All proposed developments as permitted in these districts shall comply with the following development standards.
(a) DRO-1 Permitted Density. Each business development in the DRO-1 shall comply with the following density regulations:
(1) Not more than 15 percent of any lot area shall be occupied by buildings.
(2) The maximum ratio of floor area to lot area shall be 20 percent.
(3) The maximum base ground floor area of a building shall be 3,000 sq. ft. for sites of 30,000 to 45,000 sq. ft. in an area and 3,500 sq. ft. for sites with areas larger than 45,000 sq. ft.
(4) Maximum floor area for business purposes. To help achieve the expressed purposes of the Darrow Road Overlay District-1, especially the preservation of the residential characteristics of the area, businesses and offices proposed for sites composed of 30,000 to 45,000 sq. ft. and permitted under this section shall occupy no more than a total of 4,000 sq. ft., and no more than a total of 5,000 sq. ft. for a site composed of more than 45,000 sq. ft.
(5) As an incentive to promote and encourage the continued use of historically or architecturally significant structures or to achieve proposed additions or remodeling which will be consistent with the City's Historic Preservation Design Guidelines, the opportunity to construct additional floor area is provided for in the DRO-1. With Planning Commission's specific recommendation and Council's specific approval, up to 1,500 sq. ft. of business floor area may be added to the maximums permitted herein if the total ground floor area does not exceed the maximum permitted percentages of land area covered; said additional floor area shall be considered only when the proposed construction is designed in a manner that is consistent with the Historic Preservation Design Guidelines. An applicant proposing to use this incentive clause is responsible for preparing a brief report for the Planning Commission which shows how the new construction is consistent with the City's Historic Preservation Design Guidelines. This report may be in outline format and should incorporate the building site plan and elevations. This report must be submitted to the Planning Department at the time that site development plans are presented for the Planning Commission's consideration.
(b) DRO-2 Permitted Density. Each office development in the DRO-2 shall comply with the following density regulations:
(1) Not more than 15 percent of any lot area shall be occupied by buildings.
(2) The maximum ratio of floor area to lot area shall be 20 percent.
(3) The maximum ground floor area of any one building shall be 6,500 square feet.
(c) Yard Regulations. Each proposed development shall provide and maintain the following yards adjacent to the project's boundary, except as otherwise set forth.
(1) Front Yard. Each building shall maintain a minimum front yard depth of 40 feet, and whenever the building wall facing the street exceeds 40 feet in length, a front yard depth shall be required at a ratio of one foot of depth for every foot of wall length facing the street. If a building wall includes one or more ninety degree offsets of at least 15 feet, then the length of each wall segment may be considered separately in determining the appropriate setback. Proposed developments in the DRO-1 shall also comply with the following:
A. A development proposal which utilizes a historically or architecturally significant structure and is designed to be consistent with the historic preservation design guidelines is exempt from the requirement to offset the building face after 40 feet.
B. In no case shall the ratio of the front building wall to lot width at the building line exceed 50%.
(2) Rear Yard. Each building shall maintain a minimum rear yard depth of 40 feet.
(3) Side Yard.
A. In the DRO-1, each building shall maintain a minimum side yard width of 20 feet for sites of 45,000 sq. ft. or less, and 30 feet for sites larger than 45,000 sq. ft.
B. In the DRO-2, each building shall maintain a minimum side yard width of 25 feet except that when such side yard is adjacent to a lot with an existing single-family home within 75 feet of the side lot line, the minimum side yard width shall be 40 feet.
(d) Building Height. The maximum height of any proposed building shall be 35 feet.
(e) Landscaping and Screening Requirements. All proposed developments shall provide and maintain the following landscaping and screening standards.
(1) Front Yard Landscaped Strip. A strip 40 feet wide immediately adjacent to any street right-of-way and running the width of the lot (except for vehicular entrances and exits) shall be planted, landscaped and maintained in a neat and orderly fashion. No other uses, including parking, shall be permitted in this strip.
(2) Side and Rear Yard Screening. A strip of land at least the width of the required minimum side yard and running the length of every side and rear yard shall be landscaped and planted for screening purposes and shall be devoid of all other uses, including parking. With the specific approval of Planning Commission and Council, driveways and parking facilities may be located in the side yard, especially if consolidated facilities between adjacent parcels are proposed or other significant site characteristics warrant or necessitate such facility locations. The total side and rear yard width shall be maintained in a neat and orderly fashion, including areas approved for landbanked parking spaces.
(3) Screening and Landscaping of Parking Lots. Perimeter and interior landscaping of parking lots shall be provided in conformance with the regulations set forth in Section 1181.10(i) subsections (1) and (2).
(4) Total Site Landscaping. Each proposed development shall maintain a minimum of 40% of the total site in open landscaped area. For the purposes of this section, an open landscaped area shall include any open space which is not covered by an impermeable surface, and is covered by grass, trees, shrubs, flowers or an ornamental rock garden.
(f) Location of Access Drives. Each proposed development shall provide adequate ingress and egress to all parking areas. Access drives shall be provided and spaced according to the following standards:
(1) Each zoning lot shall be permitted one two-way access drive. Whenever feasible, the Planning Commission may require that access drives of adjacent properties be consolidated.
(2) Corner lots shall provide access from the side street only, at a point no less than 100 feet from the intersection at Darrow Road.
(3) In the DRO-2, when it is in the interests of good traffic operation, the Planning Commission may permit one additional access drive along a continuous site which has frontage in excess of 300 feet.
(g) Required Parking. Off-street parking spaces and loading shall be provided in accordance with the requirements and design standards set forth in Chapter 1181.
(h) Lighting Standards. All exterior lighting used to illuminate all off-street parking areas, open space, signs or building exteriors shall be so arranged as to shield adjoining properties or streets from direct rays of light. Further, indirect rays of light shall be shielded so as not to exceed an intensity of illumination greater than the following:
(1) A decorative light fixture with no protective shield shall be no higher than 10 feet and shall have a maximum illumination, measured at the lot line at ground level, of .20 candlepower.
(2) A light with a protective shield, which ensures that the light will not shine directly above a line parallel to the ground extended from the point of the light source nearest the ground, shall be no higher than 20 feet with a maximum illumination, measured at the lot line ground level, of .30 candlepower.
(i) Sign Regulations. Any sign(s) proposed as part of a development in a DRO District shall comply with the sign regulations set forth in Chapter 1183, except when specifically varied by the following standards, and shall be approved by the Planning Commission and Council as part of the site plan.
(1) A business development in DRO-1 may erect the following signs:
A. Unified Directory Sign. One exterior wall mounted unified directory sign per building in an office complex may be erected to identify each business or tenant located in the office building(s), said sign shall comply with the following requirements.
1. Shall be located at the building entrance and shall be placed flat against the building wall and shall not extend above or beyond said wall or project more than 12 inches outward from the wall;
2. Shall be designed, colored, and locationally coordinated with the signs of the other tenants, and with any proposed or existing monument signs;
3. Shall have a sign face area not be exceed 6 square feet;
4. Shall not be internally illuminated.
B. Freestanding Identification Signs. One freestanding monument sign identifying the name of the development and/or individual businesses (at the owner's discretion) may be permitted along the Darrow Road right-of-way. Said identification sign shall comply with the following requirements:
1. Shall be located no closer than 10 feet to any street right-of- way and no closer than 20 feet to any other property line, except at street intersection locations, where signs may be no closer than 25 feet to any street right-of-way;
2. Shall not exceed 6 feet in height above the average grade in the area of said sign;
3. Shall have a sign face area not exceeding 16 square feet;
4. May be externally illuminated;
5. Shall have no secondary or other signage added to the sign face or sign structure, except as recommended by Planning Commission and authorized by Council;
6. Shall be located and landscaped as an integral part of the required front yard landscaping and should be part of the primary entrance features for the proposed building(s).
(2) An office development in DRO-2 may erect signs as permitted for commercial establishments set forth in Chapter 1183, except that business identification signs shall comply with the following regulations:
A. Business Identification Signs. One individual wall mounted identification sign for each business, tenant or occupant that has its own ground level entrance. Said sign(s) shall have a sign face not exceeding 10 square feet and shall be designed, colored, and locationally coordinated with the signs of the other tenants.
B. Freestanding Identification Signs. One free-standing monument sign identifying the name of the development and/or individual businesses (at the owner's discretion) may be permitted along the Darrow Road right-of-way. Said identification sign shall comply with the following requirements:
1. Shall be located no closer than 10 feet to any street right-of- way, no closer than 25 feet to any intersection, and no closer than 30 feet to any other property line;
2. Shall not exceed 6 feet in height above the average grade in the area of said sign;
3. Shall have a sign face area not exceeding 32 square feet;
4. Shall not be internally illuminated;
5. Shall be located and landscaped as an integral part of the required front yard landscaping and should be part of the primary entrance features for the office complex.
(j) Additional Standards. Site specific development requirements formulated to achieve the objectives of the DRO District shall be established at the time the site plan and conditional use request are reviewed. Any dimensional specifications adopted with such plan become binding land use requirements for the proposed development.
(Ord. 2007-222. Passed 1-10-08.)
(Ord. 2007-222. Passed 1-10-08.)