1. A.
   Promote and permit flexibility that will encourage a more creative and imaginative approach in development and result in a more efficient, aesthetic, desirable and economic use of the land, while maintaining density and intensity of use consistent with the adopted Comprehensive Land Use Plan.
2. B.
   Provide minimal effect upon adjacent properties and existing development. To this end, the Planning and Zoning Commission may make appropriate requirements for fulfillment.
3. C.
   Promote development that can be conveniently, efficiently, and economically served by existing municipal utilities and services or by their logical extension.
4. D.
   Promote flexibility in design, placement of buildings, use of open space, pedestrian and vehicular circulation facilities, and off-street parking areas in a manner that will best utilize the potential of sites characterized by special features of geography, geology, topography, size or shape.
5. E.
   Provide, where it is shown to be in the public interest, for the preservation of historical features and such natural features as streams, drainage ways, flood plains, ponds/lakes, topography, unique areas of vegetation, stands of trees and other similar natural assets.
6. F.
   Provide for the enhancement of the natural setting through careful and sensitive placement of man-made facilities and plant materials.

Developers shall be encouraged to incorporate waterscapes, fountains and other architectural features with landscaping that add to aesthetics and visual attraction of the area. Developers shall also be encouraged to use natural instead of man-made materials in construction and developing aesthetic features to a site.​

1. A.
   General and Highway Service Commercial District (C-1, C-2)
2. B.
   Planned Commercial Development District (C-3)
3. C.
   Limited Industrial District (M-1)
4. D.
   Commercial and Limited Light Industrial District (M-1A)
5. E.
   Single-Family Dwelling District (R-1)
6. F.
   Single- and Two-Family Dwelling District (R-2)
7. G.
   Multiple-Family Dwelling District (R-3)

In Zone 1, non-permitted uses in the 141 Mixed Use Development Corridor District include any use governed by M-2, M-3 and A-1 zoning. In Zone 2, non-permitted uses include any use governed by M-2, M-3 and A-1 zoning. Accessory buildings or accessory uses are not allowed in either Zone unless accompanied by a principal building. This excludes stormwater detention facilities.

The Corridor consists of two zones. Zone 1 includes all property within the Grimes City limits and within six hundred (600) feet to the East or West of the Highway 141 right-of-way. In addition, the entire portion of any lot that is located in part in Zone 1 is included in Zone 1. Zone 2 includes all property not included in Zone 1 which is located six hundred (600) feet to one thousand two hundred (1,200) feet to the East or West of the Highway 141 right-of-way. In addition, Zone 2 includes the entire portion of any lot that is located in part in Zone 2 and located in part more than one thousand two hundred (1,200) feet from the Highway 141 right-of-way.

The Corridor shall not include the Park View West Mobile Home Park as long as it continues to be used as a mobile home park, and this exemption is limited to the following legally described area:

The Southwest Quarter of the Northwest Quarter and the Northwest Quarter of Section 9, Township 79 North, Range 25 West of the 5^th P.M., less road and street, (subject to Easements of Record) all now included in and forming a part of the City of Grimes, Polk County, Iowa. By survey, 65.86 acres.

Site Plan Review. Site plan review for uses in the Highway 141 Mixed Use Development Corridor shall be as specified in Section 12-17-1 of the Zoning Ordinance as adopted by the City of Grimes. Prior to the submission of the site plan within the Highway 141 Mixed Use Development Corridor District, a pre-application conference is recommended with the City Administrator, Zoning Administrator and City Engineer.

1. A.
   The parking space requirements listed in Sections 12-15-4 and 12-15-5 Off-Street Parking, Circulation, and Loading regulations in the City of Grimes Zoning Ordinance shall be incorporated.
2. B.
   Any additional parking spaces shall be oriented so that no vehicle is required to back directly into a street right-of-way.
3. C.
   All exterior parking light structures shall be designed in conjunction with the overall architectural theme of the project.
4. D.
   Required parking spaces shall have a minimum size of nine (9) feet wide by eighteen (18) feet long exclusive of access drives, aisles or ramps. The length of parking stalls may be reduced to sixteen and one-half (16 ½) feet including wheel stops if an additional one and one-half (1 ½) feet is provided for the overhang of wheels.

1. A.
   Interior of Lot. In Zone 1, interior lot landscaping shall be provided by landscaped islands or medians within the vehicular area and shall be used to guide traffic and separate pedestrian walkways from vehicular traffic. One (1) such landscaped island or median shall be placed for every twelve (12) parking spaces and shall be a minimum of sixty (60) square feet in area. Landscaped islands may be grouped or combined to meet interior landscape requirements provided the total square footage of any single grouping does not exceed one hundred twenty (120) square feet. The use of ornamental shrubs and coniferous trees shall be encouraged. The ground cover of the island shall consist of grass and/or shrubs, excluding paving.
2. B.
   Perimeter of Lot Adjacent to Abutting Property. On the perimeter(s) of the lot adjacent to abutting residential property, a continuous, unbroken barrier is required for the purpose of buffering service bays, loading and unloading areas, and off-street parking or other vehicular use areas exposed to abutting property.

   1. 1.
      The barrier shall be located between the common lot line and the service bay, loading or unloading area, off-street parking or other vehicular use area. The barrier shall be a minimum of six (6) feet in height consisting of a natural material such as a wood fence, an earth berm or an opaque hedge or any combination thereof. Additional buffer strip area may be required for developments greater than twenty-five thousand (25,000) square feet of building area. (Opacity. Screening shall be sight-obscuring. Fences, walls, and landscaping shall be at least seventy-five percent (75%) opaque when viewed from any angle at a point twenty-five (25) feet away from the fence, wall, or landscaping.)
   2. 2.
      At a minimum, one (1) tree shall be provided every fifty (50) linear feet. Such trees shall be located or grouped between the common lot line and the service bay, loading or unloading area, off-street parking or other vehicular use area. The developer is strongly encouraged to use appropriate landscaping techniques to ensure the overall character of the site is maintained.
   3. 3.
      The provisions of the subsection shall not apply when the proposed perimeter abuts an existing wall or durable landscape barrier on an abutting property, provided the barrier meets all applicable standards set out in this Ordinance.
3. C.
   Perimeter of Lots Adjacent to Public Right-of-Way. On the perimeter(s) of the lot adjacent to public rights-of-way, a strip of land of at least ten (10) feet in depth located between the right-of-way and the off-street parking or other vehicular use area shall be landscaped to include one (1) tree for every fifty (50) feet or fraction thereof. Such trees shall be located between the abutting right-of-way and the off-street parking or other vehicular use area and shall be planted singularly or grouped in a planting area of at least twenty-five (25) square feet. In addition, a hedge, wall, earth berm, or other durable landscape barrier a minimum of three (3) feet in height shall be placed along the perimeter of such landscape strip. If said barrier consists of plant-like material, one (1) shrub shall be planted every four (4) feet and abutting the barrier. The remainder of the required landscape strip shall be planted with grass, ground cover or other landscape material, exclusive of paving.
4. D.
   Development Within the Highway 141 Mixed Use Development Corridor District. The different land uses within the Highway 141 Mixed Use Development Corridor District shall be landscaped and buffered appropriately and in general compliance with the landscape and buffer standards set forth in this section. It is also recognized that it is possible to realize numerous beneficial effects of landscaping including the following:

   1. 1.
      Landscaping can minimize demands on the City storm sewer system by preserving natural drainage.
   2. 2.
      The improvement of air and water quality is achieved through such natural processes as photosynthesis and mineral uptake. The use of trees and other plants reduces erosion by the binding of soil particles with their roots, thus holding the soil together against the effects of wind and water. Vegetation reduces and/or reverses air, noise, heat and chemical pollution through the biological filtering capacities of trees and other vegetation.
   3. 3.
      Landscaping reduces hot air temperatures caused by paved surfaces and automobiles through the process of transpiration associated with green material. Vegetation also helps promote energy conservation through the creation of shade, reducing heat gain in, or on, buildings and paved areas.
   4. 4.
      Landscaping provides visual buffering and beautifies the appearance of setback and parking areas within the City. The use of landscaping also enhances the safety of parking lots by guiding the circulation of cars and people and by insuring that the driver’s vision is unobstructed. Preservation of landscaping protects, preserves and increases the value of property. The use of landscaping helps create natural habitat that supports eco-tourism.
5. E.
   Visual Clearance. To insure landscaped areas do not constitute a driving hazard, safety triangle setback requirements are as follows:

   1. 1.
      At access ways the sight triangle shall be formed by measuring ten (10) feet along the intersection of each side of the access way and the public right-of-way line and connecting these two points.
   2. 2.
      At street intersections the sight triangle shall be formed by measuring thirty-five (35) feet along curb lines and connecting these points.
6. F.
   Installation of Landscape. All landscaping shall be installed in an appropriate manner in order to maintain the health and quality of plant material. No certificate of use shall be authorized unless all landscaping requirements are met.
7. G.
   Protection of Landscaped Areas. The placement of barrier curbs or wheel stops is required to protect all landscaped areas from vehicular damage.
8. H.
   Existing Plant Material. Existing, healthy plant material on site may be used as a credit towards fulfilling the landscaping requirements specified in this section.
9. I.
   Landscape Vegetation Standards. Landscape vegetation shall consist of species compatible with conditions in Central Iowa and shall meet the following standards. Landscaping to be used for screening purposes shall be illustrated in elevation and perspective as well as plan with the size and exact names of plants, shrubs or trees to be planted clearly indicated. On all site plans, the following requirements shall be met:

   1. 1.
      Minimum requirements: Two (2) trees or two (2) trees per one thousand (1,000) square feet of required open space, fifty percent (50%) two (2) inch caliper and the remaining eight (8) feet to ten (10) feet in height and one and one-half (1 ½) inch caliper. The trees shall be balled or burlap stock. The minimum height for evergreens shall be six (6) feet and may be counted as two (2) inch caliper for requirements. The trees must live for at least twelve (12) months after planting or be replaced by the landowner.
   2. 2.
      Minimum requirements: One (1) shrub shall be planted for every five hundred (500) square feet of open space, but no less than three (3) shrubs per lot.
   3. 3.
      Landscape around buildings: Landscaping around buildings shall consist of a variety of plants, shrubs and flowers. Plants shall be placed along building faces that front public rights-of-way and near primary entrances into the building at a minimum spacing of one (1) foot apart once the plant is fully matured.
   4. 4.
      Landscaping Plan: A landscaping plan is to be submitted for approval as part of final site plan submittal. Landscaping plan is to show the following information:

      1. a.
         Location of trees and shrubs.
      2. b.
         Size and species of trees and shrubs.
      3. c.
         Percentage of each size of tree.
      4. d.
         Type of ground cover and form of maintenance.
   5. 5.
      Approval of landscaping in-place is to be requested by the developer at the time occupancy permit is requested. Any changes or deviation from the approved site plan landscape design shall be approved by the Zoning Administrator prior to installation. Landscaping materials shall be planted as each phase of a site is developed. Should completion of landscaping be delayed due to season of the year, a temporary occupancy permit may be issued if the developer posts a bond in the amount of the landscaping not completed. At the developer’s option and at the time of site plan filing, he/she may submit a list of alternate or substitute species from the permitted or established list to be used should the preferred material not be available when needed and required.
   6. 6.
      Ground cover plants shall form a solid mat or cover over the ground within a twelve (12) month period. Sod shall be employed when grass is used as a ground cover in Zone 1. In Zone 2, the non-street portion of the public right-of-way and the front setback shall be sodded; all other areas may be seeded with Planning and Zoning Commission and Council approval. Non-living material shall not be used as the primary ground cover device, but may be used in conjunction with living plant material to develop an ornamental landscaping effect. Non-living material such as rocks, pebbles, sand, wood mulch or wood chips shall be placed at a minimum depth of three (3) inches and shall be used in conjunction with an appropriate landscape weed control fabric. Native seeding, in lieu of sod, may be utilized in stormwater management areas as approved by Staff.

1. A.
   All areas subject to vehicular traffic, including access ways, service bays and drives, and parking, storage, loading and unloading areas, shall be hard surfaced with either concrete or asphalt.
2. B.
   Pedestrian walkways and vehicular traffic shall be separated with landscaped space. The design and/or location of pedestrian walkways shall be determined at the platting stage with a Pedestrian Circulation Plan being reviewed and approved as a component of the master site plan review.
3. C.
   The linking and coordination of parking areas between developments in the Highway 141 Mixed Use Development Corridor District shall be encouraged to reduce the number of turns onto and off of surrounding streets and reduce potential traffic conflicts.
4. D.
   Whenever possible the sharing and coordination of parking areas between developments in the Highway 141 Mixed Use Development Corridor District shall be encouraged to control the number of curb cuts and reduce potential traffic conflicts in the transportation network of the site and enhance the site as it relates to the surrounding developments.

1. A.
   In Zone 1, all service bays, loading and unloading areas must be screened by an opaque fence of a height sufficient to adequately screen the bay or area from Highway 141 and consisting of wood or brick. In Zone 1, no outdoor storage is allowed, excluding garden centers. In Zone 1 and Zone 2, no service bays, loading or unloading areas, trash receptacles and dumpsters may be located in or face any setback from a public right-of-way. In cases where a substantial green space exists a landscape/berm screen can be provided, which must provide a seventy-five percent (75%) opaque view within eighteen (18) months. The majority of the landscape material shall be coniferous to provide a year-round screen.
2. B.
   Service bays and drives, and trash receptacles and dumpster areas shall be oriented in such a way that, in the process of loading or unloading, no vehicle will block the passage of other vehicles on the service drive or extend into any other public or private street.
3. C.
   Outdoor storage areas in Zone 2 must be fully screened by an opaque fence of a height sufficient to adequately screen the bay or area from adjacent properties and public rights-of-way consisting of wood or brick. (Opacity. Screening shall be sight-obscuring. Fences, walls, and landscaping shall be at least seventy-five percent (75%) opaque when viewed from any angle at a point twenty-five (25) feet away from the fence, wall, or landscaping.)

1. A.
   All light structures shall be shaded or hooded and oriented inward so as to prevent intrusion into surrounding areas. All buildings in Zone 1 and Zone 2 that face public right-of-way shall be uplit.
2. B.
   All lighting fixtures must be drawn to scale and submitted for review along with the project plans to allow for a uniform lighting plan in the area.
3. C.
   All buildings in Zone 1 and Zone 2 shall incorporate uplighting for building faces adjacent to public right of way. Uplighting of landscaping is encouraged.

Definitions. All words and phrases used in this Ordinance shall have the meanings set forth in this Ordinance. Words and phrases not defined in this Ordinance but defined in the Zoning Ordinance of the City of Grimes shall be given their common, ordinary meaning, unless the context clearly requires otherwise.

This Ordinance has been made with reasonable consideration to the character of areas included in this overlay district regulation and the peculiar suitability of such areas for particular uses, and with a view to conserving the value of buildings and encouraging the most appropriate use of land within the City.

The provisions of this Ordinance are the minimum requirements for the promotion of public health, safety and general welfare. If this Ordinance requires a greater width, or size of yards or other open spaces of a greater percentage of lot to be left unoccupied, or imposes other higher standards than are required in any other statute or local ordinance or regulation, this Ordinance shall govern. This Ordinance shall not be deemed a limitation or repeal of any other power granted by the Code of Iowa.

1. A.
   A-1 Agricultural District. This zoning district is intended to be applied to undeveloped land and agricultural uses within the overlay district boundaries. At the time of further development such property shall be rezoned to an appropriate base zoning district.
2. B.
   R-1 Single-Family Dwelling District.
3. C.
   R-2 Single- and Two-Family Dwelling District.
4. D.
   R-3 Multiple-Family Dwelling District.
5. E.
   R-4 Planned Residential Development District.
6. F.
   C-1 General Commercial District.
7. G.
   C-2 General and Highway Service Commercial District.
8. H.
   C-3 Planned Commercial Development District. The "C-3" Planned Commercial Development District shall be applied only within Area 2 of the Transportation Corridor Mixed Use Development Overlay District.

The following zoning districts shall be considered prohibited base zoning districts within the Transportation Corridor Mixed Use Development Overlay District: M-1 Limited Industrial District; M-1A Commercial and Limited Light Industrial District; M-2 Light Industrial District; M-3 Heavy Industrial District and R-5 Mobile Home Park District.​

1. A.
   In the A-1 Agricultural Zoning District the following conditional uses shall not be considered for approval by the Zoning Board of Adjustment:

   1. 1.
      Mink and chinchilla farms and ranches.
   2. 2.
      Private aircraft landing fields and airports.
   3. 3.
      Mining and extraction of minerals and raw materials.
   4. 4.
      Private sanitary landfills and solid waste disposal facilities.
   5. 5.
      Feed lots and poultry farms.
   6. 6.
      Private gun clubs, skeet-shooting ranges and similar uses.
2. B.
   In the C-1 General Commercial District, and C-2 General and Highway Service Commercial District, construction of new single-family and two-family dwellings shall be considered impermissible uses and such new construction shall not be permitted after the effective date of this Ordinance. Any existing single-family or two-family dwelling, or a single-family dwelling or two-family dwelling for which a building permit has been received and construction has commenced prior to the effective date of this Ordinance, shall be considered a permitted use. As such, maintenance, renovation and/or expansion, or replacement of a fire damaged/destroyed dwelling of pre-existing one-family and two-family dwellings shall be permitted, as long as it is consistent with the applicable zoning regulations.
3. C.
   A mix of commercial uses and multiple dwellings in the same structure is permitted and encouraged in the C-1 General Commercial District and the C-2 General and Highway Service Commercial District. However, one hundred percent (100%) of the first floor shall be in a permitted commercial use, and the multiple dwellings shall be located above the first floor.

1. A.
   Building Materials.

   1. 1.
      Commercial Buildings. The exterior building walls of all newly constructed commercial buildings with a base zoning of C-1 General Commercial District, C-2 General and Highway Service Commercial District, and C-3 Planned Commercial District shall be constructed with face brick or brick panels. This requirement shall not preclude the use of accent materials such as stone or cast stone on the street face of the buildings. A sample of the brick material and any accent material shall be submitted for approval along with the other required application materials.

      Other masonry materials, including stone, cast stone, ornamental concrete block, or other similar materials such as concrete panels, may be allowed on the exterior building wall facing adjacent streets of commercial buildings, provided such alternate materials are reviewed by the Planning and Zoning Commission and approved by ⅘ vote of the City Council. A sample of any of the alternate materials shall be submitted along with the other required materials. Evaluation of these alternate materials shall be based on the quality of the building design, the intended character of the area, and the relationship and compatibility with building materials in the immediate neighborhood.

      Existing residential structures that are converted to a commercial use may be remodeled to such use without being required to meet the exterior building siding requirements stated above but shall complement the existing residential housing within the zone.

   2. 2.
      Multiple Dwellings. Acceptable materials for the exterior building walls for multiple dwellings include horizontal lapped siding with four (4) inches to six (6) inches exposed between laps, brick, brick panels, stone, cast stone, ornamental concrete block or other similar materials. At least fifty percent (50%) of exterior building walls facing abutting streets, exclusive of the window and door openings, shall be constructed of brick, brick panels, stone, cast stone, ornamental concrete block or other similar materials.
2. B.
   Roofing Materials. Allowable roofing materials for any sloped roof on new commercial buildings or new multiple dwellings shall include the following: shingles, shakes, or standing seam metal roofs of a color approved by the City Council. Galvanized or aluminum colors shall not be permitted.
3. C.
   Windows and Doorways. In order to maintain a pedestrian orientation and promote a traditional downtown character all exterior building walls facing adjacent streets of commercial buildings in the C-1 General Commercial District, C-2 General and Highway Service Commercial District, and C-3 Planned Commercial District shall be glazed along a minimum of forty percent (40%) of the wall length with clear glass at eye level.

   A primary entrance door shall be provided on street side of all commercial buildings. In the case of a corner lot there shall be a primary entrance door on the side where the building is addressed.

Screening Requirements.

1. A.
   Mechanical Equipment. For all uses, except single-family and two-family dwellings, mechanical equipment, including cooling and heating equipment, pumps, generators and transformers, that are located on the ground shall be substantially screened from the adjacent street and from adjacent residentially zoned properties by a fence and/or evergreen shrubs. All mechanical equipment mounted on roofs or the walls of buildings shall be substantially screened from any adjacent properties and from adjacent streets with materials that are consistent with the architectural materials used on the abutting side of the exterior of the building.
2. B.
   Dumpsters. All dumpsters and/or trash collection areas shall be located on the rear half of the lot and shall be screened from public streets and any adjacent properties by means of a wall or a substantially opaque fence. Such wall or fence materials shall architecturally match the principal building, although alternating board fence would be acceptable, if the dumpster or trash collection area is not visible from the street.

Loading Dock Access and Location.

1. A.
   Access. When a site is adjacent to an alley, access to off-street loading shall be from that alley. In the case of a corner lot fronting on Highway 44, access shall be from the side street. For all other corner lots, access shall be from the street having the least volume of vehicular traffic.
2. B.
   Location of the Loading Dock. A loading dock shall not be located on the side of the building facing Highway 44, any other street, or any residentially zoned property. An exception to this requirement may be allowed in the case where no other practical location is possible and where a visual screen/wall or another architectural feature is provided to screen the loading dock from view or to enhance its appearance. Such screen/wall or architectural feature shall be compatible with the exterior building wall materials and the design of the street face of the building. The screen/wall or architectural feature shall be of sufficient height and width to minimize views of the loading dock from adjacent sidewalks, streets and residential structures. Architectural elevations for the loading dock screen/wall or architectural feature shall be submitted along with the other required submittal materials and shall be reviewed by the Planning and Zoning Commission and approved by the City Council as part of the approval process for commercial buildings.

On-site sidewalks shall connect the street to the main entrance of the principal structure on the site. Where on-site sidewalks cross parking lots, drive aisles, or driveways, the crossing shall be clearly marked or identifiable through the use of striping, speed bumps, different paving material or other similar method.

In the case of a corner lot the on-site sidewalk is only required between the main entrance of the principal structure and one street.

When such facilities are located along Highway 44, access to the drive-through lane shall be by means of an adjacent alley, if practical.

The developer shall demonstrate that there will be adequate stacking space provided on-site for the drive-through use during peak use times in order to prevent stacking onto Highway 44, adjacent streets or into an alley.

1. A.
   Control of Glare. Any luminaire with a lamp rated at more than one thousand eight hundred (1,800) lumens shall not emit, in its installed position, any direct light above the horizontal plane through the lowest direct light emitting part of the luminaire, and it shall not emit in its installed position any more than five percent (5%) of its total light output in the zone from fifteen degrees (15°) below horizontal to the horizontal plane through the lowest light emitting part of the luminaire.
2. B.
   Exceptions to the Control of Glare. Any lighting source producing one thousand eight hundred (1,800) lumens or less shall be exempt from these regulations. Also any temporary lighting needed by Police, Fire or other emergency services and all hazard warning luminaries required by Federal regulatory agencies shall be exempt from these regulations.
3. C.
   Light Trespass. All nonexempt outdoor lighting fixtures shall be designed, installed and maintained to prevent light trespass. All outdoor lighting fixtures shall be installed and thereafter maintained so as to not cause direct light from the luminaire to be directed to residential buildings on adjacent and nearby property or nearby land. If such a condition should occur, the luminaire shall be redirected or its light source shall be controlled as necessary to eliminate the condition.
4. D.
   Pre-existing Luminaires. Any luminaires lawfully in place at the time of the adoption of these regulations shall be grandfathered. Such luminaires may be replaced with like luminaire unless at least fifty percent (50%) of the like luminaires are being replaced on the same premises. In such a case all replacement luminaires shall meet the requirements of these regulations.
5. E.
   Submittal Requirements. The following items shall be submitted by the applicant for site plan approval and/or a permit to install outdoor lighting in the Transportation Corridor Mixed Use Development Overlay District:

   1. 1.
      Plans, including the location on the premises of luminaires, fixtures, lamps, supports, reflectors or other lighting devices;
   2. 2.
      A detailed description of the luminaires, fixtures, lamps, supports, reflectors or other lighting devices; [This description shall include manufacturer's catalog cuts and drawings]
   3. 3.
      Photometric data, such as that supplied by the manufacturer, showing the angle of cutoff or light emissions.
6. F.
   Highway 44 Pole and Fixture Requirements. The poles and fixtures for all parking lot lighting to be installed on commercially zoned property abutting Highway 44 shall be consistent with the poles and fixtures chosen for the Highway 44 right-of-way in order to present a uniform lighting pattern and design along the Highway 44 corridor.

1. A.
   Highway Access. Direct access to Highway 44 shall be permitted only when the subject parcel has no other reasonable access to the street system of the City. Because Highway 44 is a State highway any vehicular access to Highway 44 will require coordination with the Iowa Department of Transportation (IDOT). Proposed access plans shall be submitted, reviewed, and approved by the City Engineer prior to submittal of such plans to IDOT for access permit approval.
2. B.
   Shared Access. Shared access and reciprocal cross easements for access between adjoining properties will be encouraged to minimize the number of private property access cuts on Highway 44.
3. C.
   Alley Use. The use of alleys for primary and secondary access to properties abutting Highway 44 shall be encouraged in order to improve capacity on Highway 44.
4. D.
   Corner Lots. Residential uses on corner lots along Highway 44 shall gain access from the side street and/or from an abutting alley.

   Commercial uses and mixed commercial and residential uses on corner lots shall gain access from the side street and/or abutting alley to the extent that it is practical and reasonable.

5. E.
   Intersection and Access Visibility. A visibility triangle shall be maintained on any corner lot in any commercial zone abutting Highway 44 and at any driveway access from Highway 44. Within the visibility triangle, no fence, wall or sign shall be erected, and no foliage plant shall be permitted that will grow to a height of more than two and one-half (2 ½) feet above the elevation of the established centerline grades of the intersecting streets of such corner lot or the centerline grade of the street abutting the driveway access.

   A corner lot visibility triangle is defined as the area created by the intersection of property lines at the corner of two (2) abutting streets and a line connecting two (2) points on the two (2) property lines twenty (20) feet from the point of intersection. A driveway access visibility triangle is defined as the area created by the intersection of the property line abutting the street and side edge of the driveway and a line connecting a point on the property line and a point on the edge of the driveway twenty (20) feet from the point of intersection.

   In residential base zoning districts the visibility at intersections for residential districts in Section 12-19-1(7) of the Zoning Ordinance of the City of Grimes shall apply.

1. A.
   Off-street Loading and Parking Requirements. The minimum off-street loading and parking space requirements listed in Sections 12-15-4 and 12-15-5 of the Zoning Ordinance of the City of Grimes shall apply in this overlay zone. The City Council upon recommendation from the Planning and Zoning Commission may require additional off-street parking spaces beyond the minimum, if it makes a finding that there is good and sufficient reason to believe that additional parking will be needed to prevent improper parking on the premises or that there will be an overflow of parked vehicles onto adjacent streets that will result in traffic and safety problems. In certain instances where off-street parking is limited by size or shape of the development site, the City Council may count on-street parking toward the minimum parking requirements, provided that this accommodation will not negatively affect the use and enjoyment of adjacent and nearby property.
2. B.
   Parking Lot Setbacks. The following minimum setbacks from property lines shall be observed in the design and development of off-street parking lots.

   10 feet --- from Highway 44 R.O.W.
   8 feet --- from all other streets
   8 feet --- from property line when commercial use abuts a residential use or undeveloped land in a residential zone
   5 feet --- from all other common lot lines

3. C.
   All surface truck parking and unloading areas shall be located on the rear one-half (½) of the lot.
4. D.
   All parking lots shall be designed and oriented so that there is adequate drive aisle width to facilitate the maneuvering of trucks, vans and full-sized vehicles in and out of the parking spaces. No parking space shall be designed to require a vehicle to back into a street right-of-way.
5. E.
   Required parking spaces shall have a minimum size of nine (9) feet by eighteen (18) feet, exclusive of access drives, drive aisles or ramps. The length of the parking stall may be reduced to sixteen and one-half (16 ½), including wheel stops, if an additional one and one-half (1 ½) feet is provided for the overhang of the bumper.
6. F.
   Surface parking lots shall conform to the landscaping and screening requirements set forth in Section 12-11-2(17). Parking lot lights shall conform to the outdoor lighting requirements set forth in Section 12-11-2(14).

1. A.
   Landscaping and Screening Adjacent to Residentially Zoned Property. In any commercial base zoning district a buffer strip a minimum of five (5) feet wide shall be maintained along any common lot line that abuts residentially zoned property. The width of the buffer strip shall be increased to eight (8) feet if there is a parking lot adjacent to the residentially zoned property. Within this buffer strip the following landscaping and/or screening requirements shall apply:

   1. 1.
      A barrier shall be created within the buffer strip to effectively screen the commercial property from the residential property. This barrier may take the form of a fence, masonry wall or opaque hedge, which shall be a minimum of six (6) feet in height. The height of the barrier shall be reduced to an appropriate height where it is necessary to preserve sight visibility for driveway approaches and other similar situations. If a fence or wall is used to provide the barrier, the fence or wall should be placed adjacent to the common lot line.
   2. 2.
      When a wall or fence is used to provide the barrier, the remaining ground surface of the buffer strip area shall be planted with grass, other vegetative ground cover or low shrubs. One (1) over-story tree shall be planted in the buffer strip for every forty (40) lineal feet along the common lot line. The trees may be evenly spaced or grouped for maximum effect. If an opaque hedge is used to provide the barrier the remaining ground surface, exclusive of the area directly beneath the hedge canopy, shall be planted in grass or vegetative ground cover. Mulch may be used at the base of shrubs only or around the base of the trees.
2. B.
   Parking Lot Landscaping. All parking lot setback areas shall be landscaped in the following manner:

   1. 1.
      All parking lot setback areas along interior side and rear lot lines shall be planted with a combination of grass or vegetative ground cover, shrubs and trees. One (1) over-story tree is required for every forty (40) lineal feet along the perimeter of parking lot where it abuts the setback area. In designing the landscape plan for this setback area, consideration shall be given to obscuring the glare of headlights from adjacent and nearby property. To that end an opaque fence may be used in lieu of shrubs to obscure the headlight glare from adjacent property.

      In the case where the parking lot is located in a commercial zoning district and the property abuts a residential zoning district, the buffer strip landscaping requirements in Subsection A above shall prevail.​​​​​​

   2. 2.
      On the perimeter(s) of the lot adjacent to public rights-of-way, a strip of land of at least eight (8) feet in depth located between the right-of-way and the off-street parking or other vehicular use area shall be landscaped to include one (1) tree for every forty (40) feet or fraction thereof.  Such trees shall be located between the abutting right-of-way and the off-street parking or other vehicular use area and shall be planted singularly or grouped in a planting area of at least twenty-five (25) square feet.  In addition, a hedge, wall, earth berm, or other durable landscape barrier a minimum of three (3) feet in height shall be placed along the perimeter of such landscape strip.  If said barrier consists of non-living material, one (1) shrub shall be planted every ten (10) feet and abutting the barrier.  The remainder of the required landscape strip shall be planted with grass, ground cover or other landscape material, exclusive of paving. The planting of trees is not required along Highway 44 in order to preserve sight visibility and to avoid interference with street lighting.
   3. 3.
      Interior landscaping is required in any parking lot containing fifty (50) or more parking spaces. One (1) landscaped island is required for the first fifty (50) parking spaced and an additional island shall be required for each additional twenty-five (25) parking spaces. The landscaped island shall be a minimum of nine (9) feet wide and eighteen (18) feet long and shall include grass or vegetative ground cover and an over-story tree. A landscaped median shall be required for every three (3) contiguous double-loaded parking aisles. The median shall run the full length of the drive aisle and shall be a minimum of nine (9) feet wide. A minimum of one (1) over-story tree shall be planted per forty (40) lineal feet of median, and the remainder of the island shall be planted with grass or vegetative cover.
3. C.
   Foundation Plantings. Foundation plantings, including deciduous and coniferous shrubs, and perennials, shall be planted along the fronts and sides of commercial, governmental, and institutional buildings and multiple dwellings.
4. D.
   Mulch. Mulch, including bark, river rock, lava rock, crushed brick and other similar materials may be used under shrubs and at the base of trees to retain moisture and control the growth of weeds, however, it shall not be used in lieu of grass or other vegetative ground cover when such materials are required landscaping materials.
5. E.
   Landscape Plans. A landscape plan shall be submitted with the application for site plan approval. It shall contain at a minimum the following information: (1) a site plan, showing the location of all plant materials; and (2) a list of all plant materials, including the plant species, plant size, mature size, and number to be planted. The landscape plan shall be approved as part of the site plan approval process.

1. A.
   Architecture Standards By Zone. With regard to the Zone where the building will be located, the proposed structure must meet the following requirements:

   1. 1.
      Zone 1 Architecture Standards.

      1. a.
         All buildings located in Zone 1 must be constructed so that all of the walls of the building shall have a primary covering. The primary material shall constitute at least seventy-five percent (75%) of the wall area, excluding glass. The primary exterior material shall consist of a combination of earthtone colored brick, architectural concrete panels, textured concrete block, marble or stone panels. The standard shall apply to all sides of any building. The remaining exterior material shall be considered as building trim. For the purposes of this section, trim is defined as an ornamental design feature, that when removed does not significantly alter the appearance of the building. It would commonly consist of building elements like moldings, cornices, parapet, frieze, sills, lintels, stringcourse, quoining, and ledgement. The maximum amount of trim on the wall area, excluding glass, shall not exceed twenty-five percent (25%). No wood, masonite, asphaltic exterior wall or roof material, aluminum or steel siding, non-architectural sheet metal, non-textured concrete block, stucco, vinyl, E.I.F.S. (Exterior Insulation and Finish Systems) or other similar materials shall constitute a portion of any building, except as trim.
      2. b.
         In addition, the building mass or façade standards listed below are intended to avoid large, undifferentiated wall surfaces and shall apply to all building elements, which are visible from neighboring properties or the public right-of-way:

         1. i.
            No blank wall area or façade shall exceed thirty (30) feet in horizontal or vertical direction.
         2. ii.
            A minimum of five (5) of the treatments listed below, which are proportionate to the building façade, shall be utilized to reduce the perceived scale of a building.

            1. 1.
               Reveals.
            2. 2.
               Popouts.
            3. 3.
               ​​​​​​​Offsets measuring at least four (4) feet in depth.
            4. 4.
               ​​​​​​​​​​​​​​​​​​​​​A vertical architectural treatment a minimum of twelve (12) inches in width.
            5. 5.
               ​​​​​​​​​​​​​​​​​​​​​Color, texture or material change including, but not limited to, brick or stone.
            6. 6.
               ​​​​​​​​​​​​​​​​​​​​​Architectural banding.
            7. 7.
               ​​​​​​​​​​​​​​​​​​​​​Planters.
            8. 8.
               ​​​​​​​​​​​​​​​​​​​​​Awnings.
            9. 9.
               ​​​​​​​​​​​​​​​​​​​​​Decorative parapet arched, gabled, stepped, etc. or cornice treatments.
            10. 10.
                ​​​​​​​​​​​​​​​​​​​​​Covered walkways.
            11. 11.
                ​​​​​​​​​​​​​​​​​​​​​Variations in roof forms.
            12. 12.
                ​​​​​​​​​​​​​​​​​​​​​Deep-set windows with mullions or decorative glazing.
            13. 13.
                ​​​​​​​​​​​​​​​​​​​​​Columns or pillars.
            14. 14.
                ​​​​​​​​​​​​​​​​​​​​​Marble or tile accents.
            15. 15.
                ​​​​​​​​​​​​​​​​​​​​​Variation in roof height.
            16. 16.
                ​​​​​​​​​​​​​​​​​​​​​Other façade treatments as agreed upon by the Zoning Administrator or designee thereof.
      3. c.
         ​​​​​​​All building walls facing any public R.O.W shall consist of a minimum of twenty percent (20%) of non-reflective glass or glaze.
      4. d.
         ​​​​​​​Precast walls will be allowed with the following conditions:

         1. i.
            ​​​​​​​​​​​​​​All exterior walls of a building shall be articulated with a consistent style and materials. In no case shall any façade consist of unarticulated blank walls.
         2. ii.
            ​​​​​​​​​​​​​​Each wall facing the public R.O.W. shall consist of thirty percent (30%) non-reflective glass or glaze.
         3. iii.
            ​​​​​​​​​​​​​​All precast shall be earthtone colored concrete or earthtone painted concrete.
         4. iv.
            ​​​​​​​​​​​​​​All precast shall have decorative reveals joints.
      5. e.
         ​​​​​​​If the underlying building has metal or concrete form walls, the metal or concrete portion of the external walls must be completely covered with the materials listed in this paragraph, but this requirement may be waived in all or in part by application for approval of an alternative design to the Planning and Zoning Commission and the City Council if it is demonstrated by the property owner that:

         1. i.
            ​​​​​​​​​​​​​​Covering the metal or concrete building with appropriate materials for all or part of the building side is inconsistent or unnecessary based upon the proposed use of the structure, the appearance of other buildings in the immediate vicinity, and the attractiveness of the proposed alternative design.
         2. ii.
            ​​​​​​​​​​​​​​Visibility of the side of the building to the general public will be limited by terrain, thick vegetation, or by the placement of current or proposed building structures.
      6. f.
         ​​​​​​​In Zone 1, all heating, ventilation, and air conditioning mechanical units shall be screened from public view by an opaque fence consisting of wood or brick.
   2. 2.
      Zone 2 Architecture Standards.

      1. a.
         ​​​​​​​All buildings located in Zone 2 must be constructed so that the front building face and a minimum of ten (10) feet of each side wall extending from the front building face or the front building face of buildings on adjacent properties has a primary covering. The primary material shall constitute at least seventy-five percent (75%) of the wall area, excluding glass. The primary exterior material shall consist of a combination of earthtone-colored brick, architectural concrete panels, textured concrete block, marble or stone panels. The remaining exterior material shall be considered as building trim. For the purposes of this section, trim is defined as an ornamental design feature, that when removed does not significantly alter the appearance of the building. It would commonly consist of building elements like moldings, cornices, parapet, frieze, sills, lintels, stringcourse, quoining, and ledgement. The maximum amount of trim on the wall area, excluding glass, shall not exceed twenty-five percent (25%). No wood, masonite, asphaltic exterior wall or roof material, aluminum or steel siding, non-architectural sheet metal, non-textured concrete block, stucco, vinyl, EIFS (Exterior Insulation and Finish Systems) or other similar materials shall constitute a portion of any building, except as trim.
      2. b.
         ​​​​​​​In addition, the building mass or façade standards listed below are intended to avoid large, undifferentiated wall surfaces and shall apply to all building elements, which are visible from neighboring properties or the public right-of-way:

         1. i.
            ​​​​​​​​​​​​​​No blank wall area or façade shall exceed thirty (30) feet in horizontal or vertical direction.
         2. ii.
            ​​​​​​​​​​​​​​A minimum of five (5) of the treatments listed below, which are proportionate to the building façade, shall be utilized to reduce the perceived scale of a building.

            1. 1.
               ​​​​​​​​​​​​​​​​​​​​​Reveals.
            2. 2.
               ​​​​​​​​​​​​​​​​​​​​​Popouts.
            3. 3.
               ​​​​​​​​​​​​​​​​​​​​​Offsets measuring at least four (4) feet in depth.
            4. 4.
               ​​​​​​​​​​​​​​​​​​​​​A vertical architectural treatment a minimum of twelve (12) inches in width.
            5. 5.
               ​​​​​​​​​​​​​​​​​​​​​Color, texture or material change including, but not limited to, brick or stone.
            6. 6.
               ​​​​​​​​​​​​​​​​​​​​​Architectural banding.
            7. 7.
               ​​​​​​​​​​​​​​​​​​​​​Planters.
            8. 8.
               ​​​​​​​​​​​​​​​​​​​​​Awnings.
            9. 9.
               ​​​​​​​​​​​​​​​​​​​​​Decorative parapet arched, gabled, stepped, etc. or cornice treatments.
            10. 10.
                ​​​​​​​​​​​​​​​​​​​​​Covered walkways.
            11. 11.
                ​​​​​​​​​​​​​​​​​​​​​Variations in roof forms.
            12. 12.
                ​​​​​​​​​​​​​​​​​​​​​Deep-set windows with mullions or decorative glazing.
            13. 13.
                ​​​​​​​​​​​​​​​​​​​​​Columns or pillars.
            14. 14.
                ​​​​​​​​​​​​​​​​​​​​​Marble or tile accents.
            15. 15.
                ​​​​​​​​​​​​​​​​​​​​​Variation in roof height.
            16. 16.
                ​​​​​​​​​​​​​​​​​​​​​Other façade treatments as agreed upon by the Zoning Administrator or designee thereof.
      3. c.
         ​​​​​​​All building walls facing any public R.O.W. shall consist of a minimum of twenty percent (20%) of non-reflective glass or glaze.
      4. d.
         ​​​​​​​Precast walls will be allowed with the following conditions:

         1. i.
            ​​​​​​​​​​​​​​All exterior walls of a building shall be articulated with a consistent style and materials. In no case shall any façade consist of unarticulated blank walls.
         2. ii.
            ​​​​​​​​​​​​​​Each wall facing the public R.O.W. shall consist of thirty percent (30%) non-reflective glass or glaze.
         3. iii.
            ​​​​​​​​​​​​​​All precast shall be earthtone-colored concrete or earthtone-painted concrete.
         4. iv.
            ​​​​​​​​​​​​​​All precast shall have decorative reveals joints.
      5. e.
         ​​​​​​​If the underlying building is constructed using either metal or concrete form walls, the metal or concrete portion of the walls on the front of the building face must be totally covered with the materials listed in this paragraph. The front building face for the purposes of Zone 2 shall be that side or sides of the building which face the street and are located at the front end of the building at or near the front setback. The alternative design may be approved by the Planning and Zoning Commission and the City Council if it is demonstrated by the property owner that:

         1. i.
            ​​​​​​​​​​​​​​Covering the metal or concrete building with appropriate materials for all or part of the building side is inconsistent or unnecessary based upon the proposed use of the structure, the appearance of other buildings in the immediate vicinity, and the attractiveness of the proposed alternative design.
         2. ii.
            ​​​​​​​​​​​​​​Visibility of the side of the building to the general public will be limited by terrain, thick vegetation, or by placement of current or proposed building structures.