A. Introduction and Intent.
1. The process of private building and development in a community may be simple or complex depending upon the size of the project, the number of participants, the ease of communication among the various private and public parties involved, and the content and clarity of the public rules and regulations. While the community representatives cannot usually directly affect either the project size or the number of project participants; they can have a direct effect on the content and clarity of rules and regulations as well as the communication, and indeed, interpretation of any such rules and regulations.
2. Like inhabitants of most developing communities, Rochester officials and citizens have legitimate concerns about both the future character of the community and the integrity of existing (and even historic) development. One such concern is in regard to land uses or the mix of land uses, both existing and planned. Another concern is the financial capability of development (developers) to provide the required and promised improvements and the financial capability of the community to provide the necessary and requested services. A third major concern, importantly, is in regard to the visual impact or image of the community by people living within or only traveling through the Village. The intent and purpose of this subsection is to provide principles and standards for use by both the potential developer and Village officials in the preparation and standards for use byboth the potential developer and Village officials in the preparation and review of site and building plans proposed within the Village with emphasis on, and the primary objective of, heightening the visual character of the sites and buildings proposed and, thereby, the entire community. It is understood that such visual enhancement is also expected to be maintained over time, per s. 35-22 D.3.e.(6) of this Code, and not be only an initial accomplishment to be forgotten.
3. The proponents of any new single or multiple use development (other than single and two-family single lot development) proposed to be undertaken within the Village of Rochester, must, pursuant to Section 35-230, present a site and building plan to the Plan Commission for review and approval. Such approval must be tendered prior to receipt by the builder/developer of a zoning permit or other permit to commence building or site development activity. The intent of this zoning section is twofold: to provide a systematic, equal basis for review and discussion of projects; and to provide general guidelines to be used in the review of a development or building project. In this regard the "principles", as stated in Section 35-230, are not true principles, but rather, general standards.
Any amendment to an approved site and building plan or change to an existing building or development (other than single or two-family building or lot development) must be submitted to the Zoning Administrator for review and approval. Minor amendments that are in conformance with this Chapter may be approved by the Zoning Administrator or, at the Zoning Administrator’s discretion, referred to the Plan Commission. All others will be submitted to the Plan Commission for review and approval.
4. In order to identify specific standards for the visible elements of site, and building design which embody the general desires of the community, a set of agreed upon principles have been established which form the foundation for the standards which will follow.
B. Site Planning and Design Principles. It must be noted that a principle is a truth or tenet-- a statement of fact as it relates to a particular topic--in this case, site planning and design. Following is a list of principles which should be utilized by everyone concerned in any Site Planning and Design Projects in the Village of Rochester:
1. The development or building site must be viewed as only one element of the total developed and undeveloped environment in the vicinity of the site. Therefore, attention must be given to how the site and the development on the site will ultimately fit into the total environment.
2. Site planning and design is the process by which site features and uses on the site are made to be compatible, functional and visually pleasing.
3. All elements and aspects of the site, both natural and man-made, are important to the aesthetic character of the site.
4. Adjacent or contiguous uses or facilities may have a major effect on the site or site uses.
5. Major changes in land forms on the site, which thereby change the character and/or physical capabilities of the site are not, generally, conducive to good site development unless such changes are well planned and are necessary, as an example; a quarry, to final development.
6. The specific location of site access is critical to both the future use of the site and the safety and convenience of persons traveling on adjacent public ways.
7. Site grading, landscaping, paving, fencing, lighting, signage, and other site enhancement are an integral part of any building and development project.
C. Building, Design, Layout and Construction Principles. The following is a list of principles which should be utilized by everyone concerned in any Building, Design, Layout and Construction project in the Village of Rochester.
1. No side or facade of a building or structure is exempt from public view and, consequently, all sides or facades should be visually pleasing and architecturally and aesthetically compatible.
2. The shape, size, dimension, architectural style, facade material, texture and color, building landscaping, building signage, and the setting of the building within its immediate environment are all elements of the building structure design addressed by the designer, both individually and in concert.
3. Each color, texture or material of which the exterior of a building is composed may, individually, present a visual statement to the viewer and, therefore, in order not to present a conflicting or complex visual statement, the arrangement and mix of colors, textures and materials should be carefully considered and the number of such elements minimized.
4. Some building materials present a visual statement of strength and permanence to the immediate environment and to the community and should be encouraged, while other materials which make a building or structure appear temporary should be avoided.
5. Individual buildings may be attractive but when duplicated or triplicated on the same or adjacent parcels or on the same horizontal plane may detract from the visual character of the overall development.
6. Some use elements of a building structure, such as outside mechanical equipment, loading docks and areas, trash storage areas, and raw material storage areas are not, usually, attractive and often detract from the visual appearance of the building unless careful attention is given to placement, construction, structural and/or landscape screening of such areas.
7. Building landscaping, that is landscaping which is or appears to be an integral part of the building facade design, must be carefully planned and the appropriate plant materials used so as not to detract from the architecture of the building.
8. Building signage, that is signage which is or appears to be an integral part of the building facade design, must be carefully planned and the appropriate sign materials, sign lighting and color used so as not to detract from the architecture of the building or be disruptive.
D. Site Planning and Design Standards.
A standard (or criteria) is either a quantitative or qualitative model or value level by or against which all related actions or activities are measured. In this regard a standard is sometimes referred to as a "yardstick". Moreover, quantitative standards are those which, when applied, will reveal a quantitative difference or similarity between the standard and the action or activity being measured by the standard. For example; the action related to a site planning standard that states that, "No man-made slope or disturbed natural slope shall be greater than 3:1, when 3 is the horizontal measurement", can be measured quantitatively to determine if, indeed, the standard has been met.
A qualitative standard, on the other hand, is a standard which, when applied, involves a judgment, usually subjective, that the action or activity has met or can meet the stated standard. For example; a site planning standard that states that "All parking areas shall be screened in a visually pleasing manner to soften the visual presentation of parked cars and asphalt" requires that the person(s) making the determination as to whether or not the standard is met actually looks at the screening structure, device or plant materials and makes a qualitative judgment. If it can be concluded that the materials, device or structure as designed or constructed are individually or collectively visually pleasing, there should be no problem making such a judgment. If, however, the materials are different in character the judgment is usually more difficult. Even the arrangement of individually pleasing materials may not be pleasing. Whenever possible we try to avoid purely qualitative standards.
Following are both quantitative and qualitative standards related to site development which will be used by the Zoning Administrator and/or Plan Commission, as applicable, in the review of every site plan or development. Historic Preservation Committee approval is also required if the site is located in the HPO District.
1. Size, Visual and Aesthetic Characteristics.
a. Size, Facades and Exterior Walls including Sides and Backs
(1) Intent: Size should be limited to what is appropriate for rural development. Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character, and scale. The intent is to encourage a more human scale that residents of Rochester will be able to identify with their community. The resulting scale will ensure a greater likelihood of reuse of structure by subsequent tenants.
(2) Standard: Building size shall not exceed 15,000 square feet. Anything larger shall require "conditional use" approval. Developments with a facade over 100 feet in linear length shall incorporate wall projections or recesses with a minimum of 3 foot depth and a minimum of 20 contiguous feet within each 100 feet of facade length and shall extend over 20 percent of the facade. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60 percent of the facade.
b. Detail Features.
(1) Intent: Buildings shall have architectural features and patterns that provide visual interests, at the scale of the pedestrian, reduce massive aesthetic effect, and recognize local character. The elements in the follow standard shall be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.
(2) Standard: Building facades shall include a repeating pattern that shall include no less than three of the elements listed below:
(a) Color change
(b) Texture change
(c) Material module change
(d) Expression of architectural or structural bay through a change in plane no less than 12 inches in width, such as an offset, reveal, or projecting rib.
c. Roofs.
(1) Intent: Variations in rooflines should be used to add interest to, and reduce the massive scale of a large building. Roof features shall complement the character of adjoining neighborhoods.
(2) Standard: Rooflines shall be varied with a change in height every 100 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and roof top equipment from public view. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan.
d. Materials and color.
(1) Intent: Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they shall be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods.
(2) Standard: Predominant exterior building materials shall be of high quality. These include, without limitation:
(a) Brick
(b) Wood
(c) Sandstone
(d) Tinted, textured, concrete masonry units.
(3) Facade colors shall be low reflective, subtle, neutral, or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited.
(4) Building trim and accent areas may feature bright colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accents.
(5) Predominant exterior building materials as well as accents shall not include the following:
(a) Smooth-faced concrete block
(b) Tilt-up concrete panels
(c) Pre-fabricated steel panels
2. Open Space Requirements. 20 percent of land is to remain in open space.
a. Intent: Significant existing vegetation within all setbacks shall be preserved (i.e., wetlands, prairie, vegetation, woodlands). Significant existing vegetation within the building area of any commercial lot shall be preserved through innovative site design.
b. Standard: Preservation of significant existing vegetation through careful site design is desired. The preserved areas are considered part of the 20% open space.
3. Site Landscaping.
a. Landscaping Required. Landscaping is required in bufferyards, in off-street parking areas, and in building foundation planting areas (foundation planting areas are those areas located within ten feet of principal and accessory structures). The area and/or length of each, as required herein, must be measured in order to determine the minimum amount of landscaping required.
b. Exemptions and Modifications. All developments shall meet the provisions of this Section except as specifically exempted below:
(1) Residential development on existing lots of record as of the date of the adoption of this Chapter.
(2) Additions to existing buildings where the total floor area is not increased more than ten percent of the existing total floor area.
(3) Additions to buildings which increase their overall building area from ten to 50 percent shall conform to the landscaping standards specified in this Section to the maximum extent achievable. All off-street parking areas and bufferyards shall conform to the applicable landscaping requirements of this Section. If insufficient dimensions exist on-site, in order to achieve a sufficient level of landscaping, the standards may be reduced by up to 30 percent by the Plan Commission.
(4) Floodplain, Floodway, Floodlands, and Wetland Areas. Areas located within floodplains, floodways, floodlands, and wetlands are exempt from the landscaping requirements set forth in this Section.
c. Bufferyards Required. Bufferyards are required to ameliorate nuisances between certain adjacent zoning districts.
(1) Definition. A bufferyard is a combination of a setback and a visual buffer or barrier, and is a yard or area together with the planting and/or landscape structure required thereon. The amount of land, the type of planting, and the amount of planting specified for each bufferyard requirement of this Chapter are designed to ameliorate nuisances between certain adjacent zoning districts.
(2) Bufferyards Required to Separate Different Zoning Districts. Bufferyards shall be required to separate different zoning districts from each other. Bufferyards function to eliminate or minimize potential nuisances such as dirt, litter, noise, glare of tights, signs, and unsightly buildings or parking areas, or to provide spacing to reduce adverse impacts of noise, odor, or danger from fires or explosions.
(3) Standard Plant Units. All landscaping requirements of this Section are stated in terms of the number of standard plant units required. This Section defines the standard plant unit and its alternatives. All required landscaping shall conform to one or more of the plant unit alternatives of this Section. The following Table 35-22(1) specifies the plant unit alternatives. The five alternative plant mixes are interchangeable. Where a year-round screen is required, alternative Unit A is preferred and may be required by the Plan Commission.
Table 35-22(1) “PLANT UNIT TYPE ALTERNATIVES”
ALTERNATIVE PLANT UNIT TYPE | TYPES OF PLANTS REQUIRED | MINIMUM SIZE OF PLANTS | MINIMUM QUANTITY OF PLANTS REQUIRED |
ALTERNATIVE PLANT UNIT TYPE | TYPES OF PLANTS REQUIRED | MINIMUM SIZE OF PLANTS | MINIMUM QUANTITY OF PLANTS REQUIRED |
TYPE A | Canopy/Shade Trees Single Stem: Multi-stem Clump: | 3-inch caliper 12 feet tall | 1 |
Ornamental Trees | 1.5 inch caliper | 2 | |
Shrubs | 2 feet tall | 8 | |
TYPE B* | Canopy/Shade Trees Single Stem: Multi-stem Clump: | 3-inch caliper 12 feet tall | 1 |
Ornamental Trees | 1.5 inch caliper | 1 | |
Evergreen Trees | 6 feet tall | 1 | |
Shrubs | 2 feet tall | 6 | |
TYPE C* | Canopy/Shade Trees Single Stem: Multi-stem Clump: | 3-inch caliper 12 feet tall | 1 |
Evergreen Trees | 6 feet tall | 2 | |
Shrubs | 2 feet tall | 5 | |
TYPE D* | Evergreen Trees | 6 feet tall | 3 |
Evergreen Shrubs | 2 feet tall | 14 | |
TYPE E | Canopy/Shade Trees Single Stem: Multi-stem Clump: | 3-inch caliper 12 feet tall | 2 |
Shrubs | 2 feet tall | 10 | |
*Note: Not to be used in off-street parking areas.
d. Credit for Existing Plant Materials. Credit for existing plant material will be allowed to offset required plant unit landscaping in the bufferyards and parking lots as follows:
(1) Bufferyards. Existing canopy trees six feet in height or more shall be counted on an individual basis towards the planting requirements; all other components of a plant unit are required including all ornamental trees, evergreen trees, and shrubs.
(2) Parking Lots. Any existing canopy trees six feet in height or more, and located within parking lot areas, shall be subtracted from the required amount of parking lot landscaping on a tree-by-tree basis.
e. General Landscaping Requirements.
(1) Physical Containment of Landscaped Areas. All landscaped areas located within or adjacent to a parking area, or adjacent to a public street or sidewalk, shall be designed to contain landscape materials and to prevent vehicular encroachment (i.e., through the use of continuous concrete curbing, railroad ties, headers, or depressed construction).
(2) Artificial Landscape Materials. Artificial trees, shrubs, turf, or plants shall not be permitted as landscaping.
(3) Groundcover. The use of landscape fabrics under all areas landscaped with non-living materials, except those areas set aside for stormwater retention/detention, is recommended to prevent weed growth.
(4) Location. New vegetation shall be selected, planted, and maintained so that at maturity it will not interfere with utility lines, snow storage areas, vehicular parking, pedestrian circulation, traffic sight visibility at driveways and street intersections, and will not cause damage or upheaval of sidewalks and pavement
(5) Installation.
(a) Timing of Installation. Landscaping shall be installed in accordance with the approved landscape plan prior to issuance of an Occupancy Permit The Village of Rochester will have the right to refuse approval of any project not meeting the provisions of this Section.
(b) Financial Surety Required. If approved landscaping cannot be installed prior to the issuance of an Occupancy Permit by the Building Inspector, an Occupancy Permit may be issued by the Building Inspector if the applicant provides a form of surety acceptable by the Village Attorney which meets the total estimated costs of the approved landscaping improvements. The application shall be accompanied by a complete estimate of the total cost of the approved landscaping. All landscape materials shall be guaranteed by the applicant, or applicant’s contractor, for two years.
(c) Return of Financial Surety. When it is determined by the Zoning Administrator that the landscaping has been installed in accordance with the approved plans, the Village of Rochester shall return the financial surety to the applicant
(6) Maintenance. Landscaping shall be maintained as follows:
(a) Maintenance of all landscaping shall be the responsibility of the property owner or homeowners' association (as applicable) and shall consist of regular watering, pruning, mowing, fertilizing, and the removal and replacement of irrigation systems and architectural features.
(b) The owner or liable entity in control of any private premises shall at all times maintain the premises free of litter and weeds.
(c) Landscape Phasing. Future building pads within a phased development shall be maintained in a dust-free condition vegetated with ground cover.
(d) Plant Replacement. Any plant materials included in an approved landscaping plan that do not survive a plant establishment period of two years after installation shall be replaced with plant material(s) of the same or like species of equal size within the next planting season, but in any event, within six months of the plant's demise. Said replacement shall be made by the property owner or, in the case of landscape plant materials located within a landscape easement under the control of a homeowners' association, the homeowners' association shall be responsible for said replacement
f. General Bufferyard Requirements.
(1) Basis of Standards. Bufferyard standards are based on a required relative bufferyard intensity value. A variety of combinations of bufferyard width, planting intensity, and structural options (i.e., fences and earthen berms) may be selected from Table 35-22(2) to reach the required bufferyard intensity value.
(2) Location of Bufferyards. Bufferyards shall be located along the outer perimeter of a lot or parcel, and shall extend to the lot or parcel boundary line. Bufferyards shall not be located on any portion of an existing or dedicated public or private street or right-of-way.
(3) Bufferyard Plant Material Groupings. Required bufferyard plantings may be planted in natural-appearing groupings along the total length of the bufferyard and need not be spaced uniformly along said total bufferyard length.
(4) Plant Materials.
(a) For each bufferyard listed, a specific combination of deciduous canopy, shade, and ornamental trees; evergreen trees; and shrubs is required as indicated in Table 35-22(2).
(b) All bufferyard areas shall be seeded with lawn or native groundcover unless such vegetation is already fully established.
(c) The exact placement of required plants and structures shall be the decision of the property developer.
(d) Fences. Fences used to achieve the required bufferyard intensity factor shall be constructed of rock, masonry or wood. Chain link fences and chain link with slats shall be prohibited from being used to achieve required bufferyard intensity factors. All fences used shall also meet the requirements for the construction of fences in Section 35-180.
(e) Height of Required Vegetation. Height of vegetation selected for required bufferyards shall be measured from the highest finished adjacent grade of the element to be screened.
(5) Berming. Earthen berms shall be designed to transition to existing surrounding grades, not to exceed a slope ratio of two to one (2:1) and shall be covered with plant material, groundcover, or partially rip-rapped to prevent erosion. Berms with vegetative cover shall be designed to retain irrigation water rather than encourage run off. All earthen berms shall be safely designed in order to accommodate mowing when needed.
(6) Calculation of Bufferyard Requirements.
(a) Bufferyard requirements are calculated using the standards listed in this Section for bufferyards.
(b) Bufferyard standards listed in this Section are to be calculated for every 100 linear feet of peripheral lot line boundary and/or street frontage present on a given lot.
(c) In instances where the zoning district boundary and/or street frontage is less than 100 feet, the required bufferyard planting shall be one plant unit (See Table 35-22(1)).
(7) Procedures for Determining Minimum Required Bufferyards. To determine the type of bufferyard required on a parcel, between two parcels or lots, or between a parcel or lot and a street, the following procedures shall be used:
(a) Identify whether any portion or property line of the parcel or lot coincides with a zoning district boundary. If it does, determine the abutting zoning districts on both sides of the property line.
(b) Refer to Table 35-22(2) to determine the required bufferyard intensity factor needed to be achieved between the two zoning districts.
(c) Based upon the bufferyard intensity factor required, refer to the applicable Tables 35- 22(3) to 35-22(7) to select the minimum number of plant materials (per 100 feet of bufferyard length), the bufferyard width, and required structure type combination by selecting the desired alternative bufferyard type.
(d) Calculate the actual number of plants required by selecting the minimum number of plant materials (per 100 feet of bufferyard length) from the alternatives indicated in the applicable Tables 35-22(3) to 35-22(7) and multiply by the hundreds of feet of bufferyard to be planted.
(8) Limitations on Bufferyard Use. A bufferyard may be used for passive recreation. It may contain pedestrian or bike trails provided that
(a) No plant material is eliminated;
(b) The total width of the bufferyard is maintained; and
(c) All other regulations of this Chapter are met. In no event, however, shall swimming pools, decks, drives, curbing, stormwater detention/retention ponds, tennis courts, sports fields, golf courses, parking lots, or other similar uses (as determined by the Plan Commission) be permitted in bufferyards.
g. Table of Required Bufferyards Between Zoning Districts. The minimum required bufferyard intensity factor for bufferyards between zoning districts set forth in Table 35-22(2) refers to the bufferyard width and plant unit standards set forth in Tables 35-22(3) through 35- 22(7) of this Section. Bufferyards are required between adjacent zoning districts.
Table 35-22(2) MINIMUM REQUIRED BUFFERYARD INTENSITY FACTOR LEVELS OF BUFFERYARDS BETWEEN ZONING DISTRICTS. See Instructions, Key and Notes, Below.
ABUTTING ZONING DISTRICT | |||||||||||||||
A P P L I C A B L E Z O N I N G D I S T R I C T | R-1 R-2 R-6 | R-8 R-9 | R-3 R-5 | R-4 R-7 | B-1 Thru B-6 | M-1 Thru M-4 | A-1 Thru A-4 & UR | C-1 C-2 | P-1 P-2 | F-1 GFP FF | SW SD | PUD | HPO | ||
R-1 R-2 R-6 | 0 | 1 | 1 | 0 | 0 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
R-8 R-9 | 1 | 0 | 1 | 1 | 0 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
R-3 R-5 | 2 | 2 | 0 | 2 | 2 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
R-4 R-7 | 3 | 3 | 1 | 0 | 1 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
B-1 Thru B-6 | 4 | 4 | 4 | 4 | 0 | 0 | 4 | 4 | 4 | (a) | (a) | (a) | (a) | ||
M-1 Thru M-4 | 5 | 5 | 5 | 5 | 5 | 0 | 5 | 5 | 5 | (a) | (a) | (a) | (a) | ||
A-1 Thru A-4 & UR | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
C-1 C-2 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | (a) | (a) | (a) | (a) | ||
P-1 P-2 | 3 | 3 | 3 | 3 | 3 | 3 | 3 | 3 | 0 | (a) | (a) | (a) | (a) | ||
F-1 GFP FF | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | ||
SW SD | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | ||
PUD | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | ||
HPO | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | (a) | ||
INSTRUCTIONS, KEY AND NOTES
Read the table down to find the Applicable District, then across to find the Abutting District.
The Applicable District is the district that the land that is the subject of the permit application lies in. This is the land upon which the Bufferyard must be installed.
The Abutting District is the land that is adjacent to the land that is the subject of the permit, whether or not there is a pre-existent development on that land.
(a) As determined by the underlying zoning district(s).
0 = No bufferyard is required. All applicable zoning district setbacks are required.
1 = Bufferyard Intensity Factor 1 (See Table 35-22(3))
2 = Bufferyard Intensity Factor 2 (See Table 35-22(4))
3 = Bufferyard Intensity Factor 3 (See Table 35-22(5))
4 = Bufferyard Intensity Factor 4 (See Table 35-22(6))
5 = Bufferyard Intensity Factor 5 (See Table 35-22(7))
h. Minimum Required Bufferyard Width and Plant Material Standards. The following Tables 35-22(3) through 35-22(7) set forth the minimum bufferyard width and plant material standards required for achieving required bufferyard intensity levels. Tables 35-22(3) through 35-22(7) are designed so as to allow for choice from a variety of alternative bufferyard widths and general landscape plant material types in order to meet the required bufferyard intensity levels required elsewhere in this Section.
Table 35-22(3) BUFFERYARD INTENSITY FACTOR 1:
ALTERNATIVE PLANT MATERIAL STANDARDS
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
Type 1 | Canopy/Shade Trees | 0.0 | 5 | Minimum 5-foot tall solid fence |
Ornamental Trees | 0.0 | |||
Shrubs | 5.6 | |||
Type 1A | Canopy/Shade Trees | 0.7 | 5 | None |
Ornamental Trees | 1.4 | |||
Shrubs | 5.6 | |||
Type 1B* | Canopy/Shade Trees | 0.6 | 10 | None |
Ornamental Trees | 0.6 | |||
Evergreen Trees | 0.6 | |||
Shrubs | 3.6 | |||
Type1C* | Canopy/Shade Trees | 0.5 | 15 | None |
Evergreen Trees | 0.9 | |||
Shrubs | 2.3 | |||
Type 1D* | Evergreen Trees | 1.1 | 20 | None |
Evergreen Shrubs | 4.9 | |||
Type 1E | Canopy Trees | 0.5 | 25 | None |
Shrubs | 2.5 | |||
*Note: Not to be used in off-street parking areas.
(a) See Table 35-22(1) for minimum required plant material sizes.
TABLE 35-22(4) BUFFERYARD INTENSITY FACTOR 2: ALTERNATIVE PLANT MATERIALS STANDARDS
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
Type 2 | Canopy/Shade Trees | 0.4 | 10 | Minimum 6-foot tall solid fence |
Ornamental Trees | 0.9 | |||
Shrubs | 3.4 | |||
Type 2A | Canopy/Shade Trees | 1.7 | 15 | 2-foot berm |
Ornamental Trees | 3.4 | |||
Shrubs | 13.6 | |||
Type 2B* | Canopy/Shade Trees | 2.3 | 20 | None |
Ornamental Trees | 2.3 | |||
Evergreen Trees | 2.3 | |||
Shrubs | 13.5 | |||
Type2C* | Canopy/Shade Trees | 2.1 | 25 | None |
Evergreen Trees | 4.2 | |||
Shrubs | 10.5 | |||
Type 2D* | Evergreen Trees | 5.9 | 30 | None |
Evergreen Shrubs | 27.3 | |||
Type 2E | Canopy Trees | 2.2 | 30 | 3-foot berm |
Shrubs | 11.0 | |||
*Note: Not to be used in off-street parking areas
(a) See Table 35-22(1) for minimum required plant material sizes.
Table 35-22(5) BUFFERYARD INTENSITY FACTOR 3: ALTERNATIVE PLANT MATERIAL STANDARDS
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
Type 3 | Canopy/Shade Trees | 2.3 | 15 | Minimum 6-foot tall solid fence |
Ornamental Trees | 4.6 | |||
Shrubs | 12.4 | |||
Type 3A | Canopy/Shade Trees | 2.3 | 20 | 3-foot berm |
Ornamental Trees | 4.6 | |||
Shrubs | 18.4 | |||
Type 3B* | Canopy/Shade Trees | 3.4 | 20 | None |
Ornamental Trees | 3.4 | |||
Evergreen Trees | 3.4 | |||
Shrubs | 20.4 | |||
Type 3C* | Canopy/Shade Trees | 3.2 | 25 | None |
Evergreen Trees | 6.4 | |||
Shrubs | 16.0 | |||
Type 3D* | Evergreen Trees | 9.2 | 30 | None |
Evergreen Shrubs | 42.7 | |||
Type 3E | Canopy Trees | 5.8 | 35 | None |
Shrubs | 29.0 | |||
*Note: Not to be used in off-street parking areas.
(a) See Table 35-22(1) for minimum required plant sizes
Table 35-22(6) BUFFERYARD INTENSITY FACTOR 4: ALTERNATIVE PLANT MATERIAL STANDARDS
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) |
Type 4 | Canopy/Shade Trees | 3.0 | 20 | Minimum 6-foot tall solid fence |
Ornamental Trees | 6.0 | |||
Shrubs | 24.0 | |||
Type 4A | Canopy/Shade Trees | 3.0 | 25 | 4-foot berm |
Ornamental Trees | 6.0 | |||
Shrubs | 24.0 | |||
Type 4B* | Canopy/Shade Trees | 3.7 | 25 | 2-foot berm |
Ornamental Trees | 3.7 | |||
Evergreen Trees | 3.7 | |||
Shrubs | 22.2 | |||
Type 4C* | Canopy/Shade Trees | 4.3 | 30 | None |
Evergreen Trees | 8.5 | |||
Shrubs | 21.3 | |||
Type 4D* | Evergreen Trees | 12.3 | 35 | None |
Evergreen Shrubs | 57.4 | |||
Type 4E | Canopy Trees | 7.9 | 40 | None |
Shrubs | 39.5 | |||
*Note: Not to be used in off-street parking areas.
(a) See Table 35-22(1) for minimum required plant sizes
Table 35-22(7) BUFFERYARD INTENSITY FACTOR 5: ALTERNATIVE PLANT MATERIAL STANDARDS
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) | |
BUFFERYARD ALTERNATIVES | TYPE OF PLANTS REQUIRED (a) | MINIMUM QUANTITY OF EACH PLANT TYPE REQUIRED PER 100 FEET OF BUFFERYARD LENGTH | MINIMUM REQUIRED BUFFERYARD WIDTH (feet) | MINIMUM STRUCTURE TYPE (if required) | |
Type 5 | Canopy/Shade Trees | 4.1 | 20 | Minimum 6-foot tall solid fence | |
Ornamental Trees | 8.2 | ||||
Shrubs | 32.8 | ||||
Type 5A | Canopy/Shade Trees | 4.1 | 25 | 4-foot berm | |
Ornamental Trees | 8.2 | ||||
Shrubs | 32.8 | ||||
Type 5B* | Canopy/Shade Trees | 4.8 | 30 | 2-foot berm | |
Ornamental Trees | 4.8 | ||||
Evergreen Trees | 4.8 | ||||
Shrubs | 28.5 | ||||
Type 5C* | Canopy/Shade Trees | 5.3 | 35 | None | |
Evergreen Trees | 10.6 | ||||
Shrubs | 26.5 | ||||
Type 5D* | Evergreen Trees | 15.6 | 40 | None | |
Evergreen Shrubs | 72.8 | ||||
Type 5E | Canopy Trees | 9.0 | 40 | None | |
Shrubs | 45 | ||||
*Note: Not to be used in off-street parking areas.
(a) See Table 35-22(1) for minimum required plant sizes
i. Minimum Plant Material Standards. All new landscape plant material shall meet those standards set forth under the requirements of Section 2.08(d)(2)(d) of this Chapter.
4. Parking area requirements. The number of spaces required for use, relation to building and road, and landscaping can be found in Sections 35-160 through 162.
a. Intent. Parking areas should provide safe, convenient, and efficient access for vehicles and pedestrians. They should be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks; and to reduce the overall scale of paved surfaces.
b. Standard. No more than 60 percent of the off-street parking area for the entire property shall be located between the front facade of the principal building(s) and the primary abutting street unless the principal building(s) and/or parking lots are screened from view by outlot development (such as restaurants) and additional tree plantings and/or berms approved by the Plan Commission. Green islands shall be located between double loaded parking bands. A double loaded parking band is a 19 foot wide parking stall, 22 foot wide travel aisle, and 19 foot wide parking stall.
5. Sign Requirements. See Sections 35-170 through 178 of this Chapter.
6. Pedestrian Flows
a. Intent. Pedestrian accessibility opens auto-oriented developments to the neighborhood, thereby reducing traffic impacts and enabling the development to project a friendlier, more inviting image. This section sets forth standards for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds.
b. Standards.
(1) How people get from one building to another on foot. Sidewalks shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas.
(2) How people from neighboring areas get to store on foot. Continuous internal pedestrian walkways shall be provided from the public sidewalk or right-of-way to the pedestrian entrances of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building and store entry points pursuant to Chapter 6, subject to review by the Plan Commission.
7. Outdoor Lighting.
a. Intent. All exterior lighting shall be unobtrusive, harmonious with the local area and constructed or located so that only the area intended is safely illuminated and off-site glare is fully controlled. Non-residential sites shall have a Lighting Plan designed by an Engineer and approved by the Plan Commission.
b. Standards.
(1) Lighting of the site shall be of a type, design, color and height to blend with the site and landscaping.
(2) Lighting of the site shall be of a design and height and shall be located so as to illuminate only the site and not be a beacon of distraction or potential hazard to traffic or to people working or living in the vicinity of the site.
8. Noise Abatement. Refer to Section 35-250, Performance Standards.
9. Location and Design of Loading Facilities and Waste Storage.
a. Intent. Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or public streets, should be screened, recessed or enclosed. While screens and recesses can effectively mitigate these impacts, the selection of inappropriate screening materials can exacerbate the problem.
b. Standards.
(1) Visibility. Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such uses shall not be visible from roadways and neighboring properties.
(2) Location. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within 20 feet of any public street, public sidewalk, or internal pedestrian way.
(3) Visual and acoustic impact. Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction, and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape.
(4) Non-enclosed and seasonal. Non-enclosed areas for the storage and sale of seasonal inventory shall be permanently defined and screened with walls and/or fences. Materials, colors, and designs of screening walls and/or fences and the cover shall conform to those used as predominant materials and colors of the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the buildings.
(Ord. 2019-1, passed 4-8-2019)