Dayton City Zoning Code
1001.062 SPECIAL
REQUIREMENTS IN ALL INDUSTRIAL DISTRICTS.
Subd. 1 Building and Site Performance Standards and Requirements in all Industrial and Business Park Districts
(1) Building design and materials. The architectural appearance, including building character, permanence, massing, density and composition, scale, construction materials, and functional plan of all principal buildings shall comply with the Comprehensive Plan. Building materials shall be attractive in appearance, of a durable finish, and be of a quality that is compatible and designed to enhance the lot, the neighborhood and the community. All buildings shall be of good aesthetic and architectural quality to ensure they will maintain and enhance the property values of neighboring properties and not adversely impact the community’s public health, safety and general welfare.
a. Design elements. The building design must include architectural interest through the use of a minimum of 3 of the following elements:
1. Accent materials;
2. A visually pleasing front entry that, in addition to doors, shall be accented a minimum of 150 square feet around the door entrance for single occupancy buildings and a minimum of 300 square feet total for the front of multi-tenant buildings (this area shall be counted as 1 element);
3. Twenty-five percent window coverage on each front that faces a street;
4. Contrasting, yet complementary material colors;
5. A combination of horizontal and vertical design features;
6. Irregular building shapes; or
7. Other architectural features in the overall architectural concept.
b. Other design requirements.
1. All principal buildings shall have an entry on a street;
2. Buildings shall provide a base and top to their architecture;
3. The tops of buildings shall be articulated to minimize box-like images;
4. Buildings shall be architecturally unique and shall not be of a corporate architecture (including roof patterns, corporate colors, architectural elements, and similar treatments).
c. Accent materials. Accent materials shall be wrapped around walls visible from public view. Painting shall not be substituted for visual relief, accenting, or a required element. Walls shall be articulated thus no wall shall exceed 100 feet in length without visual relief. Visual relief may be defined as the incorporation of design features such as windows, horizontal and vertical patterns, contrasting material colors, or varying wall depths. Use of fiber cement trim, soffit and fascia shall be allowed as accent materials.
d. Major exterior materials. Major exterior materials of all walls including face brick, stone, glass, stucco, synthetic stucco, fiber cement vertical panel siding, architectural concrete and precast panels shall be acceptable as the major exterior wall surface when they are incorporated into an overall design of the building. Stucco, synthetic stucco or fiber cement vertical panel siding shall not be allowed within 24 inches from grade. Architectural metal may be considered with matte finish and with neutral or earth tone colors. Fiber cement seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can be filled, covered by other accent material or other method thereby making the seam lines invisible. Color impregnated decorative block shall also be allowed as a major exterior wall material, and shall be required to be sealed. All materials shall be color impregnated with the exception of allowing architectural concrete precast panel systems and fiber cement siding to be painted. Painting shall not be allowed on color impregnated, major exterior materials. Request for approval of cast in place systems shall be through a Conditional Use Permit or Planned Unit Development, whichever is deemed appropriate by City staff. If the architectural precast panel systems are painted, they shall be properly prepared and maintained regularly to prevent peeling, stripping, shading or any other form of deterioration or discoloration. Proof of manufacturer’s painting specifications shall be supplied prior to issuance of a building permit.
e. Restricted exterior materials. Unadorned pre-stressed concrete panels, whether smooth or raked, nondecorative concrete block, sheet metal, corrugated metal or unfinished metal shall not be used as exterior materials. This restriction shall apply to all principal structures and to all accessory buildings except those accessory buildings not visible from any property line. No more than 25% of any exterior wall on a building shall be fiber cement siding, wood or metal accent material.
f. Roofs. Roofs which are exposed or an integral part of the building aesthetics shall be constructed only of commercial grade asphalt shingles, wood shingles, standing seam metal, slate, tile, or copper. Flat roofs, which are generally parallel with the first floor elevation, are not subject to these material limitations.
g. Building and roofing materials. All building and roofing materials shall meet current accepted industry standards, and tolerances, and shall be subject to review and approval by the City Planner for quality, durability, and aesthetic appeal. For all new buildings and building exterior renovations, the applicant shall submit to the City product samples, color building elevations, and associated drawings which illustrate the construction techniques to be used in the installation of such materials. Building and roofing materials not specifically approved in this Section may be allowed by a Conditional Use Permit or Planned Unit Development only after it is demonstrated that the proposed material is equal to or better than approved materials. The long-range maintenance of the proposed material shall be incorporated as a condition of the approval and filed on the property.
(2) Trash and recyclable materials. All trash, recyclable materials, and trash and recyclable materials handling equipment shall be stored within the principal structure; 100% shall be adequately screened from public view by the principal building, or stored within an accessory structure constructed of building materials compatible with the principal structure enclosed by a roof and overhead door on tracks. Compactors shall be 100% adequately screened from eye level view from public streets and adjacent properties. Existing uses shall comply with the enclosure requirements listed in this Section within 6 months of receiving notice from the City. For the purposes of this Section, “trash” means “mixed municipal solid waste” as defined under Subsection 1001.03 of the City Code.
(3) Off-street parking. Design and maintenance of off-street parking areas in accordance with Subsection 1001.19 of this Code.
(4) Accessory structures. Garages, accessory structures, screen walls and exposed areas of retaining walls shall be of a similar type, quality and appearance as the principal structure.
(5) Building mechanical equipment. The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities abutting a street on buildings constructed after January 1, 2010 shall be screened from the ground level view. Screening may include parapet walls, penthouses, or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. The term “ground level view” shall be defined as the view of the building from the furthest point of the width of the right-of-way from the property line(s) that abut a street. A cross-sectional drawing shall be provided that illustrates the sight lines from the ground level view. For buildings constructed prior to January 1, 2010, for replacement of existing units, remodeling, and building expansions, the ground level view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities shall be painted to match the building, designed to be compatible with the architectural treatment of the principal structure or screened by the use of parapet walls. Wood fencing shall not be used for screening.
(6) Ground mechanical equipment. Ground mechanical equipment shall be 100% adequately screened from contiguous properties and adjacent streets by opaque landscaping, or a screen wall shall be provided to be compatible with the architectural treatment of the principal structure.
(7) External loading and service areas. External loading and service areas shall be adequately screened from the ground-level view from contiguous residential or commercial properties and adjacent streets, except at access points. Screening shall be reviewed and approved with the Site Plan or Preliminary Plat application. Full screening is not required when loading areas of the subject property face loading areas of adjacent properties.
(8) Abutting districts. Wherever an Industrial District abuts, or is across the street from an R-Residential District or a Business District, a berm, fence or landscaping or compact evergreen trees or hedge or combination thereof is required for screening. Screening at time of installation shall not be less than 6 feet in height, and shall accomplish full screening at maturity. All screening shall comply with Subsection 1001.24.
(9) Headlight screening. The light from automobile headlights and other sources shall be adequately screened whenever it may be directed onto adjacent residential window.
(10) Pedestrian environment. Pedestrian connections to the surrounding neighborhood shall be incorporated into industrial development.
a. Pedestrian amenities shall be included in places where people typically gather, including but not limited to, transit stops, building entrances or street corners or abutting bike or pedestrian trail connections. These spaces must include at least 2 of the following:
1. Patterned materials on walkways.
2. Shelters.
3. Trash receptacles.
4. Drinking fountains.
5. Pedestrian lighting.
6. Fountains, sculptures, mobiles, kiosks, or banners.
7. Street trees, flower boxes, or container landscaping.
b. Sidewalk connections shall be provided to and through the development to existing and planned bus stops, trails, sidewalks, and adjacent properties, where access exists or reasonable connections are possible. If a parking lot lies between the building entry and an adjacent public street, a pedestrian walkway at least 6 feet wide shall be provided between them. Clear internal pedestrian circulation routes shall be provided on the site.
Subd. 2 Additional Requirements for all Industrial and Business Park Uses as Regulated in Section 1001.063
(1) Retail sales as principal use, minimum requirements:
a. Retail sales approved by Conditional Use Permit as the principal use of a single tenant building shall have a minimum sales floor area of 10,000 square feet. The minimum sales floor area in a multi-tenant building shall be 5,000 square feet per business tenant.
b. All off-street parking and loading shall be provided as required for retail uses in this Code.
(2) Outdoor accessory merchandise display by conditional use permit. In the I-1 District, no outdoor merchandise display shall be allowed except by Conditional Use Permit when such outdoor display is specifically intended to be accessory to the primary use(s) of the premises. A Conditional Use Permit may be issued for accessory outdoor merchandise display in the I-1 District, provided the following standards are considered and satisfactorily met on a continuous basis:
a. The outdoor merchandise display area shall be limited to 1 surface area per building. The display area shall be limited in size to 15% of the gross floor area of the principal structure. The maximum dimension of a display area shall be 30 feet, and in no case shall the larger dimension of the display area be more than 2 times the lesser dimension. In no case shall the outdoor merchandise display area exceed a total of 600 square feet per site. For the purpose of these standards, the term “site” shall be defined as a lot or group of lots contained within a unified development project.
b. The outdoor display area shall be clearly identified upon an approved site plan for the property. The display area shall meet the required side and rear yard setbacks for the district in which it is located, and shall be set back no less than 10 feet from the front property line. No outdoor display activities shall occur in a traffic visibility triangle as provided for by Subsection 1001.03 of this Code. The display area surface may be elevated up to 3 feet above the adjacent ground surface. The appropriate height of the display area shall be determined by considering the size of the item(s) to be displayed, the proportion of the display area to the building, and the location of the display area on the site.
c. No displayed merchandise shall exceed a maximum height of 12 feet above the display surface.
d. Outdoor display areas shall be adequately screened, at a minimum of 8 feet in height, from view of adjoining Residential Zoning Districts and uses. For the purpose of this standard, the term “adjoining” shall not include property across a street.
e. No additional lighting shall be installed to illuminate the display area.
f. The display area shall be surfaced with concrete or an approved equivalent to control dust and erosion. The surface shall be properly maintained to prevent deterioration. The display area shall be architecturally compatible with the principal structure of the site through the use of similar building materials or fencing around the perimeter of the display area. The display area shall be enhanced with appropriate, year-round landscaping.
g. The display area shall not take up required parking spaces or landscaping areas. No outdoor display shall be permitted upon a sidewalk.
h. The square footage of outdoor display areas shall be included in the calculation of required off-street parking for the principal use of the property.
i. All display of merchandise shall occur in a neat and orderly fashion without signage. The display of wearing apparel, highly flammable materials, and merchandise with wind-moveable parts and appendages shall be prohibited.
j. Any power equipment and vehicles that are displayed shall be disabled to prevent them from being started and operated while they are on display.
k. The provisions of Section 10-5-5 shall be considered and satisfactorily met.
(3) All buildings shall have the following requirements:
a. The facility must front on and have adequate access to a developed public street and mitigate for issues related to impact to minor or major arterials. Where possible, facilities should have access to collector streets.
b. No such use shall be allowed in a building where noise associated with loading activities or business operations is audible from adjacent residential areas.
c. Each building shall be architecturally designed and constructed with permanent finished building materials so as to be compatible with adjacent development and the City’s building standards.
d. The allowable percentage of floor area devoted to the office function shall be established at the time of approval and ample space be allotted on the site to accommodate the parking area required to service it.
e. All loading and service areas shall be adequately screened from collector streets and abutting residential and business districts. Service traffic shall be separated from employee/visitor traffic. Whenever such developments abut Residential Districts, their interior road patterns shall be arranged in such a way as to route service vehicle traffic away from residential. Screening plans shall be approved during the Site Plan review or Preliminary Plat.
f. Accessory semi-trailer parking. Semi-trailer parking necessary for uses where semis are coming and going on a regular basis is a permitted use if it meets the following conditions:
1. 5-acre minimum lot size.
2. Warehousing shall comprise 90% or more of the building area.
3. The semi-trailer parking area footprint to building footprint shall not exceed a 0.35:1 ratio. For example, a building with a 100,000 square feet footprint could have a semi-trailer parking area of 35,000 square feet footprint.
4. The semi-trailer parking area shall be adequately screened with landscaping from adjacent public rights-of-ways. “Adequately screened” shall mean completely screened when plantings reach full maturity.
5. When semi-trailer parking areas abut adjacent uses of lesser intensity (e.g. residential), the area shall be adequately screened with landscaping to achieve full screening at maturity.
6. The semi-trailer parking areas shall meet the setback requirements for the district in which it is located, and stalls shall be sized according to City Parking Requirements Section 1001.19 and they shall be paved and the stalls striped.
7. Should semi-trailer parking be proposed to exceed the ratio of 0.35:1 noted above, then the remaining semi-trailer parking area shall be considered outdoor storage and shall meet the requirements of outdoor storage as required by this Section.
8. If the building is designed as multi-tenant, it shall require a Conditional Use Permit that will need to meet the requirements as listed above. Design means separate entrances, demising walls for tenant spaces amongst other characteristics.
(4) Outdoor storage, which is accessory to the principal use, shall be subject to the following standards:
a. A permanent structure is required on the parcel.
b. The outdoor storage area shall be paved, fenced, and adequately screened. Screening shall be at a minimum of 8 feet in height, at time of installation from street level view and around the perimeter of the open storage area by means of a combination of fencing, landscaping, berming, and/or building placement. Landscaping shall be placed outside and along the perimeter of the fence to soften the appearance of the fence. Landscaping shall consist of a minimum of 2 trees and 5-10 shrubs per 100 feet of fence.
c. The area devoted to outdoor storage shall be limited to 20% of the net area or the net land area of 2 acres of the lot as measured by the fenced, paved area excluding drive aisles in the fenced area to service the improvements (i.e. vehicle parking stalls to meet the parking requirement and/or loading areas associated with docks or drive-in doors) and shall be limited to the smaller of the 2 measurements.
d. Pole mounted lighting shall be limited to 20 feet in height. All light fixtures shall be downcast style fixtures. Reflected glare or spill light from all exterior lighting shall not exceed 0.1 foot-candle measurement on the property line when adjoining residential zoned and 1 foot-candle measure on the property line when such line adjoins a similar zone and land use.
e. All non-storage parking areas shall comply with the parking lot landscape requirements in Section 1001.19.
f. Business activities related to the outdoor storage area shall be limited to 7:00 a.m. to 10:00 p.m. for those abutting a residential property line. Vehicles shall not be left idling for long periods of time.
g. Developer shall submit site plans and sections illustrating sightlines from grade level view of properties and public view through the Conditional Use Permit process.
h. The site plan for the outdoor storage area shall be subject to review by the City Engineer for applicable stormwater management requirements.
i. Outdoor Storage areas shall not be adjacent to roads classified as either major or minor arterials and the storage area shall not abut any land guided residential.
(5) Open sales or rental lots shall be subject to the following standards:
a. Shall have permanent principal structure on parcel;
b. Headlights shall be adequately screened from adjacent property lines;
c. Parking lot landscaping shall comply with Section 1001.19;
d. Shall be fully screened, at a minimum of 8 feet in height, at time of installation, from abutting residential property lines, by means of a combination of fencing, landscaping, berming, and building placement;
e. No car auctions shall be permitted on site;
f. No outdoor speaker systems shall be permitted;
g. All parking spaces in excess of minimum required, including sale display and sales storage areas shall be pervious pavement if soils permit based on City Engineer review;
h. Pole mounted lighting shall be limited to 30 feet in height. All light fixtures shall be downcast style cutoff shielded fixtures. Reflected glare or spill light from all exterior lighting shall not exceed 0.1 foot candle measurement on the property line when adjoining residential zoned and 1 foot-candle measure on the property line when such line adjoins a similar zone and land use;
i. Delivery and loading hours shall be limited to 7:00 a.m. to 10:00 p.m. for all open storage lots abutting a residential property line. Delivery trucks shall not be left idling for long periods of time.
(6) Accessory car wash and vacuums.
a. No more than 1 car wash bay shall be allowed.
b. The car wash shall be designed to be an integral part of the principal building, and may not be a separate freestanding structure.
c. The site shall provide adequate stacking space for the car wash.
d. The exit from the car wash shall have a drainage system which is subject to the approval of the City and gives special consideration to the prevention of ice build-up during winter months.
e. Neither the car wash or accessory vacuum shall be located within 300 feet of any residentially zoned or guided property, unless completely screened by a building or located across an arterial or major collector roadway from residentially zoned or guided property.
f. Both the car wash and accessory vacuum shall conform to noise regulations as defined in Section 1001.14.
(Ord. 2010-13, passed 7-13-2010; Am. Ord. 2016-10, passed 4-12-2016; Am. Ord. 2018-12, passed 5-23-2018; Am. Ord. 2022-12, passed 6-28-2022)