gyms, and health clubs;
5. Offices - public, professional or service (no overnight company vehicle parking);
6. Personal care - barber shops, beauty or nail salons, and spas;
7. Restaurants - sit-down restaurants with or without liquor licenses.
(b) Special uses: provided all the use restrictions of this district are observed, the following uses may be allowed by special use permit:
1. Accessory structures - as part of an approved site plan and in compliance with § 154.031;
2. Arcades, pool halls, and similar amusements;
3. Bars and taverns;
4. Daycare centers, nursery and preschools, and similar uses;
5. Dry cleaners and laundromats;
6. Medical and dental offices, clinics, urgent care offices (no 24-hour facilities);
7. Residential dwelling units located above street level;
8. Restaurants - carry-out;
9. Retail establishments;
10. Schools - business or commercial;
11. Studios - art, dance, music and similar instructional uses.
(c) Conditions of use: all uses and structures in this district shall be subject to the following requirements:
1. Dwelling units are not permitted on the ground floor.
2. Drive-through lanes: permitted as an accessory use for banks or financial institutions; permitted in instances where ordering is done remotely and there is no on-site order point.
3. All drive-through establishments shall provide adequate screeening, buffering and/or sound abatement to minimize excessive noise and spillover light. Noise levels shall be 1.5 decibels or less at all property lines.
4. Retail establishments are prohibited from selling age-restricted products in C-1.
5. Video gaming cafes or parlors as defined in § 154.005 are prohibited in C-1. Video gaming machines as an accessory use shall not be visible from the street or located in the front of the premises.
6. Manufacturing prohibited: no manufacturing or processing of material shall occur in the C-1 zoning district for off-premises consumption or use. Only incidental processing may occur on a zoning lot in the C-1 zoning district.
7. Outside building or storage: not permitted in C-1.
8. Restricted business hours: businesses in this district may be open to the public or receive deliveries from 6:00 a.m. to 10:00 p.m. Sunday through Thursday and from 6:00 a.m. to 11:00 p.m. Friday and Saturday.
(a) Cross-access between adjacent lots: where parking lots for separate uses are adjacent to one another and the opportunity for connected cross-access exists, such access is encouraged and may be required when feasible. Cross-access should be done in a logical manner that results in a safe and efficient circulation between adjacent parking areas and is subject to plan approval.
(b) Mixed-use developments: parking for residential dwelling units is encouraged to be in the rear of the development and may be required when feasible.
(6) Signage: signs must be attached to the building. Maximum size of signage is 1/100th (1%) of the plan building area, but in no case shall this area be greater than 15 square feet. Sign lighting must be off during hours when business is closed. Illumination of graphics is permitted, subject to the following requirements:
(a) Neon lighting is prohibited.
(b) No graphic shall have blinking, flashing, or fluttering lights which have a changing light intensity, brightness, or color. Beacon lights are prohibited.
(c) The illumination area shall be included in graphic areas allowances.
(d) The light from any illuminated graphic shall be shaded, shielded or directed so as to avoid a nuisance to persons on adjacent property or create a traffic hazard.
(e) No exposed reflective-type bulb and no strobe light or incandescent lamp which exceeds 15 watts or equivalent shall be used in the exterior surface of any graphic in such a manner as to expose the face of the bulb, light, or lamp to any public street or adjacent property.
(f) Movement prohibited: no graphic which revolves, rotates, or mechanically moves in any manner shall be permitted.
(g) Electronic message center signs (EMCS) are prohibited.
(7) Trash disposal facilities: all outside trash or disposal facilities within the C-1 zoning district shall be located in the rear of the zoning lot and the building on the lot. Each building shall have its own centrally located disposal area, regardless of the number of tenants in the building. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(8) Utilities: all utilities from the property line onto the property will be installed underground. All utilities at the property line with building frontage on any side will be installed underground regardless of their current conditions. Local public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening the facilities shall be submitted to the Planning Commission for review. No building permit shall be issued until the Planning Commission has approved the plans.
(J) General Commercial - C-2 Zoning District. The C-2 business district is primarily intended to accommodate a wide range of retail, service, and office use, but with a lesser intensity than the C-3 Highway Commercial District. Within this district, it is the purpose of these regulations to facilitate the establishment of conditions suitable for the operation of small businesses catering to the public. The district is established to provide the local community and to a lesser extent passing motorists with uses similar to those found in the C-3 Highway Commercial but with an emphasis on smaller scale operations. Typically, this district would be located along thoroughfares and at the intersections of collector streets and arterial streets within the City of Troy and the 1.5 mile planning radius outside the city limits. Compatibility with nearby residences and businesses is paramount and should be reflected in the design and site layout of buildings and structures within the district. The uses in the C-2 district should constitute an integral part of the surrounding area in which they are located and should be a medium impact usage.
(2) Drive thru lanes: are permitted in C-2 with a maximum of five lanes.
(3) Illumination: Illumination of buildings and structures shall be controlled so as to preclude the spillage of light onto adjoining residential, commercial uses or lots.
(4) Land uses in a C-2 zoning district: for a general listing of permitted and special uses, refer to § 154.033.
(5) Manufacturing: manufacturing or processing of goods, foods, or service materials that occur in the C-2 zoning district for consumption or use by the local general public is permitted. Manufacturing of large scale goods to be used in a regional or national area is prohibited in the C-2 zoning district.
(6) Outside building or storage: no outside storage permitted without privacy screening installed per § 154.061(B).
(8) Signage: variable message boards must be dimmed from dusk to dawn. Refer to Chapter 155 Sign Regulations.
(9) Trash disposal facilities: all outside trash or disposal facilities within the C-2 zoning district shall be located in the rear of the zoning lot and the building on the lot. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(10) Utilities: All utilities within the developed property will be installed underground. Public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area.
(K) Highway Commercial - C-3 Zoning District. The C-3 business district is primarily intended to accommodate a wide range of retail, service, office, and other business uses located along major thoroughfares and state highways within the City of Troy and the 1.5 mile planning radius outside the city limits. The district is established to provide locations for uses and establishments that cater extensively to passing motorists and require a fairly high degree of visibility with good access. The district would also accommodate multiple retail/service developments such as low rise shopping centers, office parks, big box stores, and similar higher intensity uses. Compatibility with nearby businesses is paramount and should be reflected in the design and site layout of buildings and structures within the district. The uses in the C-3 district should constitute an integral part of the surrounding area in which they are located and should be a high impact usage.
(2) Drive thru lanes: are permitted in C-3 with a maximum of five lanes.
(3) Illumination: illumination of buildings and structures shall be controlled so as to preclude the spillage of light onto adjoining residential, commercial uses or lots.
(4) Land uses in a C-3 zoning district: for a general listing of permitted and special uses, refer to § 154.033.
(5) Manufacturing: manufacturing or processing of goods, food, or service material that occur in the C-3 zoning district for consumption or use by the local general public is permitted. Manufacturing of large scale goods to be used in a regional or national area is prohibited in the C-3 zoning district.
(6) Outside building or storage: no outside storage without privacy screening installed per § 154.061(B).
(8) Signage: variable message boards must be dimmed from dusk to dawn. Refer to Chapter 155 Sign Regulations.
(9) Trash disposal facilities: all outside trash or disposal facilities within the C-3 zoning district shall be located in the rear of the zoning lot and the building on the lot. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(10) Utilities: all utilities from the property line onto the property will be installed underground. All utilities at the property line with building frontage on any side will be installed underground regardless of their current conditions. Local public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening the facilities shall be submitted to the Planning Commission for review. No building permit shall be issued until the Planning Commission has approved the plans.
(L) Downtown Mixed-use - C-4 Zoning District. The C-4 commercial district represents a transition area where residential and commercial uses are integrated. The C-4 district aims to maintain and enhance the character of existing neighborhoods, support existing business sites, and facilitate redevelopment at a scale and intensity consistent with surrounding areas and the Comprehensive Plan. Businesses' compatibility with the existing downtown area is paramount and should be reflected in the design and site layout of buildings and structures within the district. The uses in the C-4 district should constitute an integral part of the surrounding area, promote the image of a traditional downtown shopping and dining area, and encourage a gathering place where walking and biking are key components. Mixed-use buildings containing retail, service, and residential uses on the first floor, and offices, services, or residences on the upper floors, shall be linked to and complemented by commercial and residential development within the district and nearby neighborhoods.
(1) (a) All new buildings or building renovation projects in the C-4 district will be evaluated on the plans submitted to the Building and Zoning Department. The requirements for setbacks, parking, exterior finishes, and other city code compliance shall be at the discretion of the Code Enforcement Official and shall be based on the character of the existing adjacent properties.
(b) At the request of the Code Enforcement Official, any plans shall be brought to the Planning Commission for review and approval including projects with multiple buildings or tenants, unique circumstances such as poor visibility or irregularly shaped sites, or when a uniquely creative approach to development or design is proposed.
(2) Illumination: illumination of buildings and structures shall be controlled to preclude the spillage of light onto adjoining residential or commercial uses or lots. Refer to § 154.081 for additional lighting requirements for off-street parking, loading areas, and sidewalks.
(3) Land uses in a C-4 zoning district: for a general listing of permitted and special uses, refer to § 154.033.
(4) Manufacturing prohibited: no manufacturing or processing of material shall occur in the C-4 zoning district for off-premises consumption or use. Only incidental processing may occur on a zoning lot in the C-4 zoning district.
(5) Outside building or storage: not permitted on commercial or mixed-use lots.
(6) Signage: variable message boards must be dimmed from dusk to dawn. Refer to Chapter 155 Sign Regulations for additional requirements.
(7) Trash disposal facilities: all outside trash or disposal facilities within the C-4 zoning district shall be located at the rear of the zoning lot and the building on the lot. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted. If the existing central business changes ownership or the nature of the business changes, trash disposal areas are required to be screened. Strictly single-family residential uses do not require any such facilities.
(8) Utilities: all utilities from the property line onto the property will be installed underground. All new utilities at the property line with building frontage on any side will be installed underground regardless of their current conditions. Local public utility facilities shall be adequately screened with landscaping, fencing, or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner to blend with and complement the character of the surrounding area. All plans for screening the facilities shall be submitted to city staff for review. No building permit shall be issued until city staff has approved the plans.
(M) Town Center Mixed-use - C-5 zoning district.
(1) The C-5 district is established to permit and encourage the development of a mixed-use neighborhood which will promote a strong sense of place and reflect market demand. The district's primary objective is to create a unique blending of human habitation and economic activity. The district represents the city's commitment to residents' quality of life, sustainability, and smart growth by adhering to the following principles:
(a) Citizen and community connection. Balance the needs of residents, developers, civic leaders, and landowners by ensuring all participate in ongoing planning and development of the district.
(b) Economic development. Generate a sustainable and resilient economy for the C-5 district (in support of the entire city) through regulations that achieve desired outcomes creatively and flexibly.
(c) Destination development. Allow greater design flexibility in development to create a unique destination for the city. To further encourage the sense of place design standards are established for character-forming elements required for each new development. These elements encourage a cohesive mix of interdependent uses, including leisure shopping and offices on the main floor with similar uses and/or medium to high-density residential on the upper floor(s).
(d) Development form. Promote compact, highly pedestrian in character, and mixed-use neighborhoods with many activities of daily life available within walking distance. The intensity of development should support transit connections to existing and planned trails with visitors and residents getting to and around the district easily on foot or bike. If driving to the district, the goal is to park a vehicle once for multiple stops in the district.
(e) Access management and connectivity. Provide amenities which are conducive to attracting pedestrian activity rather than automotive access. Parking facilities will be provided in the rear yard with no direct access to or visibility from the front yard.
(f) Urban design. Reinforce community design that results in interesting, human-scaled places. The success of the district depends on compact development to support the scale and type of desired uses, as well as the walkable urban form.
(g) Architectural character. Design new developments that respond to the local traditions of residential and commercial architecture, resulting in unique places that maintain Troy's character. Design elements create a level of design quality and consistent character that is in keeping with the city's Comprehensive Plan and community development practices and policies.
(h) Environmental design. Build mixed-use developments that are compact, accessible to other areas, and support walkability. Incorporate stormwater management systems that apply natural best management practices (BMPs) to increase permeability and reduce the need for impermeable stormwater management infrastructure.
(2) All plans submitted to the Building and Zoning Department for new buildings, renovations, or changes in use in the C-5 district will be reviewed and approved by the Planning Commission. The review will include compliance with the requirements for setbacks, parking, exterior finishes, and other applicable sections of the city code.
(4) Illumination. The illumination of buildings and structures shall be controlled to prevent the direction of light onto adjoining residential and commercial uses or lots.
(5) Land uses in a C-5 zoning district.
(a) Permitted uses. Provided all the use restrictions of this district are observed, the following uses are permitted:
1. Amusement, entertainment, sporting, and similar indoor establishments.
2. Bakeries, cafes, coffee houses, and restaurants without drive-throughs.
3. Banks, financial institutions, post offices, government office uses, and other similar uses.
4. Bars, lounges, taverns, and wineries without vineyards.
5. Daycare centers and preschools.
6. Fitness centers, gyms, and health clubs.
7. Mass transit facilities.
8. Medical and dental offices, clinics, urgent care offices.
9. Offices - public, professional, service, and similar office uses.
10. Parks and similar outdoor recreation areas.
11. Personal care - barber shops, beauty or nail salons, spas.
12. Pet services (indoor) - boarding, daycare, grooming, training, and veterinary care.
13. Places of assembly - auditoriums, art galleries, churches and places of worship, meeting rooms, and other similar uses.
14. Residential dwelling uses located above street level.
15. Retail establishments.
16. Studios - art, dance, music, and similar instructional uses.
(b) Special uses. Provided all the use restrictions of this district are observed, the following uses may be allowed by special use permit:
1. Accessory uses.
2. Assisted and independent living facilities, convalescent homes, rehabilitation centers, and skilled care facilities.
3. ATMs - stand alone.
4. Automobile - car washes, minor repair service facilities.
5. Hotels and motels.
6. Planned developments.
7. Restaurants with drive-throughs, service windows, or outdoor dining.
8. Schools - colleges, universities, technical, and trade schools.
9. Schools - elementary and high school.
(c) Conditions of use.: All uses and structures in this district shall be subject to the following requirements:
1. Dwelling units are not permitted on the ground floor.
2. Drive-through lanes are accepted in C-5 with a maximum of two lanes.
3. All drive-through establishments shall provide adequate screening, buffering, and sound abatement to minimize excessive noise and spill-over light. Noise levels shall be 1.5 decibels or less at all property lines or residential uses.
4. Manufacturing prohibited: no manufacturing or processing of material shall occur in C-5 for off-premises consumption or use. Only incidental processing may occur on a lot in the C-5 district.
5. Outside building or storage: not permitted in C-5.
6. Video gaming cafes or parlors as defined in § 154.005 are prohibited in C-5. Video gaming machines as an accessory use shall not be located in the front of the premises or be visible from the exterior.
7. Outdoor dining is prohibited on the front facade or street frontage side. Outdoor dining is allowed in the area by the restaurant entrance or in an adjacent side yard, if available.
(a) Cross-access easements and shared parking agreements shall be provided as part of all off-street parking facilities.
(b) Blocks are to be designed around internal circulation to the rear of the buildings.
(c) Parking between the principal building and the public right-of-way is prohibited.
(d) Off-street parking shall not be accessed from a primary road.
(e) Parking is prohibited in the front facade.
(f) Parking may be allowed in a side yard for properties fronting on a secondary street but may not represent more than 33% of block frontage.
(g) All off-street parking shall be designed with a marked and safe path from the parking area to a building entrance or a sidewalk/path leading to a building entrance.
(h) In a mixed-use development, the required number of "resident only" parking spaces shall be provided and appropriately designated.
(i) Any off-street parking along, abutting, or visible from a secondary street shall have a three-foot hedge or similar shrubbery border providing a 100% screen along the secondary street.
(7) Signage. In addition to and superseding the sign requirements in Chapter 155, Sign Regulations and in § 154.064, Planned Developments, the following sign regulations shall apply in C-5:
(a) Sign lighting must be off when the business is closed.
(b) The light from any illuminated graphic shall be shaded, shielded, or directed to avoid a nuisance to persons on the same or adjacent property or create a traffic hazard.
(c) Flush-mounted graphics are allowed along the street frontage at 50% of the size of the storefront and are not included as part of the tenant's overall allowable signage.
(d) Only monument and shopping/office center graphics are permitted and shall match the architectural theme of the development. Other freestanding graphics as noted in § 155.04(D) are prohibited.
(e) Sandwich board signs (or "A-frame" type signs) may be placed on the sidewalk but shall not intrude into a four-foot pedestrian access route. Sandwich board signs must be removed from the sidewalk at dusk until dawn.
(f) Electronic message center signs (EMCS) are prohibited.
(g) Video gaming signage or advertisements are prohibited.
(h) Sign walkers are prohibited.
(8) Trash disposal facilities. All outside trash or disposal facilities within the C-5 district shall be located in the rear of the zoning lot and the building on the lot. Each building shall have its own centrally located disposal area, regardless of the number of tenants. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(9) Utilities. All utilities from the property line onto the property will be installed underground. All utilities at the property line with building frontage on any side will be installed underground regardless of their current conditions. Local public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner to blend with and complement the character of the surrounding area. All facility screening plans shall be submitted to the Planning Commission for review. No building permit shall be issued until the Planning Commission has approved the plans.
(10) Development standards. Development in the C-5 district shall conform to Chapter 153, Subdivision Code unless otherwise amended by development standards specific to the district and as listed below.
(a) Access management. To allow for more efficient traffic circulation, access to property within the district shall be evaluated by the function and characteristic of the street to which access is allowed not relative to individual properties.
1. Regardless of the number of access connections, all adjacent properties within the district shall develop alternative access and interconnect to adjacent parcels so pedestrians and vehicles can circulate between them without using the abutting public roadway.
2. Primary streets shall be those carrying more traffic, serving as the main access to and through streets in the district, and typically have an arterial or collector functional classification. Wide parkways with trees and landscaping along the sides are encouraged. All other streets shall be secondary streets, classified as collector or local, and should be boulevard-style with trees and landscaping. Primary streets in this district shall include U.S. Highway 40, Formosa Road, Spring Valley Road, Collinsville Road, and the future extension of SrA Bradley Smith Boulevard. The Code Official may designate other streets as primary streets based on the criteria listed in this section and how the street will function. The City Engineer shall determine the right-of-way and cross-section of all streets.
3. Primary streets.
A. No direct land access or driveways are provided to this category of roadway.
B. Intersection spacing of primary city streets shall be a minimum of one-quarter mile measured from center to center.
C. No secondary street connections shall be allowed to any street with a principal arterial functional classification. The only street with a principal arterial functional classification in this district is U.S. Highway 40.
D. Secondary streets are permitted along streets with minor arterial and collector functional classification following the spacing requirements outlined in Chapter 153, Subdivision Code.
E. Directional traffic on minor arteriaIs shall be separated by a non-traversable median where pedestrians are present.
F. On-street parking is prohibited in this category of roadway.
G. Crosswalks shall be provided at intersections.
H. Mid-block crosswalks are prohibited.
I. Sidewalks and trails shall be provided as described in Chapter 153, Subdivision Code.
J. A "parkway" is an open highway landscaped with trees and grass as required by the city.
4. Secondary streets.
A. Intersection spacing of secondary city streets shall be a minimum of one-eighth mile measured from center to center.
B. Driveway spacing along secondary streets shall be a minimum of 100 feet measured from center to center to any intersection or driveway approach.
C. On-street parking is permitted in this category of roadway.
D. Crosswalks shall be provided at intersections.
E. Mid-block crosswalks are permissible at uncontrolled locations where crossings are designed with pedestrian crash countermeasures based on criteria established in published literature, best practices, and national guidance.
F. Sidewalks and trails shall be provided as described in division (M)(10)(a)5.E below.
G. A "boulevard" is a wide street, typically lined with trees and landscaping or within a planted median as required by the city.
5. Sidewalks and trails.
A. Pedestrian access connections shall be made to any existing bike trails and wide sidewalks adjacent to the property.
B. Bike trails and wide sidewalks shall be extended and incorporated into the site design in locations provided by the city's "Pedestrian Routes Plan."
C. A sidewalk with a minimum width of five feet shall be provided along the front of properties throughout the district except where a pedestrian facility is already provided by either an existing or proposed bike trail or wide sidewalk.
D. All streets shall have the appropriate pedestrian facility according to the City Standard "Typical Streets Details."
E. All sidewalks shall be planned to encourage pedestrian circulation through the district.
F. Bike trails and wide sidewalks should be considered even where not required by the "Pedestrian Routes Plan" or "Typical Streets Details" if they further the circulation of bike trails in the city.
G. A development bonus may be granted if pedestrian facilities are upgraded and provide a meaningful circulation path within the development.
6. Drive-throughs. Drive-through establishments are permitted.
7. Corner lots.
A. Principal structures on all corner lots shall be built to the proper setback for streets on both street frontages.
B. Vision triangle shall be observed for all corner lots.
8. Building orientation.
A. The storefront of any principal structure shall be oriented to the parking lot and lead directly to the public sidewalk.
B. A second entry to principal structures is permitted and encouraged to provide access from parking areas.
C. In cases where a principal structure abuts more than one street, and one of those streets is a primary street, the primary entrance of any principal structure shall be oriented to the primary street.
D. Passageways between buildings are allowed to reach the fronts of the buildings and must be at least ten feet wide but not more than 20 feet unless designated for outdoor dining or gathering spaces, in which case permanent architectural features such as trellises, public art, or seating areas are required to be incorporated into the area.
(b) Architectural features. In all cases, architectural features shall contribute to an attractive, integrated environment consistent with the intent of the C-5 district and the adjacent neighborhood or projects. Proposed site plans not in compliance with this, or any other C-5 district development standard, shall be subject to review before the Planning Commission.
1. Building façade. In addition to meeting building height, setbacks, and exterior materials requirements, building design shall incorporate patterns and materials that are visually interesting, particularly at street level. This must be accomplished by using a combination of expression lines and areas, and features of the façade that include changes in material, color and/or relief. Once a development theme is established, the façade of each building shall complement the overall theme.
2. Exterior features. The use of visually interesting features such as awnings, signage, windows, and doors is required, particularly along primary pedestrian routes. Such features are subject to review and approval by the Department. At a minimum, all proposed applications shall adhere to the following objectives:
A. Except as otherwise specified at a storefront, all walls exposed to the public view from the street or parking areas, shall be constructed of a mixture of architectural elements.
(i) Materials permitted include masonry elements, imitation wood siding, architectural precast panels, architectural metal panels, fiber cement siding, exterior insulation finish systems (EIFS), or other materials approved by the Planning Commission.
B. Walls on primary pedestrian routes and storefronts shall emphasize clear glazing at the ground floor level.
C. Dark tinted glass is prohibited at the street level.
D. All external stairwells throughout the C-5 district shall be covered in a finish that matches or complements the exterior finish of the building.
3. Building height and build-to-line standards. Maximum building height and build-to-line requirements are intended to ensure that structures have consistent height, bulk, and mass relationship to one another. All development shall conform to the height requirements in § 154.032, Area and Bulk Regulations.
A. Buildings along primary pedestrian corridors must abut the build-to-line on the side of the building facing the street. Minor variations may be approved by the Planning Commission to allow the articulation of decorative features such as columns and pillars.
B. Eighty percent of the ground level uses in the district shall be commercial, retail, entertainment, or similar uses. The 80% use calculation shall be based on the linear street frontage of each building. The remaining 20% shall be used as open space such as a plaza, courtyard, patio, and the like.
C. Doorways, porticos, or other approved entryways shall occur a minimum of every 50 feet of building facade that fronts a parking lot or plaza area.
D. Outdoor dining areas and sidewalk cafes are strongly encouraged.
E. Development within this district will typically be multi-storied having ground floor offices or retail, with similar or residential uses utilizing the upper floors.
F. Multi-story buildings shall be designed so that there is distinct architectural differentiation between the ground floor and the floors above. This can be achieved by differences in floor-to-ceiling heights, the use of an expression line, a change in material or textures, or by an awning or canopy between the first and upper stories.
4. Roofs and rooftops. Roofs and rooftops should be designed with consideration given to appearance. The following objectives apply to all roofs and rooftops:
A. Highly reflective materials or contrasting colors are prohibited.
B. All roof-mounted equipment or other obtrusive features shall be screened from view on all sides and from the top or painted to match the roof or parapet.
C. An articulated roof line or cornice is to be designed as a major feature at or near the top of all building walls.
D. Buildings shall have flat roofs, as viewed from the street. Flat roofs shall be enclosed by parapets that screen rooftop equipment.
E. Rooftop occupation is allowed as approved by the Planning Commission.
5. Exterior materials. The exterior materials standards are intended to encourage creative expression. Exterior materials of all buildings shall contribute to a cohesive physical environment and convey a sense of timelessness. At a minimum, all proposed applications shall hold paramount the following objectives.
A. Use masonry as a primary building material when it reflects the architectural character of the surrounding area.
B. Locate architectural elements (such as windows, doors, and roof lines) to express a rhythm of design and create visual continuity with materials, proportions, and typologies that respect the design of existing structures.
C. Indicate building heights, stories, and transitions between buildings through distinct fenestration, vertical segments, and architectural elements.
D. Create visual interest and variety through building details such as moldings, awnings, rooflines, cornices, windowsills, or lintels.
E. Enhance building character at the pedestrian level through pattern, landscape, scale, texture, color, and design detail of materials.
F. Make building entryways easily identifiable.
G. Use accent lighting as a design element and to increase overall safety, but avoid light pollution.
H. Incorporate public art, where appropriate, in a manner consistent with city sign regulations and other relevant ordinances.
I. Keep signage and awnings in character, size, and profile along a street wall and complement the building's architecture.
J. Design all visible facades to reflect the materials and design of the primary façade.
K. Avoid large expanses of undifferentiated blank surfaces.
L. Use sustainable, low maintenance, and long-lasting materials that are locally available, renewable, and have a design life greater than or equal to 30 years.
M. Encourage the use of a variety of materials, including brick, stone, and imitation stone on all exterior surfaces. Other materials may be used upon review by the Planning Commission.
N. The following exterior materials are not recommended:
(i) Mirrored glass.
(ii) Wood and asphalt shingles.
(iii) Corrugated fiberglass.
(iv) Exposed, unfinished tilt-up concrete.
(v) Plastic laminate.
(vi) Neon.
(vii) Unfinished concrete masonry units (CMUs).
O. The following images portray desirable outcomes:
6. Landscaping. Plant material enhances a property by creating visual interest, highlighting architecture and site features, offering shade, screening unattractive functions from public view, and providing buffers between properties. The following standards apply to all landscaping:
A. Use landscape features to create visual interest, break up the appearance of blank walls, and enliven unexciting building views.
B. Apply vegetation to soften views of and within parking lots and other vehicle areas.
C. Complement landscaped areas with streetscape amenities (awnings, bike racks, furniture, art, lighting, signs).
D. Employ an environmentally sustainable landscape palette in support of stormwater management practices, as well as more efficient ongoing maintenance.
E. Complement and be additive to landscape purpose, applicability, and requirements defined in the city Code of Ordinances.
F. Use native vegetation for perimeter landscaping, foundation landscaping, and parking islands to reduce maintenance costs and contribute to environmental sustainability.
G. Incorporate decorative materials such as vegetation, fencing, masonry, or decorative structures to screen vehicles, parking lots, utilities, and other equipment from public view.
H. Install foundation landscaping around the front of buildings that are set back from the front property line and alongside the sides and rear of buildings when visible from the public right-of-way.
I. Use vegetation to highlight entrances to parking areas and buildings without reducing visibility for pedestrians or drivers.
J. The following images portray desirable outcomes:
(c) Green space.
1. All neighborhoods should have abundant public/open space incorporated into all designs. Development designs permitted in C-5 will require a greater need for public/open space. The dedication of areas for use as public/open space must be incorporated as focal points in the overall development scheme of each project, which is part of the larger neighborhood fabric. Additionally, these areas shall be capable of providing a varied use of active recreational opportunities and shall not negatively affect natural environmental features.
2. Existing vegetation shall be preserved whenever possible. Credits for preserving existing vegetation shall be given to developers to offset impervious area coverage requirements as described in division (M)(10)(d) below.
3. The creation of a civic green is encouraged throughout the C-5 district. A CIVIC GREEN is an open space consisting of a lawn and informally framed by trees and shrubs, typically furnished with paths, benches, and open shelters. These spaces are intended for a moderate amount of foot traffic. The civic green may be framed by abutting streets or structures. Credits for including a civic green shall be given to developers to offset impervious area coverage requirements and minimum parking requirements as described in division (M)(10)(d) below.
(d) Development bonuses. To advance the goals of the Comprehensive Plan and zoning regulations of the city, the Planning Commission may recommend, and the City Council may approve development bonuses that include a reduction in green space or parking requirements when certain practices that provide public benefit are incorporated into the development.
If development bonuses are requested under this section, the applicant shall document all site amenities or improvements for the city's review and consideration.
A. Pedestrian facility upgrades. Upgrades to pedestrian facilities will be considered for a parking space reduction of up to 25%. Only pedestrian facilities that exceed the requirements outlined in the development standards section will be considered for a development bonus. Pedestrian facility upgrades could include, but are not limited to:
(i) Providing sidewalk width above the minimum required width.
(ii) Providing bike trails that increase the circulation of bike traffic.
(iii) Providing sidewalks and paths beyond the road frontage that increase the circulation of pedestrian traffic.
(iv) Providing increased access to public transportation including:
a. Adding a bus stop along an existing bus route.
b. Adding a bus route to increase access to more areas.
c. Providing amenities to create an accessible bus stop in varied weather conditions.
(v) Providing pedestrian amenities including:
a. Pedestrian-scaled lighting that lights the pedestrian path while considering the mature height of street trees and the tree canopy.
b. Seating in the form of benches, seat walls, railings, and movable chairs.
c. Signage and information kiosks directing people to major activity centers and amenities.
d. Trash receptacles.
e. Bike and scooter parking.
f. Public art on buildings and in the streetscape.
g. Shade with street trees, awnings, and canopies.
(vi) Providing pedestrian-specific amenities to a civic green including:
a. Any of the items listed in division (M)(10)(d)1.A.(v) above.
b. Open shelters that encourage gatherings.
(vii) The following images portray desirable outcomes:
2. The maximum increase in impervious areas shall be limited to 15% of the maximum impervious area. The following list of incentives may be utilized to reach a development bonus not to exceed 15% or a total impervious area of 85%.
A. Green space. The minimum green space requirement in C-5 shall be 30%. Green space as described below will be considered for a density bonus of up to 15%. Green space considerations include, but are not limited to:
(i) Additional green space calculations could include the bonus acreages offered for any special incentives outlined below.
a. To promote the protection of woodlands, 125% of the land area may be counted toward meeting green space requirements if the woodlands are set aside and permanently protected as undeveloped space.
b. To promote low-impact design and stormwater-related best management practices (BMPs), 125% of the land area used for rain gardens, bio-retention facilities, groundwater infiltration systems, and other approved structural stormwater BMPs may be counted toward meeting green space requirements when the areas are set aside as undeveloped space.
c. To promote recreation, 125% of the land area used for retention ponds may be counted toward meeting green space requirements when the areas are set aside as undeveloped space, and the retention pond serves as stormwater management with the addition of recreational amenities. Recreational amenities include walking paths, providing adequate depth to support aquatic life, stocking the pond with fish, adding docks or bridges, and similar items to promote recreation.
d. To promote the provision and protection of natural preserves, 125% of the land area of natural preserves and created wetlands may be counted toward meeting green space requirements if the natural preserves are set aside and permanently protected as undeveloped space.
e. One hundred twenty-five percent of the landscape area may be counted toward the green space requirement if the development provides landscaping in addition to the minimum landscape requirements. Landscape areas in excess of 10% of the requirement shall be provided for bonus consideration.
f. Two hundred percent of the land area included as a civic green may be counted toward the green space requirement.
g. One hundred fifty percent of the reserved land area placed into a conservation easement with a legally incorporated land conservation agency or donated for a city park may be counted toward green space requirements.
h. Two hundred percent of the land area dedicated to establishing a woodland canopy and a tree preservation easement set aside and permanently protected as undeveloped space may be counted toward green space requirements. A plan shall be established by an arborist for the development of the tree canopy and shall specify the planting of two hardwood trees for each tree anticipated in the woodland. The plan shall assess 200 square feet for each tree-designated woodland. For example, where 20,000 square feet are being preserved, the following formula would be used: 20,000 square feet divided by 200 square feet equals 100 trees. As the required tree planting ratio is 2:1, 200 trees would be planted.
i. The green space features in this section may not be double counted.
(ii) The following images portray desirable outcomes:
(iii) Public infrastructure improvements. Improvements to critical public infrastructure will be considered for a development bonus of up to half of the maximum allowable bonuses for reductions in green space and parking requirements. Improvements that support the extension and connection of critical infrastructure above those improvements required for the function of the development will be considered for a density bonus. Public infrastructure improvement considerations include, but are not limited to:
a. Extensions of collector roads through the development.
b. Improvements to critical wastewater infrastructure including the construction of a regional lift station or the extension of a collecting trunk line to serve multiple users in the district.
c. Improvements to critical water infrastructure including the extension and looping of transmission lines to provide increased flows and redundancy in the water system in the district.
d. Regional detention ponds for areas outside the C-5 district.
(iv) Example calculations.
a. Example of a C-5 Town Center development:
Total area of development: | 100 acres |
Maximum coverage in percent of lot: | 50% or 50 acres |
Green space requirement: | 30% or 30 acres |
Maximum impervious area per zoning: | 50 acres of structures = 70 acres plus 20 acres impervious |
b. Some strategies that could be utilized to reduce the green space requirement:
(I) Eight-acre retention pond with recreational amenities (retention area typically counts as 50% of area for green space calculation)
8 acres * 125% = 10 acres (at 50%, 5 acres counted for detention)
(II) Assume this development would require 3.64 acres of required landscaping but 110% is provided.
3.64 acres * 110% = 4 acres (provided)
4 acres * 125% = 5 acres (counted toward green space)
(III) 4-acre civic green
4 acres * 200% = 8 acres (counted toward green space)
(IV) 5-acre area establishing a woodland canopy
5 acres * 200% + 10 acres (counted toward green space)
(V) Providing 20.64 acres of physical green space.
(VI) Counts as 32 acres of green space with bonuses
In this example, bonuses allow for 11.36 more acres of development.
(N) Planned Developments. See § 154.064 Planned Developments for requirements regarding types of planned developments, permitted uses, minimum site sizes, and the like.
(O) Light Industry - I-1 Zoning District. The I-1 Light Industry District is intended to provide for areas where light industry, research facilities and wholesale businesses may locate without detriment to the remainder of the community. In these areas, a satisfactory correlation of factors required by such uses exists or can be readily achieved.
(2) Illumination: illumination of buildings and structures shall be controlled so as to preclude the spillage of light onto adjoining residential uses, lots, and streets.
(3) Land uses in an I-1 zoning district: for a general listing of permitted and special uses, refer to § 154.033.
(4) Outside building or storage: no outside storage permitted without privacy screening installed per § 154.061(B).
(7) Trash disposal facilities: all outside trash or disposal facilities within the I-1 zoning district shall be located in the rear of the zoning lot and the building on the lot. Each building shall have its own centrally located disposal area, regardless of the number of tenants in the building. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(8) Utilities: all utilities within the developed property will be installed underground. Public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area.
(P) General Industry - I-2 Zoning District. The I-2 General Industry District is intended to provide for areas where heavy industries may locate without detriment to the remainder of the community. In these areas, a satisfactory correlation of factors required by such uses exists or can be readily achieved.
(2) Illumination: illumination of buildings and structures shall be controlled so as to preclude the spillage of light onto adjoining residential uses, lots, and streets.
(3) Land uses in an I-2 zoning district: for a general listing of permitted and special uses, refer to § 154.033.
(4) Outside building or storage: no outside storage permitted without privacy screening installed per § 154.061(B).
(7) Trash disposal facilities: all outside trash or disposal facilities within the I-2 zoning district shall be located in the rear of the zoning lot and the building on the lot. Each building shall have its own centrally located disposal area, regardless of the number of tenants in the building. All such facilities shall be appropriately screened from adjoining properties and in a manner that is compatible with the building site design for the zoning lot. Any such outdoor trash or disposal system must be maintained to avoid the existence of litter or the dispersal of trash outside the enclosure or the zoning lot. The accumulation of litter or trash is not permitted.
(8) Utilities: all utilities within the developed property will be installed underground. Public utility facilities shall be adequately screened with landscaping, fencing or walls, or any combination thereof, or shall be placed underground, or shall be enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area.