§ 45-3166. Guidelines and development standards.

Purpose and intent: The following guidelines and development standards are intended to protect and enhance the visual experience from the established entrance corridors and to reduce incompatible and adverse impacts on scenic and historic sites.

(a)

Guidelines. The development of any site within the Lee Hall Corridor Overlay District shall be in accordance with an approved master plan or site plan. Design and architectural features shall be consistent with the following provisions:

(1)

Large work area doors or open bays of mixed use, commercial and industrial buildings shall not open toward or face the corridors.

(2)

Active building elevations shall face public streets. Blank walls or loading areas shall not face public streets.

(3)

Mechanical equipment, whether ground level or roof top, shall be either screened from view or located so that such mechanical equipment is not visible from the corridors identified in section 45-3163 of the City Code or adjacent properties. Large trash receptacles, dumpsters, utility meters, aboveground tanks, satellite dishes, antennas, etc., shall be similarly treated. Mechanical equipment on rooftops shall, to the extent possible, be hidden by building elements designed for that purpose as an integral part of the building design.

(4)

Loading spaces for commercial and industrial sites shall be located only at the rear of buildings and should be out of view of the corridors identified in section 45-3163 of the City Code. Views from adjacent properties or uses must be minimized through site design, architectural design, topography, landscaping, setbacks or other features.

(5)

Required parking areas should be located to the rear or side of main buildings or developed areas.

(6)

Fencing along the corridor right-of-way should be of decorative (ornamental) style and located behind the landscape strip as required by the city's site regulations.

(7)

Blank, solid walls should be avoided.

(8)

Stucco, natural wood siding, brick, or other materials with similar texture and appearance shall be compatible with the area's character. Materials and colors should be varied where appropriate to provide architectural interest.

(9)

Color schemes should be kept simple in character and harmonious in keeping with the period architecture.

(10)

No building facade (whether front, side or rear) should consist of architectural materials inferior in quality, appearance, or detail to any other facade of the same building. The intent of this requirement is not to preclude the use of different materials on different buildings' facades (which would be acceptable if representative of good architectural design), but rather to preclude the use of inferior materials on sides that face adjoining property and thus, might adversely impact existing or future development.

(11)

No visible portion of a building wall shall be constructed of corrugated material, sheet metal, or barren and unfinished cinder block. Standing seam metal roofs are acceptable.

(12)

New architecture should be compatible with the area's design traditions, forms and materials. Generic franchise design is strongly discouraged.

(13)

Buildings on the same site should have a strong spatial and functional relationship to each other and shall be varied in size and mass.

(b)

Development standards. New subdivision, mixed-use, commercial and industrial development within this Lee Hall Overlay District should provide for visual compatibility and harmony with surrounding natural landforms and vegetation; be protective of views and vistas from the corridors identified in section 45-3163 of the City Code; and provide continuity of site design within the proposed development. These objectives include the following standards, in addition to the development standards specified for the underlying zones in the Zoning Ordinance:

(1)

General.

a.

Structures should not dominate, by excessive or inappropriate height or mass, any general development, adjacent building, or natural landscape.

b.

Natural amenities such as views, trees, water courses, and other natural features should be preserved and incorporated into the site design.

c.

Impervious surface areas should be minimized and landscaped areas should be maximized.

d.

The maximum height of all structures shall be as permitted by the development standards for the underlying zoning district.

e.

Outdoor storage as an accessory use shall be as permitted, provided that all outdoor storage areas are visually screened from public rights-of-way, internal roadways, and adjacent property. Screening shall consist of either a masonry wall, dense evergreen plants, or such other materials as may be found compatible and approved by the director of planning. All such screening shall be of sufficient height to screen storage areas from public view and shall be appropriately landscaped in accordance with the standards set forth in section 45-512 of the City Code. All company owned and operated vehicles, with the exception of passenger vehicles, are subject to this provision.

f.

Site development should include streetscape improvements. These improvements are considered as those architectural or functional facilities or structures that occur on site but are not part of the building and that encourage and facilitate human interaction with the built environment. Examples include, but are not limited to the following: decorative light fixtures, fountains, sculptures, benches and tables, planters, retaining walls, pedestrian and bicycle paths, bicycle parking structures, driveways and parking areas except in historic places where these materials are incompatible with the character of the historic place.

(c)

Grading and drainage.

(1)

Development activities should avoid excessive or unsightly grading, indiscriminate earth moving or clearing of property, and removal of trees and vegetation that could cause disruption of natural water courses or disfigure natural land forms.

(2)

Grading for new development shall not adversely affect adjacent property.

(3)

Grading should not occur within the dripline of any tree(s) being preserved.

(4)

Drainage shall be designed so as not to interfere with pedestrian traffic.

(d)

Parking and circulation.

(1)

Parking lot, traffic areas, and loading and unloading area requirements shall be as established by City Code Chapter 33.02-52, Site Regulations. In addition, the following shall apply:

a.

Vehicular movement and parking areas shall be paved with concrete, asphalt, exposed aggregate, or pavers. Vehicular movement and parking areas surfaced with gravel or other similar material are prohibited except in historic places where these materials are compatible with the character of the historic place. Concrete curb and gutter or other stormwater management structure as approved by the director of engineering shall be installed around the perimeter of all parking areas.

b.

All vehicle parking areas shall, whenever practicable, be located to the side or rear of the primary structure and screened with landscaping to soften the view from any public right-of-way. When vehicle parking areas must be located in front of the principal structure, a continuous hedge or landscaped berm or decorative wall of at least three (3) feet in height must be constructed to screen the parking area from any public right-of-way.

c.

On large commercial sites, parking areas between outparcel buildings and the adjacent street are discouraged.

(e)

Lighting.

(1)

The proper layout, height, fixture selection and lighting level shall be incorporated into the site design to create a safe and secure environment.

(2)

Fixtures used to accent architectural features, landscaping or art shall be located, aimed or shielded to minimize light spill into the night sky.

(3)

Architectural lighting shall be recessed under roof overhangs or generated from concealed source, low-level light fixtures. Roof lights, wall washes, lighted roof panels, and other methods of illuminating buildings are not allowed.

(4)

Site lighting shall be of low-intensity from a concealed source, shall be of a clear white or amber light that does not distort colors, and shall not spill over onto adjoining properties, highways, or in any way interfere with the vision of on-coming motorists. Such lighting fixtures or devices shall be of a directional type capable of shielding the light source from direct view. The development plan or site plan must show the relationship of fixtures and the light patterns to each other, to the project site, to the unit development, and to the corridors identified in section 45-3163 of the City Code.

(5)

Decorative, low-level intensity, non-concealed source lighting that defines vehicular and/or pedestrian ways is acceptable.

(6)

The lighting plan shall not conflict with the landscape plan, and the two (2) shall be submitted simultaneously for review.

(f)

Stormwater and BMP. All new development shall be in conformance with City Code Chapter 37.1, Stormwater Management.

(g)

Utilities. All new utilities, including but not limited to all wires, cables, pipes, conduits and appurtenant equipment, carrying or used in connection with the furnishing of electric power, telephone, telegraph, cable television, petroleum, gas steam, water or sewer systems, shall, after adoption of this division be placed below the surface of the ground; provided that:

(1)

Equipment such as electric distribution transformers, switchgear, meter pedestals and telephone pedestals, which are normally installed above ground may be so installed.

(2)

Meters, service connections and similar equipment normally attached to the outside wall of the premises they serve are acceptable.

(3)

All equipment that is permitted to be installed above ground shall be screened with landscaping and/or fencing. Consideration should be given to placement of such equipment in order to minimize the view from the corridor.

(h)

Landscaping requirements and tree protection.

(1)

Purpose and intent. The purpose and intent of such landscaping requirements are to reduce the visibility of paved areas from adjacent properties and streets; moderate climatic effects; minimize noise and glare; and, to enhance public safety by defining spaces so as to influence traffic movement. Landscaping will also reduce the amount of storm water runoff, provide transition between neighboring properties, and frame and soften structures. Every effort shall be made through the design, layout, and construction of development projects to incorporate and preserve as many trees as possible.

(2)

General. Landscaping and green area requirements shall be as established by City Code Chapter 33.02-51, Site Regulations. In addition, the following requirements shall apply to all landscape plans:

a.

A landscaping plan shall be submitted in conjunction with the development or site plan submittal.

b.

Such landscaping plan shall be drawn to scale, include dimensions and distances, and clearly delineate all existing and proposed vehicular movement and parking, and the location, size and description of all landscaping materials. All easements, transitional buffer areas and setback areas shall be labeled and dimensioned.

c.

All plant materials shall be maintained in perpetuity in a healthy condition. The property owner or designated agent shall be responsible for the maintenance, repair and replacement of all landscaping materials as may be required by the provisions of this subsection. All plant material and landscaped bed areas shall be tended and maintained in a healthy growing condition, free from refuse, debris and weeds at all times.

(3)

Parking area landscaping. In addition to the requirements of section 33.02-51(12) of the City Code, the following shall apply:

a.

Masonry walls, fences, hedges or berms three (3) to four (4) feet in height in combination with required landscaping are required to screen parking areas with ten (10) spaces or more.

b.

Pedestrian walkways between sites, parking areas and buildings are required to promote and enhance safe pedestrian circulation.

(4)

Buffers and screening. Transitional buffer areas shall be provided as required by section 45-2802(e) of the City Code. Screening shall include a wall or fence designed to block visual and noise impacts to ensure compatibility between adjacent uses.

(5)

Requirements for landscape plans. Outdoor furniture and fixtures for commercial and mixed-use development are elements of building and landscape design, and shall be identified on the landscape plan.

(6)

Tree protection.

a.

No person shall cut down, destroy, move, or remove or cause to be cut down, destroyed, moved or removed any living, disease-free tree of any species having a trunk six (6) inches in caliper or larger, measured four and one-half (4½) feet from the base, in conjunction with any development of land governed by this division until such activity has been approved under the provisions of this division.

b.

No land shall be cleared or altered prior to approval of a development or site plan.

c.

A survey of all trees six (6) inches in caliper or larger within the development area shall be made and submitted in conjunction with the development plan. All trees proposed for removal shall be clearly noted. The tree survey shall be certified either by a licensed land surveyor, registered engineer, or landscape architect.

d.

When preliminary site evaluation by the applicant reveals the ability to accomplish the proposed project without removal of any trees six (6) inches in caliper or larger, the applicant shall submit a written statement that no trees will be removed and the development plan or site plan will indicate "No Large Caliper Tree Removal" as a condition thereof.

e.

Those trees designated for preservation in accordance with the provisions of this Ordinance as shown on the approved landscaping plan shall be protected in accordance with section 33.02-51.(c) of the City Code.

(Ord. No. 6294-06)

(Ord. No. 6294-06)