Zoneomics Logo
search icon

Johnston City Zoning Code

CHAPTER 185

ARCHITECTURAL STANDARDS

185.01 STATEMENT OF INTENT

The image and character of the community is important to protect the value of buildings and property and promote the general welfare of the community. It is recognized that the community should be visually attractive as well as financially prosperous, and the manner in which a use is accomplished is as important as the use itself. The quality of architecture and building construction is important to the preservation and enhancement of building and property values, prevention of the physical deterioration of buildings, and the promotion of the image of the community and the general welfare of its citizens.

Effective on: 5/1/2023

185.02 GENERAL REQUIREMENTS

  • 1.
    The requirements, guidelines, and standards set forth in this Chapter shall apply to any development or redevelopment of property except single-unit and two-unit residential dwellings and their associated accessory structures.
  • 2.
    Architectural plans for buildings shall be submitted simultaneously with an application for site plan review as required in CHAPTER 190 LAND USE PROCEDURES. Documentation to be submitted includes:
    1. A.
      Building elevations showing the building’s design.
    2. B.
      Information about the proposed building exterior materials.
    3. C.
      Detailed information relating to any accent lighting.
    4. D.
      General information pertaining to the proposed location for signage.
    5. E.
      Any other information needed to document the proposed building exterior.

    • Effective on: 5/1/2023

    185.03 BUILDING MATERIALS

  • 1.
    In non-residential districts, asphalt roofs shall not be painted.
  • 2.
    The standards of this Section shall apply to the following sides of new buildings, building additions or building expansions as follows:
    1. A.
      All facades of structures in R districts that are three (3) or more units, except for facades that are facing a buffer required by CHAPTER 182 Buffering and Screening Standards or CHAPTER 183 Stream Buffer Protection.
    2. B.
      All facades in C and MU districts.
    3. C.
      All facades facing or visible from a public street in an E District.
    4. D.
      All facades facing and within 300 feet of a public street in an A-R or M District.
  • 3.
    Building materials shall be divided into the following three (3) classes:
    1. A.
      Class A shall be considered high-quality building materials that are long-lasting and able to withstand wear and tear. Class A materials are considered architecturally desirable and are designed for the climate conditions the material will commonly be exposed to resulting in a typical material life expectancy of 40 years or more. Class A materials include:
      1. 1.
        Fired clay brick, full-veneer masonry wall system that is not painted.
      2. 2.
        Natural stone, full-veneer masonry wall system that is not painted.
      3. 3.
        Glass, bird friendly glass, glass curtain wall, and/or glass cladding system. Except for bird friendly glass, no glass, glass curtain wall, or glass cladding system located on ground floor non-residential spaces shall be opaque, colored, or have any reflective mirror type coating.
      4. 4.
        Architectural grade commercial use cementitious panel rainscreen systems.
      5. 5.
        Thin veneer fired clay brick (adhered) that is not painted:
        1. a.
          Thin brick will only be used in applications where the actual brick thickness will not be distinguishable or is otherwise addressed by adjustments in the wall plane to provide the appearance of full depth brick;
        2. b.
          Only fired-clay thin brick units will be used and no concrete based thin brick units or brick panels will be used;
        3. c.
          ‘L’ shaped brick corner pieces and full-depth brick caps will be utilized at all corners and edges to maintain the appearance of full-depth brick; and,
        4. d.
          The thin brick units will be individually applied and brick tile or brick panel installation systems will not be used.
      6. 6.
        Manufactured or cast stone (adhered).
    2. B.
      Class B shall be considered standard building materials. Class B materials are considered architecturally desirable and are designed for the climate conditions the material will commonly be exposed to resulting in a typical material life expectancy of 20 years or more. Class B materials include:
      1. 1.
        Wood (exterior grade finish), including exposed heavy timbers and soffits or cross laminated timber.
      2. 2.
        Metal wall panel systems, insulated or rain screen assemblies with hidden fasteners. This shall not include metal siding and corrugated or ribbed metal sheets of any type.
      3. 3.
        Textural concrete panels that are integrally colored (not painted).
      4. 4.
        Masonry stucco that is traditionally applied.
      5. 5.
        Specialty concrete block such as textured, burnished block or split-face block, or concrete brick that is integrally colored (not painted).
      6. 6.
        Glass, glass curtain wall, and/or glass cladding system which is opaque, colored, or which has a reflective mirror type coating. This material excludes bird friendly glass and only applies on ground floor non-residential spaces.
      7. 7.
        Fiber cement panel systems.
      8. 8.
        Fiber cement lap siding only permitted in residential applications.
    3. C.
      Class C shall be considered lower-cost and trim grade materials. Class C materials are considered aesthetically incompatible as a primary building material with Class A or Class B materials or are materials which are typically more prone to damage or degradation of material quality from weatherization resulting in a typical material life expectancy of 20 years or less. Class C materials include:
      1. 1.
        Vinyl siding or panels, irrespective of form or thickness
      2. 2.
        Water-managed Exterior Insulation and Finish System (EIFS)
      3. 3.
        Metal wall panel that is corrugated or ribbed
      4. 4.
        Smooth or scored concrete block
      5. 5.
        Smooth concrete tilt-up panels
      6. 6.
        Translucent wall panel systems
      7. 7.
        Glass Block
      8. 8.
        Wood that is painted
      9. 9.
        Fiber cement lap siding in commercial applications
      10. 10.
        Fiber cement trim
  • 4.
    Table 185.1 identifies the amount of building materials within each class that can be used for buildings within residential, mixed use, commercial, and employment districts:
    • Table 185.1 Building Materials
    District(s)UseClass AClass BClass C
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All residential dwellings with 3 or more unitsAt least 25%No more than 75%No more than 10%
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All non-residential usesAt least 50%No more than 50%No more than 10%
    MU-1, MU-2Residential1At least 25%No more than 75%No more than 15%
    MU-1, MU-2CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use – CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use - ResidentialFloors 1 and 2 – At least 50%
    Floors 3+ - At least 25%    		Floors 1 & 2 – No more than 50%
    Floors 3+ - No more than 75%    		No more than 15%
    C-1, C-2, C-3AllAt least 50%No more than 50%No more than 15%
    E-1AllAt least 50%No more than 50%No more than 15%
    E-2AllAt least 30%No more than 70%No more than 25%
    M-1, M-2AllAt least 25%Not applicable
    1. 1.
      A façade facing a public street must meet the same standard as the Commercial Zoning Districts.
    Table 185.1 Building Materials
    District(s)UseClass AClass BClass C
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All residential dwellings with 3 or more unitsAt least 25%No more than 75%No more than 10%
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All non-residential usesAt least 50%No more than 50%No more than 10%
    MU-1, MU-2Residential1At least 25%No more than 75%No more than 15%
    MU-1, MU-2CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use – CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use - ResidentialFloors 1 and 2 – At least 50%
    Floors 3+ - At least 25%    		Floors 1 & 2 – No more than 50%
    Floors 3+ - No more than 75%    		No more than 15%
    C-1, C-2, C-3AllAt least 50%No more than 50%No more than 15%
    E-1AllAt least 50%No more than 50%No more than 15%
    E-2AllAt least 30%No more than 70%No more than 25%
    M-1, M-2AllAt least 25%Not applicable
    1. 1.
      A façade facing a public street must meet the same standard as the Commercial Zoning Districts.
    Table 185.1 Building Materials
    District(s)UseClass AClass BClass C
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All residential dwellings with 3 or more unitsAt least 25%No more than 75%No more than 10%
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All non-residential usesAt least 50%No more than 50%No more than 10%
    MU-1, MU-2Residential1At least 25%No more than 75%No more than 15%
    MU-1, MU-2CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use – CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use - ResidentialFloors 1 and 2 – At least 50%
    Floors 3+ - At least 25%    		Floors 1 & 2 – No more than 50%
    Floors 3+ - No more than 75%    		No more than 15%
    C-1, C-2, C-3AllAt least 50%No more than 50%No more than 15%
    E-1AllAt least 50%No more than 50%No more than 15%
    E-2AllAt least 30%No more than 70%No more than 25%
    M-1, M-2AllAt least 25%Not applicable
    1. 1.
      A façade facing a public street must meet the same standard as the Commercial Zoning Districts.
    Table 185.1 Building Materials
    District(s)UseClass AClass BClass C
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All residential dwellings with 3 or more unitsAt least 25%No more than 75%No more than 10%
    A-R, CD, R-E, R-1, R-2, R-3, R-4, R-5All non-residential usesAt least 50%No more than 50%No more than 10%
    MU-1, MU-2Residential1At least 25%No more than 75%No more than 15%
    MU-1, MU-2CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use – CommercialAt least 50%No more than 50%No more than 15%
    MU-1, MU-2Vertical Mixed Use - ResidentialFloors 1 and 2 – At least 50%
    Floors 3+ - At least 25%    		Floors 1 & 2 – No more than 50%
    Floors 3+ - No more than 75%    		No more than 15%
    C-1, C-2, C-3AllAt least 50%No more than 50%No more than 15%
    E-1AllAt least 50%No more than 50%No more than 15%
    E-2AllAt least 30%No more than 70%No more than 25%
    M-1, M-2AllAt least 25%Not applicable
    1. 1.
      A façade facing a public street must meet the same standard as the Commercial Zoning Districts.
    1. 5.
      The City Council, in its sole discretion and after receiving a recommendation from the Planning and Zoning Commission, may approve additional building materials on a case-by-case basis, provided that such materials exhibit the structural strength and permanency desired, contain sufficient architectural relief, and do not detract from the desired aesthetic character of the building and the surrounding area.
    2. 6.
      Construction shall follow the approved architectural plans. At the discretion of the Zoning Administrator, a request to change up to five (5) percent of the originally approved building materials can be reviewed administratively. Requests for more significant changes, and requests determined by the Zoning Administrator to need additional review, shall follow the site plan process identified in CHAPTER 190 LAND USE PROCEDURES.

    Effective on: 5/1/2023

    185.04 ARCHITECTURAL DESIGN

  • 1.
    Unless otherwise specified, the architectural design requirements of this Section shall apply to all new buildings, building additions, or building expansions that have three (3) or more residential dwellings or are non-residential in use.
  • 2.
    All buildings taller than two (2) stories shall be designed with at least two (2) of the following on any façade that can be viewed from a public street:
    1. A.
      Intermediate cornice line
    2. B.
      Awnings
    3. C.
      Frieze
    4. D.
      Arcades
    5. E.
      Porticos
    6. F.
      Window lintels
    7. G.
      Significant changes in building materials and/or window shapes and sizes
  • 3.
    In all buildings the primary entrance of each building shall be clearly defined through the use of awnings, canopies, pillars, peaked roof form, or architectural tilework or moldings integrated into the building design.
  • 4.
    Except in the M and E-2 Districts, building façades shall not exceed 40 feet in length without interruption by one (1) or more of the following architectural features:
    1. A.
      Project or recess in the wall plane of at least four (4) feet in depth
    2. B.
      Significant changes in material, texture, or pattern
    3. C.
      Columns, piers, pilasters, or other equivalent structural and/or decorative elements
    4. D.
      Changes in the arrangement, proportioning, and design of windows or doors
  • 5.
    In the M and E-2 Districts, no building façades shall exceed 100 feet in length without interruption by one (1) or more of the following architectural features:
    1. A.
      Project or recess in the wall plane of at least four (4) feet in depth.
    2. B.
      Significant changes in material, texture, or pattern.
    3. C.
      Columns, piers, pilasters, or other equivalent structural and/or decorative elements.
    4. D.
      Changes in the arrangement, proportioning, and design of windows or doors.
  • 6.
    The City Council, in its sole discretion and after receiving a recommendation from the Planning and Zoning Commission, may approve an alternative design after determining that it would be compatible with existing and proposed structures in the surrounding area.

    • Effective on: 5/1/2023