Greenville City Zoning Code
ARTICLE III
DISTRICTS
§ 3-1 District Establishment.
3-1.1
In order to implement the intent of this Ordinance, the City of Greenville is hereby divided into nineteen (19) districts with the designations and general purposes listed below. The standards shall be uniform throughout each district.
3-1.2
The districts established herein shall be known as:
Abbreviated Designation | Zoning District Name |
|---|---|
A | Agricultural District |
SF-E | Single-Family (Estate Lot) District |
SF-1 | Single-Family (Large Lot) District |
SF-2 | Single-Family (Medium Lot) District |
SF-3 | Single-Family (Small Lot) District |
SF-4 | Single-Family (Average Lot) District |
PH | Patio Home District |
SF-A | Single-Family Attached District |
2F | Two-Family District |
MHP | Manufactured Home Park District |
MF-1 | Multi-Family District |
O | Office District |
NS | Neighborhood Service District |
GR | General Retail District |
HR | Highway Retail District |
C | Commercial District |
CA | Central Area District |
I-1 | Light Industrial District |
I-2 | Heavy Industrial District |
PD | Planned Development District |
NCD | Neighborhood Conservation Overlay District |
3-1.3
District Hierarchy Established-
The zoning districts, as listed in Section 3-1.2 above, are ranked in a hierarchy of land use intensity, with the A, Agricultural District, the least intensive (or most restrictive) and the I-2, Heavy Industrial District, the most intensive (or least restrictive). The Planned Development (PD) and Neighborhood Conservation (NCD) Districts are not included in the hierarchy.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-2 District Purposes.
3-2.1
A, Agricultural District
Primarily a district for agricultural purposes and temporary classification, until permanent zoning is established by the City Council, of all territory hereafter annexed to the City of Greenville.
3-2.2
SF-E, Single-Family (Estate Lot) District
Primarily a district for single-family detached dwellings on large lots having a minimum area of one (1) acre, and including customary secondary uses.
3-2.3
SF-1, Single-Family (Large Lot) District
Primarily a district for single-family detached dwellings on large lots having a minimum area of 12,000 square feet, and including customary secondary uses.
3-2.4
SF-2, Single-Family (Medium Lot) District
Primarily a district for single-family detached dwellings on medium sized lots having a minimum area of 9,000 square feet, and including customary secondary uses.
3-2.5
SF-3, Single-Family (Small Lot) District
Primarily a district for single-family detached dwellings on small lots having a minimum area of 5,000 square feet, and including customary secondary uses.
3-2.6
SF-4, Single-Family (Average Lot) District
Primarily a district for single-family detached dwellings on lots having a minimum area of 6,000 square feet and an overall average lot size of 7,000 square feet, and including customary secondary uses.
3-2.7
PH, Patio Home District
Primarily a district for the orderly development of patio homes consisting of single-family detached dwellings with zero lot lines on small lots having a minimum area of 5,000 square feet, and including customary secondary uses.
3-2.8
SF-A, Single-Family Attached District
Primarily a district for single-family attached dwellings on small lots having a minimum area of 2,500 square feet, and including customary secondary uses.
3-2.9
2F, Two-Family District
Primarily a district for two-family dwellings on small lots having a minimum area of 3,000 square per dwelling, and including customary secondary uses.
3-2.10
MHP, Manufactured Home Park District
Primarily a district for residential manufactured home parks, with site development regulations and design standards which are intended to ensure a safe and attractive living environment for mobile home park residents and compatibility with surrounding areas.
3-2.11
MF-1, Multi-Family District
Primarily a district for multi-family structures creating a density of not more than 24 units per acre, and including the customary secondary uses.
3-2.12
O, Office District
A district for professional offices, including the customary secondary uses, and not including retail or wholesale trade or other general business uses.
3-2.13
NS, Neighborhood Service District
Primarily a district for the conduct of retail trade with emphasis on the provision of convenience goods and services for nearby residential areas.
3-2.14
GR, General Retail District
Primarily a district for the conduct of retail trade, including the customary secondary uses, and including wholesale trade or other general business uses.
3-2.15
HR, Highway Retail District
Primarily a district for the conduct of administrative and professional offices and retail trade, including the customary secondary uses. This district differs from the GR District in that buildings are permitted to be of a greater height and developments are intended to be highway-oriented (i.e., need high visibility).
3-2.16
C, Commercial District
Primarily a district for the conduct of retail trade, administrative and professional offices, and service to the general public, with emphasis upon large-scale stores and specialized shops serving a trading area of the entire City of Greenville and surrounding area.
3-2.17
CA, Central Area District
Primarily a district for the conduct of retail trade, administrative and professional offices, and service to the general public, specifically designed and intended for application in the downtown area.
3-2.18
I-1, Light Industrial District
Primarily a district for light manufacturing processes.
3-2.19
I-2, Heavy Industrial District
Primarily a district for manufacturing, industrial servicing or storage processes.
3-2.20
PD, Planned Development District
Primarily a district for unified development intended to further the following purposes:
(A)
To encourage more efficient and aesthetic use of open land;
(B)
To encourage the reservation of open space for scenic and recreational use of a private or public nature;
(C)
To encourage the preservation of wetlands and other sensitive lands as part of a development plan;
(D)
To encourage the reservation of land for schools or other public buildings;
(E)
To provide incentives for development to encourage and create a wide range of choices to satisfy the changing needs of the community; and,
(F)
To offer flexibility to the developer in his approach and solution to land development problems.
3-2.21
NCD, Neighborhood Conservation Overlay District
Primarily a district for unique and distinctive residential neighborhoods or commercial districts which contribute significantly to the overall character and identity of the City. This district is intended to preserve, protect, enhance, and perpetuate the value of these residential neighborhoods or commercial districts.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-3 Zoning Map.
3-3.1
The City of Greenville zoning district map shall be known as the "Greenville, Texas Official Zoning Map" and is hereby made part of this Ordinance as fully as if set forth herein in detail.
3-3.2
Three original, official and identical copies of the zoning district map are hereby adopted, each bearing the signature of the mayor and the attestation of the city clerk and shall be filed and maintained as follows:
(A)
One copy shall be filed for permanent record in the office of the city clerk and shall be designated as "Exhibit A". This copy shall not be changed in any manner[.]
(B)
One copy shall be filed in the office of the City Planner and shall be designated "Exhibit B". The map shall be kept current by posting thereon all subsequent changes and amendments for use in building permits, certificates of compliance and occupancy and enforcing the zoning ordinances.
(C)
One copy shall be filed with the Planning and Zoning Commission and shall be designated as "Exhibit C". The map shall be kept current by posting thereon all subsequent changes and amendments.
3-3.3
Reproductions for information purposes only may be made of the official zoning district map.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-4 District Boundaries.
3-4.1
Zoning district boundaries are usually along streets, alleys, property lines, or extensions thereof. Where uncertainty exists, the following guidelines shall be used:
(A)
Boundaries indicated as approximately following the centerlines of streets, alleys, highways or streams shall be construed as following such centerlines.
(B)
Boundaries indicated as approximately following platted lot lines or city limits shall be construed as following such lines.
(C)
Boundaries indicated as following railroad lines shall be construed to be the centerline of the right-of-way or if no centerline is established, the boundary shall be interpreted to be midway between the right-of-way lines of such railroad.
(D)
Boundaries indicated as following shore lines shall be construed to follow such shore lines and in the event of change in the shore line shall be construed as moving with the actual shore line.
(E)
Boundaries which are shown as parallel to existing or extended lines enumerated in subparagraphs (A) through (D) above shall be so construed. Distances not specifically indicated shall be determined by the scale of the map.
(F)
Whenever any street, alley or other public way is vacated by the official action of the city council or whenever such is franchised for building purposes, the zoning district line adjoining each side of the public way shall be automatically extended to the centerline of such vacated public way. All area so involved shall be subject to all regulations of the extended districts.
3-4.2
If the physical features of the parcel on the ground are at variance with the information shown on the official zoning map, and the discrepancy cannot be resolved by the use of the above guidelines, the City Planner shall interpret the district boundaries.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-5 Neighborhood Conservation District.
3-5.1
Purpose
(A)
Within the City of Greenville there are a number of unique and distinctive residential neighborhoods or commercial districts which contribute significantly to the overall character and identity of the City. As a matter of public policy, the City Council encourages the establishment of Neighborhood Conservation Districts to preserve, protect, enhance, and perpetuate the value of these residential neighborhoods or commercial districts.
(B)
The purposes of a Neighborhood Conservation District in residential neighborhoods or commercial districts are as follows:
(1)
To protect and strengthen desirable and unique physical features, design characteristics, historic characteristics, and recognized identity and charm;
(2)
To reduce the potential for land use conflicts;
(3)
To promote new compatible development;
(4)
To stabilize property values;
(5)
To provide residents and property owners with a tool for conservation of their neighborhoods;
(6)
To promote and retain affordable housing;
(7)
To regulate demolition;
(8)
To encourage and strengthen civic pride;
(9)
To promote economic revitalization; and
(10)
To encourage harmonious and compatible redevelopment that conforms to the size, orientation and setting of the buildings of the neighborhood.
3-5.2
Designation Criteria
(A)
Criteria:
To be designated as a Neighborhood Conservation District, the area must meet the following criteria:
(1)
The area must contain a minimum of one block face, meaning all the lots on one side of a block;
(2)
The area must have been platted or developed at least twenty-five (25) years ago; and possess one or more of the following distinctive features that create a cohesive identifiable setting, character, or association:
a.
Scale, size, type of construction, or distinctive building materials;
b.
Lot layouts, setbacks, street layouts, alleys or sidewalks;
c.
Special natural or streetscape characteristics, such as creek beds, parks, gardens or street landscaping;
d.
Land use patterns, including mixed or unique uses or activities; or
e.
Abuts or links designated historic landmarks or districts.
3-5.3
Zoning Process for Neighborhood Conservation Overlay Districts.
Neighborhood Conservation Districts are designed as overlay zoning districts to be superimposed upon the regular zoning districts.
(A)
Designation:
The zoning designation for property located within a Neighborhood Conservation District shall consist of the overlay district symbol (NCD) as a prefix. Neighborhood Conservation Districts shall be numbered sequentially to distinguish among different districts, such as NCD-1, NCD-2, etc. Each separate neighborhood conservation district area may also include the neighborhood name in its description for further delineation, such as NCD-1 Happy Hills Neighborhood.
(B)
Conflicting Regulations:
In the event of a conflict between the provisions of a specific Neighborhood Conservation District (NCD) ordinance and the base zoning district regulations, the provisions of the NCD ordinance shall control.
(C)
Zoning Change:
The designation of property within an NCD effectively changes the zoning of the specified property, and therefore all procedures and requirements for a zoning change must be followed. Except as modified by this Section, the procedures for zoning amendments set forth in Article VIII shall apply to the designation of an area as a Neighborhood Conservation District.
3-5.4
Application Procedures.
(A)
Who May Initiate:
A proposal for designation as a Neighborhood Conservation District may be initiated:
(B)
Neighborhood Conservation Plan Required:
Following initiation for designation of a Neighborhood Conservation District, the Planning Department, in cooperation with the neighborhood organization responsible for the written request, shall develop supporting documentation in the form of a Neighborhood Conservation Plan for the proposed district that includes:
(1)
A map(s) indicating the boundaries, age of structures and land use of the proposed district;
(2)
Graphic and written materials identifying and describing the distinctive neighborhood and building characteristics of the proposed district, such as identification of recognized historic structures/areas; and
(3)
Design standards for new construction, additions or alterations to the street facades of existing buildings or structures within the proposed district.
(4)
Land use regulations outlining the permitted uses within the proposed district.
(C)
Neighborhood Participation:
All property owners within the proposed district shall be afforded the opportunity to participate in drafting a Neighborhood Conservation Plan that will serve as the planning basis for the applicable NCD; there shall be at least one neighborhood meeting for this purpose. A Neighborhood Conservation Plan shall be approved as part of the zoning amendment that creates a Neighborhood Conservation District.
3-5.5
Design Standards.
(A)
Neighborhood Conservation Plan as Part of the Ordinance:
A Neighborhood Conservation Plan shall be approved as part of the ordinance creating a Neighborhood Conservation District. The Plan shall include design standards for new construction or placement of any building, structure, foundation, sign, public art or outdoor apparatus or equipment (including visible utility boxes or mechanical equipment; trucks; playground equipment; or sports equipment), and any additions, alterations, relocation or rehabilitation to the street facades of existing buildings, structures, foundations, sign, public art, or outdoor apparatus or equipment.
(B)
Ordinary Repair & Maintenance:
The Neighborhood Conservation Plan and requisite design standards shall not apply to those activities which constitute ordinary repair and maintenance, which shall be defined for the purpose of these regulations as:
(1)
The maintenance and/or replacement of materials located on the external portion of a building or structure with materials that are the same in terms of appearance, quality, design, and color. The replacement of a sign, building, object or structure in its entirety does not constitute ordinary repair and maintenance.
(C)
Design Standards Required:
The design standards for the Neighborhood Conservation District shall, at a minimum, include the following elements in order to effectively oversee the physical characteristics and features of all property within the NCD:
(D)
Design Standards Optional:
In addition, the design standards may include, but shall not be limited to, the following elements:
(1)
Building orientation;
(2)
General site planning (primary, accessory structures);
(3)
Density;
(4)
Floor area ratio;
(5)
Signage;
(6)
Architectural style and details;
(7)
Building materials;
(8)
Garage entrance location;
(9)
Size and location of windows and/or dormers;
(10)
Landscaping;
(11)
Fences and walls;
(12)
Driveways and sidewalks;
(13)
Satellite dishes, utility boxes;
(14)
Street furniture[;]
3-5.6
Administration of Ordinance.
(A)
Design Plans & Certificate of Appropriateness:
(1)
No building permit shall be issued for new construction or an alteration or addition to an existing building or structure within a designated Neighborhood Conservation District without the submission and approval of design plans and the issuance of a Certificate of Appropriateness by the Planning & Zoning Commission.
a.
No permit shall be issued for the following specific activities within a Neighborhood Conservation District without issuance of a Certificate of Appropriateness:
(2)
If the Planning & Zoning Commission determines that the design plans are in conformance with the design standards contained in the Neighborhood Conservation Plan adopted as part of the related NCD, the following shall subsequently occur:
a.
The Planning & Zoning Commission shall approve the design plans;
b.
The Planning & Zoning Commission shall issue a Certificate of Appropriateness within thirty (30) days, certifying that the design plans are appropriate for completion within the NCD;
c.
The Building Official may issue a building permit.
(3)
If the Planning & Zoning Commission determines that the design plans are not in conformance with the design standards adopted for the district, the plans shall be denied, and the applicant shall be informed of the specific design standards that were not adequately met.
(4)
The applicant may appeal the Planning & Zoning Commission’s determination to the City Council.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-6 Design Requirements for the Central Area (CA) District.
3-6.1
Definitions.
For the purposes of this section, the following definitions apply:
(A)
Alteration.
Any exterior change or modification of any property located within the Central Area (CA) Zoning District, including but not limited to, exterior changes to or modifications of a building or structure, architectural details or visual characteristics such as surface texture, grading, surface paving, new structures, removal of mature trees and natural features, disturbance of archeological sites or areas, and the placement or removal of any exterior objects such as signs, plaques, light fixtures, street furniture, walls, fences, steps, plantings and landscape accessories affecting the exterior visual qualities of the property as viewed from the public right-of-way.
(B)
Construction.
Any work for which a building permit is required, including the erection of fences, substantial grading or landscaping, and the erection, installation or painting of signs.
(C)
Demolition.
The complete destruction of a building or structure, or removal of more than thirty percent (30%) of the perimeter walls, or removal of any portion of a street-facing facade.
(D)
Design Guidelines.
The principles contained in a document titled Design Guidelines for Downtown Greenville and adopted by the City Council in this section, which illustrate appropriate and inappropriate methods of rehabilitation, alteration and construction.
(E)
Feature.
Fixtures, components or appurtenances attached to, contiguous to or otherwise related to a building, structure or property, including, without limitation, materials, landscaping, setbacks, distinguishing aspects, roof attributes, overlays, moldings, sculptures, fountains, light fixtures, windows and monuments.
(F)
Integrity.
The survival of a sufficient amount of an historic resource’s character-defining materials, design features and building fabric, in a manner that allows the observer to interpret an historic resource during its period of significance.
(G)
Ordinary Maintenance and Repair.
Any work, the sole purpose and effect of which is to correct deterioration, decay or damage, including repair of damage caused by fire or other disaster and which does not result in a change in the existing appearance and materials of a property. Examples of this work shall include, but not be limited to, the following:
(1)
Caulking or reglazing windows;
(2)
Minor repairs to windows, doors, siding, gutters, etc;
(3)
Replacement of existing mechanical equipment;
(4)
Repairing or repaving of flat concrete work in side and rear yards;
(5)
Repairing or repaving of existing front yard paving, concrete work and walkways, if the materials the same or similar in appearance are used;
(6)
Roofing work, if no change in appearance occurs; or
(7)
Chimney work, if no change in appearance occurs.
(I)
Rehabilitation.
The act or process of returning a building or structure to a state of unity, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions or features of an historic resource that are significant to its historical, architectural and cultural value.
(J)
Restoration.
The act or process of accurately recovering the form and details of a building or structure and its setting as it appeared at a particular period of time, by means of the removal of later work or by the replacement of missing earlier work.
(K)
Substantial.
That which would alter the architectural appearance and basic architectural design of the building, structure, site, area or district within the Central Area (CA) Zoning District.
3-6.2
Applicability.
This section applies to all properties located within the Central Area (CA) Zoning District[.]
3-6.3
Design Guidelines Adopted.
A document titled Design Guidelines for Downtown Greenville is hereby adopted by reference, a true, accurate and correct copy of which is hereby ordered and directed filed as a public document with the City Secretary, in whose office the same shall be kept and maintained for inspection by anyone.
3-6.4
Conflict with Other Ordinances.
Where there is conflict between the requirements of the design standards adopted by this section and the requirements of the Zoning Ordinance or Building and Fire Safety Codes adopted by the City of Greenville, the more restrictive requirements of the Zoning Ordinance and Building and Fire Safety Codes apply.
3-6.5
Certificate of Design Compliance Required.
It shall be unlawful for any person or entity to make any external alterations or external repairs of any substantial nature in any manner whatsoever to any area, site, building or structure within the confines of the Central Area (CA) Zoning District, without first obtaining a Certificate of Design Compliance as provided in this section. External alterations and external repairs include, but are not limited to, the following:
(A)
The construction of a new structure;
(B)
The alteration or restoration of any exterior features of an historic resource;
(C)
An addition to a structure;
(D)
The removal or demolition, in whole or in part, of any building or structure (unless ordered by the City’s Substandard Structures Rehabilitation Board)[;]
(E)
The construction or erection of a new sign;
(F)
The removal or substantial alteration of existing signs where such signs are considered an historic resource;
(G)
Applying a new exterior siding material;
(H)
Addition of a new window, door or dormer;
(I)
Installation of burglar bars on interior or exterior of windows;
(J)
Creating a driveway or parking facility;
(K)
Adding a satellite dish;
(L)
Building a deck, fence or garage;
(M)
Enclosing a porch.
3-6.6
Ordinary Maintenance and Repair.
Ordinary Maintenance and Repair, as defined in subsection 3-6.1 of this section, shall not require a Certificate of Design Compliance. The City Manager or his or her designee shall determine whether or not the definition of ordinary maintenance and repair applies to any given project.
3-6.7
Applications for Certificates of Design Compliance.
Applications for Certificates of Design Compliance shall be reviewed by the Main Street Advisory Board. The Board is authorized to issue such certificates when in their judgment an application meets the general review criteria outlined in subsection (H) of this section.
3-6.8
General Review Criteria.
The following general review criteria shall be met in issuing any Certificate of Design Compliance.[:]
(A)
The proposed work complies with the Design Guidelines;
(B)
The integrity of an individual historic structure is preserved;
(C)
New buildings or additions are designed to be compatible with surrounding historic properties; and
(D)
The overall character of the Central Area Zoning District is protected.
3-6.9
Certificate of Design Compliance Application Procedure.
A Certificate of Design Compliance application shall be made by the owner of the subject property, or his or her designated agent. An application must be filed with the City Manager or his or her designee, in writing, on forms provided by the city, and shall contain at least the following information:
(A)
Name of the applicant and property owner;
(B)
Mailing address of applicant and permanent address of the property owner;
(C)
Legal description and address of the subject property;
(D)
A detailed description of the nature of the proposed construction, including external alterations or repairs to be made;
(E)
The intended and desired starting date and completion date of the construction, alteration, or repairs to be made;
(F)
A to-scale drawing or sketch of the proposed external alteration;
(G)
A written statement describing how the proposed construction, external alteration or repair meets the intent of the design guidelines;
(H)
The Main Street Advisory Board may require submission of product samples and other technical information pertinent to design review decisions.
(1)
Upon receipt of an application for a Certificate of Design Compliance, the City Manager or his or her designee shall determine the completeness of such application. Upon receipt of a complete application, the City Manager or his or her designee shall refer the application to the chairperson of the Main Street Advisory Board.
(2)
Incomplete applications, or applications not in compliance with design standards, building and zoning codes, or other ordinances will be returned to the applicant for correction.
(3)
At least seventy-two (72) hours prior to the date of a meeting of the Main Street Advisory Board, notice of an application for a Certificate of Design Compliance shall be posted at the project site in such a manner that it is visible from the public right-of-way. The notice shall include contact information and the meeting date at which the application will be considered.
(4)
Upon receipt of an application, the chairperson of the Main Street Advisory Board shall place the item on the agenda of the next meeting of the Main Street Advisory Board to be held within thirty-five (35) calendar days. After due consideration of the application, the Board shall approve or disapprove the application by a majority vote. In a motion to approve or disapprove an application, the Board shall set forth the reasons consistent with the general review criteria for approval or denial of the application set forth in subsection (H).
3-6.10
Approval of Application.
Upon approval of an application for a Certificate of Design Compliance, the applicant may submit for review and approval other permit applications (including building, sign, and demolition permit applications) that are necessary for the proposed project, in accordance with the city’s standard processes for reviewing and approving such permit applications. All such applications shall be consistent in every way with the Certificate of Design Compliance.
3-6.11
Right to Appeal.
Upon having an application for a Certificate of Design Compliance denied, an applicant may appeal such decision to the City Council within thirty (30) days from the date the decision to deny the application is rendered by the Board. A written request to appeal the decision shall be filed with the City Secretary within the thirty (30) day period.
3-6.12
Limits of Resubmission.
No application for the same project shall be considered within 180 days of the denial of the application by the Main Street Advisory Board. At any time, the applicant may resubmit a design for an entirely new project or a revised design that substantially addresses the reasons for denial as set forth by the Main Street Advisory Board.
(Ordinance 08-059, ex. A, adopted 5/27/08)
§ 3-7 Overlay Districts.
3-7.1
IH-30 Overlay District.
(A)
Purpose.
The vision for the IH-30 corridor is to create a positive and identifiable image for Greenville with high quality developments that benefit citizens, visitors, business owners, the City and developers. The IH-30 Overlay District is intended to promote the tax base potential and increase the City’s economic vitality while providing for places of dignity, meaning and high quality of life for our citizens. An overlay district along Interstate 30 was recommended by the City’s Comprehensive Plan and the West Greenville Small Area Plan as a result of significant public input.
(B)
Boundaries.
The IH-30 Overlay District boundary includes the entirety of properties which adjoin or are located within 500 feet of the future right-of-way of IH-30. The IH-30 Overlay District boundary spans east to west along IH-30 from Moulton Street (500 feet east of the Moulton Street centerline) to the western city limits.
(C)
Application.
These provisions of the IH-30 Overlay District shall apply to as follows:
(1)
Development of any land on which there is no permanent structure at the time of construction shall be required to conform to all provisions of the Overlay District.
(2)
Expansions to any existing building less than 75 percent of the existing square footage of 5,000 square feet, whichever is larger, shall be required to conform only to the applicable provisions of the Overlay District. Businesses shall be limited to a maximum of two (2) expansions, then any subsequent expansion will be required to conform to all provisions of the Overlay District.
(3)
Expansions to any existing building greater than 75 percent of the existing square footage or 5,000 square feet, whichever is larger, shall be required to conform to all provisions of the Overlay District.
(4)
Residential uses located within the Overlay District are excluded from these requirements.
(D)
Architectural compatibility will be reviewed through the City’s Site Plan Review Committee. The standards and regulations set forth in the IH-30 Overlay District are superimposed and shall supersede the standards and regulations of any underlying zoning district which are in conflict.
(E)
Permitted Uses.
All uses which are permitted and conditionally permitted in the underlying zoning district are permitted and conditionally permitted in the IH-30 Overlay District.
(F)
Architectural Standards.
(1)
Exterior Appearance of Buildings.
a.
Materials.
All buildings, including accessory buildings, must be architecturally finished out on all sides with the same materials, detailing, and features; consisting of no less than 70 of primary materials and no more than 30 percent of accent materials.
1.
Primary materials are defined as natural or quarried stone, brick, painted tilt wall, EIFS and color integrated split-face block. Accent materials are defined as cast stone, wood, glass block, tile, textured or patterned concrete, fiber cement siding and architectural metal.
2.
Natural or quarried stone, brick, block, or similar products shall be laid up unit upon unit by a mason and joined together by mortar.
b.
Colors.
The color or all structures must be generally of an earth-tone hue. Accent colors that are not earth tone may be approved by the Community Development Department for no more than 10 percent of the facade area.
c.
Roof Design.
All structures with a footprint of 6,000 square feet or less shall incorporate a pitched roof system; all others shall be constructed of either a pitched, parapet, or mansard roof system (enclosed on all sides). Standing seam metal roofs shall be constructed of a factory-treated, non-metallic, matte finish. Metal roofs with lapped seam construction, bituminous built-up roofs, and flat, membrane-type roofs which are visible from adjacent public right-of-way shall be prohibited.
d.
Utilities.
All electric, telephone and cable television wires and cables, including primary service lines, shall be installed underground.
e.
Windows must be a minimum of 25 percent up to a maximum of 80 percent of each building elevation within the public realm. Windows must not be glazed or re-glazed with mirrored or reflective glass.
f.
Building entrances must be articulated and defined to present a strong entry presence. Such entries must be inset or offset from the front building plane by at least six (6) feet.
g.
All buildings must be designed to incorporate no less than four (4) of the following elements. Buildings over 50,000 square feet must include a minimum of six (6) of the following elements. Buildings over 100,000 square feet must include a minimum of eight (8) of the following elements.
1.
Canopies, awnings or porticos;
2.
Overhangs;
3.
Recesses or projections;
4.
Arcades;
5.
Peaked roof forms;
6.
Arches;
7.
Cupolas;
8.
Outdoor patios;
9.
All parking along side and rear of building;
10.
Monument signage;
11.
Architectural details (such as tile work or moldings) integrated into building facade;
12.
Articulated ground floor levels or base;
13.
Articulated cornice line;
14.
Accent materials;
15.
Community amenities as defined in 3-7.1(E[F])(2);
16.
Offsets, reveals or projecting rib used to express architectural or structural bay;
17.
Varied roof heights; and
18.
Integrated planters or wing walls that incorporate landscape and sitting areas.
(2)
Community Amenities.
Buildings over 50,000 square feet shall contribute to the establishment or enhancement of the community and public spaces by providing at least one of the following community amenities:
1.
A patio seating area;
2.
Water feature;
3.
Clock tower;
4.
Pedestrian plaza with benches and planters;
5.
Public art; or
6.
Any focal feature or amenity that, in the judgment of the Planning Commission, adequately enhances such community and public spaces.
Amenity areas shall be at least ten (10) feet deep and at least 350 square feet in size. Any such areas shall not be constructed of materials that are inferior to the principal materials of the building and the landscape. These amenities may be built so as to terminate a vista, where possible, in order to provide a prominent visual orientation for the development. |
(3)
Site Design.
a.
Dimensional Requirements.
The dimensional requirements of the underlying zoning district shall apply within the IH-30 Overlay District.
b.
Off-Street Parking and Loading.
1.
No more than one (1) full parking bay (2 rows of parking with a driving aisle) shall be allowed between the primary building and the IH-30 right-of-way. Parking to the side and rear of buildings is encouraged and preferred.
2.
To promote efficient use of land, enhance urban form, encourage use of alternative modes of transportation, provide for better pedestrian movement, and protect air and water quality, the minimum required parking ratio shall be 1 space per 1,000 gross square feet of floor area.
c.
Signage.
Unless otherwise specified below, all sign standards shall be the same as set forth in the Greenville Zoning Ordinance, as amended.
1.
Freestanding Signs.
a)
Allowable area.
The allowable area of pole signs shall not exceed a size equal to the width of the lot frontage on which the sign will be located up to a maximum of 250 square feet.
b)
Height.
The maximum sign height is 40 feet.
c)
Pole Covering.
Pole signs must contain a pole cover or covers that are no less than 30 percent of the width of the sign face at its widest part.
d)
Only 1 freestanding sign is allowed per frontage. One additional freestanding pole sign may be allowed on lots with more than 500 feet of frontage where multiple businesses, services, or tenants occupy the land. Freestanding pole signs must not be erected within 200 feet of each other. Freestanding pole signs not meeting these requirements must be erected as monument signs.
2.
Attached Signs.
Attached wall signs shall be designed to be compatible with the storefront in scale, material, size, and color. Sign areas should be designed into the facade of the building and be compatible with the design architecture. Wall signs should not obscure windows, grillwork, pilasters, or ornamental features of the building. Allowable area shall conform to the requirements of the Greenville Zoning Ordinance, as amended.
3.
Multi-Tenant Signs.
The maximum height for a freestanding multi-tenant sign along I-30 is 40 feet. A monument-style multi-tenant sign may be erected up to 15 feet in height.
4.
Sign Building Materials.
Building materials for signs shall be durable, have low maintenance, be of the same design, materials, finish and quality as the principal structure(s), and shall not adversely impact adjacent uses.
a)
Permitted materials for sign backgrounds, frames, supports, and ornamentation include brick, natural stone (including panels or imitation stone), stained split-face block, wood, EIFS, metal panels (when used in conjunction with brick, split-face block or stone), and plastic (when used in conjunction with brick, split-face block or stone).
b)
Prohibited materials for sign backgrounds, frames, supports, and ornamentation include exposed metal poles when not enclosed by a masonry veneer, smooth-face concrete blocks, metal panels (alone) or plastic (alone).
5.
Sign Landscaping.
There shall be landscaping around the sign pole or structure greater than or equal to the square footage of one side of the sign.
6.
Sign Lighting.
All signs may be internally or externally illuminated. External illumination must be directed downward. Internally illuminated signs must have an opaque or non-illuminated background; text and logo only may be illuminated.
d.
Bicycle and Pedestrian Circulation.
1.
Sidewalks.
Sidewalks are required along the full-length of any facade featuring a customer entrance and along any facade that abuts public parking areas. Public sidewalks are not required along the IH-30 Frontage Road right-of-way.
2.
Continuous Pathways Required.
Continuous internal pedestrian walkways shall be provided to connect off-street surface parking areas with primary building entrances.
3.
Distinguished from Driving Surfaces.
All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks, or scored/stamped concrete or asphalt to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.
4.
Connection to Trail Systems.
Internal pedestrian walkways shall connect with existing and future trail systems in adjacent developments and parks.
5.
Bicycle parking shall be accommodated on-site.
e.
Ingress and Egress.
Vehicular and pedestrian conflicts should be minimized by carefully configuring median breaks, entry and exit points, design of entry driveways and sight distances.
f.
Cross Access.
To encourage shared parking and shared access points on public streets, interior vehicular circulation areas shall be designed to allow for cross access to adjacent lots. A stub for future cross access shall be provided from the vehicular use area to all adjacent vacant land.
g.
Landscaping.
All sites, as a minimum, shall meet all applicable landscape standards as set forth in the Greenville Zoning Ordinance. Where the following standards conflict with the City’s landscape standards, these requirements shall prevail:
1.
Streetscape Buffer.
A 20 foot landscape buffer is required adjacent to any public right-of-way. Landscape materials shall be permitted within required utility easements.
a)
The buffer shall contain one (1) canopy tree and one (1) understory tree per 30 feet of frontage as measured along the lot lines. The required trees must be planted in clusters. At least 50 percent of the required trees must be evergreen to ensure year-round foliage. Where overhead power lines prohibit the use of canopy trees, two (2) understory trees shall be substituted for each one (1) canopy tree.
b)
At least 25 percent of the streetscape buffer area must also contain native grass beds or wildflowers.
h.
Exterior Lighting.
All sites, as a minimum, shall meet all applicable landscape standards as set forth in the Greenville Zoning Ordinance.
(G)
Variance.
Requests for a variance from any of the requirements of the IH-30 Overlay District will procedurally be treated as architectural waivers and will be reviewed on a case-by-case basis by the Planning Commission, who will make a recommendation to the City Council for final consideration and action.
(Ordinance 12-073 adopted 11/27/12)