1.1.

Title block, showing the title of the development, name and address of the owner/developer, name and address of the person or firm preparing the plan, date of preparation, scale, north arrow, and the date of all revisions.

1.2.

A location map, showing the relative location of the site to the nearest existing public street intersection.

1.3.

The boundaries of the subject property including the location and description of all adjoining property, the location and names of all adjoining streets and easements. If property is a part, or phase, of a larger development, the location/relationship to the overall development shall be indicated.

1.4.

The required number of parking spaces and the proposed number of parking spaces of subject property/development.

1.5.

Location and dimensions of all entrances and exits of the parking lot, the manner in which vehicles will be parked, all traffic circulation patterns, and the location and names of all utility lines, easements or rights-of-way on, or adjacent to, the site.

1.6.

All details needed to communicate appearance, and methods of construction and/or installation.

1.7.

A planting schedule, keyed to the plant materials shown on the landscape plan, listing all proposed plant materials by botanical name, common name, cultivar or variety if any, quantity of materials, size of materials at planting, plant spacing, and existing trees approved for use.

1.8.

Location of all existing and proposed buildings, accessory structures, waste receptacles, fire hydrants, mechanical units and paved areas.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

2.1.

The name of the subdivision, the names and addresses of the owners and the names and addresses of the designer or surveyor.

2.2.

The date, scale and approximate north arrow.

2.3.

The boundaries of the subdivision.

2.4.

Site plan showing streets, driveways, common open spaces and facilities, parking spaces, service buildings, water courses, easements, manufactured home lots.

2.5.

Names of adjoining property owners.

2.6.

Gas, water and sewage lines that will service the subdivision; street lights; solid waste containers.

2.7.

Surface water drainage plans.

2.8.

Other items as may be required by the Commission to assure compliance with the requirements of the Zoning Ordinance and Subdivision Regulations.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

3.1.

Application Fee.

3.2.

Cover Sheet with:

A.

Name of the development.

B.

Applicant's name, address and interest in the application, and the name, address and interest of every person, firm or corporation represented by the applicant in the application.

C.

Name of the owner of the subject property.

D.

Names and addresses of all owners of property adjoining the subject property, to be obtained from the applicable County Tax Assessors Office.

E.

Address and legal description of the subject property.

3.3.

Special District Plan. The Special District Plan must include the following:

A.

Vicinity map showing the location of the proposed project.

B.

Site map showing the property boundaries and ownership of adjoining property.

C.

Existing zoning map, indicating the zoning classification of the tract and all properties within 500 feet.

D.

Existing site conditions map.

E.

Special District Plan showing the total project including:

1)

Conceptual circulation plan, including whether streets will be public or private, shown in relationship to external streets (with street name and existing right-of-way width noted);

2)

Conceptual plan for pedestrian and bicycle facilities;

3)

Conceptual drainage plan;

4)

Conceptual water and sewer plan;

5)

Conceptual open space plan showing common areas and amenities to remain in private ownership and proposed public dedication sites, if any;

6)

Conceptual landscaping plan for the project boundary and for any mixed-use and nonresidential areas;

7)

A proposed use plan showing the location of acreage of distinct use areas including:

a)

Type and number of structures to be built by area (i.e., detached single-family, attached single-family, multifamily, retail, office);

b)

Density of each residential development area calculated in gross acres;

c)

Prototypical lotting pattern for each of the sizes of single-family lot types proposed.

3.4.

Special District Plan Narrative.

A.

Evidence that the proposal is compatible with the Comprehensive Plan.

B.

Evidence that the proposal meets the purpose for SD development and community objectives and description of community benefits to be achieved as described in Section 6.03.

C.

Detailed listing of any normally required zoning standards to be modified and the alternative standards proposed.

D.

Typical lot area and setbacks or build-to lines for each single-family lot type and for other use types.

E.

Architectural, landscaping and signage standards if different from those normally required.

F.

Description of the character and use of common open spaces and facilities.

G.

Preliminary information regarding restrictive covenants and form of ownership and maintenance of any common open spaces and facilities.

3.5.

Master Plan [for Subdivision submittal]. The Master Plan submission must include the following:

A.

Total project plans and conditions:

1)

The property boundaries, including metes and bounds.

2)

An area map showing the applicant's entire holding and all properties, streets, rights-of-way and easements within 300 feet of the property.

3)

Topographic map with five-foot contour intervals.

4)

Phasing plan, if applicable, showing areas already developed, areas for which development approval is being requested, and areas for future development with approximate timetable for completion.

B.

Development Plan showing the total project including:

1)

Proposed use plan showing the location and acreage of distinct land use areas including:

a)

Type and number of structures to be built by area (i.e., detached single-family, attached single-family, multifamily, retail, office).

b)

Density of each residential area calculated in net acres;

2)

Site plan showing location, use, scale and orientation of all buildings other than detached single-family dwellings.

3)

The internal street network shown in relationship to external streets with street name and existing right-of-way width noted.

4)

Conceptual drainage and utilities plan, including method of sewage disposal and location of such facilities.

5)

Open space plan, including identification of improved and unimproved open spaces and area and overall dimensions of each required open space.

6)

Parking master plan, including location and circulation pattern of all nonresidential and common parking areas.

7)

Signage master plan, including location, height and size of all freestanding signs.

8)

Landscaping plan, including location, overall dimensions and design approach to parking lot landscaping, screening, buffers and open spaces.

9)

Location and design of lighting facilities.

C.

Master Plan Narrative.

1)

Evidence that the proposal is compatible with the Comprehensive Plan.

2)

Evidence that the proposal meets the purpose for SD development and community objectives and description of community benefits to be achieved as described in Section 6.03.

3)

Prototype development plans and schedule to show lot sizes, setbacks, typical structure arrangements, access and parking provisions.

4)

Complete description of all normally required zoning and subdivision standards to be modified and proposed alternative standards.

5)

Description of community facilities to be provided, such as school sites, fire stations or recreation facilities, or statements on which existing facilities will be used by the proposed residents of the project.

6)

Proposed restrictive covenants including how any common open spaces and facilities are to be owned and maintained; design standards and method of implementation.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

Plans and specifications for proposed signs must include the following:

4.1.

Site plan of development site showing location of any freestanding sign(s) including any easements, public rights-of-way, property lines, buildings, sight distance triangles and other signs on the property;

4.2.

Main or entrance façade including linear dimension;

4.3.

Dimensions and elevations of all signs;

4.4.

Dimensions and locations of any supporting structures;

4.5.

Maximum and minimum height of sign, and any measurements of clearance distances when a sign is mounted above a pedestrian or vehicular area;

4.6.

For illuminated signs, indicate type and placement of illumination;

4.7.

Inventory of number, type, location, and display area of all existing signs on the same property and/or building on which the sign is to be located.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

5.1.

Site plans must be drawn on 36" x 48", and at a specified scale. Information shown on drawings included in construction plan (e.g. grading plans, utility plans, etc.) will not be considered as meeting the requirement for a site plan submission. Required site plan details must be shown on the "site plan" drawing.

5.2.

Written Information:

A.

Site plan name, property address and/or location.

B.

General statement indicating the character of the use(s) proposed for the site. This includes information describing the size and/or intensity of the use, such as the number of employees at largest shift, seating capacity, number of students, number of hospital beds or lodging rooms, etc. All other relevant information not otherwise specified in this checklist must be provided in the General Statement, such as variances on the property, nonconforming status, etc.

C.

Property owner's name, address and telephone number; and the designated project applicant or representative if other than the property owner.

D.

Name, address, and telephone number of engineer, surveyor, architect, landscape architect and/or any other professional involved in design of the project. Include current license numbers.

E.

Total size of the tract expressed in square feet and acres (to nearest tenth).

F.

Zoning district assigned to the subject property.

G.

Zoning and current land use of adjacent properties.

H.

Number of residential units proposed.

I.

Proposed nonresidential use(s) of building(s).

J.

Number of lots and lot numbers.

K.

Number of floors or stories, height and dimensions of all structures.

L.

Impervious surface area in square feet, impervious surface ratio, maximum and proposed.

M.

Floor area in square feet, maximum and proposed.

N.

Number of parking spaces required and proposed (must show calculations based on the requirements of Article 8).

O.

Front, rear and side setbacks.

5.3.

Graphic Information:

A.

Vicinity map showing the site in relation to adjoining properties, streets and other landmarks such that its location within the City can easily be determined.

B.

North arrow, scale and date prepared.

C.

Certified boundary survey of the tract prepared by a surveyor registered with the State of Alabama, indicating an existing lot of record.

D.

Seal and signature of registered engineer.

E.

Location of all impervious surfaces.

F.

All flood-prone areas as delineated by the Flood Insurance Rate Maps published by the Federal Emergency Management Agency (FEMA), including a notation of the 100-year flood elevation.

G.

All wetlands and watercourses, including lakes, streams, etc.

H.

Contours at maximum five foot intervals.

I.

Plan showing all proposed and required Landscaping (general and parking) and buffers signed and sealed by a registered landscape architect or landscape designer.

J.

Location height and type of all on-premises lighting and freestanding signage.

K.

Location and dimensions of all parking spaces (including handicap spaces), loading berths, and driveway aisles. One-way aisles must be labeled as such.

L.

Location of all curb cuts and their distances from nearest adjacent curb cuts or street intersections.

M.

Phase lines, if the development is to be constructed in phases.

N.

Existing and proposed utility easements.

O.

All existing and proposed street right-of-way reservations, cross access locations, sidewalks and easements.

P.

Finished floor elevations of all structures.

Q.

All existing and proposed utility lines, including sewer, water, gas, and electricity.

R.

Location and screening of solid waste receptacles.

S.

Elevations of all building façades at a scale of 1/8": 1' indicating:

1)

Design character of buildings and structures.

2)

Materials, existing and proposed, to be used on all structures to include color schemes.

3)

Structure heights.

4)

Roof configuration and overhangs.

5)

Special design features including compliance with ADA requirements.

6)

Proposed location, size and configuration of all wall mounted signs.

5.4.

Engineering Plan Submittal Requirements.

A.

One complete set of documents.

B.

Each set is neatly bound; no loose sheets will be accepted.

C.

In addition to site specific civil sheets, the following sheets are required in all plan sets:

1)

Cover Sheet;

2)

Boundary/Existing Conditions Survey;

3)

Plat;

4)

Current Site Plan.

D.

Requirements for all Civil Plan Sheets.

1)

Title block with engineering firm information, registration number, engineer's seal, sheet title, and page numbers clearly shown;

2)

North Arrow and Scale clearly shown on each plan sheet;

3)

Legend (relevant to each sheet) showing all special symbols, line types and hatch used;

4)

Street names labeled on all existing, proposed, and future streets;

5)

Lot and Block numbers and/or ownership information shown for all lots;

6)

Caution notes shown when working next to any existing utilities (public and franchise).

E.

Erosion Control Plan.

1)

Existing and/or proposed contours clearly shown/labeled;

2)

Existing and proposed storm lines and inlets shown;

3)

List the total disturbed acreage, and delineate limits of construction;

4)

FEMA 100-year flood plain;

5)

Appropriate BMPs used and identified;

6)

Phasing of BMPs with construction activities listed/described;

7)

BMP details provided, should be per current Alabama Erosion Control Manual or other applicable standard;

8)

Stockpile area and batch plant areas shown and labeled;

9)

Areas to be sodded or seeded shown and specified with permanent perennial vegetation;

10)

Areas of permanent erosion control (other than vegetation) clearly shown;

11)

Construction Entrance location.

F.

Grading.

1)

Both onsite and offsite existing/proposed contours shown clearly labeled;

2)

Date and name of firm who prepared geotechnical report with corresponding note stating: "Work shall be done in accordance with the Geotechnical Report by ___________, dated ________";

3)

Drainage clarified by flow arrows, high points, sags, ridges, and valley gutters;

4)

Show driveway locations for all lots adjacent to storm inlets;

5)

Positive overflow provided at all low points, easements dedicated as needed;

6)

Finished pad and/or floor elevations shown;

7)

Minimum finished floor elevations shown adjacent to floodplains, ponds, creeks/channels, etc.;

8)

Clearly show all walls and label top/bottom elevations of wall at key locations;

9)

Spot shots shown to ensure proper drainage and adequate ADA routing where applicable.

G.

Drainage Area Map.

1)

Existing contours clearly shown for entire site and adjacent areas.

2)

Drainage areas and sub areas delineated and labeled.

3)

Flow arrows for surface drainage shown.

4)

Existing and proposed storm lines shown.

5)

Inlet designation labels shown.

6)

Detention pond shown and labeled.

7)

Drainage easements shown and labeled.

8)

Zoning indicated for all offsite areas and/or land use assumptions specified.

9)

Rational Method Peak Runoff Rate Computation Table shown (Q=KCIA).

10)

Time of concentration and weighted runoff coefficient calculations shown as needed

11)

List the total site impervious area (square feet of all paving, roof areas, etc.)-Commercial Projects.

H.

Hydraulic Calculations.

1)

Street Flow Computation Table provided for all public streets.

2)

Inlet Interception Computation Table provided for all public inlets.

3)

Pipe Hydraulics Computation Table provided for all public lines.

I.

Detention Pond Design and Calculations.

1)

Detention pond design calculations shown, method used specified.

2)

Provide detention pond volume sizing calculations and/or computation table.

3)

Provide stage-discharge table and/or curve information.

4)

Provide weir and/or orifice sizing calculations for outfall structure.

5)

Existing and proposed contours shown and labeled.

6)

Cross-section of pond including side slopes, normal pool elevation (if applicable), show 100 year 25 year WSE, 10 year WSE, and 1 year, 24 hour.

7)

Detail of pond outfall structure showing all elevations as necessary.

8)

Trash rack (and detail) provided for smaller orifice openings.

9)

Overflow spillway location and design information provided.

10)

Show and label all existing/proposed utilities and easements.

11)

Access/maintenance ramp provided (max slope 6:1).

12)

Maintenance Manual.

J.

Storm Drain Plan.

1)

Plan View:

a)

Show and label all existing and proposed utilities.

b)

Dimension location/spacing of utilities.

c)

Label inlet type, size, and top of curb elevation at a minimum.

d)

Label type and size, of existing/proposed structures (e.g. headwalls, manholes/junction boxes).

e)

Label type, size and dimensions of all permanent outfall erosion protection.

f)

Provide applicable construction details for all drainage structures.

2)

Profile View.

a)

Existing and proposed ground line at centerline of pipe shown and labeled correctly.

b)

Label station and flowline elevation information for all structures, crossings, laterals, etc.

c)

Indicate length, type/class, slope and size of all storm pipes.

d)

All utility crossings and parallel sewer lines shown in profile.

K.

Water Plan.

1)

Show and label all existing proposed utilities.

2)

Label size, type and pressure class for all proposed water mains.

3)

Show location for all water services and meters.

4)

Show and label all easements.

5)

Dimension location of all mains, services, meters, and spacing from other utilities.

6)

Show and label all fire hydrants, valves, fittings, FDC locations, and back-flow prevention.

L.

Sanitary Sewer Plan.

1)

Plan View.

a)

Show and label all existing and proposed utilities.

b)

Dimension location of all mains from other utilities.

c)

Label line name, size, and type of all proposed sanitary sewer lines.

d)

Stubouts labeled with size, slope, length, and flowline elevations (if not profiled).

e)

Show and label all easements.

f)

Show centerline stationing for sanitary sewer.

g)

Show and label all manholes with rim elevations, as well as cleanouts.

h)

Indicate type and size of encasement where needed.

i)

Show flow direction arrows for sewer main.

2)

Profile View.

a)

Profile shown for all mains 8" and larger, or where a potential conflict may arise.

b)

Existing and proposed ground line at centerline of pipe shown and labeled.

c)

Label station and flowline elevation information for all manholes, cleanouts, crossings, laterals.

d)

Indicate the type and diameter for all manholes.

e)

Indicate length, type/class, slope and size of all sanitary sewer pipes between manholes.

f)

All utility crossings and parallel storm lines shown in profile.

g)

Indicate length, type and size of encasement as needed.

M.

Paving Plan.

1)

Typical Pavement Section details shown (fire lane, parking areas, streets, subgrade, etc.).

2)

For streets, centerline stationing at every 100 feet, PCs, PTs, and curve data labeled.

3)

Intersection, driveway and island curb radii labeled.

4)

All sidewalks and ramps shown, labeled and dimensioned.

5)

Existing, proposed, future streets and drives shown and labeled.

6)

Right-of-way corner clips and sight visibility easements provided.

7)

Storm inlets identified with paving stations and top of curb elevations at center of inlet.

8)

Drainage clarified by flow arrows at crests, sags, ridges, intersections, and valley gutters.

9)

Show driveway locations for all lots adjacent to storm inlets.

10)

For Commercial/Industrial Parking Lots show all parking stall locations, types, counts, and dimensions.

11)

All appropriate warnings, signage, and arrows are shown for parking areas to ensure appropriate traffic flow.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

6.1.

Application fee.

6.2.

Applicant's name, address and interest in the application, and the name, address and interest of every person, firm or corporation represented by the applicant in the application.

6.3.

Name of the owner of the subject property.

6.4.

Owner's signed authorization for application if applicant is other than the owner.

6.5.

Names and addresses of all owners of property adjoining the subject property, obtained from the County Tax Assessors Office.

6.6.

Address and legal description of the subject property.

6.7.

Width, depth and area of the subject property.

6.8.

Zoning classification and present use of the subject property.

6.9.

Reason for the Conditional Use request.

6.10.

A map, drawn to scale, indicating the dimensions, location and boundaries of the subject property and adjoining public rights-of-way.

6.11.

Preliminary Site Plan and use information:

A.

Proposed days of the week and hours of operation, if applicable.

B.

Estimated minimum and maximum number of employees.

C.

Whether the use will be open to the public, whether visits will be by appointment only or otherwise limited; estimated number of visitors per day.

D.

Location of any proposed structures, building additions and site improvements.

E.

Provisions for off-street parking.

F.

Location of loading areas, including waste receptacles.

G.

Location of any outdoor storage or work areas.

H.

Location and height of any freestanding, exterior light fixtures.

I.

Description and location of any proposed/required screening or buffers.

J.

Description of any activities to be undertaken involving the use of equipment or operations, which would generate noise or odors that may be detectable beyond the building and any measures to lessen the impact of noise or odors on adjoining properties.

6.12.

Schedule for beginning and completion of development proposed by the applicant.

6.13.

For Conditional Uses requiring a General Development Plan, the following information and any other information which the Director determines to be relevant, must also be submitted as part of the Conditional Use submittal:

A.

Approximate locations of all proposed streets.

B.

Type, number and approximate locations of all dwelling units.

C.

Overall gross density for the development site, as well as density for each individual stage or phase.

D.

Location and approximate acreage of all resource protection, recreation, and open space lands and other common properties.

E.

Location of all drainage facilities.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

Applications for a use interpretation must be submitted to the Director and must, in all instances, contain at least the following information and documentation:

7.1.

Applicant's names, address, email address (or alternate contact information) and interest in the subject property.

7.2.

Owner's name and address, if different from the applicant's, and the owner's signed consent to the filing of the application.

7.3.

The names and addresses of all professional consultants advising the applicant with respect to the interpretation.

7.4.

The street address and legal description of the subject property.

7.5.

The zoning classification and present use of the subject property.

7.6.

A complete description of the proposed use.

7.7.

The uses permitted by the present zoning classification, which are most similar to the proposed use.

7.8.

Evidence demonstrating that the proposed use will comply with all use limitations established for the applicable district.

7.9.

Such other and further information or documentation as the Director may deem necessary or appropriate to a full and proper consideration and disposition of the particular application.

(Ord. No. 2249, 1(Exh. A), 12-16-24)

(Ord. No. 2249, 1(Exh. A), 12-16-24)

(Ord. No. 2249, 1(Exh. A), 12-16-24)

(Ord. No. 2249, 1(Exh. A), 12-16-24)

11.1.

RS-4 District.

A.

[Purpose, General Regulations].

1)

These Districts are intended to preserve the character of existing neighborhoods and developments under construction at the time of adoption of this Ordinance. It is designed to prevent these neighborhoods and subdivisions from becoming nonconforming under the terms of this Ordinance. This District is also intended to provide for future development of land where a Residential District is deemed the most appropriate zoning classification, and a preliminary or final plat for development of the land has been approved by the Planning Commission. It is also intended to provide for in-filling of existing neighborhoods on vacant lots with dwellings of like kind as defined in Section 203 of this Ordinance.

2)

Occupancy in RS zones is limited to "Family" as defined in Section 203.

3)

Certain structures and uses required to serve governmental, educational, religious, noncommercial, recreational, and other needs of such areas may be permitted as outright or as conditional uses within such districts, subject to restrictions and requirements intended to preserve and protect the single-family residential character of the districts.

B.

[Permitted Uses].

1)

Uses permitted by right: single-family detached, park, tennis court, swimming pool

2)

Conditional Uses: public/private school, place of worship, community center, group home, public utility

3)

Existing garage apartments in the Residential (RS), Residential/Commercial/Institutional (RCI), and Historic Neighborhood (HN) Districts are permitted uses and may be improved within the existing structure, but there shall be no increase in the number or size of dwelling units in the structure. No new garage apartments are permitted in any district in the City. When existing garage apartments are improved, off-street, paved parking spaces shall be provided and any required bufferyards shall be installed.

4)

Although a use may be indicated as permitted or conditionally permitted in a particular district, it does not follow that such a use is permitted or permissible on every parcel in such district. No use is permitted or permissible on a parcel unless it can be located thereon in full compliance with all of the performance standards and other regulations of this Ordinance applicable to the specific use and parcel in question.

RS-4 District Area and Dimensional Requirements

11.2.

New Urban Neighborhood District. It is the intent of this district to provide a new neighborhood that is urban inform, pedestrian-friendly, human scaled, and features a variety of housing types.

A.

Land Uses.

1)

Permitted Principal Uses: All housing types are permitted in this district, including multi-family, attached, and single-family detached housing. Parking structures are permitted as a principal use.

2)

Permitted Accessory Uses: Accessory uses, including garages for single-family detached and attached housing, are permitted when meeting each of the following standards:

a)

Are customarily accessory and clearly incidental and subordinate to permitted principal uses;

b)

Are located wholly on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

Do not involve operations not in keeping with the character of the area.

3)

Permitted Conditional Uses: Permitting the following conditional uses is a discretionary decision of the City and may be approved with any reasonable conditions related to the use's location, design and operation. Permitted conditional uses are limited to the following: civic/public buildings, such as schools and libraries.

4)

Adjacency to Mixed Use Districts: Within this district, single-family detached houses are prohibited on properties directly adjacent to the Bridge Avenue South and Bridge Avenue North districts. Properties separated from those districts by a street are excluded from this requirement, but properties separated by only an alley are not.

B.

Lot Design.

1)

Lot Proportions:

a)

Single-Family Detached: Shall have a perpendicular orientation to the street with a minimum width-to-depth ration of 1:1.5.

b)

Attached and Multi-Family Buildings: Shall have no proportion requirements.

2)

Lot Widths:

a)

Single-Family Detached: Shall have a minimum lot width of forty (40) feet.

b)

Attached and Multi-Family Buildings: Shall have a minimum lot width of eighteen (18) feet for attached buildings, and there is no lot width requirement for multi-family buildings.

C.

Building Scale and Placement.

1)

Maximum Building Height:

a)

Single-Family Detached and Attached (up to four units): Forty (40) feet.

b)

All Other Residential Buildings: Sixty (60) feet.

2)

Building heights shall be measured from the average grade of the front façade to either: 1) the top of the parapet on the front façade of flat-roofed buildings; or 2) the top of the eave on the front façade of pitched-roofed buildings. In the case of multi-family buildings, non-habitable vertical architectural elements, such as steeples and cupolas, shall not be counted toward building height calculations.

3)

Building Orientation: The front façade of a building shall face the adjacent street. In the case of corner lots, the primary façade shall face the primary street. A building's front façade shall be defined by the existence of the primary entrance (with the exception of permitted corner entrances) and other architectural treatments, including porch steps and detailing.

4)

Front Setback:

a)

Minimum: Ten (10) feet from the public right-of-way line.

b)

Maximum: Twenty (20) feet from the public right-of-way line.

c)

An exception from the front setback standards is permitted for a front courtyard design in which at least one third of the building's frontage adheres to the ten (10) to twenty (20) foot setback requirement. The courtyard depth shall not exceed fifty (50) feet as measured from the public right-of-way line, and no parking is permitted within the courtyard area. Also, townhouses may be within five (5) feet of the public right-of-way.

5)

Side Setback: Minimum: Five (5) feet.

6)

Rear Setback: Minimum: Five (5) feet.

7)

Accessory Buildings: Accessory buildings shall have a minimum side and rear setback of three (3) feet. In the case of garage doors front an alley, the setback shall be either five (5) feet or greater than fifteen (15) feet.

D.

Building Design.

1)

Roofs.

a)

Form: With the exception of single-family detached houses, roofs shall be flat, gabled or hipped. Single-family detached houses shall have either gabled or hipped roofs. Flat roofs shall feature a parapet wall sufficient to visually screen roof penetrations (other than chimneys) as viewed from any public street. Building components not constituting the primary structure, such as porches and dormers, may feature a shed or hipped roof.

b)

Penetrations and Equipment: Pipe vents, air conditioning units, and similar roof top penetrations and equipment (not including chimneys) shall be located and/or screened in a manner that minimizes their visibility. Chimneys shall be made of a masonry material.

c)

Minimum foundation Heights: Buildings shall have a foundation height (measured from finished grade to finished first floor) of at least twenty-four (24) inches.

2)

Façade Design.

a)

Massing: No front façade plane shall exceed a width of thirty (30) feet without an interruption. Façades shall be broken into a series of vertical bays using and of the following elements: wall off-sets of at least four (4) inches in depth. Material changes, pilasters (engaged pillars), columns/posts (including as part of a porch and/or balcony), roofline or cornice line changes, projecting bays, porches, and front steps and/or stoops. Depending upon the design of the building, more than one (1) such element may be required to achieve the appropriate massing. When used as the sole means, material changes, roofline or cornice line changes, and front steps and/or stoops alone will not suffice.

b)

Door and Window Design: The building's primary entrance shall face the associated street. All windows shall have a vertical orientation. However, individual vertically oriented windows may be "ganged" to collectively have a horizontal orientation. Doors and windows with muntins shall feature real muntins or simulated divided lites on both side of the glass, rather than "snap-in" and similar imitations. Shutters, if provided, shall be sized to fit the window and appear to be operable.

c)

Porches: All single-family detached buildings and duplexes shall have a front porch. The porch shall extend across at least fifty (50) percent of the front façade, and it shall have a minimum depth of six (6) feet. All attached buildings with three (3) or more units and multi-family buildings shall have either: a) a front porch consistent with the standards for single-family detached and duplex buildings, or b) a stoop for each street-fronting ground floor entrance with a minimum depth of four (4) feet. All porch posts, columns, handrails and balustrades shall be wood or composite material. If roofed, porch roofs shall feature a shed roof or a hipped shed roof with a roofing material that matches the building or standing seam metal, and a slope no greater than 4:12. V-crimp roofing imitating standing seam metal is permitted. Porches and stoops may encroach into the required front yard, but not into the public right-of-way.

d)

Balconies: Balconies are encouraged for multi-family buildings, but not mandatory. Balconies shall be wood and/or metal and have a minimum depth of six (6) feet. If roofed, balcony roofs shall be wood and either: 1) perpendicular to the façade and flat, or b) feature a shed roof or a hipped shed roof with standing seam metal and a slope no greater than 4:12. V-crimp roofing imitating standing seam metal is permitted.

E.

Façade Cladding Materials. Primary façade cladding materials are those which, individually or collectively, constitute at lest seventy-five (75) percent of the exposed surface area. Primary material changes shall not occur at outside corners. Primary material changes shall occur on a horizontal line with the heavier material below the lighter material (for example: siding above masonry).

1)

Permitted Primary Materials: Wood, brick, stone, cast stone, plaster/smooth-finished stucco, and materials identical in appearance including, but not limited to, Thin Brick, Thin Stone, Exterior Insulation Finishing System ^* (EIFS), etc.

a)

Wood Cladding shall be limited to lap siding and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles. Horizontal boarding shall have a maximum exposure of eight (8) inches.

b)

^* Exterior Insulation Finishing System (EIFS) shall be limited to no more than sixty (60) percent of exposed surface area on buildings over forty (40) feet in height; on buildings forty feet and under EIFS is limited to twenty (20) percent for trim and cornice work. Only a water management EIFS system shall be installed, where permitted.

2)

Permitted Secondary Materials: The following materials shall not exceed, individually or collectively, twenty-five (25) percent of the exposed surface area: concrete (not including smooth-finished concrete block) and metal.

3)

Prohibited Materials: The following materials are completely prohibited from comprising the exposed surface area: vinyl, stucco, smooth-finished concrete block, non-drainable EIFS and other materials not specifically permitted.

F.

Parking Structures. All parking structures within this district shall be set behind other buildings ("liner buildings") so as not to be visible from the right-of-way except at the point of vehicular access. Liner buildings shall be built in accordance with the standards in this district. Where opportunities exist, access points shall occur off alleys or secondary streets rather than the primary street. Vehicular access from a primary street shall be limited to a single ingress lane and a single egress lane. Pedestrian access shall be clearly visible and vertical circulation should be expressed architecturally on the exterior of the building, especially at corners.

11.3.

Multi-Family Housing District. It is the intent of this district to provide for areas of multi-family and attached housing that function well for residents, that are attractive and maintain their value, and that interface positively with surrounding areas.

A.

Land Uses.

1)

Permitted Principal Uses: Multi-family housing, attached housing (four or more units per building).

2)

Permitted Accessory Uses: Accessory uses, including garages, parking structures, recreational facilities, and club houses, are permitted when meeting each of the following standards:

a)

Are customarily accessory and clearly incidental and subordinate to permitted principal uses:

b)

Are located wholly on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

Do not involve operations not in keeping with the character of the area.

B.

Building Scale and Placement

1)

Maximum Building Height: Thirty-Five (35) feet. Building heights shall be measured from the average grade of the front façade to either: 1) the top of the parapet on the front façade of flat-roofed buildings; or 2) the top of the eave on the front façade of pitched-roofed buildings. In the case of multi-family buildings, non-habitable vertical architectural elements, such as steeples and cupolas, shall not be counted toward building height calculations.

2)

Building Orientation: The front façade of a building shall face the adjacent street. In the case of corner lots, the primary façade shall face the primary street. A building's front façade shall be defined by the existence of the primary entrance and other architectural treatments, including porch steps and detailing.

3)

Front Setback:

a)

Minimum: Fifteen (15) feet from the public right-of-way.

b)

Maximum: Twenty-five (25) feet from the public right-of-way.

c)

An exception from the front setback standards is permitted for a front courtyard design in which at least one third of the building's frontage adheres to the fifteen (15) to twenty-five (25) foot setback requirement. The courtyard depth shall not exceed seventy-five (75) feet as measured from the public right-of-way line, and no parking is permitted within the courtyard area. Also, townhouses may be within five (5) feet of the public right-of-way.

4)

Side Setback: Minimum: Five (5) feet.

5)

Rear Setback: Minimum: Five (5) feet.

6)

Accessory Buildings: Accessory buildings occurring in the rear of a lot, such as garages, shall have a minimum side setback of three (3) feet and a minimum rear setback of three (3) feet. Accessory buildings not occurring in the rear of a lot, such as a clubhouse, shall follow the same setback provisions as primary structures.

C.

Building Design

1)

Roofs.

a)

Form: Roofs shall be flat, gabled or hipped. Flat roofs shall feature a parapet wall sufficient to visually screen roof penetrations (other than chimneys) as viewed from any public street Building components not constituting the primary structure, such as porches and dormers, may feature a shed or hipped roof.

b)

Penetrations and Equipment: Pipe vents, air conditioning units, and similar roof top penetrations and equipment (not including chimneys) shall be located and/or screened in a manner that minimizes their visibility. Chimneys shall be made of a masonry material.

c)

Minimum foundation Heights: Buildings shall have a foundation height (measured from finished grade to finished first floor) of at least twenty-four (24) inches.

2)

Façade Design.

a)

Massing: No front façade plane shall exceed a width of thirty (30) feet without an interruption. Façades shall be broken into a series of vertical bays using and of the following elements: wall off-sets of at least four (4) inches in depth. Material changes, pilasters (engaged pillars), columns/posts (including as part of a porch and/or balcony), roofline or cornice line changes, projecting bays, porches, and front steps and/or stoops. Depending upon the design of the building, more than one (1) such element may be required to achieve the appropriate massing. When used as the sole means, material changes, roofline or cornice line changes, and front steps and/or stoops alone will not suffice.

b)

Door and Window Design: The building's primary entrance shall face the associated street. All windows shall have a vertical orientation. However, individual vertically oriented windows may be "ganged" to collectively have a horizontal orientation. Doors and windows with muntins shall feature real muntins or simulated divided lites on both side of the glass, rather than "snap-in" and similar imitations. Shutters, if provided, shall be sized to fit the window and appear to be operable.

c)

Porches: If provided, porches and balconies shall be wood or a composite material and/or metal and have a minimum depth of six (6) feet.

D.

Façade Cladding Materials. Material changes shall not occur at outside corners. Material changes shall occur on a horizontal line with the heavier material below the lighter material (for example: siding above masonry).

1)

Permitted Primary Materials: Wood, brick, stone, cast stone, plaster/smooth-finished stucco, and materials identical in appearance including, but not limited to, Thin Brick, Thin Stone, Exterior Insulation Finishing System ^* (EIFS), etc.

a)

Wood Cladding shall be limited to lap siding and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles.

b)

^* Exterior Insulation Finishing System (EIFS) shall be limited to no more than sixty (60) percent of exposed surface area on buildings over forty (40) feet in height; on buildings forty feet and under EIFS is limited to twenty (20) percent for trim and cornice work. Only a water management EIFS system shall be installed, where permitted.

2)

Permitted Secondary Materials: The following materials shall not exceed, individually or collectively, twenty-five (25) percent of the exposed surface area: concrete (not including smooth-finished concrete block) and metal.

3)

Prohibited Materials: The following materials are completely prohibited from comprising the exposed surface area: vinyl, stucco, smooth-finished concrete block, non-drainable EIFS and other materials not specifically permitted.

E.

Parking Structures.

1)

Primary Streets: Parking structures within this district shall be set behind other buildings ("liner buildings") so as not to be visible from the right-of-way of primary streets except at the point of vehicular access. Liner buildings shall be built in accordance with the standards in this district.

2)

Secondary Streets: Parking structures within this district may front onto secondary streets if designed to have the general appearance of a building along its street frontage with respect to materials and façade massing. The building design standards for this district should be considered in the parking structure's design. Sloping interior floors of parking structures should not be visible and shall not be expressed on façades facing a street.

3)

Access for All Parking Structures: Where opportunities exist, access points shall occur off alleys or secondary streets rather than the primary street. Vehicular access from a primary street shall be limited to a single ingress land and a single egress lane. Pedestrian access shall be clearly visible and vertical circulation should be expressed architecturally on the exterior of the building, especially at corners.

11.4.

Neighborhood Centers District. It is the intent of this district to preserve and reinforce its neighborhood commercial and institutional character. All commercial and institutional uses shall be low-impact, small in physical scale, pedestrian-friendly, and compatible with adjacent residential properties. There shall be two Neighborhood Center districts - NC-C (Commercial) and NC-I (Institutional), each with specific use requirements.

A.

Land Uses.

1)

Permitted Principal Uses:

a)

NC-Commercial District: The following uses are permitted if their building footprint does not exceed 3,000 sq. feet.: retail, restaurants, offices, personal services, professional services, daycare/pre-school, and institutional/civic uses.

b)

NC-Institutional District: The following uses are permitted: institutional/civic uses if their building footprint does not exceed 5,000 square feet, residential units located within institutional/civic buildings, and parking garages if not fronting a street and located behind their associated building.

2)

Permitted Accessory Uses: Accessory uses are permitted when meeting each of the following standards:

a)

Accessory use is customarily accessory, clearly incidental and subordinate to permitted principal uses;

b)

Accessory use is wholly located on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

The use does not involve operations not in keeping with the character of the area.

3)

Permitted Conditional Uses: Permitting the following conditional uses is a discretionary decision of the City and may be approved with any reasonable conditions related to the use's location, design and operation. Permitted conditional uses are limited to the following: service stations when meeting the urban mixed use site design standards for service stations. Residences are permitted only on upper floors above permitted ground floor uses.

4)

Prohibited Uses:

a)

NC-Commercial District: Drive-through windows are prohibited for any use. Auto-oriented uses, such as car washes and automobile dealerships, are prohibited.

b)

NC-Institutional District: Drive-through windows are prohibited for any use.

B.

Building Scale and Placement.

1)

Maximum Building Height: Thirty (30) feet. Building heights shall be measured from the average grade of the front façade to either: a) the top of the parapet on the front façade of flat-roofed building; or b) the top of the eave on the front façade of pitched-roofed buildings. Non-habitable vertical architectural elements, such as steeples and cupola, shall not be counted toward building height calculations.

2)

Commercial Ground Floor Height: The minimum ground floor height of buildings in which the first floor will be used for commercial purposes shall be twelve (12) feet. The ground floor height shall be measured from the finished floor to the ceiling.

3)

Front Setback:

a)

NC-Commercial District.

i.

Minimum: Five (5) feet from public right-of-way line.

ii.

Maximum: Fifteen (15) feet from public right-of-way line.

iii.

The only exception to these front setback requirement is to accommodate street-fronting outdoor dining. A low wall is used to define the street wall and the setback does not exceed fifty (50) feet as measured from the public right-of-way line. Such wall shall be architecturally compatible with its associated building. The wall shall be between two (2) and three (3) feet in height, and iron fencing may be incorporated so long as it does not exceed a combined height of four (4) feet.

b)

NC-Institutional District.

i.

Minimum: Ten (10) feet from public right-of-way line.

ii.

Maximum: Twenty-five (25) feet from public right-of-way line.

iii.

Exceptions from the front setback standards are permitted for institutional/civic buildings fronting onto an open space (lawn, courtyard, park, plaza, etc.) so long as the setback does not exceed seventy-five (750 feet as measured from the public right-of-way line.

4)

Side Setback:

a)

NC-Commercial District - Minimum Five (5) feet.

b)

NC-Institutional District - Minimum Ten (10) feet.

5)

Rear Setback: Minimum five (5) feet.

C.

Building Design.

1)

Roofs.

a)

Form: Buildings shall have flat, gabled or hipped roofs as their primary roofing. Institutional/civic buildings may have non-habitable vertical architectural components, such as steeples, featuring less conventional roof forms. Flat roofs shall feature a parapet wall sufficient to visually screen roof penetrations (other than chimneys) as viewed from any public street. Building components not constituting the primary structure, such as porches and dormers, may feature a shed or hipped roof.

b)

Penetrations and Equipment: Pipe vents, air conditioning units, and similar roof top penetrations and equipment (not including chimneys) shall be located and/or screened in a manner that minimizes their visibility. Chimneys shall be made of a masonry material.

2)

Façade Design.

a)

Massing: No front façade plane shall exceed a width of thirty (30) feet without an interruption. Façades shall be broken into a series of vertical bays using any of the following elements: wall off-sets of at least four (4) inches in depth, material changes, pilasters (engaged pillars), columns/posts (including as part of a porch and/or balcony), roofline or cornice line changes, projecting bays, porches, and front steps and/or stoops. Depending upon the design of the building, more than one (1) such element may be required to achieve the appropriate massing. When used as the sole means, material changes, roofline or cornice line changes, and front steps and/or stoops alone will not suffice.

b)

Glazing: Glass anywhere on the front façade may not be reflective or heavily tinted.

c)

Door and Window Design: The building's primary entrance shall face the associated street. All windows shall have a vertical orientation. However, individual vertically oriented windows may be "ganged" to collectively have a horizontal orientation. Doors and windows with muntins shall feature real muntins or simulated divided lites on both sides of the glass, rather than "snap-in" and similar limitations. Shutters, if provided, shall be sized to fit the window and appear to be operable.

D.

Façade Cladding Materials. "Primary façade cladding materials are those which, individually or collectively, constitute at least seventy-five (75) percent of the exposed surface area. Primary material changes shall not occur at outside corners. Primary material changes shall occur on a horizontal line with the heavier material below the lighter material (for example; siding above masonry).

1)

Permitted Primary Materials:

a)

NC-Commercial District: Wood, brick, stone and materials identical in appearance if not panelized. Wood Cladding shall be limited to clapboard and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles. Horizontal boarding shall have a maximum exposure of eight (8) inches.

b)

NC-Institutional District: Wood, brick, stone, cast stone, plaster/smooth-finished stucco, and materials identical in appearance including, but not limited to, Thin Brick, Thin Stone, Exterior Insulation Finishing System ^* (EIFS), etc.

c)

Wood Cladding shall be limited to lap siding and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles. Horizontal boarding shall have a maximum exposure of eight (8) inches.

d)

^* Exterior Insulation Finishing System (EIFS) shall be limited to no more than sixty (60) percent of exposed surface area on buildings over forty (40) feet in height; on buildings forty feet and under EIFS is limited to twenty (20) percent for trim and cornice work. Only a water management EIFS system shall be installed, where permitted.

2)

Permitted Secondary Materials: For both NC districts, the following materials, when used as a secondary material shall not exceed, individually or collectively, twenty-five (25) percent of the exposed surface area: wood, brick, concrete (not including smooth-finished concrete block), metal, stone, cast stone, plaster/smooth-finished stucco, and materials identical in appearance if not panelized. Wood cladding shall be limited to lap siding and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles. Horizontal boarding shall have a maximum exposure of eight (8) inches.

3)

Prohibited Materials: The following materials are completely prohibited from comprising the exposed surface area: vinyl, stucco, smooth-finished concrete block, non-drainable EIFS and other materials not specifically permitted.

E.

Parking Structures. Parking structures are only permitted within the NC-Institutional District and not in the NC-Commercial District. They shall not front onto a street and must be located behind their associated building so as to not be readily visible from any public street.

F.

Site Design Standards.

1)

Access and Parking.

a)

Vehicular Access. Access to parking areas shall be limited to rear alleys where possible to avoid the proliferation of driveways along streets. When driveways accessed from streets are deemed necessary, they shall be accessed from secondary streets rather than primary streets, when possible. The "primary street" is the street designed for and/or experiencing the higher level of traffic relative to the "secondary street." Driveways shall be located along the edge of the lot. When opportunities occur, shared access driveways should be provided along property boundaries. Multiple adjacent driveways shall be avoided. No more than one (1) driveway shall be allowed per property unless the parking lot's size and traffic projections warrant a second driveway.

b)

Cross-Access. Direct vehicular access between adjoining properties shall be provided where possible as an alternative to indirect access via the associated street. Such access shall be located within the rear half of the lot, and may exist in the form of an alley or an internal driveway connecting the parking areas.

c)

Driveway Widths. Driveway widths shall not exceed twelve (12) feet for single-lane driveways or twenty-four (24) feet for two-lane driveways. No driveways may have more than two (2) lanes at their point of intersection with the street.

d)

Drive-Through Windows/Facilities. Drive-through windows/facilities are permitted only if: 1) they are not visible from a public street, and 2) they adhere to the other vehicular access and driveway width standards of this code.

e)

Parking Amounts. See Section 611 of the zoning ordinance for parking standards which are based upon specific land uses and building areas. Within urban mixed use districts, seventy-five (75) percent of the amount of parking otherwise required by City codes is required. No more than one hundred and twenty-five (125) percent of the amount of parking otherwise required by City codes shall be allowed within mixed use districts. Parking requirements may be waived, either wholly or partially, for properties within six hundred (600) feet of a public parking facility. Designated on-street parking located directly adjacent to a property, excluding parking on the other side of the street, shall be credited toward meeting the property's on-site parking requirements. Requirements for minimum amounts of parking are completely waived within the Historic Downtown Core District and the Residential/Commercial/Institutional District.

f)

Parking Location. Parking lots shall not be located between a building and a street or between a building and the riverfront unless they are located in such a manner (below grade, etc.) so as to not be visible from the street or the riverfront. Parking lots shall not front onto primary streets, which consist of Main Avenue, First Street, Fifth Street, and Bridge Avenue (south of Rice Mine Road). In the case of a corner lot on Main and Fifth, the parking shall front onto Fifth rather than Main. Where parking lots front onto secondary streets, they shall be sufficiently screened per the parking design standards below. These parking location requirements may be waived for properties fronting Rice Mine Road.

g)

Parking Design. Peripheral Screening: A year-round screening treatment shall be provided between any parking area and adjacent street. The screening area shall be a minimum of five (5) feet in width. While it should visually obscure pavement and vehicles and provide shade, for security purposes, it should not completely preclude views into the parking lot. Screening should include shade trees with an average maximum spacing of twenty (20) feet. Screening shall also include a low fence or wall, and/or shrubs with a minimum height of three (3) feet at the time of planting. Fencing shall be wood or metal, but shall not include chain link. Walls shall be brick, stone or concrete clad in stucco. Shrubs shall be evergreens. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

h)

Internal Landscaping: Landscaped islands or projections shall be provided to include one (1) or more shade trees at the end of all parking rows and within long parking rows. For each parking row, there shall be no more than ten (10) consecutive parking spaces between landscape islands/projections. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

2)

Loading and Refuse.

a)

Location. Loading areas and refuse storage areas shall be located behind buildings and not readily visible from a street.

b)

Screening. To the extent that site conditions and street configurations require, fencing and/or landscaping shall be used to screen loading areas from streets. Refuse storage areas shall be completely screened from views both external and internal to the site with the provision of a wall or solid fence, and they shall include a screening gate for access to the refuse containers. Walls or fencing used for screening shall be visually compatible with the materials and design of the corresponding building, and it shall be taller than the height of the refuse containers, but no taller than ten (10) feet.

3)

Lighting. Freestanding lights shall not exceed sixteen (16) feet in height for all urban mixed use areas, including streets, parking and pedestrian areas. Fixtures shall be hooded or shielded to minimize light trespass, reduce glare and minimize visibility from adjacent properties. Fixtures shall not direct light onto adjacent properties

4)

Street and Streetscape Design. The design of streets and their streetscapes, including driving lanes, on-street parking sidewalks, landscaping and other features, shall be governed by the street classification map and corresponding cross-section designs.

5)

Service Stations. Automobile service stations are conditional uses within specified urban mixed use districts. In addition to other conditions that might be applied, they must meet the following standards:

a)

Pump Locations. Fuel pumps shall not be located between the associate building and the primary street. They shall be located behind the building and not readily visible from the primary street, although they may be visible from secondary streets in the case of corner lots.

b)

Building Design. The service station building shall be designed to appear as a conventional retail building.

c)

Canopies & Lighting. The ceiling of canopies above fuel pumps should be a maximum of fourteen (14) feet in height. Light fixtures mounted on canopies shall be recessed so that the lens cover is recessed or flush with the ceiling of the canopy or shielded by the fixture or the edge of the canopy so that light is restrained to no more that 85 degrees from vertical.

11.5.

Employment Districts (Light Industrial and Working Riverfront).

A.

Site Design Standards: Employment District. These site design standards shall apply to the following two districts within Northport's core city area: Light Industrial District and Working Riverfront District.

B.

Access and Parking.

1)

Vehicular Access. No more than one (1) driveway shall be allowed per property unless: 1) the parking lot's size and peak-hour traffic projections warrant a second driveway, or 2) employee access and truck access must be separate.

2)

Driveway Widths.

a)

Driveways Not Intended for Truck Access: Driveway widths shall not exceed twelve (12) feet for single-lane driveways or twenty-four (24) feet for two-lane driveways, or thirty-six (36) feet for three-lane driveways. No driveways may have more than three (3) lanes at their point of intersection with the street.

b)

Driveways Intended for Truck Access: Driveway widths shall not exceed twenty-four (24) feet in total, regardless of the number of driving lanes.

3)

Parking Design.

a)

Peripheral Screening: A year-round screening treatment shall be provided between any parking area and adjacent street. The screening area shall be a minimum of five (5) feet in width. While it should visually obscure pavement and vehicles and provide shade, for security purposes, it should not completely preclude views into the parking lot. Screening should include shade trees with an average maximum spacing of thirty (30) feet. Screening shall also include a low fence or wall, and/or shrubs with a minimum height of two (2) feet at the time of planting. Fencing shall be wood or metal, but shall not include chain link. Walls shall be brick, stone or concrete clad in stucco. Shrubs shall be evergreens. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

b)

Riverfront Screening: Any parking areas visible from the river shall be required to provide the same peripheral screening as described above along the parking area's river side, with the following exception: walls and fencing shall not be part of the screening materials, and the landscape screening shall create a complete and year-round screening.

c)

Parking Screening Exceptions: Screening requirements for parking areas may be waived where peripheral buffering along the property's rear or side lot lines is required (see below).

d)

Internal Landscaping: Landscaped islands or projections shall be provided to include one (1) or more shade trees at the end of all parking rows and within long parking rows. For each parking row, there shall be no more than ten (10) consecutive parking spaces between landscape islands/projections. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

C.

Peripheral Buffering. Peripheral buffering shall be provided along rear and side lot lines in the following cases: 1) where the abutting property is non-industrial (current use or zoning), including residential, commercial, mixed use and institutional, or 2) where the property is visible from the river along its rear or side lot lines. The minimum buffer width shall be twenty (20) feet and the buffering treatment shall feature a staggered double row of evergreen trees so as to create a year-round complete visual screen. No buildings or similar improvements may occur within the required buffer area, except that river-dependent uses may have breaks in the buffering to provide river access to the extent that the number and width of such breaks are the absolute minimum necessary for their operations.

D.

Loading and Refuse.

1)

Location. Loading areas and refuse storage areas shall be located behind buildings and not readily visible from a street or the river.

2)

Screening. To the extent that site conditions and street configurations require, fencing, walls and/or landscaping shall be used to screen loading and refuse storage areas from streets and the river on a year-round basis. Refuse storage areas shall be completely screened from views with the provision of a wall or solid fence, and they shall include a screening gate for access to the refuse containers. Walls or fencing used for screening shall be visually compatible with the materials and design of the corresponding building and it shall be taller than the height of the refuse containers, but no taller than ten (10) feet.

E.

Outdoor Storage. Equipment, supplies and other materials stored outdoors shall not be visible from: 1) a street, 2) an adjacent property if such property is non-industrial (current use or zoning), or 3) the river.

F.

Fencing. Chain link fencing, barbed wire, razor wire, and similar fencing types are prohibited from within the front yard of any property. Corner properties shall be considered to have two front yards for the purposes of this provision. Such fences shall also be completely screened by landscaping on a year-round basis if visible from: 1) a street, 2) an adjacent property if such property is non-industrial (current use or zoning), or 3) the river.

G.

Duplicative Screening/Buffering Requirements. When the circumstances of a property trigger more than one screening/buffering requirement along a particular property line; (i.e. parking lot screening, property buffering, outdoor storage screening and/or fence screening), the most intensive of the individual requirements shall be required.

H.

Lighting. Freestanding lights shall not exceed twenty (20) feet in height for all areas, including streets, parking and pedestrian areas. Fixtures shall be hooded or shielded to minimize light trespass, reduce glare and minimize visibility from adjacent properties. Fixtures shall not direct light onto adjacent properties.

I.

Street and Streetscape Design. The design of streets and their streetscapes, including driving lanes, on-street parking sidewalks, landscaping and other features, shall be governed by the street classification map and corresponding cross-section designs.

J.

Service Stations. Automobile services stations that abut non-industrial property (current use or zoning), even when separated by a street, must meet the following standards:

1)

Canopies. The ceiling of canopies above fuel pumps should be a maximum of fourteen (14) feet in height.

2)

Lighting. Light fixtures mounted on canopies shall be recessed so that the lens cover is recessed or flush with the ceiling of the canopy or shielded by the fixture or the edge of the canopy so that light is restrained to no more than 85 degrees from vertical.

11.6.

Light Industrial District. It is the intent of this district to accommodate the efficient operation of light industrial uses that contribute to the local economy, while mitigating any potential negative impacts to surrounding areas.

A.

Land Uses.

1)

Permitted Principal Uses: All uses permitted within the City's M-1 Industrial district.

2)

Permitted Accessory Uses: Accessory uses are permitted when meeting each of the following standards:

a)

Accessory use is customarily accessory, clearly incidental and subordinate to permitted principal uses;

b)

Accessory use is wholly located on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

The use does not involve operations not in keeping with the character of the area.

B.

Negative Impacts. Impacts such as noise, glare, vibrations, smoke, and air pollution shall not occur beyond the boundaries of the property to an extent to be deemed a significant nuisance to neighboring properties.

C.

Building Scale and Placement.

1)

Maximum Building Height: Forty (40) feet. Building heights shall be measured from the average grade of the front façade to either: a) the top of the parapet on the front façade of flat-roofed building; or b) the top of the eave on the front façade of pitched-roofed buildings.

2)

Front Setback: Minimum: Ten (10) feet from public right-of-way line.

3)

Side Setback: Minimum: Ten (10) feet.

4)

Rear Setback: Minimum: Ten (10) feet.

11.7.

Working Riverfront District. It is the intent of this district to accommodate river-dependent uses in a manner that protects the riverfront's scenic beauty, environmental integrity, and recreational value.

A.

Land Uses.

1)

Permitted Principal Uses: Uses that are river dependent, including marinas, river-dependent athletic facilities, boat/barge towing operations, and passive recreation,

2)

Permitted Accessory Uses: Accessory uses are permitted when meeting each of the following standards:

a)

Accessory use is customarily accessory, clearly incidental and subordinate to permitted principal uses;

b)

Accessory use is wholly located on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

The use does not involve operations not in keeping with the character of the area.

3)

Permitted Conditional Uses: Permitting the following conditional uses is a discretionary decision of the City and may be approved with any reasonable conditions related to the use's location, design and operation.

a)

Permitted conditional uses are limited to the following: residential, lodging, retail, offices, passenger terminals, utility substations, and institutional uses.

B.

Negative Impacts. Impacts such as noise, glare, vibrations, smoke, and air pollution shall not occur beyond the boundaries of the property to an extent to be deemed a significant nuisance to neighboring properties.

C.

Building Scale and Placement.

1)

Maximum Building Height: Thirty-five (35) feet. Building heights shall be measured from the average grade of the front façade to either: a) the top of the parapet on the front façade of flat-roofed building; or b) the top of the eave on the front façade of pitched-roofed buildings.

2)

Front Setback: Minimum: Ten (10) feet from public right-of-way line.

3)

Side Setback: Minimum: Ten (10) feet.

4)

Rear Setback: Minimum: Ten (10) feet.

11.8.

Ecological Districts (River's Edge District).

A.

Site Design Standards: Ecological Districts. These site design standards shall apply to the following two districts within Northport's core city area: River's Edge District and Conservation District.

1)

Access and Parking.

a)

Vehicular Access. No more than one (1) driveway shall be allowed per property.

b)

Driveway Widths. Driveway widths shall not exceed twelve (12) feet for single-lane driveways or twenty-four (24) feet for two-lane driveways. No driveways may have more than two (2) lanes at their point of intersection with the street.

c)

Parking Amounts. Parking is not required within these districts. When provided, see Section 611 of the zoning ordinance for parking standards which are based upon specific land uses and building areas. No more than one hundred (100) percent of the amount of parking otherwise required by City codes shall be allowed within ecological districts.

d)

Parking Design.

i.

Peripheral Screening: A year-round screening treatment shall be provided between any parking area and adjacent street. The screening area shall be a minimum of five (5) feet in width. While it should visually obscure pavement and vehicles and provide shade, for security purposes, it should not completely preclude views into the parking lot. Screening should include shade trees with an average maximum spacing of twenty (20) feet. Screening shall also include a low fence or wall, and/or shrubs with a minimum height of two (2) feet at the time of planting. Fencing shall be wood or metal, but shall not include chain link. Walls shall be brick, stone or concrete clad in stucco. Shrubs shall be evergreens. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

ii.

Riverfront Screening: Any parking areas visible from the river shall be required to provide the same peripheral screening as described above along the parking area's river side, with the following exception: walls and fencing shall not be part of the screening materials, and the landscape screening shall create a complete and year-round screening.

iii.

Internal Landscaping: Landscaped islands or projections shall be provided to include one (1) or more shade trees at the end of all parking rows and within long parking rows. For each parking row, there shall be no more than ten (10) consecutive parking spaces between landscape islands/projections. Trees shall be a minimum caliper of 2.5 inches at the time of planting.

2)

Loading and Refuse.

a)

Location. Loading areas and refuse storage areas shall be located behind buildings and not readily visible from a street or the river.

b)

Screening. To the extent that site conditions and street configurations require, fencing and/or landscaping shall be used to screen loading areas from streets and the river. Refuse storage areas shall be completely screened from views both external and internal to the site with the provision of a wall or solid fence, and they shall include a screening gate for access to the refuse containers. Walls or fencing used for screening shall be visually compatible with the materials and design of the corresponding building and it shall be taller than the height of the refuse containers, but no taller than ten (10) feet.

3)

Lighting. Freestanding lights shall not exceed sixteen (16) feet in height for all ecological districts, including streets, parking and pedestrian areas. Fixtures shall be hooded or shielded to minimize light trespass, reduce glare and minimize visibility from adjacent properties. Fixtures shall not direct light onto adjacent properties.

4)

Street and Streetscape Design. The design of streets and their streetscapes, including driving lanes, on-street parking sidewalks, landscaping and other features, shall be governed by the street classification map and corresponding cross-section designs.

11.9.

River's Edge District. It is the intent of this district to protect the riverfront's scenic beauty, environmental integrity, and recreational value, while allowing river access and minimal improvements for river-dependent uses. No improvements that could otherwise occur and function on lands not abutting the river shall occur within this district.

A.

Land Uses.

1)

Permitted Principal Uses: Passive recreation (hiking, picnicking, fishing, etc.), marinas, and boat/barge docks.

2)

Permitted Accessory Uses: Accessory uses are permitted when meeting each of the following standards:

a)

Accessory use is customarily accessory, clearly incidental and subordinate to permitted principal uses;

b)

Accessory use is wholly located on the same lot as the permitted principal use or on a contiguous lot in the same ownership; and

c)

The use does not involve operations not in keeping with the character of the area.

3)

Permitted Conditional Uses: Permitting the following conditional uses is a discretionary decision of the City and may be approved with any reasonable conditions related to the use's location, design and operation.

a)

Permitted conditional uses are limited to the following: dining, retail and services associated with a marina or boat/barge dock.

B.

Building Scale and Placement.

1)

Maximum Building Height: Twenty-five (25) feet. Building heights shall be measured from the average grade of the front façade to either: a) the top of the parapet on the front façade of flat-roofed buildings; or b) the top of the eave on the front façade of pitched-roofed buildings.

2)

Front Setback: Minimum: Ten (10 feet from public right-of-way line.

3)

Side Setback: Minimum: Ten (10) feet.

4)

Rear Setback: Minimum five (5) feet.

5)

Environmentally Sensitive Lands: No buildings or parking areas shall occur on environmentally sensitive lands consisting of water bodies, delineated wetlands, and/or slopes over twenty-five (25) percent. The only disturbance that may occur to such lands is for the development of roads and pathways, and such disturbance shall follow state and/or nationally recognized standards for mitigating negative impacts to the environment, such as erosion and sedimentation. In accordance with Army Corps of Engineers regulations, a conservation easement shall be applied at all elevation levels consisting of 134 feet above sea level or lower.

C.

Building Design.

1)

Roofs. Penetrations and Equipment: Pipe vents, air conditioning units, and similar roof top penetrations and equipment (not including chimneys) shall be located and/or screened in a manner that minimizes their visibility. Chimneys shall be made of a masonry material.

2)

Façade Design.

a)

Massing: No front façade plane shall exceed a width of thirty (30) feet without an interruption. Façades shall be broken into a series of vertical bays using any of the following elements: wall off-sets of at least four (4) inches in depth, material changes, pilasters (engaged pillars), columns/posts (including as part of a porch and/or balcony), roofline or cornice line changes, projecting bays, porches, and front steps and/or stoops. Depending upon the design of the building, more than one (1) such element may be required to achieve the appropriate massing. When used as the sole means, material changes, roofline or cornice line changes, and front steps and/or stoops alone will not suffice.

b)

Glazing: Glass anywhere on the front façade may not be reflective or heavily tinted.

c)

Door and Window Design: Doors and windows with muntins shall feature real muntins or simulated divided lites on both sides of the glass, rather than "snap-in" and similar limitations. Shutters, if provided, shall be sized to fit the window and appear to be operable.

D.

Façade Cladding Materials. "Primary façade cladding materials are those which, individually or collectively, constitute at least seventy-five (75) percent of the exposed surface area. Primary material changes shall not occur at outside corners. Primary material changes shall occur on a horizontal line with the heavier material below the lighter material (for example; siding above masonry).

1)

Permitted Primary Materials: Wood, brick, stone, cast stone, plaster/smooth-finished stucco, and materials identical in appearance including, but not limited to, Thin Brick, Thin Stone, Exterior Insulation Finishing System ^* (EIFS), etc.

a)

Wood Cladding shall be limited to lap siding and other forms of horizontal boarding, board-and-batten and other forms of vertical boarding, and wood shingles. Horizontal boarding shall have a maximum exposure of eight (8) inches.

b)

^* Exterior Insulation Finishing System (EIFS) shall be limited to no more than sixty (60) percent of exposed surface area on buildings over forty (40) feet in height; on buildings forty feet and under EIFS is limited to twenty (20) percent for trim and cornice work. Only a water management EIFS system shall be installed, where permitted.

2)

Permitted Secondary Materials: The following materials shall not exceed, individually or collectively, twenty-five (25) percent of the exposed surface area: concrete (not including smooth-finished concrete block) and metal.

3)

Prohibited Materials: The following materials are completely prohibited from comprising the exposed surface area: vinyl, stucco, smooth-finished concrete block, non-drainable EIFS and other materials not specifically permitted.

(Ord. No. 2249, 1(Exh. A), 12-16-24)