Ledgeview City Zoning Code
ARTICLE XX
NCD Neighborhood Center District
§ 135-189 Purpose and intent.
The principal purpose of the Neighborhood Center District is to provide for a variety of pedestrian-oriented retail, office, lodging, residential, and civic land uses in the Town center area. The intent of the district is to encourage the development and sustainability of a vibrant mixed-use area where residents and visitors can live, work, shop, dine, be entertained, enjoy community and cultural events, and contribute to the economic viability of the Neighborhood Center District and the Town of Ledgeview as a whole, The Neighborhood Center District designation may be applied to land that meets the following primary characteristics:
A.
This district will be appropriate in areas identified as Future Neighborhood Center on the future land use map of the Town of Ledgeview Comprehensive Plan. Areas include the CTH G and CTH GV, CTH GV and CTH X, CTH G and Lime Kiln Road, Ledgeview Business Park, and CTH MM and Elmview Road intersections.
B.
This district will be appropriate in areas of the Town of Ledgeview where commercial, lodging, residential, and civic activities are desirable for the benefit of the residents and the Town in general.
C.
This district will be appropriate where its permitted uses and performance standards serve to widen the Town of Ledgeview's economic base and further the development of the neighborhood center as recommended in the Neighborhood Center District Model and the Town of Ledgeview Comprehensive Plan.
§ 135-190 Application requirements.
Each application shall include the following components in addition to any other documents and information required to be submitted under § 135-196. Where certain factors such as the size of the proposed district its relationship to an adjacent neighborhood, land use, or other similar factors may render certain components irrelevant and to that extent such components need not be addressed.
A.
A statement describing how the proposed NCD satisfies the intent of this section and is consistent with the applicable goals and objectives of the Town of Ledgeview Comprehensive Plan and any existing general development plan for the applicable development area. If one or more characteristics of the NCD delineated in § 135-192 are missing from an application, the applicant shall justify why all of the characteristics cannot or should not be provided.
B.
A parking and loading needs study that demonstrates parking needs and requirements and includes strategies for dealing with these needs and requirements, including phasing plans, parking alternatives and requirements as provided in Article XXI (Off-Street Parking Requirements), as well as transportation demand management strategies.
C.
A stormwater management plan addressing shared stormwater management facilities, off-site stormwater management facilities, and the proposed phasing of the construction of stormwater management facilities.
§ 135-191 General development plans.
A general development plan shall serve as the application plan required by § 135-196B(8). In addition to the application plan requirements, the following are required elements of the general development plan:
A.
The general allocation of uses to each block in terms of residential, commercial, industrial, institutional, amenities, parks, recreational facilities open to the public, and any other use category proposed by the applicant and which complies with the requirements of § 135-194.
B.
The location of proposed greenspaces, amenities, conservation areas or preservation areas, as provided in § 135-195.
C.
Building footprints or graphic representations of central features or major elements essential to the design of the development, shown at the block level.
§ 135-192 Codes of development.
A code of development shall establish the unifying design guidelines, the specific regulations for the district, and the use characteristics of each block; shall provide for certainty in the location of and appearance of central features and the permitted uses in the district; and shall provide a flexible range of a mix of uses and densities. To satisfy these requirements, each code of development shall establish:
A.
The uses permitted in the district by right and by conditional use permit, as provided in § 135-193.
B.
The amount of developed square footage proposed delineated for the entire NCD and by block by use, amenity, streets and lot coverage. The developed square footage may be expressed as a proposed range of square footage.
E.
All uses expressly prohibited in the district, so that they may not be considered to be uses accessory to a permitted use.
F.
Architectural and landscape standards which shall address the following:
(1)
The form, massing, and proportions of structures.
(a)
Identify the structure form to determine the mix of uses within the constraint of building type established in the NCD. The look and layout of the building form shall reflect neighborhood scale, parking standards, and pedestrian accessibility.
(b)
Identify the structural size or mass and elements used to break up the mass of monolithic or large buildings.
(c)
Identify how the form and mass of the proposed structures are proportionate in scale to the NCD.
(2)
Architectural styles.
(a)
Development of one structure or multiple attached structures exceeding maximum square footage shall be prohibited, with the exception of certain special use permits.
(b)
Eclectic mix of modem and historic styles is recommended.
(c)
All sides of structures shall have finished appearance with windows and doors that appear to function as part of public structure (no blank walls).
(d)
Rooftop equipment shall be screened from view from any street, public right-of-way, or surrounding property and shall be architecturally integrated into the building design.
(e)
All utility lines shall be buried.
(f)
Trash enclosures, utilities, or other ground-mounted equipment shall be screened from the general public by a six-foot high masonry wall or landscape feature to match building design, and to specifications as identified by local utilities.
(g)
Trash enclosures and loading docks shall be gated with fully screened gates painted to match adjacent walls.
(h)
Wall-mounted utilities shall be screened with materials architecturally integrated into the building design or painted to match the exterior wall color in that location, and to specifications as identified by local utilities.
(i)
Ground-mounted utilities shall be screened with materials architecturally integrated into the building design and/or screened with landscaping if the ground-mounted utilities cannot be enclosed, and to specifications as identified by local utilities.
(j)
Building and signage design shall comply with overall NCD design.
(3)
Materials, colors, and textures.
(a)
Appropriate combinations of materials, colors, and textures shall be used in a theme consistent with the design of the overall NCD and reflect the Neighborhood Center District concepts for development.
(b)
Materials, such as stone, brick, painted metal, and wood, or imitations thereof substantially imitating the appearance and quality of such materials shall be used.
(c)
Flat-faced concrete or cinder block is prohibited.
(d)
EIFS is limited to dormers, gables, and soffits only.
(e)
Themed color combinations for the site are required.
(f)
Vinyl and or aluminum siding is permitted by conditional use permit only.
(4)
(5)
Architectural ornamentation. Finials, scalloping, weather vanes, wood shingle roof, columns, cupolas, outdoor dining patios, ornamental fences, etc., shall be considered in a theme consistent with the design of the overall NCD and reflect the Neighborhood Center District concepts for development.
(6)
Facade treatments, including window and door openings.
(a)
Shutters, awnings, wall and awning signage, entry coverage, etc. shall be considered in a theme consistent with the design of the overall NCD and reflect the Neighborhood Center District concepts for development.
(b)
Elevations shall use any combination of the following: masonry, natural stone, rusted steel, painted steel, and exposed wooden beams and columns consistent with the theme of the site.
(c)
Buildings may utilize sills, windows, leaders, and ornamental features to visually articulate elevations.
(d)
Elevations shall utilize more than one material in the face of the elevations, excluding windows.
(e)
Flat-faced concrete or cinder block is prohibited.
G.
The preservation of historic structures, sites, and archeological sites identified by the National Register of Historic Places, Wisconsin Historical Society or as recognized by the Town of Ledgeview.
H.
For each block and lot:
(1)
The following chart specifies minimum lot size, maximum building height, maximum building footprint, setback lines, required greenspace, and the minimum distance between buildings.
Town of Ledgeview | ||||||||
|---|---|---|---|---|---|---|---|---|
Neighborhood Center District | ||||||||
Setback Lines | ||||||||
Lot Size Minimum/ Maximum | Maximum Building Height | Maximum Building Footprint | From Right-Of-Way | Front | Side or Corner Side | Rear | Required Green-space | Distance Between Buildings |
6,000 to 10,000 square feet | 36 feet or as approved by Town Board | 40,000 square feet | 25 feet | 0 feet | 0 feet | 15 feet | 15% minimum to 25% maximum | 0 feet, total combined buildings greater than 40,000 square feet |
(2)
The range of uses permitted on the block by right and by conditional use permit:
I.
Sidewalk and pedestrian path locations.
(1)
Hardscape areas, sidewalks, plazas, parkways, street crossings, etc. shall use integral colors, which are compatible with the proposed development. The use of exposed aggregate as an accent within sidewalks and plazas is encouraged.
(2)
Sidewalks are required on front/main entry of all buildings.
(3)
Materials can include stamped concrete, cobblestone simulation, and colored concrete.
(4)
Sidewalks should be designed at six to 10 feet wide to encourage walking rather than driving.
(5)
At least one pedestrian/bicycle path connecting to adjacent/future residential neighborhoods and/or a parallel trail shall be included.
J.
Streets. Street right-of-way width and design as identified in the following table:
Figure 3-6: Street and Right-of-Way Width Standards Summary | |||||
|---|---|---|---|---|---|
Street Type | Right-of-Way Width* (feet) | Pavement Width (curb face to curb face) (feet) | Driving Lane Width | On-Street Parking | Parking Areas Defined by Curbs? |
Collectors | 60 | 34 | 9 to 10 feet | Both sides | Yes |
Local streets | |||||
No parking allowed | 40 | 18 | 9 | None | No |
Parking on one side | 46 to 48 | 22 to 24 | 14 to 16 feet travel lane | One side | If needed |
Parking both sides | 50 to 52 | 26 to 28 | 10 to 12 feet travel lane | Both sides | If needed |
Alleys | — | 20 | — | — | — |
* | The right-of-way width includes the widths of the driving area, parking area, curbs, terraces (between the sidewalk and street), and sidewalks. |
K.
Lighting.
(1)
All private street and sidewalk lighting shall be pedestrian level, not including county highways.
(2)
Light bulb elements shall match throughout the lighting scheme. Direct white light shall not be allowed.
(3)
All street and sidewalk lighting shall be of the same style and color scheme throughout the NCD, including the use of uniform light bulb elements and features.
(4)
Light pole color compliant with NCD for buildings and sidewalks.
(5)
Light pole design compliant with building architecture.
(6)
Exterior illumination of landscape and buildings shall be by ground-mounted fixtures, which shall be indirect, focused, and hooded and shall be arranged so that the source of light is not visible from any street or adjoining property.
(7)
Illumination of pedestrian walkways shall be by any combination of the following: lighted bollard, recessed light fixtures, or wall-mounted fixtures. Freestanding light standards are discouraged in non-parking lot areas. Light standards located within parking areas shall be a maximum of 35 feet in height above grade.
N.
Parking areas.
Angle | Width (feet) | Depth (feet) | Aisle (feet) | Stall Width (at curb) (feet) | Overall Width (2 parking lines) |
|---|---|---|---|---|---|
90° | 9 | 18.5 | 25 | 10 | 62 |
60° | 9 | 19 | 15 | 11.44 | 53 |
45° | 9 | 17.5 | 15 | 13.97 | 50 |
30° | 9 | 17.3 | 15 | 19.8 | 49.6 |
Parallel | n/a | 10 | n/a | 20 | n/a |
(1)
All parking areas shall be shared spaces for the entire NCD.
(2)
All parking areas shall include parking accommodations for bicycles at a point conveniently close to the pedestrian/sidewalk areas and main entry of buildings. At least one bicycle stall per 10 automobile parking stalls shall be required.
(3)
Off-street parking areas shall be on the side and rear of buildings, partially or completely screened from public rights-of-way. Off-street parking in front of buildings shall only be considered when no other design option is available or possible due to topography, natural features, or other such features.
(4)
The primary entry to buildings shall have limited parking to encourage pedestrian activity.
(5)
Developments shall have a designated maximum number of parking spaces. The developer shall consult with the Town of Ledgeview staff regarding the maximum number of necessary parking spaces, who shall make a recommendation to the Zoning and Planning Committee and Town Board. Parking lots may be allowed to include reserve-parking areas that allow for future expansion if additional parking is necessary.
(a)
The maximum number of parking spaces for each use shall be no greater than the minimum number of spaces for each use identified in § 135-204 of the code of the Town of Ledgeview. The exact number of spaces shall be determined by the Town Board.
(b)
A reserve parking area shall have future drive lanes and interconnectivity identified.
(c)
A reserve parking area shall be held as open greenspace. The greenspace may exceed 25% until such time that the parking lot is needed and developed or determined unnecessary and developed for another use that is approved by the Town of Ledgeview.
(6)
Parking areas shall have at least 10% landscaped greenspace within the parking area to include a variety of grass, plants, vegetation, and the required one tree for every 250 square feet of landscaped surface.
(7)
Sixty-degree angled parking with one-way drive lanes shall be used for parking lots wherever practicable.
(8)
Parking lots adjacent to other developments or streets shall be screened by a minimum three-foot-high wall, fence, and/or mounding.
(9)
Civic spaces and public areas for community or civic activities (e.g., libraries and their associated yards, schools, and places of worship). Civic spaces are encouraged to allow for a regular flow of public entering the NCD.
§ 135-193 Permitted uses.
[Amended 10-7-2019 by Ord. No. 2019-18; 5-6-2024 by Ord. No. 2024-008]
Permitted uses shall be as defined in Table 5: Land Use Regulations and Matrix of Land Uses.[1]
[1]
Editor's Note: Said table is included as an attachment to this chapter.
§ 135-194 Mixture of uses.
There shall be a mixture of uses within each NCD as follows:
A.
Each district shall have at least two uses provided that the Town Board may waive this requirement if the district is an infill project or at least two uses are already present within 1/4 mile of the proposed district. For purposes of this section, an "infill project" is a project in which a parcel is developed or redeveloped, where abutting or nearby parcels are already developed, and where the project area is relatively small compared to the developed abutting or nearby parcels.
B.
Each district shall have at least two different general use classifications (i.e., residential, commercial, industrial, institutional, parks, or recreational facilities open to the public) provided that this requirement may be waived by the Town Board if a different use is already present within 1/4 mile of the proposed district and accomplishes the mixture of uses within the neighborhood sought to be achieved by this section to an equivalent degree.
C.
The mixture of uses shall be based upon the uses recommended in the land use element of the Comprehensive Plan. The required mixture of uses may be obtained with different uses in different buildings or a mixture of uses within the same building.
§ 135-195 Greenspaces, amenities, conservation areas, and procedure for approval.
Each NCD shall include the following:
A.
Greenspace. Greenspace is the total undeveloped, open area used for landscaping, recreation and landscaping. The minimum area devoted to greenspace is as follows:
(1)
For areas shown in the land use element of the Comprehensive Plan as Neighborhood Center, the area devoted to greenspace shall be at least 15% but not more than 25% of the gross acreage of the site.
(2)
For areas having a land use designation not addressed in Subsection A(1), the recommendations of the applicable provisions of the Comprehensive Plan shall guide the minimum area devoted to greenspace.
(3)
The Town Board at the request of the applicant may reduce the minimum area devoted to greenspace. In acting on a request, the Board shall consider the relationship of the site to adjoining or nearby properties containing public greenspace, such as parks or natural areas; the known future uses of the adjoining properties; and whether a reduction would better achieve the goals of the Comprehensive Plan.
B.
Amenities. Amenities are greenspaces with landscaping, pathways, benches, gazebos or other similar aesthetic enhancements. The minimum area devoted to amenities is as follows:
(1)
For areas shown in the land use element of the Comprehensive Plan as Neighborhood Center, the area devoted to amenities shall be at least 15% of the gross acreage of the site. If at least 15% is not provided, a fee in lieu of dedication shall be paid in an amount equal to the percentage of the value of the project, if approved by the Town of Ledgeview. [Example: If a project valuing $500,000 is submitted with only 10% amenities, then 5% of the value of the project is due as a fee in lieu of dedication ($25,000).]
(2)
Amenities preserving existing natural areas and future environmental areas in the Comprehensive Plan arc encouraged.
(3)
For areas having a land use designation not addressed in Subsection B(1), the recommendations of the applicable provisions of the Comprehensive Plan shall be guidance on the minimum area devoted to amenities.
(4)
The Town Board at the request of the applicant may reduce the minimum area devoted to amenities. In acting on a request, the Board shall consider these factors: the relationship of the site to adjoining or nearby properties containing amenities; the proportion of residential uses to nonresidential uses proposed; the known future uses of the adjoining properties; and whether or not a reduction would better achieve the neighborhood model goals of the Comprehensive Plan.
C.
Additional requirements for amenities. Amenities shall also be subject to the following:
(1)
At least 90% of the residential units in the NCD shall be within a one-quarter-mile walk of an amenity.
(2)
The size, location, shape, slope, and condition of the land shall be suitable for the proposed amenity.
(3)
The amenity shall be suitable for the specific population to be served.
(4)
The design of any recreational facilities shall meet the minimum design requirements from recognized sources of engineering and recreational standards.
(5)
In nonresidential areas of the development, amenities shall be located so that they are easily accessible to patrons and employees of the development.
D.
Greenspace within parks and recreational amenities. Any portion of an amenity, including a trail, which is covered in grass or other vegetation, may be counted as both greenspace and an amenity.
E.
Conservation areas within greenspace. A conservation area is any area that is preserved in its natural state. Conservation areas that maintain required environmental features such as wetlands shall not be included as greenspace area.
§ 135-196 Procedure for approval.
A.
Review and approval.
(1)
Application and fee. Completed application, picture book, and required fees shall be submitted to the Zoning Administrator or designee with a written request for review. The application shall contain names, mailing addresses, and telephone numbers of all owners and developers and a description of the development site. Appropriate supporting documents, including a picture book and maps, shall be filed at the time of application.
(2)
Notice to committee. The Zoning Administrator or designee shall inform the Zoning and Planning Committee of the application and establish a date for a mandatory preliminary discussion between the staff and the developer. At the time of mandatory preliminary discussion with staff, a date for a meeting shall be established for the developer and the Zoning and Planning Committee.
(3)
Public hearing. The Zoning and Planning Committee shall hold a public hearing on the NCD application and notice shall be provided as required by law for all zoning code amendments.
(4)
Committee recommendations. The Zoning and Planning Committee, after such discussions and such further discussions as may be required with the developer and input from the public hearings, shall report, in writing, such proposed project development to the Town Board, together with its recommendation for either approval or disapproval of the same. Such report and recommendation of the committee shall be made to the Town Board no later than four months from the date of the filing of the application with the Zoning Administrator or designee and receipt of any required supportive information. A recommendation of approval by the committee shall in no way be binding on the Town Board. The Town Board shall either approve or disapprove the proposed NCD within 60 days receipt of the Zoning and Planning Committee recommendation.
(5)
Validity of NCD. A NCD project approved by the Town Board shall be valid for a period of six months. If a developer does not begin construction a project proposed within an NCD within the approved time frame, the Town of Ledgeview shall exercise the following options:
B.
Information required.
(1)
A statement describing the general character of the intended development.
(2)
A statement showing the starting and completion dates of the project.
(3)
The names, mailing addresses, and telephone numbers of all owners and developers of the development site. In the event of a change in owners or developers during the consideration of the application or during the project construction period, notice shall be provided to the Town as soon as practicable of the information required herein for the new owner or developer.
(4)
An accurate map of the project area drawn at a scale no less than one inch equals 100 feet and showing the nature, use, and character of abutting properties, prepared by a registered surveyor.
(5)
A plot plan at a scale of one inch equals 200 feet showing the location, type, and size of every proposed structure and its proposed use, including driveways, driveway access roads, parking facilities, lighting appliances and fixtures, recreation areas, loading docks, open spaces, screening, fencing, and landscaped areas and utility easements.
(6)
An accurate topographical map showing topographical data at two-foot intervals and extending within 100 feet beyond the exterior boundaries of such site. Such map shall contain all available utilities, including drainage and the capacities thereof, and high-water elevations along rivers and waterways.
(7)
A picture book of the development laid out in a format similar to the concepts for development document that correlates with this article. At a minimum, the picture book shall include the following information:
(a)
Development concept. Provide a brief summary and graphic renditions identifying how the project addresses pedestrian orientation, neighborhood-friendly streets, sidewalks, paths and utilities, interconnected streets and transportation networks, buildings and spaces of human scale, relegated and shared parking, a mixture of uses and use types, redevelopment, site planning that respects terrain, and clear boundaries with rural areas.
(h)
Preservation of historic structures section.
[1]
Provide a photograph of historic structures/elements to be preserved.
[2]
Identify location and size on a site plan.
[3]
Identify where the structure/element will exist in relationship to other development within the NCD.
[4]
Provide renditions and scaled plans of proposed changes or rehabilitation to historic structure.
NOTE: Historic structures anticipated to be exempt from NCD requirements in order to retain historic integrity must be approved by the Town of Ledgeview. |
(j)
Sidewalks and pedestrian paths section:
[1]
Identify the interconnected layout of all sidewalks and pedestrian paths on a site plan.
[2]
Provide rendition-identifying relationship between sidewalks, parking areas, streets, buildings, and existing developments.
[3]
Provide a scaled drawing identifying dimensions of sidewalks.
[4]
Identify materials, textures, and colors used in surface.
(k)
Streets section.
[1]
Identify the interconnected layout of all streets on a site plan.
[2]
Provide rendition-identifying relationship between sidewalks, parking areas, streets, buildings, and existing developments.
[3]
Provide a scaled drawing identifying dimensions of sidewalks.
[4]
Identify materials, textures, and colors used in surface.
(o)
Parking areas section.
[1]
Identify if development includes areas for shared parking.
[2]
Provide a scaled site plan identifying drive lanes, parking stalls, and connections to streets and sidewalks.
[3]
Provide dimensions for parking stalls and drive lanes.
[4]
Identify reserve-parking areas.
[5]
Identify required landscaping.
[6]
The site plan must include a chart identifying the maximum allowed number of parking spaces and the existing number of parking spaces and proposed number of parking spaces if reserve-parking areas are built.
[7]
Label landscaping areas and identify landscaping materials used (tree types and grass flower species).
(8)
A general development plan of the proposed project drawn at a scale no less than one inch equals 100 feet and showing the following information in sufficient detail to make possible the evaluation of the criteria as identified in § 135-192.
(a)
Tract boundaries and a statement of the total acreage of the tract.
(b)
Significant physical features within the tract, including existing two-foot contours, watercourses, drainage, ponds, lakes, wetlands, floodplains, floodways, and proposed major changes in those features.
(c)
Zoning district(s) on and within 400 feet adjacent to the proposed project.
(d)
Property lines, if any, within the proposed project.
(e)
All contemplated land uses within the tract.
(f)
Details of proposed use or uses and manner of operation.
(g)
An indicator of the contemplated intensity of use, i.e., gross density in residential development; number of prospective tenants in office, commercial and industrial development; or recreational development.
(h)
Existing buildings that may affect future development and proposed location of all principal structures and associated parking areas.
(i)
Proposed lot coverage of buildings and structures.
(j)
Square footage of buildings.
(k)
Square footage of offices, production areas, and the proposed number of employees in each such area.
(l)
Proposed circulation systems (pedestrian, bicycle, auto, mass transit) by type and how they relate to the existing network outside this site.
(m)
Existing rights-of-way and easements that may affect the NCD.
(n)
In the case of plans that call for development in stages, a map at an appropriate scale showing the successive stages.
(o)
The location of sanitary storm sewer lines, water mains, fire hydrants, and lighting.
(p)
The location of recreational and open space areas and areas reserved or dedicated for public uses, such as schools, parks, etc.
(q)
A description of the proposed system for drainage.
(r)
General landscape treatment.
(9)
Appropriate statistical data on the size of the development, ratio of various land uses, economic analysis of the development, and any other data pertinent to the above-required information.
(10)
A statistical table showing the size of the site in square feet, the acreage (exclusive of public rights-of-way), proposed population densities, and open area (both in square feet and as a percentage of the project area).
(11)
Architectural drawings of all buildings and structures and sketches illustrating the design characteristics and treatment of exterior elevations and typical floor plans of proposed structures.
(12)
General outline of intended organization structure related to the property owner's association, deed restrictions, and private provision on common services, if any.
(13)
An economic feasibility and impact report may be required by the Zoning and Planning Committee to provide satisfactory evidence of the project's economic feasibility, of available adequate financing, and of its not adversely affecting the economic prosperity of the Town or the values of surrounding properties.
(14)
Municipal services that may be required to serve the site.
(15)
Any additional pertinent data, statements, drawings, or plans that may be required by the Zoning and Planning Committee or the Town Board.
C.
Special use review and approval process. The review and approval process for a specific special use shall follow the same procedure for review approval that is identified in § 135-196.
D.
Amendments.
(1)
The Zoning and Planning Committee may authorize minor changes in the location, setting, and heights of buildings and structures without additional hearing if required by engineering or other circumstances not foreseen at the time the final plan was approved. No minor change authorized by this subsection may cause any of the following:
(a)
A change in the use or character of the development.
(b)
An increase in overall coverage of structures.
(c)
An increase in the intensity of use.
(d)
An increase in the problems of traffic circulation and public utilities.
(e)
A reduction in approved open space.
(f)
A reduction of off-street parking and loading spaces.
(g)
A reduction in required pavement widths.
(h)
All other changes in use, rearrangement of lots, blocks, and building's tracts, every change in the provision of common open space, and changes other than listed above must be reviewed and approved by the Zoning and Planning Committee and Town Board.
(2)
Amendments may be made only if they are shown to be required by changes in community policy.