(A) In order to ensure quality building and site design within this mixed use planned development, special standards are necessary. These include regulations governing landscaping, building materials, signage, lighting, noise, storage, ratios of impervious materials coverage, and access point for pedestrians and vehicles.
(B) Site design. The following design elements shall be incorporated into all site plans for commercial buildings in any subzone. The goal of these regulations is to assure that commercial uses are laid out in a manner which makes them compatible with adjacent residential areas and complementary to the image of the community as a whole.
(1) Traffic circulation patterns and ingress and egress to the site shall be designed so as to minimize the impact on adjacent residential uses.
(2) The site shall be organized so that there can be a smooth flow of vehicles in and out of the site as well as easy access to the various activity areas.
(3) Entrances and exits shall be placed in accordance with city requirements so as to minimize interference with off-site circulation patterns.
(4) Circulation at gas pumps shall not conflict with access to parking, interior vehicular circulation or access to and from public streets.
(5) Provision shall be made for emergency vehicle access and fire lanes adjacent to the building.
(6) Parking shall be provided in the quantities recommended by the city parking guidelines. Parking for convenience shopping centers shall be provided at a minimum of one space per 200 square feet of gross floor area. All parking areas and stalls shall be designed to city standards.
(7) Parking lots having 15 or more spaces shall provide parking for the physically disabled. In addition, bicycle racks and motorcycle parking shall be provided.
(8) Bicycle parking should be provided near building entries, but shall not encroach into pedestrian walkways.
(9) Parking areas shall be screened from views of adjacent streets and residential areas through a combination of planting and berming. Walls of masonry material similar to and compatible with the primary building material may be used for screening parking and circulation areas.
(10) Loading/service areas shall be designed to include space for vehicle ingress and maneuvering. Service to underground tanks shall not conflict with the site access and shall be placed at least 100 feet from any residential property line. Loading and service shall only be done during normal business hours.
(11) Service and loading to the fronts of buildings may be permitted, provided the rear of the building abuts a residential zoning district.
(12) Loading/service areas, refuse containers and storage containers, located on the side or rear of buildings, shall be screened from view from adjacent streets and residential areas through the use of extensive six-foot high planting and/or opaque masonry screening walls. Masonry shall be the same material used on the exterior of the main structure.
(13) Outdoor storage and display shall be prohibited. All utility meters and services to the building shall be screened from view or contained within the building.
(14) Screening walls or fences shall be at least six feet in height, but not more than eight feet in height. Lower walls may be used to help screen parking and circulation areas.
(15) Fences or walls shall be constructed of a masonry material similar to and complimentary to the primary building material and architecture. (Chain link type fence with or without wood slats or other inserts shall not be an acceptable screening device.) Fencing shall not impair traffic safety by obscuring views of entering or exiting motorists.
(16) Decorative or protective wrought iron type fences may be allowed when incorporated properly within a site plan.
(C) Landscaping. The following design standards shall be incorporated into all sites plans for commercial building in any subzone. The goal of these regulations is to assure that commercial uses present a landscaped appearance that is visually compatible with adjacent residential areas, and complementary to the image of the community as a whole.
(1) Plant materials, fences and walls shall be utilized to:
(a) Provide screening of undesirable views;
(b) Compliment the architectural form of the building;
(c) Define walkways, traffic circulation, special use areas and building entries;
(d) Provide a pleasant street appearance;
(e) Soften the visual impact of large paved areas;
(f) Soften the edge between a parking lot or street and the building; and
(g) Mitigate the impacts of lighting or other negative influences.
(2) Landscaped islands within parking lots shall be provided for all parking lots in the neighborhood center. The total area of the islands shall be at least 5% of the parking lot area, except that no island shall be less than the size of a standard parking stall. In addition to the required tree planting in landscape islands, ground cover within the island shall also be installed.
(3) The landscape treatment of the space abutting the public right-of-way shall include deciduous canopy trees in concert with berming or other screening devices to conceal parking and circulation areas.
(4) Planting beds, conifers and ornamental trees shall be used to accent entries and freestanding signage.
(5) Signage and identity structures shall be incorporated into the landscape design and shown on landscape or site plans.
(6) At least 75% of the “landscape area” shall be live plant material as opposed to walks, patios, and the like. Plant materials used in planting beds shall be sized to achieve a minimum of 50% bed coverage within two years of installation.
(7) Installation of trees and evergreens at larger than minimum city standards may be required by the city to achieve buffering or streetscape effect in some circumstances.
(8) The architectural design shall include plaza, patios and outdoor seating adjacent to building entries.
(9) Special paving materials (brick pavers, stamped concrete, paving stones, and the like) may be used to define pedestrian circulation through parking and vehicular circulation areas.
(10) Paths and sidewalks (a minimum five feet in width) shall be provided to assure that pedestrians can move safely and conveniently on the site and between the site and the neighborhood.
(11) In all turf and landscape areas, an in- ground landscape irrigation system shall be installed. The systems shall be considered a portion of the cost of the building (not the landscaping) and shall be inspected as part of the building construction.
(D) Outdoor lighting. The following lighting standards elements shall be incorporated into all site plans for commercial buildings in any subzone. The goal of these regulations is to allow outside lighting for the functional and security needs of the neighborhood convenience center, without adversely impacting adjacent properties.
(1) Lighting shall enhance the overall aesthetics of the site.
(2) Security lighting shall be provided, particularly at pedestrian walkways and all entries.
(3) Lighting standards and canopies shall be integrated with the architectural design of the buildings and shall be no more than 20 feet above finished grade. Detached canopies for gasoline sales shall be no more than 20 feet from finished grade to top of canopy. All exterior canopy materials shall match the color of the main building. Canopy support posts shall be enclosed in the same masonry materials utilized on the main entry face of the building. Light sources (other than signs) attached to canopies shall be concealed on the underside of the canopy, either built into the canopy ceiling or contained within concave lens illumination boxes which cast light vertically to the surface of the pavement.
(4) Exterior speakers may be used for required fire and safety purposes only. No advertising or entertainment broadcasting shall be permitted through exterior speakers mounted on the exterior of neighborhood convenience center building or auxiliary structures.
(5) Light sources (light bulbs) shall not be visible from adjacent properties and shall not project a glare onto adjacent properties. They shall be shielded to reflect light down onto the ground and not out onto the streets or neighboring property.
(E) Architectural form, scale, and materials. The following design elements shall be incorporated into all plans for commercial buildings in any subzone. The goal of these regulations is to assure that commercial uses present an architectural appearance that is visually compatible with adjacent residential areas and complementary to the image of the community as a whole.
(1) The scale of buildings or canopies shall be at an appropriate scale in relationship to the residential neighborhood to prevent domination that may overpower the surrounding area in height or building mass. A building massing model may be required as per § 155.402.
(2) Forms and finish masonry or wood materials of buildings, signage, gasoline pump canopies and other accessories structures shall be made compatible with and relate to the architectural character of the adjacent area. The design shall adhere to the commercial building requirements of § 155.346, except that natural wood products may be used on up to 50% of the building’s vertical walls.
(3) Sloped roofs shall be utilized on the main structure, unless the size of the building and total roof area make a sloped roof infeasable.
(4) Mechanical equipment on building exteriors, roofs or parking areas shall be screened from view from all public streets and adjoining properties.
(5) Trash shall be screened and enclosed in masonry faced enclosures or shall be stored completely within the main structure.
(6) Vending machines shall be architecturally designed into the exterior face of the building. Vending machines and other exterior equipment shall not be stored or installed on the sides or rear of the building, parking or landscaped area abutting residentially zoned or developed property. No equipment or vending devices shall be placed or installed on any landscaped area, nor forward of the front building face.
(F) Hours of operation. The following restriction on hours of operation shall apply to commercial uses in any subzone. For commercial uses which are immediately adjacent to a residential use, operation shall be prohibited between 1:00 a.m. and 6:00 a.m. each day. All deliveries and loading shall be done during normal hours of operation.
(G) Special parking standards for Zone 7b.
(1) Apartment dwellings shall provide 1.8 spaces per unit.
(2) Commercial uses shall provide one off-street parking space for each 400 square feet of floor area.
(3) Restaurants shall provide one off-street parking space for each 2.5 seats based on capacity. One off-street parking space per five outdoor seats, excluding the first ten outdoor seats shall be required for any outdoor seating area.
(4) A shared parking plan may be approved by the city if:
(a) A convenient pedestrian connection between the properties exists;
(b) The properties are within 1,000 feet of each other;
(c) Where the uses to be served by shared parking do not overlap their hours of operation, the property owner or owners shall provide parking stalls equal to the greater of the applicable individual parking requirements.
(‘81 Code, § A18-6) (Ord. 507, passed 4-25-91; Am. Ord. 628, passed 6-26-97; Am. Ord. 853, passed 12-23-08)