§ 12.08. General Corridor Development Standards.

A.

All new structures shall comply with the requirements in this section.

B.

Non-conforming Structures. An existing structure that was lawful before the adoption of this article, but which does not conform to the regulations of this ordinance shall be considered a lawful non-conforming structure. But, repairs, alterations, or additions to a lawful non-conforming structure involving more than fifty (50) percent of the exterior surfaces of an existing structure shall require that the entire structure comply with the requirements in this section.

C.

Exterior Surfaces.

1.

Exterior surfaces of all structures, including screening walls, wing walls, columns and supports shall present a stick built appearance detailed with appropriate masonry materials sufficient to balance the overall scale and size of the development. This requirement shall not apply to roofs, awnings, canopies, doors, windows, glass walls and frame assemblies.

2.

The exterior wall surfaces of all occupied structures visible from the traveled right-of-way shall be constructed of at least two materials that compliment each other, are consistent in style and do not create a disturbing appearance. Alternatively, the exterior surfaces can be 100% stucco, brick or masonry construction materials.

3.

No long, unarticulated, blank facades are permitted except on building backs that are not visible from either a highway corridor or a residential area.

D.

Prohibited Exterior Construction Materials. The following construction materials shall be prohibited on the exterior wall surfaces of all structures:

• Traditional raised rib metal siding

• Vinyl or aluminum siding

• Plastic or fiberglass panels

• Unfired, or under-fired clay, brick

• Smooth, unfinished or un-textured concrete masonry units

• Smooth, unfinished, or un-textured concrete

• Reflective glass

• Plywood

E.

Fronts of Buildings. The exterior surfaces on the building front shall be constructed of at least fifty percent (50%) brick or masonry construction materials. Buildings with exterior surfaces constructed of 100% stucco are exempt from the brick or masonry requirement.

F.

Sides of Buildings. The exterior surfaces on the sides of building that are visible from either a highway corridor or a residential area shall be constructed of at least twenty percent (20%) brick or masonry construction materials. Buildings with exterior surfaces constructed of 100% stucco are exempt from the brick or masonry requirement.

The remaining exterior surfaces may be constructed of stucco, wood clapboard, wood board and batten, wood shingle siding, or artificial siding material which resembles painted wood clapboard. Wood siding may be painted, stained, or weathered.

G.

Calculating Exterior Surface Percentages. Exterior surface percentages shall be calculated based on the wall surface area exclusive of windows and doors.

H.

Chimneys and Fireplaces. Chimneys and fireplaces on external wall surfaces shall be constructed of one hundred (100%) percent masonry construction materials. This requirement shall not apply to chimneys for fireplaces that are not on or part of the external wall.

I.

Definitions of Construction Materials.

1.

Masonry construction materials are defined in the International Building Codes Manual, Chapter 21 as a built-up construction or combination of building units or materials of clay, shale, concrete, glass, gypsum, stone or other approved units bonded together with or without mortar or grout or other accepted methods of joining. Acceptable materials include brick, natural stone, and split-face concrete masonry units.

2.

Stucco is defined as a three step hard coat stucco applied over a masonry or concrete backing.

3.

Exterior Insulation and Finishing System (EIFS) is a lightweight synthetic wall cladding. EIFS may be used as accent material for window head, sill or cornices around the building. EIFS is not permitted as a primary building material.

J.

Roofs. Roof overhangs and pitched roofs shall be incorporated into all building designs. Slate shingles, multilayered asphalt shingles, metal (raised seam, galvanized metal, metal tile, etc…) or tiles are encouraged. Flat roofs without a pediment, partial roofs, and long unarticulated roofs are not permitted.

K.

Colors. Predominant color design shall be compatible and traditional historic colors, earth tones (greens, tans, light browns and terracotta), grays, pale primary and secondary colors, white and cream tones. Accent color design (i.e., black, dark blue, grays and other primary colors) may be used on a limited basis as part of an architectural motif.

L.

Accessory Buildings.

1.

The design of accessory buildings and structures, if permitted within an applicable zoning district, shall reflect and coordinate with the general style of architecture inherent in the primary structure for the proposed development. Covered porches, canopies, awnings, trellises, gazebos, street/pedestrian furniture and open wood fences are encouraged.

2.

Not permitted are unscreened chain-link or metal fencing, exterior storage not completely hidden from view, and the exterior display of merchandise except for landscape structures, plant materials and agricultural products.

M.

Damage to Exterior Surfaces of a Structure. Any damage to the exterior surfaces of a structure shall be repaired within ninety (90) calendar days from the date of damage occurs.

N.

Deviations and Exceptions.

1.

Deviation from the above requirements may be accomplished only through the city's variance process.

2.

Exceptions.

a.

Corridor Development Standards shall not apply to a residentially zoned parcel adjacent to an identified highway corridor.

b.

Corridor Development Standards shall not apply to properties that have received preliminary or final plat approval before the adoption of this article.

c.

Corridor Development Standards shall not apply to existing dwelling units that are in legal conformance before the adoption date of this article described herein; such dwelling units shall not be considered non-conforming uses due to non-compliance with the standards identified in this article.

(Ord. No. 03-2010, § 1, 4-8-10)

Editor's note

Section 2 of Ord. No. 03-2010 states: "Penalties, Failure to comply with any portion of this ordinance shall be deemed a misdemeanor, and the violator shall be liable for a fine of up to $2,000, and each day such violation continues shall constitute a separate offense.