§ 38-404. Exterior construction and architectural standards.
(a)
Purpose. It is the intent of this section to ensure the mutual compatibility and appearance of buildings and their surroundings within the city.
(b)
Application review responsibility. The administrative official shall review all applications for compliance with this section.
(c)
Commercial standards.
(1)
The criteria of these commercial standards shall apply to all new building construction in the General Residence District R-2, Public Institutional PI, General Professional GP, Central Business District C-B, Retail District C-1, General Commercial District C-2, and Industrial District I. Additions made to commercial buildings existing at the time of the adoption of this ordinance are not required to comply with the requirements of the commercial standards if the addition will be attached to and become part of the existing building. If the addition is a separate facility, the new construction must comply with the masonry requirements set forth in the commercial standards.
a.
General Residence District R-2. All buildings and structures located in the zoning district General Residence R-2 shall be constructed of the following:
1.
The exterior shall have 75 percent masonry of each wall of the building and on each story or floor of every building; or
2.
A combination of masonry and stucco with a minimum of a three-foot masonry beginning from the base plate of the ground floor level construction, excusive windows, doors, fascia and soffit.
In addition, these design standards shall be followed for all structures located in these zoning districts:
1.
The exterior area or sides of chimney flues on exterior walls that are visible from the street shall be enclosed in 100 percent masonry construction.
2.
Gable ends, soffits, eaves, cornices or other visible accent features shall be constructed of cedar, redwood, or a cementious fiber board.
b.
Central Business District C-B. All buildings and structures located in the Central Business District C-B shall be constructed of the following:
1.
The exterior shall have 75 percent masonry of each wall of the building and on each story or floor of every building; or
2.
A combination of masonry and stucco with a minimum of a three-foot masonry beginning from the base plate of the ground floor level construction, excusive windows, doors, fascia and soffit.
In addition, these design standards shall be followed for all structures located in these zoning districts:
1.
The exterior area or sides of chimney flues on exterior walls that are visible from the street shall be enclosed in 100 percent masonry construction.
2.
Gable ends, soffits, eaves, cornices or other visible accent features shall be constructed of cedar, redwood, or a cementious fiber board.
c.
General Professional District GP, Retail District C-1, General Commercial District C-2, and Public Institutional District PI. All buildings and structures located in the General Professional District GP, Retail District C-1, the General Commercial District C-2, and the Public Institutional District PI shall have at least 75 percent of the total exterior walls, excluding doors and windows be constructed of masonry or glass wall construction, in accordance with adopted building codes.
1.
For the purposes of these four zoning districts, the following masonry list shall apply:
(a)
Stone, or brick;
(b)
Stucco;
(c)
Cultured stone or cast stone;
(d)
Concrete masonry units or concrete panel construction;
(e)
Architectural glass (less than 25 percent reflectance).
2.
A maximum of 25 percent of the façade may include accent materials not listed on the approved masonry list above.
3.
All buildings in GP, C-1, C-2, and PI shall comply with entryway features:
(a)
All ground floor entrances shall be covered or inset and shall not apply to loading areas.
(b)
Primary building entrances are to be defined and articulated with architectural elements such as pediments, columns, porticos, porches, and overhangs.
4.
Architectural Design Features:
(a)
All non-residential buildings shall be architecturally finished on all four sides with the same materials and detailing (e.g., tiles, moldings, cornices, wainscoting, etc.).
(b)
The rear façade of a building, which is not adjacent to or does not face a public right-of-way, park or residential district, shall not be required to comply with the above architecturally finished requirement.
d.
Industrial Districts I.
1.
All industrial buildings and structures, have the office portion of the facility having at least 75 percent of the total exterior walls, excluding doors and windows be constructed of masonry, stucco or glass wall construction in accordance with the adopted building code.
2.
Excluding the office area, industrial buildings and structures shall be of exterior fire resistant construction utilizing masonry, concrete panel construction, insulated architectural metal panels or metal walls as defined in Section 38-104.
3.
Buildings or structures inside private developments containing 50 acres or more with no public access and located 500 or more from all public rights-of-way are not required to comply with the provisions of subsection (1) above but shall conform to adopted building codes.
(2)
The following materials shall not qualify nor be defined as "masonry construction" in complying with the minimum requirements for exterior construction of buildings, unless specifically approved:
a.
Exterior insulation and finish systems (EIFS), acrylic matrix, synthetic plaster, or other similar synthetic material.
b.
Cementious fiber board siding (such as "Hardie Plank" or "Hardie Board").
c.
Lightweight concrete block or cinder block construction.
d.
Brick applied as a veneer that is less than two and one-quarter inches in thickness.
e.
Stucco, exterior plaster, adobe or mortar wash surface material.
f.
Paint on smooth faced concrete panel construction.
(3)
Single, uninterrupted surface planes shall be prohibited. All structures shall include articulation in the walls and roof design.
a.
No building wall shall extend for a horizontal distance equal to two times the wall's height, measured from the base plate of the wall to the top plate of the wall, without having an offset of at least two feet. The new plane shall extend for a minimum horizontal distance equal to at least 25 percent of the length of the first plane. Warehouse structures in Industrial District I shall be exempted from this requirement.
b.
The roof of a structure may be of a flat roof construction, but shall provide a variation of the roofline, which may include a pitched roof for architectural relief.
(4)
Procedures for determining alternative exterior materials.
a.
Exceptions to the material requirements may be permitted on a case by case basis.
1.
All requests for alternative exterior building materials shall be noted and described on a site plan with elevation drawings to be submitted to the Planning and Zoning Commission for approval.
2.
If requested by the city, a sample of the material may be required to be submitted with the site plan.
b.
The Planning and Zoning Commission may approve an alternative exterior material if it is determined it is equivalent or better than masonry according to the criteria listed in Section 38-104, Definitions.
c.
Consideration for exceptions to the above requirements shall be based only on the following:
1.
Architectural design and creativity of the structure, including but not limited to Gingerbread, Victorian, English Tudor, Log, or corporate branded designs.
2.
Compatibility with surrounding developed properties.
3.
Preservation of historic nature of the structure.
4.
Technological advances in construction materials and designs.
(d)
Residential.
(1)
Single-family residential R-1. All principal buildings located in the zoning district Single Family Residential R-1 shall be constructed of the following:
a.
The exterior shall have 85 percent masonry of each wall of the building and on each story or floor of every building; or
b.
A combination of masonry and stucco with a minimum of a three-foot masonry beginning from the base plate of the ground floor level construction, exclusive of windows, doors, fascia and soffit.
c.
The exterior area or sides of chimney flues on exterior walls that are visible from the street shall be enclosed in 100 percent masonry construction. Gable ends, soffits, eaves, cornices or other visible accent feature shall be constructed of cedar, redwood, or a cementious fiber board approved by the administrative official or a designated representative.
(2)
Manufactured Home District MH. The exterior and architectural standard requirements in Section 38-404 do not apply to mobile homes and manufactured homes. Mobile homes and manufactured homes are regulated in Section 38-411 of this Code. Accessory structures must comply with adopted building codes and Section 38-410 of this code.
(3)
Single-Family Agricultural District R-A. All new construction of single family residences located in Single Family Agricultural District shall be subject to the masonry requirements of Section 38-404(D)(1) except those neighborhoods as specified in 38-416.
(4)
Exceptions for accessory structures.
a.
As provided for in the La Vemia Code of Ordinances, structures built primarily for housing allowable 4-H and FFA animal/fowl projects are exempted from the exterior masonry and architectural requirements of Section 38-404. All other accessory structures must comply with Section 38-410 of this code.
b.
Portable accessory buildings less than 120 square feet which are not placed on a permanent foundation shall be exempt from the exterior masonry and architectural requirements of Section 38-404, but comply with deed restrictions if applicable.
c.
All accessory structures not described by (a) and (b) require a minimum exterior coverage of 25 percent masonry on any portion of the walls visible from a public road or street, to include the columns in the calculations however, will exclude doors, windows and conform to all other exterior masonry and architectural requirements of Section 38-404.
(5)
Procedures for determining alternative exterior materials.
a.
Exceptions to the material requirements may be permitted on a case by case basis.
1.
All requests for alternative exterior building materials shall be noted and described on a site plan with elevation drawings to be submitted to the Planning and Zoning Commission for approval.
2.
If requested by the city, as sample of the material may be required to be submitted with the site plan.
b.
The Planning and Zoning Commission may approve an alternative exterior material if it is determined it is equivalent or better than masonry according to the criteria listed in Section 38-104, Definitions.
c.
Consideration for exceptions to the above requirements shall be based only on the following:
1.
Architectural design and creativity of the structure, including but not limited to Gingerbread, Victorian, English Tudor, of Log.
2.
Compatibility with surrounding developed properties.
3.
Preservation of historic nature of the structure.
4.
Technological advances in construction materials and designs.
(Ord. No. 120910-01, § 1(ch. 5, § 4), 12-9-2010; Ord. No. 051211-02, § 1, 5-12-2011; Ord. No. 013014-01, § 1(Exh. A), 1-30-2014; Ord. No. 033017-01, § 1, 3-30-2017)