§ 8.11. Building Design and Material Criteria.

8.11.01

Exterior architectural standards for commercial, office, industrial, warehouse, multi-family residential, and similar buildings in residential and nonresidential zoning districts.

The purpose of this section is to establish minimum standards for exterior architecture of commercial, office, multi-family residential, industrial and warehouse buildings to ensure high quality of development, redevelopment, and compatibility with evolving architectural or planning themes that contribute to a community image of quality, visual aesthetics, permanence, and stability which are in the best interest of the citizens of the City. These standards are intended to prevent the use of materials that are unsightly, rapidly deteriorate, contribute to depreciation of area property values, or cause urban blight.

These standards are further intended to ensure coordinated design of building exteriors, additions, and accessory structures in order to: (i) prevent visual disharmony, and (ii) minimize adverse impacts on adjacent properties from buildings which are or may become unsightly and buildings that detract from the character and appearance of the area. It is not the intent of this section to unduly restrict design freedom when reviewing and approving project architecture in relationship to the proposed land use, site characteristics, and building layout of the development.

The guidelines in this ordinance shall apply to all new structures, additions, and exterior alterations except as otherwise noted. Any buildings or phased developments that have been issued building permits and are under construction at the time of the adoption of this Ordinance shall be exempt from these guidelines.

8.11.02

Minimum submission requirements. The applicant obtaining the permit shall submit the following:

1.

Elevations and dimensions of all sides of existing and proposed buildings, including but not limited to, roof mechanical equipment, vents, chimneys, heating, air conditioning and ventilating, electrical equipment heights, or other projecting items above the roof line.

2.

Percentages of building materials utilized.

3.

Elevations and dimensions of all existing or proposed solid waste and recycling containment areas.

4.

Detailed exterior descriptions, including type and color of all exterior building materials (including color renderings and/or color pallets), awnings, exterior lighting, mechanical screening material, fencing, metal flashing and the like.

5.

Other information as requested by the City of Bellevue.

8.11.03

Exterior design standards. Exterior surface materials of buildings shall be subject to the following:

1.

Classes of materials. For the purpose of this subsection, materials shall be divided into class I, class II, class III and class IV categories as follows:

A.

Class I.

i.

Fired Clay Brick.

ii.

Natural and manufactured stone.

iii.

Glass.

iv.

Architectural precast panels as defined by PCI MNL-117-96, Third Edition.

v.

Architectural concrete masonry units integrally colored such as textured or rock faced block, except for burnished block.

vi.

Low profile, non-corrugated, metal panels utilizing concealed fastener and sealant systems. Panel systems may incorporate recessed reveals for panel jointing.

vii.

Other comparable or superior materials as approved by the Design Review Board.

B.

Class II.

i.

Structural precast panels (with special finishes) as defined by PCI MNL-116-99, Fourth Edition.

ii.

Masonry stucco.

iii.

Exterior finish installation system (EFIS).

iv.

Other comparable or superior materials as approved by the Design Review Board.

C.

Class III.

i.

Cement fiber board.

ii.

Opaque panels.

iii.

Vinyl siding.

iv.

Ornamental metal (i.e. trim) and copper panels.

v.

Other comparable or superior materials as approved by the Design Review Board.

D.

Class IV.

i.

Smooth concrete block.

ii.

Smooth scored concrete block.

iii.

Smooth concrete tilt up panels.

iv.

Structural precast panels (without special finishes) as defined by PCI MNL-116-99, Fourth Edition.

v.

Architectural concrete masonry units such as burnished block.

vi.

Ceramic.

vii.

Glass block.

viii.

Wood.

ix.

Standard formed metal panels consisting of pre-finished steel or aluminum sheet material formed in rolled ribbed panel profiles utilizing exposed fastener systems (in the ML and MH zoning districts only).

x.

Other comparable or superior materials as approved by the Design Review Board.

2.

Buildings shall incorporate classes of materials in the following manner:

A.

Office and commercial buildings: must use at least three (3) different class I materials; the front elevation of the building and any elevation fronting a public or private street must be composed of at least sixty (60) percent class I materials, not more than forty (40) percent class II or class III materials, and not more than ten (10) percent class IV materials. Any other elevation of the building must be composed of at least forty (40) percent class I materials, not more than sixty (60) percent class II or III materials; and not more than ten (10) percent class IV materials.

B.

Industrial and warehouse buildings: must use at least two (2) different class I or II materials; the front elevation of the building and any elevation fronting a public or private street must be composed of at least sixty (60) percent class I or class II materials, not more than forty (40) percent of class III and class IV materials, and not more than ten (10) percent class IV materials. Any other elevation of the building must be composed of at least twenty-five (25) percent Class I or II materials. Class I, II, III, or IV materials must be used on the remaining seventy-five (75) percent of the building elevation.

C.

All elevations of multi-family residential buildings must use at least three (3) different class I materials and must be composed of at least sixty (60) percent class I materials; not more than forty (40) percent class II or III materials; and not more than ten (10) percent class IV materials. Accessory structures to the multi-family residential use must be composed of at least sixty (60) percent class I materials; not more than forty (40) percent class II or III materials; and not more than ten (10) percent class IV materials.

D.

Buildings in residential zoning districts that are not single family or two family residences, and their accessory structures, shall conform to the exterior finish materials and proportions of office or commercial buildings.

3.

Buildings may be constructed primarily of one (1) specific class I material provided the design is obviously superior to the general intent of this section, provides variation in detailing, footprint of the structure or deviations in long wall sections to provide visual interest.

4.

Garage doors shall not constitute required materials that make up the exterior of a building.

5.

All rooftop equipment shall be screened from public view with an architectural treatment/that is compatible with the building's architecture and integral to the overall appearance of the building, except where prohibited by the Building Code or other adopted codes.

6.

All mechanical equipment located on the roof or around the perimeter of a structure shall be screened by a raised parapet or with comparable and compatible exterior building materials.

A.

Screening for rooftop mechanical equipment shall incorporate similar architectural features of the building and/or be constructed of a material and color compatible with other elements of the building.

B.

Metal cabinets used to enclose and protect rooftop mechanical equipment shall not substitute as screening.

7.

Front elevations, or building facades or walls that face a public or private street, shall not have an uninterrupted length exceeding 50 feet without including a change of plane and elevation.

8.

As viewed from ground levels at a variety of locations at the property line, roof materials shall be similar to, or an architectural equivalent of, a three hundred (300) pound or better asphalt or fiberglass shingle, clay tile, or wooden shingle. Architectural metal roofs may also be utilized.

9.

Vinyl siding must meet the ASTM D3679 standard and be a minimum thickness of 0.042 inches.

10.

Garish or bright colors (i.e. orange, bright yellow, or fluorescent colors) on the building shall be minimized, but in no case shall such coloring exceed five (5) percent of each elevation.

11.

Brick or stone exteriors shall not be painted during the life of the exterior materials.

12.

Design of structural canopies shall be integrated with adjacent building architecture through the use of similar materials, colors, and roof forms.

8.11.04

Screening Requirements.

1.

All waste and recycling receptacles shall be stored within the principle structure or within an accessory enclosure area, subject to the following:

A.

Enclosure shall be located adjacent to the structure whenever possible.

B.

Exterior wall treatment of the enclosure shall conform to the color and materials of the principle structure.

C.

Enclosure must be accessible to waste and recycling collections vehicles.

2.

Equipment used for mechanical, processing, bulk storage tanks, utility meter banks, coolers, or equipment used for suppressing noise, odors and the like that protrudes from a side of a building or is located on the ground adjacent to a building shall be screened from public view as much as practical with materials matching the design of the building. Where miscellaneous exterior equipment cannot be fully screened with matching building materials, landscaping may be used as additional screening.

8.11.05

Outdoor Storage or Displays of Merchandise.

1.

Outdoor storage or displays of merchandise shall comply with the following regulations:

A.

The outdoor storage or display of merchandise shall not occupy required parking stalls, or interfere with the safe and unobstructed use of vehicular or pedestrian access ways or walkways.

B.

The applicant of the proposed outdoor storage or display of merchandise shall submit a site plan to the Planning Department for approval. The site plan shall specify the location and dates of all non-permanent/temporary structures and merchandise on display. Any changes in the submitted site plan or dates shall require the approval of the Planning Department. Site plan approval must be obtained prior to any structures being erected and merchandise being displayed.

C.

The Planning Director may establish additional requirements as necessary to minimize hazards and promote efficient traffic circulation on the site.

D.

Outdoor storage or displays of merchandise shall not be displayed more than 120 days per calendar year.

2.

Any product which is mandated by the Building or Fire Code to be stored outside of a building area shall be exempt from the time limit described in Section 8.11.05 (1) D.

8.11.06

Landscaping Design Criteria. These criteria shall apply to the construction of new structures only.

1.

Plantings at intersections or driveway entrances shall be arranged to allow a permanently clear, safe sight distance.

2.

Plant materials shall not interfere with utility lines.

3.

Trees and shrubs shall not be placed over underground drainage and should maintain adequate distance from the storm sewers, sanitary sewers, and water lines.

4.

Landscape areas shall be of adequate size to promote proper plant growth and to protect plantings from pedestrian traffic, vehicle traffic, and other types of concentrated activity. Grouping of landscaped areas shall be encouraged in order to create larger areas.

5.

Landscaped areas shall be irrigated with the exception of areas utilizing drought and heat resistant plants as determined by the Planning Department.

6.

Landscaped areas, other than those occupied by trees or shrubs, shall be turf.

7.

A variety of tree and shrub species shall be utilized to provide visual, four-season interest. Not more than one-third of the required number of trees or shrubs may be comprised of any one species, and at least one-third of the plants shall be a coniferous or evergreen species.

8.

Multi-family developments shall provide one deciduous shade or evergreen tree, or two ornamental trees, and three shrubs for every two dwelling units. This requirement is in addition to street yard landscaping requirements.

9.

Except in the BGM Zoning District, multi-family residential, commercial, office, and mixed-use developments shall provide a minimum 15 foot deep landscaped yard adjacent to any public or private street, running the entire length of the development. Industrial developments shall provide a minimum 25 foot deep landscaped yard adjacent to any public or private street, running the entire length of the development.

A.

Plant materials shall include at least one deciduous shade or one ornamental tree, and three shrubs for every 40 linear feet of street frontage.

B.

A landscaped earth berm not exceeding 6 feet in height may be used in combination with the plant materials.

10.

Parking areas shall contain the following landscaping, in addition to the street landscaping required above, as follows:

A.

There shall be 19 square feet of landscaped area per parking stall.

B.

One tree which provides shade or is capable of providing shade at maturity shall be provided for every 300 sq. feet of required landscaped area. Shrubbery, hedges, and other planting materials may be used to complement the tree landscaping, but shall not be the sole means of landscaping.

C.

The minimum size for all shade trees shall be 2 inch caliper as measured 12 inches up from the ground surface. The minimum size for all evergreen trees shall be 4 foot in height. The minimum size for all shrubs shall be two gallon size container.

8.11.07

Waiver Process.

1.

A Design Review Board is hereby established and shall hereinafter be referred to as the "Board." The purpose of the Board shall be to hear and act on requests for waivers of the guidelines established in Sections 8.11.03, 8.11.04, and 8.11.06.

2.

The Board shall consist of five (5) regular members and one (1) alternate member for each regular member appointed by the Mayor and approved by the City Council. One member of the Board and one alternate member shall be City Council members. One Board member and one alternate member shall be Planning Commission members. One member of the Board and one alternate member shall be registered architects as licensed by the State of Nebraska and members in good standing with the American Institute of Architects. The remaining Board members, including alternates, shall have experience in construction, engineering, or similar background. The alternate member shall vote only when the regular member for which he/she is an alternate is unable to attend for any reason.

3.

Board members shall be appointed for a term of three (3) years. Vacancies shall be filled for the unexpired term of any member whose term becomes vacant.

4.

A majority of the members shall constitute a quorum in order to conduct the business of the Board. A majority vote of the Board membership is required in order to approve a waiver request.

5.

Any applicant applying for a permit that wishes to obtain a waiver of the guidelines established in Sections 8.11.03, 8.11.04, and 8.11.06 shall submit such request in writing to the Planning Department. Such request shall be accompanied by an application fee as set forth in the Master Fee Schedule.

6.

The applicant requesting a waiver shall appear in person before the Board in order to present his/her reasons for desiring an exception to the guidelines established in Sections 8.11.03, 8.11.04, and 8.11.06.

7.

The Board may approve a waiver request provided it finds: (i) the request is in accordance with the intent of the provisions of this ordinance, or (ii) the applicant proves a hardship exists where a waiver is necessary. Monetary considerations shall not be a factor in granting a waiver.