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These guidelines apply to industrial development within the HC Overlay District.

  1. Site Design Guidelines
    1. Relationship to Landforms
      1. Buildings shall maintain a minimum buffer of 30 feet from the edge of any Special Flood Hazard Area on the most current Flood Insurance Rate Maps or from the edge of any wetlands identified by the National Wetlands Inventory or a site specific inventory of wetlands.
      2. Site design shall minimize cut-and-fill and, to the maximum degree possible, follow the natural topography of the site.
      3. Developments shall preserve natural and scenic areas, streams and natural drainageways, floodplains, prairies, and wetlands. Developments shall, to the maximum degree possible, preserve individual trees or stands of trees. Developments that remove trees shall replace them according to the following schedule. All replacement trees must following the Nebraska State Arboretum's list of recommended species and shall have a caliper of at least 2 inches.

        Tree Replacement Schedule:

        Caliper measurement of removed tree

        Required number of replacement trees for each removed tree: 

        3 inches or less 

        1 tree 

        3.1 to 6 inches 

        2 trees

        6.1 to 9 inches 

        3 trees

        Over 9 inches 

        4 trees


    2. Building Location and Orientation
      1. To the maximum degree possible, the arrangement of buildings on a site shall screen operational and loading areas from view from surrounding public streets.
      2. To the maximum degree possible, buildings should be clustered within a site.
      3. Buildings with customer entrances shall orient such entrances toward the primary access street. Service functions, including but not limited to loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash collection and processing, and other service functions, shall be oriented away from primary access streets.
      4. Accessory structures shall not front a primary access street and shall be oriented away from public streets, open space, or residential areas. Such structures shall not be visible from primary corridor or highway.
      5. Buildings shall be arranged and oriented so that loading docks, outdoor storage, trash collection and processing, HVAC equipment, truck parking and servicing areas, and other service functions are not visible from the primary corridor or highway. Site designs shall maximize the amount of landscaping in streetyards along these highways. This standard may be met by building and site orientation, site design, and/or landscaped screening that blocks the view of such areas from the highway corridors. Customer and employee parking areas are permitted in these streetyards, subject to other provisions of this regulation.
    3. Pedestrian Access
      1. Developments shall provide a continuous walkway connection at least 5 feet in width from the public sidewalk or right-of-way to the customer and/or office entrance of the development.
      2. Where the walkways required by this section cross driveways, parking aisles, or other vehicular ways, the crosswalks shall be distinguished from driving surfaces by the use of crosswalk striping, change in paving material, or other durable, low- maintenance surface techniques.
    4. Vehicular Access
      1. Development plans shall minimize the number of access points to the highway. Access from arterial streets shall be controlled by the Douglas County Engineer and the Nebraska Department Roads, as applicable. Developments shall make maximum use of internal cross-easements and shared access points when possible. Cross accesses between adjacent properties shall use traffic calming techniques to reduce speeds.
      2. To the maximum degree possible, access routes for automobiles and trucks shall be distinguished from one another.
      3. Drives and access points shall be directed away from residential areas.
    5. Parking
      1. Signage and site design shall distinguish employee and visitor parking areas from truck loading and servicing areas when the project is sufficiently large to make such separation functionally necessary.
      2. Landscaping shall be used to direct vehicles through the site, distinguish between automobile and truck service areas, manage stormwater, and break up the size of large impervious parking and loading areas.
    6. Signs
      1. Attached signs shall be integrated into the design of the building elevation.
      2. All new industrial development shall use monument or ground signs, no more than 8" in height.
      3. Other sign regulations and requirements are set forth in Article 11.
    7. Screening
      1. Developments shall provide year-round screening of loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash collection and processing, and other service functions if these features are visible from adjacent public streets or neighboring residential properties. Screening shall be provided for 75% of the vertical plane of these features, up to a height of eight feet. Trash enclosure gates shall furnish a steel frame with decorative steel or wood covering, or another design acceptable to the Zoning Coordinator. Chain-link fencing with inlaid wood or metal slats shall not be considered acceptable. Screening shall be integrated into the overall design of buildings and landscaping and fully contain the visual impact of these service functions from adjacent public streets and neighboring properties.
      2. Architectural elements, materials, colors, and design of screening walls, coverings, and fences shall be consistent with the predominant materials, colors, and elements of the primary building.
      3. All rooftop mechanical equipment shall be screened. Acceptable methods of screening include parapet walls or a free-standing screen of a material and color consistent with the building. Screens shall be at least the same height as the equipment they conceal.
      4. Other screening requirements are set forth in Article 9, Landscaping Regulations.
    8. Lighting
      1. All lighting used to illuminate off-street parking areas, signs or other structures shall be arranged so as to deflect light away from any adjoining property and from public streets through fixture type and location. There shall be no light trespass.
      2. The maximum height of lighting standards shall be 35 feet, unless the County grants a specific exception as part of the application approval process.
      3. Exterior lighting of buildings shall be limited to low-level incandescent spotlights, floodlights, and similar illuminating devices hooded in such a manner that the direct beam of any light sources will not glare upon adjacent property or public streets. The County may approve exceptions to these requirements for sports and athletic field lighting, flagpole lighting, public street lighting, temporary lighting for seasonal/holiday or special events, and lighting used for public safety.
  2. Architectural Guidelines
    1. Mass and Scale
      1. For buildings with office areas that exceed 3,000 square feet, the mass of the office portion of a building shall be distinguished from the mass of the industrial operations portion of the building. Office and/or public entrances shall be distinguished by elements that provide both identification and scale to the development. Techniques include but are not limited to the use 8-25 Douglas County Zoning Regulations Overlay Districts of canopies or porticos, overhangs, changes in horizontal plane, variations in facade height and design, arches, peaked or special roof forms, and changes in materials.
      2. At least 30% of the surface area of the office and customer- oriented portion of a building shall be of transparent materials.
    2. Building Materials
      1. Permitted exterior building materials on primary exposure facades shall be high quality, durable materials that include, but are not limited to, brick; native or manufactured stone (Renaissance stone or similar masonry materials); integrally colored, burnished textured, or glazed concrete masonry units; pre-finished metal panel systems; quality metals such as copper; high quality pre-stressed concrete systems; architecturally treated tilt-up concrete panels; and drainable (water managed) EIFS. Primary exposure facades shall include any facade that is oriented to a highway, and all building facades that intersect a facade oriented to these highway corridors for a distance of 200 feet back from such intersection; and any facade oriented to a public open space, or residential area.
      2. The following materials are prohibited on any development affected by these guidelines: split shakes, rough-sawn wood; field-painted standard corrugated metal siding; or barrier type EIFS.
      3. Smooth-faced concrete block, tilt-up concrete, pre-engineered metal buildings, and standard single- and double-tee concrete systems shall be permitted
      4. only on facades that are not primary exposure facades as defined above.
      5. These guidelines are not intended to inhibit creativity and innovation in building design. The Zoning Coordinator may permit the use of other materials if the applicant demonstrates that the use of such materials will result in a building that gives a sense of quality and permanence.
    3. Roof Forms
      1. Visible roof materials shall include clay or concrete tile, pre- finished metal, architectural grade asphalt shingles, architectural metals, copper, natural or synthetic slate, or similar durable materials. Membrane roof systems are prohibited on any routinely visible portion of the roof.
      2. Mansard or false roofs shall not be used. 


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