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ITEM # 33
DATE: 10-23-18
COUNCIL ACTION FORM
SUBJECT: TEXT AMENDMENT TO REVISE THE DEVELOPMENT STANDARDS OF
SECTION 29.801, NEIGHBORHOOD COMMERCIAL (NC) ZONING
DISTRICT.
BACKGROUND:
At the August 14h City Council meeting, the City Council initiated a text amendment to
proceed with changes identified by Fareway and staff in relation to the Neighborhood
Commercial (NC) zoning standards for their Downtown store location. Fareway has an
interest in redeveloping the site of their store located at 619 Burnett. Their goal is to
redevelop the entire block with a new medium-sized grocery store of approximately 24,247
square feet placed along Burnett Avenue. Fareway intends to keep their current store open
during the construction of the new store.
There are a number of issues for siting a grocery store in the NC zoning district due to
the overall size of the site and the fact that the site encompasses street frontage on
four sides. The list of NC standards subject to change in relation to the Fareway request
include:
• Maximum lot area of 100,000 square feet
• Maximum street lot line setback of 60 feet
• Minimum front yard setback of 10 feet
• Parking prohibited between the building and the street
• Prohibition on outdoor display and sales
• Maximum signage size of 16 square feet, except up to 32 square feet when facing an
arterial street
City staff returned to the City Council on October 9th with background on the NC zoning
district and proposed ordinance language for review by City Council. In addition to the
changes requested by Fareway, staff has reviewed all of the NC standards and identified
additional changes to the standards for lot width, building coverage, and architectural design
requirement. City Council directed staff to proceed with publishing notice for adopting
a change to the Zoning Ordinance that included all the recommended changes from
October 9tt'. Staff has worked with the City Attorney office to finalize the zoning text
amendment consistent with the Council's direction. A complete discussion of the
proposed changes is included in the addendum. The draft ordinance is attached.
ALTERNATIVES:
1. The City Council can adopt on first reading, the attached zoning text amendment to
the Neighborhood Commercial (NC) zoning district which include changes to the base
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zone standards and inclusion of new architectural standards, and the inclusion of
bicycle parking.
2. The City Council can direct staff to modify the text of the proposed ordinance.
3. The City Council can decline to act on the ordinance, thus retaining the existing
language.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed changes are designed to accommodate the interest of redeveloping the
Downtown Fareway site, which is a unique site within the context of NC zoning. However,
the changes in site size and setbacks do allow for potentially larger redevelopment to occur in
other areas of the city as well. To mitigate this, staff believes a public review process, such as
the Special Use Permit, is essential for reviewing larger sites. The proposed changes are an
appropriate balance between the reductions in limitations regarding lot size, setbacks,
signage, and parking with the goals for limited sized development within the district. In
addition, the proposed new design standards will provide greater detail on expectations for
appropriate development in these areas and is consistent with other smaller scale
commercial zoning districts.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1 to revise the standards of NC zoning and include additional design
standards.
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Addendum
The NC zoning district is a unique zone created in 2000 to address isolated commercial sites
scattered throughout the City that did not fit within the other commercial districts of the City. It
is considered a small scale neighborhood-friendly commercial district zoning. However,
sometimes its use is as a catch-all when other zoning was not deemed appropriate. For this
reason, it is sometimes difficult to find characteristics that reflect the majority of the
district properties and to consider the ramifications of changes.
The stated purpose of the district (found in Section 29.801(1)) speaks to this relationship:
"The Neighborhood Commercial (NC) zone is intended for small areas in or near
residential neighborhoods. The zone encourages the provision of small-scale retail
and service use for nearby residents. Uses Parcels are restricted in size to promote a
local orientation and to limit adverse impacts on nearby residential areas.
Development is intended to be pedestrian-oriented and compatible with the scale of
surrounding residential areas. Parking areas are strictly regulated, to promote
compatibility with the character of surrounding residential development and the
intended pedestrian orientation of the uses."
Currently, there are eight NC district areas around the City. There are 56 parcels zoned
NC- this is fewer than most of the other districts in the city. These include: north of Downtown
between 6th and 7th Street, the corner'of 6th/Grand Avenue, the corner of 24th/Grand Avenue,
35th/ Grand Avenue, the corner of Creekside and S 16th St., the corner of S. Hazel and
Lincoln Way, properties on West Street, and the Florida Ave/Reliable Street area.
Each grouping of NC sites varies in size, from the smallest with less than an acre to the
largest encompassing 9.0 acres. The total acreage of all NC zoned properties is 27.29 acres.
Sites within each district also vary in size, from approximately 2614 square feet for a site on
West Street to the Fareway site, which totals 100,800 square feet. The majority of parcels
include small buildings with building footprints less than 2,500 SF that predate the
establishment of the district. Due to the age of the sites, many of the sites have
nonconformities. All eight NC zoning groupings have residential uses abutting them on
at least two sides, although many are completely surrounded by residential zoning.
PROPOSED AMENDMENTS:
The proposed changes are divided into two sections. The base zoning standards are
proposed in response to the Fareway request and are intended to be responsive, while
ensuring that the intent of the district is maintained. The additional proposed changes are
highlighted by staff as options to clean-up the administration of the zoning district and to add
design requirements consistent similar to other similarly situated zones, specifically
Convenience General Service (CGS), where the north Fareway store is located.
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Base Zoning Standards
• Maximum Lot Area of 100,000 square feet with allowance of 20,000 square feet,
30,000 square feet with Special Use Permit— In many zones it is common to have a
minimum lot area. It is uncommon to have a maximum lot area- This standard is
unique to the NC zone and is believed to be directed at ensuring large retail uses do
no locate in or adjacent to neighborhoods. Exceeding the maximum lot area has not
previously been a concern in NC. Currently, no lots exceed 100,000 square feet; it is
only through the assemblage of multiple properties that the lot size issue could occur.
The Fareway lot size is expanding to include the entire block. This increase is needed
to support the redevelopment of the site, while keeping the existing store operational.
Staff supports eliminating the max lot area in regards to all sites and uses. Staff
recommends establishing a special use permit requirement that includes a more
discretionary review of larger projects based on a site size threshold of 20,000
square feet. The 20,000 square foot threshold is based on the current zoning site
size limit of 20,000 square feet of lot area for a single building.
Requiring discretionary review with larger projects is consistent with the intent of the
prior zoning, but allows for more redevelopment options with larger sites. It will be
incumbent upon the review process to ensure scale, use, and design address the
intent for the zoning district. Use of design standards can also help to address
concerns about larger site development.
• Maximum street lot line setback of 60 feet — Similar to prohibiting parking between the
building and the street, the maximum street lot line setback of 60 feet encourages
buildings to be sited closer to the street than they might be otherwise. The difficulty
with the Fareway site is that with an entire block encompassing four street frontages,
one or more of the frontages will necessarily result in a setback of more than 60-feet.
The intent of the standard is met when the building is located with a street and corner
relationship, but the maximum setback will still be exceeded. Therefore, staff
recommends changing the standard to "front" lot line setback which would
allow the building sides to be setback from a street with the front located near
the street. The parking location issue is addressed separately.
• Minimum front yard setback of 10 feet — The standard for front setbacks in residential
areas is generally 25 feet. Commercial front setbacks vary from 0 feet in urban areas
of the city to 20 feet in suburban areas. A front yard setback of 10 feet provides room
for both front yard landscaping and architectural projections from the fagade while
creating a street edge. Due to unique site conditions, staff supports changes to the
minimum setbacks to address the different context of the diverse NC zoned sites.
Staff recommends that a reduction to five feet be allowed where enhanced
design interest is added. This will enable constrained sites, such as Fareway, to
have a means to implement a smaller setback. Additionally, staff recognizes the
importance of a primary public building entrance connection at the front street facing
facade. As an incentive to promote pedestrian-oriented design preferences, staff
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is also recommending a zero setback if the primary street facade includes a
primary public entrance.
• Parking prohibited between the building and the street—This is an important criterion in
supporting a pedestrian-friendly and walkable district purpose of the zone.
Encouraging buildings located near a street creates accessibility and interest without
the interruption of parking and automobile focused design. The difficulty with the
Fareway site is that with four street frontages, the building automatically results in at
least one building frontage having parking located between the building and the street.
Staff has addressed this unusual situation by an exception allowing parking
between the building and the street when the, site is bounded by more than two
streets. With the wording of this standard, a typical corner lot would still require
a building at the street, it is only if there are three or four street frontages that an
allowance for one side is permitted.
• Prohibition on outdoor display and sales — Outdoor display and sales have a mixed
pattern of applicability to commercial zones. It is prohibited in many commercial
districts and limited to Plants and Produce in others. Section 29.405 (b) provides
regulatory guidance for outdoor display areas, where permitted. In the discussion of
the issues with the City Council, it was the consensus of the Council that the outdoor
sales be limited to ensure items like fireworks are not allowed. In response to
Fareway's request, Staff recommends that the current prohibition of outdoor
display and sales be relaxed in the NC district, by allowing plants and produce
only.
• Maximum signage size of 16 square feet except up to 32 square feet when facing an
arterial street — Signage is purposefully limited in NC due to proximity to residential
use and reduced setbacks. Fareway has requested a change to allow for their typical
corporate "sign package" which would include two signs on a fagade and a size
allowance of up to 120 square feet per sign. At the initiation of the text amendment in
August, staff was asked to consider the compatibility of the signage request with other
sites throughout the City.
The current NC standard is 16 square feet for each wall sign with an increase to 32
square feet for walls facing arterial streets. Most zones, such as Highway Oriented
Commercial have no individual sign limitation, only the total allowance for a site.
However, for comparison the North Ames' Fareway store located within a CGS zoning
district is limited to 16 square feet but allows an increase to 70 square feet for signage
facing arterials and limits signage to a maximum of two signs per tenant space.
Although allowed up to 70 square feet, the installed signage in North Ames is only
27.42 square feet for each of the two wall signs.
Staff supports some modification related to the unique conditions of the larger site and
larger building. It is appropriate for larger buildings to be allowed larger signage or
increased signage while maintaining some proportionate relationship to the
architecture and setbacks. The signage standards should reflect the desired building
configurations of a building located near to street rather than standards based upon
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design anticipating large parking lots between a sign and a street. Staff is not
recommending support for the full 120 square foot sign allowance. If Council is
interested in the original Fareway request, staff would likely recommend deleting sign
size allowances from NC and follow typical total signage allowances for large
commercial spaces.
Currently within the NC zoning, wall signage is only limited in location (street facing
walls) and in size- but not in number. This would be a non-issue with smaller buildings,
but is an issue with larger buildings. Staff recommends keeping the standard as it
is for smaller buildings, but allowing larger, single tenant buildings to have
increased signage.
Single tenant buildings exceeding 20,000 square feet would be allowed an
increase to the wall sign size, with a maximum of two facades with signage. The
maximum size for the wall signs on each fagade is proposed to be no greater
than:
(a) One wall sign not to exceed thirty-two square feet, and
(b) One wall sign not to exceed seventy square feet.
Staff originally considered a 10,000 square foot building size for the extra signage
allowance. This threshold would make a handful of other existing sites eligible for the
signage increase. The 20,000 square foot threshold would apply at this time only to
the Fareway site, but may apply to other sites with future redevelopment.
Lighting for signage has also been clarified for its intent to control internally illuminated
signs. It is now clearly stated that external lighting, direct or indirect is required, rather
than a reference to down lighting. This allows for lighting from above or for a "halo" lit
lighting effect where lighting is directed back at a building rather than out from the sign
face.
Additional Proposed Changes.
The following are additional changes proposed by staff beyond those requested by Fareway:
• Minimum Lot Frontage — Although the 60-foot lot frontage is not an issue for Fareway,
50 feet is the typical lot frontage for all residential zones as well as several commercial
districts. Therefore, Staff is recommending a 50-foot frontage standard since it is
a more common standard and is more compatible with the adjacent residential
uses.
• Maximum Building Coverage — Staff supports the increase of the maximum
building coverage from 35% to at least 40%. A 35% maximum is common for single
family uses, but considered low for commercial districts intended for buildings on small
sites. The 40% threshold maintains consistency of scale with residential zoning
allowances for uses other than single family dwellings.
• The Addition of Architectural Standards — At the time the NC zoning was written the
City had not established design standards for commercial zones. More recently, newer
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zoning districts, such as CGS, have included criteria that express the interest of the
City supporting quality design features. Not all zones include design requirements.
However, these standards are most appropriate when issues of compatibility and
meeting the intent and purpose of the zone are a concern.
Design standards could be utilized within NC to promote neighborhood compatibility
and pedestrian-friendly development. These standards would provide clearer
direction on expectations in addition to the general criteria of the Special Use
Permit process. For example, through the use of architectural standards, massive
stretches of blank walls can be broken up through detailing, and fenestration
(openings such as windows). Larger buildings can include features to give the
appearance of smaller shops, rather than simply a big box. These features together
address the massing and scale of a building and increase its visual interest. Of the
various commercial districts within the city, NC can realize the most gain in
implementing architectural standards.
Staff proposes to utilize the requirements of the CGS zoning district that were written
in 2010 as the basis for NC zoning design standards. Although CGS zoning is written as
suburban style shopping center district, many of the standards are appropriate for larger
scaled commercial buildings that could be built in NC zoning. They do not require one
specific design style. The standards would apply to new development, but not strictly to
additions based upon the existing building conditions and sites. The standards could be
defined as applying only to larger buildings, recognizing the wide range of building types
within the NC zoning district.
The design standards address the following:
o Exterior building materials.
o Fagade treatment.
o Roof design. '
o Pedestrian circulation.
o Lighting requirements.
The proposed design standards would result in buildings similar in appearance to those in
CGS areas of north Ames. Due to the ability have no setback in NC compared to CGS, the
proposed standards have an additional emphasis on pedestrian scale design.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
Draft ordinance language was reviewed by the Planning & Zoning Commission on September
19, 2018. The Commission reviewed the need for the changes and consistency with the
requirements of the zoning district. The commission voted unanimously (5-0) in favor of the
text amendments to the Neighborhood Commercial (NC) development standards; inclusion of
new architectural standards, pedestrian circulation; and lighting requirements; and
amendments to the signage standards, with a correction to the text as proposed by staff. The
Commission also discussed the rationale for including bike parking with the zoning update.
Staff described that Council is planning to address the issue as a citywide standard possible
late this year. In light of the potential citywide changes, the Commission also included a
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recommendation that the zoning standards reference a need for bicycle parking, but
do not prescribe an exact ratio. This would allow for bike parking to be considered during
a site development plan review. Staff supports the inclusion of a general requirement for
bicycle parking with the new NC zoning standards and has included it within the draft
standards.
Since the P&Z review, staff has changed its recommendation regarding the design
requirements to incorporate general references rather that include specified percentages as
is the case with CGS zoning that the standards were based upon. City Council incorporated
staff's recommended changes as part of its action on October 9tn
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE
CITY OF AMES, IOWA, BY REPEALING SECTION 29.801(2)
TABLE, SECTION 29.801(3) TABLE, SECTION 29.801 (4)(5) AND
ENACTING A NEW SECTION 29.801(2) TABLE AND SECTION
29.801(3) TABLE AND SECTION 29.801 (4)(5)(6)(7)(8) THEREOF,
FOR THE PURPOSE OF REVISING THE DEVELOPMENT
STANDARDS OF THE NEIGHBORHOOD COMMERICAL (NC)
ZONING DISTRICT. REPEALING ANY AND ALL ORDINANCES
OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT
OF SUCH CONFLICT; AND ESTABLISHING AN EFFECTIVE
DATE.
BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby
amended by enacting a new Section as follows:
"Sec.29.801. NEIGHBORHOOD COMMERCIAL ZONING STANDARDS.
Table 29.801(2)
Neighborhood Commercial(NC)Zone Uses
USE CATEGORY STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Group Living N
Household Living Y SDP Minor Staff
Short-term Lodgings N
OFFICE USES Y SDP Minor Staff
TRADE USES
Retail Sales and Services-General Y SDP Minor Staff
Retail Trade-Automotive,etc. N
Entertainment,Restaurant and Recreation y SDP Minor Staff
Trade
Wholesale Trade N
INDUSTRIAL USES
Industrial Service N
INSTITUTIONAL USES
Colleges and Universities N
Community Facilities Y SDP Minor Staff
Social Service Providers Y SDP Minor Staff
Medical Centers N
Parks and Open Areas N
Religious Institutions Y SDP Minor Staff
Schools IN
TRANSPORTATION,
COMMUNICATIONS AND UTILITY
USES
Passenger Terminals N
Basic Utilities Y SDP Minor Staff
Y, only as an accessory
Commercial Parking use for remote parking SDP Minor Staff
pursuant to Section
29.406(18)
Personal Wireless Communication Facilities Y SP ZBA
Radio and TV Broadcast Facilities N
Rail Line and Utility Corridors N
Railroad Yards N
MISCELLANEOUS USES
Commercial Outdoor Recreation N
Child Day Care Facilities Y SDP Minor Staff
Detention Facilities N
Major Event Entertainment N
N, except convenience
stores in combination
Vehicle Service Facilities with gasoline service and SP ZBA
car wash,by Special Use
Permit.
Y = Yes: permitted as indicated by required approval.
N = No: prohibited
SP = Special Use Permit: See Section 29.1503
SDP Minor = Site Development Plan Minor. See Section 29.1502(3)
SDP Major = Site Development Plan Major: See Section 29.1502(4)
ZBA = Zoning Board of Adjustment
(3)Zone Development-Standards.The zone development standards for the NC Zone are set forth in
Table 29.801(3)below:
Table 29.801(3)
Neighborhood Commercial(NC)Zone Development Standards
DEVELOPMENT STANDARDS NC ZONE
Maximum FAR 0.70
Maximum Site Development Size 20,000 sf. Greater than 20,000 sf requires a Special Use
Permit according to Sec. 29.1503
Minimum Lot Frontage 50 ft.
Minimum Building Setbacks:
..... .... .... ......._........................__-_...._..__.._............._._......_..._......_...-._........_....-....._.__............._.._..__...._..........._._.__._—__.._.__.....-._._...---�___..._._...........__�.__......._..._.._....
Primary Facade with a primary public pedestrian 0 ft.
entrance
....__._......._....._...-----._...__._............_......__........................._............._.._-...--....-.........................._....._.._-........................._._._..--- --._._.._........._...._..-_...............................
------ ___...._..._.....__.
10 ft.,may be reduced to 5 ft.,where there is enhanced
Primary or Secondary Facade with no primary design interest with features such as storefront windows,
public pedestrian entrance building relief,high quality textured building materials,e.g.
stone,brick,and architectural projections
Side and Rear Interior Lot Line 0
Side and Rear Lot Line Abutting a Residentially 51 side(for RM&RH zones)& 10 ft.side for RL,UCRM
Zoned Lot &RLP zones, or a historic district; 15 ft.rear
Maximum Building Setbacks: Front Lot Line 60 ft.
Landscaping in Setbacks Abutting a Residentially High Screen. See Sec.29.403
Zoned Lot
Maximum Building Coverage 40%
Minimum Landscaped Area 15%
Maximum Height 35 ft.
No,for the primary and secondary fagade. May be allowed
Parking Allowed Between Buildings and Streets between additional secondary facades and the street,when
the site is bounded by three or more streets.
Drive-Through Facilities Permitted No
Outdoor Display Permitted Plants and produce only. See Sec. 29.405
Outdoor Storage Permitted No
Trucks and Equipment Permitted No
(4) Architectural Standards. The following standards apply to all new development. Additions are
excluded from strict compliance based upon existing building and site conditions.
(a) Exterior Building Materials.
(i) More than 50% of the total exterior wall surface area shall be high quality and
highly durable, such as stone, clay brick and/or pre-cast panels with the appearance to the pedestrian of
stone or brick. Measurement of the exterior wall area:
a. Does not include windows, doors or their trim;and
b. Includes gable ends of roofs or ends of dormers if they are on the same
visual plane as an exterior wall surface.
(ii) Prohibited materials are:
a. Pre-cast panels with surface appearance other than brick or stone;
b. Smooth-faced concrete block; and
C. Painted masonry.
(b) Facade Treatment.
(i) To diminish the building mass in order to be similar in scale to nearby
residential structures and to provide architectural interest and variety,each fagade that faces a street shall be
subdivided and proportioned with at least two of the following elements so that the fagade has an
interrupted length at least every 40 feet:
a. Modulation (i.e., change in wall plane or step-backs off-set by at least
two feet feet);
b. Change in material or texture, including masonry brick pattern;
C. Patterns of columns, or pilasters with at least a six-inch depth, or
equivalent elements that subdivide the wall;
d. Fenestration, such as storefront windows or doors,
e. Projecting structures such as arcades, arbors, or awnings, with a
minimum depth of six-feet.
(ii) Architectural features, such as columns, arcades, arbors, and awnings, may
protrude into setbacks.
(c) Roof Design.
(i) In order to be compatible with the scale of surrounding residential uses,and give
emphasis to architectural elements that will help divide the mass of a large building into smaller
identifiable pieces. All buildings shall incorporate one or more of the following groups of roof forms:
a. Roof elements commonly found on unattached or attached single-
family dwellings, such as pitched roofs equal to or steeper than 6:12, gables, dormers, or cupolas with a
durable,high-quality surface,such as architectural shingles,standing seam,metal or tile;
b. Variations in roof forms and also variation in height of roof elements;
and/or
C. Roof forms that correspond to and bring attention to elements and
functions such as entrances,arcades,porches,building corners and/or focal points.
(ii) Flat roofs are permitted for commercial buildings, but only if concealed by
parapets, sloped roof forms or other architecturally integrated features and also include variation in height
of these roof elements.Flat roofs shall not be permitted for any structure with a residential use.
(5) Pedestrian Circulation.
(a) Site design shall include a pedestrian pathway system on the perimeter and within the site
to support neighborhood access from surrounding areas and transit stops on its periphery;
(b) An on-site sidewalk shall connect the street to a primary pedestrian entrance of the
primary structure on the site. On corner lots, on-site sidewalks shall connect both streets to a primary
pedestrian entrance of the building;and
(c) Where two or more buildings are on the same lot or on adjacent lots, on-site sidewalks
shall connect at least one pedestrian entrance of each building.
(6) Signage Standards.The sign standards for the NC Zone are set forth below:
(a) No signs are permitted in the Neighborhood Commercial (NC) zoning district except
those signs that conform to the standards and restrictions stated in this section.
(b) The only types of signs permitted in the Neighborhood Commercial (NC)zoning district
are wall signs and monument signs.
(c) Size restrictions.
(i) A wall sign is a sign that is displayed by being affixed to the outside of an
exterior wall of a building in which at least one business is located. Wall signs shall be affixed to only those
walls that face a street. A wall sign shall be no larger than sixteen square feet, except that a wall sign may
be up to thirty-two square feet in size if it is on a lot that abuts an arterial street,and the wall sign faces the
arterial street.
(ii) Exception. Single tenant commercial buildings exceeding 20,000 square feet
may increase the size of a wall sign, while not exceeding a maximum of two facades with signage. The
maximum size for the wall signs on each fagade shall be no greater than:
a. One wall sign not to exceed thirty-two square feet,and
b. One wall sign not to exceed seventy square feet.
(iii) Monument signs shall be no larger than sixteen square feet, excluding the base;
and no more than one such sign is permitted for each principal building on a lot. A monument sign is not
permitted on a lot that is not the site of a principal building.If the principal building is on a lot that abuts an
arterial street,the monument sign may be as large as thirty-two square feet,excluding the base.
(d) Height restrictions. The maximum permissible height for a monument sign is eight feet,
including the sign base;that is,the top of a monument sign shall be no more than eight feet above the grade
of the site on which it is erected. However,the height of a monument sign, including the base,may be up to
twelve feet if the sign is erected on a lot that abuts on an arterial street.
(e) Materials.Monument signs must incorporate materials of the same type,quality and color
as the principal materials of the building.
(f) Lighting restrictions. The lighting of both wall signs and monument signs shall use
external direct or indirect lighting sources, without the use of up lighting or internal illumination directed
outward.
(7) Lighting. Outdoor lighting shall comply with Section 29.411 and also comply with the following:
(a) Types of outdoor lighting prohibited: -
(i) Bare lamps;
(ii) Neon, fiber optics rope,L.E.D. or other types of strip style lighting;
(iii) Illuminated translucent materials;
(iv) Illuminated striping or banding;and
(b) Pole mounted lights exceeding 25 feet in height.
(c) General floodlighting of buildings is not permitted. Lighting may be used to highlight
specific architectural features, such as building entrances, provided that the light output shall be directed
totally to that specific architectural feature.
(8) Parking Requirements.
(a) All parking is required to be provided on-site as required in Table 29.405(2).However,if
on-street parking is available on the street immediately adjacent to the site, those on-street stalls may be
counted towards the required parking at 1:1 ratio for commercial uses only. For parking to be available it
must be designated for on-street parking by the City.
(b) Provide bicycle parking at locations that do not obstruct the flow of pedestrians and are
located adjacent to customer entrances."
Section Two. All ordinances, or parts of ordinances,in conflict herewith are hereby repealed to
the extent of such conflict,if any.
Section Three. This ordinance shall be in full force and effect from and after its passage and
publication as required by law.
Passed this day of ,
Diane R.Voss,City Clerk John A.Haila,Mayor