(A) In order to ensure quality building and site design within this mixed use planned development, special standards are necessary. These include regulations governing streetscape design, building materials, landscaping, screening and parking.
(B) Streetscape design. The following design elements shall be incorporated into all site plans in any subzone. The goal of these regulations is to assure an overall harmonious theme will be created for all projects within this planned development.
(1) Sidewalks shall be installed on all streets to width of eight feet with a six- to ten-foot wide street planting area between the sidewalk and curb.
(2) Trees and “ring route” decorative street lights painted “Apple Valley Red” shall be installed along all streets.
(3) Streetscape treatments shall include deciduous canopy trees in concert with berming or the screening devices to soften or conceal parking and circulation areas from public view as needed.
(4) The existing storm water detention pond shall be regarded as a water feature and open space amenity.
(C) Building design and materials. The following design elements shall be incorporated into all site plans for buildings in any subzone.
(1) A building or group of buildings shall maintain a compatible relationship with the surrounding context of an area in regard to:
(a) Rhythm of spaces between buildings;
(b) Rhythm of facade details and relationships, such as relationship to horizontal or vertical lines and facade openings;
(c) Building scale and mass and setbacks;
(d) Building forms and roof shapes; and
(e) Creating appropriate transitions, such as height, facade details and landscape buffers.
(2) All masonry exterior facades of plain concrete, either pre-cast or cast in place, shall not be permitted, except as a small design element.
(3) Metal skin materials, such as baked enamel, stainless steel, aluminum sandwich panels and the like as primary field materials for buildings shall not be permitted. This type of material may be used as a minor design element.
(D) Landscape design. The following design elements shall be incorporated into all site plans in any subzone. The goal of these regulations is to assure an overall harmonious theme will be created for all projects within this planned development.
(1) A master landscape plan for this planned development shall be submitted to the city and the following design elements shall be incorporated:
(a) All plant materials to be utilized shall be identified on the plan and a landscape plant list provided;
(b) Provide screening of undesirable views;
(c) Compliment the architectural form of the building;
(d) Define walkways, internal traffic circulation areas, special use areas and building entries through the use of special paving materials such as brick pavers, stamped concrete, paving stones, and the like, or a combination thereof;
(e) Provide a pleasant street experience;
(f) Soften the visual impact of large paved areas;
(g) Soften the edge between a parking lot or street and building;
(h) Mitigate the impacts of lighting or other negative influences;
(i) The landscaping for each individual lot within the planned development shall be consistent with the master landscape plan; and
(j) Signage and identity structures shall be incorporated in the master landscape plan. Planting beds, conifers and ornamental trees shall be used to accent entries and signage.
(2) All commercial buildings that have grassed areas shall have underground automatic sprinkler systems to maintain the landscaped area.
(3) An undulated sodded landscaped berm or berms shall be installed adjacent to any principal or minor arterial and collector streets at a maximum 3:1 slope. The berms shall be subject to the traffic visibility requirements of § 155.335. Trees shall have a caliper of two inches, balled and burlapped, and shall be planted at intervals of not more than 40 feet apart. Plantings shall be alternated such that no more than two of the same species will be located adjacent to one another and shall be made only in the toe area of any berm’s slope. There shall be a minimum of two shrubs per tree planted and the plantings shall be a minimum size of 24 inches, balled and burlapped.
(E) Screening. The following design elements shall be incorporated into all site plan for buildings in any subzone.
(1) Mechanical and electrical equipment shall be screened from view. Screening materials shall be compatible with the architecture of the building. Ground-mounted mechanical equipment shall be fully screened from view with an architectural treatment consistent with the building architecture. All rooftop mechanical equipment shall be screened from view from adjacent property lines. Screening may be achieved with parapet walls and/or penthouse structures. Rooftop mechanical parapet walls and/or penthouse structures shall be treated architecturally in a manner consistent with the building architecture.
(2) Service yards, trash enclosures, delivery areas and loading docks shall be screened from view or located entirely within the building. Screening materials shall be consistent with the architecture of the building and shall use similar materials, finishes and colors.
(3) Service areas shall be located away from and not visible from public open space systems, public parks and the external street system.
(4) Service areas shall be concentrated and aggregated into a centralized location for major projects. These service areas shall be off the street, accessed from a dedicated service court. Access to these courts should be wherever possible from interior, private streets rather than from the main circulation routes.
(5) Fences or walls shall be constructed of a material similar to, compatible with, and complimentary to the primary building material and architecture.
(F) Parking. The following design elements shall be incorporated into all site plans for buildings in any subzone.
(1) Landscaped islands in parking lots shall be at least 18 feet long and nine feet wide, and include at least one ornamental or shade tree. The interior of all parking areas shall be landscaped.
(2) Large surface parking lots exposed to view from a public right-of-way shall utilize a combination of berms, buffers and/or landscaping to break-up open expanses of parking and pavement in order to minimize their visual impact. Design features shall include the following:
(a) Raised landscape islands between parking rows;
(b) Paved and landscape walkways between parking rows;
(c) Landscape turning islands;
(d) Landscape parking lot perimeters; and
(e) Bermed parking lot perimeters.
(3) Parking lots having 15 or more spaces shall provide parking for bicycles and motorcycles. Bicycle parking shall be provided near building entries, but must not encroach into pedestrian walkways.
(4) Parking areas shall be screened visually, physically depressed or softened from views of adjacent streets and residential areas through planting and berming. Walls or fences of a material similar to and compatible with the primary building material shall be used for screening, parking and circulation.
(5) When buildings face directly onto County Road 42, there shall be no more than two rows of parking created on the County Road 42 side of the building.
(6) All cart storage corrals in the parking areas shall be incorporated within a landscaped island. Cart storage corrals shall be paved with concrete with concrete curb edging.
(7) Loading and service areas shall be designed to include space for ingress and maneuvering. Service to underground tanks shall not conflict with the site access. Service to the fronts of buildings shall not be permitted.
(8) Decorative street lighting and sidewalks shall be installed along main parking lot drive aisles in a manner that will mimic adjacent public streets,
(G) Signage. The following design elements shall be incorporated into all site plans in any subzone. The goal of these regulations is to assure an overall harmonious theme will be created for all projects within this planned development.
(1) A master signage plan shall be submitted for approval by the city and shall contain the following:
(a) Identification of all sign locations (including building signs), dimensions, finishes, materials, range of colors and method of lighting; and
(b) Signage shall be limited to individual back lit channel block letters. No can or panel wall signs or neon signs shall be permitted.
(2) Only three freestanding pylon signs for the purposes of area identification shall be permitted within the confines of this planned development.
(3) The foundation or support structure of a freestanding sign must be completely enclosed, and the enclosure shall have exterior facing consisting of materials which shall match the exterior construction materials of the primary building with which it is associated and serve to identify.
(4) Eighty additional square feet of signage shall be allowed on the pylon sign locaged at the intersection of County Road No. 42 and Flagstaff Avenue, subject to the following:
(a) The height of the signage shall be no greater than ten feet in height as measured from the base of the pylon sign.
(b) Materials used for the sign construction shall be similar to those used for the existing pylon sign.
(Ord. 646, passed 5-28-98; Am. Ord. 727, passed 6-12-03)