HomeMy WebLinkAboutOrd. 21-017Ordinance 21-017
An Ordinance amending the Zoning Ordinance of the City of Brookings and
repealing Section 94-165 — SDSU campus edge neighborhood design review
overlay district and replacing it with Section 94-165 — Commercial corridor design
review overlay district
Be It Ordained by the City Council of the City of Brookings, State of South Dakota: that
Chapter 94, Zoning, Section 94-165, shall be repealed and replaced as follows:
Section 1.
Sec. 94-165. - COMMERCIAL CORRIDOR DESIGN REVIEW OVERLAY DISTRICT
(a) Intent and scope. The following standards are established to improve the
appearance, quality, and function of commercial structures along key corridors of the
community and is intended to enhance the safety of pedestrians, bicyclists, and
motor vehicles traveling these corridors while enhancing the visual interest/appeal.
These standards shall apply to new commercial, industrial, and mixed-use
construction, renovations exceeding 50 percent of the equalized assessed value of
the structure at the time of reconstruction/renovation, and additions or alterations
that significantly change the exterior facade and penetrations of a building. This
does not include nonstructural repairs or ordinary maintenance repairs, such as
internal and exterior painting, decorating, paneling and the replacement of doors and
other nonstructural components. The property owner of an existing structure that is
being remodeled or renovated for use as a commercial structure shall satisfy the
requirements of this ordinance and obtain Planning Commission approval for
building design and site plans as a condition of obtaining any rezoning or building
permit. These regulations shall not apply to structures that have been approved by
the City Council as a part of a developer's agreement or Planned Development
District rezoning so long as the developer's agreement or rezoning was completed
prior to issuance of a building permit. These regulations shall not apply to building
renovations using the Secretary of Interior Standards for historic buildings.
(b) Scope of regulations. The regulations set forth in this ordinance when referred to in
this chapter are the regulations for the Commercial Corridor Design Review Overlay
District. These regulations are not intended to interfere with, abrogate or annul any
other rules or regulations of this chapter. Except as provided herein, if the
commercial corridor design review overlay district imposes a greater restriction than
the underlying zoning district regulations, the commercial corridor design review
district regulations shall control.
(c) Boundaries of districts. The boundaries of the Commercial Corridor Design Review
Overlay District shall consist of:
(1) 6th Street and a corridor along 6th Street which is one hundred fifty (150) feet
north of the north right-of-way and one hundred fifty (150) feet south of the south
right-of-way from Western Avenue to 34th Avenue;
(2) 20th Street South and a corridor along 20th Street South which is one hundred
fifty (150) feet north of the north right-of-way and one hundred fifty (150) feet
south of the south right-of-way, from Main Avenue to 34th Avenue;
(3) Main Avenue and a corridor one hundred fifty (150) feet east of the east right-of-
way and west of the west right-of-way from the Railroad tracks to 32nd Street
South; and
(4) 22nd Avenue and a corridor one hundred fifty (150) feet east of the east right-of-
way and west of the west right-of-way from 6th Street to 32nd Street South.
This design review overlay district is shown upon a map that is made a part of each
overlay district by reference. The map shall have the same force and effect as if it
were fully set forth herein.
(d) Uses permitted. A building or premises may be used for the purposes permitted in
the underlying zoning district provided it is in conformity with the conditions required
in the commercial corridor design review overlay district.
(e) Accessory uses. Accessory uses and buildings which are permitted as accessory
buildings and uses customarily incidental to any of the permitted uses in the
underlying zoning district are not prohibited by the commercial corridor design
review overlay district.
(f) Sign regulations. Signs shall be regulated in accordance with Division 5. Signs, and
any regulations imposed by this commercial corridor design review overlay district.
(g) Parking regulations. All parking, loading and stacking shall be regulated by the
underlying zoning district and in conformance with the provisions of this commercial
corridor design review overlay district.
(h) Density, area, yard and height regulations. Density, area, yard and height
regulations shall be regulated in conformance with the underlying zoning district and
any regulations imposed by this commercial corridor design review overlay district.
(i) Landscaping and buffer yards shall conform with the regulations provided in
Sections 94-399 and 94-399.1.
Sec. 94-165.1. - Review procedures.
(a) These design standards will be administered as part of the building permit process
and the documents required by these standards must be submitted to the
Community Development Department at or prior to the time an application is made
for a building permit.
(1) The applicant is encouraged to meet with City staff at the concept stage, the
design stage, and at the submittal stage.
(2) A pre -application meeting with the Community Development Department is
required prior to submittal of building and development plans for the purpose of
reviewing the requirements of this district.
(3) One complete set of plans as described in the Submittal requirements shall be
submitted to the Community Development Department as part of the
application. Electronic copies of plan sheets shall also be submitted. Incomplete
submissions will not be accepted.
(b) Submittal requirements.
(1) All architectural and engineering plan sets typically required for a building
permit application, including: site plan including the size and location of building,
drive-through facilities, parking lots with access points defined, utilities,
connection points, stormwater facilities, signage locations, bicycle parking
areas, pedestrian sidewalks, trash receptacles, outdoor refuse and recycling
receptacles, landscaping, fences, exterior lights, parking lot snow storage
areas, garages and accessory buildings, and any other improvements the
applicant intends to make within the district.
(2) Exterior light fixture locations and specification sheets in accordance with
Section 94-165.5.
(3) Photos of at least four nearby buildings and four street views of nearby blocks.
(4) Building elevations, including materials.
(5) A completed design standards checklist.
(6) A landscaping plan.
(7) Nothing in these design standards is intended to prevent the use of materials,
systems, methods, or devices of equivalent or superior quality, strength,
effectiveness, attractiveness, durability, and safety in place of those prescribed
by this district that demonstrate equivalency, where the materials, systems,
method or device are approved for the intended purpose.
(c) Design review process and review timeline.
All requests shall be reviewed within ten business days. The review timelines shall
be provided in instructions to applicants. Developers/applicants are required to
attend a review meeting with the Community Development Director prior to any
submission to the Planning Commission. Exceptions to the standards required by
this district may be allowed on a case-by-case basis, consistent with the overall
purpose of this district. All requests for exceptions to the standards required by this
district shall be requested in writing with the submittals as provided in 94-165.1(b),
with requests for exceptions considered during the review and approval process set
forth in 94-165.1(d) and (e).
(d) Planning Commission review and recommendation. Upon receipt of an application,
the Planning Commission shall schedule a hearing for which notice has been
published in the legal newspaper of the city at least ten days prior to the Planning
Commission meeting. The Planning Commission shall forward its recommendation
with or without modification, to the City Council.
(e) City Council approval. Upon receipt of a recommendation from the Planning
Commission, the City Council shall schedule a hearing for which notice has been
published in the legal newspaper of the city at least ten days prior to the City
Council meeting.
Sec. 94-165.2. - Parking lot design and parking standards.
(a) The intent of this section is to encourage buildings to be placed close to and facing
the street for the following reasons:
(1) to enhance customer and tenant use of transit;
(2) to reinforce the building setback pattern;
(3) to minimize the visual impact of parking areas as seen from the street;
(4) to enhance pedestrian access, circulation and safety by reducing curb cuts and
parking lot conflicts;
(5) to minimize the volume and maximize the quality of stormwater runoff;
(6) to provide adequate but not excessive parking for customers and tenants;
(7) to prohibit the use of satellite parking lots (unless it can be demonstrated that
shared parking will be beneficial to multiple property owners and does not result
in a gap effect on a block face);
(8) to prohibit parking in side or front yards;
(9) to provide for adequate snow storage;
(10)to discourage the reliance on single occupant vehicles;
(11)to encourage the use of transit and other alternative means of transportation;
(12)to reduce the reliance on petroleum based paving materials and methods; and
(13)to reduce the "heat island" effect of traditional paved parking lots due to lack of
trees or plants.
(b) No parking stall may be closer to the street than the building setback line or the
primary building located on the same parcel, whichever is further from the street,
unless the applicant can demonstrate that there are no practical alternatives related
specifically to the site. An exception to this requirement may be made for corner lots
in which parking may be located within the front yard of the street of the lower street
classification according to the Major Street Plan.
(c) The minimum setback for parking stalls and drives is ten feet along a street right-of-
way, and five feet from all property lines with the exception of the alley. Parking for
adjacent properties may be combined into continuous paved lots, and eliminating
the required setback at the shared property line, provided that 100 percent of the
lost green space is replaced elsewhere on the parcel.
(d) Buffers, setbacks, and planting islands are encouraged to be used for stormwater
infiltration.
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(e) All approaches, parking, pedestrian and vehicular circulation areas shall be paved
and graded for proper stormwater management. The use of pervious pavement for
stormwater infiltration is encouraged.
Sec. 94-165.3. - Building and mechanical service elements.
(a) The intent of this section is to minimize the negative visual impacts of service
elements on adjoining streets, public spaces and adjacent properties; to minimize
noise, odor, and litter; and to provide adequate amenities for building users.
(b) The design and location of the following items shall be indicated on building and/or
site plans, illustrated with specification sheets as appropriate, and submitted with
the design standards checklist:
(1) Utility meters.
(2) Building mechanicals.
(3) Trash and recycling containers.
(4) Bicycle parking.
(5) Outdoor seating areas.
(6) Solar and wind facilities.
(7) Dish antennas.
(8) Transformers.
(9) Back-up generators.
(c) Service areas, utility meters, and building mechanicals shall not be located on the
primary street side of the building, nor on the side wall closer than ten feet to the
primary street side of the building. The location of emergency back-up generators
and transformers shall be coordinated between the City, the developer and the
utility company. Screening of meters, generators, transformers, and mechanicals is
required when visible from the primary street with an approved screen device or
vegetation. Rooftop mechanical units shall be located and appropriate screening
utilized to minimize visual impact on adjacent properties.
(d) Trash and recycling containers, including cans and dumpsters, shall have covers
and be screened so as not to be visible from the street or from neighboring
properties. Screening shall be one foot higher than the container, but no higher than
six feet. Roofed enclosures may exceed the six foot limit.
(e) If a building owner chooses to provide a trash receptacle and/or a smoking
materials receptacle, it shall be decorative if located at the entrance that faces a
public street. These receptacles shall be screened from street view and/or designed
to fit with the architecture and materials of the building.
(f) Bicycle parking.
(1) Bicycle parking using bike racks specifically designed for bike parking shall be
provided, with a minimum of one space per ten automobile parking spaces or
one space per 20 employees, whichever is greater, and should be located near
building entries, shall not interfere with pedestrian circulation and shall be well -
lighted. Bikes are not permitted to be stored, locked or chained to fences or any
other exterior location other than a bike rack specifically designed for bike
parking.
(2) Bicycle parking (to accommodate four bicycles) shall be at least nine by six feet
or 54 square feet, with increases in dimension at the same ratio to
accommodate greater numbers of bicycle parking spaces.
(3) The base for bike racks should be concrete to ensure their stability, however
the remaining bicycle parking area shall utilize porous paving materials (paving
blocks with decorative gravel or wood mulch, or properly spaced cobbles, brick,
and natural stone with grass planted in between in small clusters) to reduce
stormwater runoff, but shall not result in standing water. If an area for bike
parking is designed using these standards, then up to 100 percent of the space
taken for the bike parking shall count as green space.
Sec. 94-165.4. Walls and fences.
(a) The intent of this section is to provide for the coordination of design and location of
walls and fences to maximize the positive interrelationship of buildings and public
streets, and to avoid the predominance of long, unarticulated walls or fences, and to
prevent pedestrians from walking through plantings. Ordinance Section 94-398, in
addition to the following standards, shall apply:
(1) The design and materials for walls and fences shall be coordinated with the
design and materials of the principal buildings, and should have substantially
the same detail. This is not intended to require identical materials and design.
a. Pressure treated lumber fences shall not be permitted unless stained or
painted.
b. All chain-link fences must be plastic coated and shall only be permitted in
side yards and the backyard, and shall not extend nearer to the street than
the front of the building, nor used in the secondary front yard on a corner
lot.
c. Smooth faced concrete (CMV) blocks or non -architectural poured walls
used to construct a wall shall be covered with brick or some other
decorative block or dimensional material such as a stained block product.
Painted or colored smooth faced concrete bricks or blocks shall not be
considered decorative block.
(2) Walls and fences shall provide variety and articulation at each end and at
intervals not exceeding 25 feet through at least one of the following methods:
a. Changes in plane of not less than one foot;
b. Expression of structure, such as post, column, or pilaster;
c. Variation of material; or
d. Landscaping
Sec. 94-165.5. - Exterior lighting.
(a) The intent of this section is to enhance daytime and night time appearances; to
establish a safe environment, and to minimize light pollution, glare and light
trespass onto adjacent properties. The use of solar, LED or low watt compact
florescent lights that decorate the property and are located and directed where
people need to see in the dark are encouraged.
(b) All exterior lights shall be designed for commercial use. A lighting plan showing
lighting levels on-site and at the property line as well as specification sheets with
pictures must be submitted with the design standards checklist for each exterior
light to be used.
(c) Pedestrian lighting shall clearly indicate the path of travel, shall minimize dark spots
along that path, and shall utilize coordinated light fixtures.
(d) The maximum height of wall mounted parking lot light fixtures shall be 16 feet above
the ground. Pole -mounted fixtures are acceptable, but not required. The maximum
height of pole -mounted fixtures is 30 feet from the ground to the top of the fixture.
Fixtures shall be of full -cut-off (FCO) design to minimize glare and spillover.
(e) Ornamental lighting to light the building facade is permitted, provided that the light
source is not visible from the property line and is designed to minimize glare and
spillover.
(f) No overhead light source (i.e., the lamp or reflector) shall be visible from the
property line. Shields may be employed, if necessary, to satisfy this requirement.
(g) Each exterior entry to structures on the property shall have an exterior light.
(h) For properties adjacent to residential uses, motion sensor flood or spot lights shall
have shrouds, be limited to two bulbs pointed at least 30 degrees downward and
not directly into windows or doors of neighboring building, and the light sources
shall not be visible from the street.
Sec. 94-165.6. - Patios, porches, decks, and rooftop gardens/decks.
(a) For commercial developments that include a residential component, the intent of
this section is to increase resident safety, comfort and privacy by providing
individual outdoor spaces for each unit.
(b) Every residential unit is encouraged to have its own patio or balcony and shall be
incorporated into the architectural facade of the building and may encroach into the
building setback area defined in Ordinance 94-166.7(e), but not more than 25
percent. Commercial structures are also permitted to have exterior balconies. No
patio or balcony shall extend over a sidewalk.
(c) For commercial developments, ground level patios or decks for customer seating
are permitted in the setback areas and should include screening for noise.
Sec. 94-165.7. - Building design; form, scale and context.
(a) The intent of this section is to encourage building design (forms, scale and context)
that will result in high quality, orderly, and consistent street spaces, compatible
relationships to adjoining sites, and an urban character; to create buildings that
provide human scale, interest, and are architecturally cohesive, yet varied, in their
overall form, scale and context; and to protect the architectural character and
cohesiveness of surrounding buildings.
(b) Buildings shall be designed to provide human scale, interest, and variety. The
following techniques may be used to meet this objective:
(1) Variation in the building form, such as recessed or projecting bays, shifts in
massing, or distinct roof shapes.
(2) Emphasis of building entries through projecting or recessed forms, detail, color,
or materials.
(3) Variation of material, material modules, expressed joints and details, surface
relief, color, and texture to break up large building forms and wall surfaces.
Such detailing could include sills, headers, belt courses, reveals, pilasters,
window bays, and similar features.
(4) Building height shall be limited to four stories when located along an arterial or
collector street.
(c) For all nonmanufacturing and retail buildings, where the allowable building is more
than 50 percent wider than adjacent buildings, one of the following techniques shall
be employed to minimize the apparent width of the primary facade:
(1) Articulate the facade with projections or bays.
(2) Use architectural elements such as columns, canopies, glass, changes in
materials, and covered entries to interrupt the facade.
(d) The first floor facade shall include windows to provide visual interest and visual
connection to the street. The total area of windows and doors on the street -facing
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facade, including trim, shall not be less than 20 percent of the total area of the
facade, excluding gables.
(e) Buildings shall be built to the front yard setback line. One story buildings, and the
first story of multi -story buildings, provided upper floors are recessed, may project
ten feet into the front yard setback when adjacent to an arterial or collector street.
No parking is permitted in the front yard setback area. Exception:
(1) Corner lots, provided a fifteen (15') foot landscape area is provided along the
right-of-way.
(f) Commercial buildings within Historic Districts or adjacent to any designated historic
building must first receive staff review and recommendation prior to submittal to the
Brookings Historic Preservation Commission for their review and recommendation
to the Planning Commission.
Sec. 94-165.8. - Roofs and roof lines.
(a) The intent of this section is to provide visual interest and architectural character.
(b) Any roof style such as hip, gambrel, mansard, colonial, flat or another roof style is
permitted so long as the roof pitch is appropriate to the architectural style of the
building and the roof element contains additional architectural elements such as
dormers, long overhangs, windows or other features.
(c) Flat roofs are permitted, and must incorporate a parapet wall on all sides, unless the
rear side of the building is sloped for drainage. The parapet should include
architectural details appropriate to the building design that creates a positive visual
termination for the building (a "top").
(d) A minimum of 50 percent of a building's linear roof drip edge should fall to ground
surfaces that do not contain an impervious surface. If gutters or stormwater drain
towards neighboring properties, then water shall be directed to rain garden(s), bio-
swales, or other best management practices to minimize drainage onto neighboring
properties.
Sec. 94-165.9. - Exterior materials.
(a) The intent of this section is to maintain architectural character and to encourage the
use of attractive and high quality materials with low life -cycle costs.
(b) The use of identical materials on all sides of the building is encouraged; however,
higher -quality materials on street -facing facades and complementary materials on
other facades are acceptable.
(c) Use of decorative accessories and trim is highly encouraged.
(d) Vinyl, plywood, chipboard, T1-11, asphalt siding, non -architectural metal siding and
smooth -faced concrete block are prohibited as exterior finish materials unless the
applicant's architect can demonstrate that the materials are appropriate to the
design of the building. Treated wood shall be painted or stained.
(e) Natural wood shall be painted or stained, unless it is cedar, redwood or some other
naturally weather resistant species and is intended to be exposed.
Sec. 94-165.10. - Garages and accessory buildings.
(a) The intent of this section is to improve the visual impact of garages and accessory
buildings facing the street, to prevent storage doors and overhead doors from facing
the street, and to maximize pedestrian safety.
(b) Street -facing overhead doors on garages are not permitted on lots served by an
alley. Corner lots shall have overhead doors facing the street of the lowest
classification according to the Major Street Plan.
(c) The cumulative length of all garage doors facing the street shall not exceed 50
percent of the total length of the street -facing elevation, unless architecturally
justified.
(d) All accessory buildings shall be architecturally compatible and be constructed of the
same materials as the primary building.
Section 2.
Any and all ordinances in conflict herewith are hereby repealed.
First Reading:
Second Reading
Published:
ATTEST:
o
Bonnie Foster, City Clerk
April 27, 2021
May 11, 2021
May 14, 2021
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CITY F B . 00 1 , SD
Oepfe G. Niemeyer