With the high-visibility location of the development and proximity to recreational uses, the intent is to provide industria l develop ment that is as visually appealing as is reasonable, especially by the public. Therefore, the building and site design for development within the PUD shall be organized in a “public zone” and “service zone” development concept. The intent is to create building facades throughout that are varied and articulated to provide visual interest and to establish a unique identity for the development yet recognize the constraints and needs of industrial users. Site and building design should address the public vs. service zones differently to provide that high-quality appearance for the development yet balance the functional and security needs of industrial users.
All buildings within this development shall accommodate or incorporate the following in building design and materials:
A. Building design and plan layout should orientate the pubic zone activities (visitor parking, office functions and employee parking and break areas) along the street façade or adjacent to non-industrial uses and organize the service zone operations (loading, storage and service areas) in less visible areas such as at the side or rear of the building, adjacent to other industrial uses or in areas that provide sufficient screening due to natural features of the site or installed landscape buffers, screen walls and fencing. Views of garage or loading dock doors shall be mitigated from the public street or adjacent property.
B. Screening of operations and functions such as loading, outdoor storage, fabrication yards and service areas shall be designed as an integral part of the building design to the greatest extent possible.
C. Buildings shall be organized to create a logical and identifiable relationship with the site and other buildings, open spaces, and pedestrian circulation paths.
D. Public Zones:
1. In general, building design in the public zone shall provide facades that are varied and articulated by careful attention to exterior building materials and details, use of fenestration, and change in building mass within the plan and roof design to lessen the plainness of appearance which can be characteristic of large industrial buildings. However, the level of design and detail can be reduced on the facades not facing a street (service zone) as long as the building in its entirety is cohesive in design.
2. Any building elevations that face a street should avoid the appearance of being the “back of the building”. Placing office or employee functions in front of the operations or service areas along the street façade provides a benefit in building design as these spaces can more easily accommodate human scale massing and fenestration, providing interest and transparency along the street. If the building function dictates the need for a large blank wall facing the street, their appearance can be mitigated with the following strategies:
a. Incorporating minor changes in building footprint and roof forms along with utilizing a variety of materials for visual interest and to break-up long blank wall expanses.
b. Often fenestration can be incorporated into the design as accent elements higher up on the façade. These openings can be located high enough that they don’t interfere with storage and equipment layout or trigger security concerns but add interest to the façade and provide natural light to the interior of the space.
c. Provide landscaping along the façade in a sufficient mix and quantity to reduce the imposing scale of the building.
d. Continue the same materials and details along all public zone facades to provide a cohesive appearance.
E. Roof Forms: Building design in public zones should have enhanced cornices on parapets or detail in the primary surface and use rooflines to define entry areas and emphasize human scale. If roof overhangs or projections are incorporated in the building design, they should be of sufficient size and projection to be in proportion to the scale of the building.
F. Entryways: Building entries serving the public should be designed as a visual focal point and provide human scale to a typically large-scale building. Secondary or services entries to the building can be less prominent in design, yet still provide a recognizable entry point and shelter from the elements.
G. Materials:
1. Parcel A (General Industrial).
a. Within the public and service zone areas, the following materials can be utilized: Natural, durable materials such as brick and stone, precast or cast in place concrete or concrete masonry units and metal or composite cladding. Other materials that are durable in nature may be implemented if acceptable to the City as determined as part of the site plan review process. All hard materials shall have the appearance of three-dimensional elements, logically terminated at a change in building form or wrapping outside corners appropriately.
b. The use of EIFS or synthetic stucco shall be used in limited quantities and primarily as an accent or trim material; located only on the upper portions of the facades. EIFS or synthetic stucco may not comprise more than twenty percent (20%) of the exterior cladding area.
c. Fit and Finish: Exposed edges of cladding material used anywhere on the building must have a fully finished edge or be terminated with trim. Concrete and CMU’s shall have integrated color rather than surface applied paint/staining if a color other than the raw material is implemented.
2. Parcel B (Business Park).
a. Public Zone facades: Natural, durable materials such as brick and stone, architectural precast or cast in place concrete or architectural concrete masonry units shall be used as the major materials used on facades within the public zone (fifty percent (50%) or greater). The remainder of the public zone façade areas can utilize architectural metal or composite cladding. Other materials that are durable in nature may be implemented within the public zone if acceptable to the City as determined as part of the site plan review process. All hard materials shall have the appearance of three-dimensional elements, logically terminated at a change in building form or wrapping outside corners appropriately.
b. Service zone facades: The following materials can be utilized in addition to the materials noted above: non-architectural precast or cast in place concrete panels, concrete masonry units (CMU) and metal or composite cladding.
c. The use of EIFS or synthetic stucco shall be used in limited quantities and primarily as an accent or trim material; located only on the upper portions of the facades. EIFS or synthetic stucco may not comprise more than twenty percent (20%) of the exterior cladding area within the public zone or service zone.
d. Fit and Finish: Composite panel or metal cladding utilized for the public zone facades must have concealed fasteners. Exposed edges of cladding material used anywhere on the building must have a fully finished edge or be terminated with trim. Concrete and CMU’s shall have integrated color rather than surface applied paint/staining and should generally have texture for interest; smooth CMU may be used in conjunction with texture for accent purposes. (Ord. 2471, 5-17-2021)