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St Mary Parish City Zoning Code

CHAPTER 2

Buildings and Structures

Sec. 2.1.1 Purpose of Chapter

This Chapter is intended to address the quality of building and structure design in the Parish. It addresses urban or traditional neighborhood design standards, residential design standards, and nonresidential design standards. Through better building and structure design, it seeks to provide interesting and attractive streets and neighborhoods, avoiding monotonous or chaotic streetscapes.

Effective on: 11/1/2013

Sec. 2.1.2 Application of Chapter

  • Generally. In general, the standards of this Chapter apply primarily to buildings and structures in conjunction with the other standards of this UDC.
  • Residential Building Design Standards. Division 2.2, Residential Building Design Standards, identifies additional multiple-family design requirements in addition to provisions for mixed housing.
  • Nonresidential Building Design Standards. Division 2.3, Nonresidential and Mixed-Use Building Design Standards, identifies additional design requirements for nonresidential or mixed-use developments.
  • Traditional Neighborhood Developments. Division 2.4, Traditional Neighborhood Development Building Design Standards, identifies additional design requirements for traditional neighborhood developments.

    • Effective on: 11/1/2013

    Sec. 2.2.1 Modular and Manufactured Home Design and Construction Requirements

  • Generally. The design and construction of individual modular and manufactured homes, both located within manufactured home parks and subdivisions and on individual lots located throughout the unincorporated portions of the Parish, shall comply with the standards set out in this Section.
  • Sloped Roof. New modular and manufactured homes shall have a pitched roof, except that no standards shall require a slope of greater than a nominal three feet in height for each 12 feet in width.
  • Exterior Siding. New modular or manufactured home's siding and roofing shall not be metal, except aluminum lap-siding is allowed or other similar metal siding that is commonly used in residential construction. Large smooth metal panels are not allowed.
  • Utilities. All modular and manufactured homes shall be served with sanitary sewer, water, and electrical power.
  • Skirting.
    1. Design. The space between the finished grade of the property on which a modular or manufactured home is located and the exterior edges of the finished floor of the unit must be skirted with rock, brick, vinyl, concrete masonry, or lattice so there is not a visible gap between the finished floor and the ground. All skirting materials shall be compatible in appearance with the home and shall allow for adequate ventilation and drainage. The skirting must be a continuous, complete, and rigid surface that lends permanency to the appearance of the unit and totally screens the crawlspace under the unit.
    2. Installation Timeframe. Skirting shall be installed prior to receiving a certificate of occupancy for the modular or manufactured home unit.
  • Unit Specifications.
    1. Size. The minimum size of all new modular or manufactured homes shall be more than 800 square feet of inhabitable floor area in a single-wide or larger unit. Each unit having a second floor shall have a minimum first floor area of 800 square feet and have roofing material of a type customarily used on site-constructed residences.
    2. Average Frame Height. The average height of a manufactured home frame above ground elevation, measured at 90° to the frame, shall not exceed four feet from the top of the foundation pad, except for purposes of flood damage prevention as specified in Division 3.8, Floodplain Management and Flood Prevention.
    3. Hauling and Transportation Mechanisms. The wheels, axles, tongue, towing apparatus, and transporting lights (if applicable) shall be removed prior to the issuance of a certificate of occupancy.
  • Foundations and Tiedowns. For the protection of life and property, every modular and manufactured home space located within the unincorporated area of the Parish shall be equipped with adequate permanent foundations and tiedowns intended to secure such manufactured homes against movement, settling and overturning.
  • Installation and Maintenance. Installation and maintenance of all modular and manufactured homes, and associated infrastructure improvements, shall be in conformance with the most recent adopted version of the Louisiana State Uniform Construction Code Council (LSUCCC).

    • Effective on: 2/6/2014

    Sec. 2.2.2 Fences

  • Generally. Fences shall comply with the standards as set out in this Section.
  • Construction Materials Authorized. All fences must be constructed of wood, masonry (e.g., brick, stone, split-face concrete block), or other similar material (PVC plastic, fiberglass, decorative metal, etc.) that is commonly used, marketed and sold for such purposes (e.g., PVC plastic, decorative metal, etc.).
  • Construction Materials Not Authorized.
    1. In no instance will plain concrete block, fiberglass, or metal sheeting be allowed.
    2. Barbed wire is prohibited for use in residential zones.
    3. Other nonfencing materials such as corrugated iron, sheet metal, steel plates, broken glass and aluminum plates are prohibited in all zoning districts of the Parish.
  • No Obstructed View of Traffic Permitted. No fence shall be constructed in such a manner as to prevent the driver of a vehicle from having a clear, unobstructed view of traffic signs and approaching, merging or intersecting traffic.
  • Fences on Corner Lots. For a corner lot, any portion of a opaque fence on the street sides of the lot which extends into the prescribed front or side yard setback requirements may not exceed 42 inches in height.
  • Fences in Setback Areas.
    1. For a lot where the rear property lot line would normally be a front yard lot line, no fence in the area reserved for the front yard setback shall exceed 42 inches in height.
    2. No fence exceeding 42 inches in height may be constructed into a prescribed front yard setback area.
  • Public Property. No fence or any part of it may be placed or constructed on or over public property.
  • More Restrictive Subdivision Regulations to Take Precedence. Subdivision restrictions on fences shall take precedence if they are more restrictive than this Section.
  • Permit Required. All fences greater than six feet in height, or constructed of masonry, require a building permit. The required fee will be as specified per the provisions set out in Section 5.2.3, Fees.

    • Effective on: 11/1/2013

    Sec. 2.3.1 Dumpsters

    Sufficient containers for the storage, in a sanitary manner, of one week's accumulation of garbage and trash shall be provided. Three or four cubic yard containers shall be provided for the disposal of garbage or trash. The unit shall be located in an enclosed (fenced) area, paved with asphalt or concrete and provided with coping on three sides and a floor drain connected to the sanitary sewer. The area shall be maintained free of insects and rodents. It shall be the obligation of the owner/operator of the development to require that all garbage and trash be disposed of in a sanitary manner and it shall be his responsibility to maintain the development free of litter and debris. It shall additionally be his responsibility to contract independently with the Parish garbage and trash collection agency for the removal of garbage and trash from the development, subject to the existing policies of the Parish.

    Effective on: 11/1/2013

    Sec. 2.3.2 Mechanical and Utility Equipment Screening

  • Generally. Mechanical equipment associated with building operations (e.g., HVAC systems) shall be screened as provided in this Section.
  • Ground-level Equipment. Mechanical equipment and meters shall be screened from view from principal parking areas, public rights-of-way, and residential uses by landscaping, bufferyards, or building walls. Hedges and screen walls that are used to hide mechanical systems shall be maintained at a height that is at least one foot higher than the equipment.
  • Roof-mounted Equipment. Mechanical equipment shall be screened from all ground level views from adjacent property and rights-of-way by:
    1. Parapet walls, which shall include cornice treatments that are of adequate height to screen the equipment (a slope of 1 foot rise per 25 feet of run shall be used to determine if the wall is of adequate height); or
    2. 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 or other architectural elements of adequate height to hide the equipment. See Figure 2.3.2, Equipment Screening.
    • Figure 2.3.2
    Equipment Screening
    Illustrative Screening of Rooftop Equipment

    Effective on: 3/12/2014

    Sec. 2.4.1 TND Building Materials

  • Generally. The standards of this Section apply to all buildings  within a TND. Applicants may choose to specify and limit building materials in a Pattern Book as one way to demonstrate compliance with the requirements for approval of the Pattern Book.
  • Principal Materials. The principal materials used for building exteriors shall be proven, high-quality, durable materials, including:
    1. Brick;
    2. Stone;
    3. Synthetic stone;
    4. Textured colored aggregate concrete masonry units;
    5. Portland cement stucco;
    6. Fiber cement siding;
    7. Polymer siding;
    8. Wood (weather resistant species);
    9. Shakes; and
    10. Polished concrete.
  • Roofing Materials.
    1. Metal (shingles);
    2. Architectural asphalt shingles;
    3. Concrete tile;
    4. Slate;
    5. Green roof systems;
    6. Wood shingles;
    7. Synthetic materials; and
    8. Building integrated photovoltaics (e.g., solar panels that double as roofing material).
  • Limited Materials.
    1. Exterior Insulation and Finish Systems ("EIFS") may be used in the following ways:
      1. To finish building accents (e.g., columns or window trims); or
      2. To finish building walls that are located on the side or rear of the building, provided that the EIFS material is installed at least 12 feet above adjacent grade.
    2. Glass curtains may be used for building window areas, subject to maximum window area requirements of these regulations.
  • Other Materials. Other materials may be used as predominant materials if it is demonstrated that they have comparable durability, impact resistance, and quality as materials permitted by this Section.
  • Prohibited Materials. The use of the following for walls, siding, or cladding is prohibited:
    1. Prefabricated metal wall panels;
    2. Smooth-faced concrete block (except as permitted in subsection B., above); and
    3. Vinyl, composite (except as permitted in subsection B., above), or metal siding.

    • Effective on: 3/12/2014

    Sec. 2.4.2 TND Commercial and Mixed-Use Building Design Standards

  • Generally. Commercial and mixed-use buildings shall conform to the design standards of this Section.
  • Building Height. Building height is limited to five stories in the center subdistrict; three stories in the general subdistrict; and two stories in the edge subdistrict. These height standards supersede any other standards of this UDC that may be in direct conflict.
  • 360-Degree Architecture. The architectural features, materials, and articulation of the front façade shall be continued on all sides that are visible from a public thoroughfare.
  • Transparency.
    1. Not less than 50 percent of the ground level front façade between a height of 30 inches and nine feet above adjacent grade shall be transparent, including window or door openings that allow views into and out of the interior of the building.
    2. Not less than 15 percent nor more than 50 percent of the façade of upper stories shall be transparent.
  • Massing.
    1. Buildings shall be designed to appear as a group of attached buildings with horizontal elements in regular increments of not more than 30 feet.
    2. Fifth stories, where allowed, shall be stepped back not less than eight feet along not less than 85 percent of all facades.
  • Blank Walls. All exterior building elevations that face public streets, customer parking areas, or areas of residential use shall be designed so that there are no areas of blank wall that are more than 16 feet in horizontal or vertical direction. This requirement can be met by window openings, articulation of the building, porches or balconies, material and color variations, decorative cornices, murals, score lines, and graphics.
  • Corporate Architecture. Logo buildings and logo building elements are prohibited.
  • Mechanical Equipment. Rooftop mechanical equipment (e.g., HVAC systems) mounted on a flat roof shall be screened with materials and colors that surround the equipment, and that are consistent with the design of the building. In addition, mechanical equipment shall be screened from all ground level views from adjacent property and rights-of-way by:
    1. Parapet walls, which shall include three-dimensional cornice treatments of not less than 12 inches in height, with no less than three reliefs; or
    2. Hedges installed on a green roof system, provided that the mechanical equipment is set back at least 25 feet from all exterior building walls; or
    3. Sloped roof systems or other architectural elements that conceal the flat roof area where the equipment is mounted.

    • Effective on: 11/1/2013

    Sec. 2.4.3 TND Center Subdistrict Design Standards

  • Generally. A commercial component is required in the Pattern Book that demonstrates compliance with this Section.
  • Overall Architectural Theme. An architectural theme shall be developed for the center subdistrict, and conceptual elevations that demonstrate the theme's key elements shall be included in the Pattern Book. A general palette of colors and materials to implement the theme shall also be included.
  • Attractive and Interesting. Facades shall provide an interesting and attractive theme using the concepts of this Section.
    1. Buildings or groups of attached buildings, that are more than 200 feet wide shall include:
      1. Varying heights.
      2. Varying setbacks (or build-to lines) that provide interest using one or more of the following:
        1. Areas for seating or outdoor eating on the sidewalk or a small plaza.
        2. Differing setbacks for portions of the building that are detailed to make them visually interesting.
        3. Upper level setbacks to provide corner window opportunities.
    2. Standard architectural details of windows, doors, and decoration, with their use specified on the Pattern Book elevations.
    3. Shading features such as awnings, porticos, or arcades.
  • Streetscape. A pedestrian precinct shall be created with the following elements:
    1. Offsets or building shapes that create space for pedestrians, dining, or other spaces;
    2. Patterned pavements;
    3. Landscaping in tree grates or planters;
    4. Pedestrian-scale lighting;
    5. Seating areas and seating benches, walls, or other seating types; and
    6. Public art or water features.

    • Effective on: 11/1/2013

    Sec. 2.4.4 Architectural Review Committee

  • Generally. The pattern books approved pursuant to this Division and Division 3.3, Traditional Neighborhood Development Design and Layout, shall control subsequent approvals within the development according to their terms. No building permits shall be issued for development in a TND except upon a finding that the proposed construction is consistent with the applicable approved pattern book or, in the case of signs, a comprehensive sign program.
  • Architectural Review Committee. The finding required by subsection A., above, may be certified by an architectural review committee that is formed by the applicant as part of a property owners’ association with jurisdiction over the property subject to the certification. If the applicant opts for this type of certification, the Planning and Zoning Commission may periodically review the certifications to ensure that the architectural review committee is making such certifications in good faith. If the Planning and Zoning Commission does not make a finding of good faith compliance, then the Planning and Zoning Commission shall review all subsequent applications for building permits (for new buildings) for compliance with the applicable pattern book.

    • Effective on: 11/1/2013