A.
A "group development" is any development containing:
(1)
Two or more structures containing principal land uses on the same
lot.
(2)
Any single structure on a single lot which contains five or more
dwelling units or two or more nonresidential uses.
(3)
Any new institutional, commercial and office buildings in excess
of 5,000 gross square feet and all multibuilding group developments
in which the combined total of all structures on a site, regardless
of diverse ownership, use or tenancy, exceeds 5,000 square feet.
(4)
Any building additions to institutional, commercial and office buildings
that bring the total building size to over 5,000 gross square feet.
These regulations shall apply to the building addition, the older
portions of the building constructed prior to the adoption of this
article, and to the site.
B.
Common examples of group developments include six-unit apartment
buildings, apartment complexes, condominium complexes, strip centers,
shopping centers and office centers. (One-tenant office or commercial
buildings containing less than 5,000 square feet of gross floor area,
four-unit apartment buildings, and other land uses in which each nonresidential
building contains only one tenant, or where the lot contains only
one structure, or where each residential building contains four or
fewer dwelling units, are not group developments even though such
developments may contain parcels under common ownership.)
A.
Permitted by right: not applicable.
B.
Conditional use regulations. Any land use that is permitted as a
permitted by right land use or as a conditional land use within the
applicable zoning district(s) is permitted to locate within a group
development. The detailed land use regulations of this section that
pertain to individual land uses shall also apply to individual land
uses within a group development, as will all other applicable provisions
of this chapter. Therefore, land uses permitted by right in the zoning
district shall be permitted by right within an approved group development
(unless otherwise restricted by the conditions of approval imposed
during the conditional use approval for the group development as a
whole), and land uses permitted as a conditional use in the zoning
district shall be permitted within the group development only with
conditional use approval for the specific use. In all cases, the following
conditional use conditions shall be applied to the group development
as a whole and to individual uses within the group development:
(1)
All required off-street parking spaces and access drives shall be
located entirely within the boundaries of the group development.
(2)
The development shall contain a sufficient number of waste bins to
accommodate all trash and waste generated by the land uses in a convenient
manner.
(3)
No group development shall take access to a local residential street.
(4)
All development located within a group development shall be located
so as to comply with the intent of this chapter regarding setbacks
of structures and buildings from lot lines. As such, individual principal
and accessory structures and buildings located within group developments
shall be situated within building envelopes that serve to demonstrate
complete compliance with said intent. Said building envelopes shall
be depicted on the site plan required for review of group developments.
The use of this approach to designing group developments will also
ensure the facilitation of subdividing group developments in the future
(if such action is so desired).
(5)
The following standards shall apply to all group developments:
(a)
Building exterior materials shall be of high quality on all
sides of the structure, including glass, brick, decorative concrete
block or stucco. Decorative architectural metal with concealed fasteners
may be approved with special permission from the City.
(b)
Building exterior design shall be unified in design and materials
throughout the structure and shall be complementary to other structures
in the vicinity. However, the development shall employ varying building
setbacks, height, roof, treatments, door and window openings, and
other structural and decorative elements to reduce the apparent size
and scale of the structure. A minimum of 20% of the combined facades
of the structure shall employ actual facade protrusions or recesses.
A minimum of 20% of the combined linear roof eave or parapet lines
of the structure shall employ differences in height of eight feet
or more. Roofs with particular slopes may be required by the City
to complement existing buildings or otherwise establish a particular
aesthetic objective.
(c)
Mechanical equipment, refuse containers and any permitted outdoor
storage shall be fully concealed from on-site and off-site ground-level
views with materials identical to those used on the building exterior.
(d)
Standard corporate trademark building designs, materials, architectural
elements and colors all shall be acceptable, as determined by the
City, only as subtly integrated into the more generic design of the
building as a whole. Color schemes of all architectural elements shall
be muted, neutral, nonreflective and nonuse- or nontenant-specific.
(e)
Public entryways shall be prominently indicated from the building's
exterior design and shall be emphasized by on-site traffic flow patterns.
All sides of the building that directly face or abut a public street
shall have public entrances.
(f)
Loading areas shall be completely screened from surrounding
roads and residential, office and commercial properties. Said screening
may be through internal loading areas, screening wall that will match
the building exterior in materials and design, fully opaque landscaping
at time of planting, or combinations of the above. Gates and fencing
may be used for security purposes but not for screening and shall
be of high aesthetic quality.
(g)
Vehicle access from public streets shall be designed to accommodate
peak traffic volumes without disrupting traffic on public streets
from inadequate throat length, access drive width or design or inadequate
driveway location. The impact of traffic generated by the proposed
development shall be demonstrated by a traffic impact analysis performed
by the applicant's traffic engineer so as to not adversely impact
off-site public roads, intersections and interchanges during the traffic
peak associated with a full parking lot. Where the project shall adversely
impact off-site traffic, the City may deny the application, may require
a size reduction in the proposed development, or may require off-site
improvements.
(h)
Parking lot design shall employ interior landscaped islands
with a minimum of 400 square feet at all parking islands, and in addition
shall provide a minimum of one landscaped island of a minimum of 400
square feet in each parking aisle for every 20 cars in that aisle.
Aisle-end islands shall count toward meeting this requirement. Landscaped
medians shall be used to break large parking areas into distinct pods,
with a maximum of 100 spaces in any one pod.
(i)
A minimum of one cart-return area of 200 square feet shall be
provided for every parking area pod. There shall be no exterior cart-return
or cart-storage areas located within 25 feet of the building in areas
located between the building and a public street.
(j)
The applicant shall demonstrate full compliance with City standards
for stormwater, utilities, erosion control and public safety.
(k)
On-site landscaping shall be provided per the landscaping requirements
of this chapter, except that building foundation landscaping and paved
area landscaping shall be provided at 1.5 times the required landscape
points for development in the zoning district.
(l)
A conceptual plan for exterior signage shall be provided at
time of detailed site plan or GDP that provides for coordinated and
complementary exterior sign location, configurations and colors throughout
the planned development. All freestanding signage within the development
shall complement the on-building signage. Freestanding sign materials
and design shall complement the building exterior and may not exceed
the maximum height requirement of this chapter and the Building Code.
(m)
The entire development shall provide for full and safe pedestrian
and bicycle access within the development and shall provide appropriate
connections to the existing and planned pedestrian and bicycle facilities
in the community and in surrounding neighborhoods, including sidewalk
connections to all building entrances from all public streets. The
development shall provide secure bicycle parking and pedestrian furniture
in appropriate quantities and location. A central pedestrian gathering
area shall be provided.
(n)
Where such developments are proposed to provide a new location
for a business already located within the community, a required condition
of approval for the new development shall be a prohibition on conditions
of sale, lease or use of the previously occupied building or site
which provide limits beyond the range of applicable local, state or
federal regulations. If such limits are required, the applicant may
seek City approval to demolish the previously occupied structure and
prepare the site for some future development.
(o)
The applicant shall provide adequate evidence that the proposed
development and uses cannot be adequately sited within or on existing
developed properties or buildings within the community.
(p)
The Plan Commission may waive any of the above standards by
a three-fourths' vote of members in attendance, but only if supplemental
design elements or improvements are incorporated into the project
that compensate for the waiver of the particular standard.
It is not the intent of this article, nor any other provision
of this chapter, to discriminate against condominium forms of ownership
in any manner which conflicts with § 703.27, Wis. Stats.
As such, the provisions of this article are designed to ensure that
condominium forms of ownership are subject to the same standards and
procedures of review and development as other physically identical
forms of development.
