All development within the East State Road 28 Overlay District shall comply with applicable lot size, height and other standards in the underlying district, in addition to the following design standards.
(A) Green space areas. Green space shall be provided for all development that front on State Road 28.
(1) For all lots in tier one that front on State Road 28 there must be a 20-foot wide green space area adjacent to and parallel to the road. The front half of this green space must consist of grass and be reserved for utility easement and or sidewalks. The other half shall consist of attractive planting areas and shall include flowers, shrubs, and trees for a minimum of 50% of their length and must include some flowering vegetation. The remainder shall be planted with grass.
(2) For all lots in tier two that front on State Road 28 there must a 30-foot wide green space adjacent to and parallel to the road. The front half of this green space must consist of grass and be reserved for utility easement and or sidewalks. The other half shall consist of attractive planting areas and shall include flowers, shrubs, and trees for a minimum of 50% of their length and must include some flowering vegetation. The remainder shall be planted with grass.
(3) If a parcel is already improved or an existing structure is expanded or remodeled within the Overlay Zone fronting State Road 28, then that parcel or structure shall be subject to the regulations to the extent possible due to space limitations as determined by the Building Inspector and/or Plan Commission.
(B) Architectural standards (facade walls). A FACADE WALL shall be defined as any exterior wall visible from a street (public or private) or other East State Road 28 Overlay zoned property. All facade walls shall meet the following requirements:
(1) Exterior materials. Metal building construction and post building construction (also known as pre-engineered building systems) shall not be permitted. The use of smooth-faced concrete block, untextured smooth-faced tilt-up panels, and standing seam metal panels shall be prohibited. The City Building Inspector shall approve or deny the use of all composite and alternative materials that replicate the appearance and durability of those listed below. All facade wall exterior building materials shall be high quality materials, and shall be limited to any combination of the following: brick or face tile; wood; native stone; glass; tilt-up concrete panels or tinted and/or textured concrete masonry units (such as split-face block and burnished block); architectural pre-cast concrete; and architectural metal.
(2) Exterior colors. Exterior facade wall colors shall be low reflectance, subtle, neutral, or earth tones. The use of high intensity, primary, metallic, black or fluorescent colors shall be prohibited. Building trim and accent areas may feature brighter colors or primary colors. Such building trim and accent areas shall not exceed 10% of any single exterior wall area excluding all windows, doors, and glass construction materials.
(3) Roof design. All roofs or parapets should vary three-dimensionally to add visual interest to the building and shall include architectural detailing, cornices, moldings, trims, variations in brick coursing, and other similar detailing. All roofs shall comply with the following:
(a) All roof-top mechanical equipment, such as HVAC units, shall be screened from the view of all streets (public and private) and all properties in the Overlay District by parapets, dormers, or other screens. The material of all such screens shall be consistent with the exterior materials used on the facade of the structure.
(b) Sloped roofs shall not exceed an average height equal to that of the supporting walls.
(c) Sloped roofs shall have overhanging eaves that extend past the supporting walls.
(d) Sloped roofs shall either be of architectural standing seam metal, tile, slate, or dimensional shingles.
(4) Main entrance. The main entrance to the primary structure shall be located on the facade wall that fronts on a public street. If the structure fronts on two or more public streets, the main entrance shall be located on the facade wall that fronts on the street with the greatest traffic volume. The main entrance of the structure must be articulated through the use of architectural detailing.
(5) Entry features. Entry features shall be provided at the main entrance to each primary structure and shall include at the main entrance to each primary structure and shall include at least three of the following design elements:
(a) Raised corniced parapets over the door, peaked roof forms having an average slope greater than or equal to a minimum 5/12 pitch, arches, or architectural details such as tile work and moldings that are integrated into the building structure and design;
(b) Integral planters or wing walls that incorporate landscaped areas and or places for sitting;
(c) Enhanced exterior light such as wall sconces, building mounted accent lights, or decorative pedestal lights;
(d) A prominent three-dimensional entryway feature, such as a clock tower or other similar architectural design element, projecting from the vertical plane of the main exterior wall by a minimum of four feet and raised above the adjoining parapet wall/roof by a minimum of three feet; or
(e) Pilasters projecting from the plane of the wall by a minimum of eight inches and/or architectural or decorative columns that create visual breaks and interest in the facade walls.
(6) Display windows. All commercial building facade walls shall have display windows, faux windows, or decorative windows for no less than 50% of the facade wall’s horizontal length along all pedestrian walkways.
(C) Sidewalks and pedestrian walkways. Pedestrian walkways and sidewalks shall be provided on each lot in order to promote pedestrian access and reduce vehicle traffic impacts. Sidewalks and pedestrian walkways shall meet the following requirements. Green space required by division (A) above may be used to meet the requirements of this section to the extent possible.
(1) Sidewalks. Sidewalks shall be provided along all sides of the lot consistent with the design and construction requirements of the Frankfort Zoning and/or Subdivision Control Ordinance. Sidewalks shall be connected to adjacent or nearby existing sidewalks to the extent possible.
(2) Pedestrian walkways. Pedestrian walkways shall be provided from the sidewalks to the main customer entrance of the structures on each lot and along the full length of any facade of a building that includes a customer entrance or abuts a parking area.
(a) Walkways connecting the structure entries with the sidewalks shall be concrete, and a minimum of five feet in width. They shall be bordered on each side by a planting area that is a minimum two feet in width. The planting areas on each side of the sidewalk shall each include flowers, shrubs, and trees for a minimum of 50% of their length and must include some flowering vegetation. The remainder shall be planted with grass.
(b) Where walkways are parallel to parking lots and/or interior drives the bordering landscape area shall be a minimum of five feet in width, and shall be curbed on the side adjoining the vehicle area.
(c) Where walkways pass through vehicle use areas they shall be of a paving material different from that of the vehicle use area, such as unique pavers, bricks, or scored concrete, to distinguish them as a pedestrian route.
(d) Walkways along the facades of the building shall be concrete, shall be a minimum of five feet in width, and shall be separated from the building by a landscape area that is a minimum of five feet in width. The landscape area shall include benches and seating areas, and be planted with flowers, trees, and shrubs for a minimum of 50% of its length.
(e) Weather protection features, such as awnings or arcades shall be provided over all sidewalks within ten feet of all customer entrances.
(D) Outdoor merchandise storage areas. Merchandise may be stored or displayed for sale to customers only in areas near the primary structure on each property. The storage of outdoor merchandise for sale elsewhere on the property shall be seasonal. Permanent outdoor storage areas shall not be in a required front setback area and shall be (1) enclosed by a minimum six-foot tall wall, or (2) composed of a three-foot tall base wall topped by wrought iron or tubular steel fencing. No merchandise other than trees shall be visible above the wall or fencing. Each wall shall comply with the building materials requirements of division (B)(1) and (2) above.
(E) Outdoor storage of refuse. All unenclosed storage of refuse is prohibited (whether or not in containers). All refuse shall be contained, enclosed, and screened on all sides with a roofed structure with a minimum six-foot tall screen that is architecturally compatible with the principal structure. Refuse collection and recycling areas shall be in the rear of all structures away from view by traffic along State Road 28.
(F) Lighting. A lighting plan for the proposed development shall be filed as part of the development plan application as required by the lighting standards of § 155.201.
(G) Signage. In addition to the sign standards of the underlying district, the following signage requirements shall be complied with to the extent possible:
(1) Signage shall be designed as an integral part of the architectural and landscaping plans. The colors, materials, scale and style of signage shall be architecturally compatible and accentuate the buildings and landscaping of the site and adjacent properties. The number of graphic elements on a sign shall be held to the minimum needed to convey the sign’s major message and shall be composed in proportion to the area of the sign face.
(2) No awning in the Overlay District shall have any wording or logos.
(3) Private traffic direction signs and pavement markings for the direction and control of traffic into, out of, and within the site shall conform to the Manual of Uniform Traffic Control Devices as published by the Indiana Department of Transportation.
(4) The integration of project signage, particularly the sharing of poles to identify multiple businesses, is encouraged with the Overlay District.
(5) Off-premise signs shall only be permitted by right for unified centers such as office or industrial parks or shopping centers. Such off-premise signs shall only identify a building, business, profession or industry not fronting on State Road 28, but having vehicle access to the road by means of easement or shared access. There may be only one sign for each unified center and shall not exceed 32 square feet for building-mounted signs or 120 square feet for a free-standing sign. The signs shall have landscaping extending a minimum of three feet from all sides of the base.
(H) Common access. Common entrances shared by several properties and development shall be encouraged in the East State Road 28 Overlay District. Access road to contiguous tracts shall be coordinated so as to form one main access road serving adjoin developments.
(Ord. 14-22, passed 1-26-15)