(A) Vehicular access. The project shall provide safety and protection to adjacent residential uses by having motor vehicle access from a major arterial road as designated by the adopted Comprehensive Plan. Access can also be provided from a street that is not designated by the Comprehensive Plan, provided it can be shown that any negative impacts on residential uses or residentially zoned properties can be mitigated.
(B) Entrance Design and Parking Layout.
(1) Entrances design. All sides of a commercial establishment that directly face an abutting public street shall feature at least one customer entrance. Where a large commercial establishment directly faces more than two abutting public streets, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street as needed.
Figure 1: Example of a development with customer entrances on all sides facing a public street.
(Drawing courtesy of City of Fort Collins, Colorado Design Standards and Guidelines for Large Establishments)
(2) Parking layout. No more than 60% of the off-street parking area for the lot, tract or area of land devoted to the commercial establishment shall be located between the front facade of the large commercial establishment and the abutting streets (the "front parking area"). Parking spaces in the front parking area shall be counted to include all parking spaces within the boundaries of the front parking area. Variances of up to 80% may be granted by the Development Review Board if the front parking area is screened from view by out lot or out parcel development (such as restaurants, banks, and the like) and additional tree plantings and/or berms as approved by the Development Review Board. Landscaping within the parking area may be required for a large-scale commercial development.
(C) Buffering and streetscape.
(1) Buffering. The project shall provide visual and noise buffers where the site is adjacent to a residential use or residentially zoned property and/or an agricultural use or agriculturally zoned property that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map adjacent to the site. This can be accomplished by providing a minimum building setback from a residential use or residentially zoned property that is adjacent to the site, this area must remain as green space. Table 1 provides required minimum building setbacks. (Setbacks listed in Table 1 below). An eight foot high or higher, masonry screen wall and at least a 20-foot wide landscape buffer shall be provided adjacent to the site property line. The landscape buffer shall be placed on the inside and or outside of the screen wall and shall include, in addition to shrubs and groundcover, canopy trees at 20- to 30-foot intervals depending on the separation needed for the tree canopies to touch at maturity to form a noise, light, and visual screen above the screen wall. Berms may be used as an alternative buffer if approved by the Development Review Board. No other uses, such as but not limited to parking or storage, are permitted within the landscape buffer area.
(2) Streetscape. A streetscape landscape plan shall be considered as a part of the overall design and include a mix of tree species a minimum of 1-inch diameter at breast height at planting, to be planted at 30-foot centers. The total number of trees necessary shall be determined by the combined footage of the front and side line defining the streetscape yard. Shrubbery, ground cover and other planting materials shall be used to complement the tree planting, but shall not be the sole contribution to the landscaping. Effective use of earth berms, existing topography, and existing trees is also encouraged as a component of the landscape plan and shall be considered as a part of the planting requirements. Any plant materials that die or are destroyed and, which are part of overall landscape plan must be replaced in a timely manner.
Table 1: Required Building Setbacks.
Building Size (square feet) | Setback (minimum) |
7,999 or less | See applicable regulations |
8,000 – 24,999 | 75 feet |
25,000 – 49,999 | 100 feet |
50,000 – 74,999 | 150 feet |
75,000 or greater | 200 feet
|
(D) Outdoor storage areas. The project shall mitigate visual and noise impacts on public streets, residential uses, residentially zoned properties, and/or an agricultural use or agriculturally zoned properties that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map adjacent to the site and when permitted by the zone district requirements. The mitigation can be accomplished by locating these areas on-site with minimum setbacks. Table 1 lists the minimum setbacks. The areas should be screened or enclosed so that they are not visible from streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The screen shall be of masonry construction or other approved material (such as wrought iron fences or other suitable opaque materials) and a height that will be effective in obstructing storage materials and to assure the highest level of noise abatement and to confine any loose papers, cartons, and other trash. Storage materials should not be visible above the screen wall. It would be preferred that these outdoor storage areas be placed between buildings in a manner which would allow the buildings to act as screens.
(E) Trash collection areas. The project shall mitigate visual and noise impacts, on public streets and adjoining residential neighborhoods from trash collection areas by locating these areas on-site away from any residential use, residentially zoned property, and/or an agricultural use or agriculturally zoned property that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map adjacent to the site. (Setbacks listed in Table 1 above). The areas should be screened or enclosed so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. Screening and landscaping of these areas shall conform to the predominant materials used on the site. The screen shall be of masonry construction or other approved material (such as wrought iron fences or other suitable opaque materials) and a height that will be effective to ensure the highest level of noise abatement and to confine any loose papers, cartons, and other trash. It would be preferred that these trash collection areas be placed between buildings to allow the buildings to act as screens.
(F) Pedestrian flows. The project shall provide pedestrian accessibility, safety, and convenience to reduce traffic impacts and enable the development to project a friendly, inviting image. Sidewalks shall be at least five feet wide and unobstructed and shall connect the public street sidewalks, the main entrances to the stores, transit stops on or off-site, and other buildings on the site, in addition to providing convenient access to adjacent residential neighborhoods. Sidewalks shall be provided along the full length of any building where it adjoins a parking lot (six feet wide). Sidewalks shall have an associated three foot wide landscape strip for their entire length, except at intersections with parking area access lanes. (When no public sidewalks exist, the developer must provide a five foot wide sidewalk along street right-of-way that must be approved by the City or County Engineer). The landscaping shall include canopy trees or other shading devices to shade at least 65% to 75% of the sidewalks during the major part of the day (shadow pattern needs to be taken into consideration). Walkways located within parking areas to provide safe pedestrian access from parking lot to retail business.
(G) Central features and community spaces. The project is to provide attractive and inviting pedestrian scale features, spaces, and amenities. Entrances and parking lot locations shall be functional and inviting with walkways conveniently tied to logical destinations. Walkways located within parking areas to provide safe pedestrian access from parking lot to retail business. Bus stops should be considered integral parts of the configuration whether they are located on-site or along the street. Customer drop-off/pick-up points that may be provided should also be integrated into the design (should not conflict with traffic lanes or pedestrian paths). Pedestrian ways shall be anchored by special design features, such as towers, arcades, porticos, light fixtures, planter walls, seating areas, and other architectural features that define circulation paths and outdoor spaces. Examples are outdoor plazas, patios, courtyards, and window shopping areas. Each development should have at least two of these. (See figure 2)
Figure 2: Example of a center with numerous special features and community spaces.
(Drawing courtesy of City of Fort Collins, Colorado Design Standards and Guidelines for Large Establishments)
(H) Delivery and loading spaces. Delivery and loading operations shall be designed and located to mitigate visual and noise impacts to adjoining residential neighborhoods. Delivery and loading spaces shall be set back from a residential use or residentially zoned property and/or an agricultural use or agriculturally zoned property that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map adjacent to the site, (Setbacks listed in Table 1 above) unless such operations are located entirely within an enclosed building, provided it is no closer than the allowable building setback. The delivery and loading areas shall be screened or enclosed so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent properties. The screen shall be of masonry construction and at least ten feet high, measured from the loading dock floor elevation, to screen the noise and activity at the loading dock. The masonry screen assures the highest level of noise abatement. It would be preferred that the delivery and loading spaces be enclosed within a building or placed between buildings in a manner which would allow the buildings to act as screens.
(I) Traffic impacts study. The Applicant shall have a professional entity perform a Traffic Impact Analysis (TIA) for the development using the Institute of Transportation Engineers’ Trip Generation publication as the standard for trip generation calculation. The scope and criteria for the study shall also conform to the Kentucky Department of Transportation (KDOT). The TIA shall identify traffic flow impacts on the public streets; recommend mitigation measures to address those conditions that fall below the standards established by the KDOT; and show how the applicant will provide the recommended improvements. If agreed upon the legislative body may provide the study and be reimbursed by the applicant.
(J) Outdoor lighting.
(1) Lighting policies have been developed to insure adequate security, to prevent glare which affects approaching motorists and pedestrians, and to minimize light trespassing onto adjoining properties. Horizontally mounted fixtures with full cut-off shall be utilized. The maximum height of lighting poles shall be 25 feet. The applicant may request a variance for up to 40 feet if the setback from a public road is sufficient and the proposed lighting satisfies the requirements set forth in this section. The property lighting shall not exceed 0.5 foot candles at the property line. Architectural and decorative lighting shall be evaluated on a case-by-case basis. Outdoor lighting between 10:00 p.m. and 7:00 a.m. shall be limited to low-pressure sodium lighting.
(2) A photometric plan and outdoor lighting report shall be submitted that addresses all aspects of property illumination, including but not limited to the parking area, building, parking, and signage. How outdoor lighting is addressed to mitigate negative impacts on adjacent residential uses or residentially zoned properties. The report will also address the negative impacts of outdoor lighting between the hours of 10:00 p.m. and 7:00 a.m. on adjacent properties and discuss methods of mitigation.
(K) Outdoor sales display/ancillary uses. The applicant shall identify measures to mitigate any negative impacts to a residential use or residentially zoned and/or an agricultural use or agriculturally zoned property that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map. Property that is adjacent to the site from the location of any outdoor activity associated with services to the public, such as, but not limited to, outdoor merchandise display and sales, outdoor storage, and outdoor snack bar and eating areas. The outside activity will be set back at least 100 feet and oriented to face away from any residential use or residentially zoned property and/or an agricultural use or agriculturally zoned property that the Comprehensive Plan does not anticipate as commercial use in a Land Use Group Map that is adjacent to the site, unless a building is located between the activity and the restricted area. Approved screening from the public view is required when Outdoor Sales Display/Ancillary Uses are needed.
(L) Signage. The visual transfer of business advertising and other public information through the use of external signs shall comply with all applicable sign ordinances and the following design standards. All completed signs must have a high quality professional appearance. Sign materials, colors, and shades shall be compatible with the related buildings on the property and shall be limited to high quality construction materials, such as stone, brick, or decorative block, finished wood (painted or stained), finished metal, or, high quality plastic. External lighting of monument signs shall be concealed and ground-mounted. Illumination of signs shall be directed away from all traffic and from all adjoining residential areas. The intensity of the light shall not exceed 15 foot candles at any point on the sign face. All signage plans shall be submitted to the Planning Commission Director for administrative review and approval, and a sign permit shall be obtained from the Planning Commission for all approved signage.
(Ord.795, passed 1-27-04)