ARTICLE 20.
"TC" TOWN CENTER DISTRICT REGULATIONS (draft as of
Section 9-160. Purpose.
To
provide land use regulations to control development in areas designated TC; to provide
environmental aesthetic control of the spaces; to provide standards for
development of these spaces. The development standards and guidelines contained
herein shall be used by any applicant in preparing a development plan and by
the Planning and Zoning Commission in reviewing the same. In the exercise of
its powers of review, the commission may approve, deny, conditionally approve,
or request modifications to a development plan that is deemed to be inconsistent
with the development standards and guidelines or the purposes of this article.
Section 9-161. Use Regulations.
In
the Town Center District, no land shall be used and no building shall be used,
erected, or converted to any use other than those authorized in the City of
Section 9-162. Building
Regulations.
A.
Not less than 50 percent of the gross area of the
B.
A peripheral open space of a minimum of 200 feet in width shall be provided where
the tract abuts any roadway listed as arterial or highway.
C.
The street system for the
D.
Commercial components of the
E.
Restaurants shall be permitted to operate outdoor cafes on sidewalks, including
areas within the public right of way and in courtyards, provided that pedestrian
circulation and access to store entrances shall not be impaired.
F.
Sites for public and semi-public uses and community facilities shall be located
around the community green or within a main street commercial area and shall occupy
prominent buildings.
G.
Parking for public and semi-public uses shall utilize on-street parking to the extent
possible. If additional off-street parking is required, it shall be located at
the rear of the building or structure and screened from the viewshed
of the street.
H.
A sidewalk network shall be provided throughout the development that connects
all development and open spaces. Sidewalks shall be a minimum of 5 feet in
width.
I.
The Town Center shall be linked to adjacent development and neighborhoods with
pedestrian, equestrian, and bicycle paths where possible and appropriate.
J.
A minimum of 75% of all building exteriors shall be constructed of stone, brick
and/or tile. Uses of other materials shall be on an exception basis and must be
submitted to the Planning & Zoning Commission and City Council by way of an
architectural rendering showing all four ( 4) elevations of the proposed
building. Upon approval, the rendering shall become part of the zoning for that
site. All buildings shall be designed and constructed to be architecturally
compatible.
K.
All building mechanical, electrical and communication equipment shall be
screened from public view either by landscaping materials or materials that
blend with the building.
L.
Refuse collection areas shall be screened from public roadways or residential
districts and shall be secured from public access.
M.
Parking and drives shall be weather impervious surface developed in accordance
with City standards.
N.
Storefronts in excess of forty feet (40’) are required to have a minimum
five-foot (5’) setback at no greater intervals than forty feet (40’).
0.
Loading docks shall be located at rear or side of the building and shall be
screened from public roadways or residential districts.
P.
All development in the Town Center District shall be subject to the lighting ordinance,
the fence ordinance, the fire ordinance, and other appropriate ordinances as
applicable.
Section 9-163. Height
Regulations.
The
maximum allowable plate height is to be determined by a ratio of ten feet (10’)
in height per fifty feet (50’) setback from residential districts. This plate
height shall not exceed the lesser of thirty-five feet (35’) or 2-1/2 stories
in height measured from the ground elevation of the street side of the structure.
Section 9-164. Area
Regulations.
A.
Building Area: The total building area, including accessory buildings,
shall not exceed a floor-area- to-land ratio of 0.60 to 1.
B.
Lot Area: Minimum one half (1/2) acre net, exclusive of all street
rights-of-way and the 100-year flood plain as determined by a registered
survey.
C.
Setbacks: A minimum of twenty (20') from property line to the front face
of a building.
Section 9-165. Site Plan
Approval.
A.
Prior to issuance of any building permit, an application in writing, for the approval
of the site plan, together with twenty (20) copies, shall be filed with the
City Secretary. The plans are to be submitted at least ten (10) consecutive calendar
days before the meeting of the Planning and Zoning Commission, if the site plan
is to be considered at such meeting. No site plan will be considered by the
City until the prescribed filing fees have been paid. Applicant shall submit
proof of written notification set forth in Chapter 6, Article 4, Section 6-11,
of the
1.
The boundaries and dimensions of the proposed development, including total
area.
2.
The description, owners, and zoning classification of adjoining properties.
3.
Contour lines at five-foot (5') intervals.
4.
Location map indicating the location within the city of
5.
Existing or platted streets; public rights of way; easements or railroads within
or adjacent to the tract.
6.
Existing and proposed utility lines showing sizes of water and sewer lines.
7.
Existing and proposed fire hydrants and fire lanes.
8.
Location of all easements.
9.
Building setback lines.
10.
Location and dimensions of buildings.
11.
Means of ingress and egress to both property and buildings.
12.
Engineering for drainage.
13.
Areas designated for landscaping.
14.
Parking area locations and specifications.
15.
Must be drawn to an acceptable scale. (no less than I inch =50 feet)
16.
Must provide signature lines for Chairman of Planning & Zoning Commission,
City Engineer, and Mayor to signify approval.
17.
Tree management plan for all existing trees in excess of 2" caliper.
18.
Signage and lighting plan.
19.
Locations of exterior mechanical, electrical, and communication equipment
20.
Locations of refuse containers, loading docks and screening.
B.
For the purpose of assisting in-process planning, a properly designated "preliminary"
or "concept" site plan shall be submitted for consideration. Approval
of a "preliminary" or "concept" site plan will not imply
approval of all elements of a site plan.
C.
Final plans shall be approved by City Council as provided in Chapter 9, Article
17.
Section 9-166. Landscape
Plan Approval.
A
Prior to issuance of any building permit, there shall be seven (7) copies of a landscape
plan submitted to the City. The plans are to be submitted at least ten (10)
days prior to the Planning & Zoning Commission meeting at which they are to
be considered. The landscape plan shall be approved or disapproved based on its
compliance with the following requirements and any other deemed necessary to
promote the character and value of the surrounding neighborhoods:
1.
Plans shall be to same scale as approved site plan.
2.
A minimum of 25% of the gross area must be landscaped.
3.
The area between the property line and the street shall be included in the
landscape plan and shall be maintained by the abutting property owner .
4.
Heights of landscaping materials shall be such that they do not create safety
hazards for vehicular traffic by blocking sight lines at ingress and egress
points.
5.
The specifications shall state the common names and scientific names (genus
species), sizes, and quantity of all materials to be utilized.
6.
Shade trees shall be provided along each side of all streets, public or private,
existing or proposed. Shade trees shall a have a minimum caliper of three inches
and/or a minimum height of twelve feet at the time of planting, and a maximum
spacing of thirty feet (30') on center .
B.
It shall be the property owner's responsibility to permanently maintain the approved
landscaping in a neat and orderly manner .
C.
Landscaping shall mean plant materials (other than turf grasses) and other approved
landscape materials arranged in an approved fashion. All plant
materials
shall be selected from any plant list or landscape ordinance adopted by the
City.
D.
Final plans shall be approved by City Council as provided in this Chapter.
Section 9-167.
Architectural Plan Approval.
A.
Prior to the issuance of a building permit, there shall be seven (7) copies of
a proposed architectural elevation of the building or buildings submitted to the
City. The plans are to be submitted at least ten (10) days prior to the
Planning and Zoning Commission meeting at which they are to be considered. The proposed
architectural rendering, including use of site and/or building signage, shall
be approved or disapproved based on its ability to create a village setting
with a rural country style as a retail and neighborhood services area. This
effort shall entail several design fixtures such as the use of clustered buildings
as opposed to strip-type development.
B.
Final architectural plans shall be approved by City Council as provided in this
Chapter.
C.
Buildings shall generally relate in scale and design features to the
surrounding buildings, showing respect for the local context.
D.
Buildings on corner lots shall be considered significant structures, since they
have at least two front facades visibly exposed to the street. If deemed appropriate
by the commission, such buildings may be designed with additional height and
architectural embellishments, such as corner towers, to emphasize their
location.
E.
Buildings shall avoid long, monotonous, uninterrupted walls or roof planes.
F.
All visibly exposed sides of a building shall have an articulated base course and
cornice.
G.
On Gabled roofs, a minimum pitch of 9/12 should be used. On hipped roofs, it is
recommended that the minimum pitch be 6/12. Overhanging eaves shall be provided
on all sides not abutting another structure for all sloped roofs. Internal
gutters shall be provided. Low sloped roofs shall include a parapet wall to
conceal any roof top structures or appurtenances.
H.
All entrances to a building shall be defined and articulated by architectural elements
such as lintels, pediments, pilasters, columns, porticos, overhangs, railings,
balustrades, and others where appropriate.
I.
All air conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing,
satellite dishes and other communication devices shall be thoroughly screened
from view from the public right of way and from adjacent properties.
Section 9-168. Off-Street
Loading and Parking.
See
Article 23.
Section 9-169 Reserved