A.   Purpose: Every lot shall meet the minimum required setbacks, except for permissible accessory structures in the rear yard and as further provided in this title. Setbacks apply on each lot or parcel where a building may be erected. Table 8-1 (subsection C of this section) summarizes the density and dimensional standards for lot development in the city. Density and dimensional standards apply under ideal conditions. Topography, hydrology or other conditions may necessitate reduced densities, greater setbacks, greater lot sizes or reduced lot coverage.

   B.   Measurements And Exceptions:

      1.   Density: Maximum density is measured as the number of dwelling units per net acre of land for residential development. Maximum residential density is measured by dividing the number of dwelling units on a lot or parcel by the parcel's net area (in acres). Net area is the gross area minus the area located within the 100-year floodplain.

      2.   Lot Area:

         a.   Measurement: Lot or parcel area is measured as the amount of contiguous land area contained within the property lines of a lot or parcel.

         b.   Exceptions: No zoning or building permit or development approval shall be issued for a lot that fails to meet minimum lot requirements, except in the following cases:

            (1)   Utilities using land or an unoccupied building covering less than one thousand (1,000) square feet of site area are exempt from minimum lot area standards (i.e., sewer lift station, telecommunications buildings).

            (2)   The minimum lot area standards of this title shall not prohibit the construction of a detached dwelling unit on a vacant lot that was legally platted or recorded before the effective date hereof; provided, that the dwelling unit is constructed in compliance with all other applicable dimensional standards and meets the minimum health and safety standards for water and wastewater facilities and private sewage disposal systems.

      3.   Lot Width: Lot width is measured between side lot lines along a line that is parallel to the front lot line or its chord. Minimum lot width is measured at all points between the front and rear setback for irregularly shaped lots along curves or cul-de- sac streets.

      4.   Street Frontage: Street frontage is measured between side lot lines along the front lot line.

      5.   Setbacks:

         a.   Measurement: Setbacks are measured between the furthermost projection of a structure and the nearest property line of the lot on which the structure is located. Setbacks must be unobstructed from the ground to the sky except as specified in this section. The setback of the building from front, side and rear lot lines shall be measured at right angles from the lot line to the nearest point of the adjacent building wall.

         b.   Bulk Plane: For any building on a lot or parcel abutting a single-family residence in an A, RE, R-1 or R-2 district, the building setbacks must be increased by at least one foot (1') for each foot of height in excess of thirty feet (30'). (Ord. 03-O-9, 3-18-2003)

         c.   Side Streets: Except in the C-3 district, on side streets, buildings must be set back at least twenty five feet (25') or the average setback, as described in subsection B5e of this section, whichever is less. Buildings on side streets in the R-3, R-3U, R-4 and R-4U districts must be set back at least fifteen feet (15') or the average setback, as described in subsection B5e of this section, whichever is less. (Ord. 08-O-28, 10-7-2008)

         d.   Exceptions And Permitted Encroachments:

            (1)   The following features may encroach into required setbacks:

               (A)   Landscaping;

               (B)   Bay windows, belt courses, and ornamental features and sills, not to exceed eighteen inches (18");

               (C)   Clothesline post in the rear yard;

               (D)   Driveways, curbs and sidewalks;

               (E)   Flagpoles;

               (F)   Open lattice enclosed fire escapes, fireproof outside stairways and balconies opening upon fire towers and the ordinary projections of chimneys and flues into the rear yard may be permitted for a distance of not to exceed five feet (5') when these are so placed as not to obstruct light and ventilation;

               (G)   Heating and cooling units in the side or rear yard, not to exceed thirty inches (30");

               (H)   Mailboxes;

               (I)   Gutters and awnings, not to exceed thirty inches (30");

               (J)   Septic systems, wells and underground utilities;

               (K)   Signs, as permitted in chapter 10 of this title;

               (L)   In the rear yard, uncovered, unenclosed terraces or porches, and platforms; pools, ponds and ornamental features which do not extend more than three feet (3') above the floor level of the ground story, provided these uses maintain a minimum distance of five feet (5') from the adjacent side and rear lot lines; (Ord. 03-O-9, 3-18-2003; amd. Ord. 2022-O-27, 6-7-2022)

               (M)   (Rep. by Ord. 07-O-16, 4-3-2007)

               (N)   Fences or walls, if otherwise allowed or required by city regulations; and

               (O)   Yard and service lighting fixtures, poles.

            (2)   Where dwelling units are erected above a commercial establishment, no side yard is required except when required for the commercial building.

         e.   Setback Averaging: Where one or more adjacent buildings are set back a distance less than the required front setback, the minimum front setback shall be the average of the existing building setbacks on the abutting lots sharing frontage along the same block face (see exhibit 8-1 at the end of this subsection B5e). However, setback averaging shall allow no building to encroach upon the sight triangle as established in subsection 10-8-2F of this chapter.

Exhibit 8-1

         f.   Uniform Setback Exceptions: Where a uniform setback line has been established or observed on one side of a street, no building or structure shall be erected or altered beyond such setback line. The established setback line shall be determined by the average setback of the adjacent buildings or structures on either side of the property. Buildings or structures located entirely on the back half of a lot shall not be considered in the average.

      6.   Height: All buildings or structures hereafter designed or erected and existing buildings that may be reconstructed, altered, moved or enlarged shall comply with the height regulations and exceptions of the district in which they may be located. Buildings shall not exceed the more restrictive of the number of stories or the height in feet. One-half (1/2) story is a floor with an average ceiling height of eight feet (8') or less and a floor area that does not exceed fifty percent (50%) of the ground floor area.

         a.   Measurement: As shown in exhibit 8-2 of this section, building height is measured as the vertical distance between the average finished grade at the base of the building and:

            (1)   The average height level between the eaves and ridgeline of a gable or hip roof;

            (2)   The highest point of a mansard or gambrel roof;

            (3)   The highest point of the coping or parapet of a flat roof; or

            (4)   Two-thirds (2/3) the height of an A type roof or any roof with a pitch of one to one (1:1) or steeper.

         b.   Exceptions: Public or quasi-public service buildings, hospitals, institutions or schools, where permitted, may be erected to a height not exceeding sixty feet (60'), and churches and temples may be erected to a height not exceeding seventy five feet (75') when the required front, side and rear yards are each increased by one foot (1') for each foot of additional building height above the height regulations for the district in which the building is located.

      7.   Buildings Per Lot: There may be two (2) or more related multi- family, commercial, industrial or institutional buildings on a lot; provided, that the required yards are maintained around the group of buildings.

      8.   Access Requirements:

         a.   Uses other than detached single-family and duplex residences that are located on a collector or major thoroughfare as designated in the comprehensive plan shall not have more than one 26-foot wide entrance for the parcel on which said use is located; except, that a parcel having more than two hundred feet (200') of frontage may have an additional twenty six foot (26') wide entrance. Driveways for detached single-family and duplex residences shall not be wider than twenty feet (20') and shall access the least intensive abutting street. No new residential lot that requires access to an arterial street shall be created.

         b.   Any new entrance to a public street shall require a driveway permit in accordance with city standards. (Ord. 03-O-9, 3-18-2003)

         c.   For all nonresidential uses in the C-2 and I districts, there shall be a clearly marked fire/emergency lane, not less than twelve feet (12') in width, located within twenty five feet (25') of the building and surrounding the perimeter of the building. (Ord. 10-O-5, 3-16-2010)

      9.   Location Of Multi-Family Buildings: Multi-family buildings shall be separated by a minimum of fifteen feet (15'). No multi- family building shall be located within fifty feet (50') of the front or rear building wall of another single-family dwelling unit that is located in the single-family residence district as measured perpendicular from that wall. (Ord. 08-O-28, 10-7-2008)

   C.   Table 8-1:

 

(Ord. 14-O-41, 10-7-2014)

   A.   Blocks: When reviewing proposed lot and block arrangements, the following factors shall be considered:

      1.   Adequate Building Sites Required: Provisions of adequate building sites suitable to the special needs of the type of land use (residential, commercial or other) proposed for development shall be provided, taking into consideration topographical and drainage features.

      2.   Minimum Lot Sizes Established: Minimum zoning district and lot requirements defining lot sizes and dimensions shall be accommodated without creating unusable lot remnants.

      3.   Block Width: The width of the blocks should be arranged so as to allow two (2) tiers of lots with utility easements, except where a single row of lots backs up to an arterial street.

      4.   Block Lengths: No residential block shall be longer than one thousand feet (1,000').

      5.   Dead End Streets: Except as authorized by the city council, all proposed streets must be extended to the property line. The council may require the construction of a temporary turnaround having a minimum radius of fifty feet (50'). Reserve strips shall not be allowed.

      6.   Cul-De-Sac Or Court Blocks: Blocks that terminate in a cul-de- sac or court shall be permitted if the form or contour of the land makes it difficult to plat connecting streets. Cul-de-sacs and courts shall be no longer than six hundred feet (600') and shall have a turnaround with a minimum radius of fifty feet (50'). The city may require a ten foot (10') wide pedestrian crosswalk to connect the cul-de-sac with adjacent development.

      7.   Pedestrian Walkways: Where blocks are over six hundred feet (600') in length, the city may require a crosswalk with a right of way of at least ten feet (10') in width near the center of the block.

   B.   Single-Family Lots:

      1.   Lot Depth: Except as provided in subsection D of this section, no residential lot shall have a depth of less than one hundred feet (100').

      2.   Single-Family Lots Less Than Ten Acres: Single-family lots smaller than ten (10) acres shall be deeper than wide, with a depth to width ratio not greater than three to one (3:1).

      3.   Cul-De-Sac Lots: Cul-de-sac lots shall have a minimum width of twenty feet (20') at the street line.

      4.   Minimum Yard Requirements: The minimum yard requirements shall be increased to thirty feet (30') for any lot or parcel boundary which abuts an arterial street along the front, side or rear property line.

      5.   Principal Buildings Per Lot: Only one principal building is permitted on a lot except within a PUD (planned unit development) district.

      6.   Lot Arrangement: The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and to the character of surrounding development.

      7.   Lots At Intersections: Lots at street intersections shall have a radius of twenty feet (20') at the street corner, except a chord may be required in lieu of the circular arc where warranted.

      8.   Lot Frontage: All lots shall front on a public street. (Ord. 03-O-9, 3-18-2003)

   C.   High Density Residential Construction:

      1.   (Rep. by Ord. 08-O-28, 10-7-2008)

      2.   A zero side setback will be permitted between abutting buildings for townhomes, condos and zero lot line development, subject to building and fire code requirements.

      3.   When dwellings are attached by common party walls, each dwelling shall be metered separately for water and electric services.

   D.   Compact Housing Types: Lot depth, lot width, and the front, side and rear yard setbacks listed in table 8-2 of this section shall apply to the listed housing types when permitted in a PUD district.

 

 

   E.   Nonresidential Uses:

      1.   Canopy Setback: Canopies connected to or detached from the main building shall be set back a minimum of fifteen feet (15') from any property line, except in the C-3 district.

      2.   Side Yard Setback: No interior side yard will be required on contiguous lots developed as a common project, except as required to comply with fire codes.

      3.   Accessory Structure Setback: Accessory structures shall be located a minimum of twenty feet (20') from all property lines. (Ord. 03-O-9, 3-18-2003)

   F.   Corner Lots; Sight Triangle:

      1.   Width: Corner lots shall have a width sufficient to permit the establishment of required building lines on both sides of the adjoining streets (see exhibit 8-3 of this section). The front yard of the corner lot will be determined by the community development director, or their designee.

Exhibit 8-3

      2.   Visibility At Intersections: Except in the C-3 central business district, no fence, sign, structure, or planting higher than thirty inches (30") above the established street grades shall be maintained within twenty feet (20') of any street intersection right of way. On a corner lot in any district, no fence, wall, hedge, shrub, sign or structure shall obstruct vision between a height of two and one-half feet (21/2') and ten feet (10') above the centerline grades of the intersecting streets within the designated sight triangle, or required as follows:

         a.   For intersections in the C-1 district or the intersections of two (2) local or collector streets, the triangular area formed by connecting the right of way lines, at points which are twenty five feet (25') distance from the intersection of the right of way lines, and measured along the right of way lines; or

         b.   For intersections involving two (2) arterial streets, the triangular area formed by connecting the right of way lines of the intersecting streets at points which are one hundred feet (100') from their point of intersection; or

         c.   For intersections involving arterials and other streets, the sight triangle shall extend from the point of intersection of the rights of way a distance of one hundred feet (100') down the arterial street and twenty five feet (25') along the other street.

         d.   The community development director, or their designee, may allow modifications to the distance required at intersections if the safety of pedestrians, bicyclists and motorists is ensured.

      3.   Access: Corner lots adjacent to streets of unequal classification shall access the street of the lesser classification (e.g., designed for the least capacity), based upon traffic volume.

   G.   Through Lots: Through lots or double frontage lots shall be prohibited in residentially zoned areas, except when the rear of the lot abuts an arterial street and no access to that street is allowed.

   H.   Flag Lots: Flag lots shall be prohibited.

   I.   Lot Lines: All lots, so far as practical, shall have side lot lines at right angles to straight street lines or radial to curved street lines. Unusual or odd shaped lots having boundary lines that intersect at extreme angles shall be avoided.

   J.   Lot Orientation: The lot line common to the street right of way line shall be the front line. All lots shall face the front line and a similar lot across the street. Wherever feasible, lots shall be arranged so that the rear line does not abut the side of an adjacent lot.

   K.   Lot Access: Lot access shall be provided in conformance with subsection 10-9-6F of this title.

   L.   Driveways: Driveways shall be designed and constructed in conformance with subsection 10-8-4G of this chapter and subsection 10-9-6F of this title.

   M.   Lot Remnants: No lot or parcel shall be created which fails to meet the minimum standards of the applicable zoning district and this title, except pursuant to a PUD that provides for the perpetual maintenance of such remnants.

   N.   Number Of Principal Uses And Structures Per Lot: In any commercial or industrial district, more than one principal structure may be erected on a single lot; provided, that the area, yard and other requirements of this title shall be met for each structure as though it were on an individual lot. (Ord. 03-O-9, 3-18-2003; amd. Ord. 07-O-16, 4-3-2007; Ord. 2025-O-5, 2-18-2025)

   A.   Purpose: The purpose of clustering lots or buildings in a development is to preserve environmentally sensitive areas, open space and agricultural lands. Clustered development patterns shall be permitted according to the provisions of this section.

   B.   Clustering Of Single-Family Residential Dwellings Permitted: In any single-family subdivision in any residential district, a developer may create lots that are smaller and arranged differently than those required by this title if the developer complies with the provisions of this section and follows the planned unit development process in subsection 10-4-3C of this title.

   C.   Application For Cluster Development: Applicants seeking approval of a cluster development shall proceed according to the requirements for major subdivision approval, but shall label all submissions "Cluster Subdivision Application" and shall comply with the provisions of this section.

   D.   Project Size And Density: No cluster in the RE district shall establish more than twenty (20) lots. The maximum allowable residential density for clustered development varies by zoning district, but shall not exceed one hundred twenty percent (120%) of the maximum density allowed as of right in the underlying zoning district.

   E.   Open Space Standards:

      1.   Minimum Open Space: All cluster developments shall have a minimum of thirty percent (30%) of the gross land area preserved as open space.

      2.   Dedication Of Open Space: Where possible, open space to be dedicated for public use shall be located to provide access to or provide protection of adjacent public lands.

      3.   Ownership And Maintenance Of Open Space:

         a.   The applicant for cluster development shall:

            (1)   Offer to dedicate land to the public; or

            (2)   Convey open space to be held in common to subsequent owners of lots and parcels in the development; or

            (3)   Where agricultural land is to be preserved, create an agricultural easement over that portion of the property to be protected.

            (4)   City approval of the form of the dedication or conveyance is required.

         b.   Open space that is to be held in common shall be owned and maintained by an organization established by the applicant/developer and approved by the city. The applicant shall submit covenants and restrictions regarding permanent maintenance of the open space, including provisions addressing:

            (1)   Maintenance duties of the organization;

            (2)   The manner in which lot owners will be assessed by the organization;

            (3)   Conditions of default; and

            (4)   The manner of enforcement by the city.

      4.   Open Space Allocation: Open space shall be provided for each phase of a development as required by the city. If common open space will not be provided proportionally by phase, the developer may be required by the city council to execute a reservation of common open space by grant of an easement or covenant in favor of the city, dedicating to the city all or a portion of such reserved area as common open space in the event that the development is not completed.

      5.   Open Space Design And Improvements:

         a.   Open space areas shall be arranged to maximize access and use by residents of the cluster development.

         b.   Where open space improvements are provided, a safe, secure and barrier free system of trails, paths and walkways shall be designed. The walkways shall link residences with recreation areas, schools, commercial areas and public facilities.

         c.   Improvements may include the following:

            (1)   Paved pedestrian paths, located in street rights of way or pedestrian easements;

            (2)   Paved bikeways, designed in accordance with city standards;

            (3)   Trails for equestrians, paved with soft materials such as wood chips or gravel; and

            (4)   Other improvements as required by the city.

   F.   Project Landscaping And Compatibility Requirements:

      1.   Buffering: The perimeter of a cluster development shall be buffered from adjacent property pursuant to section 10-8-5 of this chapter. If the cluster development has the same zoning as the adjacent lot, a type B buffer yard shall be required. Project landscaping design shall be established in conjunction with the preliminary plat approval.

      2.   Design And Installation:

         a.   A project landscape, open space and screening plan shall be prepared by a registered landscape architect.

         b.   The developer will be required to establish a permanent ground cover in the landscape area to stabilize the soil to prevent erosion.

         c.   Berms or screening walls shall be approved by the city and completed prior to the issuance of a certificate of occupancy.

         d.   Material colors for screening walls shall be limited to earth tone colors. The color shall be uniform for the entire length of the wall.

         e.   All landscaping plants shall be living and maintained in a sound, healthy, vigorous growing condition.

   G.   Phasing: An applicant may propose that a cluster development project be developed in phases, or the city may require the applicant to divide the project into phases in order to meet requirements and standards contained in this title. Each phase must contain a mix of residential uses, densities and open space so as to make the phase self-sufficient, meeting the requirements, standards and conditions applicable to the project as a whole. Each phase of the project shall be supported by adequate facilities and services. The public works director shall determine the adequacy of emergency access, and the city may require secondary access for any cluster subdivision establishing thirty (30) or more homes. (Ord. 03-O-9, 3-18-2003)

   A.   Parking Required For All Structures: For all buildings or structures hereafter erected, constructed, reconstructed, moved or altered, off street parking shall be provided. Such parking spaces shall be located entirely on the same property as the main use, with no portion, other than the necessary drives, extending into any street right of way or other public way.

   B.   Minimum Parking Requirements:

      1.   Number Of Spaces: In all districts, the minimum number of off street parking spaces shall be provided in accordance with the requirements in table 8-3 (subsection B9 of this section) and shall comply with the rules and regulations as detailed in the Illinois accessibility code at the time any building or structure is erected or structurally altered. The city planner may grant commercial developments up to a ten percent (10%) reduction in the number of required spaces for pedestrian oriented commercial development in the university influence area. Only independently accessible spaces shall be counted toward required parking; tandem parking spaces shall not be counted, except for detached single-family and duplex dwellings.

         a.   Exception: No off street parking shall be required for the area known as the "Courthouse Square". The "Courthouse Square" shall be defined as the area from the center of 5th Street to the center of 8th Street and from the center of Van Buren Avenue to the center of Madison Avenue.

      2.   Standards For Unlisted Uses: The community development director, or their designee, shall determine the number of parking spaces required for uses not referenced in table 8-3 (subsection B9 of this section) by applying the standard for the most similar use or uses as listed in the table. If there is no similar use, the community development director, or their designee, shall make a determination based on available parking studies or standards.

      3.   Calculation Of Space: Any fraction of a parking space calculated as required under this section shall be counted as a full parking space.

      4.   Location: Parking shall be provided on the same lot with the use except as permitted by this section.

      5.   Spaces For Persons With Disabilities: Spaces for persons with disabilities shall be designed and provided as required by the Americans with disabilities act (ADA) standards and shall comply with the rules and regulations as detailed in the Illinois accessibility code.

      6.   Additional Parking Required: Whenever a building or use constructed or established after the effective date hereof is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise, to create a need for additional parking, parking requirements shall be met for all uses on the site.

      7.   Existing Parking Facilities Maintained: Facilities being used for off street parking on the effective date hereof shall not be reduced in capacity to less than the number of spaces prescribed, or altered in design or function, to less than the minimum standards prescribed herein.

      8.   Head-In Parking: Head-in parking from any public street that requires the applicant to back into the street to enter or exit the space shall not be permitted, except for a single driveway from a detached single-family residence or duplex. Head-in parking may be allowed along an alley. (Ord. 03-O-9, 3-18-2003)

      9.   Table Of Off Street Parking Requirements:

TABLE 8-3: OFF STREET PARKING REQUIREMENTS

 

   C.   Off Site Or Remote Parking: The community development director, or their designee, may approve off site parking when:

      1.   Both the primary use and the off site parking are located in an area zoned for the primary use served by the off site parking;

      2.   The required spaces may be located not to exceed three hundred feet (300') from any building served;

      3.   The applicant has provided a written agreement that assures the ongoing availability of the parking and that has been approved as to form by the city attorney; and

      4.   Adequate parking is provided on site for persons with disabilities.

   D.   Parking For Mixed And Multiple Use Developments: The community development director, or their designee, may authorize a reduction in the total parking requirement for separate uses located on the same site or adjoining sites that are served by a common parking facility. Reductions pursuant to this section shall not be granted for facilities using off site or remote parking. In determining whether to approve an adjustment for a mixed use development, the community development director, or their designee, shall consider all relevant factors, including:

      1.   The characteristics of each use and the differences in projected peak parking demand, including days and hours of operation;

      2.   The potential reduction in vehicle movements afforded by multipurpose use of the parking facility by employees, customers or residents of the uses served; and

      3.   The potential improvements in parking facility design, circulation and access afforded by a joint parking facility.

   E.   Parking For Persons With Disabilities:

      1.   Parking spaces for persons with disabilities shall be provided in all parking lots in accordance with Americans with disabilities act accessibility guidelines (ADAAG) for buildings and facilities.

      2.   The number of parking spaces to be provided for persons with disabilities shall comply with the Illinois accessibility code.

      3.   All handicapped accessible spaces shall be clearly marked.

   F.   Parking Design Standards:

      1.   Minimum Standards:

         a.   (Rep. by Ord. 08-O-28, 10-7-2008)

         b.   In a residential district, no recreational vehicle or trailer may park other than on private property and shall not cause a visibility obstruction at the intersection of street rights of way. Recreational vehicles, boats and trailers stored on a residential lot for more than seven (7) consecutive days shall be stored behind the front building line behind an opaque screen or fence at least six feet (6') in height. No vehicle or trailer shall be used as a dwelling while parked on private property.

         c.   Trucks and trailers in excess of twelve thousand (12,000) pounds, designed and manufactured for or used for specific commercial purposes, including, but not limited to, wreckers, dump trucks, tracked vehicles, buses, construction vehicles, equipment carriers, bottling works delivery trucks, grain trucks, and refrigerated trucks, are prohibited from parking in an R district. No vehicle in excess of twelve thousand (12,000) pounds' gross vehicle weight, excluding recreational trailers and recreational vehicles, shall be parked in an R district.

         d.   (Rep. by Ord. 07-O-16, 4-3-2007)

         e.   Any type commercial vehicle, regardless of gross vehicle weight, delivering or picking up merchandise for delivery or employed in performing a repair or construction service, may park for the purpose of making such pick up or delivery, or for the duration of the period during which a repair or construction service is being performed on or to property in the area where parked.

         f.   The following table 8-5 establishes the minimum design standards for parking areas. The community development director, or their designee, may require modifications to parking lot design to ensure the safety of pedestrians, bicyclists and motorists. These standards are for nonhandicapped parking spaces. Design standards for handicapped parking spaces shall be designed and provided as required by the Americans with disabilities standards and shall comply with the rules and regulations as detailed in the Illinois accessibility code. The community development director, or their designee, may allow for up to a ten percent (10%) decrease in aisle widths for redevelopment sites when parking space widths are increased by twelve inches (12").

 

 

         g.   Any new driveway or existing driveway widened from a single driveway to a double driveway in any zoning district, except A and RE, shall be constructed of concrete or bituminous concrete.

         h.   Landscaping shall be required for any off street parking lot containing over ten (10) spaces, as required in section 10-8-5 of this chapter.

      2.   Timing Of Parking: All parking areas and drives shall be ready for use prior to occupancy of a building or site, and shall be approved by the community development director, or their designee. The building official may grant special permission to delay this requirement due to weather conditions not being satisfactory for proper installation of surfacing materials.

      3.   Location:

         a.   All off street parking shall be located outside of required landscape areas.

         b.   Off street parking facilities and required parking facilities in any C or I district may be located in the front yard.

         c.   No part of any parking space shall be closer than five feet (5') to any established highway, road or street right of way line. In case a parking lot serving a commercial, industrial or multi-family development adjoins an RE, R-1 or R-2 residential district, a type D buffer yard shall separate it from the adjacent lot. Buffer yards, fences and walls and landscaping shall be developed in conformance with section 10-8-5 of this chapter.

         d.   Off street parking areas for residential structures in the R-2, R-2U, R-3, R-3U, R-4 and R-4U districts may locate up to three (3) parking spaces in the front yard of a parcel (see exhibit 8-5 of this section) and driveways and surfaced parking areas shall not occupy more than thirty percent (30%) or up to twenty four feet (24') wide (whichever is greater) of the front yard of any parcel in an R district.

   Exhibit 8-5: Acceptable Parking Options For The R-2, R-2U, R-3, R-3U, R-4 And R-4U Districts

         e.   Off street parking and loading areas may not occupy any part of required open space, but may occupy a part of the required yard area, subject to the provisions of this title.

      4.   Maintenance Of Required Spaces: All required parking facilities shall be maintained for the duration of the use requiring such facilities. Required parking facilities shall be used exclusively for the temporary parking of passenger automobiles, motor vehicles or light trucks not exceeding one ton in capacity, and shall not be used for the sale, display or storage of merchandise, or for the storage or repair of vehicles or equipment.

      5.   Accessibility: Each standard parking space shall consist of an independently accessible rectangular or trapezoidal area.

      6.   Vertical Clearance: Each parking space shall have a vertical clearance of at least eight feet (8').

      7.   Circulation: Each parking and loading area shall have adequate drives, aisles and turning and maneuvering areas for access and usability, and shall at all times have access to a street or alley and provide sidewalk access to buildings.

   G.   Parking Area Paving And Drainage:

      1.   When Paving Required:

         a.   Driveways for use in the A and RE districts shall not be required to be paved, provided the driveway has an all weather surface to facilitate access by emergency vehicles.

         b.   All parking areas and driveways for uses in the A district that are projected to generate one hundred (100) or more average daily trips shall be paved.

         c.   Driveways providing access to residential lots in the R-1, R-2, R-3 and R-4 districts shall be paved.

         d.   All commercial and industrial parking lots, access drives and loading areas shall be paved.

      2.   Pavement Materials:

         a.   All Weather Surface: Driveway surfacing may be either eight inches (8") of gravel or chip and seal. All gravel driveways shall be coated with a dust palliative to prevent airborne dust particles in the A and RE districts.

         b.   Residential Parking And Driveway Surface: Paving surfaces shall consist of either two inches (2") of asphaltic concrete over a six inch (6") rolled stone base or four inches (4") of Portland cement concrete.

         c.   Commercial And Industrial Parking, Driveway And Loading Area Surfaces: At a minimum, the parking, driveways and loading areas shall consist of either two inches (2") of asphaltic concrete overlay over an eight inch (8") rolled stone base or seven inches (7") of Portland cement concrete.

         d.   Heavy Equipment Storage Areas: Heavy equipment storage areas that are accessory uses for agricultural service establishments and nonagricultural commercial uses in the agricultural, commercial and industrial districts may be surfaced and maintained with chip and seal or a similar durable, dustless surface. However, all driveways leading to such areas shall be paved as required in subsection G2c of this section.

      3.   Engineered Plans Required: The community development director, or their designee, shall require engineering design plans, signed by a professional engineer, for commercial and industrial lots of more than one acre. All parking and loading facilities shall be designed, graded and provided with permanent storm drainage facilities that prevent standing water on any parking area, and do not increase the flow of water onto adjacent properties, streets or alleys.

   H.   Parking Area Lighting: On site lighting shall be provided for multi-family, commercial and industrial parking lots. The lighting of parking areas, walks and drives shall be required in such manner and during such hours as may be deemed necessary in the interest of public safety and security. Such lighting may be attached to a building or freestanding fixture. All lighting shall comply with section 10-8-6 of this chapter.

   I.   Off Street Loading Requirements: Excepting the C-3 district, every building or part thereof erected or occupied for commercial or industrial purposes involving the receipt or distribution of materials or merchandise by truck shall provide and maintain on the same premises loading space in accordance with the following requirements:

      1.   In the C-1, C-2, I-1 and I-2 districts loading spaces shall be provided in accordance with table 8-6 of this section.

 

 

      2.   Each loading space shall be not less than twelve feet (12') in width by seventy feet (70') in length with a fifteen foot (15') vertical clearance.

      3.   Such space may occupy all or part of any required side or rear yard, except when adjoining a residential district, in which case, it shall be set back twenty five feet (25') and shall be screened from the adjacent property by a type E buffer yard fence.

   A.   Purpose And Applicability: The purpose of this section is to promote the public health, safety and welfare by establishing efficient, effective minimum standards for buffering between land uses of different intensities, screening of land uses and utility and equipment areas that may create a negative impact, the protection of natural resources, and the installation and continued maintenance of landscaped areas within the city. Where necessary to interpret the precise meaning of technical landscaping terms used in this section, reference shall be made to "The American Standard For Nursery Stock", as published by the American Association of Nurserymen (AAN). All new development or redevelopment required to submit a site plan shall comply with the landscaping standards in accordance with table 8-7 of this section. (Ord. 03-O-9, 3-18-2003)

 

(Ord. 03-O-9, 3-18-2003; amd. 2006 Code)

   B.   Exceptions: Landscaping standards shall not apply to agricultural uses, or commercial remodeling projects that do not increase floor area, or commercial remodeling projects that increase the total floor area.

   C.   Landscaping Plan Required: A plan showing required buffer yards and landscaping of the buffer yards shall be submitted in support of a site plan or building permit for any development within a development area, except for farms, single-family dwellings and two-family dwellings. All landscaping plans for buffer yards and related areas shall include the following information:

      1.   The locations, varieties, number and size of plants to be planted within required landscaped buffer yard areas;

      2.   Topographic information showing the final site grading and drainage for landscape area and properly specify planting for areas needing slope protection;

      3.   Impervious surfaces, including sidewalks, pavement areas and building footprints;

      4.   Property boundaries;

      5.   Mature sizes of plant materials shall be drawn to scale;

      6.   Existing trees which shall be preserved, eight inch (8") caliper or larger, measured two and one-half feet (21/2') above ground level that are proposed to remain; and

      7.   The boundaries and edge treatments of all landscaped and buffer yard areas.

   D.   Minimum Plantings And Sizes Of Landscape Materials:

      1.   Landscape Material Sizes: Landscape materials shall measure the minimum sizes at the time of planting as described below: (Ord. 03-O-9, 3-18-2003)

         a.   Trees:

            (1)   Large trees: Two and one-half inch (21/2") caliper measured at two and one-half feet (21/2') above ground level as shown in exhibit 8-6 of this section.

            (2)   Medium to small trees: One and one-fourth inch (11/4") caliper measured at two and one-half feet (21/2') above ground level and at least eight feet (8') tall at time of planting. Trees must be adequately secured and maintained for a period of no less than twelve (12) months after the time of planting. (Ord. 14-O-41, 10-7-2014)

EXHIBIT 8-6

         b.   Shrubs: Twenty four inches (24") tall from ground level to the top of the shrub.

      2.   Total Landscape Area Requirements: All subject development shall provide required screening, foundation landscaping, parking lot landscaping, buffer yards and street trees. If the total landscape area resulting from these provisions does not meet the requirements of table 8-8 of this section, the applicant shall provide supplemental landscaping. (Ord. 03-O-9, 3-18-2003)

 

 

(Ord. 03-O-9, 3-18-2003; amd. Ord. 07-O-16, 4-3-2007)

      3.   Required Numbers Of Plants: The minimum number of plants per one thousand (1,000) square feet of required landscape area shall comply with the standards in table 8-9 of this section.

 

 

   E.   Buffer Yard Standards: The following buffer yard standards shall apply to all subdivisions and to all multi-family, commercial and industrial projects for which site plans are required. Site plans shall include detailed drawings of enclosure and screening methods as provided. Table 8-10 of this section lists the types of buffer yards required between adjacent land uses. Exhibit 8-7 of this section illustrates the minimum widths and plantings for each type of buffer yard listed in table 8-10 of this section.

      1.   Buffer Yards Required: Buffer yards shall be required between parcels with different zoning designations and as otherwise required herein. The full buffer yard is required in addition to other landscaping requirements; provided however, that buffer yard plantings may be counted toward total landscape area requirements. The board may authorize a reduction of buffer yard requirements where the zoning on abutting property is not consistent with the adopted future land use plan.

      2.   Types Of Buffer Yards Required:

         a.   Table 8-10 (subsection E3 of this section) shows the type of buffer yard required to buffer an adjacent property based on its zoning district. Exhibit 8-7 (subsection E3 of this section) illustrates a typical buffer yard for each type. The applicant may choose to install any of the subtypes of buffer yards. (Ord. 03-O-9, 3-18-2003)

         b.   For example, if the proposed development is located in an R-4 (multi-family) zoning district and the "adjacent development" is zoned I-1 (industrial), then the applicant shall install a type D buffer. The applicant may choose between the D-1, D-2 or D-3 buffer yard design. If the applicant chooses a D-1 buffer yard, a minimum width of twenty feet (20') is required with a berm or fence and plantings of three (3) evergreen trees, two (2) deciduous trees and twenty (20) shrubs per one hundred feet (100') of common property line. (Ord. 03-O-9, 3-18-2003; amd. 2006 Code)

      3.   Table 8-10 And Exhibit 8-7:

 

(Ord. 07-O-16, 4-3-2007)

Exhibit 8-7

   F.   Buffer Yard Location: Buffer yards and open spaces shall be provided on the site of the new development, regardless of existing setbacks, buffer yards or open space otherwise provided on the adjacent property. Buffer yards may be included within required building setbacks and shall be shown as landscape easements on the plat and site plan. (Ord. 03-O-9, 3-18-2003)

   G.   Screening And Fence Standards:

      1.   Screening Of Utility Areas And Equipment:

         a.   Solid Waste Collection Areas: Solid waste receptacles, shipping pallets, bundled cardboard and similar waste materials stored for collection shall be enclosed on all sides and screened from public view of adjoining residential properties or any street right of way with a six foot (6') high (plus or minus 8 inches), solid enclosure with a gate and shall be constructed of cedar, redwood, masonry or other compatible building material. The floor of the gated enclosure shall be a concrete pad which shall extend five feet (5') beyond the gate. Trash enclosures shall be located a minimum of fifty feet (50') from any RE, R-1, R-2 or R-2U zoning district. (Ord. 07-O-16, 4-3-2007)

         b.   Mechanical Equipment:

            (1)   Roof Mounted Equipment: Roof mounted equipment, including ventilators and satellite dishes, shall be screened from view or isolated so as not to be visible from any public right of way or any RE, R-1, R-2 or R-2U zoning district within one hundred fifty feet (150') of the subject lot as viewed from five feet (5') above ground level. Roof screens and parapet walls shall be coordinated with the building to present a unified appearance.

            (2)   Ground Level Equipment: All electrical and mechanical equipment, other than public utility equipment, that is located at ground level shall be screened from view or isolated so as not to be visible from the right of way of an arterial street or RE, R-1, R-2 or R-2U zoning district within three hundred feet (300') of the subject lot. Such screens and enclosures shall be coordinated with the building to present a unified appearance.

      2.   Fence Standards:

         a.   Height: Fences shall not exceed six feet (6') in height in residential districts except where used for public utilities, public or private schools, public or private recreation facilities or industrial properties, and where required for wrecking/disposal operations and junk or salvage yards.

         b.   Electric Fences: Electric fences are prohibited.

         c.   Barbed Wire Fencing: Barbed wire fences or barbed wire assemblies atop fences shall be permitted only in industrial districts and may be incorporated into fencing for utility substations regardless of the zoning district.

         d.   Front Yard Fences: No fence shall be allowed in the front yard, except:

            (1)   Picket fences not exceeding three feet (3') in height and sixty percent (60%) opacity;

            (2)   Wrought iron fences; or

            (3)   Brick or masonry fences not exceeding two feet (2').

      3.   Commercial And Industrial Equipment And Lot Screening:

         a.   Purpose: The intent of commercial and industrial lot screening is to ensure that items that cannot be enclosed within a building are screened on all sides from the view of adjacent rights of way and more restrictive zoning districts. (Ord. 03-O-9, 3-18-2003)

         b.   Boundary Landscaping: In all C and I districts, except the C-3 district, five feet (5') of boundary landscaping shall be provided along the abutting public right of way (the 5 foot boundary landscaping may include the public right of way) (except an alley). Such landscaping shall consist of a combination of ground covers and deciduous and evergreen shrubs and may include trees if they will not obstruct sight distances or vehicular or pedestrian circulation. No specific spacing shall be required for boundary landscaping if the landscaping is appropriate to the character of the site and the landscaped areas are of a size to allow proper owner maintenance. (Ord. 07-O-16, 4-3-2007)

         c.   Salvage Yards And Junkyards: The operator of a junkyard/salvage yard or industrial storage yard shall comply with all federal, state and local health and safety regulations.

         d.   Outside Storage: The outside storage of salvage or scrap materials, household goods or furniture, or business equipment or materials for more than twenty four (24) hours shall not be allowed except where permitted by this title and shall be in compliance with the following screening standards:

            (1)   Loading, Storage And Service Areas: Loading, storage and service areas shall be visually screened from view of residentially zoned properties with a decorative fence or wall, dense landscape plantings or berms. Such screening shall provide at least seventy five percent (75%) overall visual screening of the loading and service area(s) as viewed from vantage points on lines perpendicular to the surface of the object(s) being screened.

            (2)   Wrecking/Disposal Operations, Junkyards/Salvage Yards And Outside Storage Lots: Wrecking/disposal operations, junkyards/salvage yards and open storage:

               (A)   Shall be screened with a wall, or combination wall and berm, not less than eight feet (8') in height, which shall be of solid, one hundred percent (100%) opaque construction. The wall design and construction materials shall be approved by the board of appeals and planning in conjunction with the issuance of a special use permit.

               (B)   Shall be screened on all sides from the view of all surrounding uses and all streets and rights of way. Junkyards/salvage yards may be entirely enclosed within an approved building.

      4.   Parking Lot Landscaping: For any off street parking lot containing over ten (10) spaces, or for any combination of parking areas on a single lot providing more than ten (10) spaces, compliance with minimum landscaping shall be required. The landscaping shall consist of a combination of ground cover and deciduous and evergreen shrubs and trees. The required landscaping may be located within or adjacent to a parking lot, and no specific spacing shall be required; provided, that the landscaping is appropriate to the character of the site, and that the landscaped areas are sufficient in size to allow proper owner maintenance. A minimum of a type B buffer yard with a fence shall be provided where a parking lot abuts a single-family residence in an RE, R-1, R-2 and R-2U district.

   H.   Irrigation Design Standards: Irrigation systems are beneficial in efficiently adding water to the cultivated landscape. Irrigation systems, either manual or automatic, may be used for any landscape areas but shall be required for development projects that are larger than one-half (1/2) acre in size. Automatic systems, soaker, spray and drip irrigation systems should be used as applicable for the type of planting design.

   I.   Timing Of Installation Of Required Landscaping: All required landscaping materials shall be in place prior to occupancy, weather permitting. In periods of adverse weather conditions, temporary approval to occupy may be granted, subject to the posting of a cash escrow or irrevocable letter of credit in an amount equal to one and one-half (11/2) times the estimated cost of the landscaping, with the estimated cost to be certified by a landscaping provider. The cash escrow or irrevocable letter of credit may be forfeited if the landscaping is not completed within one year after the approval of the temporary occupancy. Forfeiture of any cash escrow or irrevocable letter of credit shall not relieve the owner of the responsibility to maintain the required landscaping.

   J.   General Landscaping And Site Maintenance:

      1.   The applicant, property owner and/or subsequent or successor owners and their agents shall be responsible for maintenance of any landscaping and any landscaped buffer yard on the property on a continuing basis for the life of the development as specified in this section. All required landscaping shall be maintained in a neat and orderly manner at all times. This shall include, but not be limited to, mowing, edging, pruning, fertilizing, watering, weeding and other activities common to the maintenance of landscaping. Failure to maintain the landscape plantings shall be considered a violation of this title.

      2.   Landscaped areas shall be kept free of trash, litter, weeds and other materials or plants not a part of the landscaping.

      3.   All required plant material shall be maintained in a healthy, growing condition as is appropriate for the season. Plant materials that exhibit evidence of insect pests, disease and/or damage shall be appropriately treated and dead plants promptly removed and replaced within the next planting season.

   K.   Planting List For Parkways: Table 8-11 of this section lists trees that may be planted in medians or within the parkway adjacent to public streets. Other trees are subject to written approval by the director of public works prior to planting. The director of public works should be consulted prior to planting any trees in the right of way to ensure that the trees will not interfere with existing or planned public facilities.

 

(Ord. 03-O-9, 3-18-2003)

   A.   Contained Lighting:

      1.   Any light used for illumination of buildings, signs, parking areas, security, or for any other purpose shall be arranged so as to contain direct lighting on the property on which the light source is located and away from nearby residential properties and the vision of motorists on adjacent streets.

      2.   The cone of light from any light source other than a streetlight shall not extend onto adjacent residential property or street pavement.

   B.   Location Of Light Standards: Light posts and standards shall be located so that they do not create a pedestrian or vehicular hazard.

   C.   Maximum Height Of Lighting Fixtures: Except for city approved safety and street lighting, lighting fixtures shall not be elevated from grade level any higher on a building exterior or lighting standard than as follows:

      1.   Thirty feet (30').

      2.   Luminaries and historic lighting are subject to site development plan review and approval by the board of zoning appeals and planning.

   D.   Luminaries:

      1.   Luminary types permitted: downlight, indirect, diffused or shielded.

      2.   Luminary types not permitted: bare bulbs or string lamps, unless used for a special event for a temporary use for which a permit has been issued. Wattage shall not exceed seventy five (75) watts per bulb.

      3.   Decorative lighting standards shall not exceed fifteen feet (15') in height. (Ord. 03-O-9, 3-18-2003)