(A) Purpose statement. The purpose of the Route 4 Corridor Review District (CRD) is to implement the objectives of the adopted master plan for this corridor which include:
(1) The Route 4 corridor will contain the original village core of Springdale as well as the north and south entries to the core. Future development and redevelopment within this corridor should both protect and enhance historical and modern day features of the area that are or can be a source of community identity and pride.
(2) The Route 4 corridor serves as one of the major entryways into Springdale. Developments within this corridor shall be attractive, well-maintained, and representative of the high standard of development that Springdale strives to achieve with both new and redevelopment projects.
(3) Developments within the Route 4 district shall respect adjacent developments and be of a similar character and scale as those adjacent developments. Special considerations shall be made to developments adjacent to residential neighborhoods to ensure compatible land uses and adequate buffering between residential and non-residential use developments.
(4) Within the Route 4 corridor there are four distinct subareas, or segments, each having unique physical characteristics. Many of these will add significantly to the aesthetic as well as functional qualities of the total district. It is also the purpose of these regulations to identify, protect and enhance the appropriate functional and aesthetic characteristics of each subarea within the corridor.
(B) District boundaries. The Route 4 Corridor Review District (CRD) shall include all of those properties as established on the city's zoning map.
(C) Development standards. The Route 4 Corridor Review District (CRD) establishes special regulations and development standards that either augment or supersede those development standards otherwise in force through the underlying zoning districts within the corridor. The following development standards shall apply to all four subareas within the CRD:
(1) Building materials.
a) All buildings and structures to be constructed within the CRD shall have an equal level of finish on all sides and shall generally utilize no more than two primary materials with one or two accent materials.
b) The primary building materials shall be brick and/or stone which shall not be painted or stained.
c) A traditional architectural style that respects the character of adjacent residential neighborhoods shall be utilized where applicable.
d) Minor accenting of a structure or the use of a third building material may be permitted.
(2) Building color.
a) One coordinated color scheme shall be utilized for all structures. Said color scheme shall have a predominant color and may use additional colors to accent, demark, or otherwise provide interest or to achieve a more compatible scale for the individual structure.
b) Building colors shall primarily consist of earth tones and the use of bright, high chroma shades as dominant building colors shall be prohibited.
c) The use of non-earth tone accent colors on a building shall be limited to a maximum of 10 percent of any elevation including features on an elevation (columns, archways, canopies, etc.).
d) Pitched roofs shall be generally dark in color and non-reflective.
(3) Building design.
a) There shall be no uninterrupted length of blank walls longer than 40 feet, for facades that are at least 60 feet wide. This applies to all elevations visible from road rights-of-way and adjacent properties. This can be achieved by:
i) Recesses or projections in the wall that are at least two feet in depth;
ii) Façade material changes following the same dimensional requirements; and/or
iii) Pilasters having a minimum depth of one foot, minimum width of one foot, and a minimum height of 80 percent of the height of the façade may also be utilized to accommodate the variation in walls.
b) All building elevations visible from road rights-of-way shall include window openings at regular intervals. The main front elevation of a building should include at least 35 percent transparency at the pedestrian level.
c) Major building entries shall face the public right-of-way and should be clearly demarked through the use of architectural features including canopies, awnings, or similar entry features.
d) Shutters, if used, shall be at least one-half the width of the window.
e) The use of mansard roof forms shall be discouraged.
Figure 257- 1: Example of façade offsets
(4) Signage. Signage shall be regulated by the Signs section. In addition, the following regulations shall apply for those properties within the CRD:
a) All signage shall be attached directly to a building façade or wall or shall be ground mounted.
b) All signage shall be no closer to the public right-of-way than ten feet.
c) For integrated developments, such as retail centers, with multiple buildings on the same parcel, a graphic system shall be used that is uniform in size, shape, and color for all the various tenant signage.
d) All wall signs shall be constructed with channel letters unless otherwise approved by the Planning Commission.
e) Ground mounted signs shall be appropriately integrated within the overall site landscaping and the use of foundation plantings around ground signs shall be required. All ground mounted and freestanding signage shall be landscaped at the base and on all sides with a total landscaped area equal to the sign face area.
f) The base of the ground sign shall be constructed of materials, colors, and design details which match or correlate to those used in one of the principal buildings on site.
(5) Lighting.
a) All external outdoor lighting fixtures to be used shall be from the same or similar manufacturer's type or family. All light poles and light fixtures shall be dark and non-reflective in color.
b) Lighting for any service/delivery area at the rear or side of a building shall also consist of cutoff fixtures so as not to allow light spillage onto adjacent property.
c) Building illumination may be permitted provided such light source is from a concealed source. The use of colored lights, neon, and light emitting diodes (LED) strip lighting as building accent lighting, window trimming, and door trimming on either the inside or outside of the building is not allowed unless reviewed and approved by the Planning Commission.
d) Lighting fixtures shall be designed and located as to prevent the casting of direct rays of excessive brightness upon adjacent residential uses and districts to cause a glare hazardous to pedestrians or operators of motor vehicles on nearby public streets and roads.
(6) Parking. Parking requirements shall be subject to Table 302-2: Number of Off-Street Parking Space Requirements.
(7) Fencing.
a) Where fences are used, they shall be constructed of wood, iron, stone, or plant material.
b) Chain link fences, concrete block, vinyl, fiberglass, or plywood fences are prohibited unless adequate evidence can be shown by the owner or owner's authorized agent indicating otherwise.
c) Retaining and decorative walls, located in the front yard (or side yard when on a corner lot or otherwise visible from the public right-of-way) shall either be of a natural quarried stone construction or a manufactured precast concrete modular wall system with exposed vertical surfaces of a highly textured, rough-hewn appearance that simulates a natural quarried stone. Any coloring to the wall material shall not be a surface coating, but shall be integral to the concrete material making up the precast modular retaining wall system.
(8) Landscaping. Landscaping requirements shall be subject to § 153.404(F): Landscape Requirements for the State Route 4 Corridor Review District.
(D) Subarea development standards. Many development standards contained herein apply throughout the CRD. Where dictated by unique functional and aesthetic characteristics, more specific requirements have been listed for each subarea included in both Table 257-1: Route 4 CRD Subarea Development Standards and in the paragraphs below.
Development Standard | Subarea A | Subarea B | Subarea C | Subarea D |
Development Standard | Subarea A | Subarea B | Subarea C | Subarea D |
Minimum Lot Area | As per underlying zoning district | As per underlying zoning district | As per underlying zoning district | As per underlying zoning district |
Minimum Lot Setbacks | ||||
Front | As per underlying zoning district | 15' building 5' pavement | 15' building 5' pavement | 50' building 30' pavement |
Side | As per underlying zoning district | As per underlying zoning district | As per underlying zoning district | As per underlying zoning district |
Rear | As per underlying zoning district | As per underlying zoning district | Abutting non-residential - 15' | As per underlying zoning district |
Abutting residential - As per underlying zoning district | ||||
Building Height | 50' | 35' | 35' | 50' |
Minimum Green Space | 25% | 25% | 15% | 30% |
(E) Subarea A.
(1) Building design, color and materials.
a) Fifty percent of at least three facades (excluding windows and doors in the calculation of facade area) and any facade visible from a public right-of-way of the building shall contain brick and/or stone.
b) For at least 50 percent of the site coverage of any structure, a pitched residential roof form shall be required for buildings less than or equal to three stories.
c) Overhead retractable type doors used in conjunction with a commercial use shall not be visible from any residentially zoned property or any property used for a residential use.
(2) Signage.
a) All ground mounted and architectural freestanding signs shall have supports that are constructed out of brick or stone. Wood or metal may also be acceptable with approval of the Planning Commission. The sign may be internally or externally illuminated. External illumination will consist of concealed cutoff fixtures.
b) Ground mounted and architectural freestanding signs shall not exceed 12 feet in height. Ground mounted and architectural freestanding signs shall be consistent with the materials, colors, and style of the building.
(F) Subarea B.
(1) Building design, color and materials.
a) Fifty percent of at least three facades (excluding windows and doors in the calculation of facade area) and any facade visible from a public right-of-way of the building shall contain brick and/or stone.
b) For at least 50 percent of the site coverage of any structure, a pitched residential roof form shall be required.
c) Overhead retractable type doors used in conjunction with a commercial use shall not be visible from Route 4, Glensprings Drive, Cloverdale Avenue, or Kemper Road, or any residentially zoned property or any property used for residential uses.
(2) Signage.
a) All ground mounted sign supports shall be brick or stone. Wood or metal may also be acceptable with approval of the Planning Commission. The sign may be internally or externally illuminated. External illumination will consist of concealed cutoff fixtures.
b) Ground mounted signs shall not exceed seven feet in height. Ground mounted and architectural freestanding signs shall be consistent with the materials, colors, and style of the building.
(G) Subarea C.
(1) Building design, color and materials.
a) Sixty percent of at least three facades (excluding windows and doors in the calculation of facade area) and any facade visible from a public right-of-way of the building shall contain brick and/or stone.
b) For at least 70 percent of the site coverage of any structure, a pitched residential roof form shall be required.
c) Overhead retractable type doors used in conjunction with a commercial use shall not be visible from Route 4, Glensprings Drive, Cloverdale Avenue, or Kemper Road, or any residentially zoned property or any property used for residential uses.
(2) Lighting. Special ornamental lighting within Subarea C may be requested and utilized upon review and approval of the Planning Commission.
(3) Curb cuts. Where applicable, a use shall be required to have a connection to an adjacent rear alley within Subarea C.
(4) Parking. Parking lots should be located in the rear or side yard unless the owner or owner's authorized agent can provide evidence that doing so would create an unnecessary hardship.
(5) Landscape requirements. For those parcels in Subarea C with front yards on Route 4, the establishment of a grassy front yard space shall be encouraged. The placement of pedestrian furniture, including, but not limited to, benches and tables, shall be encouraged within subarea C and may be required by the Planning Commission in conjunction with such uses as restaurants and other food services and/or in association with major pedestrian routes or plazas.
(6) Signage.
a) All ground mounted sign supports shall be brick or stone. Wood or metal may also be acceptable with approval of the Planning Commission. The sign may be internally or externally illuminated. External illumination will consist of concealed cutoff fixtures.
b) Ground mounted signs shall not exceed seven feet in height as measured from existing grade to the top of any feature of the sign. Ground mounted and architectural freestanding signs shall be consistent with the materials, colors, and style of the building.
(H) Subarea D.
(1) Building design, color and materials.
a) Fifty percent of at least three facades (excluding windows and doors in the calculation of facade area) and any facade visible from a public right-of-way of the building shall contain brick and/or stone.
b) For at least 50 percent of the site coverage of any structure, a pitched residential roof form shall be required.
c) Overhead retractable type doors used in conjunction with a commercial use shall not be visible from Route 4, Glensprings Drive, Cloverdale Avenue, or Kemper Road, or any residentially zoned property or any property used for residential uses.
(2) Signage.
a) All ground mounted sign supports shall be brick or stone. Wood or metal may also be acceptable with approval of the Planning Commission. The sign may be internally or externally illuminated. External illumination will consist of concealed cutoff fixtures.
b) Ground mounted signs shall not exceed seven feet in height as measured from existing grade to the top of any feature of the sign. Ground mounted and architectural freestanding signs shall be consistent with the materials, colors, and style of the building.
(I) Review procedure.
(1) The CRD does not affect present permitted or conditional uses within the corridor or existing zoning, except as provided in sections a) through f) below.
(2) The CRD review process and development standards shall be applicable under any or all of the following conditions:
a) Any new structures.
b) Non-residential additions over 10 percent of the original floor area or additions exceeding 2,000 square feet, whichever is less.
c) A change in use which results in a more intense use occupying the subject property or space. For the intent of this section, a more intense use is defined by either a 10 percent increase in parking demand due to the change in use, an increased impact due to potential traffic generation, noise, smoke, glare, odor, or hazardous materials, or as determined by the Building Official.
d) A change in a conditional use or a change in use as part of the rezoning of any property within the corridor.
e) Significant changes to the approved landscape plan.
f) Significant alterations of the building color, material or design regardless of change in occupancy. Compliance to these standards shall be limited to those items being changed.
g) Any request for modifications to the requirements of the zoning code.
h) Any request for modifications to the requirements of the zoning code.
(3) The Planning Commission shall be authorized to enforce the standards within the CRD. If in any evaluation, the Commission finds that any regulations, standards, or factors prescribed by the zoning code are inapplicable because of unusual conditions of the development area, or the nature and quality of the proposed design, the Commission may allow an adjustment in such regulations, standards, or factors be made. Special conditions may be required for the development, provided such adjustment or conditions shall not be in conflict with the promotion of the public health, safety, and general welfare of the city or the purpose and objectives of the CRD.
(4) For those properties within the district undergoing a rezoning or conditional use consideration, the CRD application review is intended to be parallel to and a normal part of the overall review process. However, the city may elect, at its option, to review and determine rezonings and conditional use applications. The CRD approval must be secured prior to the issuance of a certificate of occupancy for any such use within the district.
(5) Application and review by the Planning Commission shall be in accordance with § 153.203: Development Plan Review.
(6) Appeals. Any decision of the Planning Commission regarding an application under the CRD may be appealed to the Board of Zoning Appeals per § 153.208: Appeals of this code.
(7) Nonconforming uses. A use which was in existence prior to the establishment of the CRD which does not conform to the CRD standards, provisions, and regulations, shall be permitted to continue. However, any maintenance, repair, and restoration may be made only in accordance with and to the extent of the regulations provided in the Nonconformities section. Any maintenance, repair, restoration, alteration, or extensions of a structure or use in excess of that permitted in the Nonconformities section shall comply with the standards, provisions, and regulations of the CRD.
(Ord. 4-2016, passed 3-2-16; Am. Ord. 33-2016, passed 11-16-16; Am. Ord. 4-2020, passed 1-15-20)