A.
General provisions.
(1)
Purpose. Improve the overall quality of nonresidential development
in Lake Mills, ensure compatibility of nonresidential development
with surrounding land uses, enhance site design of nonresidential
development in the City, enhance pedestrian safety and walkability,
and improve user-friendliness of the document and review process.
(2)
Applicability. The provisions of this section shall apply to the
following types of developments:
(a)
Development of all projects in which the principal use is commercial,
industrial or institutional.
(b)
Any accessory use to one of the principal uses listed in Subsection A(2)(a), including but not limited to lighting, accessory buildings over 300 square feet in floor area, telecommunications facilities, and exterior building alterations.
(3)
Exemptions. The following shall be exempted from the provisions of
this section:
B.
Site planning.
(1)
Purpose. These guidelines and standards are intended to encourage
an orderly and logical pattern of commercial development that is easily
recognized by local residents, and that enhances the convenience and
livability of Lake Mills. It is also the intent that these guidelines
and standards encourage forethought and consideration of both a development's
external relationships as well as its internal organization.
(2)
Preservation of natural features.
(a)
Purpose. Enhance local character; protect natural features'
important functions, such as stormwater management, air purification,
and provision of shade; preserve and integrate natural features, including
mature trees into new development.
(b)
Tree and vegetation preservation.
[1]
Tree survey/plan requirement. Developers shall submit an existing
tree survey and preservation plan to show compliance with these guidelines
and standards.
[2]
General guideline. Existing quality/specimen trees and vegetation
should be preserved whenever possible to act as buffers between adjoining
developments and as site amenities within the development.
[4]
Significant tree preservation and replacement standards.
[a]
At least 50% of significant trees shall be preserved
or transplanted on site, to the maximum extent practicable.
[b]
Significant trees in appropriate locations, such as along drainages and along the perimeter of the site, should be used to fulfill landscaping or buffering requirements outlined in § 660-113.
[c]
Tree replacement. If a significant tree designated to be preserved is removed or substantially damaged during clearing, grading, or construction, the developer shall replace the removed or damaged tree with new trees. Replacement trees shall be the same or similar species to the trees removed or damaged, or alternately a species native to Jefferson County (as listed in § 660-113) and a minimum planting size of 2.5 inches DBH. Trees removed or damaged shall be replaced by the developer on a diameter inches for diameter inches basis.
[d]
Barrier fencing shall be installed during construction
to protect significant trees.
[e]
Grading shall be avoided within the root area or
drip line of any existing preserved trees.
(3)
Land disturbance.
(a)
Intent. The natural rolling and vegetated topography is a key
element in distinguishing Lake Mills and defining its character. Development
should maintain natural site topography and minimize land disturbance.
Extensive grading or unusual site improvements (e.g., large retaining
walls) to force a design onto a property is strongly discouraged.
Modifying the design of a commercial development to fit the site generally
results in a reduced potential for environmental problems and an improved
level of visual interest and variety.
(b)
Design guidelines and standards.
[1]
Prior approval of land disturbance. Where significant topographical
issues are identified at a preapplication conference (for example,
substantial differences in grade on site), the City may require the
applicant to submit a preliminary grading plan. As applicable, no
grading, excavation, or tree/vegetation removal shall occur on a site,
whether to provide for a building site, for on-site utilities or services,
or for any roads or driveways, before the City's approval of such
preliminary grading plan.
[2]
Natural topography. To the maximum extent feasible, the layout
of commercial developments shall maintain natural site topography.
Berms, channels, swales, and similar man-made changes to the landscape
shall be designed and graded to be an integral part of the natural
landscape and to provide a smooth transition in changes of slope.
[3]
Maximum slope on graded or filled man-made slopes. The maximum
slope shall be 3:1.
C.
Site layout/development pattern.
(1)
Intent. Site layout and building orientation often define the focus
of activity that occurs at the front door or along the street. These
standards are intended to use site planning and building orientation
in order to:
(a)
Create a sense of place for users and passersby.
(b)
Ensure that buildings relate appropriately to surrounding developments
and streets and create a cohesive visual identity and attractive street
scene.
(c)
Ensure that site circulation promotes contiguous pedestrian
and vehicle circulation patterns.
(d)
Ensure that parking areas provide safe and efficient access
to buildings.
(e)
Create a unique and identifiable image for development in Lake
Mills.
(2)
Location of parking. In order to reduce the scale of the paved surfaces
and to shorten the walking distance between the parked car and the
building, off-street parking for all commercial developments shall
be located according to one of the following options:
(a)
A minimum of 30% of the off-street surface parking spaces provided
for all uses contained in the development's primary building shall
be located other than between the front facade of the primary building
and the primary abutting street; e.g., to the rear or side of the
primary building(s); or
(b)
More than 70% of the off-street surface parking spaces provided for all uses contained in the development's primary building may be located between the front facade of the primary building(s) and the primary abutting street, provided the amount of interior and perimeter parking lot landscaping required by § 660-113B is increased by 50%.
(3)
Multiple-building developments.
(a)
Applicability. When there is more than one building in a commercial development, the development shall comply with the following standards, except that multiple-building developments located at the intersection of two thoroughfare streets shall comply instead with the standards stated in Subsection C(5), Site layout and building orientation at two intersecting thoroughfare streets.
(b)
Site layout and building orientation. All primary and pad site
buildings shall be arranged and grouped so that their primary orientation
complements adjacent, existing development and either:
[1]
Frames the corner of an adjacent street intersection;
[2]
Frames and encloses a "main street" pedestrian and/or vehicle
access corridor within the development site;
[3]
Frames and encloses parking areas, public spaces, or other site
amenities.
[4]
Alternatives. An applicant may submit an alternative development
pattern, provided such pattern achieves the intent of the above standards
and this section. Strictly linear or "strip commercial" development
patterns shall be avoided.
(4)
Single-building developments.
(a)
Applicability. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development, the development shall comply with the following standards, except that single-building developments located at the intersection of two thoroughfare streets shall comply instead with the standards stated in § 660-94C(5), Site layout and building orientation at two intersecting thoroughfare streets.
(b)
Single-tenant building. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development that will be occupied by a single tenant, such building shall be oriented toward the primary abutting street and shall otherwise comply with § 660-94C(2), Location of parking. Deep setbacks behind large expanses of parking areas or vacant land shall be avoided.
(c)
Multi-tenant building. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development that will be occupied by multiple tenants, at least 50% of the building's "active" wall shall be oriented toward the primary abutting street and shall otherwise comply with § 660-94C(2), Location of parking. Deep setbacks behind large expanses of parking areas or vacant land should be avoided. For purposes of this standard, the "active" wall shall be the side of the building containing the majority of storefronts, customer entrances, and windows.
(5)
Site layout and building orientation at two intersecting thoroughfare
streets.
(a)
Intent. Major intersections of commercial activity in Lake Mills
need special attention so that all four corners are linked and function
as a whole, and so that a sense of place and "arrival" unique to Lake
Mills is created. Development at key intersections shall comply with
the recommendations outlined in the Comprehensive Plan.
(b)
Applicability. All new office, and commercial developments located
at the intersection of two thoroughfare (arterial) streets shall comply
with this subsection's site layout and building orientation standards.
(c)
Site layout and building orientation. To the maximum extent
practicable, within each intersection quadrant, primary buildings
and/or pad site buildings shall be arranged to orient to the thoroughfare
streets and to frame the corner at the intersection of the two thoroughfares.
Deep building setbacks behind large expanses of parking areas or vacant
land shall be avoided.
(d)
Focal point required. On each of the four corners of a thoroughfare/thoroughfare
street intersection, developments shall provide a "focal point" within
a two-hundred-foot radius from the intersection of the center lines
of the two thoroughfare streets. A "focal point" shall be visible
from the intersecting thoroughfare streets and may be either:
[1]
A distinctively designed building, which may include a pad site
building, preferably with a vertical element; but shall not include
drive-through facilities and automobile service stations;
[2]
An architectural feature that is a minimum of 15 feet tall and
a maximum 25 five feet tall (e.g., a clock tower, spire, or interesting
roof form);
[3]
Public art or sculpture;
[4]
Fountains or other water feature;
[5]
Public plazas or other open space; or
[6]
Landscape feature.
(6)
Pad/outlot sites.
(a)
Intent. The siting and design of smaller retail stores, commonly
referred to as "pads" or "outlots," can create a more inviting appearance
in a larger development by visibly reducing the project's scale and
by expanding the range of activities and businesses found within a
single development. The location, orientation of the entry, and architecture
of pad site buildings also provide opportunities to frame entries
into larger developments and contribute to the development's visual
interest by placing storefront spaces closer to the street and creating
a street scene. Accordingly, pad site structures shall be compatible
with the main buildings on a commercial site. The layout of pad site
buildings shall relate coherently to the public street and surroundings
(outward) as well as to the main center (inward), and specific siting
decisions shall further the general intent of creating a "sense of
place," focal points, site amenities, and arrival into the commercial
center.
(b)
Design guidelines and standards.
[1]
General guideline. The number, location, and design of independent
pad sites shall reinforce, rather than obscure, the identity and function
of a commercial development.
[2]
Clustering of pad sites. To the maximum extent practicable, pad sites shall be clustered together to define street edges and entry points or to enclose and create interesting places between buildings. Even dispersal of pad sites in a widely spaced pattern within the development, even if along the street edge(s), is discouraged. Placement of pad sites shall be consistent with the requirements for overall development pattern and site layout set forth in § 660-94C, Site layout/development pattern.
[3]
Spaces between adjacent pad sites. Wherever practicable, spaces
between adjacent pad site buildings should be improved to provide
small pockets (preferably heavily landscaped) of customer parking,
pedestrian connections, small-scale project amenities, or focal points.
Examples include, without limitation:
[4]
Building orientation on pad sites. The primary facade of a building
located on a pad site, typically the facade containing the primary
customer entrance, may be oriented in a variety of ways, including,
without limitation, toward the primary access street, toward an internal
"main street," framing a primary entrance to the development or center,
toward the side (especially when that side faces another pad site
building), or toward the interior of the center.
[6]
Pad site building design.
[a]
Pad site buildings shall incorporate the same materials
and colors as those on the primary commercial building(s) in the development
or center.
[b]
Pad site entrances are appropriate locations to
express individual building character or identity. Customer entrances
shall be emphasized through incorporation of a building recess, projection,
canopy, or similar design element.
(7)
Freestanding kiosks/ATM structures/vending machines/outdoor sales
appurtenances.
(a)
Intent. Ensure that freestanding kiosk structures, ATM structures,
vending machines, and other outdoor sales appurtenances are compatible
with the appearance and function of the overall commercial development.
(b)
Classification. All freestanding kiosk structures, ATM structures,
vending machines, and other outdoor sales appurtenances shall be considered
uses accessory to the principal uses on the property.
(c)
Design guidelines and standards.
[1]
General guideline. All kiosk-type buildings and structures shall
be integrated with the overall commercial or center development and
shall be subject to the same guidelines as all other buildings with
the development.
[2]
Location. Freestanding kiosks and drive-up ATM structures shall
not be located along the primary access street frontage.
[3]
Access. Access to a freestanding kiosk or drive-up ATM structure
shall not be from the adjacent public streets. Access shall be from
drives and streets internal to the development.
(8)
Site amenities.
(a)
Intent. Site amenities and pedestrian-scale features (e.g.,
outdoor plazas, street furniture, playgrounds, statuary, sidewalk
cafes) in commercial developments offer attractive spaces for customer
and visitor interaction and create an inviting image for both customers
and employees. The use of site amenities can also provide pedestrian
spaces at the entry to buildings, can break up expanses of parking,
enhance the overall development quality, and contribute to the character
of an area.
(b)
Design guidelines and standards.
[1]
General guideline. Site amenities and gathering places can vary
widely in size, in type, and in degree of amenity. Buildings, trees,
walls, topography, and other site features within a commercial development
should be oriented and arranged to enclose such gathering places and
lend a human scale.
[2]
Permitted site amenities.
[a]
Patio or plaza with seating area;
[b]
Mini-parks, squares, or greens;
[c]
Customer walkways or pass-throughs containing window
displays;
[d]
Water feature;
[e]
Clock tower; and/or
[f]
Public art;
[g]
Any other similar, deliberately shaped area and/or
focal feature that, in the City's judgment, adequately enhances such
development and serves as a gathering place.
D.
Relationship to surrounding development.
(1)
Intent. Ensure convenient pedestrian and vehicle access and connections
to adjacent uses whenever practicable; encourage architectural, land
use, and open space transitions, such as reduced building mass next
to residential uses, reduced intensity between commercial and residential
uses, front-to-front building orientations, green spaces, and preserved
natural features.
(3)
Transitions between land uses.
(a)
Transitions shall be required in the following situations:
[1]
Changes in use between adjoining properties, especially from
commercial to residential.
[2]
Changes in intensity of use between adjoining properties, such
as from commercial centers to multifamily residential.
[3]
Views, uses, or activities on the commercial development site
that could be a nuisance for neighbors, such as commercial loading
and service areas.
(b)
Preferred techniques. When a transition is required, an applicant
shall incorporate, to the maximum extent practicable, the architectural
and green/open space transition techniques tools outlined below:
[1]
Architectural transitions. To the maximum extent practicable,
commercial development incorporates the following techniques to ensure
compatibility with surrounding development, including adjacent residential
development:
[a]
Use similar building setback.
[b]
Use similar building height.
[c]
Use similar roof form.
[d]
Mitigate the larger mass of commercial buildings with facade articulation as outlined in § 660-94G(2), Building massing and façade treatment.
[e]
Use front-to-front building orientations, especially
with commercial uses that are pedestrian-intensive (e.g., restaurants,
banks). Other building-to-building orientations may be utilized except
that a back-to-front building orientation is not an acceptable transition
tool.
[2]
Green/open space transitions. Commercial development may employ
the following technique to provide transitions and ensure compatibility
between the commercial development and surrounding development:
[a]
Use small green spaces, courts, squares, parks,
plazas, and similar spaces that can also function as community gathering
places.
[b]
Use existing natural features as transitions, including
natural differences in topography (not retaining walls), streams,
existing stands of trees, and similar features. When existing natural
features are used as transitions, the City may still require that
adequate pedestrian connections to adjacent land uses be accommodated.
[3]
Landscaping and screening transitions. Where other transitions tools are not possible, or where the City determines other transition tools by themselves do not create an adequate transition to, or buffer for, less intensive land uses, the landscaping and screening requirements outlined in § 660-113B shall apply.
E.
Vehicle connections with adjacent properties.
(1)
Adjacent nonresidential uses.
(a)
To the maximum extent feasible, connections between adjacent
nonresidential development parcels shall be provided by constructing
a logical array of access points continuous to the adjacent development.
(b)
To the maximum extent feasible, common or shared service and
delivery access shall be provided between adjacent parcels and/or
buildings.
(c)
The City may require access easements to ensure that pad sites
or adjacent parcels have adequate access if ownership patterns change.
(2)
Adjacent residential uses. Commercial drives or on-site streets shall
not align with access to adjacent residential developments. Exceptions
may be made in cases where physical constraints dictate that no other
option is possible.
(3)
Emergency access. All commercial developments shall comply with the
currently adopted building code provisions regarding emergency vehicle
access and fire lanes.
F.
Pedestrian access and circulation. Applicants shall submit a detailed
pedestrian circulation plan with all development applications that
shows compliance with the following guidelines and standards:
(1)
Required pedestrian connections. An on-site system of pedestrian
walkways shall be designed to provide direct access and connections
to and between the following:
(a)
The primary entrance or entrances to each commercial building,
including pad site buildings.
(b)
Any sidewalks or walkways on adjacent properties that extend
to the boundaries shared with the commercial development.
(c)
Any public sidewalk system along the perimeter streets adjacent to the commercial development [see Subsection F(3), Pedestrian connections to perimeter public sidewalks].
(d)
Where practicable and appropriate, adjacent land uses and developments,
including but not limited to adjacent residential developments, retail
shopping centers, office buildings, or restaurants.
(e)
Where practicable and appropriate, any adjacent public park,
greenway, or other public or civic use including but not limited to
schools, places of worship, public recreational facilities, or government
offices.
(2)
Pedestrian connections from buildings to parking areas, pad sites, and site amenities. In addition to the connections required in Subsection F(1), Required pedestrian connections, on-site pedestrian walkways shall connect each primary entrance of a commercial building to a pedestrian network serving:
(a)
All parking areas or parking structures that serve such primary
building; and
(b)
Site amenities or gathering places provided pursuant to § 660-94C(8).
(3)
Pedestrian connections to perimeter public sidewalks. Connections
between the on-site (internal) pedestrian walkway network and any
public sidewalk system located along adjacent perimeter streets shall
be provided at regular intervals along the perimeter street as appropriate
to provide easy access from the public sidewalk to the interior walkway
network.
(4)
Walkways along buildings. Continuous pedestrian walkways no less
than five feet wide shall be provided along the full length of a pad
site building along any facade featuring a customer entrance and along
any facade abutting customer parking areas. Such walkways shall be
located at least three feet from the facade of the building to provide
planting beds for foundation landscaping, except where features such
as arcades or entryways are part of the facade.
(5)
Walkways through vehicle areas. At each point that the on-site pedestrian
walkway system crosses a parking lot or internal street or driveway,
the walkway or crosswalk shall be clearly marked through the use of
a change in paving materials distinguished by their color, texture,
or height, and have a minimum width of seven feet.
G.
Building design.
(1)
Intent. Create commercial developments with a recognizable image
as a distinct place; vary massing to provide visual interest; as applicable,
ensure compatibility with surrounding developments; and use building
height and massing to emphasize important corners, designate points
of entry, and create a visible skyline to differentiate Lake Mills'
new commercial areas from other activity nodes.
(2)
Building massing and facade treatment except where noted. All new
commercial development shall comply with the following standards:
(a)
Variation in massing. A single, large, dominant building mass
shall be avoided.
(b)
Building facade treatment standards.
[1]
Architectural style. Style is not restricted; evaluation of
the appearance of a project shall be based on professional quality
of its design, architectural interest and variety, relationship to
surroundings and the community, relationship to human scale.
[2]
Four-sided architecture. Continuing an architectural theme on
all exposed exterior surfaces through the use of the same building
materials shall be required.
[3]
Minimum wall articulation. There shall be no blank, unarticulated
building walls exceeding 30 feet in length. All building walls shall
be designed to meet all the following standards:
[a]
All building walls shall consist of a building
bay or structural building system visually established by architectural
features such as columns, ribs or pilasters, piers, changes in wall
planes, changes in texture or materials, and fenestration pattern.
[b]
Long walls shall include at least one change in
wall plane, such as projections or recesses, having a depth of at
least four feet and extending at least 20% of the entire length of
the facade.
[c]
All building walls shall include materials and
design characteristics consistent with those on the front.
(c)
Building walls facing public areas. In addition to Subsection G(2)(b)[3] above, building walls that face public streets, connecting walkways, or adjacent development shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale. All improvements shall comply with § 573-20, Privileges in streets.
[2]
Awnings.
[a]
Awnings shall be no longer than a single storefront
[b]
Fabric awnings are encouraged; canvas awnings with
a matte finish are preferred. Awnings with high-gloss finish are discouraged.
Illuminated, plastic awnings are prohibited.
[c]
Rigid frame awnings are allowed, but shall stop
at the top section and shall not be included in the valance.
[d]
Awning colors shall be compatible with the overall
color scheme of the facade from which it projects. Solid colors or
subtle striped patterns are preferred
[e]
Awnings for rectangular openings shall be simple
shed shapes.
[3]
Downspouts. All downspouts shall be concealed. No exposed downspouts
shall be used. The view through scuppers shall be screened
(3)
Building materials/colors. All commercial development shall comply
with the following design guidelines and standards:
(a)
Intent. Achieve unity of design through compatible materials
and colors throughout commercial developments; select building materials
that are durable, attractive and have low maintenance requirements;
and utilize colors that reflect natural tones found in the environment
of Lake Mills.
(b)
Submittal requirement. Applicants shall submit a color palette
and building materials board as part of their BSO plan application.
(c)
Building materials.
[1]
Commercial structures.
[a]
Materials shall have good architectural character
(i.e., strength, durability and quality) and shall be selected for
harmony of the building with adjacent buildings and the surrounding
community. Buildings shall have the same materials, or materials that
are architecturally harmonious, used for all building walls and other
exterior building components wholly or partly visible from public
streets.
[b]
Brick, architectural panels, precast concrete,
architectural wood, architectural composites, or decorative (architectural)
masonry block shall be utilized for at least 75% of the exterior treatment
of all buildings, exclusive of fenestration.
[c]
Natural materials (i.e., cedar siding, brick, stone)
are preferred materials for the exterior treatment of structures.
[d]
Metal or steel external siding shall not be permitted
as a construction material for building elevations. The use of metal/steel
for roofing material is permissible and may be approved by the Zoning
Administrator based upon context and overall site design.
[e]
Exterior Insulation and Finish System (EIFS) or
Dryvit® are permitted building materials and may be approved by
the City based upon context and overall site design.
[2]
Industrial structures.
[a]
Materials shall have good durability and quality
and shall be selected for compatibility with adjacent buildings and
the surrounding developments.
[b]
The facade of any building facing a public right-of-way
shall be faced with brick, brick veneer, architectural panels, precast
concrete, architectural wood, architectural composites, decorative
(architectural) masonry block, stone, glass, or similar materials.
[c]
Metal siding shall not be utilized for any building
elevation abutting a public right-of-way and may only be utilized
for other elevations in conjunction with a brick or stone wainscoting.
The use of metal/steel for roofing material is permissible and shall
be approved by the Zoning Administrator based upon context and overall
site design.
[d]
Building elevations along a public right-of-way
shall wrap around a minimum of 20 feet or to a natural dividing point.
Elevations facing side or rear yards shall be finished with materials
complementary to the street elevations. Side and rear elevations that
do not incorporate a significant proportion of the building material
outlined above shall incorporate enhanced landscape and screening
measures. Appropriateness and effectiveness shall be subject to Zoning
Administrator approval.
[e]
Building elevations abutting a residential land use shall be enhanced with brick, brick veneer, architectural panels, precast concrete, decorative (architectural) masonry block, stone, glass, or similar materials. Landscape and screening measures shall comply with the regulations outlined in § 660-113, Landscape and buffers.Appropriateness and effectiveness shall be subject to Zoning Administrator approval.
(d)
Building color.
[1]
Color schemes shall tie building elements together, relate separate
(freestanding) buildings within the same development to each other,
and shall be used to enhance the architectural form of a building.
[2]
Color schemes should utilize earth and other natural tones as
found in the soil types and/or plant material found in Lake Mills
and, more specifically, that area immediately adjacent to the development
site.
[3]
All building projections, including, but not limited to, chimneys,
flues, vents, and gutters, shall match or complement the color of
the surface from which they project.
[4]
Intense, bright, black, or fluorescent colors shall be used
sparingly and only as accents; such colors shall not be used as the
predominant color on any wall or roof of any building. Permitted sign
areas shall be excluded from this standard.
(4)
Customer entrances. All commercial development shall comply with
the following design guidelines and standards.
(a)
Number of entrances required.
[1]
Each principal commercial building greater than 50,000 square
feet (gross floor area) shall provide at least two customer entrances,
each of which shall be on separate building facades that are oriented
to a public street.
[2]
Principal commercial buildings smaller than 50,000 square feet
(gross floor area) are encouraged to provide multiple customer entrances
on sides of the building that face an abutting public street.
[3]
Where additional stores will be located in the primary building,
each such store may have an exterior customer entrance, which shall
comply with the prominent entrance requirement below.
(b)
Prominent entrances required. Each primary building on a site,
regardless of size, shall have clearly defined, highly visible customer
entrances incorporating some of the following design features:
[1]
Canopies or porticos.
[2]
Overhangs.
[3]
Recesses/projections.
[4]
Arcades.
[5]
Raised corniced parapets over the door.
[6]
Peaked roof forms.
[7]
Arches.
[8]
Outdoor patios.
[9]
Display windows.
[10]
Architectural detail such as tile work and moldings
integrated into the building structure and design.
[11]
Integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
(5)
Multiple buildings in commercial centers. Commercial centers that
contain multiple buildings, including pad sites, shall comply with
the following design guidelines and standards:
(a)
Use of similar building materials in a commercial center. In
order to achieve unity between all buildings in a commercial center,
all buildings in the center, including pad site buildings, shall be
constructed of building materials from the color and materials palette
approved for the center.
(b)
Use of similar architectural styles or theme in a commercial
center. A consistent architectural style or theme should be used throughout
a commercial center, and in particular to tie outlying pad site buildings
to the primary building. Building entrances are appropriate locations
to express individual building character or identity.
H.
Service, loading, outdoor storage and mechanical areas.
(1)
Purpose. Landscaping or other forms of screening shall be provided
around outdoor service, storage, loading and mechanical areas to provide
sensory (visual, olfactory, auditory) screening from adjacent properties,
streets, affected pedestrian circulation routes, and affected pedestrian-oriented
spaces.
(2)
General. Integrate outdoor storage areas and loading facilities into
the site design to minimize their size, reduce visual impact, and
where appropriate allow for pedestrian and vehicular movement between
sites.
(3)
Outdoor storage areas. All outdoor storage and/or merchandise display areas shall comply with the regulations outlined in § 660-22.
(5)
Mechanical/utility equipment. Mechanical and utility equipment can
detract from the quality of a development and the character of an
area. These standards mitigate the negative visual and acoustic impacts
of mechanical and utility equipment systems located in a commercial
development.
(a)
For new projects, all utilities to serve buildings shall be
run underground to reduce visual clutter.
(b)
Window air-conditioning units shall not be installed on any
building facade that faces a street.
(c)
Locate and screen mechanical equipment so that the equipment
is not visible when viewed from ground level of adjacent properties.
Low-profile mechanical units on rooftops that are not visible from
public ways should be used. Mechanical units shall be set back from
the building edge and located in areas that are not visible or obtrusive.
Screen or match the color of roof-mounted equipment with the exposed
color of the roof to minimize visual impacts when roof-mounted equipment
is visible from nearby buildings and higher elevations.
(d)
Locate and screen utility meters, electrical conduit, and other
service and utilities apparatus so as not to be visible from adjoining
and nearby streets.
(6)
Trash areas.
(a)
Trash enclosures shall be located in convenient but not prominent
areas, such as inside parking courts, or at the end of parking bays.
They should be well screened with landscaping and designed to protect
adjacent uses from noise and odors. A clear and safe pedestrian route
shall be established to each trash area.
(b)
Trash enclosures shall be constructed from solid materials and
adequately screened from adjacent units with landscaping. Architectural
screening elements should be constructed of the same materials and
finishes as adjacent buildings, and the color should also be compatible
with the adjacent buildings. Gates should be of a solid material and
painted to match the architectural screening elements on nearby fences
and walls.
(c)
Trash receptacles should be accessible for trash collection
but should not block circulation drives near loading areas or conflict
with parking. For security reasons, trash enclosure locations should
not create blind spots or hiding areas.
A.
General provisions.
(1)
Purpose. These standards are intended to direct the design of buildings
and sites within the Downtown Business District, in compliance with
the City's Comprehensive Plan. The standards will promote quality
development and reinforce the City's identity in the downtown area
— a vision of an attractive, pedestrian-oriented, small-town
downtown in scale and atmosphere. Buildings and sites should convey
a sense of permanence, attention to detail, quality and investment.
The standards are not intended to slow or restrict development, but
rather to add consistency and predictability to the development process.
(2)
Applicability. The provisions of this section shall apply to properties
within the B1 Downtown Business District as follows:
(a)
New construction, addition, or reconstruction of a principal
building.
(b)
Principal building's floor area expansion by more than 25%.
Upon the initial expansion of the building, a sum will be totaled
for that parcel.
(c)
Primary building facade exterior alteration or renovation.
(d)
Use of available economic incentives will require conformance
with the standards of this section.
(e)
Exceptions.
[1]
Existing building and site improvements may remain in their
current condition as long as no additions are added to the existing
building.
[2]
The standards and requirements of this section may be waived
for buildings officially designated as historic if they would result
in an unacceptable modification of the original, historic appearance
of the building as determined by the Plan Commission.
[3]
Routine maintenance is exempt from the standards and requirements
of this section.
B.
Relationship to adjacent properties.
(1)
Purpose. To promote functional and visual compatibility between adjacent
properties while avoiding negative impacts in a historic downtown
setting.
(2)
Design standards.
(a)
Proposed development shall coordinate with surrounding site
planning and development efforts on adjacent properties.
(b)
Development shall consider the following design features to
create visual continuity between the proposed development and adjacent
neighborhoods and the community:
[1]
Site design features: building setbacks, placement of structures,
location of pedestrian and vehicular facilities; and spacing from
adjoining buildings.
[2]
Planting design features: composition of plant materials; type
and quantity of plant materials; and street trees.
[3]
Building design features: scale; massing, proportion; spacing
and location of windows, doorways and other features; roof silhouette;
facade proportions and orientation; location of entries; surface material,
finish, color and texture of surrounding development; and style of
architecture.
(c)
Properly link proposed development to existing and planned pedestrian,
vehicular, drainage and utility systems, and assure efficient continuation
of such systems.
(d)
Building mass, color, lighting, and design shall be compatible
with existing and planned adjacent public and private open spaces,
parks and recreation areas.
C.
Relationship to streetfront.
(1)
Purpose. To create an active, safe pedestrian environment; to upgrade
facades and streetscape to establish visual identity for downtown
Lake Mills; to unify streetscapes; to create visual interest and increased
activity and public points at street corners.
(2)
Design standards.
(a)
The street edge shall be defined by the building, landscaping,
or other pedestrian-oriented features.
(c)
Along downtown streets:
D.
Service, loading, outdoor storage and mechanical areas.
(1)
Purpose. Landscaping or other forms of screening shall be provided
around outdoor service, storage, loading and mechanical areas to provide
sensory (visual, olfactory, auditory) screening from adjacent properties,
streets, affected pedestrian circulation routes, and affected pedestrian-oriented
spaces.
(2)
General. Integrate outdoor storage areas and loading facilities into
the site design to minimize their size, reduce visual impact, and
where appropriate, allow for pedestrian and vehicular movement between
sites.
(3)
Outdoor storage areas. All outdoor storage and/or merchandise display areas shall comply with the regulations outlined in § 660-22.
(5)
Mechanical/utility equipment. Mechanical and utility equipment can
detract from the quality of a development and the character of an
area. These standards mitigate the negative visual and acoustic impacts
of mechanical and utility equipment systems located in a commercial
development.
(a)
For new projects, all utilities to serve buildings shall be
run underground to reduce visual clutter.
(b)
Window air-conditioning units shall not be installed on any
building facade that faces a street.
(c)
Locate and screen mechanical equipment so that the equipment
is not visible when viewed from ground level of adjacent properties.
Mechanical units shall be set back from the building edge and located
in areas that are not visible or obtrusive, such as low-profile mechanical
units on rooftops that are not visible from public ways. Screen or
match the color of roof-mounted equipment with the exposed color of
the roof to minimize visual impacts when roof mounted equipment is
visible from nearby buildings and higher elevations.
(d)
Locate and screen utility meters, electrical conduit, and other
service and utilities apparatus so as not to be visible from adjoining
and nearby streets.
(6)
Trash areas.
(a)
Trash enclosures shall be located in convenient but not prominent
areas, such as inside parking courts, or at the end of parking bays.
They should be well screened with landscaping and designed to protect
adjacent uses from noise and odors. A clear and safe pedestrian route
shall be established to each trash area.
(b)
Trash enclosures shall be constructed from solid materials and adequately screened from adjacent units with landscaping as outlined in § 660-113. Architectural screening elements should be constructed of the same materials and finishes as adjacent buildings, and the color should be compatible with the adjacent buildings. Gates should be of a solid material and painted to match the architectural screening elements on nearby fences and walls.
(c)
Trash receptacles should be accessible for trash collection
but should not block circulation drives near loading areas or conflict
with parking. For security reasons, trash enclosure locations should
not create blind spots or hiding areas.
E.
Building design character.
(1)
Purpose: to reflect a traditional "Main Street" character, a collection
of structures designed and built in the early 1900s when structures
were composed of simple forms expressed through commonly available
materials such as brick, masonry, stone and ornamental trim.
(2)
Design standards.
(a)
The general form of structures is to be simple, three-dimensional
forms characteristic of early 1900s main streets that orient to and
participate in the activities of the street.
(b)
Structures with multiple component forms are to be integrated
for visual unity.
(c)
Visually expose components that support and/or stabilize structures
when compatible with design.
(d)
Avoid excessively themed architecture, corporate or franchise
architecture that is not compatible with traditional main street character.
(e)
Adapt building access to site conditions for level, convenient,
obvious entry.
F.
Building scale and mass.
(1)
Purpose. To encourage the use of building components that are human
scale; to provide rhythm and facade scaling elements; and to encourage
architectural scale of development that is compatible with desired
existing adjacent development. See Figure 5.1.
|
Figure 5.1: Appropriate Downtown Building Rhythm and Massing
for Vacant Areas
|
(2)
Design standards.
(a)
Buildings should maintain the alignment of key horizontal elements
along the block or street edge. Long, uninterrupted horizontal elements
should be avoided and interrupted with windowsills, moldings and mid-belt
cornices. Building articulation should be accomplished with design
elements and regular articulation intervals.
[1]
Repeating distinctive window patterns at intervals less than
the articulation interval.
[2]
Providing a porch, patio, deck or covered entry for each articulation
interval.
[3]
Providing a balcony or bay window for each articulation interval.
[4]
Changing the roofline by alternating parapet heights.
[5]
Changing materials with a change in building plane.
[6]
Providing lighting fixtures, trellis, tree or other landscape
feature within each interval.
(b)
Vertical "articulation." To moderate the vertical scale of buildings,
the design shall include techniques to clearly define the building's
cornice, middle and bottom. See Figure 5.1. The following techniques
are suggested methods of achieving vertical articulation:
[1]
Top. Strong eave lines, cornice treatments, horizontal architectural
detailing. This treatment should return into alleyways and the full
length of any facades clearly visible to the public.
[2]
Middle. Windows with thoughtful solid-to-void ratios that exhibit
window patterns of adjacent traditional buildings, balconies, material
changes, railings and similar treatments that unify the building design.
[3]
Bottom. Pedestrian-oriented storefronts, large windows, pedestrian
scale building detail, kick plates below windows, sign band awnings,
and arcades.
[4]
Where appropriate, the applicant should coordinate the horizontal
elements (i.e., cornices, window lines, arcades, etc.) in a pattern
and height to reflect similar elements on neighboring buildings that
exhibit the City's desired scale and character for the area.
|
Figure 5.2: Appropriate Architectural Elements for Downtown
Buildings
|
G.
Building exteriors.
(1)
Purpose. To ensure that buildings have design integrity at all observable
distances; to ensure that exterior finishes are compatible with traditional
main street character; to enhance buildings with appropriate design
details; to encourage pedestrian-friendly street facades along streets
and public parks or open spaces; to architecturally accentuate building
corners at street intersections; to encourage the use of high-quality,
permanent, compatible materials that will upgrade the visual image
of Downtown Lake Mills; to reduce the visual impact of large, undifferentiated
walls.
(2)
Design standards.
(a)
Vernacular. Material finishes shall reflect the early 1900s
"Main Street" vernacular for building materials for new building construction
and buildings constructed before 1930. A new design that draws upon
the fundamental similarities among older buildings in the area without
copying them is preferred. This will allow the new project to be construed
as a product of its own time, yet be compatible with its historic
neighbors.
(b)
Facades.
[1]
Existing buildings. Retain facades that reflect the heritage
of the City. Facades of vintage buildings may be adapted to contemporary
use with compatible materials. Use of metal or plywood siding, metal
screening, plastic, plywood, sheet wood products, or fiberglass to
cover over existing facades is prohibited. Wood should not be used
to cover over existing brick or stone masonry.
[2]
New buildings. Building facades located adjacent to a sidewalk
along downtown streets shall include transparent window area or window
displays along the majority of the ground floor facade between two
feet and eight feet above ground level and the following elements:
(c)
Building entrances and fenestration. Building entrances should
appear similar to those used historically. See Figure 5.1. Clearly
define the primary entrance with traditional architectural detailing,
landscape features such as ornamental paving, tile work, planters
and/or planting beds, or canopies. A contemporary interpretation of
a traditional building entry, which is similar in scale and overall
character to those seen historically, is encouraged in new buildings.
The arrangement, proportion and design of windows and doors shall
conform to the following:
[1]
The height-to-width ratio of single openings and group openings
are to be proportionately scaled to the wall and adjacent buildings.
[2]
Door and window details and trim suitably scaled to the wall
and adjacent buildings.
[3]
Reduce large expanses of glass used in windows and doors to
smaller component windows reminiscent of traditional main street vernacular
when adjacent to sidewalks or other pedestrian use areas.
[4]
The total square footage of windows along a facade facing a
street shall be a minimum of 15% of the square footage of the facade.
|
Figure 5.3: Appropriate Period Window Treatments for Downtown
Buildings
|
(d)
Ornamentation. New buildings should incorporate the following
measures compatible with early 1900s "Main Street" buildings:
[1]
Decorative rooflines. An ornamental molding, entablature, frieze
or other roofline device visible from the ground level.
[2]
Decorative treatment of windows and doors. Decorative molding/framing
details around all ground floor windows and doors, decorative glazing,
or door designs located on facades facing streets or public parks
or open spaces.
[3]
Decorative light fixtures. Decorative light fixtures with a
diffuse visible light source such as a globe or "acorn" that is nonglaring
or a decorative shade or mounting.
[4]
Decorative materials. Natural building materials, including
masonry, brick, tone, wood clapboard, or other materials with similar
decorative or textural qualities.
(e)
Building materials. Building exteriors shall be constructed
from high-quality, durable materials.
[2]
The following materials are prohibited in visible locations:
[a]
Corrugated or beveled metal siding.
[b]
Vinyl or plywood siding.
[c]
Tinted or mirrored glass (except stained glass)
as a major building element.
[d]
Corrugated fiberglass.
[e]
Chain-link fencing.
[f]
Crushed rock/crushed tumbled glass.
[g]
Exterior Insulation Finish Systems (EIFS) when
used for the dominant facade material.
(f)
Colors. Exterior finish colors are to express the integral color
of building materials (i.e., brick, cast stone). Colors should be
neutral shades of natural colors found in nature in the local region,
and include limited compatible accent colors. The color of neighboring
buildings that comply with this section should be considered when
selecting colors for repainting or remodeling of existing structures
and for new structures.
(g)
Corner buildings. Buildings located at the intersection of streets
should include design elements or treatments to the building corner
facing the intersection.
[1]
Provide a corner entrance to a store, courtyard, building lobby,
atrium, pedestrian pathway, or pedestrian-oriented space.
[2]
Include corner architectural elements.
[3]
Special treatment of pedestrian weather protection canopy at
the corner of the building.
[4]
Other similar treatment or element approved by the City.
(h)
Blank walls. Blank walls shall not be visible from a street,
public park or open space. Treatment of blank walls is to be proportional
to the front facade. The applicant must submit architectural plans
and elevations showing proposed treatments for approval.
(i)
Franchise/corporate architecture. Prototype design for franchises
should use customized components that are consistent with the desired
traditional main street character and that reinforce visual consistency
with other adjacent buildings. No franchise architecture will be allowed
unless it can be shown that it is harmonious with the elements of
typical early 1900s architectural detail.
(j)
Awnings.
[1]
Materials. Awnings shall be constructed of high-quality materials
such as matte finish canvas or vinyl-coated canvas, and shall be of
simple, historically compatible design typical to early 1900s downtown
Lake Mills buildings. Awnings shall not be installed so as to obscure
significant architectural details of a building. Bubble, box, or shiny
plastic awnings shall be prohibited. Mansard awnings shall be prohibited
in the B1 District. Architectural metal awnings may be permitted with
approval of the Zoning Administrator.
[2]
Colors. Solid color or two-color striped awnings are permitted.
Corporate colors on awnings are permitted only if they are architecturally
compatible with the building on which the awning is attached. Overly
iridescent or fluorescent colors shall be prohibited.
[3]
Signage. Signage on awnings shall be limited to the vertical
drip or flat face (perpendicular to the street or sidewalk) of an
awning, and shall not be permitted on the sides or top slope of an
awning.
[4]
Length. Awnings shall not exceed the width of a single building
or building module. Awnings shall not be installed so as to extend
across more than one storefront.
[5]
Illumination. Backlit or internally lit awnings shall be prohibited.
A.
General provisions.
(1)
Purpose. Improve overall quality of multifamily development
in Lake Mills, ensure compatibility of multifamily development with
surrounding land uses, and improve user-friendliness of the document
and review process.
(2)
Applicability. Multifamily residential design shall apply to:
(a)
New multifamily development of three units or more.
(b)
Major rehabilitation, renovation, restoration, modification,
addition, or retrofit of a three-unit or more multifamily structure
or site that exceeds 50% of its current appraised value as established
by the City of Lake Mills. Major rehabilitation shall not include
routine maintenance and repair of a structure or other feature on
the surrounding site, such as roof replacement or general repairs
to a parking area or other site feature.
B.
Site planning.
(1)
Purpose. Enhance the image of the City, reflect unique site
characteristics, and provide strong neighborhood environments; maintain
local character by preserving and incorporating natural site features,
significant natural areas, open space, and historic structures; preserve
and integrate healthy and mature existing trees for the benefits of
natural shading, air quality, stormwater management, and aesthetic
value.
(2)
Common open space. Common open space areas are to have easy
access by residents, provide focal points for community recreation
and interaction and add to the overall quality of life for residents.
Common open space should be integrated purposefully into the overall
design of a development, not merely as residual areas left over after
buildings and parking lots are sited.
(a)
Common open space required. At least 15% of the total land area
shall be common open space. Clustering of buildings is encouraged
to minimize small, narrow, unassigned strips in front of and between
buildings. Designated common open space may be natural, landscaped
for more formal courtyards or plazas, or may be developed for active
or passive recreation.
(b)
Areas not allowed for common open space. The following shall
not count toward common open space set-aside requirements:
[1]
Private lots, yards, balconies and patios dedicated for use
by a specific unit.
[2]
Public right-of-way or private streets and drives.
[3]
Open parking areas and driveways for dwellings.
[4]
Land covered by structures except for ancillary structures associated
with the use of the open space such as gazebos and picnic shelters.
[5]
Designated outdoor storage areas.
[6]
Land areas between buildings and parking lots or driveways of
less than 40 feet.
[7]
Required perimeter setbacks.
[8]
Detention/retention facilities, including drainage swales, except
that detention or retention areas and stormwater management structures
or facilities may be used to meet up to 100% of the required common
open space amount, provided such areas or facilities are accessible
and usable, as determined by the City, as year-round community amenities
by the residents of the development (e.g., picnic areas, passive recreation
areas, playgrounds, ponds for fishing and/or boating, etc.).
(3)
Preservation of natural features. Preserving significant natural
features enhances local character while benefitting stormwater management,
air quality, and natural shade.
(a)
General guideline. Integrate existing natural features, required
open space, and existing on-site historic structures or cultural resources
into the overall development.
(b)
Preservation of existing trees and vegetation.
[1]
An existing tree survey and plan for tree preservation and replacement
shall be submitted with a required preliminary plan or site plan to
show compliance with the guidelines and standards below.
[2]
General guideline. Existing trees and vegetation should be preserved
whenever possible to act as buffers between adjoining developments
and as community amenities within the multifamily development.
[3]
[4]
Tree replacement. If a significant tree is removed or substantially
damaged during clearing, grading or construction, the applicant or
developer shall replace the removed or damaged tree with new trees.
Replacement trees shall be the same or similar species to the trees
removed or damaged, or alternately a species native to Jefferson County
and approved by the Zoning Administrator. For every one inch of tree
caliper removed or damaged, the applicant or developer shall install
the equivalent diameter inches of replacement tree caliper.
[5]
Tree protection during construction. Significant trees shall
be protected during construction with barrier fencing. Grading shall
be avoided within the root area or drip line of any existing preserved
trees.
C.
Site layout and development pattern.
(1)
Purpose. Site layout and building orientation often define the
focus of activity that occurs at the front door or along the street.
The layout of the site also establishes the sense of community for
a neighborhood by providing opportunities for people to gather. These
standards are intended to use site planning and building orientation
to:
(a)
Ensure that buildings relate appropriately to surrounding developments
and streets and create a cohesive visual identity for the neighborhood
and attractive street scene;
(b)
Promote efficient site layout in terms of vehicular and pedestrian
circulation patterns;
(c)
Create a unique and identifiable image for new multifamily development
in Lake Mills;
(d)
Ensure occupants' privacy through careful siting of buildings
within a multifamily development (e.g., address sight line of window
to window in adjacent buildings, limit buildings' primary orientation
to parking lots).
(2)
Site layout guidelines and standards for multifamily developments.
(a)
Building organization. Individual buildings within a multifamily
development shall be:
[1]
Clustered or grouped to form neighborhoods.
[2]
Organized around a common open space, public open space (e.g.,
a greenway), natural features located on the site (e.g., a stream
corridor), or community amenities such as swimming pools or other
recreational facilities.
[3]
Oriented or arranged in a manner to enclose required common
open spaces to the maximum extent practicable.
[4]
Oriented to primary perimeter streets, including thoroughfares,
or boundaries; or through-access drives.
(b)
Building orientation to street edges. To the maximum extent
practicable, buildings along a public street should be oriented to
avoid multiple parallel orientations to a public street. Instead,
a variety of building orientations, including perpendicular and canted,
or intervening open spaces should be provided to lessen the mass of
buildings along the street. Multiple buildings may line up parallel
to a public street if:
(c)
Privacy assurance. If any portion of a multifamily development is located adjacent to single-family residential uses, then accessory structures, including garages and recreational facilities, shall be set back a minimum of 25 feet from the adjacent single-family residential property line. The developer shall provide a buffer between the structure and adjacent property. The buffer may be a fence, wall, heavy landscaping, or combination thereof. Fences and walls used for buffer purposes shall comply with the regulations outlined in §§ 660-14 and 660-15.
D.
Vehicular and pedestrian circulation and access.
(1)
Purpose. These guidelines and standards are intended to:
(a)
Create a hierarchy of streets and drives for new multifamily
development.
(b)
Design streets and drives to create identifiable, safe neighborhood
environments.
(c)
Provide safe and efficient vehicular circulation patterns within
and between developments. Residential and collector drive design within
a multifamily development should be designed to encourage building
clusters that define identifiable neighborhoods within the multifamily
development. So that a multifamily development should not become an
isolated island in the surrounding community, the internal drive system
should also offer connectivity between adjacent residential neighborhoods.
(d)
Use internal drives to define and protect important views.
(e)
Provide safe, identifiable pedestrian circulation patterns within
and between developments.
(2)
Vehicle access and circulation.
(a)
Internal drive hierarchy. The organization of the internal drive
system in a multifamily development should provide a hierarchy of
three types of drives:
(b)
Internal drive design. The internal drive network should respond
to topography, intended traffic speed, pedestrian usage and safety,
and views. Excessively straight and wide drives encourage high traffic
speed and do not have a residential scale. Accordingly, internal drive
design within a multifamily development's boundaries shall comply
with the following guidelines and standards:
[1]
The internal drive system shall connect to the perimeter public
street system to provide multiple direct connections to and between
local destinations such as parks, schools and shopping.
[2]
Interconnectivity. The internal drive system shall connect to
the perimeter public street system to provide for both intra- and
inter-neighborhood connections to knit separate developments together,
rather than forming barriers between them. Accordingly, the internal
drive system shall provide vehicle connections, other than primary
vehicle access, to each adjoining residential or collector street.
[3]
Multifamily developments greater than five acres shall include
a minimum of one "through-access drive," which typically will be a
private drive but may be a dedicated street, with detached sidewalks
and landscaped planting strips between the sidewalk and curb. The
through-access drive shall be continuous through the site, and connect
to a perimeter public street on either end.
[4]
The design of all through-access drives shall be consistent
with, and aligned with, residential drives or through-access drives
on adjacent properties.
[5]
The internal drive system should be arranged to utilize both
parallel and perpendicular streets in identifiable blocks or clusters,
as well as occasional curvilinear or diagonal streets, except where
sensitive natural areas would be unduly disturbed by such a pattern.
"T" intersections are also encouraged in locations where views of
important public spaces or natural or open areas can be highlighted.
[6]
To the maximum extent practicable, drives should follow the
natural contours of the site.
(c)
Vehicle access and circulation. Primary vehicle access to a
multifamily development shall be from thoroughfare or collector streets.
To the maximum extent practicable, unless required for emergency access,
a multifamily development shall not have primary vehicle access from
a local street that also serves single-family residences. Large multifamily
developments shall have multiple primary access points from thoroughfare
streets as required to ensure public safety.
(3)
Pedestrian access and circulation.
(a)
Minimum width. All on-site pedestrian walkways and sidewalks
shall be a minimum of four feet wide, except walkways adjacent to
a parking area, where cars may overhang the walkway, shall be a minimum
of six feet wide.
(b)
Pedestrian connections. An on-site system of pedestrian walkways
shall be designed to provide direct access and connections to and
between the following:
[1]
The primary entrance or entrances to each principal multifamily
building;
[2]
To any sidewalks or walkways on adjacent properties that extend
to the boundaries shared with the multifamily development.
[3]
Any sidewalk system along the perimeter streets adjacent to the multifamily development as outlined in Subsection D(3)(d) below.
[4]
Any adjacent commercial land uses, including but not limited
to retail shopping centers, office buildings, restaurants, or personal
service establishments; and
[5]
Any adjacent public park, greenway, or other public or civic
use including but not limited to schools, places of worship, public
recreational facilities, or government offices.
(c)
Connections to primary entrances. In addition to the connections required in Subsection D(3)(b) above, on-site pedestrian walkways shall connect each primary entrance of each principal multifamily building to the following:
[1]
Parking areas or parking structures that serve the principal
multifamily building;
[2]
Community amenities, such as swimming pools, community centers,
other recreational facilities, or common open space; and
[3]
Sub-community facilities intended to serve the particular multifamily
building, such as mail centers.
(d)
Connections to perimeter street. Connections between the on-site
(internal) pedestrian walkway network and any public sidewalk system
located along adjacent perimeter streets shall be provided at an average
spacing of 1,320 feet along the perimeter street. In this way, pedestrians
along the perimeter public streets will be able to find a sidewalk
connection into the interior walkway system without walking more than
1/4 mile along the perimeter street.
(e)
Connection markings. Each point at which the on-site pedestrian
walkway system must cross a parking lot or internal street or driveway
to make a required connection shall be clearly marked through the
use of change in paving materials, height, or distinctive colors.
E.
Building design.
(1)
Purpose.
(a)
Create and add to the visual interest of Lake Mills streets;
(b)
Ensure distinctive quality and consistency in building architectural
character and style;
(c)
Ensure building design and architectural compatibility within
a multifamily development.
(d)
Promote compatibility with adjacent development, as applicable
considering the context of adjacent residential neighborhoods, including
the height, scale, mass, form, and character of surrounding development.
(e)
Provide building design details to avoid featureless building
massing and reduce the visual scale of large multifamily buildings;
(f)
Achieve unity of design through the use of similar materials
and colors;
(g)
Ensure use of durable and attractive building materials;
(h)
Encourage private open spaces for residents' enjoyment; and
(i)
Ensure accessory structures are compatible in design with the
primary buildings they serve.
(2)
Building height, mass, and form.
(a)
Building height. All structures shall comply with the building height standards outlined in § 660-57, Bulk regulations.
(b)
Building mass and form.
[1]
Building length/number of units. No more than six townhouse
dwelling units shall be attached in any single row.
[2]
Building design shall provide complex massing configurations
with a variety of different wall planes and roof planes. Wall and
roof planes shall contain offsets or setbacks with a horizontal plane
differential at least every 50 linear feet. Plain, monolithic structures
with long, monotonous, unbroken wall and roof surfaces of 50 feet
or more are prohibited.
[3]
The facades of single-family attached townhouses should be articulated
to differentiate individual units.
[4]
Multifamily building design should incorporate visually heavier
and more massive elements at the building base, and lighter elements
above the base. A second story, for example, should not appear heavier
or demonstrate greater mass than that portion of the building supporting
it.
(c)
Small multifamily buildings. To the maximum extent practicable,
the massing and use of exterior materials on small multifamily buildings
of eight units or less should be arranged so as to give the building
the appearance of a large single-family detached home.
(3)
Architectural detail. Style, roof form, building facades, and
fenestration.
(a)
Purpose. Provide a distinctive quality, architectural character
in new multifamily developments, incorporating architectural details
to reduce the visual scale of large multifamily buildings and development.
(b)
Consistency in architectural style. Each building in a multifamily
development should have a definitive, consistent style. Mixing of
various architectural styles on the same building is discouraged.
(c)
Four-sided design required. All sides of a multifamily building
shall display a similar level of quality and architectural interest.
The majority of a building's architectural features and treatments
shall not be restricted to a single facade.
(d)
Pedestrian-scale entrance required. All building entries adjacent
to a collector or residential (local) public street or to a public
street or private drive with on-street parking shall be pedestrian-scaled.
Pedestrian-scaled entries are those that provide an expression of
human activity or use in relation to building size. Doors, windows,
entranceways, and other features such as corners, setbacks, and offsets
can be used to create pedestrian scale.
(e)
Articulated building fronts. Fronts of buildings should be articulated
through the use of bays, insets, balconies, porches, or stoops related
to entrances and windows.
(f)
Windows. All multifamily building elevations shall contain windows,
except when necessary to assure privacy for adjacent property owners.
Windows should be located to maximize the possibility of occupant
surveillance of entryways, recreation areas, and laundry areas.
(g)
Garage doors. Garage doors of attached garages shall not comprise
more than 50% of the total length of a multifamily building's front
facade, and every two single-bay garage doors or every double garage
door shall be offset by at least four feet from the plane of an adjacent
garage door(s).
(h)
Roofs.
[1]
All multifamily buildings with pitched roofs shall have a pitched
roof with a minimum slope ratio of 6:12.
[2]
On buildings where sloping roofs are the predominant roof type,
each building shall have a variety of roof forms. For instance, a
gable or hip configuration should be used with complementary sheds,
dormers, and other minor elements. Other roof forms will be considered
on a case-by-case basis.
[3]
On buildings where flat roofs are the predominant roof type,
parapet walls shall vary in height and/or shape at least one every
50 feet of building wall length.
[4]
Roof forms shall be designed to correspond and denote building
elements and functions such as entrances and arcades.
(4)
Mechanical/utility equipment screening.
(a)
Intent. Mitigate the detracting visual and acoustic impacts
of mechanical and utility equipment systems located in a multifamily
residential development.
(b)
Design standards. Mechanical/utility screening shall be an integral
part of the building structure and architecture rather than appearing
"tacked on" to the exterior surfaces. Screening shall be provided
through the use of fencing, landscape materials, or other materials
compatible with the primary structure.
(6)
Trash and storage areas.
(a)
Trash enclosures shall be located in convenient but not prominent
areas, such as inside parking courts, or at the end of parking bays.
They should be well screened with landscaping and designed to protect
adjacent uses from noise and odors. A clear and safe pedestrian route
shall be established to each trash area. Residents should not have
to wind their way through a parking lot to the trash area.
(b)
Trash enclosures shall be constructed from solid materials and
adequately screened from adjacent units with landscaping. All trash
enclosures should be covered with a trellis or similar structure.
Architectural screening elements should be constructed of the same
materials and finishes as adjacent buildings, and the color should
also be compatible with the adjacent buildings. Gates should be of
a solid material and painted to match the architectural screening
elements on nearby fences and walls.
(c)
Trash receptacles should be accessible for trash collection
but should not block circulation drives near loading areas or conflict
with parking. For security reasons, trash enclosure locations should
not create blind spots or hiding areas.
F.
Building materials.
(1)
Purpose. Achieve unity of design with similar materials and
colors throughout multifamily developments.
(2)
Design guidelines and standards.
(a)
Multifamily development over 100 units. Subtle variations in
color and materials shall be used where practicable to define neighborhoods
in multifamily development of more than 100 units.
(b)
Exterior materials. High-quality building materials that are
durable, attractive, and have low maintenance requirements shall be
utilized.
[1]
For all multifamily buildings and single-family townhouses,
an amount equal to 40% of the total net exterior wall area of each
building elevation, excluding gables, windows, doors, and related
trim, shall be brick, stone, or architectural block.
[2]
Exterior building materials shall not include the following:
rough sawn or board-and-batten wood, smooth-faced or gray concrete
block, painted concrete block, tilt-up concrete panels, field-painted
or pre-finished standard corrugated metal siding, or standard single-
or double-tee concrete systems.
[3]
The rehabilitation of existing multifamily structures shall
comply with the requirements for exterior building materials to the
maximum extent practicable. Use of alternate materials is subject
to approval by the Zoning Administrator.
(c)
Roof materials. Predominant roof materials shall be high quality,
durable material such as, but not limited to: wood shake shingles,
clay or concrete tiles, composition shingles, and asphalt shingles.
Other materials, such as standing-seam metal, will be considered on
a case-by-case basis.
A.
General provisions.
(1)
Purpose. The purpose of this section is to allow the optional
development and redevelopment of land in the City of Lake Mills consistent
with the design principles of traditional neighborhoods. A traditional
neighborhood:
(a)
Is compact;
(b)
Is designed for the human scale;
(c)
Provides a mix of uses, including residential, commercial, civic,
and open space uses in close proximity to one another within the neighborhood;
(d)
Provides a mix of housing styles, types, and sizes to accommodate
households of all ages, sizes, and incomes;
(e)
Incorporates a system of relatively narrow, interconnected streets
with sidewalks, bikeways, and transit that offer multiple routes for
motorists, pedestrians, and bicyclists and provides for the connections
of those streets to existing and future developments;
(f)
Retains existing buildings with historical features or architectural
features that enhance the visual character of the community;
(g)
Incorporates significant environmental features into the design;
(h)
Is consistent with the City's adopted Comprehensive Plan.
(2)
Application procedure and approval process. Shall comply with the procedures as outlined in § 660-208, Traditional neighborhood development (TND).
(3)
Subdivision of land. If the traditional neighborhood development involves the subdivision of land as defined in Chapter 650, Subdivision Regulations, the applicant shall submit all required land division documents in accordance with the requirements of Chapter 650, Subdivision Regulations, of the Code of the City of Lake Mills and Chapter 236 of the Wisconsin Statutes. If there is a conflict between the design standards of Chapter 650, Subdivision Regulations, and the design guidelines of this section, the provisions of this section shall apply.
(4)
Ownership and maintenance of open space. Provision shall be
made for the ownership and maintenance of streets, squares, parks,
open space, and other public spaces in a traditional neighborhood
development.
B.
Traditional neighborhood development design standards.
(1)
Neighborhood uses. In order to achieve the proximity necessary
to make neighborhoods walkable, it is important to mix land uses.
A traditional neighborhood development should consist of a mix of
residential uses, a mixed-use area, and open space as provided below:
(a)
A mix of residential uses of the following types can occur anywhere
in the traditional neighborhood development. For infill development,
the mix of residential uses may be satisfied by existing residential
uses adjacent to the traditional neighborhood development.
(b)
Mixed-use area, of commercial, residential, civic or institutional,
and open space uses, as identified below. All residents should be
within approximately 1/4 mile or a five-minute walk from existing
or proposed commercial, civic and open space areas. Individual businesses
should not exceed 6,000 square feet in size.
[1]
Commercial uses.
[a]
Food services (neighborhood grocery stores; butcher
shops; bakeries; restaurants, not including drive-throughs; cafes;
coffee shops; neighborhood bars or pubs);
[b]
Retail uses (florists or nurseries; hardware stores;
stationery stores; bookstores; studios and shops of artists and artisans);
[c]
Services (day-care centers; music, dance or exercise
studios; offices, including professional and medical offices; barber;
hair salon; dry cleaning);
[d]
Accommodations (bed-and-breakfast establishments,
small hotels or inns).
[2]
Residential uses.
[a]
Single-family attached dwellings, including duplexes,
townhouses, row houses;
[b]
Multifamily dwellings, including senior housing;
[c]
Residential units located on upper floors above
commercial uses or to the rear of storefronts;
[d]
"Live/work" units that combine a residence and
the resident's workplace;
[e]
Special needs housing, such as community living
arrangements and assisted-living facilities.
[5]
Open space uses identified below should be incorporated in the
traditional neighborhood development as appropriate. Large outdoor
recreation areas should be located at the periphery of neighborhoods
rather than central locations.
(2)
Development units. The number of residential dwelling units
and the amount of nonresidential development (excluding open spaces)
shall be determined as follows:
(a)
In areas devoted to mixed residential uses:
[1]
The number of single-family attached and detached units permitted
shall be five to eight dwelling units per net acre;
[2]
The number of multifamily units shall be eight to 12 dwelling
units per net acre.
[3]
Secondary dwelling units shall be permissible in addition to
the number of dwelling units authorized under this section. However,
the total number of secondary dwelling units shall not be more than
10% of the total number of single-family attached and detached units.
[4]
For each affordable housing unit provided under this section,
one additional dwelling unit shall be permitted, up to a maximum 15%
increase in dwelling units.
(b)
In mixed-use areas:
[1]
The number of single-family and multifamily dwelling units permitted
shall be calculated the same as above plus an additional number of
units not to exceed 10% of the amount permitted above.
[2]
All dwelling units constructed above commercial uses shall be
permissible in addition to the number of dwelling units authorized
under this section. However, the total number of dwelling units shall
not be increased by more than 10 dwelling units or 10%, whichever
is greater.
[3]
The total ground floor area of nonresidential development uses,
including off-street parking areas, shall not exceed 25% of the traditional
neighborhood development.
(3)
Open space. At least 20% of the gross acreage of the traditional
neighborhood development must be open space. Open space may include
undevelopable areas such as steep slopes and wetlands, and stormwater
detention and retention basins. Ninety percent of the lots within
the areas devoted to mixed residential uses shall be within 1/4 mile
or a five-minute walk from common open space.
(4)
Stormwater management. The design and development of the traditional
neighborhood development should minimize off-site stormwater runoff,
promote on-site filtration, and minimize the discharge of pollutants
to ground and surface water. Natural topography and existing land
cover should be maintained/protected to the maximum extent practicable.
New development and redevelopment shall meet the requirements as outlined
in the City's stormwater management regulations.
(5)
Lot and block standards.
(a)
Block and lot size diversity. Street layouts should provide
for perimeter blocks that are generally in the range of 200 feet to
400 feet deep by 400 feet to 800 feet long. A variety of lot sizes
should be provided to facilitate housing diversity and choice and
meet the projected requirements of people with different housing needs.
(b)
Widths. Lot widths should create a relatively symmetrical street
cross-section that reinforces the public space of the street as a
simple, unified public space.
(c)
Building setback, front: mixed-use area. Structures in the mixed-use
area have no minimum setback. Commercial and civic or institutional
buildings should abut the sidewalks in the mixed-use area.
(d)
Building setback, front: areas of mixed residential uses. Single-family
detached residences shall have a building setback in the front between
zero feet and 25 feet. Single-family attached residences and multifamily
residences shall have a building setback in the front between zero
feet and 15 feet.
(e)
Building setback, rear: areas of mixed residential uses. The
principal building on lots devoted to single-family detached residences
shall be set back no less than 30 feet from the rear lot line.
(f)
Side setbacks. Provision for zero-lot-line, single-family dwellings
may also made, provided that a reciprocal access easement is recorded
for both lots and townhouses or other attached dwellings, provided
that all dwellings have pedestrian access to the rear yard through
means other than the principal structure.
(6)
Circulation standards. The circulation system shall allow for
different modes of transportation. The circulation system shall provide
functional and visual links within the residential areas, mixed use
area, and open space of the traditional neighborhood development and
shall be connected to existing and proposed external development.
The circulation system shall provide adequate traffic capacity, provide
connected pedestrian and bicycle routes (especially off-street bicycle
or multiuse paths or bicycle lanes on the streets), control through
traffic, limit lot access to streets of lower traffic volumes, and
promote safe and efficient mobility through the traditional neighborhood
development.
(a)
Pedestrian circulation. Convenient pedestrian circulation systems
that minimize pedestrian-motor vehicle conflicts shall be provided
continuously throughout the traditional neighborhood development.
Where feasible, any existing pedestrian routes through the site shall
be preserved and enhanced. All streets, except for alleys, shall be
bordered by sidewalks on both sides in accordance with the specifications
listed in Table 5.1 below in this section. The following provisions
also apply:
[1]
Walkways in residential areas. Clear and well-lighted walkways,
three to five feet in width, depending on projected pedestrian traffic,
shall connect all dwelling entrances to the adjacent public recreational
trails.
[2]
Walkways in mixed-use areas. Clear and well-lighted walkways
shall connect building entrances to the adjacent public walkways and
to associated parking areas. The Public Works Commission shall determine
the width of such walkways.
[3]
Disabled accessibility. Walkways shall comply with the applicable
requirements of the Americans with Disabilities Act.
[4]
Crosswalks. Intersections of walkways with streets shall be
designed with clearly defined edges. Crosswalks shall be well lit
and clearly marked with contrasting paving materials at the edges
or with striping.
(b)
Bicycle circulation. Bicycle circulation shall be accommodated
on streets and/or on dedicated bicycle paths. Where feasible, any
existing bicycle routes through the site shall be preserved and enhanced.
Facilities for bicycle travel may include off-street bicycle paths
(generally shared with pedestrians and other nonmotorized users) and
separate, striped, four-foot bicycle lanes on streets. If a bicycle
lane is combined with a lane for parking, the combined width should
be 14 feet.
(c)
Public transit access. Where public transit service is available
or planned, convenient access to transit stops shall be provided.
Where transit shelters are provided, they shall be placed in highly
visible locations that promote security through surveillance, and
shall be well lighted.
(d)
Motor vehicle circulation. Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic-calming features such as "queuing streets," curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds. Traffic circulation within a traditional neighborhood development shall comply with the regulations outlined in § 660-40 and the following:
[1]
Street hierarchy. Each street within a traditional neighborhood
development shall be classified according to the following (arterial
streets should not bisect a traditional neighborhood development):
[a]
Collector. This street provides access to commercial
or mixed-use buildings, but it is also part of the City's major street
network. On-street parking, whether diagonal or parallel, helps to
slow traffic. Additional parking is provided in lots to the side or
rear of buildings. Figure 5.6 is a schematic sketch of a typical collector
street cross-section. Table 5.1 lists the recommended dimensions of
each component: (A) building setback from street right-of-way; (B)
sidewalks; (C) landscape median; (D) parking lane; (E) bicycle lane;
(F) travel lane.
|
Figure 5.4: Collector Street Schematic
|
[b]
Subcollector. This street provides primary access
to individual residential properties and connects streets of lower
and higher function. Design speed is 25 mph. Figure 5.6 is a schematic
sketch of a typical subcollector street cross-section. Table 5.5 lists
the recommended dimensions of each component: (A) building setback
from street right-of-way; (B) sidewalks; (C) landscape median; (E)
bicycle lane; (F) travel lane.
|
Figure 5.5: Subcollector Street Schematic
|
[c]
Local street. This street provides primary access
to individual residential properties. Traffic volumes are relatively
low, with a design speed of 20 mph. Figure 5.6 is a schematic sketch
of a typical local street cross-section. Table 5.6 lists the recommended
dimensions of each component: (A) building setback from street right-of-way;
(B) sidewalks; (C) landscape median; (F) travel lanes.
|
Figure 5.6: Local Street Schematic
|
[d]
Alley. These streets provide secondary access to
residential properties where street frontages are narrow, where the
street is designed with a narrow width to provide limited on-street
parking, or where alley access development is desired to increase
residential densities. Alleys may also provide delivery access or
alternate parking access to commercial properties.
|
Table 5.1: Attributes of Streets in a Traditional Neighborhood
Development.
| |||||
|---|---|---|---|---|---|
|
Collector
|
Subcollector
|
Local Street
|
Alley
| ||
|
Average daily traffic
|
750 or more
|
750 to 1,500
|
Less than 250
|
Not applicable
| |
|
ROW width
|
76 to 88 feet
|
48 to 72 feet
|
35 to 50 feet
|
12 to 16 feet
| |
|
A
|
Setback
|
Building setbacks in the TND will vary according to the proposed
land use, development type, and building height. Setbacks shall be
determined as part of the design review process with the GDP and PIP,
and typically establishes a maximum setback from the public right-of-way.
| |||
|
B
|
Sidewalks
|
Both sides, 5 feet minimum
|
Both sides, 3 to 5 feet
|
Both sides, 3 to 5 feet
|
None
|
|
C
|
Planting strips
|
Minimum 6 feet
|
Minimum 6 feet
|
Minimum 6 feet
|
None
|
|
D
|
Parking
|
Both sides, 8 feet
|
None, 1, or both sides, 8 feet
|
None or 1 side, 8 feet
|
None
|
|
E
|
Bicycle lanes
|
Two 6-foot lanes combined with parking lanes
|
4-foot lanes with no parking, or 6-foot lanes combined with
parking lanes
|
None
|
None
|
|
F
|
Travel lanes
|
Two or 3 12-foot lanes
|
Two 10-foot lanes
|
Two 10-foot lanes, or 1 14-foot (queuing) lane
|
Two 8-foot lanes for two-way traffic, or 1 12-foot lane for
one-way traffic
|
[2]
Street layout. The traditional neighborhood development should
maintain the existing street grid, where present, and restore any
disrupted street grid where feasible. In addition:
[a]
Intersections shall be at right angles whenever
possible, but in no case less than 75°. Roundabouts are encouraged
at intersections to significantly reduce accidents without the use
of traffic controls.
[b]
Curb cuts for driveways to individual residential lots shall be prohibited along arterial streets and shall comply with the regulations outlined in § 660-38, Roadway visibility.
[c]
The orientation of streets should enhance the visual
impact of common open spaces and prominent buildings, create lots
that facilitate passive solar design, and minimize street gradients.
All streets shall terminate at other streets or at public land, except
local streets may terminate in stub streets when such streets act
as connections to future phases of the development. Local streets
may terminate other than at other streets or public land when there
is a connection to the pedestrian and bicycle path network at the
terminus.
C.
Architectural standards. A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character. The standards and guidelines as outlined in § 660-94, Nonresidential design, § 660-98, Downtown design, § 660-103, Multifamily residential design, shall apply. In addition, the following shall apply:
(1)
Guidelines for existing structures.
(a)
Existing structures, if determined to be historic or architecturally
significant, shall be protected from demolition or encroachment by
incompatible structures or landscape development.
(2)
Guidelines for new structures.
(a)
Height. New structures within a traditional neighborhood development
shall be no more than three stories for single-family residential,
or four stories for commercial, multifamily residential, or mixed
use.
(b)
Entries and facades.
[1]
The architectural features, materials, and the articulation
of a facade of a building shall be continued on all sides visible
from a public street.
[2]
The front facade of the principal building on any lot in a traditional
neighborhood development shall face onto a public street.
[3]
The front facade shall not be oriented to face directly toward
a parking lot.
[4]
Porches, pent roofs, roof overhangs, hooded front doors or other
similar architectural elements shall define the front entrance to
all residences.
[5]
For commercial buildings, a minimum of 50% of the front facade
on the ground floor shall be transparent, consisting of window or
door openings allowing views into and out of the interior.
[6]
New structures on opposite sides of the same street should follow
similar design guidelines. This provision shall not apply to buildings
bordering civic uses.
(3)
Guidelines for garages and secondary dwelling units. Garages
and secondary dwelling units may be placed on a single-family detached
residential lot within the principal building or an accessory building,
provided that the secondary dwelling unit shall not exceed 1,000 square
feet. The plan-view diagrams of four alternative garage locations
on a single-family housing lot shall apply.
|
Figure 5.7: Plan View Diagrams of Alternative Garage Locations
on a Single-Family Lot
|
(4)
Guidelines for exterior signage. A comprehensive sign program is required for the entire traditional neighborhood development that establishes a uniform sign theme. Signs shall share a common style (e.g., size, shape, material). All signage shall comply with the provisions outlined in Article VI, Signage.
D.
Landscaping and screening standards. Overall composition and location of landscaping shall complement the scale of the development and its surroundings. In general, larger, well-placed contiguous planting areas shall be preferred to smaller, disconnected areas. All landscaping shall comply with the standards outlined in § 660-113, Landscape and buffers.
A.
General provisions.
(1)
Purpose. Uniform landscape, screening and tree preservation
standards for development of property in the City and the review of
plans to ensure that the City remains attractive, safe and comfortable.
(2)
Applicability. This section shall apply to all developments
except detached single-family and attached two-family residentially
used and zoned structures. Every development shall provide sufficient
landscaping so that neighboring properties are shielded from detracting
visual aspects, and the appearance and desirability of development
contributes to the overall attractiveness and economic health of the
City.
(3)
Plan requirements.
(a)
Landscape plan required. A landscape plan following the standards set forth in this section shall be required for all projects requiring BSO plan review. The landscape plan shall be prepared by a landscape architect, certified nursery professional, or master gardener. Landscaping on any existing or proposed street right-of-way shall comply with the requirements as set forth by the City of Lake Mills Facilities and Grounds Director. Landscape plans shall be reviewed and approved as a part of the site plan review and approval procedures contained in § 660-205.
[Amended 8-3-2021 by Ord. No. 1226]
(b)
Content of landscape plan. All landscape plans shall include
or have attached thereto the following information:
[1]
North arrow, scale, date of plan and any subsequent revisions.
[2]
The location and dimensions of all existing and proposed buildings,
structures, parking lots and driveways, roadways and rights-of-way,
sidewalks, bicycle paths, signs, refuse disposal areas, fences, freestanding
electrical equipment, light fixtures, other surface utility structures,
and other freestanding structural features, recreational facilities,
setbacks and easements. The landscape plan shall be drawn at a scale
not smaller than one inch equals 100 feet.
[3]
The location, quantity, size at planting, and both scientific
and common names of all proposed plant materials.
[4]
Existing and proposed contours, including the location of all
proposed berming, at a one-foot contour interval. Also included shall
be the location, extent and general elevations of all detention and
retention areas and drainageways.
[5]
Specification of the type and boundaries of all proposed ground
cover, including both scientific and common names of all proposed
plant materials.
[6]
The designation, location, type, and size of all existing trees
four inches and larger in diameter measured one foot above natural
grade. Any trees to be removed should be clearly identified. Trees
which will be used to meet landscape requirements shall also be indicated.
If required for reasons of clarity, this information may be placed
on an additional illustration. Where existing trees are grouped in
a dense cluster, an overall tree mass may be used without a specific
delineation of individual trees. If this technique is used, protected
trees used to meet site landscape requirements must be tagged on site
and identified on the plan in tabular form.
[7]
Details of all fences and walls proposed to be constructed on
the site.
[8]
Elevations, cross-sections and other site or construction details
determined to be necessary by the Zoning Administrator.
[9]
The following notes shall be included on the face of all plans:
[10]
Name and contact information of the property owner.
[11]
Name and contact information of the person/company
who prepared the plan.
(4)
Timing of landscape improvements. All required landscaping shall
be installed prior to the issuance of a certificate of occupancy.
The best times for planting in this area are early spring and early
fall. Plants planted in the summer run the risk of dehydration. If
weather conditions or other circumstances beyond the developer's control
prevent installation of all or portions of the landscape materials
and all other requirements for the issuance of a certificate of occupancy
have been meet, a letter of credit or a performance guarantee approved
by the City Attorney to insure completion of approved landscaping
shall be filed with the City Treasurer. The amount of the performance
guarantee and the required completion date shall be based on a cost
estimate submitted to the Zoning Administrator. If such a letter of
credit or performance guarantee has already been submitted for the
proposed landscape improvements, the City Council may permit the developer
to extend the performance guarantee for an additional specified period
of time.
(5)
Guarantee. All plantings shall be guaranteed to be in a healthy
and flourishing condition for a period of 18 months.
B.
Landscape requirements. The following shall establish standards for
the landscape improvements required to be installed as part of the
development of new buildings, structures and uses of land governed
by this section:
(2)
Landscaped criteria.
(a)
Interior parkway landscaping. An interior parkway shall be provided
in all zoning districts identified in the following table:
|
Table 5.2: Recommended Landscape Area Interior Parkway
Depth by Zoning District
| ||
|---|---|---|
|
Zoning District
|
Minimum Interior Parkway Depth
(feet)
| |
|
Multifamily Residential-12 (R3-12) District
|
15
| |
|
Neighborhood Business (B2) District
|
15
| |
|
Planned Business (PB) District
|
20
| |
|
Downtown Business (B1) District
|
0
| |
|
Planned Industrial (PI) District
|
25
| |
|
General Industrial (I1) District
|
25
| |
|
Heavy Industrial (I2) District
|
25
| |
[1]
Except for access drives, interior parkways shall be landscaped
as follows:
[a]
Where parking is provided in the street yard, one tree per 40 feet of street frontage shall be provided. At least 50% of the required trees shall be large deciduous or evergreen trees as identified in the Recommended Trees, Shrubs, Evergreen and Ground Cover List outlined in § 660-113C(3). Variety of species may vary depending on design intent.
[i]
In addition, shrub planting shall screen the parking area from the roadway. This shrub planting shall be a minimum of three feet in height and be located within the interior parkway. At intersections of access drives and streets, vision clearance triangles shall be maintained to allow unobstructed visibility between 2 1/2 feet and eight feet above grade, as shown in § 660-38, Figure 2.1. A maximum of 25% of the parking lot frontage may be left unscreened to permit design flexibility. The remainder of the interior parkway shall be planted with ground cover, flowers, or grass.
|
Figure 5.9: Interior Parkway Landscaping with Parking
along a Street Yard
|
[b]
Where no parking spaces will be located in the
front yard, one tree per 50 feet of street frontage shall be provided.
At least 50% of the required trees shall be large deciduous or evergreen
trees as identified in the Recommended Trees, Shrubs, Evergreen, and
Ground Cover List. Tree type may vary depending on design intent.
The remainder of the interior parkway shall be planted with shrubs,
ground cover, flowers, or grass.
|
Figure 5.10: Interior Parkway Landscaping with No Parking
along a Street Yard
|
[c]
For corner lots, interior parkways shall be provided
along both streets.
(b)
Perimeter landscape area.
[1]
The perimeter area shall be equal to the required zoning district side and rear yard setbacks for the property as outlined in § 660-57, Bulk regulations.
[2]
Within the perimeter areas, berming, trees, and shrubs shall
be provided to create a visual separation between properties. Appropriate
berm height will depend on the width of the landscape area, with no
berm having a slope greater than 3:1. A minimum of 40% of the length
of the perimeter shall be planted with shrubs that will reach a height
of at least four feet. Trees shall be provided in a quantity equal
to one tree per 75 feet of perimeter length. Tree spacing shall be
determined by tree species and design considerations. Up to 50% of
the required trees in this screening alternative may be small deciduous
trees.
(c)
Buffer yard screening.
[1]
Screening between adjacent residential and nonresidential uses. To provide a substantial buffer between residential and nonresidential uses. One of the following three buffering alternatives shall be required. The property owner may select the buffering alternative which best meets the configuration of the site and the proposed development. All fences, walls and hedges shall comply with §§ 660-14 and 660-15.
[a]
Alternative A: The buffering area shall be a minimum
of eight feet in width for this alternative. An opaque brick or other
approved decorative masonry wall six feet high shall be constructed
along the entire perimeter, excluding area within the required front
yard setback. The wall may be continued within the front yard, provided
the height is reduced to four feet. Large deciduous trees in a quantity
equal to one tree per 75 feet of perimeter length shall be provided.
Tree spacing shall be determined by tree species and design considerations,
and are not required to be evenly spaced.
|
Figure 5.11: Alternative "A" Screening between Adjacent
Residential and Nonresidential Uses
|
[b]
Alternative B: A minimum twelve-foot average buffer
area shall be required for this alternative. A fence of wood or other
approved material six feet high and at least 75% opaque shall be constructed
along the entire perimeter, excluding area within the required front
yard setback. The fence may be continued within the front yard, provided
the height is reduced to four feet. Shrubs shall be planted within
the buffer area at a minimum rate of 10 feet per 100 feet, massed
appropriately in clusters. Large deciduous trees shall be provided
in a quantity equal to one tree per 60 feet of perimeter length. Tree
location shall be determined by tree species and design considerations.
|
Figure 5.12: Alternative "B" Screening between Adjacent
Residential and Nonresidential Uses
|
[c]
Alternative C: A minimum twenty-five-foot buffer
area shall be required for this alternative. A berm at least three
feet in height with a maximum 3:1 slope shall be constructed along
the entire perimeter. Breaks in the berm may be provided as appropriate
to accommodate drainage. The berm shall be planted with shrubs four
feet or greater in height to provide screening along at least 75%
of the perimeter length. Trees shall be provided in a quantity equal
to one tree per 60 feet of perimeter length. Tree spacing shall be
determined by tree species and design considerations. Up to 25% of
the required trees in this screening alternative may be small deciduous
trees.
|
Figure 5.13: Alternative "C" Screening between Adjacent
Residential and Nonresidential Uses
|
[2]
Screening of parking areas. If a nonresidential parking lot will be located adjacent to a residential use, then screening regulations outlined in Subsection B(2)(c)[1] above apply. If a parking lot will be placed along a perimeter such that parked cars face abutting nonresidential property, shrubs and trees shall be required. Shrubs shall be provided along at least 50% of the length of the parking area. Shrubs shall be a minimum of three feet in height at maturity when screening a parking lot. Trees shall be provided in a quantity equal to one large deciduous tree per 60 feet of parking lot length. Tree spacing shall be determined by tree species and design considerations. Up to 25% of the required trees in this screening alternative may be small deciduous trees.
|
Figure 5.14: Screening Between Adjacent Nonresidential
Uses
|
[3]
Screening between single- and multifamily residential uses.
This landscape screening is generally required between single- and
multifamily residential areas. Berming, trees, and shrubs shall be
provided to create a visual separation between properties. Appropriate
berm height will depend on the width of the landscape area, with no
berm having a slope greater than 3:1. A minimum of 60% of the length
of the perimeter shall be planted with shrubs that will reach a height
of at least six feet. Trees shall be provided in a quantity equal
to one tree per 60 feet of perimeter length. Tree spacing shall be
determined by tree species and design considerations. Up to 25% of
the required trees in this screening alternative may be small deciduous
trees.
|
Figure 5.15: Screening Between Single- and Multifamily
Residential Uses
|
(d)
Foundation area landscaping.
[1]
Purpose. To soften large expanses of building walls, accent
building entrances and architectural features, and screen mechanical
equipment. Where extended roofs or canopies are used to provide a
covered walkway adjacent to a building, foundation plantings are not
required. Landscaping is required to separate vehicular areas from
buildings.
[2]
Location. Foundation landscaping areas shall be located along
or adjacent to each applicable front, side or rear of a building;
provided, however, where a portion of the front, side or rear of a
building is devoted to pedestrian ingress/egress, vehicular ingress/egress,
loading or dropoff zones, foundation landscaping areas may be aggregated
into one or more locations along or abutting such front, side or rear
of a building.
[3]
Relationship to buildings. Foundation landscaping areas shall
be located adjacent to the building; or begin within 12 feet of the
building (in the case of a walkway which runs adjacent to the building).
[4]
Area. Foundation landscaping areas shall have a total area in
square feet of not less than two feet times the length of the wall
(two feet x length of wall = area in square feet for foundation landscaping)
to which the foundation landscaping is oriented.
[5]
Plantings. Foundation landscaping areas shall be landscaped
with grass, trees, or shrubs/hedge plants, or in combination with
other suitable ground cover materials and maintained.
[6]
Minimum dimension. Foundation landscaping areas shall maintain
a minimum depth in the smallest dimension of six feet; provided, however,
the Zoning Administrator may approve up to 25% of a foundation landscaping
area to be included in aboveground planters having a minimum dimension
of three feet.
(e)
Parking lot landscaping. For parking lots with more than 10
parking spaces, the following standards shall apply:
[1]
There shall be a minimum seven-foot-wide planting island at
the ends of parking rows and driveway entrances. The seven-foot dimension
may be reduced to accommodate the triangular shape resulting from
angled parking. The depth of the planting island shall be equal to
the depth of the parking stalls.
|
Figure 5.16: Trees in Parking Lot Landscape Islands
|
|
Figure 5.17: Parking Lot Landscape Islands Options and
Dimensions
|
[2]
All trees within a landscape island shall be pruned to have
branching starting no less than six feet above the pavement.
[3]
To break up long expanses of parking rows, landscape islands
are required.
[a]
One of the following alternatives shall be used
to divide rows of parking spaces.
[i]
Alternative A. A continuous curbed landscape island
between rows may be provided in lieu of full stall planting islands
between parking bays. Where such a continuous island is provided,
it shall be a minimum of seven feet in width and shall contain a minimum
of one tree per 10 lineal parking spaces.
[ii]
Alternative B. One landscape island shall be constructed
for every 10 parking stalls. A curbed island at least seven feet wide
and as deep as the parking stalls shall be provided to divide the
bay length. There shall be a minimum of one large deciduous tree per
island.
[b]
In addition to required trees, an appropriate planting
of shrubs, ground cover plants, flowers, sod lawn and mulch shall
be provided within all landscape islands. To insure vehicular visibility,
shrubs shall not exceed a mature height of 30 inches above pavement
on landscape islands at the end of parking rows.
[4]
As an alternative to standards in Subsection B(2)(e)[1] through [3] above, a parking landscaping plan may be submitted, with or without curbing, consistent with other provisions contained in § 660-113B(2)(e). Such plan shall provide landscaping for at least 7% of the interior parking lot area.
(3)
Landscape design requirements. Functional activities within
and adjoining the development site must be considered in the design
of landscape improvements, including consideration of the following:
(a)
Service area screening. All service areas shall be screened
from view through the use of evergreen plant materials, a fence, or
masonry screen wall compatible with the proposed building design.
[1]
Trash dumpsters and other waste receptacles or equipment shall
be screened with a fence or three-sided brick or other approved masonry
walls at least six feet in height, with a solid, attractive single
or double access gate on one side only.
[2]
All utility equipment (air conditioners, transformers, etc.)
shall be provided with appropriate planting screens. All dish antennas
greater than 36 inches in diameter shall be adequately screened from
adjoining properties by an opaque wall, fence, hedge or berm.
[3]
All loading areas shall be fully screened so as not to be visible
from adjoining rights-of-way and property zoned for any residential
use.
[4]
All outdoor storage facilities for fuel, raw materials and products
within 500 feet of a residential district shall be effectively screened
and enclosed by a solid wall or fence eight feet in height. If materials
to be stored outdoors are in excess of eight feet in height, then
landscape screening shall be provided in addition to the fence or
wall installed along the outside perimeter of the fence or wall, equal
or exceeding the height of the materials to be stored outdoors.
(b)
Intersection visibility. Landscaping must be designed and installed to minimize potential obstruction of critical sight lines. Landscape planting shall be so designed as to avoid obstruction of a motorist's vision at the intersections of outlot access drives and ring roads, access roads, alleys or municipal streets. Unobstructed visibility between 2 1/2 feet and eight feet above the height of the paved surface of the access road must be maintained at all intersections. To maintain this visibility, no shrubs or other landscape material which will reach a mature height greater than 2 1/2 feet shall be permitted in the sight triangle (see Fig. 2.1 in § 660-38). Trees are allowed in these critical visibility areas if the lowest branching begins not less than six feet above the pavement.
(c)
Berming shall not exceed a maximum slope of 3:1 except in parking
islands, where the maximum slope shall not exceed 2:1.
(d)
Mulch materials shall be shredded bark or other organic material
best suited for the City of Lake Mills. Gravel and stone mulches are
not permitted, unless specifically approved in writing by the Zoning
Administrator.
C.
Landscape plan and design review.
(1)
Standards for plant materials.
(a)
The quality and size of plant material selected shall comply
with the latest edition of the "American Standard of Nursery Stock"
published by the American Association of Nurserymen unless otherwise
indicated.
(b)
No artificial plants of any type shall be used to meet the requirements
of this chapter in any landscape area within the parcel.
(c)
Minimum sizes for plant materials at time of installation for
all landscape areas shall be as follows:
[1]
Deciduous trees shall be a minimum size of 2 1/2 inches
caliper when installed. Evergreen trees shall be a minimum six feet
in height when installed.
[2]
Deciduous shrubs (other than dwarf varieties) shall be a minimum
of 30 inches in height at time of installation if used as a perimeter
screen planting, and 24 inches in height for all other installations.
Dwarf varieties and plants normally measured by spread shall be a
minimum of 18 inches in height/spread.
[3]
Ground cover shall be so planted and spaced that complete coverage
can be obtained within two years after date of installation.
[4]
Flower beds and the use of native grasses is encouraged and
shall be mass planted in acceptable areas to create color, texture,
and interest. Annual flower beds should be replanted annually with
flowers adapted to the City of Lake Mills.
(d)
Property owners shall be responsible for maintaining all landscaping
shown on the approved landscape plan throughout the life of the development.
All dead plants shall be replaced with plants which meet original
requirements. No changes shall be permitted without the approval of
the Zoning Administrator or his/her designee.
(2)
Guide for landscape planting. The plant materials recommended in Subsection C(3) below have minimal maintenance requirements. However, all landscape material must receive a certain degree of care, especially during and immediately after planting. To protect an investment in new landscaping, proper horticultural techniques should be followed. The following recommendations are provided as a guide for planting based on current horticultural practice.
(a)
The best times for planting are early spring and early fall.
Plants planted in the summer run the risk of dehydration.
(b)
Plant trees and shrubs at least three feet from the back of
curb along head-in parking spaces to prevent damage from car overhangs.
Mulch, lawn or planted ground cover shall be used to further help
avoid damage.
(c)
Dig tree pits at least one foot wider than the root ball.
(d)
Especially in areas where construction activity has compacted
the soil, the bottom of the pit should be scarified or loosened with
a pick ax or shovel.
(e)
After a pit is dug, observe subsurface drainage conditions.
Where poor drainage exists, special provisions should be made to ensure
proper drainage around the tree.
(f)
Backfill should include a proper mix of soil, peat moss, and
nutrients. All roots must be completely covered. Backfill should be
thoroughly watered as it is placed around the roots.
(g)
Plants should remain plumb and level. Newly planted trees may
be supported with stakes and ties to hold them firmly in place. Remove
stakes and ties after one year.
(h)
Spread at least two inches of mulch over plant beds in order
to retain moisture and keep down weeds. A three-inch-deep saucer should
be provided to form a basin around the trunk of the tree. This saucer
helps catch and retain moisture.
(i)
The lower trunks of new trees may be wrapped with burlap or
paper to prevent evaporation and sun scald. The wrapping should remain
on the tree for at least one year.
(3)
Lists of recommended trees, shrubs, evergreen, and ground cover.
The following lists indicate plantings which will meet the landscape
requirements of this chapter. The lists are by no means comprehensive
and are intended merely to suggest the types of flora which would
be appropriate for these purposes. Plants were selected for inclusion
on these lists according to four principal criteria:
(a)
General suitability for the climate and soil conditions of this
area;
(b)
Ease of maintenance;
(c)
Tolerance of City conditions; and
(d)
Availability from area nurseries. All plantings shall be approved
by the Facilities and Grounds Director.
[Amended 8-3-2021 by Ord. No. 1226]
|
Table 5.3: Recommended Trees, Shrubs, Evergreen and Ground
Cover
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
|
Height/Spread
| |
|
Trees
| |||
|
*Acer freemanii
|
Freeman maple
|
H:40-80/S:25-50
| |
|
Acer nigrum
|
Black maple
|
H 50-75/S 50
| |
|
*Acer platanoide
|
Norway maple
|
H 40-50/S 35-40
| |
|
*Acer rubrum
|
Red maple
|
H 40-60/S 30-50
| |
|
*Acer saccharium
|
Sugar maple
|
H 50-75/S 50
| |
|
*Acer Tataricumi
|
Tartarian maple
|
H 15-20/S 15-20
| |
|
*Amelanchier
|
Serviceberry
|
H 25-30/S 25-30
| |
|
Betula alleghaniensis
|
Yellow birch
|
H 50-75/S 35-50
| |
|
Betula nigra
|
River birch
|
H 50-75/S 35-50
| |
|
Betula papyrifera
|
Paper birch
|
H 50/S 35
| |
|
Betula populolia
|
Whitespire birch
|
H 20-40/S 10-20
| |
|
Carpinus caroliniana
|
Musclewood
|
H 25-30/S 25-30
| |
|
Celtis occidentalis
|
Hackberry
|
H 60-75/S 40-60
| |
|
Cercis Canadensis
|
Eastern redbud
|
H 20-30/S 25-35
| |
|
Cladrastis kentukea
|
American yellowwood
|
H 30-50/S 40-55
| |
|
Cornus alternifolia
|
Pagoda dogwood
|
H 10-15/S 15-20
| |
|
*Crataegus
|
Hawthorn
|
H 20-30/S 20-30
| |
|
Ginkgo biloba
|
Ginkgo
|
H 40-80/S 30-40
| |
|
*Gleditsia tricanthos
|
Honeylocust
|
H 30-60/S 30-45
| |
|
Gymnocladus dioica
|
Kentucky coffeetree
|
H 50-60/S 50-60
| |
|
*Magnolia
|
Magnolia
|
H 20-30/S 15-35
| |
|
*Malus
|
Crabapple
|
H 15-30/S 15-30
| |
|
Ostrya virginiana
|
Ironwood
|
H 30/S 20
| |
|
Prunus maacki
|
Amur chokecherry
|
H 20-30/S 20-30
| |
|
Pyrus calleryana
|
Callery pear
|
H 30-50/S 20-35
| |
|
Quercus bicolor
|
Swamp white oak
|
H 50-60/S 50-60
| |
|
Quercus bicolor x macrocarpa
|
Swamp white x bur oak
|
H 75/S 70
| |
|
Quercus macrocarpa
|
Bur oak
|
H 70-90/S 60-80
| |
|
Quercus muehlenbergii
|
Chinkapin oak
|
H 45-80/S 50-80
| |
|
Quercus robur
|
English oak
|
H 40-60/S 40-60
| |
|
Quercus alba
|
White oak
|
H 50-80/S 40-70
| |
|
Syringa reticulate
|
Japanese tree lilac
|
H 20/S 15
| |
|
*Tilia
|
Linden
|
H 50-70/S 35-50
| |
|
*Ulmus
|
Elm hybrid
|
H 50-70/S 45-60
| |
|
Shrubs
| |||
|
*Amelanchier
|
Serviceberry
| ||
|
*Aronia
|
Chokeberry
| ||
|
*Berberis
|
Barberry
| ||
|
*Buddleia
|
Butterfly bush
| ||
|
*Cornus
|
Dogwood
| ||
|
*Corylus
|
Hazelnut
| ||
|
*Cotinus
|
Smokebush
| ||
|
*Cottoneaster
|
Cotoneaster
| ||
|
*Euonymus alatus
|
Burning bush
| ||
|
*Forsythia
|
Forsythia
| ||
|
*Hydrangea
|
Hydrangea
| ||
|
*Hypericum
|
St. Johns wort
| ||
|
*Philadelphus
|
Mockorange
| ||
|
*Physocarpus
|
Ninebark
| ||
|
*Potentilla
|
Potentilla
| ||
|
*Rhus
|
Sumac
| ||
|
*Ribes
|
Alpine currant
| ||
|
*Rosa
|
Rose
| ||
|
*Salix
|
Willow
| ||
|
*Sambucus
|
Elderberry
| ||
|
*Spirea
|
Spirea
| ||
|
*Syringa
|
Lilac
| ||
|
*Viburnum
|
Viburnum
| ||
|
*Weigelia
|
Weigelia
| ||
|
*Yucca
|
Yucca
| ||
|
Evergreens
| |||
|
Abies concolor
|
Concolor fir
|
H:30-50/S:15-30
| |
|
Abies balsamea
|
Balsam fir
|
H 45-75/S 20-25
| |
|
Abies fraseri
|
Fraser fir
|
H 30-40/S 20-25
| |
|
*Picea
|
Spruce
|
H 40-60/S 15-40
| |
|
*Pinus
|
Pine
|
H 50-80/S 20-40
| |
|
*Thuja
|
Arbor vitae
|
H 10-60/S 6-30
| |
|
Tsuga Canadensis
|
Canadain hemlock
|
H 40-70/S 25-35
| |
|
Larix decidua
|
Common larch
|
H 70-75/S 25-30
| |
|
Larix laricina
|
Tamarack
|
H 40-80/S 15-30
| |
|
Evergreen Shrubs
| |||
|
*Juniperus
|
Juniper
| ||
|
*Taxus
|
Yew
| ||
|
Microbiota
|
Russian cypress
| ||
|
*Thuja
|
Arborvitae (globe and compact)
| ||
|
Evergreen Broad Leaf
| |||
|
*Azalea
|
Azalea
| ||
|
*Buxus
|
Boxwood
| ||
|
*Euonymus
|
Euonymus
| ||
|
Ilex crenata
|
Holly
| ||
|
Ilex verticillata
|
Winterberry
| ||
|
*Rhododendron
|
Rhododendron
| ||
|
* Indicates many cultivars in each species
| |||
