(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) Provision shall be made for emergency vehicle access and fire lanes adjacent to the building.
(5) Parking shall be provided in the quantities recommended by the city parking guidelines.
(6) Parking lots having 15 or more spaces shall provide parking for the physically disabled. In addition, bicycle racks and motorcycle parking shall be provided.
(7) Bicycle parking should be provided near building entries, but shall not encroach into pedestrian walkways.
(8) Parking areas shall be screened from views of adjacent residential areas through a combination of planting and berming. Walls of masonry material similar to and compatible with the primary building material shall be used for screening parking and circulation areas. The combination of walls and berms shall provide for a screen at least six feet in height.
(9) 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.
(10) Service and loading must be provided to the rear of buildings.
(11) 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 plantings and opaque masonry screening walls. Masonry shall be the same material used on the exterior of the main structure. The combination of walls and berms shall provide for at least a six-foot high screen.
(12) 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.
(13) Screening walls or fences constructed without berms shall be at least six feet in height, but not more than eight feet in height.
(14) Fences or walls shall be constructed of a masonry material similar to and complimentary to the primary building material and architecture. (Chain link type fences with or without wood slats or other inserts shall not be an acceptable screen device.) Fencing shall not impair traffic safety by obscuring views of entering or exiting motorists.
(15) Decorative or “ring route” wrought iron type fences may be allowed when incorporated properly within a site plan.
(16) Exterior speaker 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 buildings or auxiliary structures.
(C) Landscaping. The following design standards shall be incorporated into all site plans for commercial buildings 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 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, see § 155.349. 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 commercial uses, without adversely impacting adjacent properties.
(1) Lighting shall enhance the overall aesthetics of the site.
(2) Downcast security lighting shall be provided, particularly at pedestrian walkways and all entries. The “foot candle” measurement of the light intervals shall not exceed 20 at main entry doors or within 75 feet of the doors, and shall not exceed five in the parking areas.
(3) Lighting standards shall be integrated with the architectural design of the buildings and shall be no more than 20 feet above finished grade. Light sources (other than signs) shall utilize downcast shoe box fixtures which cast light vertically to the surface of the pavement.
(4) 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 for, 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 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. Buildings shall not be greater than 25 feet in height.
(2) Forms and finish masonry materials of buildings, signage and other accessory structures shall be made compatible with and relate to the architectural character of the adjacent area.
(3) Sloped roofs or parapet walls shall be utilized on the main structures.
(4) Mechanical equipment on building exteriors, roofs, 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 attached to the main structure or shall be stored completely within the main structure.
(6) Vending machines or other equipment shall not be installed or stored outside of the main building.
(F) Signage. Permitted signage shall be as allowed under the city’s sign regulations, except that the following criteria for freestanding signs shall apply:
(1) Sign height. The maximum height of a freestanding sign shall be 20 feet.
(2) Setbacks. The minimum setback of a freestanding sign from a street right-of-way shall be 15 feet. The minimum setback from an interior lot line shall be ten feet.
(3) Materials. The sign base and any surround of a freestanding sign must utilize brick materials identical or similar to the main building facade.
(4) Master sign. A master sign for building signs shall be submitted.
(‘81 Code, § A19-6) (Ord. 532.1, passed 4-23-92)