Design standards were established to create a unified image for Austin Center. High quality, mixed use developments in campus settings with integrated open spaces, streets, and pedestrian facilities are desired.
(a) Site Plan Review. Site plan review is required for all development activities in the Austin Center Overlay District in accordance with Chapter 1294
.
(b) Summary of Site Development Guidelines. Upon application for a special use and/or site plan review within the Austin Center Overlay District, the Planning Commission shall review each application against the following general design guidelines to determine if the intent of these guidelines is being met. In order to achieve the desired unified image in the Austin Center area, each development should:
(1) Utilize durable, long lasting building materials such as brick, stone and decorative masonry block on all building elevations facing public roadways including Interstate 75.
(2) Develop unique buildings that fit into the overall character and design theme of Austin Center by requiring decorative architectural elements and varied roof lines.
(3) Place office and industrial buildings close to I-75 and all surface streets, to create a strong identifiable image unique to Austin Center with adequate room for tree preservation zones and/or landscape buffers.
(4) Place parking lots in rear or side yards to make Austin Center’s structures the focal point of every development site.
(5) Preserve and integrate existing tree stands, open spaces, and scenic views on development parcels and along corridors to maintain Austin Center's natural heritage.
(6) Provide and require a nonmotorized transportation system for the exclusive use of pedestrians and bicyclists that provides safe linkages between neighborhoods, businesses, recreational, and open space areas.
(7) Require consistent use of high quality, low profile monument signage along all surface streets and encourage architecturally compatible wall identification signs as required herein.
(8) Restrict access along arterial roads by utilizing shared access points and/or limiting access to parcels from internal roadways.
(c) Architectural Standards. The following architectural standards shall apply to development with the AO District:
(1) Facades. Any building elevation of any structure facing I-75, Miamisburg Springboro Pike or Byers Road or any other public roadway shall be considered as a front facade for design purposes.
(2) Appropriate facade building materials. Building facades shall be constructed with decorative materials that provide long term durability and require low maintenance, such as: brick, stone, decorative masonry, or other natural materials. Due to the nature of industrial businesses, split face block is an acceptable building material for industrial uses.
(3) Unacceptable facade building materials. Building materials that are generally not acceptable as the primary material include the following:
A. Exterior insulation finish systems (EIFS), such as Dry vit, Sto Wall and other brands;
B. Imitation wood, such as T 111 and other brands;
C. Plain concrete block and unadorned tilt up panel;
D. Steel siding.
(4) Glass. The use of glass is required but limited to 50% on facades to avoid the excessive use of this material and a dated appearance. The first floor of buildings should have a minimum of 25% glass to provide variety, interest, and openness. Glass with a reflection greater than 20% is prohibited. However, retail buildings shall have a minimum window opening of 50% on the ground floor facade with clear vision glass.
(5) Main building entrances. Public entrances shall be inviting and pronounced with lighting; high quality building materials; and architectural elements that draw the eye to the opening such as decorative transoms, columns, recesses, higher-rooflines or protrusions. Combine different colors, textures and the before mentioned architectural elements to emphasize entrances and to break the monotony of large vertical surfaces. Public entrance vistas shall be established or preserved by framing the area leading to the entrance with landscaping. It is not the intent of the landscaping or screening requirements found in this chapter to block the view of the primary building entrances. Also, entrances should be designed with attention to pedestrian use, as well as automobile drop off convenience.
(6) Architectural details. Recesses, off sets, arches, colonnades, columns, pilasters, detailed trim, brick bands, and contrasting courses of material, cornices, or porches shall be incorporated to vary building facades. Vary roof lines with cantilevers, gables, parapets, and cornice lines. Rooftop mechanical equipment shall be screened with roof form or other architectural elements.
(7) Accents. Canopies, overhangs, raised parapets over the door, archways, awnings, larger openings and display windows, accent colors, and details such as tile work, moldings, pedestrian scale lighting, and distinctive door pulls shall be incorporated to add detail and additional interest to building designs.
(8) Break long, flat walls. Where buildings with long continuous walls are oriented to the street, use contrasting architectural features to provide visual relief and break the building mass at regular intervals no greater than 50 feet for office and retail buildings, and at intervals no greater than 120 feet for industrial buildings by utilizing the architectural features suggested in the above items.
(9) Placement of long buildings. The placement of very long buildings (200+ feet) with continuous unbroken walls along I-75, Miamisburg Springboro Pike and Byers Road is highly discouraged. Place long building walls within the interior of the development area and away from arterial road frontage to allow smaller buildings or regionally oriented office buildings with a more desirable appearance and scale to be located on the frontage.
(d) Landscaping Standards. Landscaping has a significant impact on the quality of the environment. In addition to visual appeal, landscaping provides an essential buffer and screen for undesirable features such as parking lots and utility structures.
(1) General requirements. As a general guideline, a consistent landscape program is required throughout Austin Center including a mix of evergreen trees, canopy trees, ornamental trees, shrubs, and flowering ground covers to provide an inviting environment.
(2) Landscaping adjacent to rights-of-way. Landscape buffer yards shall be provided adjacent to the Miamisburg Springboro Pike, Byers Road and I-75 rights-of-way planted with mixture of shade trees, ornamental trees, bushes and ground cover as required in the below table. A minimum screen height is established to screen parking lots and industrial uses from rights-of-way. Earth mounds, decorative walls, and dense vegetation can be used in any combination to provide the required screening as follows:
Use | Minimum Buffer Width | Minimum Screen Height | Minimum Plant Materials |
Office, Business | 35 feet | 30 inches | 1 shade tree and 4 shrubs for every 20 lineal feet |
Light Industrial | 35 feet | 4 ft | 1 shade tree and 2 shrubs for every 15 lineal feet |
Landscaping adjacent to other public road frontages shall include one shade tree as listed in Section 1253.07(1), with a minimum of 2.5-inch caliper at the time of planting, planted for every 35 feet of lot frontage. As an alternative to the shade tree requirement, one small tree or flowering/ornamental tree as listed in Section 1253.07(m), with a minimum of two-inch caliper at planting, may be planted every 30 feet of lot frontage. The buffer yard shall be a minimum of ten feet wide.
(3) Landscape buffers between properties. The intent of buffer yards is to reserve an appropriate area to: (1) screen different uses of land; (2) screen parking lots from adjacent property; and (3) enhance the long term attractiveness and vitality of Austin Center as an attractive employment center through the judicious use of landscape materials such as trees, bushes and shrubs in combination with earth mounds, desirable fences, and decorative masonry walls. Buffer yards with required landscaping and screening materials shall be provided adjacent to perimeter boundaries and between individual lots as specified in the following tables:
PROPOSED USE | ADJACENT TO | |||
Single or Two- Family Residential | Office Use/District | General Business Use/District | Industrial Use/District | |
Business | C | A | A | B |
Office | C | A | A | B |
Industrial | D | B | B | A |
BUFFER ZONE | Minimum Buffer Width | Minimum Screen Height | Minimum Plant Materials |
A | 10 Feet | --* | 1 deciduous or evergreen tree per every 40 lineal feet. |
B | 20 Feet | 3 feet | 1 tree per 25 lineal feet with a minimum of 40% evergreen trees. |
C | 30 Feet | 4 feet | 1 tree per 20 lineal feet with a minimum of 50% evergreen trees. |
D | 40 Feet | 5 feet | 1 tree per 15 lineal feet with a minimum of 70% evergreen trees. |
* No minimum screen height is required unless the Planning Commission finds that screening is needed between similar uses that have varying degrees of density or land use intensity. | |||
(4) Foundation plantings. Buildings constructed at Austin Center shall include foundation plantings around all elevations visible from the public right-of- way. One tree shall be planted around the building and in the adjacent yards for every 1,500 square feet of gross floor area for the first 20,000 square feet of building area plus one additional tree shall be required for every 3,000 square feet of building floor area thereafter. This requirement may be waived in part or in whole when substantial wood stands are preserved on the development site.
(5) Parking lot interior. Curbed (ODOT Barrier Curb Type 6) landscape islands internal to parking lots are required to separate parking aisles, direct traffic, and break large expanses of asphalt. Each island shall contain shade trees, shrubs, ground cover and/or mulch. Ideally, a continuous landscape island should be provided between every third parking aisle or, alternatively, at the ends of each parking aisle and between every 12 parking spaces. Islands should be large enough to protect vegetation from vehicular encroachment and to store snow in the winter.
(6) Treatment of existing vegetation. Existing site topography and areas with substantial plant material, such as mature tree stands within required buffer yards, setbacks and required open space shall be preserved to the greatest extent possible and integrated into the overall site design to preserve Austin Center’s natural character and sense of place.
(7) Modifications. The Planning Commission may grant modifications to any buffer yard and general landscaping requirement where existing or proposed vegetation meets the intent of these regulations, or when, because of the unique shape, location, or character of the property, alternative landscaping requirements would produce a more appealing landscape design. However, the Planning Commission may require additional tree plantings or other landscape elements where existing or proposed vegetation is sparse and/or the intent of these regulations are not met. Existing plant material used in lieu of the above buffer yard and general landscaping requirements shall be protected by perpetual conservation easement.
(8) Planting Standards. The following guidelines shall be followed:
A. The plant palette should emphasize native trees, shrubs, ground cover which is hardy to this region consistent with the Preferred Plant List (see subsection (1) hereof).
B. Deciduous trees shall have a DBH (diameter at breast height) of at least 2.5 inches; ornamental trees shall have DBH of at least 1.5 inches and evergreen trees shall be at least six feet high at the time of planting. Deciduous and evergreen shrubs shall be a minimum of 18 inches high at the time of planting with no fewer than six main branches.
C. Plants shall be salt spray tolerant, compatible with existing soil conditions and tolerant of a wide range of conditions.
D. Creativity in landscape design is encouraged. The planting design shall use massing or groupings of materials to create a stronger visual impact for high speed areas, use plant diversity for long term health of the plants, use repetition for continuity and create visual interest by incorporating spring and summer flowers and fall color. The design shall incorporate the Planning Commissions desired visual effect and, equally important, the intent of the City to coordinate landscaping on adjoining properties.
E. New landscaping should be naturalistic looking by being sensitive to Austin Center’s existing natural features. New landscaping should blend with existing vegetation and topography. Earth mounds should undulate horizontally and vertically to remove monotony from the landscape and to look as naturalistic as possible.
F. Plants shall not be located where they might interfere with overhead utilities or block visibility for pedestrians and motorists.
G. Landscape areas must be routinely maintained; dead and diseased plant material shall be replaced; and irrigation to landscape areas is strongly recommended.
(e) Screening Standards. Proper placement of utilitarian features enhances the effectiveness of screening. Mechanical equipment, trash receptacles, and loading areas shall be located to the rear of the site and should not be visible from any public right-of-way.
(1) Mechanical equipment such as transformers and HVAC shall not be located in front yards. All mechanical equipment, including both ground mounted and roof mounted equipment, shall be screened from view from adjacent public and private rights-of- way, as well as from all property zoned or used for residential purposes, through the use of evergreen plantings, enclosures or a combination of the two.
(2) Trash receptacles shall be located in side or rear yards and screened on three sides with durable building materials consistent in appearance and materials with that of the principal building. The fourth side shall be screened with an opaque gate with a lockable latch assembly. Bollards shall be provided to protect adjacent vehicles from gate over swing.
(f) Signs. Consistent business signage is necessary for ease of way finding and visual continuity. Low profile monument signs, rather than pole or pylon signs, shall be used throughout Austin Center. Such signs should be integrated into the overall site design, consistent in architectural style with the building it advertises. The following provisions shall regulate signage in the Austin Overlay District:
(1) Prohibited signs. Roof signs, pole signs, pylon signs, and billboard and highway signs are prohibited, as are off- premise advertising signs and any other sign explicitly prohibited by the sign regulations of Chapter 1293 of the Planning and Zoning Code.
(2) Freestanding signs. All freestanding signs shall be of a monument type such that no support structures are visible. The sign base shall be constructed of the same materials as the building, and the sign style shall be consistent with the architecture of the building it advertises.
A. Sign area. Signs adjacent to Miamisburg-Springboro Pike or the road commonly referred to “new Byers Road” shall not exceed 80 square feet in area. Signs adjacent to other roadways shall not exceed 64 square feet in area.
B. Sign height. Signs adjacent to Miamisburg-Springboro Pike or the road commonly referred to as “new Byers Road” shall not exceed eight feet in height. Signs adjacent to other roadways, shall not exceed six feet in height.
C. Setback. All monument signs shall be setback a minimum of ten feet from any public right-of-way.
D. Number of signs. One monument sign is permitted for each principal use located on a parcel. In the case of a multi-tenant structure, a single freestanding sign meeting the standards of this chapter is permitted.
E. Landscaping. Landscaping consisting of shrubs, flowers, and similar ground cover shall be provided around the base of all monument signs. Ground lighting shall be flush with the grade of obscured by landscaping. Internally illuminated ground signs are discouraged.
(3) Wall signs. Wall signs are permitted on all building elevations fronting on a public right-of-way subject to the limitations set forth below:
A. Sign area. The gross area in square feet of all wall signs on a zoning lot shall be one square foot for each linear foot of primary building frontage. However, the maximum total area of all permitted wall signs for any establishment shall be 150 square feet. No single wall sign shall exceed 100 square feet in area. In situations where a building has frontage on more than one public roadway an additional 75 feet of wall sign area is permitted on the secondary building frontage wall. This provision does not apply if the secondary frontage faces I-75, in which case provision (4) of this section shall apply.
B. Number of signs. Two wall signs are permitted for each street frontage of the lot on which the primary use is located.
Where a complex of buildings is so constructed and maintained that said complex of buildings is an attached shopping complex or an attached group of buildings, only one such sign shall be permitted for each individual separate business building. A separate business building shall be construed to mean space allotted to the operation of one firm, company or corporation having a separate rental or lease. A professional office building shall not be considered as containing separate businesses for this purpose, but shall have only one such sign regardless of how many firms, companies or corporations have separate ownership, rental or lease within said office building.
C. Height and projection. No sign shall project above the roof line of the building on which it is attached or project more than 18 inches from the wall to which it is attached.
D. Transfer of excess wall sign area. In cases where there is a surplus of wall sign area not utilized on a building elevation fronting a public right- of-way, such excess sign area may be transferred to a non-street frontage building elevation, provided that such signage will not be visible primarily from a residentially- used property and that such signage fully abides by all other sign caps imposed upon wall signs for in the AO-1 Zoning District.
(4) Signature Wall Sign. One signature wall sign is permitted at the top of the building wall on properties that directly abut I-75, provided that such sign does not extend above the roof line or exceed one square foot in area for every one foot of building frontage not to exceed 150 square feet in area. The signature wall sign shall be considered one of the wall signs permitted under Section 1253.07(f)(3)B. of this chapter.
(5) Flags (non- commercial). Flags conveying non- commercial information are permitted on all properties in the Austin Overlay District, provided the following standards are met:
A. Number of flags. The number of non-commercial flags located on any premises shall not exceed three.
B. Design. All flags shall be flown from flagpoles securely affixed to the ground.
C. Height. No flag pole shall exceed 35 feet in height.
D. Size. The sign face of any flag shall not exceed 60 square feet.
E. Location. All flagpoles shall be located in a landscaping area and outside of all required yard areas.
(6) Flags (commercial). Flags conveying commercial information are permitted on all premises in the Austin Overlay District, provided the following standards are met:
A. Number of flags. The number of commercial flags located on any premises shall not exceed one.
B. Design. All commercial flags shall be flown from flagpoles securely affixed to the ground.
C. Height. No flag pole with a flag conveying a commercial message shall exceed 35 feet in height.
D. Size. The sign face of any flag conveying commercial message shall not exceed 60 square feet.
E. Location. All flagpoles shall be located in a landscaping area and outside of all required yard areas.
(7) Other signs. Any sign other than those specifically listed in this section shall refer to Chapter 1293 Signs.
(g) Parking and Loading.
(1) Parking lot location restrictions. Not more than two rows of parking shall be placed in any front yard provided the required landscape buffer yard can be provided in accordance with subsection (d) above. Parking lots located in front and side yards shall be screened in accordance with subsection (d) above. This parking lot restriction shall apply only to the frontage that contains the most traffic in cases where a lot has multiple frontages.
(2) Entrances. Parking lot entrances and exits shall be designed to enhance the flow of traffic into or out of the parking lot, thereby reducing congestion and traffic hazards. There shall be sufficient maneuvering room for vehicles to enter and leave the lot.
(3) Pedestrian circulation. A safe transition shall be provided for people walking from their vehicles to the building, or for pedestrians or bicyclists using a public pathway to the building entrance. The design of the parking lot should minimize areas where vehicular traffic moves in the same space with pedestrians. Walkways shall be curbed and elevated higher than parking lots to place pedestrians at a higher level than vehicular traffic.
(4) Loading bays. Loading bays shall not face I-75, Miamisburg Springboro Pike, or Byers Road or be visible from any other right-of-way or residential district. Loading areas shall be screened from view from local streets and residential districts by an opaque barrier consisting of a decorative screen wall consistent in appearance and materials with that of the principal building, continuous evergreen planting, or some combination thereof.
(5) Bicycle parking. Multi-use paths are planned throughout Austin Center. Bicycle parking should be provided next to building entrances or at safe and convenient locations within parking lots.
(h) Pedestrian Amenities/Circulation. Bike paths or sidewalks should extend into each site development from the existing or planned Austin Center bike path and sidewalk system. The intent is to offer a range of non- motorized commuting and recreational options for employees, residents and visitors of the area. The Planning Commission may reduce the number of parking space required for the provision of bicycle parking facilities and a well-designed non-motorized circulation system. These pedestrian amenities/circulation elements should:
(1) Link buildings and main entrances to the public sidewalk system and multi-use paths.
(2) Connect office and industrial buildings to nearby common areas, open spaces, and retail areas.
(3) Establish pedestrian connections between employment centers and adjacent neighborhoods.
(4) Incorporate plazas, courtyards, and arcades into developments with a variety of furniture, fountains, landscaping, decorative lighting, art, and clock towers, etc., to promote activity during breaks. Such spaces should be linked to building entrances, parking lots, and the public sidewalk/path system. Such areas can be constructed on individual lots or in common areas.
(i) Storm Drainage.
(1) Wet retention ponds should be encouraged as community site amenities. Such ponds shall be designed with a gradual slope (6:1) and naturalistic shape. A gradual slope promotes greater environmental value and eliminates the need for unattractive fencing. The edge of ponds should be lined with stone to minimize erosion caused by wind rippling. Dry detention areas, where required, should be located on the site to reduce their visibility and/or obscured with landscaping.
(2) Common drainage facilities should be encouraged whenever possible to avoid multiple, small facilities that are unattractive and that result in long term maintenance problems. The location and common drainage features should be identified early in the development stage of large sites so that sufficient area is reserved in advance of development.
(3) Common drainage facilities will necessitate the submission of common maintenance agreements to provide for equitable contributions by each separate land owner using the facility. Such agreements should be required and reviewed during the site plan review process to ensure that maintenance responsibilities are properly defined and that common area fees are sufficient.
(j) Site Lighting. The provision of sufficient lighting is an important design feature that affects the overall appearance of a site during the day and provides significant impact on the safety of property at night.
(1) All non-decorative lighting shall be fully shielded lights that do not emit light rays at angles above the horizontal plane as certified by a photometric test report.
(2) Decorative, pedestrian scale lights are encouraged in areas of pedestrian activity. All decorative lights over ten feet in height shall be shielded to avoid light spillage onto adjacent properties and road rights-of-way.
(3) Bare metal light poles and elevated “sonotube” type concrete bases are prohibited.
(4) Light poles shall be consistent with the overall architectural theme of the site.
(5) Light poles shall not exceed 30 feet in height.
(k) Fencing.
(1) Height and location.
A. In any required front yard, no fence or wall shall materially impede vision across such yard above a height of two and one-half feet.
B. Fencing located between the front and rear walls of the principal building shall be limited to four feet in height.
C. Fencing located in any rear yard shall be limited to six feet in height.
(2) Materials and construction.
A. Approved fencing materials include stone, brick, finished wood, iron, or synthetic look alike products. Chain link material is prohibited.
B. No fencing shall be electrified or constructed with barbed wire.
C. Only ornamental fencing shall be located in the front of a building unless required for screening purposes.
D. All fencing on a single parcel shall have a unified design to provide a consistency in appearance throughout the property.
(l) Preferred Plant List. The following tables should be used as a reference when designing landscape buffer yards and screening.
Plant Type | Common Name | Botanical Name |
Shade Tree | Red Maple Sugar Maple ‘Heritage’ River Birch European Hornbeam Yellowwood Madenhair Tree Thornless Honeylocust Kentucky Coffeetree Tuliptree Sweetgum Ironwood Bur Oak English Oak Shingle Oak | Acer rubrum Acer saccharum Betula nigra “Heritage” Carpinus betulus Cladatris kentuckea Ginkgo biloba (male only) Gleditsia triacanthos inermis Gymnacladus dioicus Liriodendron tulipfera Liquidambar styraciflua Ostrya virginiana Quercus macrocarpa Quercus robur Quercus imbricaria |
Plant Type | Common Name | Botanical Name |
Shade Tree | Chinkapin Oak Red Oak Littleleaf Linden American Linden | Quercus meuhlenbergii Quercus rubra Tilia cordata Tilia americana |
Small Tree | Hedge Maple Amur maple Paperbark Maple Ironwood/American Hophornbeam Sourwood Persian Parrotia | Acer campeste Acer ginnala Acer griseum Ostrya virginiana Oxydendron arboreum Parrotia persica |
Evergreen Trees | White Fir Norway Spruce Serbian Spruce Canadian Hemlock | Abies concolor Picea abies Picea omorika Tsuga canadensis |
Native or Preservation Trees | Shagbark Hickory Hackberry White Ash Kentucky Coffeetree Walnut American Hophornbeam Oaks Bald Cypress American Linden | Carya ovata Celtis occidentalis Fraxinus americana Gymnocladus dioicus Juglans nigra Ostrya virginiana Quercus Taxodium distichum Tilia Americana |
Plant Type | Common Name | Botanical Name |
Flowering/Ornamental Trees | ‘Autumn Brilliance’ Serviceberry Red Bud Kousa Dogwood Winter King Hawthorne Sweetbay Magnolia ‘Sugar Tyme’ Crabapple ‘Prairiefire’ Crabapple ‘Bob White’ Crabapple Sargeant Crabapple ‘Chancellor’ Callery Pear Japanese Lilac Tree ‘Ivory Silk’ | Amelanchier x grandiflora Cercis canadensis Cornus kousa Crataegus viridus Magnolia virginiana Malus ‘Sugartyme’ Malus ‘Prairiefire’ Malus ‘Bob White’ Malus sargentii Pyrus calleryana ‘Chancellor’ Syringa reticulata Ivory Silk’ |
Plant Type | Common Name | Botanical Name |
Unacceptable Trees | Box Elder Silver Maple Tree-of-Heaven Russian Olive Female Ginko Osage Orange, Hedge Apple Cottonwood, Aspen Elms (other than approved hybrids) | Acer negundo Acer saccharinum Ailanthus altisimma Elaeagnus angustifolia Ginkgo biloba (female) Madura pomifera Populus spp. Ulmus |
Large Shrubs | Doublefile Viburnum Burkwood Viburnum Mohican Viburnum | Viburnum plicatum tomentosum Viburnum x burkwoodii Viburnum lantana ‘Mohican’ |
Medium Shrubs | Red Chokeberry Spreading Cotoneaster Rockspray Cotoneaster Oakleaf Hyrdangea Northern bayberry Meyer Lilac American Cranberrybush Viburnum | Aronia arbutifolia ‘Brilliantissima’ Cotoneaster divaricatus Cotoneaster horizontalis Hydrangea querci folia Myrica pennyslvanica Syringa meyeri Viburnum trilobum |
Small Shrubs | ‘Wintergreen’ Boxwood Cranberry Cotoneaster Anthony Waterer Spirea | Buxus microphylia ‘Wintergreen’ Cotoneaster apiculata |
(Ord. 6698. Passed 1-16-18.)