1. Design Standards.
   1. Building Entrances. All single-family detached and single-family attached residences shall be designed such that a primary entrance and windows face a public or private street or at a minimum, other architectural features, such as but not limited to windows, wall off-sets, roof designs, or other features similar to those found on front facades within the existing neighborhood which provide for a balance and uniformity of character (see Figure 10.1.101, Building Placement).
   2. Parking. The parking of vehicles shall be in accordance with Article 5.2, Parking and Loading.
2. N-C Infill Development. In the N-C district, the architecture and building form of duplexes and triplexes shall be of a similar scale and include materials and designs (e.g., fenestration, roof lines, porches, split-level, etc.) that are common with those of other dwellings on the block and within the neighborhood.
3. Exceptions. This Section does not apply to planned neighborhoods or manufactured homes located in a manufactured home park or subdivision.

Figure 10.1.101 Building Placement

Effective on: 8/31/2016

1. Generally. All multi-family developments shall meet the standards of this Section unless they are located in vertically mixed use buildings that are subject to the design standards of Section 10.1.301, C-3 District Design Standards.
2. Architecture.
   1. The architectural style of the front façade of the building(s) shall be expressed on all sides of the building(s) fronting on or most directly facing the public street right-of-way, or a private street easement within 150 feet of street right-of-way.
   2. The rear façade of a building shall not face street right-of-way; provided, however, that in the case a rear façade must face street right-of-way by way of parcel size or orientation, the entire façade will, at a minimum, include architectural features, such as but not limited to, windows, wall off-sets, roof designs, or other features similar to those found on front facades within the existing neighborhood which provide for a balance and uniformity of character.
   3. Residential buildings located within the interior of a multi-family development that are not fronting on or most directly facing street right-of-way are exempt from these architectural standards.
3. Building Design.
   1. The façade of a multi-family building containing more than eight units shall be designed to break up a rectangular floor plan and avoid a box or monolithic appearance.
   2. Any of the following techniques, or any technique that would produce a comparable effect, may be used to avoid the appearance of a boxy or monolithic building.
      1. Changes in floor plans that create rooms with corner windows.
      2. Primary entrance treatments that are recessed or project from the main façade; and
      3. End or corner treatments that alter the plane of the façade;
      4. Balconies that are used irregularly, some projecting, some recessed;
      5. The use of dormers, bay windows, or other windows that create dimension that breaks up the façade;
      6. Changes in wall planes of at least three feet at intervals of not more than 60 feet; and
      7. Varying roof lines.
4. Utilities. Utility meters shall not be located on the front elevation unless screened by vegetation or other approved screening.
5. Stairs. Stairs and stair wells that provide primary access to units on upper floors shall be covered and fully integrated into the principal and secondary building façades (see Figure 10.1.102, Multi-Family Design Standards for Stairs).

Figure 10.1.102 Multi-Family Design Standards for Stairs

Allowed

Not Allowed

Effective on: 8/31/2016

1. Generally. Manufactured homes shall comply with the following, in addition to those standards that may be applicable in Section 9.1.304, Manufactured Home Park or Subdivision.
2. Installation. The installation of manufactured housing shall be in accordance with City rules and regulations; provided that they comply with K.S.A. 58-4201 through 58-4226, Kansas Manufactured Housing Act, and other applicable sections of the Kansas Statutes Annotated.
3. Improvements. Individual lots shall be improved and connected to utilities as follows:
   1. Permanent Foundations and Tie-Downs. All manufactured homes shall be mounted on a concrete permanent foundation pad. Each foundation pad provides anchors and tie-downs such as cast-in-place concrete "dead men," embedded eyelets, runway screw augers, arrowhead anchors, or other devices which secure and stabilize the unit. Such devices are placed at least at each corner of each manufactured home.
   2. Utilities. All units are served with public utilities, which are installed underground. All electrical service equipment is mounted on the structure to which service is provided.
4. Unit Specifications. All manufactured homes shall meet the following specifications:
   1. Wind Zone. The unit shall be designed to meet HUD Wind Zone I standards.
   2. Required Elevation. The average elevation of a manufactured home frame above ground level, measured at 90 degrees to the frame, does not exceed 20 inches from the top of the foundation pad.
   3. Transportation Apparatus. The wheels, axles, tongue, towing apparatus, and transporting lights are removed prior to occupancy of the unit.
5. Skirting. The vacant space between the finished grade of the property on which each manufactured home is located and the exterior edges of the finished floor of each unit is skirted as follows:
   1. Installation. Skirting is installed on a concrete footing so there is no visible gap between the finished floor and the ground.
   2. Materials. The material used for skirting is rock, brick, manufactured vinyl or concrete masonry construction. All skirting materials are compatible in appearance with the manufactured home and allow for adequate ventilation and drainage.
   3. Design. The skirting must be a continuous, complete, opaque, and rigid surface that lends permanency to the appearance of the unit and totally screens the crawl space under the unit.
6. Architectural and Aesthetic Compatibility.
   1. Applicability. The additional provisions of this Subsection apply to any residential-design manufactured homes that are located outside of a manufactured home park or subdivision. Nothing in this Subsection precludes a developer or subdivider from establishing a property owners' association that enforces covenants, conditions, or restrictions that supersede the standards of this Subsection (see K.S.A. 12-763).
   2. Intent. The intent of this Subsection is to ensure that residential-design manufactured homes which are located outside of manufactured home parks or subdivisions are architecturally and aesthetically compatible with site-built housing in the same zoning district.
   3. Compatibility Measurement. For the purposes of objectively determining compatibility with site-built homes within the same zoning district (for those design features identified in Subsection F.4., Compatible Design, below), the applicant shall analyze the applicable design features of all site-built housing located within 500 feet of the parcel proposed for development, measured perpendicularly along the street in either direction.
   4. Compatible Design.
      1. Orientation.
         1. The residential-design manufactured home must be oriented on the lot so that its long access is parallel with the street.
         2. A perpendicular or diagonal placement is permitted if the narrow dimension of the unit, as it appears from the street, is no less than 50 percent of the unit's long dimension.
      2. Bulk. The size of the residential-design manufactured home shall be at least 75 percent of the square-footage of the average size of homes within a distance measured as set out in Subsection F.3., Compatibility Measurement, above.
      3. Roofing.
         1. The roof is pitched, with a minimum vertical rise of 4 feet for every 12 feet of horizontal run.
         2. The roof must be covered with a roofing material that is commonly used by commercial roofers, including, but not limited to, approved wood, asphalt composition shingles or fiberglass. Corrugated aluminum, corrugated fiberglass or metal roofs are not permitted.
         3. The roof has eaves that project no less than 12 inches from the exterior wall.
      4. Siding. The exterior siding shall consist predominantly of vinyl or metal horizontal lap siding (the reflectivity of which does not exceed that of gloss white paint); wood or hardboard; brick, stone, or stucco comparable in composition; appearance and durability to the exterior siding commonly used in standard residential construction in the City.
      5. Landscaping. The lot shall be landscaped to ensure compatibility with the average types and quantities of landscaping that are present on lots located within a distance measured as set out in Subsection F.3., Compatibility Measurement, above; this includes the installation of irrigation if more than 75 percent of the lots within that specified distance also include irrigation.

Effective on: 8/31/2016

1. Generally. The form and design of nonresidential and mixed use buildings shall comply with the standards set out in this Section.
2. Horizontal Articulation. A single, large, dominant building mass shall be avoided. Buildings shall be designed to reduce apparent mass by dividing façades into a series of smaller components. Components shall be distinguished from one another through two or more of the following:
   1. Variations in roof form or variations in roof height of two feet or more;
   2. Changes in wall plane of one foot or more;
   3. Recognizable changes in texture, material, or surface colors.

Figure 10.1.201 Illustrative Articulation

3. Vertical Articulation. Buildings shall be designed to reduce apparent mass by including a clearly differentiated base, middle, and top.
4. Building Walls. All exterior building elevations that face public streets, customer parking areas, or residentially used or zoned areas shall be designed so that there are no areas of blank wall that are more than 50 feet in horizontal direction or 16 feet in vertical direction. Complying with this requirement can be accomplished through the use of:
   1. Windows;
   2. Doors;
   3. Awnings;
   4. Changes in both finish materials and colors (a change in color alone is insufficient to meet this requirement);
   5. Decorative cornices;
   6. Murals or graphics;
   7. Sconce lighting;
   8. Towers;
   9. Pilasters or columns;
   10. Arcades;
   11. At least three feet of horizontal or vertical offset in the building wall; and
   12. Comparable elements or design techniques that create an obvious and significant pattern of light and shadow on the building wall.
5. Building Entrances.
   1. Demarcation. Entrances shall be clearly identified by the building architecture.
   2. Frontage. Principal entrances shall be located within the primary building frontage. If there are two primary building frontages, one entrance may not be located more than 15 feet from the corner of the two frontages.
   3. Front Entrances. Buildings shall feature visually prominent entrances on the façade facing the principal street. One or more of the following techniques shall be used:
      1. Canopy, portico, archway, arcade, or similar projection that provides architectural interest and protection for pedestrians;
      2. Prominent tower, dome, or spire;
      3. Peaked roof;
      4. Projecting or recessed entry;
      5. Outdoor features, such as seat walls, landscaping with seasonal color, or permanent landscape planters; or
      6. Other comparable techniques.
6. Roof Styles. Flat roof and pitched roof systems are permitted. Flat roof systems shall be hidden by parapet walls that are at least 30 inches in height.
7. Transparency. Along street frontages, only buildings that are within 25' of the street side property line shall provide transparency between a height of three feet and eight feet above finish grade:
   1. Nonresidential and Mixed Use. The primary frontage shall have a minimum transparency of 60 percent.
   2. Office.
      1. Primary Frontage. The primary frontage shall have a minimum transparency of 40 percent.
      2. Other Street Frontages. Other street frontages shall have a minimum transparency of 30 percent.

Effective on: 8/31/2016

1. Generally. Mechanical equipment associated with building operations (e.g., HVAC systems, electrical boxes, natural gas meters, etc.) shall be screened as provided in this Section.
2. Ground-Level and Building-Mounted Equipment. Mechanical equipment and meters shall be screened from view of principal parking lots, public rights-of-way, and residentially zoned or used areas by landscape areas, bufferyards, or building walls. Hedges and screening walls that are used to hide mechanical systems shall be maintained at a height that is at least one foot higher than the equipment. Hedges shall be a minimum of three feet in height at planting.
3. Roof-Mounted Equipment. Mechanical equipment shall be screened from all ground level views from abutting property and rights-of-way by (see Figure 10.1.202, Illustrative Equipment Screening):
   1. Parapet Walls. Parapet wall shall include cornice treatments that are of adequate height to screen the equipment (a slope of one foot rise per 25 feet of run shall be used to determine if the wall is of adequate height); or
   2. Screening Walls. Screening walls of adequate height to hide the equipment, which use materials and colors that are consistent with the design of the building; or
   3. Sloped Roof Systems. Sloped roof systems or other architectural elements of adequate height to hide the equipment.

Figure 10.1.202 Illustrative Equipment Screening

Effective on: 8/31/2016

1. Generally. All parcels proposed for development shall provide a network of on-site pedestrian walkways to and between the following areas:
   1. Public entrances to each building on the site, including pad site buildings;
   2. Parking lots; and
   3. Sidewalks or walkways on abutting properties that extend to the boundaries shared with the parcel proposed for development.
2. Bicycle Access. Bicycle access from the parcel proposed for development shall be provided to any existing or designated sidewalks, bike paths, shared paths, or bike lanes located abutting to the development.
3. Connections. Connections shall be made at points necessary to provide direct pedestrian and bicycle travel from the parcel proposed for development to major pedestrian destinations located within the abutting neighborhood. In order to provide direct pedestrian connections to these abutting destinations, the City may require additional sidewalks, walkways, shared paths, or bike paths not associated with a street, or the extension of a sidewalk from the end of a cul-de-sac to another street or walkway. Major pedestrian destinations include, but are not limited to:
   1. Residential subdivisions;
   2. Schools;
   3. Parks;
   4. Open space;
   5. Recreational or community facilities;
   6. Neighborhood shopping;
   7. Employment;
   8. Public or civic uses; and
   9. Institutional uses.
4. Identification. Pedestrian walkways and crosswalks shall be identified through the use of one or more of the following methods:
   1. Changing paving material, patterns, or paving color;
   2. Changing paving height;
   3. Decorative bollards;
   4. Painted crosswalks; or
   5. Raised median walkways with landscaped buffers.

Effective on: 8/31/2016

1. Purpose. The purpose of the Central Business (C-3) District design standards is to ensure that development, redevelopment, or substantial improvement of buildings in the C-3 district create a high-quality, pedestrian-friendly environment within the City’s downtown area, including well-designed buildings that contribute to the quality and historical character of the City.
2. Application. These standards apply to all development, redevelopment, and substantial improvements, within the C-3 district. The design standards of Division 10.1.200, Nonresidential and Mixed Use Design Standards, also apply within the C-3 district. If there are any conflicts, the most restrictive standard shall apply. In addition to the regulations of this Section and elsewhere within this Code, the design of structures within the Central Business (C-3) District that are also within the Chestnut Street Historic District shall be subject to review by the State Historic Preservation Office (SHPO).
3. Building Articulation and Architectural Features. All new building façades that are visible from a public street, public property, or open space shall be articulated as follows:
   1. Generally.
      1. The general form of buildings is to be simple, three-dimensional forms, characteristic of main streets that orient to and participate in the activities of the street.
      2. New designs shall draw upon the fundamental similarities among other buildings in the area without copying them.
   2. Front Façades.
      1. Front building façades shall be modulated with horizontal offsets, recessed entries, or protrusions, where applicable. The maximum width of building façades (measured horizontally along the building exterior) without modulation shall be 30 feet.
      2. All buildings shall incorporate elements that divide façade planes and create a visual play of light and shadow. Long, uninterrupted horizontal elements are prohibited. Building articulation shall be accomplished with design elements such as the following, provided the articulation interval does not exceed 60 feet:
         1. Repeating distinctive window patterns at intervals less than the articulation interval;
         2. A porch, patio, deck, or covered entry;
         3. A balcony or bay window;
         4. A change in the roofline by alternating parapet heights;
         5. A change in building materials that corresponds to a change in building plane; or
         6. Lighting fixtures, trellises, trees, or other landscape features.
   3. Rooflines.
      1. Rooflines shall be individually distinguishable with variations of height. Roofs shall relate to the building façade articulations (see Figure 10.1.301A, Illustrative C-3 District Vertical and Roofline Modulation).
      2. Sloped-roof building forms facing the street are not permitted.
   4. Vertical Articulation. Vertical articulations shall be provided. To moderate the vertical scale of buildings, the design shall include techniques to clearly define the building’s top, middle, and bottom (see Figure 10.1.301A, Illustrative C-3 District Vertical and Roofline Modulation).

Figure 10.1.301A Illustrative C-3 District Vertical and Roofline Modulation

4. 5. Corner Frontages. Within 15 feet of a property line at the intersection of streets, new, redeveloped, or substantially improved buildings shall incorporate the following design elements or treatments to the building corner facing the intersection:
      1. A corner entrance to a store, courtyard, building lobby, atrium, pedestrian pathway, or pedestrian-oriented space (see Figure 10.1.301B, Illustrative Corner Entrance).
      2. A corner architectural element such as:
         1. Bay window or turret;
         2. Roof deck or balconies on upper stories;
         3. Building core step back "notch" or curved façade surfaces;
         4. Special treatment of pedestrian weather protection awning at the corner of the building; or
         5. Other similar treatment or element that highlights the corner with compatible visual effect.

Figure 10.1.301B Illustrative Corner Entrance

1. 6. Building Placement.
      1. The proposed development, redevelopment, or substantial improvement shall harmonize with abutting properties. Site design features shall be consistent with building setbacks (see Table 3.1.301B, Nonresidential and Mixed Use Setbacks), placement of existing structures, location of pedestrian and vehicular facilities, and spacing from adjoining buildings.
      2. A 20 foot setback is allowed from the "build-to" line; provided, however, that it is solely for the use of a publicly available pedestrian seating area (e.g., public plaza, outdoor restaurant seating, etc.). See Figure 10.1.301C, Building Alignment.

Figure 10.1.301C Building Alignment

4. 7. Blank Walls.
      1. Blank walls shall not be visible from a public street or public property or open space.
      2. If a property is redeveloped or substantially improved, existing blank walls within 50 feet of and visible from a public street or public property or open space, or an abutting vacant lot, shall be treated in one or more of the following ways:
         1. A vertical trellis in front of at least 50 percent of the wall’s horizontal length, with climbing vines or plant materials installed at its base.
         2. A landscaped planting bed at least eight feet wide or raised planter beds at least two feet high and three feet wide in front of the wall. Plant materials that will obscure or screen at least 50 percent of the wall’s surface within three years shall be planted in the planting bed or raised planter. (see Figure 10.1.301D, Blank Wall Landscaping Treatment)
         3. Regular fenestration that is consistent with that of the front façade.
      3. Blank walls that become exposed by reason of the razing or removal of an adjoining building shall treat the wall surface as set out in Subsection C.7.b., above. If such treatment may not be accomplished on the property of the remaining building or is not practicable, as determined by the Zoning Administrator, the blank wall shall be exempt from these requirements.
      4. Treatment of blank walls is to be proportional to the front façade.

Figure 10.1.301D Blank Wall Landscaping Treatment

4. Design Features. The following standards apply to design features of buildings and structures in the C-3 district.
   1. Awnings. Awnings shall be designed as follows:
      1. Awnings shall be constructed of high-quality materials such as metal, matte finish canvas, vinyl-coated canvas or as otherwise approved by the SHPO.
      2. Bubble, box, or shiny plastic awnings are prohibited.
      3. Awnings shall be designed to be simple, compatible design, similar to typical buildings in the City.
      4. Awnings shall not be installed so as to obscure significant architectural details of a building (see Figure 10.1.301E, Placement of Awnings).

Figure 10.1.301E Placement of Awnings

1. 1. 6. Awnings shall not be installed so as to extend across more than a single building or building module.
      7. Solid color or two-color striped awnings are permitted. Corporate colors on awnings are permitted only if they are architecturally compatible with the building on which the awning is attached. Overly iridescent or fluorescent colors are prohibited.
      8. Signage on awnings is limited to the vertical drip or flat face (perpendicular to the street or sidewalk) of an awning, and shall not be permitted on the sides or top slope of an awning.
2. 2. Building Entries.
      1. Form and Scale. Building entrances shall be recessed and have a similar form and scale to what is comparable to those on existing buildings within the City (see Figure 10.1.301F, Building Entries).
      2. Demarcation. Primary public entrances shall be clearly defined with traditional architectural detailing, landscape features (e.g., ornamental paving, tile work, planters and/or planting beds, or awnings).

Figure 10.1.301F Building Entries

3. 3. Building Materials. Material finishes shall reflect main street vernacular for building materials for new, redeveloped, or substantial building construction.
      1. Permitted Materials. Façades of vintage building materials may be adapted to contemporary use with compatible materials which include:
         1. Building exteriors shall be constructed from proven, high-quality, and durable materials, including:
            1. Masonry;
            2. Brick;
            3. Stone; and
            4. Concrete or concrete blocks (concrete masonry units or "cinder blocks") are permitted, provided that they are finished with one or more of the following:
               1. Polished aggregate surfaces emulating stone;
               2. Other masonry types such as brick or tile;
               3. On façades not facing a public right-of-way, decorative coursing to break up blank wall areas;
               4. Matching colored mortar (where color is an element of architectural treatment for any of the other listed finishing options).
      2. Other Materials.
         1. Other building materials may be used as predominate materials if it is demonstrated that they:
            1. Have comparable durability, impact resistance, quality, and texture as the materials listed in Subsection D.3.a.1., above; and
            2. Are compatible with the materials used on adjoining buildings.
      3. Prohibited Materials. The following materials are prohibited:
         1. Metal or wood siding;
         2. Metal screening;
         3. Fiberglass sheathing;
         4. Crushed rock or crushed tumbled glass;
         5. Plastic;
         6. Vinyl or plywood siding; and
         7. Chain link fencing (except for temporary purposes such as a construction site).
   4. Transparency.
      1. Not less than 50 percent of the ground floor of the front façade, between a height of two and eight feet above grade, shall be transparent. Transparency includes window or door openings that allow views into and out of the interior of buildings (see Figure 10.1.301G, Transparency).
      2. Not less than 30 percent or more than 50 percent of the façade of each upper floor shall be transparent.
      3. Windows shall include obvious sills, heads, and other forms of framing.

Figure 10.1.301G Transparency

1. 5. Fenestration. The arrangement, proportion, and design of windows and doors (fenestration) shall conform to the following (see Figure 10.1.301H, Fenestration):
      1. The height to width ratio of single openings and group openings shall be proportionally scaled to the wall and adjoining buildings.
      2. Door and window details and trim shall be suitably scaled to the wall and adjoining buildings.
      3. Large expanses of glass used in windows and doors shall be reduced to smaller component windows reminiscent of main street vernacular when adjacent to sidewalks or other pedestrian use areas.

Figure 10.1.301H Fenestration

5. Sidewalks and Pedestrian Amenities. The objective for the C-3 district is for development and redevelopment is to create a pedestrian-friendly, mixed use environment that is a destination for both residents and visitors of the City. The C-3 district has the following standards for sidewalks and pedestrian amenities to achieve these essential objectives.
   1. Sidewalks.
      1. Sidewalks within or immediately adjacent to public street right-of-way and parallel to the building façade shall be not less than eight feet wide, which shall connect to adjoining buildings and parking lots (if applicable).
      2. Sidewalks to building entries that connect to the sidewalks within or adjacent to the right-of-way shall be not less than six feet wide.
      3. Sidewalks that cross driveways, parking lot entries, and other paved surfaces shall be clearly delineated with special materials or markings (e.g., textured or stamped concrete, brick or stone pavers, striping, etc).
      4. The Zoning Administrator may approve alternate locations and widths of sidewalks to eliminate encroachments that may reduce the clear space of sidewalks to less than six feet.
   2. Outdoor Spaces and Amenities. Where provided, outdoor pedestrian spaces and amenities shall be clearly accessible to the public. The following are encouraged:
      1. Public art, benches or low seating walls, or other pedestrian amenities and site furnishings; and
      2. Use of brick, paver brick, stone, or color-textured or stamped concrete to reinforce the character of downtown.
6. Signage. Signage shall comply with the standards set out in Chapter 7, Signs.
7. Parking.
   1. Existing Surface Parking. Upon the expansion or substantial improvement of existing surface parking lots, the streetscape perimeter shall be screened as set out in Section 4.1.302, Site Landscaping. All new surface parking lots shall conform to the standards set out in Article 5.2, Parking and Loading.
   2. New Surface Parking. New surface parking lots, if required, shall:
      1. Be located behind street-facing buildings; or
      2. Be limited to no more than 30 percent of the street frontage of the parcel proposed for development or redevelopment; or
      3. Be screened with a streetscape buffer as set out in Section 4.1.302, Site Landscaping, that incorporates:
         1. Street furniture (or benches incorporated into a seat wall), spaced at intervals of not more than 50 feet; and
         2. A landscaped masonry wall with a minimum height of three feet.
   3. Shared Parking. Shared parking allows abutting property owners to share their parking lots and reduce the number of parking spaces that each would provide on their individual properties. Shared parking is allowed through contractual agreements between property owners submitted on a form required by the City Attorney and approved by the Zoning Administrator. The standards to reduce the required parking are set out in Section 5.2.105, Shared Parking.
   4. Parking Structure. Parking structures shall be designed as follows:
      1. The bulk (or mass) of a parking structure as seen from the street shall be minimized by placing its short dimension along the street edge with the highest functional street classification upon which the lot fronts.
      2. Generally, the parking structure shall include active uses, such as retail or other approved uses in the zoning district, at the ground level and/or along the street frontage, or shall be located behind the principal building. Where the dimensions of the lot do not accommodate the active use of the street frontage, parking structures and vehicle entrances shall be designed to minimize views into the structure interior from surrounding streets, which may include, but are not limited to:
         1. Ornamental grillwork (plain vertical or horizontal bars are not acceptable);
         2. Decorative artwork, such as metal panels, murals, and mosaics; and/or
         3. Display windows for use by nearby merchants.
      3. Parking structures shall be architecturally consistent with exterior architectural elements of the principal building or abutting traditional buildings, including rooflines, façade design, articulation, modulation, and finish materials, as set out in this Section.
      4. Parking structure façades shall have brick cladding, or a combination of brick and other masonry, and have regularly spaced square or rectangular fenestration.

Effective on: 8/31/2016

1. Generally. The design objective of the Neighborhood Shopping (C-1) District is to have buildings with a scale and appearance that is compatible with the abutting or nearby residential areas. Building scale and rooflines are essential design standards for this district.
2. General Size and Location. Neighborhood shopping zoning district uses are intended to provide general services to the neighborhood, not to highway travelers, or to meet the general commercial needs of the City. No individual, contiguous C-1 district area shall permit more than 45,000 square feet of gross floor area. If the amount of land in the C-1 district would allow more than 45,000 square feet of floor area based on permitted floor area ratios, then individual parcels may be limited to a lower FAR than set out in Table 3.1.301A, Nonresidential and Mixed Use Development Standards. A C-1 district may span a public street right-of-way and still be considered "contiguous" for the purposes of this Section.
3. Building Design.
   1. Height. The maximum building height is set out in Table 3.1.301A, Nonresidential and Mixed Use Development Standards.
   2. Articulation. No street-facing façade may have a continuous length of 50 feet or more without a minimum offset of four feet in the building elevation.
   3. Detailing. All buildings shall contain architectural details for each elevation fronting on or most directly facing street right-of-way, a private street easement, or abutting drive-through lane or parking lot that promote good design, which may include, but are not limited to:
      1. Entry portico;
      2. Chimneys or cupolas;
      3. Transom windows;
      4. Dormers;
      5. Window canopies;
      6. Eaves in excess of 18 inches;
      7. Covered porches (extending along 50 percent of the building façade and projecting a minimum of four feet from the face of the building); or
      8. Decorative window shutters.
   4. Roofs. Roofs shall be similar to residential type roofs and shall be pitched roofs covering the entire building. Permitted materials include asphalt shingles, slate or simulated slate shingles, standing seam metal, or other similar roof materials approved by the. A peaked parapet is permitted if it gives the appearance of a pitched roof from all sides. Eaves shall extend a minimum of 12 inches from the building façade. The use of flat and shed roofs is prohibited.
4. Heights and Roofs. All roofs shall be pitched roofs covering the entire building. The maximum height measured at the peak of the roof shall be in accordance with the lot and building standards set out in Table 3.1.301A, Nonresidential and Mixed Use Development Standards .
5. Street Yard. The street yard shall be landscaped in a fashion similar to residential buildings, with trees and foundation planting.
6. Sidewalks. New parcels proposed for development shall provide a sidewalk along all rights-of-way and shall connect to sidewalks on abutting properties if one is present.
7. Parking.
   1. The number and design of required parking shall be in accordance with Article 5.2, Parking and Loading.
   2. Parking shall be to the side or rear of the building, not between the building and the street.
   3. Parking shall be screened with a fence or landscaping of at least four feet along 75 percent of its length visible from the public street right-of-way.
   4. Where a building is located on the corner, parking should be located on the street side of lesser dimension.

Effective on: 8/31/2016

1. A.
   Generally. The construction and use of accessory building or structures, except accessory dwelling units (see Section 10.2.102, Accessory Dwelling Units), are subject to the requirements of this Section.
2. B.
   All Uses.

   1. 1.
      Timing of Construction. No accessory building or structure shall be constructed unless the principal building is constructed and connected to utilities or under construction simultaneously with the accessory building or structure.
   2. 2.
      Easements. Accessory buildings and structures shall not be located within easements unless written permission is granted from the owner/operator of the easement and proof of such permission is provided to the City prior to the issuance of permits or clearances for such structures.
   3. 3.
      Building Permit.

      1. a.
         Accessory buildings and structures greater than 120 sq. ft. in size shall make application for a building permit. 
      2. b.
         Accessory buildings and structures greater than 120 sq. ft. are subject to all applicable building codes of the City, as amended from time to time. The more restrictive provisions of this Section or the applicable building codes shall apply.
   4. 4.
      Survey. A copy of a plat of survey showing all existing buildings and structures on the lot or parcel of land where the accessory building or structure is proposed to be located may be required with the building permit application.
3. C.
   Residential Uses.

   1. 1.
      Height.

      1. a.
         Maximum height measured from the finished floor to the peak of the roof shall not exceed 18 ft. or height of the principle dwelling, whichever is greater.
   2. 2.
      Setbacks.

      1. a.
         Front:

         1. i.
            Generally: Behind principal building.
         2. ii.
            Garages: Behind the front building line.
         3. iii.
            Carports, car covers, or porte-cocherres: Behind the front building line.
      2. b.
         Street Side: Equal to the required street side yard setback for the zoning district.
      3. c.
         Interior Side: Five feet from the side property line.
      4. d.
         Rear:

         1. i.
            Generally: Five feet from the rear property line.
         2. ii.
            Alley Access: The sum width of the alley and the setback shall be not less than 25 feet.
      5. e.
         Separation from Other Structures: Not closer than five feet to any other structure.
   3. 3.
      Exceptions.

      1. a.
         Roofs. The roof overhand or roof projection shall not be closer than two feet to any other structure on the lot.
      2. b.
         Open Porches. Open porches shall be allowed to be constructed within the required front yard setback under the following conditions:

         1. i.
            The width of the porch does not exceed 25 percent of the width of the principal structure it is attached to.
         2. ii.
            The porch shall extend no further than five feet from into the front yard setback.
         3. iii.
            The porch shall remain open, excluding required railing (36 inches maximum height).
         4. iv.
            The porch roof covering shall only be supported by columns or posts.
         5. v.
            The roof overhang shall not extend more than two feet beyond the porch floor on the side adjacent to the front yard.
4. D.
   Height Exceptions for all Uses. The following accessory structures are not subject to the height limitations of their respective zoning districts in which they are located:

   1. 1.
      Chimneys;
   2. 2.
      Cooling towers;
   3. 3.
      Elevator headhouses;
   4. 4.
      Fire towers;
   5. 5.
      Ornamental towers and spires;
   6. 6.
      Church steeples;
   7. 7.
      Radio, television, and cellular towers; or
   8. 8.
      Necessary mechanical appurtenances, required to be placed above the roof level and not intended for occupancy.
   9. 9.
      Accessory buildings located within the building envelope and permitted as an accessory to business or manufacturing uses as approved by the Zoning Administrator.
5. E.
   Storage Units and Shipping Containers. Storage units and shipping containers are allowed as an accessory use to a principal use subject to the standards of the respective zoning districts if:

   1. 1.
      Allowances for Temporary Units and Containers: Temporary storage units and shipping containers are allowed in the following instances:

      1. a.
         At construction sites for the duration of the project, however, units are to be removed within 60 days of the issuance of the certificate of occupancy;
      2. b.
         Natural disaster recovery and clean-up efforts; and
      3. c.
         Short-term temporary storage of goods for business enterprises located within commercially zoned districts (for example: holiday season retail storage).
   2. 2.
      Conditions for Temporary and Permanent Units and Containers. The following conditions apply to all storage/shipping containers:

      1. a.
         A temporary building permit is required for any units being set for more than 10 days at any location;
      2. b.
         Unless otherwise stated, a limit of one permit per calendar year shall be granted for a maximum of 60 days with one 60-day extended renewal permit possible at the discretion of the Zoning Administrator;
      3. c.
         All units must meet established setbacks for the district in which they are located; and
      4. d.
         Vertical stacking and/or the stacking of materials on top of the storage units is prohibited.
   3. 3.
      Standards for Permanent Storage Units and Shipping Containers.

      1. a.
         Setbacks.

         1. i.
            Front and Street Side. The front yard and street side yard setbacks shall meet the provisions of the applicable zoning district.
         2. ii.
            Interior Side. The interior side yard setbacks shall meet the provisions of the applicable zoning district.
         3. iii.
            Rear. May be placed on the rear property line unless prohibited per subsection d. below.
         4. iv.
            Abutting Residential District or Use. Containers shall be setback a minimum of 100 feet when abutting any property zoned or used in a residential manner, unless it is separated by a street or alley.
      2. b.
         Exterior Finish. All signage is removed and the container is painted an earthen tone or a color compatible with the adjacent surrounding buildings or sided with a siding material compatible with the surrounding buildings. The painting or siding shall occur within 60 days of structure placement.
      3. c.
         Condition of Units and Containers.

         1. i.
            Containers shall be safe, structurally sound, in good repair, and placed on a stable surface; and
         2. ii.
            Any container that becomes unsound, unstable or otherwise dangerous, as determine by the City, shall be immediately repaired or removed by the owner/operator.
      4. d.
         Access. Containers shall not be stored in a manner that impedes access to public right-of-ways, public utility or drainage easements, adjacent structures, or buildings.
      5. e.
         Use.

         1. i.
            Containers shall only store materials that are normally associated with the principal use business.
         2. ii.
            Permanent containers are prohibited in residential zoning districts and uses.
         3. iii.
            At no time shall containers be utilized as rental units or be leased to anyone other than the property owner or property lessee of the existing on-site business enterprise where the unit is placed.
      6. f.
         Utilities. Containers shall not be connected to utility services, with the exception of electricity, nor shall any other utility service be utilized within a container.
      7. g.
         Nonconformity. All units that were legally placed upon property within the City prior to July 24, 2008, are considered "existing nonconforming" as set out in Chapter 12, Nonconformities.

Effective on: 6/29/2025

1. Generally. Accessory dwelling units (ADUs) are permitted as set out in this Section.
2. ADU Types. For the purposes of this Code, there are three types of ADUs (see Figure 10.2.102, Illustrative ADU Types):
   1. Integrated Units. Integrated units are units that are created within an existing building or attached to an existing building such that they appear to be an integrated part of it.
   2. One-Story ADU Buildings. One-story ADU buildings are one-story detached buildings that contain an accessory dwelling unit. They may or may not also include a garage or storage area.
   3. Two-Story ADU Buildings. Two-story ADU buildings are one- and one-half story or two-story detached buildings that contain an accessory dwelling unit, which is usually located above a detached garage.

Figure 10.2.102 Illustrative ADU Types

3. Where Permitted. Accessory dwelling units are allowed only in districts A-L, R-G, R-S, and NC 1, 2, 3, and 4. ADUs are only allowed as an accessory to single-family detached principal buildings.
4. Design Standards. ADUs shall conform to the following bulk and design standards:
   1. All ADUs.
      1. Maximum Number. No lot shall contain more than one ADU.
      2. Parking for ADUs.
         1. In addition to the parking requirements for the principal building, one off-street parking space shall be provided for the ADU.
         2. Use of tandem parking to meet this requirement is allowed; however, only one tandem space is allowed per lot.
      3. Manufactured Housing. In all districts, except the A-L district, the construction of ADUs shall be either stick-built or industrialized housing. No manufactured homes may be used as an ADU.
   2. Integrated Units.
      1. Integrated units shall not occupy more than 25 percent of the total floor area of the principal building.
      2. Integrated units shall not involve design modifications to the exterior of the principal building that make their presence obvious. Where the principal building is expanded to accommodate the integrated unit, the expansion shall be designed, clad, painted, and roofed in a manner that is comparable to the principal building.
      3. Where exterior doors provide direct access to the integrated unit, such doors shall be designed, located, and configured in a manner that is typical for secondary access to a single-family building.
      4. Setbacks for integrated units are the same as for the principal building.
   3. One-Story Detached ADU Buildings.
      1. The floor area of the ADU in a one-story ADU building shall not exceed the least of the following:
         1. The maximum size or footprint of an ADU shall be no more than 15% of the lot or 1200 sq. ft., whichever is smaller.
            1. Attached garages are not included in the calculation.
      2. One-story ADU buildings shall be set back from property lines as follows:
         1. Front: Behind front building line.
         2. Interior side: Same as accessory structures.
         3. Street side: Same as principal building.
         4. Rear: five feet where an alley abuts the rear lot line.
      3. The height of one-story ADU buildings shall not exceed:
         1. Maximum height measured from the finished floor to the peak of the roof shall not exceed 18 ft. or height of the principal dwelling, whichever is greater.
      4. One-story ADU buildings shall be spaced at least 12 feet from all other habitable buildings and structures on the same lot.
   4. Two-Story Detached ADU Buildings.
      1. The maximum size or footprint of an ADU shall be no more than 15% of the lot or 1200 sq. ft., whichever is smaller.
         1. Attached garages are not included in the calculation
      2. The height of a two-story ADU building shall not exceed:
         1. Maximum height measured from the finished floor to the peak of the roof shall not exceed 24 ft. or height of the principal dwelling, whichever is greater.

(Ord. No. 4012, § 1, 7-14-2022) 

Effective on: 7/14/2022

1. Application. The requirements of this Section apply to fences and walls on residential lots and all fences and walls with a height above average grade of 30 inches or more in nonresidential districts. All fences and walls shall not adversely affect the public health, safety, and welfare of the City and shall conform to all applicable building code requirements.
2. Height.
   1. Residential Districts. See Figure 10.2.103, Fence Location and Height.
      1. Front . Maximum height of a fence or wall within a required front yard shall be 42 inches at the front property line. The fence may taper from the front building setback line to the front property line at an angle required to meet the 42 inch height requirement.
      2. Interior Side, Street Side, and Rear Yard. The maximum height for any fence or wall within a required interior side, street side, or rear yard shall be six feet.
   2. Nonresidential and Mixed Use Districts. No fence or wall shall exceed the following heights, unless required by Division 4.1.400, Bufferyards:
      1. Front and street side yards:
         1. In the C-2 district: Three feet.
         2. In the I-1 and I-2 districts: Six feet.
         3. All other nonresidential and mixed use districts: Not permitted in front yards; four feet in street side yards.
      2. Side and rear yards:
         1. In the C-2 district: Eight feet, subject to a building permit.
         2. All other nonresidential and mixed use districts:
            1. Generally: Eight feet.
            2. Side or rear yard abutting the I-1 and I-2 districts: Eight feet, subject to a building permit.

Figure 10.2.103 Fence Location and Height

3. Setbacks.
   1. Property Line: A fence or wall may be constructed on the property line provided it is not constructed within public right-of-way.
   2. Intersection of Street Edge of Traveled Way: 30 feet, provided the fence or wall complies with the provisions of Section 6.2.207, Sight Triangle Requirements, as displayed in Figure 10.2.103, Fence Location and Height.
4. Materials.
   1. All Uses.
      1. Materials shall be durable and in character for the use of development it is serving (e.g., residential fencing shall be of a material commonly made and sold for residential fencing or wall construction uses). Materials may include: weather resistant wood species, split rail, wood treated with U.S. Environmental Protection Agency approved preservatives, painted wood, vinyl, ornamental iron or powder-coated aluminum, brick, stone, and masonry.
      2. Scrap lumber, plywood, tree branches, tree trunks, sheet metal, plastic, fiberglass sheets, barbed wire, spikes, nails, other sharp metal points or instruments on tops or sides, welded wire, agricultural fencing, and chicken wire are not permitted.
   2. Nonresidential and Mixed Use.
      1. Barbed wire cradles facing inward toward the property may be placed on top of fences enclosing public utility buildings or wherever the Building Official finds that such are necessary to address security interest.
      2. Chain link fences are permitted as follows:
         1. Industrial uses. In any yard that is not visible from an arterial or collector street, or highway, rights-of-way or existing abutting non-industrial use; and
         2. All other nonresidential and mixed uses. Only in interior side and rear yards that are not also street yards.
      3. The use or placement of slats in chain link fences is permitted only in interior side and rear yards that are not also street yards. This does not apply to outdoor storage yards, which is subject to the standards set out in Section 10.2.105, Outdoor Storage and Display of Merchandise.
5. Exceptions. Fences and walls erected upon public or private school property or public parks and playgrounds can be constructed to a height of eight feet or greater for the purpose of preserving public welfare, subject to the issuance of a building permit by the Chief Building Official. As applicable, the Zoning Administrator may recommend review by the Planning Commission who may disapprove, approve, or approve with amendments, conditions, or restrictions.
6. Location Restriction and Drainage.
   1. No fence or wall shall be built on any lot or tract outside the surveyed lot lines.
   2. No fence or wall shall be built by a private party on public land without the specific prior approval of the public entity. Removal of any such fence or wall is at the expense of the private party.
   3. Fences and walls shall avoid limiting or obstructing the flow of water in natural drainage courses, or drainage ways created within easements.

Effective on: 8/31/2016

1. Generally. The placement and use of solar arrays and wind energy conversion systems (WECS) are subject to the requirements of this Section.
2. Solar Arrays. The following standards apply to solar arrays:
   1. ​​Roof-Mounts. Solar arrays may be roof-mounted on principal and accessory buildings in all zoning districts.
   2. Ground-Mounts. Ground- or structure-mounted solar arrays (not mounted on buildings) shall be set back as if they were detached accessory buildings if the highest point on the panels is more than six feet above grade.
   3. Carports and Covered Walkways. Carports and walkways may be covered with solar arrays, provided that:
      1. ​​There is not less than eight feet of clearance under the carport or covered walkway; and
      2. In residential zoning districts and/or uses, solar panels that cover carports and covered walkways are set back from the front property line as required for principal buildings. Additional setbacks may be required in other areas in order to comply with building setback requirements or accessory structure requirements for the underlying structures.
   4. Removal or Replacement of Damaged Panels. If solar panels are damaged (e.g., in a windstorm) such that the damage is obvious when viewed from a public right-of-way, then the panels must be removed or replaced within 60 days of the event that caused the damage.
3. ​​​Wind Energy Conversion Systems (WECS). The following standards apply to Wind Energy Conversion Systems:
   1. Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and public utility lines a distance equal to 1.1 times the total height. Less restrictive setbacks shall require variance approval by the Board of Zoning Appeals.
   2. Tower Height. The maximum tower height (meets sound and setback requirements) is permitted as follows:
      1. R-G and N-C Districts. The maximum tower height is 45 feet.
      2. Other Districts. The maximum tower height is 125 feet.
      3. Exceptions. Height limitation imposed by the Federal Aviation Administration (FAA) shall supersede Subsections B.2.a. and B.2.b., above.
   3. Distance between WECS. The distance between the tower support base and any two WECS shall be the minimum of five rotor lengths, determined by the size of the largest rotor.
   4. Fence. A fence with a minimum height of six feet with a locking gate shall be placed around any WECS tower base.
   5. Sound. Audible noise due to WECS operations shall not exceed 55 dBA or 10 decibels greater than ambient noise levels, measured at the nearest dwelling or otherwise occupied structure. Sound levels may be exceeded during short-term events such as utility outages and/or severe wind storms.
   6. Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.
   7. Signage. All signs, other than the manufacturer's or installer's identification, appropriate warning signs, or owner identification on a wind generator, tower, building, or other adjacent structure associated with a WECS visible from any public street or adjacent property shall be prohibited.
   8. Access.
      1. Freestanding Tower. Climbing apparatus below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.
      2. Lattice or Guyed Towers. The bottom tower section must be secured such that it cannot readily be climbed.
   9. Interference. The WECS operation shall not interfere with radio, television, computer, or other electronic operations on abutting or nearby properties.
   10. Ownership. Whenever the WECS and/or property upon which the WECS is sited are transferred to new ownership, all requirements and responsibilities pertaining to the WECS are transferred to the new ownership.
   11. Abandonment. If a WECS is inoperable for six consecutive months, the property owner shall be notified that they must, within six months of received notice, restore their system to operating condition. If the owner fails to restore their system within the required six month time period, the owner is required at his/her expense to remove the wind turbine from the tower.
   12. Utility Notification. No WECS shall be installed until the utility company has been informed of the customer's intent to install an interconnected customer-owned generator.
   13. FAA Regulations. No WECS shall be constructed, altered, or maintained so as to project above any of the imaginary airspace surfaces described in FAR Part 77 of the FAA guidance on airspace protection.
   14. Compliance with National Electric Code. WECS installation shall conform to the National Electric Code, as updated from time to time.
   15. Insurance. Additional insurance beyond property owners' or homeowners' coverage shall not be required.
   16. Building Permit. A building permit is required for WECS.

Effective on: 8/31/2016

1. Generally. All outdoor storage and outdoor display of merchandise allowed per Table 10.2.105, Area of Outdoor Display of Merchandise, with the exception of temporary outdoor sales events, shall be in conformance with the provisions of this Section.
2. Outdoor Storage. Outdoor storage is permitted as an accessory use to principal buildings on properties used for nonresidential and mixed use purposes subject to the standards of this Section. Outdoor display of merchandise is regulated by Subsection C., below.
   1. Prohibitions. Outdoor storage areas shall not be used to dispose of inoperable machines or wastes, store or dispose of hazardous materials, or store or dispose of materials that will create windblown dust or debris or storm water contaminants.
   2. Standards by Use.
      1. A-L District. All agricultural uses are exempt.
      2. C-1, C-2, C-3, I-1, M-U, and P-I Districts. Outdoor storage areas are permitted if it is demonstrated that the outdoor storage area:
         1. Is not larger than 10 percent of the gross floor area of the principal building; and
         2. Is located in the buildable area in the rear yard and/or interior side yard; and
         3. Is screened in one of the following ways:
            1. Enclosed by a wall that is designed into the principal building's facade and composed of the same materials as the principal building; or
            2. Enclosed by a wall or opaque fence and gate of sufficient height to completely screen the stored materials from public view and rights-of-way. Such wall, fence, and gate shall be of a durable material that does not include slats and shall be landscaped with a continuous hedge along its entire length, except at points of access.
      3. I-2 District. Outdoor storage areas are permitted if it is demonstrated that the outdoor storage area:
         1. Is located in the buildable area in the rear yard and/or interior side yard.
3. Outdoor Display of Merchandise. This Subsection sets out the standards that are applicable to outdoor merchandise display areas. Outdoor storage of items other than merchandise is regulated by Subsection B., above.
   1. Display Areas that are Attached to Principal Buildings. Outdoor display areas that are attached to a principal building are permitted if it is demonstrated that the display areas are:
      1. Adjacent to a wall of a principal building or structure, and configured as a walled or decoratively fenced area that entirely screens the merchandise on all sides;
      2. Within the buildable area of the site;
      3. Not located in areas that are required or used for access or parking, loading, or vehicular circulation; and
      4. Not larger than the area set out in Table 10.2.105, Area of Outdoor Display of Merchandise.

1. 2. Vehicle Sales, Rental, and Service.
      1. For vehicle rental, service, and sales uses, outdoor display of merchandise can only be displayed on improved hard surface areas of the parcel proposed for development and cannot encroach on any area that is designated for landscape areas or rights-of-way.
      2. Such merchandise shall not occupy or obstruct required parking spaces or loading spaces, but shall be setback behind any required landscape areas and shall be screened with landscaping for 75 percent of the linear frontage (as if they were parking spaces) for any vehicles that is for rental, repair, or sale and that is visible from the public right-of-way.
      3. Only one vehicle may be raised, to a height not to exceed 15 feet from the average grade of the display area, on a platform, berm, structure, or raised by other means, to display said merchandise for greater visibility. This may be located anywhere within the outdoor display area, or in the front landscape strip; provided however, no raised portion shall be located closer to any rights-of-way than 10 feet.

Effective on: 8/31/2016