Oak Grove City Zoning Code
ARTICLE VI
General Development Standards
Section 405.215 Off-Street Parking and Loading.
[Ord. No. 1383 §600, 1-6-2003; Ord. No. 1420 §§5, 7, 11-17-2003; Ord. No. 1565 §5, 4-2-2007]
A.
Applicability. Off-street parking and loading shall be provided in accordance with the regulations of this Section for all new development and for any existing development that is altered in a way that enlarges or increases capacity by adding or creating dwelling units, guest rooms, floor area or seats. Off-street parking and loading shall also be provided for any change of use or manner of operation that would, based on the Off-Street Parking Schedule of Section 405.215 or the Off-Street Loading Schedule of Section 405.215, result in a requirement for more parking or loading spaces than the existing use.
B.
Off-Street Parking Schedule A. Off-street parking spaces shall be provided in accordance with the following off-street parking "Schedule A", provided that there shall be no minimum off-street parking requirement for uses located on any property zoned "C-2" and located north of 22nd Street, east of Clinton Street, south of 5th Street, and west of Harding Street, where there is a finding by the Board that it is impossible or impractical to meet the requirements of "Schedule A". In some cases, the applicable off-street parking space requirement in "Schedule A" refers to "Schedule B" or "Schedule C". These schedules can be found following "Schedule A".
Off-Street Parking Schedule A | ||
|---|---|---|
Use Type | Number Of Spaces Required | |
Assisted Living | 1 per dwelling unit | |
Duplex | 2 exterior per dwelling unit | |
Group Home | 1 per employee, plus 1 per 4 residents | |
Group Residential | 1 per 2 residents | |
Manufactured Housing Unit | 2 exterior per dwelling unit | |
Mobile Home | 2 exterior per dwelling unit | |
Multi-Family | 1.25 per efficiency unit, plus 1.5 per one-bedroom unit, plus 2 spaces per two-bedroom and larger units. All required spaces shall be exterior unless approved by plan | |
Single-Family, Attached | 1.25 per efficiency unit, plus 1.5 per one-bedroom unit, plus 2 spaces per two-bedroom and larger units. All required spaces shall be exterior unless approved by plan | |
Single-Family, Detached | 2 exterior per dwelling unit | |
Off-Street Parking Schedule A | |||
|---|---|---|---|
Use Type | Number Of Spaces Required | ||
PUBLIC, QUASI-PUBLIC AND COMMERCIAL USE | |||
Adult Entertainment Establishment | 1 per 75 square feet | ||
Airport or Airstrip | Spaces to be provided pursuant to Schedule C | ||
Animal Care, General | 1 per 400 square feet | ||
Animal Care, Limited | 1 per 300 square feet | ||
Auditorium or Stadium | Spaces to be provided pursuant to Schedule C | ||
Bank or Financial Institution | 1 per 200 square feet, plus parking spaces per Section 405.215(L) | ||
Bar or Tavern | 1 per 75 square feet | ||
Car Wash | Stacking spaces per Section 405.215(L) | ||
Cemetery | Spaces to be provided pursuant to Schedule C | ||
Club, Private | 1 per 4 persons capacity | ||
College or University | Spaces to be provided pursuant to Schedule C | ||
Construction Sales and Service | Spaces to be provided pursuant to Schedule B | ||
Convalescent Care | 1 per 4 beds patient capacity, plus 1 per 2 employees | ||
Correctional Facility | Spaces to be provided pursuant to Schedule C | ||
Cultural Service | 1 per 500 square feet | ||
Day Care (Limited, General, Commercial) | 1 per employee, plus 1 per 10 pupils at maximum occupancy | ||
Funeral Home | 1 per 4 person capacity | ||
Golf Course | 4 per hole, plus spaces required for restaurant and bar area | ||
Government Service | 1 per 300 square feet | ||
Health Club | 1 per 200 square feet | ||
Heliport or Helipad | None | ||
Hospital | 1 per 4 beds patient capacity, plus 1 per 2 employees | ||
Hotel or Motel | 1 per guest room, plus 1 per 10 guest rooms, plus required spaces for restaurant, assembly and other uses within hotel/motel. | ||
Library | 1 per 500 square feet | ||
Marina | 1 per boat slip | ||
Medical Service | 1 per 200 square feet | ||
Military Service | Spaces to be provided pursuant to Schedule C | ||
Mobile Home Sales | Spaces to be provided pursuant to Schedule B | ||
Office, General | 1 per 200 square feet | ||
Parks and Recreation | Spaces to be provided pursuant to Schedule C | ||
Post Office | Spaces to be provided pursuant to Schedule C | ||
Recreation and Entertainment, | |||
Indoor Theaters | 1 per 3 seats | ||
Other | 1 per 400 square feet | ||
Recreation and Entertainment, Outdoor | Spaces to be provided pursuant to Schedule C | ||
Recreational Vehicle Park | 1 per camping space | ||
Religious Assembly | 1 per 4 seats | ||
Repair Service | 1 per 400 square feet | ||
Research Service | 1 per 300 square feet | ||
Restaurant, Fast-Food | 1 per 75 square feet of customer service or dining area, 1 per 200 square feet if no customer service or dining area, plus stacking spaces per Section 405.215(L) | ||
Restaurant, General | 1 per 150 square feet for first 2,500 square feet, plus 1 per 100 square feet over 2,500 square feet | ||
Retail Sales and Service | 1 — 25,000 square feet = 1 per 200 square feet 25,001 — 40,000 square feet = 1 per 250 square feet 40,001 — 60,000 square feet = 1 per 225 square feet 60,001+ square feet = 1 per 200 square feet | ||
Safety Service | Spaces to be provided pursuant to Schedule C | ||
School, Elementary, Middle or High | Spaces to be provided pursuant to Schedule C | ||
Service Stations | 1 per service bay, plus 0.5 per pump | ||
Shooting Range | Spaces to be provided pursuant to Schedule C | ||
Studio, Television or Film | Spaces to be provided pursuant to Schedule C | ||
Vehicle and Equipment Sales | Spaces to be provided pursuant to Schedule B | ||
Vehicle/Equipment Storage Yard | Spaces to be provided pursuant to Schedule C | ||
Vehicle Repair, General | 5 per service bay | ||
Vehicle Repair, Limited | 6 per service bay | ||
Vocational School | 1 per 3 students, plus 0.5 per faculty member at maximum occupancy | ||
Warehouse, Residential Storage | 1 per 10 storage bays or 1 per 500 square feet, whichever produces more spaces | ||
Off-Street Parking Schedule A | ||
|---|---|---|
Use Type | Number Of Spaces Required | |
MANUFACTURING, INDUSTRY AND EXTRACTIVE USE | ||
Asphalt Concrete Plant | 1 per employee | |
Basic Industry | Spaces to be provided pursuant to Schedule B | |
Compost Facility | Spaces to be provided pursuant to Schedule C | |
Food/Bakery Product Manufacturing | 1 per 1,000 square feet or 1 per employee, whichever results in more spaces | |
Freight Terminal | Spaces to be provided pursuant to Schedule B | |
Gas and Fuel Sales | Spaces to be provided pursuant to Schedule B | |
Gas and Fuel Storage | 1 per employee | |
Hazardous Operation | Spaces to be provided pursuant to Schedule B | |
Landfill | Spaces to be provided pursuant to Schedule C | |
Laundry Service | 1 per 500 square feet or 1 per employee, that results in more spaces | |
Manufacturing and Assembly | Spaces to be provided pursuant to Schedule B | |
Mining or Quarrying | 1 per employee | |
Oil or Gas Drilling | 1 per employee | |
Oil Refining | 1 per employee | |
Printing and Publishing | 1 per 1,000 square feet or 1 per employee | |
Recycling Processing Center | Spaces to be provided pursuant to Schedule C | |
Salvage Yard | Spaces to be provided pursuant to Schedule B | |
Solid Waste Collection/Processing | Spaces to be provided pursuant to Schedule C | |
Stockyard | 1 per employee | |
Transit Facility | Spaces to be provided pursuant to Schedule C | |
Utility, Major | Spaces to be provided pursuant to Schedule B | |
Utility, Minor | None | |
Warehousing and Wholesale | Spaces to be provided pursuant to Schedule B | |
Welding or Machine Shop | 1 per 1,000 square feet or 1 per employee, whichever results in more spaces | |
Off-Street Parking Schedule A | ||
|---|---|---|
Use Type | Number Of Spaces Required | |
AGRICULTURAL USES | ||
Agricultural Processing | Spaces to be provided pursuant to Schedule B | |
Agricultural Sales and Service | Spaces to be provided pursuant to Schedule B | |
Agriculture, General | None | |
Agriculture, Limited | None | |
C.
Off-Street Parking Schedule B. Off-street parking spaces for Schedule B uses shall be provided in accordance with the following table. Parking is required for each of the component activities located on the lot.
Schedule B. Off-Street Parking | ||
|---|---|---|
Activity | Number Of Spaces Required | |
Office or administrative area | 1 per 300 square feet | |
Indoor sales, service or display area | 1 per 500 square feet | |
Outdoor sales, service or display area (3,000 square feet in area or less) | 1 per 750 square feet | |
Outdoor sales, service or display area (over 3,000 square feet in area): | ||
Motor Vehicles and Heavy Equipment Sales/Storage | 1 per 2,000 square feet | |
Other Sales/Service/Display | 1 per 1,000 square feet | |
Indoor storage, warehousing, equipment servicing or manufacturing area | 1 per 500 square feet | |
D.
Schedule C. Schedule C uses have widely varying parking demand characteristics making it impossible to specify a single off-street parking standard. A developer proposing to develop or expand a "Schedule C" use shall submit a parking study that provides justification for the number of off-street parking spaces proposed. The Zoning Officer shall review this study and any other traffic engineering and planning data that are relevant to the establishment of an appropriate off-street parking standard for the proposed use. A parking study shall include estimates of parking demand based on recommendations of the Institute of Traffic Engineers (ITE) and data collected for uses or combinations of uses that are the same or comparable to the proposed use. Comparability shall be determined by density, scale, bulk, area, type of activity and location. The study shall document the source of data used to develop the recommendations. After reviewing the parking study, the Zoning Officer shall establish a minimum off-street parking standard for the proposed use.
E.
Computing Off-Street Parking And Loading Requirements.
1.
Multiple uses. Lots containing more than one (1) use shall provide parking and loading in an amount equal to the total of the requirements for all uses.
2.
Fractions. When measurements of the number of required spaces result in fractions, the required parking spaces shall be rounded up to the next whole number.
3.
Area. Unless otherwise noted in the provisions, all square footage-based parking and loading standards shall be computed on the basis of gross floor area.
4.
Employees, students and occupant-based standards. For the purpose of computing parking requirements based on the number of employees, students, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated capacity that is applicable and that results in the greater number of spaces.
5.
Unlisted uses. Upon receiving a development application for a use not specifically listed in an off-street parking schedule, the Zoning Officer shall apply the off-street parking standard specified for the listed use that is deemed most similar to the use proposed in the application or require a parking study in accordance with Schedule C.
F.
Off-Street Parking For Persons With Disabilities. Off-street parking facilities shall be designed and constructed in accordance with all requirements of the American with Disabilities Act and the Uniform Federal Accessibility Standards.
G.
Location Of Off-Street Parking Spaces.
[Ord. No. 1987, 11-2-2020]
1.
On-Site. Except as otherwise specifically provide, required off-street parking spaces shall be located on the same lot as the principal use.
2.
Residential Districts.
a.
In "R-3" and less intensive districts, off-street parking of motor passenger vehicles shall not be permitted in grassy areas. Vehicles licensed as commercial vehicles and weighing less than six (6) tons may be parked within customary driveways.
b.
The paved area of driveways serving single-family or duplex uses shall not exceed thirty-five (35) feet in width within the exterior setback in which the driveway is located. Driveways serving single-family or duplex uses shall provide a minimum of exterior space to park two (2) vehicles side-by-side.
c.
On-street parking of vehicles with a gross vehicle weight greater than three-quarter (3/4) ton or containing more than two (2) axles shall be prohibited in "R-3" and less intensive districts. This provision shall not prohibit temporary parking of vehicles making pickups or deliveries.
d.
In no event shall vehicles be parked on the grass or in any open space or yard area. For the purposes of this Section, a vehicle is every device in, upon, or by which any person or property is or may be transported or drawn upon a roadway, waterway, or via air whether in operational or non-operational condition.
e.
All off-street parking areas and all access drives shall be improved in a manner as described in Subsection (K). This applies equally to all property in all zoning districts, except in the "A" and "R-1" districts it shall apply from the street to a minimum distance of seventy-five (75) feet and thereafter a rolled stone/compacted aggregate measuring at least six (6) inches in depth shall be a minimum requirement. The aggregate paving material gradations and thickness must be sufficient to provide a stable all-weather surface for the vehicles that routinely use the drive. The drive must also maintain dust control methods to reduce air pollutants.
3.
Non-Residential Districts. In "C-1" and more intensive districts, no off-street parking spaces shall be permitted within fifteen (15) feet of public street right-of-way. Motor passenger vehicles shall not be permitted in grassy areas.
H.
Parking In Excess Of Minimum Standards. Off-street parking spaces provided in excess of minimum standards shall comply with all standards of this Section.
I.
Use Of Off-Street Parking Spaces. Required off-street parking areas shall be used solely for the parking of licensed motor vehicles in operating condition and shall not be used for the storage of vehicles, boats, motor homes, campers, mobile homes or materials.
J.
Off-Site Parking. Required off-street parking spaces shall be located on the same lot as the use it is intended to serve, provided that the Zoning Officer shall be authorized to allow all or a portion of required off-street parking spaces to be located on a remote and separate lot from the lot that the principal use is located if the off-site parking complies with the following standards.
1.
Ineligible activities. Off-site parking shall not be used to satisfy the off-street parking standards for residential uses, restaurants, bars or convenience stores and to the convenience-oriented uses. Required parking spaces reserved for persons with disabilities shall not be located in an off-site parking facility.
2.
Location. No off-site parking space shall be located more than three hundred (300) feet from the primary entrance of the use served, measured along the shortest legal, practical walking route. Off-site parking spaces shall not be separated from the use by a street right-of-way with a width of more than eighty (80) feet unless a grade-separated pedestrian walkway is provided.
3.
Zoning classification. Off-site parking areas shall require the same or a more intensive zoning classification than that required for the use served.
4.
Agreement for off-site parking. In the event that an off-site parking area is not under the same ownership as the principal use served, a written agreement shall be required. An attested copy of the agreement between the owners of record shall be submitted to the Zoning Officer for recordation on forms made available in the office of the Planning and Zoning Department. Such agreement shall take place before issuance of a building permit for any use to be served by the off-site parking area.
K.
Off-Street Parking And Loading Area Design Standards.
1.
Surfacing. All off-street parking and loading areas, except those required for single-family or duplex uses, shall be surfaced with:
a.
Five (5) inches of concrete;
b.
Six (6) inches of asphalt;
c.
Three (3) inches of asphalt combined with eight (8) inches of aggregate base and subgrade base.
d.
Off-street parking areas serving single-family and duplex residences shall be graded and paved with an approved asphalt, concrete or paver brick over an approved base.
2.
Lighting. Any off-street parking areas, providing space for five (5) or more vehicles, that are used after dark shall be provided with lights that provide at least an average of one-quarter (¼) foot-candle over the entire parking area, measured on the ground surface within the parking area. Off-street parking areas in "M-1" and "M-2" Districts shall be exempt from the minimum lighting standards of this Subsection. Parking lot lighting shall be subject to the outdoor lighting standards of Section 405.250.
3.
Drainage. All off-street parking and loading areas shall be designed to not increase the rate of stormwater runoff onto adjoining properties or streets. Drainage plans for off-street parking and loading areas shall be reviewed by the City Engineer.
4.
Curbing. The perimeter of all off-street parking and loading areas and their access drives shall be curbed, with the exception of driveways for single-family and duplex residences. Landscaped islands and other interior parking features shall also be protected by curbs.
5.
Striping. Off-street parking areas contained five (5) or more spaces shall be delineated by pavement striping.
6.
Parking space dimensions. Required off-street parking spaces shall be designed in accordance with the minimum standards shown in Table 600-1. In no event may a parking stall be less than an unobstructed rectangle of nine (9) feet by eighteen and one-half (18.5) feet. Aisle width shall be measured from the closest edge of any parking stall and may not encroach on any part of a parking stall.
Table 600-1. Parking Area Design | ||||||
|---|---|---|---|---|---|---|
Diagram | 45° | 60° | 75° | 90° | ||
Stall width | A | 9.0 | 9.0 | 9.0 | 9.0 | |
Stall depth | B | 18.5 | 18.5 | 18.5 | 18.5 | |
Aisle width | C | 12.0 | 16.0 | 23.0 | 26.0 | |
Angle Parking | Head-In Parking | |
|---|---|---|
 |  |
7.
Loading space dimensions. Off-street loading spaces shall be at least fourteen (14) feet by fifty (50) feet in size with a minimum eighteen (18) foot height clearance.
8.
Timing of construction. Parking and loading spaces, driving aisles and accessways must be constructed before issuing occupancy certificates.
L.
Stacking Spaces For Drive-Throughs. In addition to meeting the off-street parking requirements of this Section, drive-through facilities shall comply with the following minimum stacking space standards:
1.
Stacking space schedule. The minimum number of stacking spaces required shall be as follows:
Use Type | Minimum Spaces | Measured From | |
|---|---|---|---|
Bank teller lane | 4 | Teller or Window | |
Automated teller machine | 3 | Teller | |
Restaurant drive-through | 8 | Order Box | |
Car wash stall, automatic | 6 | Entrance | |
Car wash stall, self-service | 3 | Entrance | |
Other | To be determined by traffic study | ||
Gas Pump Island | Thirty (30) feet from each end of pump island | ||
2.
Design and layout. Stacking spaces shall be subject to the following design and layout standards:
a.
Stacking shapes shall be a minimum of eight (8) feet by twenty (20) feet in size;
b.
Stacking spaces shall comply with the parking setback standards of Section 405.215(G)(2) and Section 405.215(G)(3);
c.
Stacking spaces shall be designed so as not to impede on- and off-site traffic movements or movements into or out of parking spaces; and
d.
Stacking spaces shall be separated from other internal driveways with raised medians as deemed necessary by the City Engineer for traffic movement or safety.
M.
Off-Street Loading. Off-street loading spaces shall be provided in accordance with the following minimum standards:
Floor Area | Minimum Off-Street Loading Requirement | |
|---|---|---|
3,000 to 25,000 sq. ft. | 1 | |
25,001 to 100,000 sq. ft. | 2 | |
100,001 to 250,000 sq. ft. | 3 | |
250,001 to 500,000 sq. ft. | 5 | |
500,001 to 750,000 sq. ft. | 7 | |
750,001 to 1,000,000 sq. ft. | 9 | |
1,000,001 + sq. ft. | 10 + one per each 250,000 sq. ft. above 1,000,000 |
N.
Off-Street Parking And Loading Plans. Plans showing the layout and design of all required off-street parking and loading areas shall be submitted to and approved by the Zoning Officer before issuance of a building permit. Before approving any parking layout, the Zoning Officer shall determine that the spaces provided are usable and meet all applicable standards of this Unified Development Code. All required off-street parking spaces shall be clearly marked on the plan.
Section 405.216 Parking Lot Maintenance.
[Ord. No. 1515 §8, 6-5-2006]
All parking lots shall be maintained free of dust, paper and other loose particles. All adjacent sidewalks shall be kept free from dirt, in a safe condition for use by pedestrians. All signs, markers or any other method used to indicate the direction of traffic movement and the location of parking spaces shall be maintained in a neat and legible condition. Any walls, trees, shrubbery and the surfacing of the lot shall be maintained in good condition for parking purposes and the City Engineer or his/her designee shall have the authority to prohibit the use of the area for parking purposes until proper maintenance, repair or rehabilitation is complete.
Section 405.220 Driveways and Roadway Access.
[Ord. No. 1383 §601, 1-6-2003]
The following standards shall apply to all driveways providing access to multi-family or non-residential uses:
A.
General Standards.
1.
Off-street parking spaces shall be arranged so that no vehicle will back directly onto a street. All private parking areas and circulation drives shall be located off of the street right-of-way.
2.
Access to property shall be allowed only by way of driveways and no other portion of the lot frontage shall be used for ingress or egress.
3.
Any driveway design must allow an entering vehicle turning speed of fifteen (15) miles per hour to help reduce interference with through street traffic. Radii of driveway shall be sufficient to achieve this standard for the types of vehicles that the driveway is intended to serve.
4.
There must be sufficient on-site vehicle storage to accommodate queued vehicles waiting to park or exit without interfering with street traffic.
5.
Provisions for circulations between adjacent parcels should be provided through coordinated or joint parking systems.
6.
Driveway placement should be such that loading and unloading activities will in no way hinder vehicle ingress or egress.
7.
Driveway design must be such that vehicles entering the driveway from the street will not encroach upon the exit lane of a two-way driveway. Also, a right-turning exiting vehicle will be able to use only the first (1st) through-traffic land available without encroaching into the adjacent through-lane.
B.
Right-Turn Lanes And Tapers. Right-turn lanes and taper shall be required when:
1.
Expected right-turn ingress movements meet or exceed fifty (50) vehicles per hour during a typical weekday peak traffic period.
2.
Driveway volumes are expected to meet or exceed one thousand (1,000) vehicles per day calculated using the Institute of Transportation Engineers site generated traffic standards for closest matching land use category as set forth in the most recent edition of the ITE Trip Generation Manual.
3.
The City Engineer can document through traffic analysis that such treatment is necessary to avoid congestion and/or unsafe conditions on the public arterial.
C.
Driveway Grade. The grade of a two-way, one-way or divided driveway shall not exceed two percent (2%) for a minimum distance of twenty-five (25) feet from the edge of the pavement.
D.
Sight Distance. Direct-access driveways shall be located to allow the following minimum sight distance:
Design Speed of Street (MPH) | Minimum Sight Distance (Feet) | |
|---|---|---|
30 | 200 | |
35 | 225 | |
40 | 275 | |
45 | 325 | |
50 | 350 |
E.
Driveway Spacing.
1.
Arterial streets. Direct access to an arterial street shall be permitted only when the subject property has no other reasonable access to the street system and only if the Planning and Zoning Commission with the recommendation of the City Engineer determines that the proposed access point onto the arterial street can be accommodated safely. When direct access to an arterial street is approved by the Planning and Zoning Commission with the recommendation of the City Engineer pursuant to the requirements of this Section, the following standards shall apply.
a.
Spacing from signalized intersections. All driveways providing access to arterial streets shall be constructed so that the point of tangency of the curb return radius closest to a signalized or stop sign-controlled intersection is at least two hundred fifty (250) feet from the perpendicular curb face of the intersecting street. In the event that this standard cannot be met because of an unusually narrow or shallow lot size, the Planning and Zoning Commission with the recommendation of the City Engineer may reduce the spacing so long as the reduction does not result in an unsafe traffic condition.
b.
Spacing from other (non-signalized) access points. All driveways providing access to arterial streets shall be constructed so that the point of tangency of the curb return radius closest to all non-signalized street or driveway intersections is at least two hundred (200) feet from the perpendicular curb face of the intersecting street or driveway. In the event that this standard cannot be met because of an unusually narrow or shallow lot size, the Planning and Zoning Commission with the recommendation of the City Engineer may reduce the spacing so as the reduction does not result in an unsafe traffic condition.
2.
Waivers. Waivers for these access standards may be approved by the Planning and Zoning Commission with the recommendation of the City Engineer if the City Engineer determines that the requested waiver will not create a serious detriment to the safety or operation of traffic on the street or roadway. The Planning and Zoning Commission with the recommendation of the City Engineer may require that the applicant for a waiver submit a traffic analysis if it is determined that such an analysis is necessary in order to render a competent decision on the requested waiver.
F.
Driveways Per Parcel.
1.
Unless otherwise specifically restricted, one (1) driveway opening shall be allowed per two hundred (200) feet of continuous street frontage. At least one (1) driveway shall be permitted for any lot.
2.
Parcels with two hundred (200) feet of frontage or less may apply for a secondary driveway if shared with an adjoining parcel, provided that the required minimum spacing is maintained. In such cases, only one (1) shared driveway will be permitted.
G.
Driveway Width. Except for dual driveways approved by the Planning and Zoning Commission with the recommendation of the City Engineer, the width of the driveway throat shall not exceed thirty-five (35) feet in width.
H.
Right-of-Way Work Permit. No construction, grading, excavation, repair or reconstruction of any street, curb or gutter or any sidewalk or driveway between the street and property line shall be commenced without first obtaining a right-of-way work permit from the Zoning Officer.
Section 405.225 Zoning District Property Development Standards - Measurements and Computations.
[Ord. No. 1383 §602, 1-6-2003; Ord. No. 1515 §9, 6-5-2006]
The zoning district standards of Article IV establish many property development standards that apply within individual zoning districts. The rules governing exemptions, computations and measurements related to zoning district property development standards are established in this Section.
A.
Summary Of Residential Property Development Standards. The following Residential Property Development Standards Table provides a summary of the property development standards that apply within residential zoning districts. In the event of conflict between the standards of this table and the standards listed within the text of Article IV, the standards listed in Article IV shall control.
Residential Property Development Standards Table | ||||
|---|---|---|---|---|
Development Standards | A | R-1 | R-2 | R-3 |
Minimum Lot Size | ||||
Single-Family Detached (square feet) | 3 acres | 9,000 | 8,000 | 7,200 |
Single-Family Attached (square feet) | NA | NA | 5,000 | 5,000 |
Duplex (square feet) | NA | NA | 10,000 | 10,000 |
Multi-Family (square feet per dwelling unit) | NA | NA | NA | 3,000 |
Non-Residential Uses (square feet) | 3 Ac. | 12,000 | 8,000 | 7,200 |
Minimum Lot Width (feet) | 200 | 75 | 90 | 100 |
Minimum Front Setback (feet) | 75 | 25 | 25 | 30 |
Minimum Side Setback (feet) | 50 | 10 | 10 | 15 |
Minimum Rear Setback (feet) | 50 | 30 | 30 | 30 |
Maximum Building Coverage (percent of lot area) | 25 | 35 | 35 | 35 |
Maximum Height (feet) | 35 | 35 | 35 | 40 |
B.
Summary Of Non-Residential Property Development Standards. The following Non-Residential Property Development Standards Table provides a summary of the property development standards that apply within residential zoning districts. In the event of conflict between the standards of this table and the standards listed within the text of Article IV, the standards listed in Article IV shall control.
Non-Residential Property Development Standards | |||||
|---|---|---|---|---|---|
Development Standards | C-1 | C-2 | C-3 | M-1 | M-2 |
Minimum Lot Size | None | None | None | None | 5 acres |
Minimum Lot Width (feet) | 75 | 25 | 75 | 75 | 200 |
Minimum Front Setback (feet) | 20 | 0 | 15 — 251 | 40 | 40 |
Minimum Side Setback (feet) | 0 — 252 | 0 — 203 | 0 — 304 | 20 — 405 | 20 — 506 |
Minimum Rear Setback (feet) | 0 — 307 | 0 — 307 | 0 — 304 | 20 — 405 | 20 — 506 |
Maximum Building Coverage (percent of lot area) | 65 | 100 | 75 | 85 | 85 |
Maximum Height (feet) | 35 | 50 | 60 | 45 | 45 |
NOTES | |||||||
|---|---|---|---|---|---|---|---|
1 | The minimum front setback shall be fifteen (15) feet if adjacent to local streets; twenty-five (25) feet adjacent to all other streets. | ||||||
2 | The minimum side setback shall be twenty-five (25) feet if adjacent to "R-2" or less intensive; fifteen (15) feet if adjacent to "R-3". | ||||||
3 | The minimum side setback shall be twenty (20) feet if adjacent to "R-2" or less intensive; fifteen (15) feet if adjacent to "R-3" or "C-1". | ||||||
4 | The minimum side setback shall be thirty (30) feet if adjacent to "C-1" or less intensive; twenty (20) feet if adjacent to "M-1" or "M-2". | ||||||
5 | The minimum side or rear setback shall be forty (40) feet if adjacent to "R-3" or less intensive. | ||||||
6 | The minimum side setback shall be fifty (50) feet if adjacent to "C-1" or less intensive. | ||||||
7 | The minimum rear setback shall be thirty (30) feet if adjacent to "R-3" or less intensive. | ||||||
C.
Lot Size.
1.
Reduction of public purpose. When an existing lot is reduced because of conveyance to a Federal, State or local government for a public purpose and the remaining area is at least seventy-five percent (75%) of the required minimum lot size for the district that it is located, then that remaining lot shall be deemed to comply with the minimum lot size standards of this Unified Development Code.
2.
Utilities. Utilities (major or minor) using land or an unoccupied building requiring less than one thousand (1,000) square feet of site area are exempt from the minimum lot size standards of all zoning districts.
3.
Single-family dwelling and two-family dwelling exemptions. The minimum lot size standards of this Unified Development Code shall not be interpreted as prohibiting the construction of a single-family or two-family dwelling unit, in accordance with all other applicable regulations, on a lot that was legally platted or recorded before the adoption of this Unified Development Code.
[Ord. No. 1933, 2-19-2019]
D.
Residential Densities. The zoning district regulations of this Unified Development Code express maximum residential densities in terms of lot area requirements per dwelling unit. The maximum number of dwelling units allowed on a lot shall be determined by dividing the subject lot's total lot area by the applicable lot area (per dwelling unit) requirement of the district. The number of dwelling units permitted in a mixed-use building (one containing residential and non-residential uses) shall not be affected by virtue of the building's mixed-use status. As with non-mixed-use projects, the maximum number of dwelling units allowed shall be calculated by dividing the subject lot's total lot area by the applicable lot area requirement of the district.
E.
Setbacks.
1.
Features allowed within setbacks. The following features may be located within setbacks:
a.
Trees, shrubbery or other landscape features;
c.
Driveways and sidewalks;
d.
Signs, where permitted;
e.
Steps to the principal entrance, walks and balustrades;
f.
Bay windows, architectural features, cantilevered floors, chimneys and other ornamental features of buildings that do not project more than two (2) feet into the required setbacks;
g.
Fire escapes that do not extend into a setback by more than thirty percent (30%) of the required setback dimension; and
h.
Utility lines, wires and associated structures, such as power poles.
2.
Side or rear setback exemptions in "M-1" and "M-2" Districts. No side or rear setback shall be required in the "M-1" and "M-2" Districts on any lot that adjoins a railway right-of-way or that has a rear railway track connection, provided that sufficient access for fire-fighting equipment is available. Such access shall be approved by the Fire Chief before issuance of any permit.
3.
Setback averaging. If the existing front setbacks of lots within the same block with the same zoning classification and fronting on the same side of the street are less than the required front setback of the underlying zoning district, applicants shall be allowed to use the "average" front setback of the underlying zoning district, applicant shall be allowed to use the "average" front setback on that block. In such cases, the "average setback" shall be the mean (average) setback of all lots on the same side of the street within the same side of the street within the same block as the subject property. In no event shall lots with different zoning classifications or undeveloped lots be included in the calculation. This provision shall not be interpreted as requiring a greater front setback than imposed by the underlying zoning district and it shall not be interpreted as allowing setbacks to be reduced to a level that results in right-of way widths dropping below established minimums.
4.
Setback reduced for public purpose. When an existing setback is reduced because of conveyance to a Federal, State or local government for a public purpose and the remaining setback is at least seventy-five percent (75%) of the required minimum setback for the district that it is located, then that remaining setback shall be deemed to satisfy the minimum setback standards of this Unified Development Code.
F.
Height.
1.
Fences or walls. In the case of fences or walls, height shall be measured on the side with the least vertical exposure above finished grade to the top of the fence or wall.
2.
Exemptions from height standards. The following structures and features shall be exempt from the height requirements of this Development Code:
a.
Chimneys, smokestacks or flues;
b.
Cooling towers and ventilators;
c.
Elevators bulkheads and stairway enclosures;
d.
Grain elevators and silos;
e.
Flagpoles, radio and television receiving antennas and support structures, provided that they shall not exceed one hundred fifty percent (150%) of the maximum height permitted within the zoning district that they are located, measured from average finished grade at the base of the support structure or building that it is located;
f.
Communication towers;
g.
Utility poles, water towers and support structures;
h.
Belfries, spires and steeples; and
i.
Monuments and ornamental towers.
Section 405.230 Landscaping and Buffering.
[Ord. No. 1383 §603, 1-6-2003; Ord. No. 1420 §6, 11-17-2003]
This Section sets out the minimum landscaping and buffering requirements for new development within the City of Oak Grove. Three (3) different types of landscaping and buffering are described in this Section: (1) open space landscaping; (2) parking lot landscaping; and (3) right-of-way and transition buffers.
A.
Applicability. The standards of this Section shall apply to all development except that specifically exempted in Section 405.230(B). If an applicant is unable to meet the requirements of Section 405.230 due to physical or other constraints on the property, the applicant may submit an alternate Landscaping Plan. The alternate Landscaping Plan shall be reviewed and may be approved by the Planning and Zoning Commission and the Board of Aldermen if it is determined, in their sole discretion, that the proposed adjustments from the landscaping requirements in Section 405.230 as shown on the alternate Landscaping Plan will result in an equal or higher quality development overall.
B.
Exemptions. The following shall be exempt from the standards of this Section:
1.
Agriculture. Agriculture (limited) in the "A" District.
C.
Open Space Landscaping. The open space landscaping standards shall apply to all development.
1.
Plants required. At least one (1) medium or large deciduous tree and four (4) shrubs shall be provided for each one thousand five hundred (1,500) square feet of lot area or fraction thereof. Open space is defined as any space not covered by buildings, parking or athletic fields.
2.
Location of plants. Plants required pursuant to this Section shall be installed in required front setback areas to the maximum extent possible.
3.
Limit on plants required for residential development. In no case shall more than three (3) medium or large deciduous trees and four (4) shrubs be required to be installed on any single-family lot.
D.
Parking Lot Landscaping. These parking lot landscaping standards shall apply to the interior of all off-street parking areas containing more than ten (10) off-street parking spaces. They shall not apply to vehicle/equipment storage lots, vehicle and equipment sales lots or multi-level parking structures.
1.
Relationship to other landscaping standards. Landscaping provided to meet the open space or right-of-way and transition buffer landscaping standards of this Section shall not be counted towards meeting a project's parking lot landscaping requirements.
2.
Minimum planting area. At least twenty (20) square feet of landscape planting area shall be provided within the interior of an off-street parking area for each parking space contained within the parking area.
3.
Plants required. At least one (1) medium or large deciduous tree and six (6) shrubs shall be provided for each ten (10) parking spaces within an off-street parking area. All landscaping areas that are not dedicated to trees or shrubs shall be landscaped with grass, ground cover or other appropriate landscape treatment. Sand or pavement shall not be considered appropriate landscape treatment.
a.
Location. Parking lot landscaping shall be reasonably dispersed throughout off-street parking areas.
b.
Planting areas. The interior dimensions of any planting area used to satisfy parking lot landscaping standards shall be sufficient to protect plant materials and to ensure proper growth. Planting areas that contain trees shall be at least seven (7) feet wide and all planting areas shall be protected by raised curbs or wheel stops to prevent damage by vehicles and vehicle overhang.
E.
Right-of-Way And Transition Buffers. The right-of-way and transition buffer standards of this Section require landscape buffers to be provided and maintained when certain land uses are adjacent to one another or when adjacent to certain roadway types. The standards are intended to help ease the land use transition between areas of varying development intensity, ensure land use compatibility, and preserve the appearance of roadway areas.
1.
Exemption for "C-2" District. Uses in the "C-2" District shall be exempt from the right-of-way buffer standards.
2.
Determination of right-of-way and transition buffer requirements. The following procedure shall be followed in determining the type of buffer required.*
a.
Identify the minimum zoning classification required to accommodate the proposed use. This is the "Proposed Development/Zoning" classification of Column 1.
b.
Identify the actual zoning classification of the abutting site(s). This is the "Adjacent Development/Zoning" classification.
c.
Identify the classification of the roadway adjacent to the site of the proposed development. This is the "Adjacent Street" classification.
d.
Determine the type of buffer required on each building site boundary (or portion thereof) by referring to the Right-of Way and Transition Buffer Table.
e.
Refer to Section 405.230(E)(3) (Description of Buffer Types and Options) and select the desired landscaping buffer option from those set forth in that Section. Any of the listed options, at the option of applicant, may be used to satisfy right-of-way and transition buffer requirements.
* See the Right-of-Way and Transition Table included as an attachment to this chapter. |
3.
Description of buffer types and options.
Required Plants Per 100 Linear Feet of Buffer | ||||||
|---|---|---|---|---|---|---|
Buffer | Width (feet) | Shade Trees | Understory Deciduous | Understory Evergreen | Shrubs | |
A | 15 | 2 | 2 | 4 | ||
B | 20 | 2 | 2 | 2 | 6 | |
C | 25 | 3 | 2 | 4 | 8 | |
D | 40 | 3 | 4 | 6 | 10 | |
4.
Location of buffers. Right-of-way and transition buffers shall be required to be located along those portions of a site that are adjacent to public right-of-way and along those portions adjoining lots with a different zoning classification.
5.
Use of buffers. Required buffers shall be reserved solely for open space and landscaping. No proposed building addition, structure, parking area or any other type of physical land improvement shall be located in a required buffer, provided that driveways or roads may cross a required buffer if necessary to provide access to the building site. Sidewalks and pedestrian paths may also be located within required buffers.
6.
Waiver for small sites. The area of required right-of-way and transition buffers shall not be required to exceed ten percent (10%) of the site proposed for development. In cases where buffer requirements would consume more than ten percent (10%) of the site, the Planning Commission may allow the width or location of buffers to be reduced or eliminated. The developer shall be required to add plant material within remaining buffers or elsewhere on the site.
7.
Responsibility for installing buffers. The developing property shall always be responsible for providing required right-of-way and transition buffers. In those cases where a landscape buffer that complies with the right-of-way and transition buffer standards of this Section is already in place — whether on the site of the developing property or on the site of the adjacent property — the developer shall not be required to install another landscape buffer. The developer of a subdivision or other developing site shall only be responsible for ensuring that the intervening landscape buffer complies with the standards of this Section. Landscape buffers required for subdivisions shall be placed in easements.
F.
Dumpster And Ground-Mounted Mechanical Equipment Screening. Dumpsters or other mechanically dumped trash receptacles located in "R-2" and more intensive districts shall be completely screened from view on all sides by a fence or wall with a minimum height of six (6) feet or one (1) foot taller than the dumpster or equipment, whichever is greater. The fence or wall shall provide complete visual screening of the dumpster or equipment and be compatible in material and color with the principal structure on the lot.
G.
Landscape Material Standards. The following standards shall be considered the minimum required planting standards for all trees and landscape material.
1.
Plant quality. Plants installed to satisfy the requirements of this Section shall conform to or exceed the plant quality standards of the most recent edition of American Standard for Nursery Stock published by the American Association of Nurserymen. Plants shall be nursery quality and indigenous or adapted to the local area. All plants shall be alive and in good health.
2.
Artificial plants. No artificial plants or vegetation shall be used to meet any standards of this Section.
3.
Trees.
a.
Types.
(1)
Required. Where required or permitted, trees shall be of ornamental, evergreen or of the large deciduous types, such as oak, maple, ash, hickory or thornless honey locust. Use of the following trees is discouraged and shall not be used to satisfy the landscaping or buffering standards of this Section: Box elder (Acer negundo); Siberian (Chinese) elm (Ulmus pumila); Silver (soft) maple (Acer saccarinum); Bradford Pear (Pyrus calleryana "Bradford"); Green ash (Fraxinus americana); Cottonwood (Populus deltoides); Sycamore (Platanus acerifolia); Tree-of-heaven (Ailantus altissima); Willow (Salix sp.);Lombardi poplar (Populus lombardi); Black locust (Robinia pseudoaccia).
(2)
Recommended tree species. The City of Oak Grove, in order to promote a unifying theme of landscaping, has identified specific trees that are recommended for use in developments throughout the City. These trees are: White Oak (Quercus alba); Post Oak (Quercus stellata); Bur Oak (Quercus macrocarpa); Chinkapin Oak (Quercus muehlenbergii); Northern Red Oak (Quercus rubra); Shumard Oak (Quercus shumardii);Black Oak (Quercus velutina); Shingle Oak (Quercus imbricaria);Scarlet Oak (Quercus coccinea); English Oak (Quercus robur) and Overcup Oak (Quercus lyrata).
(3)
Species mix. When three (3) or more trees are required to be planted to meet the standards of this Section, a mix of species shall be provided. In order to promote diversity in the urban forest, the number of species to be planted shall vary according to the overall number of trees required to be planted in accordance with the following requirements:
Required Number of Trees | Minimum Number of Species | |
|---|---|---|
3 — 9 | 2 | |
10 — 19 | 3 | |
20 — 29 | 4 | |
30 + | 5 |
b.
Sizes.
(1)
Medium and large deciduous trees. Medium and large deciduous trees planted to satisfy the standards of this Section shall have a minimum diameter of one and three-quarters (1¾) inches measured at a point that is at least six (6) inches above ground level.
(2)
Understory deciduous or ornamental trees. Understory deciduous and ornamental trees planted to satisfy the standards of this Section shall have a minimum diameter of one and one-half (1½) inches measured at a point that is at least six (6) inches above ground level.
(3)
Conifers and upright evergreens. Conifers and upright evergreens planted to satisfy the standards of this Section shall have a minimum height of five (5) feet.
(4)
Shrubs (deciduous and conifer). Shrubs may be of a size determined by the applicant, unless otherwise indicated by other Sections of this Development Code.
(5)
Ground treatment. The ground area within required landscape areas shall receive appropriate landscape treatment and present a finished appearance and reasonably complete coverage upon planting. The following standard shall apply to the design of ground treatment:
(a)
Ground cover. Ground cover appropriate for the area may be planted in lieu of turf grass. Ground cover shall be of a size and spacing to provide a minimum of fifty percent (50%) coverage after the first (1st) full growing season and complete coverage after three (3) growing seasons. Edging shall be provided for all ground cover.
(b)
Mulch. Mulch shall be installed and maintained at a minimum depth of two (2) inches and a maximum depth of four (4) inches on all planted areas except where ground cover plants are fully established. Mulch may be used as a permanent ground treatment in those landscape designs where ground cover or grass is inappropriate.
(c)
Grass seed and sod. Turf areas shall be planted with species suitable as permanent lawns in Oak Grove. Turf areas shall be sodded or seeded. In areas where grass seed is used, maintenance shall be provided until coverage is complete and complete coverage shall be provided after the first (1st) full growing season. Areas not covered in full after the first (1st) growing season shall be sodded.
(6)
Fences and walls. Fences and walls used to screen residential developments from adjacent streets and land uses shall be of uniform appearance and design throughout the subject development.
(7)
Use of existing plant material.
(a)
General. Vegetation and plant material that exists on a site prior to its development may be used to satisfy the landscaping standards of this Section provided that it meets the size, variety and locational requirements of this Section.
(b)
Tree credits. Existing trees that satisfy the standards of this Section may be substituted for any of the trees required to be planted in this Section.
(c)
Trees excluded from credit. No credits shall be permitted for the following types of trees:
(i)
Trees that are not properly protected from damage during the construction process.
(ii)
Trees that are dead, dying, diseased or infested with harmful insects.
(iii)
Tree species which are identified as inappropriate or discouraged for use in Section 405.230(G)(3)(a)(1).
H.
Installation, Maintenance And Replacement.
1.
Installation. All landscaping shall be installed according to sound landscape industry practices in a manner designed to encourage vigorous growth. All landscape material, living and non-living, shall be healthy and in place prior to issuance of final occupancy certificate. A temporary occupancy certificate may be issued prior to installation of required landscaping if written assurances and financial guarantees are submitted ensuring that planting and/or growth will take place when planting season arrives. The amount of the financial guarantee or bond shall be equal to two (2) times the estimated cost of the plant material based on written cost estimates provided by the developer.
2.
Maintenance and replacement. Trees, shrubs, fences, wall and other landscape features depicted on plans approved by the City shall be considered as elements of the project in the same manner as parking, building materials and other details are elements of the plan. The land owner or successors in interest or agent, if any, shall be jointly and severally responsible for the following:
a.
Regular maintenance of all landscaping in good condition and in a way that presents a healthy, neat and orderly appearance. All landscaping shall be maintained free from disease, pests, weeds and litter. This maintenance shall include weeding, watering, fertilizing, pruning, mowing, edging, mulching or other maintenance as needed and in accordance with acceptable horticultural practices;
b.
The repair or replacement of required landscape structures (e.g., walls, fences) to a structurally sound condition;
c.
The regular maintenance, repair or replacement, where necessary, of any landscaping required by this Section; and
d.
Continuous maintenance of the site as a whole.
Section 405.235 Operational Performance Standards.
[Ord. No. 1383 §604, 1-6-2003]
A.
General. No parcel, lot, building or structure in any zoning district shall be used or occupied in a manner so as to create any dangerous, harmful, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises, provided that any use that is allowed by the underlying zoning district regulations may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance standards.
B.
Fire Hazards. Any activity regulated by the National Fire Protection Association and any other City, State or Federal agency shall be protected by adequate fire-fighting and fire-suppression equipment and by such safety devices as are normally used in the handling of any such material. Such fire hazards shall be kept removed from adjacent activities to a distance that is compatible with the potential danger involved.
C.
Vibration. No vibration shall be permitted that is detectable without instruments on any adjoining lot or property.
D.
Noise. Noise that is objectionable due to volume, frequency, duration or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of the average intensity of street and traffic noise at the lot lines. Tornado sirens and related apparatus used solely for public purposes shall be exempt from this requirement.
E.
Air Pollution. All uses shall be so operated that no smoke, odor, dust or other form of particulate matter shall be emitted that exceeds the regulations established by the State of Missouri Department of Natural Resources. Such uses shall be located so that prevailing winds will carry such air pollution away from areas of greatest concentration of persons. Also, such shall be kept removed from adjacent activities to a distance that is compatible with the potential nuisance or hazard involved.
F.
Water Pollution. All uses shall conform to the requirements and regulations established by the State of Missouri Department of Natural Resources pertaining to the pollution of streams and other bodies of water.
G.
Toxic Materials. Every use shall be so operated that there is no emission of toxic, noxious or corrosive fumes, gases or materials. The storage of toxic materials shall be in compliance with all local, State and Federal regulations.
Section 405.240 Number of Principal Uses and Structures per Lot.
[Ord. No. 1383 §605, 1-6-2003]
A lot may be used for more than one (1) principal non-residential use and more than one (1) principal non-residential structure, provided that all structures are separated by a minimum distance of fifteen (15) feet and provided that development on the lot complies with all applicable standards of this Development Code.
Section 405.245 Fences.
[Ord. No. 1383 §606, 1-6-2003]
Except as otherwise specifically provided in other codes and regulations, the following regulations shall apply to the construction of all fences in "R-3" and less intensive zoning districts.
A.
Maximum Height. Fences shall not exceed eight (8) feet in height. Fencing around tennis courts and other recreational amenities shall be exempt from this eight (8) foot height limit.
C.
Setbacks. Fences shall not encroach into a required exterior front setback. Fences may extend into or enclose required interior setbacks and exterior side setbacks on corner lots, provided that any fence that is over four (4) feet in height shall be set back from the right-of-way line at least eight (8) feet, except a wrought iron fence that shall be exempt from exterior side setback requirements.
D.
Construction And Materials. Fences shall be constructed in a workmanship-like manner so that the horizontal and vertical support posts are inside the fence area or otherwise hidden from view of those outside the fenced area. This requirement shall not apply to fences that abut non-residential zoning districts or in situations where the owner of the lot adjacent to the fence agrees to a plan for placing support posts on the "outside" of the fence. All exposed steel except galvanized metal shall have a color finish coat applied to them and be preserved against rust and corrosion.
E.
Swimming Pools. Fences enclosing swimming pools are required and shall meet the requirements of this Section, as well as all other applicable regulations.
F.
Design And Maintenance. All fences shall be maintained in their original upright condition. Fences designed to be painted or have other surface finishes shall be maintained in their original condition as designed. Missing boards, pickets or posts shall be replaced in a timely manner with material of the same type and quality.
G.
Prohibited. The following fences shall be prohibited in all "R-1", "R-2" and "R-3" zoning districts:
1.
Fences constructed in whole or in part of barbed wire unless the barbed wire is at least six (6) feet above ground and at least one (1) foot inside the property line of a lot located within a "C-3", "M-1" or "M-2" Zoning District;
2.
Fences constructed of more than two (2) different types of fencing material;
3.
Fences constructed in whole or in part of cloth, canvas or other like material;
4.
Fences used as signs;
5.
Fences constructed solely of a single wire or of two (2) wires between posts or supports; and
6.
Electrified fences.
H.
Permits Required. No fence in the City of Oak Grove shall be erected, modified or changed in any manner until a fence permit application has been reviewed and approved by the Zoning Officer. Such application shall be filed upon forms provided by the City and shall clearly show:
Section 405.250 Outdoor Lighting Standards.
[Ord. No. 1383 §607, 1-6-2003]
A.
Purpose. The purpose of the exterior lighting standards of this Section is to regulate the spill over of light and glare on operators of motor vehicles, pedestrians and land uses near light sources. With respect to motor vehicles in particular, safety considerations form the basis of the regulations contained herein. In other cases, both the nuisance and hazard aspects of glare are regulated.
B.
Applicability. The following standards shall apply to all exterior lighting except public street lighting and other lighting that is specifically exempted.
C.
Flickering And Flashing Lights. No flickering or flashing lights shall be permitted.
D.
Light Location. Light sources or luminaries shall not be located within required setback yard areas except on pedestrian walkways.
E.
Maximum Illumination. The following table provides the standards for maximum illumination in a zoning district. The height limitations for each zoning district shall apply to the maximum height of luminaries.
Underlying Zoning District | Maximum Illumination (foot-candles) | |||
|---|---|---|---|---|
Luminaries with no Cut-off | Luminaries with Total Cut-off Angle > 90° | Luminaries with Total Cut-off Angle < 90° | ||
A, R-1, R-2, R-3 | 0.20 | 0.50 | 0.50 | |
C-1, C-3 | 0.20 | 0.75 | 2.00 | |
C-2 | 0.30 | 1.00 | 3.00 | |
M-1, M-2 | 0.30 | 1.50 | 4.00 | |
F.
Exemptions. Because of their unique requirements for nighttime visibility and their limited hours of operation, ball diamonds, playing fields and tennis courts shall be exempt from the maximum illumination and luminaire height standards of this Section, provided that lights used for such activities shall not exceed a maximum post height of eighty (80) feet. Ball diamonds, playing fields and tennis courts may exceed a total cutoff angle of ninety degrees (90°), provided that the luminaire is shielded to prevent light and glare spill over to adjacent property zoned "R-2" or less intensive. The maximum permitted illumination at the lot line of "R-2" or less intensive property shall not exceed two (2) foot-candles.
G.
Measurements.
1.
Metering equipment. Lighting levels shall be measured in foot-candles with a direct-reading, portable light meter. The meter shall have a color and cosine-corrected sensor with multiple scales and shall read within an accuracy of plus or minus five percent (5%).
2.
Method of measurement. The meter sensor shall be mounted not more than six (6) inches above ground level in a horizontal position. Readings shall be taken only after the cell has been exposed long enough to provide a constant reading. Measurements shall be made after dark when the light source in question is turned on, then when it is turned off. The difference between the two (2) readings shall be compared to the maximum permitted illumination and property line at ground level. This procedure eliminates the effects of moonlight and other ambient light.
3.
Exterior lighting plan. At the time any exterior lighting is installed or substantially modified and whenever a building permit is sought in the "R-3" or more restrictive district or for a non-residential use in the "A-1" District, an exterior lighting plan shall be submitted to the Zoning Officer in order to determine whether the requirements of this Section have been met.
Section 405.255 Outdoor Storage and Display Standards.
[Ord. No. 1383 §608, 1-6-2003]
A.
Standards For Outdoor Display In "C-1", "C-2", "C-3" And "M-1". The following standards shall apply to outdoor display areas in the "C-1", "C-2", "C-3" and "M-1" Districts when such display areas are not completely enclosed or completely screened from view.
B.
Standards For Outdoor Storage In "C-1", "C-2", "C-3" And "M-1". The following standards shall apply to outdoor storage areas in the "C-1", "C-2", "C-3" and "M-1" Districts when such storage areas are not completely enclosed or completely screened from view.
Section 405.260 Non-Residential Design Standards.
[Ord. No. 1383 §609, 1-6-2003; Ord. No. 1515 §10, 6-5-2006]
A.
Application Of Regulations. These regulations shall apply with regard to all exterior walls in commercial and industrial districts.
B.
Minimum Exterior Building Materials.
1.
A minimum of one hundred percent (100%) of the front exterior wall and fifty percent (50%) of the side exterior walls, excluding windows and doors, in commercial and industrial districts shall consist of approved materials. In the "C-1" and "C-2" Districts where the building is located on a corner lot, one hundred percent (100%) of the front exterior wall, one hundred percent (100%) of the side exterior wall facing a street and fifty percent (50%) of the rear exterior wall shall consist of approved materials. Approved materials are:
a.
Masonry. Masonry construction shall include all masonry construction which is composed of solid, cavity, faced or veneered-wall construction or similar materials.
(1)
Stone material used for masonry construction may consist of granite, sandstone, limestone, marble or other hard and durable all-weather stone. Ashlar, cut stone and dimensioned stone construction techniques are acceptable.
(2)
Brick material used for masonry construction shall be composed of hard fired (kiln fired) all-weather common brick or other all-weather facing brick.
(3)
Stucco or approved gypsum concrete/plaster materials.
b.
Glass walls. Glass walls shall include glass curtain walls or glass block construction. A "glass curtain" shall be defined as an exterior wall which carries no floor or roof loads and which may consist of a combination of metal, glass and other surfacing material supported in a metal framework.
2.
Prohibited materials on all exterior walls. The following materials shall not be used as exterior building materials and shall be prohibited:
[Ord. No. 1780 §1, 9-3-2013]
a.
Concrete finish or pre-cast concrete panel (tilt wall) that is not exposed aggregate, hammered or sandblasted.
b.
Metal panels shall not be allowed in any commercial district except that metal panels may be allowed in the C-3 General Business District for accessory buildings where the proposed structure will generally not be visible from an arterial street, a major highway, or adjacent residential areas due to its location on the site, existing structures on the site, the topography of the site, and/or the use of landscaping and/or berms on the site to screen the proposed structure and reduce its visibility from off site; provided that the use of metal panels is approved by the Planning Commission and Board of Aldermen as a part of the site plan and design review process pursuant to Section 405.100. Metal panels may be allowed in an industrial district in conjunction with masonry construction, provided the materials are approved by the Planning Commission and Board of Aldermen. The process for approval of metal panels in an industrial district shall be the same as Section 405.100, Site Plan and Design Review.
3.
Exposed front and street sidewalk facade(s), excluding windows, doors or overhead doors, consisting of a single undifferentiated plane with a single texture or color shall be prohibited.
4.
Not less than fifteen percent (15%) of the area of each front exterior facade or street sidewall where a building is located on a corner lot, excluding windows, doors or overhead doors, shall be recessed, projected or alternately staggered from the primary plane of the wall. For purposes of this Section, fascias or mansards shall not be counted as a projection from the primary plane.
5.
Roof-mounted equipment, excluding satellite dishes, shall be screened from view (one hundred percent (100%) opacity) or isolated so that it is not visible from ground level of any adjacent applicable public thoroughfare up to a maximum of three hundred (300) feet away. The appearance of roof screens shall be coordinated with the building to maintain a unified appearance.
6.
All electrical and mechanical equipment in excess of three (3) feet in height, located adjacent to the building and visible from any adjacent applicable public thoroughfare shall be screened from view (one hundred percent (100%) opacity) up to a maximum of three hundred (300) feet away. Such screens and enclosures shall be treated as integral elements of the building's appearance.
7.
Mirrored glass with a reflectance greater than forty percent (40%) shall not be permitted on more than twenty percent (20%) of the exterior walls of any building.
8.
Plans for all commercial and industrial projects shall include detailed drawings of all enclosures and screening methods, as well as profiles and descriptions of the types of materials being used on all exterior walls.
Section 405.265 Corner Visibility.
[Ord. No. 1383 §610, 1-6-2003]
On corner lots, nothing shall be erected, placed, planted or allowed to grow in such a manner as to materially impede vision between a height of two (2) feet and eight (8) feet above curb grade within the triangular area formed by an imaginary line that follows street pavement edges and a line connecting them twenty-five (25) feet from the point of intersection. This sight triangle standard may be increased by the Planning and Zoning Commission with a recommendation from the City Engineer when deemed necessary for traffic safety.
Section 405.270 Underground Utilities.
[Ord. No. 1383 §611, 1-6-2003]
All newly constructed, modified or upgraded lines for telephone, electrical, television and other services distributed by conduit, wire or cable shall be placed underground. The provision shall not be construed to prohibit the construction of above ground or surface equipment associated with an underground distribution system such as, but not limited to, surface-mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles.