The overlay district shall apply to new construction of commercial/light industrial structures located in a C-1A, C-1B, C-1C, C-2A and C-3 district.

(Ord. No. 1205, 11-21-17)

These architectural standards shall apply to construction of a new structure or additions to a structure facing roads classified as collector or arterial. Where an addition is made to an existing structure, the architectural standards shall apply only to the new construction. Interior remodeling of existing structure shall not cause the exterior of the structure to be subject to these architectural standards. Conditions applicable to these properties include the following requirements:

1.

All wall planes facing collector or arterial road shall have accepted material. Smooth faced concrete masonry units shall not be considered as natural material. For the purposes of this section, wall planes shall be considered facing the collector or arterial street if the wall plane is parallel to or less than ninety (90) degrees with the property line along the collector or arterial road. Canopies that are wall supported may be provided utilizing any material approved by the building regulations. Attached canopies using supporting columns, post or other supporting methods and detached canopies shall meet the provisions of this section for supporting members of the canopy.

Accepted Material: Accepted material for the purpose of this section shall include:

a.

Stone

b.

Brick

c.

Split-faced concrete masonry units

d.

Integrally colored concrete masonry units

e.

Exterior insulation finish systems (EIFS)

f.

Stucco

g.

Architectural pre-cast (panels or detailing)

h.

Architecturally significant vinyl siding i.e. simulated wood shakes

i.

Vinyl, aluminum or steel siding not exceeding twenty percent (20%) of the total area of the wall plane

2.

All wall planes other than those facing a collector or arterial road shall have material complying with this section. Smooth faced concrete masonry units shall not be considered as acceptable material. Attached canopies may be provided utilizing any material approved by the building regulations. Detached canopies shall meet the provisions of this section for supporting members of the canopy.

Accepted Material: Accepted material for the purpose of this section shall include:

a.

Stone

b.

Brick

c.

Split-faced concrete masonry units

d.

Integrally colored concrete masonry units

e.

Exterior insulation finish systems (EIFS)

f.

Stucco

g.

Architectural pre-cast (panels or detailing)

h.

Architecturally significant vinyl siding i.e. simulated wood shakes

i.

Vinyl, aluminum or steel siding not exceeding seventy (70%) percent of the total area of the wall plane including glazed areas.

3.

Glass: Large expanses of glass shall be permitted, up to seventy percent (70%) of the elevation area.

4.

Wall Planes: For every fifty (50) feet of wall length, as measured horizontally, there shall be a projection or recess in the façade (vertical plane). The projection can be realized with setbacks of the structure façade or architectural elements including, but not limited to arcades, columns, piers and pilasters. The purpose for this requirement is to break a continuous horizontal sight line along a buildings elevations.

5.

Entries: Entries shall be clearly defined and accentuated with such features as awnings, porticos, overhangs, recesses/projections arcades, raised corniced parapets over the door, peaked roof forms, or arches. Customer entrances shall be clearly defined by one (1) of the following features:

a.

Canopies or porticos

b.

Overhangs

c.

Arcades

d.

Raised corniced parapets over the door

e.

Peaked roof forms

f.

Arches

g.

Outdoor patios

h.

Architectural details such as decorative tiles work, brickwork or moldings that are integrated into the building structure and design

i.

Integrated planters or wing walls that incorporate landscaped areas and/or places for sitting

j.

Columns

k.

Awnings

l.

Enframed window walls

6.

Roofs:

A.

Flat Roofs: Flat roofs shall have architectural significance, such as different sections of flat roof so the roof can be given variation with different heights.

B.

Parapets: Parapets shall not exceed fifteen (15) feet as measured from the top of the roof deck to the highest projection and shall conceal flat roofs and be in proportion to the supporting walls.

C.

Pitched roofs: Pitched roofs shall be covered with high quality roofing material such as natural clay tiles, slate, concrete tiles (with natural texture and color), high quality standing seam metal roofing with low-gloss finish or dimensional asphalt/fiberglass shingles.

D.

Variation in roof line: For structures with elevations in excess of one-hundred (100) foot in width, a variation in roof line shall be employed for architectural interest and to reduce the apparent scale of the buildings. Variations in roof lines may be accomplished by change in elevation, gables or dormers.

E.

Roof mounted mechanical and/or utility equipment: Mechanical or utility equipment located on roofs shall be screened using parapet wall or other roof designs.

7.

Mechanical Equipment/Utility Equipment/Trash Receptacles/Recyclable Containers—All mechanical equipment, utility equipment, trash receptacles and/or recyclable containers shall be screened by the following method:

A.

Enclosures shall be constructed from solid wood fencing material, concrete, masonry block or vinyl fence products. Enclosures attached to the structure shall be designed as an architecturally integrated part of the structure.

B.

Openings into the enclosure shall not face collector or arterial roads.

C.

The height of trash and/or recyclable receptacle enclosures shall be the height of the trash receptacle plus two (2) feet, or at least six (6) feet, whichever is greater.

D.

Gates to the enclosures shall be maintained in operable condition and shall remain closed except when the receptacles are being accessed.

8.

Landscaping Requirements—The purpose of this section is to require a reasonable amount of plant materials around and within parking lots to reduce glare, reduce heat buildup, enhance visual quality of developments, screen and mitigate potential conflicts between land uses, reduce noise pollution, reduce wind, minimize storm runoff, and improve air quality. Landscaping requirements shall be maintained by the owner. The following standards apply:

A.

A minimum of five (5) foot strip of grass shall be provided along the property side of the property line along collector or arterial roads. Parking areas shall not encroach into the required green strip area. Prohibited landscape material in the five (5) foot grass strip shall include rocks, gravel stone, asphalt, thorn-bearing plant species. Solid colored stone, bark and mulch shall be permitted up to seventy-five (75) percent of the area when used in combination with vegetation.

B.

Parking lots with five (5) or more parking spaces shall provide a minimum of one (1) two-inch (2") caliper tree with a minimum height of eight (8) feet at planting shall be placed within the green strip area for each fifty (50) feet of frontage or fraction thereof. The tree(s) shall be classified as ornamental and shall attain an average mature height of fifteen (15) feet minimum.

C.

Parking lots with twenty (20) or more parking spaces shall provide one (1) landscape island for each twenty (20) spaces. Each landscape island shall provide one hundred eight (180) square feet in area or at least as large as the drip line of the tree(s). Each landscape island shall contain at least one (1) tree meeting the requirements of subsection (b) listed above. Landscape islands shall be maintained with plant material and/or mulch. Gravel and/or landscaping stone shall not be permitted. Landscape islands shall be distributed equally throughout the parking lot.

D.

The intent of the landscape buffering requirements is to screen more intensive land uses from less intensive land uses through the installation of a landscaped buffer yard. Therefore when commercial districts abut residential zoned or used property, buffering shall be provided by one of the following methods:

1.

A continuous row of plantings, a minimum of thirty-six (36) inches in height and not to exceed six (6) feet in height at maturity shall be placed at a rate of one shrub per three feet of yard length.

Exception: Plantings shall not encroach in vision clearance requirements.

2.

Maintenance free solid fencing installed along side and rear yards to a minimum height of six (6) feet above grade.

3.

Buffering can be excluded in those areas that are required for vision clearance as defined by this appendix.

Exception: For the purposes of the landscape buffer, when properties are separated by a platted public way such as a street or alley, one-half (½) of the platted public way may be used for landscape buffering width requirements required by Figure 2.

E.

The owner of a property that is more intense shall be responsible for installing the buffer yard at the time the property is rezoned, developed and/or improved. Landscape buffering shall be provided prior to occupancy of the structure.

Exception: Projects ready for occupancy between November 1 until April 15 shall be allowed to delay installation until weather permits but not to extend beyond May 31 of that year. Said exception shall be noted on a Certificate of Occupancy and shall be binding to the property owner.

9.

Lighting Standards:

A.

Parking lot illumination and exterior building illumination shall be shielded with opaque material to prevent direct lighting on streets, alleys, and adjacent properties.

B.

All ground lighting used to cast light on building facades, building features or signs shall have shields to ensure that light does not project beyond the building or sign, and shall utilize the minimum amount of light necessary to light the façade, building feature or sign. The light fixture and bulb shall be shielded from view of any street, sidewalk, or parking lot.

C.

Lighting shall not cause more the one-half (.5) foot-candles (five (5) lux) of illumination beyond the property line.

D.

Measurement of light reading shall be taken along any point of a property line of the subject property with a light meter held five (5) feet above finish grade and facing the luminaire.

E.

Sport Field lights shall not exceed one hundred (100) feet in height and shall be shut-off by 11:00 PM, Sunday through Thursday, and 12:00 AM on Friday and Saturday.

(Ord. No. 1205, 11-21-17)

Any use located within an Industrial District shall comply with the provisions set forth by this section and the classification of the district as defined by the zone maps of the city.

(Ord. No. 1205, 11-21-17)

1.

No light industrial use may emit more than ten (10) smoke units per stack or smoke in excess of Ringelmann No. 2. However, once during any twenty-four (24) hour period, for soot blowing, process purging and fire cleaning, each stack may emit an additional ten (10) smoke units and that time it may smoke up to and including Ringelmann No. 3.

2.

No general industrial use may emit more than sixty (60) smoke units per hour per stack or smoke in excess of Ringelmann No. 2. However, once per six (6) hours, for soot, blowing, process purging and fire cleaning, each stack shall be permitted an additional ten (10) smoke units and during that time may emit smoke up to and including Ringelmann No. 3.

Ringelmann number means the number of the area on the Ringelmann chart that most nearly matches the light-obscuring capacity of smoke. The Ringelmann chart is described in the Bureau of Mines Information Circular 6888, on which are illustrated graduated shades of gray for use in estimating smoke density. Smoke below the density of Ringelmann No. 1 shall be considered as no smoke or Ringelmann No. 0.

Smoke unit means the number obtained when the smoke density in Ringelmann number is multiplied by the time of emissions in minutes. For the purpose of this calculation, a Ringelmann density reading shall be made at least once per minute during the period of observation. Each reading shall then be multiplied by the time in minutes during which it is observed. The product so computed shall then be added to give the total number of smoke units observed during the entire observation period.

(Ord. No. 1205, 11-21-17)

The rate of emission of particulate matter from all sources within the boundaries of any lot may not exceed a net figure of one (1) pound per hour per acre for light industrial uses, or three (3) pounds per hour per acre for general industrial uses, of which no more than ten (10) percent by weight may be particles larger than forty-four (44) microns (325 mesh).

(Ord. No. 1205, 11-21-17)

No light or general industrial use may release an unreasonably objectionable odor that is detectable in the neighborhood.

(Ord. No. 1205, 11-21-17)

No industrial use may cause heat at the lot line so intense as to be a public nuisance or hazard. No such use may cause illumination at or beyond any lot line which exceeds one-tenth (0.1) foot candle when adjoining a residential or agricultural zoned district.

(Ord. No. 1205, 11-21-17)

No light industrial use may cause at a lot line, continuous vibrations exceeding those under column I in the following table. Nor may it cause at any residence district boundary, continuous earthborne vibrations higher than the limits set forth in column II.

Maximum Permitted Vibration (Light Industries)

No general industrial use may cause, at any lot line, continuous earthborne vibrations higher than the limits set forth in column I of the following table. Nor may it cause any residence district continuous earthborne vibrations higher than the limits set forth in column II.

Maximum Permitted Vibration (General Industries)

(Ord. No. 1205, 11-21-17)

At no boundary of a residence or business district may the sound pressure level of any industrial use exceed the following decibel limits:

Maximum Noise Limitations.

The prescribed limits along Residence District boundaries apply between 8:00 a.m. and 6:00 p.m. At other times, the allowable levels in each octave band are each reduced by six (6) decibels.

(Ord. No. 1205, 11-21-17)

The requirements described within the industrial requirements section of this appendix do not apply to:

1.

Site preparation or construction, maintenance, repair, alteration, or improvement of the buildings, structures, or other improvements on or within the lot line;

2.

The operation of motor vehicles or other facilities for the transportation of personnel, materials or products;

3.

Conditions beyond the control of the user such as fire, explosion, accident, failure, or breakdown;

4.

Safety or emergency warning signals or alarms necessary for the protection of life, limb or property; or

5.

Processes for which there is no known means of control.

(Ord. No. 1205, 11-21-17)

Development standards for the Industrial District shall comply with the provisions of Article V of this Code.

(Ord. No. 1205, 11-21-17)