(A) Purpose. It is the intent of the Highway Corridor Overlay District (HCO) to protect natural resources, provide landscape improvements, and enhance the overall appearance of the corridors identified. This district has development standards established to regulate development within a corridor. The Highway Corridor Overlay District standards, which apply to the entire length of a corridor becomes effective once a corridor has been studied, a plan adopted, and the area subsequently identified on the Official Zoning Map. Development standards from the Highway Corridor Overlay District apply to all parcels within 600 feet of the right-of-way on both sides of the street as shown on the Official Zoning Map, except in such instances in which the corridor width has been modified by the Board of Commissioners. In cases where a portion of a tract of land lies within the Highway Corridor Overlay District, the entire tract shall fall into the same regulation.
(B) Permitted and special uses. The permitted uses shall be the same as those in the underlying zoning districts. The special uses shall be the same as those in the underlying zoning districts.
(C) Architectural standards.
(1) Applicability.
(a) The following regulations shall apply to all new nonresidential structures and development site plan submittals located within the Highway Corridor Overlay Zoning District.
(b) Expansions shall comply with these regulations at such time that the expansion totals 50% or more of the existing building size. The total percentage of building expansions shall be combined over a five-year period. At such time that the percentage of building expansions reaches 50% or more of the original building size, these regulations shall be met for that part of the structure included in the expansion. In cases where an expansion is equal to or greater than the total square footage of the existing building, both the expansion and the existing building shall also be brought into compliance with these regulations. The total shall be combined over a five-year period.
(c) Conversions of structures formerly used for residential purposes and changes of uses shall comply with the regulations included herein.
(2) Building materials and colors.
(a) Front facades and exterior walls visible from the public right(s)-of-way shall be composed of at least 50% approved primary materials, listed below. Secondary materials may be used on building walls not visible from a public right(s)-of-way.
1. Primary building materials. The following materials shall be permitted as primary building materials. The material shall be permitted if the surface is constructed to simulate brick or stone and only as approved by the Administrator:
a. Brick;
b. Stone;
c. Fiber cement siding; and/or
d. Architectural concrete.
2. Secondary building materials. The following materials shall be prohibited as primary building materials but shall be allowed as secondary material along with the approved primary building materials or as primary elements on walls not required to meet these requirements. Secondary materials are not required. When used, no more than 30% of front facades and exterior walls visible from the public right(s)-of-way shall be composed of the materials listed herein:
a. Stucco;
b. Exterior insulation finishing system (EIFS);
c. Painted or stained concrete;
d. Metal; and/or
e. Split-face block.
3. Supplemental building materials. The following materials shall be allowed as supplemental materials along with primary and secondary materials. Supplementary building materials are not required. When used, no more than 10% of exterior walls shall be composed of the materials listed herein.
a. Vinyl siding;
b. Cast concrete; and/or
c. Smooth-faced concrete.
4. Accessory structures. Building materials and colors on accessory structures shall be compatible with that approved for the primary structure. For example, canopies permitted as part of a gas station may use a combination of brick columns and a metal canopy that is similar in color to the primary structure.
(b) For purposes of this chapter, the term
VISIBLE FROM THE PUBLIC RIGHT(S)-OF-WAY shall mean visible from any existing public right(s)-of-way or any right(s)-of-way intended for future dedication for public use. Additionally, for purposes of this section, only those public right(s)-of-way located within the Highway Corridor Overlay Zoning District shall be considered for compliance with these regulations.
(c) Two or more materials shall be combined on one facade; with the heavier material(s) being installed nearer to the ground or below other materials.
(d) The number of colors used shall be limited to no more than three discernable colors or ranges of complementary hues. The dominate color shall constitute a minimum of 60% of the facade, excluding windows, doors, and the like. Facade colors shall be of low reflectance earth tone, muted, subtle, and/or neutral colors. Building trim may feature brighter colors, but neon tubing is not allowed as an accent material. The use of high intensity, metallic, fluorescent, or neon colors shall be prohibited. Variations in color schemes are encouraged in order to articulate entryways, architectural features, and public amenities so as to give greater recognition to these features.
(3) Building design, facades, and massing.
(a) Facades shall include changes in wall plane, incorporating at least one change in wall plane, such as recesses and projections, along at least 20% of the length of the facade at a depth of at least 3% of the entire length of the building.
1. Buildings of 10,000 square feet or less shall include a change in wall plane for every 50 feet of length.
2. Buildings greater than 10,000 square feet shall include a change in wall plane for every 100 feet of length.
(b) Rooflines shall vary in height, material, treatment, direction, and the like and shall not extend in a continuous plane for more than 50 feet to reduce the scale of structures and to increase visual interest. Roof shape, such as flat, hip, mansard, or gable, and material shall be architecturally compatible with the facade elements of the rest of the building.
(c) Buildings with flat roofs or with roof pitches of 3:12 or less shall maintain a parapet wall along all walls visible from the public right(s)-of-way. Parapet walls shall have decorative cornices or caps.
(d) If roof cornices or caps have been removed or damaged on an existing building, renovations of such building shall include retaining, repairing, and replacing the roof cornices or caps, unless justification can be made to the Administrator as to why that is not feasible.
(4) Architectural standard design alternatives. Alternative design plans, building materials, landscaping, and/or construction techniques may be used when unreasonable or impractical situations would result from the strict application of architectural standards of this section. Such situations may result from unique site conditions, innovative design applications, and/or unified development design. The review and approval of architectural standard design alternatives shall be reviewed and decided by the Planning Board. All findings specified below for the granting of such a request with the architectural standard design alternatives shall be provided in writing and signed by the Administrator. One copy shall be provided to the applicant and another shall be retained as a part of the permanent record of the determination of the Planning Board. The following criteria shall be used in determining whether an architectural standard design alternative can be accepted by the Planning Board in lieu of meeting the requirements of this section:
(a) The proposal includes a clear and concise explanation of the specific standards that cannot be met and how the alternative methods proposed will achieve the intent of this section;
(b) The proposal represents the use of alternative methods and/or materials (including, but not limited to: building materials, massing, materials, and scale; orientation in relation to the public right(s)-of-way; facade treatment; landscaping; lighting; and open space) which will result in a development pattern which is equivalent to or greater than that required by this chapter;
(c) The proposed use and design alternative is compatible with adjacent land uses;
(d) The proposal is compatible with and will enhance the use or value of adjacent and area properties;
(e) The proposal is consistent with the intent of adopted county plans; and
(f) The proposed development standards are, in all other aspects, consistent with the intent and purpose of this chapter.
(D) Parking lot (off-street parking) landscaping.
(1) Parking lots, loading areas, and other vehicle use areas shall be planted with one tree and two shrubs for every ten parking spaces required.
(2) At least 65% of the required parking lot trees shall be large shade trees.
(3) Trees and shrubs shall be planted within 15 feet of the vehicle use areas.
(4) Developments containing 30 or more parking spaces, 50% of the trees and shrubs required shall be planted in islands or medians located within the parking lot.
(5) A consecutive strip of parking spaces shall include landscape islands every 20 spaces apart and at the ends of all parking rows.
(6) Landscape islands shall be grassed and mowed, covered with organic material (e.g., pine mulch), or a combination of the two.
(7) In calculating the number of trees and shrubs, standard rounding procedures shall be followed (e.g., one and one-half or greater will become two).
(E) Additional development standards.
(1) Driveways. Driveways serving a new development parcel shall be permitted in accordance with the standards of NCDOT; however, the county’s Planning Board and Board of Commissioners may require more strict standards as conditions of approval during the site plan review, if it is determined that the additional conditions may improve traffic movement and safety. Developers of nonresidential uses are required to share parking areas and driveways with adjoining developments. Also, no landscaping or structures shall be allowed near the intersections of driveways and streets that would impede safe vision of traffic. Subdivision of land with multiple smaller parcels having frontage on the roadway along the corridor will not be allowed. NCDOT and the county prohibit this type of development within the corridor. Development will be required to have shared access to the roadway as approved by NCDOT and the county.
(2) Outdoor storage. Outdoor storage, when permitted, shall be screened from view so that it is not visible from a right(s)-of-way or adjacent property(s). Any accessory outdoor storage area shall comply with the requirements set forth in § 153.158(B)(4).
(3) Signs.
(a) Business and other signs.
1. All business and other signs located within the Highway Corridor Overlay Zoning District shall comply with the regulations of this section, as well as with all other sign requirements of this chapter.
2. A minimum of one large and two small trees per detached sign on the property shall be planted, if not existing, within the perimeter planting strip.
(b) Outdoor advertising signs. No outdoor advertising signs shall be allowed within the Highway Corridor Overlay District or on any property(s) that are partially located within the Highway Corridor Overlay District, except in compliance with § 153.044.
(Ord. passed 10-17-2011; Res. passed 11-16-2020)