11-801.1

Uses.

11-801.2

Development Guidelines. Developments must satisfy the following guidelines. Determination of whether these guidelines are satisfied will be made by the Planning Commission or by the City Council after receiving a recommendation from the Planning Commission.

(1)

The design of buildings must have a comparable, compatible and complementary relationship to surrounding land uses. Buildings must be designed with varied exterior materials, setbacks and architectural features and details.

(2)

Vary building massing, using methods including staggering building components, adding columns, recessing doorways, creating interesting shapes and short, uneven facades.

(3)

Articulate building facades using techniques such as staggering, arcades, awnings, special window treatments, ornamentation and unique details. Face primary entries to public or private streets and orient doors for loading and unloading goods away from public or private streets.

(4)

Provide a variety of roof shapes using techniques including pitched, gable or hip roofs or detailed parapets and cornices creating interesting roof profiles for flat roofs.

(5)

Every building must include a focal element or feature adding interest or distinction, using techniques such as elevating parts of buildings, towers, or emphasizing a prominent part of the building such as a corner or main entry or by using features such as canopies, porticoes, overhangs, arcades, facade recesses and projections and peaked roofs or raised parapets above doors or windows.

(6)

High quality, exterior building materials must be used. All exterior wall surfaces must include a variation in building materials and color, which are to be distributed throughout the building facades and coordinated into the architectural design of the structure. Acceptable exterior building materials include the following:

(a)

Brick or similar custom masonry unit having brick like appearance.

(b)

Natural or cementitious stone.

(c)

Architectural glass (i.e., curtain wall).

(d)

Architectural, single skin roll formed profiles metal panel, minimum 22 gauge.

(e)

Masonry stucco, or EFIS in conformance with ICC ES report.

(f)

Integrally colored split face (rock face), burnished or glazed concrete masonry units.

(g)

Integrally colored architecturally precast concrete panels having an exposed aggregate, light sandblast, acid etch, form liner, natural stone veneer, brick face and/or cast stone type finish (excluding single-T or double-T panels, plain, uncolored, or raked finish).

The Council may approve an alternative material or mix of materials provided the applicant demonstrates that the modification results in a better integration of the building with the surrounding area and will further the intent of this Section. Front facades and side and rear facades visible from a public right-of-way, parks and adjacent residential uses must be composed of not more than 65 percent of any one acceptable material. Brick with a distinctively different color may be considered a second material. Side and rear facades not visible from a public right-of-way, parks and adjacent residential uses may use any combination of acceptable material. Other materials may be used as accents if found they are compatible with the listed materials and provided it does not cover more than 15 percent of a building face.

(7)

Where approved, the motor vehicle fuel pump canopy roof must have the same shape, materials, and color as the roof of the principal building. Canopy supports shall be enclosed in decorative masonry or metal columns.

11-801.3

Landscaping and Screening. The landscape design objectives, the landscape plan and the size, location, quantity and type of landscape and screening plants shall meet the requirements of the current version of Landscape Standards on File with the Community Development Director and the following requirements:

(1)

All landscaped areas shall be irrigated with an underground sprinkler system.

(2)

Landscaped islands shall be provided in parking lots to break up and soften large areas of paving.

(3)

All areas not covered by impervious surfaces or landscaping shall be planted with cultured sod laid over four inches of drought-resistant top soil.

(4)

Trash and recycling areas, mechanical equipment and other screening shall be required in accordance with subsection 11-1204.1

11-801.4

Open Storage Areas. Open storage areas must be located to the rear of the principal building and are permitted only when accessory to an allowed principal use. Open storage areas must be screened by walls, fences, landscaping, or combination thereof, in conformance with subsection 11-1204.6(1), so as to conceal these areas from surrounding land uses and from adjoining public streets.

11-801.5

Loading Spaces, Overhead Doors and Service Areas.

(1)

Loading spaces, overhead doors and service areas must be located in designated side or rear yards.

(2)

Loading and service areas must be separated from visitor parking areas and general traffic circulation.

(3)

Loading spaces, overhead doors and service areas must be designed to be compatible with the principal building. Architectural techniques, color, and landscaping must be employed to eliminate visual impacts from adjacent properties and roadways.

(4)

Materials and equipment directly related to site maintenance and safety must be stored in and completely screened by an enclosure constructed of materials compatible with the principal structure subject to an approved site plan. The structure:

(a)

Must be located in the rear or side yards only;

(b)

Must be set back a minimum of ten feet from property lines; and

(c)

Cannot impact emergency access, traffic flow, parking or sidewalk access.

(5)

Dumpster and refuse enclosures must be gated and completely screened using enclosures constructed of materials compatible with the principal building, and must be located in designated rear yards.

11-801.6

Junk Vehicles. The parking, storage, or maintenance of junk vehicles is allowed only if incidental to a permitted use and if the vehicles are being actively repaired. Such vehicles must be stored within an enclosed building or be so screened that they are not visible from public streets or adjoining properties.

(Revised 4/1/14, Ordinance 2120; Ord. No. 2157, 2-2-16; Ord. No. 2161, 4-19-16; Ord. No. 2227, 10-15-19; Ord. No. 2231, 12-17-19; Ord. No. 2323, 12-17-24)

11-802.1

Intent. This district is appropriate for manufacturing, warehousing, and similar industrial uses because of access to arterials and railroads, suitable topography, and insulation from residential districts. These areas are intended to encourage the development of industrial uses which are clean, quiet, and free of hazardous or objectionable elements such as noise, odor, dust, smoke, glare, or other pollutants. These industries should be compatible with each other and with surrounding land uses.

11-802.2

Dimensional Requirements.

(1)

Minimum Lot Area. 25,000 square feet.

(2)

Minimum Width. 150 feet.

(3)

Lot Coverage. No more than 50 percent of a lot shall be covered by buildings. At least 15 percent of the lot shall be landscaped.

(4)

Maximum Building Height. 70 feet.

(5)

Minimum Floor Area. 2,000 square feet.

(6)

Minimum Setbacks Required.

(a)

Buildings from:

(i)

Street right-of-way: 35 feet.

(ii)

Adjacent LDR-1, LDR-2, MH, MDR districts: 50 feet

(iii)

Other adjacent property: 25 feet

(iv)

Parking and drives: five feet

(b)

Parking, outdoor storage areas, loading areas and drives from:

(i)

Street right-of-way: 20 feet.

(ii)

Adjacent residential district: 20 feet. (The Planning Commission may reduce to five feet when the use on the abutting property is a non-residential conditional use.)

(iii)

Other adjacent property: five feet.