Midland City Zoning Code
ARTICLE VI
ZONING DEVELOPMENT REGULATIONS
§ 11-1-6.01 Screening requirements for residential and nonresidential properties.
A.
Screening Required Between Nonresidential and Residential.
1.
A masonry screening wall separating a nonresidential zoning district from a residential zoning district shall be required pursuant to this section except when deemed physically impractical by the City Council.
2.
A required masonry screening wall shall be at least eight feet in height, but not more than ten feet, unless specifically permitted or required by this Section or unless approved by a PD, Planned Development District, Site Plan, or Specific Use Designation.
B.
Responsibility for Constructing the Screening Wall.
1.
When new construction abuts the boundary of an existing development, then the Developer of the new construction, regardless of whether the new construction is residential or nonresidential, shall erect the screening wall adjacent to the common property line with the existing development. The screening wall shall extend along the entire shared portion of the common property line.
2.
The design and construction material of the screening wall shall be as specified in this Section.
C.
Screening Walls for Loading Docks.
1.
Nonresidential uses with loading docks or delivery entrances that front a Collector Street or Arterial Street shall be screened by a minimum eight-foot tall masonry screening wall to obscure views of loading docks and loading spaces.
2.
Loading docks and delivery entrances within the LI, Light Industrial District and HI, Heavy Industrial District are exempt from the above requirement of Section 11-1-6.01.C.1.
3.
The following standards apply if service or loading dock areas are adjacent to residential uses.
a.
Service/loading areas shall be screened from view at a height of eight feet at the residential property line.
b.
This eight-foot wall must screen the entire loading dock or space.
c.
Screening materials shall utilize similar masonry materials to the building's façades.
d.
Service/loading areas shall be located at the side or rear of buildings.
D.
Screening Wall Materials.
2.
All construction materials shall be earth-tone masonry colors including white.
a.
Where a masonry screening wall is constructed of split-face concrete masonry units or pre-cast concrete or poured-in-place concrete with a similar appearance as brick, the decorative or split-face side of the wall shall face the adjacent residential properties or street.
b.
An unfinished haydite block wall or a wall with non-earth-tone colors shall be prohibited.
c.
Smooth-faced concrete masonry units shall not be permitted as a construction material for a screening fence.
E.
Screening Wall Design.
1.
If masonry is used on the main building, then all masonry walls shall be constructed with the same masonry materials as the main building.
2.
The screening wall shall be designed and constructed to prevent any drainage or erosion problems.
3.
A minimum five-foot wide screening fence maintenance easement shall be provided on all lots abutting the required screening along the full length of the required screening fence, unless separated by an alley.
F.
Mechanical Equipment Screening Requirements for Nonresidential Properties.
1.
General.
a.
In all nonresidential development, all mechanical equipment whether ground-mounted, roof-mounted or otherwise attached to the building shall be screened from view.
b.
Mechanical equipment areas shall be constructed, located and screened to prevent interference with the peace, comfort, and repose of the occupants of any adjoining building or residence.
c.
The location, construction, and screening of all mechanical equipment shall be shown on the Site Plan or design drawings.
2.
Ground-Mounted Mechanical Equipment.
Ground-mounted mechanical equipment, with the exception of an electricity delivery provider's distribution equipment, shall be placed behind a screening wall or living screen (e.g., landscaping materials) equal to or greater than one foot above the height of the unit.
3.
Roof-Mounted Mechanical Equipment.
a.
Roof-mounted mechanical equipment shall be screened from view with a parapet wall, mansard roof or alternative architectural element.
b.
The height of the screening element shall be equal to or greater than the height of the mechanical unit(s) provided that the element shall not extend more than six feet above the roof.
c.
When the height of a mechanical unit exceeds the maximum permitted height of the screening feature, an additional roof setback for the unit shall be required at a ratio of two horizontal feet for each additional one foot of vertical height above the maximum six feet.
d.
Screening for mechanical equipment shall apply to new building construction only.
G.
Screening of Outdoor Waste Storage for Nonresidential, Single-Family Attached, and Multiple-Family Residential Properties.
1.
General.
a.
Waste storage areas housing refuse containers, dumpsters, and similar facilities shall be constructed, located, and screened to prevent interference with the peace, comfort, and repose of the occupants of any associated or neighboring building or residence.
b.
The location, construction, and screening of all waste storage areas shall be shown on the Site Plan.
2.
Screening Required.
Refuse containers, trash dumpsters/containers, trash compactors, box compactors, and other similar containers shall be screened on three sides with a masonry screening wall that shall be constructed to a minimum height of one foot above the container height, but shall not exceed eight feet in height.
3.
Incidental Use Requirement and Location Standards.
Refuse containers, trash dumpsters/containers, trash compactors, box compactors, and other similar containers that are used for waste disposal purposes shall:
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.02 Off-street parking and loading requirements.
A.
Applicability.
1.
No building or structure or part thereof shall be erected, altered, or converted for any permitted use unless vehicle parking is provided according to the following standards, or unless subject to an exception.
2.
With the exception of the CB, Central Business District, vehicle parking shall be provided on the lot or tract, on an immediately contiguous lot or tract, or within 150 feet of such building or structure.
3.
An established use lawfully existing at the effective date of this Zoning Ordinance need not provide any additionally vehicle parking to meet the requirements of the Zoning Ordinance; however, no existing vehicle parking in connection with a legal use may be reduced below the minimum number of spaces as hereinafter required.
C.
Parking Space Schedule: Single-Family and Duplex Uses.
1.
The minimum off-street parking spaces for single-family and duplex uses shall be two spaces for each dwelling unit, in addition to any garage parking spaces.
D.
Parking Space Schedule: Multi-Family Uses.
1.
Off-street parking shall be provided behind the front building line in the side or rear yard of the lot or tract of land upon which an Apartment building is constructed.
2.
Off-street parking shall be provided to meet the requirements of the residents and their guests in each Apartment project according to the following standards:
a.
One space for each studio unit (i.e., an apartment containing only one main room),
b.
One and one-half spaces for each one-bedroom unit,
c.
Two spaces for each unit with two bedrooms,
d.
Two and one-half spaces for each unit with three or more bedrooms, plus one additional space for each four units in development.
E.
Parking Space Schedule: Nonresidential Uses Applicable to All Districts.
Off-street parking spaces shall be provided according to the following. In cases where a use is not listed below, see Section 11-1-6.02.G Parking Requirements for New or Unlisted Use.
Table 6: Parking Space Schedule: Nonresidential Uses Applicable to All District | |
|---|---|
Use | Parking Standard |
1. Bank, Savings and Loan, or Similar Financial Establishment | One space for each 400 square feet of floor area. |
2. Bed and Breakfast Facility | Two spaces per room for rent, plus the requirements for a normal residential use. |
3. Bowling Alley | Five spaces for each lane. |
4. Child-Care, Kinder-gartens, Day Schools, and Similar Establishments | One space per eight pupils plus one space per employee. |
5. Church or Other Place of Worship | One space per four seats within the main sanctuary. |
6. Clinic or Doctor's Office | One space for each 300 square feet of Floor Area, minimum of five. |
7. Commercial Outdoor Amusement | Two spaces per three seats on amusement rides, or ten spaces per ride, sports court, batting cage facility, or attraction with no specific or defined seating. |
8. Commercial Use (not listed above) | One space for each two employees per maximum shift or one space per each 1,000 square feet of floor area, whichever is greater. |
9. Convalescent Home or Nursing Home or Assisted Living Facility | One space for each six rooms or beds. |
10. Gasoline Service Station | Minimum of six spaces, areas adjacent to pumps where vehicles park to refuel shall not be considered a parking space. |
11. Golf Course | Minimum of 30 spaces. |
12. High School, College or University | One space for each classroom, laboratory or instruction area, plus one space for each four students accommodated in the institution. |
13. Hospitals | One space for every three beds. |
14. Hotel or Motel | One space for each room or unit, plus one space for each two seats in the largest meeting room. |
15. Industrial Use (not listed above) | One space for each two employees per maximum shift or one space per each 1,000 square feet of floor area, whichever is greater. |
16. Institutions of a Philanthropic Nature | Ten spaces plus one space for each employee. |
17. Library or Museum | Ten spaces plus one for each 300 square feet of Floor Area. |
18. Manufacturing, Processing or Repairing | One space for each two employees or one space for each 1,000 square feet of floor area, whichever is greater. |
19. Model Home | Four spaces per Model Home. |
20. Offices, General | One space for each 400 square feet of Floor Area, minimum of five spaces. |
21. Places of public assembly not listed | One space for each 400 square feet of Floor Area, minimum of five spaces. |
22. Recreational, Private or Commercial Area or Building (Other than Listed) | One space for each 400 square feet of Floor Area, minimum of five spaces. |
23. Restaurant or Cafeteria | One space for every four seats under maximum seating arrangements, minimum of five spaces, plus one space for every 100 square feet of kitchen area. |
24. Retail or Personal Service | One space for each 300 square feet of floor area, minimum of five spaces. |
25. RV Park | Two spaces for each recreational vehicle space. |
26. Schools, Elementary, Junior High | One space for each classroom, plus ten spaces. |
27. Storage or Warehousing | One space for each two employees or one space for each 1,000 square feet of floor area, whichever is greater. |
28. Theaters, Meeting Rooms, and Places of Public Assembly | One space for every four seats. |
F.
Off-Street Parking Regulations.
1.
In computing the parking requirements for any building or development, the total parking requirements shall be the sum of the specific parking space requirements for each class of use included in the building or development.
2.
Floor Area of a structure devoted to off-street parking of vehicles shall be excluded in computing the off-street parking requirements of any use.
G.
Parking Requirements for New or Unlisted Use.
Where questions arise concerning the minimum off-street parking requirements for any use not specifically listed, the requirements may be determined by the Planning Division Manager as those of a similar use.
H.
Circulation and Parking Requirements for all Nonresidential Developments.
1.
Applicability.
The regulations provided in this section shall apply to all nonresidential development.
2.
Parking Aisles.
Parking aisles shall generally be designed perpendicular to the front of the primary building in the development.
3.
Wheel Stops or Bollards.
If curbs are not provided, then parking spaces that face and are adjacent to a building or required landscaped area shall utilize wheel stops or bollards within 12 inches from the end of the space.
I.
Handicap Parking Space(s).
Handicap parking space(s) shall be provided according to all state and federal laws and regulations, as may be amended.
J.
Parking Space Design Details.
Each standard off-street surface parking space size shall be in accordance with the design standards as shown on the following illustrations for space size and design.
 |
 |
 |
 |
 |
K.
Off-Street Loading Space: All Districts.
All nonresidential uses having 50,000 square feet or more of gross floor area shall provide adequate off-street facilities for loading and unloading of merchandise and goods within or adjacent to the building, in such a manner as not to obstruct freedom of traffic movement of the public streets, alleys, or sidewalks.
L.
Vehicle Stacking Requirements.
1.
Stacking Space Definition.
Stacking spaces provide the ability for vehicles to queue on-site prior to receiving a service.
2.
Stacking Space Size and Location.
A stacking space shall be a minimum of nine feet in width and 25 feet in length and shall not be located within or interfere with any other circulation driveway, parking space, fire lane, or maneuvering area.
3.
Additional Stacking Space Location Criteria.
Stacking spaces shall be provided behind the vehicle bay door, service window, or service island, whichever is applicable.
4.
Number of Required Stacking Spaces (All Districts).
In all zoning districts, at the time any building or structure is erected or altered, stacking spaces shall be provided in the number and manner set forth in the following list of property uses.
Table 7: Number of Required Stacking Spaces (All Districts) | |
|---|---|
Use | Number of Required Stacking Spaces |
a. Automated Teller Machine (ATM) | Site plans for all uses that will include drive-thru operations or in-vehicle services must be approved by the Planning Division Manager and the Engineering Services Director, or their respective designees. |
b. Automobile Oil Change and Similar Establishments | |
c. Car Wash, Full Service | |
d. Car Wash, Self Service (Automated) | |
e. Car Wash, Self Service (Drying Areas and Vacuum Islands) | |
f. Car Wash, Self Service (Open Bay) | |
g. Child-care, Kindergartens, day schools, and similar child training and care establishments | |
h. Dry Cleaning, Pharmacy, or Other Retail Establishments with a Drive-Through | |
i. Financial Institution | |
j. Restaurant with Drive-Through | |
k. Schools, Public or Private | |
5.
Single Stacking Space Required after the Final Window, Food Pick-Up Window, or Stopping Point.
A single stacking space shall be provided after the final window, order board, or stopping point to allow vehicles to pull clear of the transaction area prior to entering an intersecting on-site driveway or maneuvering aisle.
6.
Visibility Triangle Requirement for Drive-Through Lanes.
Buildings and other structures shall have a 10 foot visibility triangle at the end point of drive-through lane to provide adequate visibility to allow vehicles to safely exit the drive-through lane prior to merging into intersecting driveways or maneuvering aisles.
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.03 Lighting standards.
A.
Purpose.
The purpose of this subsection is to:
1.
Reduce the problems created by improperly designed and installed outdoor lighting;
2.
Reduce problems of glare on operators of motor vehicles, pedestrians and land uses;
3.
Minimize light trespass;
4.
Reduce the energy and financial costs of outdoor lighting by establishing regulations, which limit the area that certain kinds of outdoor lighting fixtures can illuminate; and
5.
Preserve the night sky as a natural resource.
B.
General Requirements.
The following standards shall apply to all exterior lighting except public street lighting and other lighting (see the City's engineering standards for lighting requirements in a public right-of-way) that is specifically exempted by this subsection.
1.
Shielded Light Source Required.
a.
All luminaires located on nonresidential use properties shall be designed so that the light source (bulb or lamp) is completely shielded from direct view of at a point three feet above grade on the lot line abutting a residentially used or zoned property.
b.
In all other instances, the light source must be completely shielded from direct view of at a point six feet above grade on the lot line.
c.
See Figure 7: Shielded/Cutoff Light Source Required for examples.
2.
Light Emitting Diode (LED) Lighting Required.
All exterior lighting governed by this section 11-1-6.03 Lighting Standards shall be composed of LED luminaires and no other form or type of luminaire, such as a metal halide lamp, is permitted.
3.
Light Trespass (foot-candle) Limitation.
All luminaires located on private property shall be designed or positioned so that the maximum illumination at the property line next to a residentially used or zoned property shall not exceed one-quarter (¼) foot-candle and shall not exceed one-half (½) foot-candle adjacent to a street right-of-way.
4.
Canopy Lighting.
Lighting recessed for canopies covering fueling stations at automobile service stations and drive-through facilities shall not illuminate abutting properties and the luminaires shall be designed so that the light source and lenses (bulb or lamp) are completely shielded from direct view at a point five feet above the grade on the lot line.
5.
Outdoor Advertising Lighting.
Outdoor advertising lighting shall conform to all applicable laws, ordinances, rules, and regulations.
 |
6.
Wall or Roof Lighting.
a.
Wall or roof lighting may be used to illuminate the pedestrian walkways, entrance areas and yard areas within 30 feet of the building.
b.
No wall or roof lighting shall be used to illuminate areas for motor vehicle parking or access unless the Building Official finds the following:
i.
That the proposed lighting is not in conflict with the stated purpose;
ii.
That the proposed lighting will not unreasonably harm or restrict public health, safety and welfare or create a nuisance; and
iii.
The proposed lighting will not result in an impairment of vision creating a hazard for vehicular or pedestrian traffic.
7.
Open Area Used for Motor Vehicle Parking, Storage or Access.
a.
Any open area used for motor vehicle parking, storage or access may be illuminated with freestanding luminaires.
b.
Freestanding luminaires are permitted to be a maximum of 30 feet in height.
c.
When a luminary is located within 100 feet of a residentially used or zoned property, the maximum permitted luminaires height shall be 20 feet.
d.
All luminaires must have a total cutoff angle equal to or less than 90 degrees.
e.
The use of exterior lighting with a cutoff angle greater than 90 degrees shall be permitted only when the Building Official finds the following:
i.
That the proposed lighting is not in conflict with the stated purpose;
ii.
That the proposed lighting will not unreasonably harm or restrict public health, safety and welfare or create a nuisance; and
iii.
The proposed lighting will not result in an impairment of vision creating a hazard for vehicular or pedestrian traffic.
8.
Signs.
Signs shall conform to all applicable laws, ordinances, rules, and regulations.
9.
Flags, Statues, and Other Similar Objects.
Outdoor light fixtures used to illuminate flags, statues, or any other objects mounted on a pole, pedestal, or platform shall use a very narrow cone of light for the purpose of confining the light to the object of interest and minimize spill-light and glare.
10.
Buildings.
Building façades and architectural features of buildings may be floodlighted when the following conditions are met:
C.
Illumination Levels.
1.
Engineering Society of North America Lighting Handbook.
The illumination levels contained in the Illuminating Engineering Society of North America Lighting Handbook, as amended from time to time, shall be used as a guide for providing adequate and safe illumination levels.
2.
Private or Public Development Project.
The Building Official may require conformance with the illumination levels contained in the Lighting Handbook, Illuminating Engineering Society of North America as part of the review and approval of a private or public development project.
D.
Method of Measurement.
1.
Light Measuring Meter.
a.
The light measuring meter shall have a color and cosine-corrected sensor with multiple scales and shall read within an accuracy of plus or minus five percent.
b.
It shall be tested, calibrated, and certified by an independent commercial photometric laboratory or the manufacturer within one year of its use.
E.
Exterior Lighting Plan.
1.
Submission.
a.
Applicability.
A lighting plan shall be required anytime exterior lighting is proposed, or modified, that is associated with a use of greater intensity than a one or two family dwelling.
b.
Submission Official.
The lighting plan shall be submitted to the Building Official.
c.
Submission Criteria.
The submission shall contain but shall not necessarily be limited to the following:
i.
Plans indicating the location of the exterior lighting on the premises, and the type of illuminating devices, fixtures, lamps, supports, reflectors, and other devices;
ii.
Description of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices and the description may include, but is not limited to, catalog cuts by manufacturers and drawings (including sections where required) and height of the luminaires; and
iii.
Photometric plan and data sheets, such as that furnished by manufacturers, or similar to that furnished by manufacturers, showing the angle of cut off or light emissions.
d.
Once the plan is approved by the Building Official, the exterior lighting of the property shall conform to the approved lighting plan.
e.
A lighting plan required by Section 11-1-6.03.E Exterior Lighting Plan shall expire at the same time that the approved Site Plan for which it was submitted expires.
2.
Lamp or Fixture Substitution.
Should any outdoor light fixture or the type of light source therein be changed after the issuance of the Building Permit or Certificate of Occupancy and Compliance, a change request with adequate information, as required in Section 11-1-6.03.E.1 above herein, to ensure compliance with the Zoning Ordinance must be submitted to the Building Official for review and approval prior to the substitution.
F.
G.
Exemptions.
The following are exempt from the standards contained in the Zoning Ordinance.
1.
Decorative Seasonal Lighting.
Decorative seasonal lights used for temporary purposes.
2.
3.
Luminous Tube Lighting.
Luminous tube lighting is exempt from the Zoning Ordinance.
4.
Specific Signs.
Signs of the type constructed of translucent materials and wholly illuminated from within are exempt from the shielding requirement.
5.
Temporary Emergency Lighting.
Temporary emergency lighting used by police, fire fighters, or other emergency services, as well as all vehicular luminaires.
6.
Hazard Warnings.
Hazard warning luminaires, which are required by federal and state regulatory agencies.
8.
Specific Recreation.
a.
Because of their unique requirement for nighttime visibility and their limited hours of operations, ball diamonds, playing fields and tennis courts are exempted from the general standards of this section.
b.
Lighting for these outdoor recreational uses shall be shielded to minimize light and glare from spilling over onto a residentially used or zoned property.
c.
The maximum permitted illumination at the residential property line shall not exceed two foot-candles.
9.
Public Street or Sidewalk Projects.
The City Council may vary from the requirements of this section as part of the approval of public street or sidewalk projects.
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.04 Building façade material standards.
B.
Exterior Material Requirements for all Single-Family Units.
1.
Applicability.
This section applies to all single-family (attached and detached) units.
2.
Residential Material Standards.
a.
The exterior façades of a main building or structure shall be constructed of 85 percent Class 1: Masonry Construction unless otherwise specified in this Zoning Ordinance.
i.
Individual exterior walls shall contain no less than 50 percent Class 1: Masonry Construction.
b.
Fiber Cement Siding.
i.
Fiber cement siding shall be considered a Class 1: Masonry Construction material for single-family (attached and detached) units.
ii.
Fiber cement siding may also be used for architectural features, including window box-outs, bay windows, roof dormers, garage door headers of rear entry garages, columns, chimneys not part of an exterior wall, or other architectural features.
C.
Exterior Material Requirements for all Multi-family Units.
D.
Exterior Material Requirements for Nonresidential Districts and Uses.
1.
Applicability.
This section applies to all nonresidential buildings.
2.
Nonresidential Material Standards.
a.
The exterior façades of a main building or structure shall comply with the following tables.
Table 8: Office and Retail Zoning Districts | ||
|---|---|---|
Section Ref. | Applicable Zoning District | Exterior Material Requirements per District |
Section 11-1-3.14 | O-1, Office District | Exterior façades of a main building or structure shall consist of 100 percent Class 2: Masonry Construction. |
Section 11-1-3.15 | O-2, Office District | |
Section 11-1-3.16 | LR, Local Retail District | |
Section 11-1-3.17 | RR, Regional Retail District | |
Section 11-1-3.18 | CB, Central Business District | |
Table 9: Commercial Zoning Districts | ||
|---|---|---|
Section Ref. | Applicable Zoning District | Exterior Material Requirements per District |
Section 11-1-3.19 | C, Commercial District | Exterior façades of a main building or structure adjacent to a public street shall consist of 75 percent Class 2: Masonry Construction. All exterior façades of a main building or structure shall consist of at least 100 percent Class 3: Masonry Construction. |
Table 10: Business and Technology Park Zoning Districts | ||
|---|---|---|
Section Ref. | Applicable Zoning District | Exterior Material Requirements per District |
Section 11-1-3.20 | BP, I-20 Business Park District | Exterior façades of a main building or structure adjacent to a public street shall consist of 100 percent Class 2: Masonry Construction. All exterior façades of a main building or structure shall consist of at least 60 percent Class 3: Masonry Construction. |
Section 11-1-3.21 | TP, Technology Park District | |
Table 11: Industrial Park Zoning Districts | ||
|---|---|---|
Section Ref. | Applicable Zoning District | Exterior Material Requirements per District |
Section 11-1-3.22 | LI, Light Industrial District | Exterior façades of a main building or structure adjacent to a public street shall consist of 100 percent Class 2: Masonry Construction or architectural metal panels (i.e. metal composite materials and composite metal cladding). All exterior façades of a main building or structure shall consist of at least 15 percent Class 3: Masonry Construction or architectural metal panels (i.e. metal composite materials and composite metal cladding). |
Section 11-1-3.23 | HI, Heavy Industrial District | |
b.
If a nonresidential use is within a residential district, then all exterior façades of a main building or structure shall consist of 100 percent Class 2: Masonry Construction.
3.
Maximum Material Coverage.
No single building material shall cover more than 90 percent of the front of any building, with the exception of on-site utility or service structures.
5.
Residential Adjacency Standards for Businesses.
a.
Purpose and Intent.
In order to preserve and protect the integrity of single-family residential neighborhoods and in an effort to protect the quiet enjoyment of single-family residential properties and to maintain property values, the City has determined that it is necessary and appropriate to adopt specialized regulations for non-single-family residential uses and buildings that are constructed within 400 feet of properties used for single-family residences.
b.
Applicability.
i.
The following Residential Adjacency Standards for Businesses shall apply to all non-single-family residential buildings or uses that lie within 400 feet of properties used for single-family residences.
ii.
For purposes of the Section, the 400 foot distance shall be measured from the non-single-family residential building or use to the property line of the single-family residence.
iii.
All buildings within the CB, Central Business District are exempt from Residential Adjacency Standards for Businesses.
c.
Masonry Requirements for Building Façades:
i.
All façades of a building shall be finished on all four sides with the same materials (meeting the masonry requirements, see Section 11-1-6.04 Building Façade Material Standards), detailing, and features.
ii.
The use of cement, standard (i.e., smooth-faced) concrete block, concrete tilt wall, stucco and other masonry materials of similar characteristics is not permitted.
iii.
Exception for Façades not Visible from Public Streets:
(a)
The rear wall of the building may be constructed of standard concrete block, concrete tilt wall, stucco and other masonry materials of similar characteristics provided that it is of the same color as the other façades.
(b)
This exception does not apply to buildings on pad sites (i.e., "out" buildings).
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.05 Building design standards for nonresidential buildings.
A.
Purpose and Intent.
This section of the Zoning Ordinance is intended to ensure that all nonresidential buildings shall be compatible with the architectural character and design in terms of style, mass, height, roof design, and other exterior elements.
B.
Applicability.
All nonresidential buildings shall comply with this Section 11-1-6.05, except buildings within the LI, Light Industrial District or the HI, Heavy Industrial District.
C.
Nonresidential Building Orientation.
Any building (excluding parking garages) within view of a public Right-of-Way shall either face such Right-of-Way or shall have a façade facing such Right-of-Way in keeping with the character of the Front Façade.
D.
Nonresidential Design Elements Requirements.
1.
Following is a list of design elements that, based upon the size of a building (see Section 11-1-6.05.D.2 below), shall be incorporated into a building's design:
Table 12: Menu of Nonresidential Design Elements | |
|---|---|
1 | Canopies, awnings, or porticos |
2 | Overhangs |
3 | Recesses or projections |
4 | Arcades |
5 | Peaked roof forms |
6 | Arches |
7 | Outdoor patios |
8 | Display windows |
9 | Architectural details; such as, tile work or moldings, integrated into the building façade |
10 | Integrated planters or wing walls that incorporate landscape and sitting areas |
11 | Offsets, reveals or projecting ribs used to express architectural or structural bays |
2.
A building's floor area shall determine the minimum number of required design elements implemented in its construction as set forth in the table below:
Table 13: Required Minimum Number of Design Elements | |
|---|---|
Building Square Footage | Minimum Number of Design Elements |
0—50,000 s.f. | 3 |
50,001—100,000 s.f. | 5 |
Over 100,001 s.f. | 7 |
F.
Nonresidential Building Articulation.
Façade depth and height articulation shall be required on the front façade of a building, per the following:
1.
Depth articulation of at least three feet shall be required for every 50 feet of building façade length. Depth articulation applies only below the roofline.
2.
Height articulation for flat roofs of at least five feet shall be required for every 50 feet of building façade length. Pitched roofs do not require height articulation.
H.
Roof Design Standards.
1.
All structures shall be constructed with a pitched roof, flat roof with a parapet, true mansard roof, or any combination thereof.
2.
All flat roof surfaces shall be screened from ground level views so that such roof surfaces are not visible.
3.
Roofs of stairwells and elevator machine rooms and other similar spaces shall be exempt from roofing design standards so long as they are not visible from ground level. For the purpose of this paragraph, visible shall be defined as "capable of being seen at a height of six feet while standing at the highest grade on the property line."
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.06 Building design standards for multiple-family use.
A.
Multiple-Family Design Standards for the MF-16 and MF-22 Districts.
1.
Applicability.
This subsection shall apply to the multiple-family (MF) uses within the MF-16, Multiple-Family Dwelling District and the MF-22, Multiple-Family Dwelling District.
2.
Building Orientation and Construction.
a.
Building Orientation Adjacent to a Single-Family Zoning District.
i.
Unless set back 100 feet or more from the property line adjoining a single-family zoning district, a MF building shall be designed so that the smallest façade faces the single-family property. The purpose of this regulation is to limit to the greatest extent possible the number of windows and balconies that face towards or look onto the single-family properties.
ii.
If a MF development is bounded by single-family developments on multiple property lines, then the longest lines shall take priority over the smaller property lines.
b.
Parking.
i.
Parking is only allowed between the building and a public street when located at or beyond the required landscape buffer and screened with a headlight screen of earthen berms or a row of shrubs.
ii.
Parking areas located between the building and a public street are also subject to tree planting requirements specified in Section 11-1-6.06.A.4.b Other Parking and Circulation Requirements below.
iii.
Buildings with enclosed garages, when adjacent to a public street, must face the garage doors internally to the development. Garage doors may not face a public street.
c.
Detached Garages.
No detached garages may be located between residential buildings and a public street.
d.
Pedestrian Connections.
Gated or un-gated pedestrian sidewalk connections will be provided around the perimeter of the property to adjacent schools, parks, and nonresidential developments.
3.
Exterior Material Requirements and Design Elements.
a.
Exterior Materials.
i.
See Section 11-1-6.04.C Exterior Material Requirements for all Multi-family Units for requirements.
b.
Design Elements.
i.
Flat roofs are prohibited.
ii.
All residential windows shall be operable, with the exception of decorative windows, transoms, and side lights.
iii.
All stairs (except entry stairs and stoops to individual units and shared hallways) and elevated walkways shall be screened with architectural features to avoid a direct view of a stairwell from public streets and open space.
iv.
All multiple-family buildings must use three or more of the following architectural features.
(a)
Awnings/Canopies.
(b)
Balconies (a minimum of 25 square feet in size).
(c)
Dormers.
(d)
Offsets within each building (minimum 20 feet to receive credit).
(e)
Patio (a minimum of 25 square feet in size).
(f)
Porches (a minimum of 25 square feet in size).
(g)
Stoops (a minimum of two feet tall by four feet wide).
(h)
Varied roof height in building (minimum 10 foot difference)
v.
Mailrooms or mail kiosks shall be 100 percent masonry and constructed of the same materials as the main structure.
c.
Façade Articulation.
In order to ensure the aesthetic value and visual appeal of multiple-family land uses and structures, façade articulation shall be required.
i.
Façade articulation of at least three feet in depth or offset shall be required for every 30 feet in horizontal surface length.
ii.
Façade offsets shall be shown, along with calculations verifying that the building elevations meet the above requirement, on a building façade (elevation) plan, and shall be submitted for review along with the site plan.
4.
Parking and Circulation Standards.
b.
Other Parking and Circulation Requirements.
i.
Sub-grade parking under all or a portion of the building will not count against building height if half or more of sub-grade parking is below the average finish grade of the first floor.
ii.
Dead-end drive aisles shall have a maximum of ten parking spaces.
iii.
Mail kiosk shall have a minimum of five of the required parking spaces for the development within 50 feet, unless a drive-through facility is provided.
iv.
Enclosed garage parking spaces shall be a minimum of 10 by 20 feet.
v.
Drive aisles within the apartment complex must be configured to decrease speed and shall have a maximum of 500 feet in a straight length without an offset of a minimum of 30 feet, unless other traffic calming measured are approved by the Zoning Administrator and Fire Chief.
vi.
Access to a public street in a single-family neighborhood will be limited access and will not function as a primary access point for the complex.
vii.
Access to single-family alleys is prohibited.
viii.
Direct access to a median opening is required when the property is located on a divided thoroughfare. This shall be one of two access points required.
5.
MF Structure Separation.
a.
Multiple-Family structures on the same parcel shall have the following minimum distance between structures.
i.
From main structure to main structure with walls that have openings for doors or windows on façades facing each other.
Table 14: MF Structure Separation | |
|---|---|
Site Layout | Distance between Structures |
Face to Face | 50 feet |
Face to End | 30 feet |
Corner to Face or End | 30 feet |
End to End | 30 feet |
ii.
From main structure to main structure with walls that do not have openings, the minimum distance between structures is 20 feet for one-and two-story buildings and 30 feet for three-story buildings.
iii.
From main structure to accessory buildings or pools, the minimum distance between structures is 20 feet.
iv.
From main structure to free standing garage building, the minimum distance between structures is 30 feet
b.
A multiple-family structure on a parcel of land shall not be closer than a distance of 50 feet to any nonresidential building, excluding garages, on an adjacent property.
 |
B.
Multiple-Family Design Standards for the CB, Central Business District.
1.
Applicability.
This subsection shall apply to the multiple-family (MF) uses within the CB, Central Business District.
2.
Design Elements.
The following design elements shall be incorporated into multiple-family uses within the CB, Central Business District, except MF uses may occupy or reoccupy an existing building without complying with the following design elements.
a.
Windows on the First Floor.
At least 25 percent of the first floor façade along a street shall consist of windows.
b.
Building Design.
At least 75 percent of the MF building's façade shall be located along the minimum front setback.
c.
Parking Located in the Center of a Lot with Buildings along the Edge of the Property.
In order to promote a more walkable and urban form, parking lots or parking structures shall be located in the interior of the property with MF buildings located along the edges of the property.
d.
Direct Access to the Street Required.
MF units adjacent to a street shall have direct access via a door to the street.
f.
Parallel or Angled Parking along the Street Allowed.
Parallel or Angled parking is allowed along the street frontage.
g.
Street Furnishing along the Street Required.
i.
Areas along street sidewalks or adjacent to buildings shall incorporate features to promote a walkable environment, such as seats and benches.
 |
ii.
Benches shall be provided along sidewalks or adjacent to buildings at a rate of one bench per 100 linear feet of sidewalk.
iii.
Litter receptacles or planters shall be provided along sidewalks or adjacent to buildings at a rate of one bench per 100 linear feet of sidewalk. Street furnishings shall be low maintenance and resistant to vandalism.
iv.
Street furnishings shall maintain an unencumbered walkway for pedestrians.
v.
Street furnishings may be grouped together at common locations, such as a plaza or outdoor sitting/eating area.
h.
Off-Site Parking Allowed.
Parking may be located off-site to allow an entire block to be built as one unified complex.
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)
§ 11-1-6.07 Multiple-Family Density Bonus.
A.
Applicability.
1.
The following density bonus options are available to all multiple-family uses.
2.
These density bonuses are subject to the City Council's approval through a modified Site Plans Related to Building Permit Applications process. The process is modified from Section 11-1-9.05.C.2.b in that the City Council shall be the approval authority instead of the Planning Division Manager and Building Official.
3.
An applicant can petition the City Council for all of the density bonus options listed below.
4.
The City Council may either grant a full bonus or a partial bonus depending upon the degree that the proposed project meets the requirement of this section.
5.
Density bonuses are cumulative and multiple density bonuses may be applied to the base density of the base zoning district.
B.
Density Bonus Options.
1.
Affordable Units.
A density bonus of up to six dwelling units per acre may be granted if 50 percent of the additional units created by the bonus are dedicated for affordable housing. Affordable housing shall be for families earning less than 80 percent of median income, as reported for the City in the most recent census data, and calculated so that the monthly rent, including utilities, does not exceed 30 percent of a family's monthly income.
2.
Parking Structures.
A density bonus of up to 30 dwelling units per acre may be granted if a parking structure is built. The parking structure shall be designed to accommodate 100 percent of the required residential parking. If the development is part of a mixed use development, nonresidential parking does not have to be accommodated by the parking structure.
3.
Retail Space Provided on First Floor.
A density bonus of up to six dwelling units per acre may be granted if the first floor of the multiple-family development is designed to accommodate retail uses. If granted by the City Council, then nonresidential uses shall be allowed per the uses of the LR, Local Retail District.
4.
Stoops.
A density bonus of up to three dwelling units per acre may be granted if units with direct access to the street are designed with stoops at least six feet above street level.
5.
Public Art, Open Space, and Public Amenities.
A density bonus of up to six dwelling units per acre may be granted if public art, a plaza, or other public open space, or public amenities are provided on-site or off-site (e.g., within the right-of-way). Due to the varied nature of each project and the proposed level of public art, public open space, or public amenities, these element should have a substantial influence on the public realm.
C.
Alteration of Dimensional Regulations to Allow Buildings with Density Bonuses.
(Ordinance 9920, sec. 1,(Exh. A) adopted 5/28/2019)