(a) Frontage and Interior Landscaping. Landscaping along the corridor should be cohesive to enhance the streetscape and be easy to maintain for property owners. Additional landscaping standards apply, including buffers and screening and parking lot landscaping, and can be found in Chapter 1295
. Where there are conflicts, the standards in this overlay district shall apply.
(1) Frontage Landscaping along Groesbeck. Proper landscaping in front yard areas that are visible from the corridor shall be implemented to maintain consistency along street frontage on Groesbeck Highway.
A. Landscaped Front Yards. Enhanced landscaping shall be applied as gateway treatments at entry points of the property. Consistently spaced trees shall be planted along the property's frontage with a minimum of one tree per 20 linear feet, interspersed with low maintenance shrubs.
B. Front Yard Screening for Commercial/Retail Properties. Front yards shall be landscaped and screened using a minimum of a ten-foot-wide landscape area with a continuous hedge, no more than three feet in height. One canopy or evergreen tree shall be planted every 20 linear feet.
C. Front Yard Screening for Industrial Properties. Front yards for industrial properties shall be landscaped and screened using a minimum of a 25-foot-wide landscape area with a continuous hedge, no more than three feet in height. One canopy and one evergreen tree shall be staggered and planted every 20 linear feet.
D. Other Plantings. Low shrubs, perennials, and ornamental grasses shall kept below three feet in height for natural surveillance. Landscape areas shall include a combination of low shrubs, perennials and/or ornamental grasses with one low shrub being equivalent to two perennials or ornamental grasses. The table below describes additional number of plants required in the front yard landscaping:
Number of Plants Required
| |
Street frontage landscape area | 4 low shrubs or 8 perennials/ornamental grasses per 20 linear feet |
(2) Site Design Amenities. These elements will create better pedestrian conditions, establish enhanced open spaces and sustainable design features, a more appealing overall appearance of each site. Some of these standards may not apply to certain sites where they do not exist or are not already required (i.e. detention ponds, outdoor dining, etc.).
A. Foundation plantings shall be installed along building edges to screen the appearance of building foundations from public view. Foundation planting areas adjacent to the building edges shall be at least five feet wide. Plantings should be low maintenance species and may include a combination of small canopy or ornamental trees, evergreen trees, shrubs, and ornamental grasses. Foundation plantings must not block the building's windows, doors, or entryways. Planting areas shall be mulched and edged to create a clean and well-kept appearance.
B. Detention ponds shall be designed as natural free-form in shape. Side slopes must not exceed one vertical foot for every three horizontal feet. Plantings around detention ponds shall include at minimum one canopy or evergreen tree and either ten shrubs or groupings of ornamental grasses for every 50 linear feet of pond perimeter. Plantings should be in a random, natural pattern. Any security fencing around the perimeter shall be decorative. Shrubs shall be planted around the outside of fencing to soften the appearance at a maximum spacing of five feet between shrubs.
C. Waste receptacles shall be completely enclosed by opaque screening on three sides and operable opaque doors for access on one side.
D. Service and mechanical areas shall be located in the rear or on the side of buildings in a way that their appearance is minimized or eliminated from the roadway and public areas.
E. Opaque fencing or a combination of opaque fencing and masonry shall be used. Materials for screening or enclosures shall be high quality and durable, yet visually appealing and they may include the following: Corrugated or ribbed metal (more appropriate for industrial contexts); Powder-coated extruded aluminum slats; Treated hardwood; Brick; Stone; Metal screen. Screening shall be at least six feet tall. Prohibited types of fencing includes chain link with slats and barbed wire. Landscaping and planting around screening and enclosures for these areas is highly encouraged, especially if the area is visible from public parking areas or from the street.
F. Outdoor Dining spaces shall include defined seating areas. These should remain consistent and complementary to the building with which the outdoor dining space is associated. Barrier styles shall include one or a combination of the following: (1) free standing decorative fences or railings; (2) low masonry walls; (3) planters; (4) planting areas inclusive of ornamental grass, hedges, shrubs, and/or ornamental trees. Fences or walls shall be a maximum height of 36" above the outdoor patio surface.
G. Screening of outdoor dining areas adjacent to parking areas shall include an opaque area of at least four feet in height to protect the space from headlights of cars maneuvering and parking. Outdoor dining areas shall provide at least one exterior exit/entrance point that is connected to the sidewalk and/or parking areas. When located on public sidewalks, a minimum sidewalk clearance of six feet shall be retained for unrestricted pedestrian access.
H. For industrial sites two acres or larger in size, a minimum of 10% of the site shall contain useable open space. This is internal space and does not include required buffer and greenbelt areas, though some flexibility to include non-required amenities in those areas, such as seating, could meet the intent. At least 5% of any new commercial development shall contain useable open space, with exceptions allowed for very small lots (less than ½ acre) or where existing buildings and parking will not easily accommodate that much open space. In those cases, some amenities should be provided in other locations in the site. Usable open space should be designed to include amenities like picnic areas, pocket parks, courtyards, patios, pathways, benches, and water features. Open space and associated amenities are to be maintained by the property owner. Where multiple open spaces occur on the property, pedestrian connections (i.e. a pathway), should be made to connect them. Existing natural features on the property are encouraged to be preserved, including mature trees, wetlands, and ponds. If designed with associated public amenities, these features can count towards useable open space.
I. Maintenance. All landscaping shall be properly maintained and irrigated. Diseased, dying, or dead landscaping shall be replaced.
(b) Rear Screening and Buffers.
(1) Rear yard design standards for commercial properties. The rear yard shall be landscaped and screened with a minimum five-foot-wide landscaped area with evergreen trees and/or tall shrubs with a four-foot-eight-inch tall masonry wall. Wall materials shall match or complement the building materials.
(2) Rear yard design standards for industrial properties. The rear yard shall be landscaped and screened with a minimum five-foot-wide landscaped area with evergreen trees and/or tall shrubs with a six-foot-tall masonry wall. Wall materials shall match or complement the building materials.
(c) Access and Circulation. Access management along the corridor is necessary to ensure safe and efficient travel for all users of the roadway. Proper access management can minimize traffic conflicts and provide clear accessibility to properties for vehicles, pedestrians, and bicycles. Pedestrians, in particular, need safe passageway between the right-of-way and the building entrance. A properly designed circulation system is a key component to encouraging a walkable environment.
(1) The number of driveways along Groesbeck Highway shall be minimized as much as is practical.
(2) Shared access between adjoining properties should be encouraged, with cross-access easements provided.
(3) Driveways shall either be aligned with those across the street, or spaced at least 150 feet from them, to avoid left turn conflicts in the center turn lane.
(4) Driveways shall be spaced as far apart as possible. It is recommended by MDOT to space driveways 455 feet apart on the same side of the road for roads that have a posted speed limit of 50 mph (like Groesbeck Highway). Driveways shall also be kept as far as possible from signalized intersections to reduce traffic conflicts.
(5) Driveways shall be designed for the typical vehicle in terms of radii and width. For uses that generate higher traffic volumes or with significant truck movements, MDOT may require a deceleration taper or lane.
(6) Where a site is adjacent to an undeveloped property, the site shall be designed to accommodate a future parking lot connection.
(7) Loading areas shall not interfere with on-site pedestrian and vehicle circulation.
(8) Pedestrian crosswalks and pathways shall be provided within parking areas of more than 25 parking spaces to ensure safe passage between vehicles and the building entrance.
(9) Where sidewalks do not currently exist along the public roadway, sidewalks with a minimum five feet of width should be installed. Sidewalks should generally be placed one foot inside the property line. Since Groesbeck Highway is a state roadway, approval of MDOT is required.
(10) A safe and convenient connection should be provided between the sidewalk along Groesbeck Highway and the building's front entrance. In some cases, islands and crosswalk-type markings may be needed, especially for restaurants and other businesses that will have relatively high pedestrian volumes.
(d) Building Scale/Placement and Parking Placement. Buildings should typically be oriented to face the street, and setbacks along the corridor should be consistent to provide a more cohesive street wall and pedestrian-oriented environment. Similarly, parking placement is crucial to site design; side and rear parking areas are highly encouraged not only for aesthetic reasons, but to also encourage walkability and decrease the potential for vehicle and pedestrian/bicycle conflicts.
(1) Industrial and Commercial Building Design Standards.
A. For industrial buildings, the minimum setback shall be 60 feet to accommodate for pedestrian amenities, open space, and landscaped buffers. Commercial buildings shall be setback at least 35 feet, but no more than 50 feet along the corridor.
B. Buildings shall be oriented so that at least one main entrance faces the road. The main entrances of a building shall be ADA compliant.
C. For larger buildings with multiple tenants, multiple entries along the street frontage should be incorporated into the site plan.
D. Parking shall be located along the side and rear yards to avoid dominating the streetscape. Where this is not possible, a limit of two rows of parking is permitted in the front yard. If front yard parking is implemented, then additional landscaping is required to properly screen the parking area.
E. Shared parking is encouraged between adjacent sites or mixed-use developments on the same site.
F. Parking per use shall not exceed 110% of the minimum parking spaces required as stated in the Zoning Code.
G. For corner lots, buildings or landscaping shall be located nearest the intersection. Parking areas are discouraged at this location.
H. Outdoor storage areas shall not be visible from the roadway. Ideally, storage areas and loading facilities are located to the rear of the building. Proper screening and landscaping shall be implemented where these storage and/or loading areas abut residential properties.
(2) Multi-Family Residential Building Design Standards.
A. Multi-family residential buildings shall be setback a minimum of 60 feet from the right-of-way along Groesbeck Highway. Setbacks for any internal roads as part of a development shall be at least 20 feet.
B. Any development with multiple buildings shall allow a minimum of 30 feet spacing between buildings.
C. Developments with multiple residential buildings shall include an open space for residents that is central to and accessible from all buildings.
D. Pathways and driveways shall be paved. Pathways for pedestrians shall connect to sidewalks along the roadway and lead directly to building or individual unit entrances, whichever applies to the residential building.
E. Parking may consist of surface parking, garages (attached or detached) or carports and shall be adjacent or close to the primary structure. Parking for multi-family residential units may be front, side, or rear entry in relation to each unit. It is encouraged that parking is not visible from the roadway. If a residential building is facing the corridor, it is encouraged that parking is located behind the building. If a residential building is facing a direction other than toward the corridor, parking shall be screened from view.
F. Access to multi-family residential parking areas is encouraged on side streets or consolidated along internal roads of a development wherever possible.
G. Where a parking lot is adjacent to a single family-zoning district, a screening wall or landscape buffer is required.
(e) Building Design and Materials. Building massing and façade treatments, especially along sides that are visible from the roadway and adjacent residential uses, should have a consistent architectural quality along the corridor.
(1) If a building is more than one story, a different architectural treatment may be used on the ground floor façade than on the upper floors.
(2) Climbing vegetation and green walls are encouraged as a method to provide visual interest to building façades.
(3) The following building materials and designs are discouraged as their features can negatively affect the overall look and feel of the corridor:
A. Aluminum siding.
B. Asphalt shingles.
C. Larger and blank wall façades.
D. Brightly-colored roofs.
E. Pre-fabricated metal walls.
F. Highly reflective surfaces.
(4) Building Design for Commercial Buildings.
A. 65% of the total front façade of a building shall be of brick or similar material (excluding window and doorway openings, as well as decorative trim). Side and rear façades shall be at least 50% each of brick or similar material, in coordination with the front façade treatment.
B. For building front and side façades that are 100 feet or greater in length, these shall be designed with offsets at intervals of every 50 feet.
C. Building sides visible from Groesbeck Highway or internal parking lots or adjacent residential uses, shall also be at least 50% brick, with the same exclusions.
D. Modulation of roofs and roof lines are encouraged to eliminate the look of box-shaped buildings.
(5) Building Design for Industrial Buildings.
A. Exterior façade materials shall consist of high quality and durable materials on the building frontage and corner articulations. If a façade faces residential, then that façade should also consist of similar types of materials, including brick, concrete block, and pre-cast concrete.
B. Blank walls are discouraged. Building articulation can be met through providing transparency and varying building materials and finishes to create a more welcoming feel to the overall building.
C. For buildings that are 100 feet in length or longer, a material change and shift in the wall façade shall be applied to the front façade for every 40 feet. If side and rear façades face either another roadway or residential use, then the same standard applies.
(6) Building Design for Multi-Family Buildings.
A. Architectural features and façade variation are required for buildings with a length greater than 100 feet to break up expansive façades.
B. For street-facing exterior elevations, 75% of the total area for each façade may be brick, face brick, or stone (excluding windows, doorways, and decorative trim.) Permitted materials for the remaining 25% of the building include wood, vinyl, or fiber cement siding.
C. Side and rear façades that do not face a street may be brick, face brick, stone, wood, vinyl, or fiber cement siding, but using the same materials and treatment as street-facing façades is encouraged.
D. Permitted materials for foundation walls include concrete block, score block, precast concrete, and cast-in-place concrete.
E. Detached garages, carports or accessory building exteriors shall use a similar treatment and materials that are coordinated with the primary residential structure.
F. All exterior utility equipment, such as air conditioning units and utility boxes, shall be screened from view from the roadway.
(f) Signs. Signage can hold a significant influence upon the general aesthetics and safety of the roadway. The placement, type, and number of signs permitted on a site, if executed properly, can keep signs from distracting and interfering with traffic and other users of the road.
(1) Locate signage on the site to not obstruct the sightlines of vehicles entering and exiting the property. Signs shall also be placed so that they do not dominate the architectural features of the building.
(2) Signage shall be sized to be visible to pedestrians and makes access to the entrance of the building obvious.
(3) For multi-tenant signs, similar color schemes should be utilized to avoid signage clutter. Varying fonts can be used to differentiate between business logos.
(4) Signs can be illuminated, but only to the minimum required for readability at night.
(g) Lighting. Proper lighting on a site should minimize light trespass onto adjacent properties (particularly residential properties) as well as serve the purpose of providing a safe and secure environment for users and visitors to the property. Well-designed lighting will also not contribute to nighttime pollution, helping to preserve the natural quality of the nighttime sky.
(1) The height and direction of lighting on a site shall light the property it’s intended for, but avoid light pollution spilling onto adjacent properties. Lighting shall not exceed 25 feet in height from the parking lot grade and should be particularly sensitive to adjacent residential properties.
(2) Ornamental lighting shall be used along pedestrian walkways (both within the site and along the street side of the property) and adjacent to building entrances to provide for a safe and pedestrian-scaled environment.
(3) Exterior lighting should complement the architectural style of the building and contribute to the overall design of the site. Wall mounted and pole mounted lights shall direct light downward. Where uplighting is desired on a building façade to highlight architectural features, it shall be angled or shielded to avoid unnecessary light pollution.
(Ord. Passed 10-30-23.)