The development requirements specified below shall be satisfied prior to the approval of a development plan for architectural and site design review for any development located along a Gateway Corridor or located within 600 feet of a residential district.
(1) Each site shall demonstrate compliance with all applicable development standards of the district in which the site is located and all applicable provisions of the Subdivision Control Ordinance for which a waiver is not provided for in this Article.
(2) Submission of a site plan, landscape plan, lighting plan, sign plan and building elevations, as set forth in Article 5.7.
(3) Building materials along a Gateway Corridor or located within 600 feet of a residential district: the following building material regulations shall apply to all lots located along a Gateway Corridor or located within 600 feet of a residential district.
(a) New construction, new primary use buildings and major building additions. In order to create variation and interest in the built environment, all new construction, new primary use buildings and major building additions located along a Gateway Corridor or located within 600 feet of a residential district shall use the exterior building materials specified below for each facade oriented to any street if the lot is located along a Gateway Corridor or within 600 feet of a residential district.
1. D et er mi n at io n of fa ca de or ientation. A facade shall be considered to be oriented toward a street if the lot is located along a Gateway Corridor or within 600 feet of a residential district, pursuant angle of the facade as set forth below:
Facades Subject to Building Material Requirements
a. One-hundred percent of any facade which is located parallel to or up to 120 degrees from being parallel to the front lot line;
b. Fifty percent of the depth of any facade, beginning at the point which is closest to the front lot line, of any facade which is located more than 120 degrees or up to 135 degrees from being parallel to the front lot line;
Fifty Percent of Depth of Facade
c. The determination of being parallel to the front lot line, or the number of degrees from a line being parallel to the front lot line, shall be determined from a line which is perpendicular to a line which represents the minimum setback of a building to a front lot line; and
d. The determination shall apply to the full length of a facade based upon an elevation view of the building.
2. Commercial districts.
a. All brick (excluding window, door, roofing, fascia and soffit materials). The brick used on each applicable facade shall include:
i. At least two architectural elements (e.g., quoins, pilasters, soldier courses, lintels, friezes, cornices, dentils, architraves and the like); or
ii. At least two colors of brick (any secondary color shall constitute a minimum of 10% of the facade area, exclusive of color variation resulting from windows, doors, roofing and soffit materials).
b. Two or more building materials on each applicable facade (excluding window, door, roofing and soffit materials) provided:
i. The primary building material shall be either brick, stone (limestone, granite, fieldstone and the like), architectural pre-cast (if the surface looks like brick or stone), or EIFS (exterior insulation and finish system or comparable material) and shall constitute a minimum of 50% of each applicable facade;
ii. Any secondary building material shall constitute a minimum of 20% of the facade. Glass used as a curtain wall (above transom level) or a faux window may qualify as a secondary building material. If EIFS is used as the primary building material, the secondary building material shall be brick, stone (limestone, granite, fieldstone and the like) or architectural pre-cast (if the surface looks like brick or stone); and
iii. The exterior building material selection shall be supplemented with the use of multiple colors, textures (e.g., rough, smooth, striated and the like) or architectural elements (e.g., quoins, pilasters, soldier courses, lintels, friezes, cornices, dentils, architraves and the like) on each applicable facade.
c. Exterior building materials, whether as a primary building material, a secondary building material, or an accent material, shall not include vinyl or aluminum horizontal lap siding.
3. Industrial districts. The primary building material (excluding window, door, roofing and soffit materials) used on each applicable facade shall be brick or other masonry material. If a masonry material other than brick is utilized, it shall include at least two textures (e.g., rough, smooth, striated and the like) or at least two colors with the secondary texture or color constituting a minimum of 10% of the facade (exclusive of texture or color variation resulting from windows, doors, roofing and soffit materials).
(b) Additions to an existing building. All additions to an existing buildings shall utilize building materials with a style, color, texture and architectural detailing which is compatible and harmonious with the materials used on the existing building.
(c) Exterior building facade renovations with no building additions or minor building additions.
1. Exterior building facade renovations which involve no building additions or only minor building additions shall demonstrate reasonable efforts to incrementally bring the exterior facade, which is being renovated or added to, into compliance with the provisions for new construction specified above. Full compliance with the provisions for new construction shall not be a requirement for approval.
2. Exterior building facade renovations shall not include the painting of brick, stone, architectural pre-cast or other natural exterior wall or siding products.
(d) Exterior building facade renovation with major building additions. Exterior building facade renovations performed in connection with a major building addition as described herein shall comply with the provisions for new construction specified above.
(4) Building orientation and site design.
(a) Building facades. All building facades facing a Gateway Corridor or a residential district shall be a finished facade in compliance with the building materials requirements set forth above.
(b) Loading spaces. No loading spaces shall be permitted to face a Gateway Corridor or other street where a residential district exists on the opposite side of said street.
(c) Outside storage. No outside storage shall be permitted between an established building line and the right-of-way of a Gateway Corridor or other street where a residential district exists on the opposite side of said street.
(d) Mechanical equipment. In order to minimize the negative visual impact associated with the location of mechanical equipment (e.g., HVAC systems and related components; pedestals for electrical, telephone or cable service; above-ground water and gas utility meters; and the like) in required yards, on buildings or adjacent to buildings, mechanical equipment shall be screened as follows.
1. All commercial districts.
a. Roof mounted. All roof mounted mechanical equipment shall be screened based upon an elevation view of the building on all sides.
b. Ground mounted. All ground mounted mechanical equipment shall be screened on all sides by: the building; screen walls or fences of a material and color which is compatible with the primary building; or evergreen or densely twigged hedge plants (with or without mounding) of a height at time of planting which is not less than the height of the mechanical equipment to be screened.
2. All industrial districts.
a. Roof mounted. All roof mounted mechanical equipment shall be screened based upon a line-of-site view of the building from a point four feet above grade located at:
i. The centerline of the street immediately in front of the building; or
ii. Any side lot line or rear lot line of a bufferyard.
b. Ground mounted. All ground mounted mechanical equipment shall be screened from any front lot line or any bufferyard by: the building; screen walls or fences of a material and color which is compatible with the primary building; or evergreen or densely twigged hedge plants (with or without mounding) of a height at time of planting which is not less than the height of the mechanical equipment being screened.
(e) Trash enclosures.
1. The materials of the three solid-walled sides of the enclosure shall be consistent and compatible with the materials of the primary building.
2. When a solid-walled side of a trash enclosure abuts or adjoins a yard or bufferyard, such side shall be provided with foundation landscaping of not less than hedge plants spaced four feet on-center.
3. Gates shall be located on the non-solid-walled side of the trash enclosure and shall be covered with a wood, simulated wood or a similar material painted a compatible color with the primary building.
(f) Trash compactors.
1. Abutting a primary building. Trash compactors which abut a primary building:
a. Shall be oriented toward a side lot line or a rear lot line;
b. Shall not be located between the front lot line and the front line of any portion of the building served; and
c. Shall not be located in a required side yard or rear yard or required side bufferyard or rear bufferyard.
2. Freestanding. Trash compactors located as a freestanding unit shall be screened consistent with the requirements set forth above for a trash enclosure, provided, however, a man-door shall be permitted in the otherwise solid walls.
(g) Pedestrian connectivity - new construction. All new construction of a commercial or industrial project shall, in all cases where a sidewalk, pathway or town greenway either exists or is required to be developed as part of the project, include a walkway or pedestrian/bikeway system in compliance with the following requirements:
1. Sidewalk connection. A private walkway or pedestrian/bikeway system shall functionally connect front doors, storefronts or primary building entries with planned or existing public sidewalks, pathways or town greenway on each public street frontage of the project;
2. Greenway connection. A private walkway or pedestrian/bikeway system shall provide a direct linkage to any planned or existing town greenway which abuts or is adjacent to the project; and
3. Delineation. A private walkway or pedestrian/bikeway system shall provide for identifiable pedestrian crossing treatments along functional pedestrian routes wherever a private walkway or pedestrian/bikeway system crosses an interior access drive or interior access driveway.
(h) Grading. In order to ensure that Gateway Corridors have a neat and kept appearance, the temporary storing of topsoil and grading shall comply with the following development requirements:
1. The mounding of topsoil shall not have a slope greater than three to one;
2. Topsoil mounds shall be sowed with an appropriate ground cover that can be mowed to prevent erosion; and
3. Topsoil mounds shall not be located within a front or side yard setback and shall be located adjacent to the rear yard setback.
(5) Landscaping. Front yards and front bufferyards shall be landscaped in compliance with the provisions of Article IV, provided, however, that at least 50% of the required plant unit value shall be made up of deciduous shade (overstory) trees, deciduous ornamental (understory) trees or evergreen trees, unless such yard is subject to a stricter requirement for bufferyards, in which case the requirements for bufferyards shall control.
(6) Lighting. Site lighting shall comply with the following development requirements.
(a) Pole lights. All pole light fixtures used to illuminate off-street parking areas, off-street loading areas, delivery areas or service areas shall be a “shoebox” style light (which may be square, rectangular or round in shape).
(b) Wall mounted light fixtures. All wall pack light fixtures on a building facade visible from a Gateway Corridor or a residential district shall be a “shoebox” style light (except for low level architectural lighting for buildings, structures, signs, sidewalks or landscape features and approved as part of a development plan).
(c) All light fixtures. All exterior lighting, including pole lights and wall pack lights, shall be of metal halide or LED (light emitting diode) (except for low level architectural lighting for buildings, structures, signs, sidewalks or landscape features, which may be incandescent or other type of lighting deemed appropriate and approved as part of a development plan).
(d) Pole and wall pack light fixtures. All pole light fixtures and wall pack light fixtures with a wattage of 400 watts or above, shall be equipped with a flat lens that does not protrude below the bottom edge of the “shoebox”.
(e) Pole and wall pack light fixtures. All pole light fixtures and wall pack light fixtures shall be mounted parallel with the horizon and shall utilize a rigid mounting arm with no built-in up-tilt and no adjustment feature.
(f) Vehicular canopy light fixtures. All vehicular canopy light fixtures, including, but not limited to, gasoline service station canopies and bank drive-through canopies, regardless of wattage, shall be equipped with a flat lens that does not protrude below the bottom edge of the light fixture.
(7) Signs.
(a) All signs. All signs shall be designed to create a unified and consistent sign package for the development. Elements of a unified and consistent sign package include:
1. Type of sign: a sign package shall specify the type of freestanding identification sign proposed (e.g., ground sign, pylon sign, pole sign), and the type of building identification sign proposed (e.g., individual letters, raceway mount, box, painted and the like);
2. Materials (e.g., limestone base with bronze letters, routed aluminum cabinet with plexiglass face and the like);
3. Size and proportion of signs (e.g., maximum height, maximum width, maximum sign surface area and the like);
4. Style and color (e.g., style and color pallet for letter colors, background colors and text font); and
5. Illumination (e.g., internally illuminated, or external illumination with similar type outdoor light fixture).
(b) Freestanding identification signs. In order to create a unified and consistent treatment, new freestanding identification signs shall be erected in accordance with the regulations of Article 7.4A, 7.4B and 7.4C.
(c) Wall signs. In order to create a unified and consistent treatment, new wall signs shall be erected in accordance with the following regulations.
1. New construction/major building additions. Wall signs for new construction projects and major building addition projects shall be consistent with the type of wall sign selected from the alternatives hierarchy listed below and approved by the Plan Commission.
2. Alternatives hierarchy. The order of ranking of the various types of wall signs, from the highest to the lowest, shall be Article 5.5C(7)(c)2.a., 5.5C(7)(c)2.b., 5.5C(7)(c)2.c. and 5.5C(7)(c)2.d. outlined below:
a. An individual letter sign (including, but not limited to: internally illuminated channel letters, logos or script; illuminated or non-illuminated pin-mounted letters, logos or script; or plaque with raised or routed letters, logos or script);
b. A raceway mounted sign (including, but not limited to: channel letters, logos or script);
c. A box sign; and
d. A painted board sign or a sign painted directly on a wall of a building.
3. Existing integrated centers. Any new wall sign on an existing integrated center shall be of an equivalent type or higher rated type than the predominant type of wall signs existing throughout the integrated center.
4. Existing single use sites. Any new wall sign on an existing single use site shall be the greater of either an equivalent type or higher rated type wall sign than:
a. The previously existing wall sign; or
b. The predominant type of wall signs existing on the subject lot and any immediately adjacent single use sites located within the same block face.
(d) Illuminated wall signs and bufferyards. Illuminated wall signs, whether internally or externally illuminated, shall not be permitted on a building facade oriented to a side bufferyard or rear bufferyard.
(Ord. 21-97, passed - -1997; Ord. 3-2000, passed - -2000; Ord. 6-2001, passed 6-25-2001; Ord. 11-2004, passed 6-14-2004; Ord. 51-2005, passed 10-10-2005; Ord. 39-2006, passed 10-9-2006; Ord. 09-2007, passed 4-23-2007; Ord. 27-2007, passed - -2007; Ord. 24-2009, passed 1-26-2009; Ord. 18-2010, passed 11-22-2010; Ord. 06-2011, passed 6-13-2011; Ord. 12-2011, passed - -2011)