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10-13D-1: - PURPOSE:#
The purpose of this article is to describe certain overlay zones to impose special development guidelines on identified areas; establish locations within the city which will accommodate low-impact transition developments; and establish regulations for use and development of land within the city which govern uses, density, open spaces, structures, buildings, energy efficiency, light and air quality, transportation, infrastructure, public facilities, vegetation, trees and other landscaping.
(Ord. 592, 8-1-2001)
10-13D-2: - OBJECTIVES AND INTENT:#
A.
The objectives of this article are:
1.
To define a range of services and uses which may be offered by planned low-impact transition entities within the community; and
2.
To establish guidelines for the physical development of such low-impact transition entities and uses; and
3.
To preserve and enhance the residential character of the city.
B.
The intent of these regulations is to establish a standard for low-impact transition development and maintenance which:
1.
Minimizes any adverse effect of the low-impact transition zone on nearby properties by achieving maximum compatible integration of the area, and provide for safe and efficient use of the low-impact transition zone itself; and
2.
Minimizes traffic congestion on public streets in the vicinity; and
3.
Promotes the overall functionality, safety and visual attractiveness of low-impact transition buildings, accompanying substructures and surrounding landscape; and
4.
Promotes development and uses that are in harmony with the goals and direction of the city; and
5.
Promotes the quality of architecture and the use of quality building materials to encourage creativity of design; and
6.
Promotes the successful completion of the development of a low-impact transition project, and of the ability of low-impact transition entities to succeed; and
7.
Provides for diversity in the tax base of the city.
(Ord. 592, 8-1-2001)
10-13D-3: - PLANNED USES:#
All uses in the low-impact transition overlay zone shall be planned uses. The approval of planned uses shall be reviewed and approved by the planning commission prior to issuance of a business license. Planned uses shall include, but are not limited to, the following: professional office; real estate office, insurance office; elderly care facilities and high-tech repair.
(Ord. 592, 8-1-2001)
10-13D-4: - SITE DEVELOPMENT STANDARDS:#
Minimum yard setbacks
Front 50 feet
Side None, except 20 feet adjacent to residential boundary
Rear None, except 20 feet adjacent to residential boundary
Side facing street on corner lot 30 feet
Building height
Minimum 1 story
Maximum 2 stories or 35 feet
Maximum building size Not over 40 percent of the lot area by building or accessory buildings
(Ord. 592, 8-1-2001)
10-13D-5: - SCREENING:#
An opaque screen shall be installed and maintained along all residential boundaries. The type of screening shall be approved by the planning commission, such screening shall be approved based on geographical reasoning. The following are acceptable means of providing such screening: A.
Walls: A wall shall consist of stone, brick, tile or similar type of solid masonry material of sound barrier quality to a minimum of eight inches (8") thick. All such walls must be landscaped with vegetation in front and shall be a buffer between the low-impact transition zone and adjacent residential zones. The wall shall be a minimum of six feet (6') in height.
B.
Berms: Berms of varying height and width, which will be determined by the size of the landscaped areas.
C.
Natural Vegetation/Growth: If natural vegetation/growth exists on the property and said natural vegetation/growth would have to be removed for the construction of a wall for the purpose of screening between the low-impact transition zone and adjacent residential zones, the planning commission may waive the construction of that portion of the wall to preserve the natural vegetation/growth. Said natural vegetation/growth shall be maintained and allowed to be calculated as a part of the required landscaping.
(Ord. 592, 8-1-2001)
10-13D-6: - PARKING:#
On-site parking in the low-impact transition zone shall not be impacted by any use so as not to have a sufficient number of parking stalls for all uses within the low-impact transition zone. A minimum of one space per five hundred (500) square feet of floor area is required.
(Ord. 592, 8-1-2001)
10-13D-7: - LANDSCAPING:#
All landscaping shall be installed and maintained in conformance with a landscape plan, which has been recommended by the planning commission and approved by the city council. A.
Plan: At the time of the preliminary site plan submittal to the planning commission, a detailed landscape plan shall also be submitted showing typical landscaping. Twenty percent (20%) of a low-impact transition area shall be maintained in landscaped open space. The twenty percent (20%) does not include nonbuildable on-site areas and nonbuildable and parkstrip areas in dedicated road right-of-way.
B.
Trees: A minimum of two inch (2") caliper trees shall be required as part of all landscape requirements. There shall be a minimum of one tree per five thousand (5,000) square feet of lot area, and not more than thirty-three percent (33%) of all newly planted trees may be of the same variety. Existing significant tree stands and natural vegetation shall be integrated into the site landscape plan to the maximum extent possible.
C.
Dumpsters, Service Areas: No dumpster areas or service areas shall be visible from any roadway or residence, or abut any residence or residential area. Dumpsters shall be in an enclosure constructed out of the same material as the building or wall and designed such that refuse cannot blow from the dumpster.
D.
Berms: Where any nonresidential development abuts any residence or residential area, there shall be undulated landscaped berms with a minimum width equal to that of the setback requirements (20 feet) for said area and development.
E.
Plan Preparation: The city requires that landscaping plans be designed by a registered landscape architect.
(Ord. 592, 8-1-2001)
10-13D-8: - SIGNS; ILLUMINATION:#
Sign design and illumination themes shall also be included for review and approved by the planning commission and city council. A total sign plan package for development is required. A.
Monument Signs: Freestanding monument identification signs shall be permitted per lot frontage. Such signs shall not exceed thirty-two (32) square feet in area. Their maximum height above the street grade shall not exceed five feet (5'). Such signs shall be set back from the street right-of-way lines at least ten feet (10').
B.
Building Wall Signs: Only one building identification sign shall be permitted for each building and shall be installed below the roofline. Such signs shall not exceed twenty-four (24) square feet in total area as measured by a rectangle around the outside of the lettering and/or the pictorial symbol. The sign shall not project more than twelve inches (12") from the face of the building. Painted wall signs shall not be permitted. Only nonilluminated cabinet signs shall be permitted.
(Ord. 592, 8-1-2001)
10-13D-9: - LIGHTING:#
Site and security lighting shall be designed to enhance the architectural quality of the development and screened to protect the residential areas from glare. Site lighting shall be achieved by wall packs and/or light poles not to exceed the height of twelve feet (12') and designed so as not to flood onto adjacent properties. A lighting plan for all exterior lighting is required.
(Ord. 592, 8-1-2001)
10-13D-10: - ARCHITECTURAL DESIGN:#
At the time of the preliminary site plan submittal to the planning commission, as part of review of proposed development, the developer is required to provide building profiles for review and comments by the planning commission. A.
Overall Architectural Outline:
1.
The proposed development shall include architectural renderings and elevations of the proposed buildings. Relationships to surrounding uses shall be considered in respect to scale and massing of the proposed uses. Architectural style, colors and materials will be assessed in order to maintain a consistent quality throughout the zone.
2.
The design shall improve community appearance by avoiding excessive variety and monotonous repetition.
3.
All building elevations shall be architecturally treated with the same materials on all faces of the building.
B.
Architectural Guidelines: The following architectural design guidelines apply to all planned uses in the low-impact overlay zone:
1.
Detailed architectural guidelines are attached to the ordinance codified herein as exhibit A and on file in the city office.
2.
All architectural treatments may be reviewed by a registered architect chosen by the city and paid for by the developer.
3.
The height of buildings shall be determined at the time of development review.
(Ord. 592, 8-1-2001)
10-13D-11: - USE REGULATIONS:#
A.
Animals may not be used for security purposes.
B.
As a part of the submittal of the development plan, a traffic plan will be submitted by the applicant addressing any traffic issues to the surrounding area and on the site.
C.
Property in a low-impact transition zone shall not be used in such a manner as to create a nuisance to any adjacent sites, such as, but not limited to: vibration, sound, electromechanical disturbance and radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter, or placement dumping or blowing refuse, paper or other garbage.
D.
No business operating after the hour of seven o'clock (7:00) P.M. shall, in any way, create a nuisance to the surrounding residential area.
E.
Deliveries and pickups in a low-impact transition zone shall be between the hours of seven o'clock (7:00) A.M. and seven o'clock (7:00) P.M., Monday through Sunday.
F.
No trash collection or parking lot sweeping is allowed in a low-impact transition zone between the hours of ten o'clock (10:00) P.M. and seven o'clock (7:00) A.M.
G.
Overhead delivery doors shall remain closed except for deliveries or pickups.
H.
It is prohibited to use any outdoor area for commercial use in any way for all businesses in the low-impact transition zone.
I.
Outside speakers, pagers and sound systems of any kind or nature whatsoever are strictly prohibited in the low-impact transition zone.
J.
Exterior audible security notification is prohibited.
(Ord. 592, 8-1-2001)
10-13D-12: - SUBMITTAL REQUIREMENTS:#
All buildings and structures proposed for development under this article shall be subject to a site plan review process as adopted by the city.
(Ord. 592, 8-1-2001)
10-13D-13: - SECURITY; SITE IMPROVEMENTS, PROJECT COMPLETION:#
All low-impact transition developments within the city shall comply with the city's bonding requirements.
(Ord. 592, 8-1-2001)
10-13D-14: - GUARANTEES AND COVENANTS:#
Guarantees and covenants for the development shall be included in the project development agreement. Prior to issuance of building permits, the city council shall adopt a resolution authorizing a developer's agreement between the city and the developer.
(Ord. 592, 8-1-2001)