HomeMy WebLinkAbout2004-2764 - Ordinance - 10/21/2004
ORDINANCE NO, 2764
AN ORDINANCE AMENDING CHAPTER 12, "UNIFIED DEVELOPMENT ORDINANCE,"
ARTICLE 2, SECTION 2,2,D.3,d "POWERS AND DUTIES OF THE PLANNING & ZONING
COMMISSION, SECTION 2.4,D. "DESIGN REVIEW BOARD" AND ARTICLE 7, SECTION
7.9 NON-RESIDENTIAL ARCHITECTURAL STANDARDS," OF THE CODE OF
ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY AMENDING OR
REPLACING CERTAIN SECTIONS AS SET OUT BELOW; PROVIDING A SEVERABILITY
CLAUSE; DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION, TEXAS:
PART 1:
PART 2:
PART 3:
That Chapter 12, "Unified Development Ordinance," Article 2, Section
2,2,D.3,d, Section 2.4.D "Design Review Board" and Article 7, Section
7.9 "Non-ReSidential Architectural Standards" of the Code of
Ordinances of the CIty of College Station, Texas, be amended as set
out In Exhibit "A", attached hereto and made a part of thiS ordinance
for all purposes,
That If any prOVIsions of any section of thiS ordinance shall be held to
be VOid or unconstitutional, such holding shall In no way affect the
validity of the remaining proVISions or sections of thiS ordinance, which
shall remain In full force and effect,
That any person, firm, or corporation Violating any of the prOVISions of
thiS chapter shall be deemed gUilty of a misdemeanor, and upon
conViction thereof shall be pUnishable by a fine of not less than
Twenty-five Dollars ($25,00) nor more than Two Thousand DOllars
($2,000.00). Each day such Violation shall continue or be permitted to
continue, shall be deemed a separate offense, Said Ordinance, being
a penal ordinance, becomes effective ten (10) days after ItS date of
passage by the CIty CounCil, as prOVided by Section 34 of the Charter
of the CIty of College Station,
PASSED, ADOPTED and APPROVED thiS 21st day of October, 2004,
APPROVED:
( fMLc
De nl~ Maloney, May Pro Tern
A~~
Connie Hooks, CIty Secretary
APPROVED:
~~
CIty Attorney
EXHIBIT "A"
That Article 2, "Unified Development Ordinance," Sections 2.2.D.3.d, "Powers and
Duties of the Planning & Zoning CommiSSion", and 2.4.D, "Design Review Board", of
the Code of Ordinances of the City of College Station, Texas, is hereby amended by
deleting Section 2.2.D.3.d and adding to Section 2.4.D., "Powers and Duties", 7, Non-
ReSidential Architectural Standards. As follows:
Section 2.4.D,7
Powers and Duties
"7. Non-Residential Architectural Standards
The Design Review Board shall consider and approve or deny variance requests
as related to Section 7.9 of this Unified Development Ordinance regarding
architectural relief, bUilding materials, building colors, screening, and or fac;ade
and roof articulation as allowed In Section 7.9. City Council shall adopt the initial
color palette and the DRB shall have the authority to amend the color palette
related to Section 7.9 of this UDO."
That Article 7, "Unified Development Ordinance," Section 7.9 "Non-Residential
Architectural Standards" of the Code of Ordinances of the City of College Station,
Texas, is hereby repealed and replaced as follows:
7.9 Non-Residential Architectural Standards
A. Applicability
The design standards of this Section shall apply to non-residential buildings
located In any zoning district With the exception of the M-1, M-2, R&D, NG-1,
NG-2, and NG-3 districts. All bUildings shall be subject to the following
standards. This applies to single tenant buildings, multiple tenant buildings, and
any grouping of attached or stand alone bUildings and associated out parcels.
Exemptions:
1. Churches
B. Required Screening
All mechanical equipment shall be screened from view or isolated so as not to
be visible from any public right-of-way or residential district within 150 feet of
the perimeter boundary of the subject lot or tract, measured from a pOint five
(5') feet above grade. Such screening shall be coordinated with the building
architecture, materials, colors and scale to maintain a Unified appearance.
Acceptable methods of screening are: encasement, parapet walls, partition
screens, brick/stone/masonry walls or fences.
Detention ponds shall be screened using berms, shrubs, brick/stone/masonry
walls or a combination of these to achieve a 3-foot high screen above the visible
perimeter of the pond's finished grade.
c) gNup./~g.,1 O"iln~/h.'E' .J"~"J",enlIQr,,, "'"
ORDINANCE NO.
2764
Page 2
No screening is required for retention ponds designed to also serve as year
round water features.
c. Building Mass and Design
The geometric plane of the front or main building(s) fac;ade on the first two (2)
stories shall use architectural relief every forty-five (45') feet to provide visual
Interest by Incorporating a minimum of two (2) design elements from the
following options: canopies, wall plane projections or recessions with a
minimum of four (4') depth, vertical expression of structural bays, pilasters,
columns, bay windows, balconies that extend from the building, recessed
entries, stoops, porches, arcades, boxed or bay windows, permanent decorative
awnings, and or windows accompanied by overhangs. Along all other fac;ades
visible from a right-of-way, there shall be some architectural relief or wall
recession or projection every sixty (60') feet as described herein.
~~
WINDOWS \WNINGS ARCADES
F.NTKY ARFAS
Roof or PaTapet
IMax. 66% of length}
--
~
As represented above, on buildings three (3) stories or less, the hOrizontal line
of a flat roof (or parapet) along the front or main buildlng(s) fac;ade shall vary
by a minimum of two (2) feet up or down so that no more than sixty-six (66%)
percent of the roofllne is on the same elevation.
D. Building Materials
All bUildings developed as a building plot shall have materials and colors that
are similar and complement each other architecturally. This applies to all out-
parcel buildings, regardless of their use. All exterior fac;ades of an out-parcel
building Will be considered primary fac;ades. All buildings shall employ
J\o \deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\flllal nra language 10-27-04 doc
10/28/04
ORDINANCE NO,
2764
Page 3
architectural, site, and landscaping design elements that are integrated with
and common to those used on the main/primary buildings or structures on site.
These common design elements shall include bUilding materials associated with
the main/primary structure. In the event that an out-parcel or non-primary
building(s) IS developed before the primary/main building(s), then all other
buildings, with the exception of stand alone restaurants, shall have materials
and colors that are similar and complement each other architecturally to the
building constructed first.
1. When determining area herein, windows and doors are included.
The following applies only to the first two (2) stories of all bUildings. All
bUilding fac;ades that are visible from a right-of-way shall consist of a
minimum of one or more of the following building materials:
a. fired brick
b. natural stone
c. marble
d. granite
e. tile
f. Any concrete product so long as it has an integrated color and is
textured or patterned (not aggregate material) or covered with
brick, stone, marble, granite or tile or material fabricated to Simulate
brick, stone, marble or granite.
All other materials are prohibited unless authorized herein or by the Design
Review Board (ORB).
2. Stucco, EIFS (Exterior Insulation and Finish Systems), hardboard, concrete
products as desCribed above, reflective glass, certain metal products
described in thiS section below, and cedar Siding are allowed on visible
unscreened fac;ades subject to the follOWing limitations:
a. Stucco, EIFS, concrete products as desCribed above, hard board, or
any material equivalent in appearance and quality as determined by
the ORB, shall not cover more than seventy-five percent (75%) of
the overall fac;ade.
b. Wood or cedar siding shall not cover more than thirty percent (30%)
of any fac;ade.
c, Smooth face, tinted concrete blocks shall only be used as an accent
and shall not cover more than ten percent (10%) of any fac;ade,
d. Buildings less than 5,000 S.F. may use one hundred percent (100%)
EIFS, Stucco, hardboard, or concrete products as described above,
J\o'\deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\flllal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 4
but only if it is painted or tinted with a minimum of two (2) colors to
avoid monotony.
e. Reflective glass shall not cover greater than eighty percent (80%) of
the front fa!;ade and may be used 100% on any other facade.
f. Stainless steel, chrome, standing seam metal and premium grade
architectural metal may be used as an architectural accent and shall
not cover greater than twenty percent (20%) of any fa!;ade.
g. Painted steel panel siding and galvanized steel is allowed on the rear
fa!;ade of buildings when the fa!;ade IS not visible from a right-of
way, parkland, or greenway; provided however, If these materials
are used, then the fa!;ade must be screened from adjacent
properties. This screening shall be installed regardless of adjacent
property zoning or use and in no way shall this Section diminish the
requirements for Buffering required in Section 7.6. Plantlngs,
fences, or walls which meet the specifications established in Sections
7.6F2 or 7.6F3 with substitutions allowed as provided for In Section
7.6F4 are permitted screening materials and methods. Use of these
alternative building materials shall count toward the reqUired
percentages of materials as described herein.
h. Galvanized steel and painted steel are allowed on doors, including
roll-up doors.
3. Single buildings or combination of bUildings of 20,000 S.F. or greater shall
have a minimum of twenty-five percent (25%) (calculation shall be based on
the area of the first two stories of the front or main building(s) fa!;ade) brick,
stone, marble or granite or a material fabricated to simulate brick or stone
(not split face concrete masonry) on the front or main fa!;ade(s). All facades
visible from the street shall have only brick, stone, marble, granite, tinted
split face masonry blocks or tile below thirty (30") inches from the ground
surface.
4. Metal, standing seam metal, architectural metal or steel may be used as a
roof and or canopy/awnings With no limitation on percentage.
5. Metal or hardboard may be used as a structural material as long as it is not
VISible,
E. Building Colors
All building fa!;ades and roofs shall consist of only colors from the color palette
approved by the City Council as amended by the ORB and maintained in the
Office of the Administrator. All other colors shall be considered accent colors
and may be used on no more than fifteen percent (15%) of the fa!;ade on which
the accent color is applied; neon, metallic (except copper and Silver metallic
colored roofs) and fluorescent colors are prohibited on any fa!;ade or roof. When
1\0 \deve_ser\coversheets\2004 coversheets\october 21 'nra ordlllance\flllal nra language 10-27-04 doc
10/28{04
ORDINANCE NO.
2764
Page 5
applying brick, colors normally found in manufactured fired brick are permitted.
All colors of natural stone are permitted. Building and roof color requirements
apply to all new buildings, redeveloped buildings, and fa!;ade work. Color
samples shall be submitted for approval to the Office of the Administrator.
Existing buildings may continue to utilize colors that are not from the approved
color palette provided that repainting IS done for maintenance purposes only
and the existing color IS continued. Any color change on eXisting buildings shall
be brought Into compliance with this ordinance and color samples shall be
submitted as provided herein.
F. Pedestrian I Bike Circulation 8r. Facilities
1. Each bUilding shall provide a facIlity capable of storing a minimum of four (4)
bicycles.
2, Facilities shall be separated from motor vehicle parking to protect both
bicycles and vehicles from accidental damage and shall be sufficiently
separated from bUilding or other walls, landscaping, or other features to
allow for ease and encouragement of use. This separation shall be a
mimmum of three (3') feet. Bicycles may be permitted on sidewalks or other
paved surfaces provided that the bicycles do not block or Interfere with
pedestrian or vehicular traffic.
3. Bicycle facilities shall be constructed so as to enable the user to secure a
bicycle by locking the frame and one wheel of each bicycle parked therein.
Facilities must be easily usable with both U-Iocks and cable locks and
support the bicycle frame at two points. FacIlities shall be anchored
securely to the ground or building.
G. Traffic Impact Analysis
This section establishes requirements and procedures pertaining to traffic
Impact analysis (TIA) for non-residential developments. These requirements are
intended to Inform the applicant of the Clty'S expectations, expedite the City
staff's review process of TIA reports, provide standard criteria for evaluating
development proposals, and establish equitable mitigation and cost sharing
policies.
The TIA is intended to develop public/private partnerships to coordinate land
use and transportation facility development. Both the City of College Station
and the land developer share In the responsibility to consider all reasonable
solutions to identified transportation problems.
1. Purpose
This process is done simultaneously with the submittal of a site plan. The
goal of this study is to look at a specific development of known size and use
J\o'\deve_ser\coversheets\2004 coversheets\october 21 \nra ordll1ance\fll1al nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 6
and to determine the effect of that use on the eXisting roadway system. It
uses eXisting traffic volumes and assumes the existing roadway
configuration to be used for analysis. This process should ensure that the
roadway system is adequate to accommodate the proposed use and may
recommend mitigation measures necessary to ensure efficient traffic flow
around the proposed site (as based on intersection and roadway levels of
service) .
2. Objective
A TIA is intended to define the immediate impacts of the proposed
development and any necessary transportation improvements (public or
private) required to ensure a satisfactory level of service on all affected
thoroughfares. A TIA IS designed to mitigate traffic impacts by optimizing
roadway capacity, access design, and traffic control. A TIA may not be used
to deny development permitted by zoning, nor shall it be used to modify
road design contrary to the Comprehensive Plan. Specific improvements to
the existing roadways consistent with the Thoroughfare Plan may be needed
to gain approval of site plan proposals.
3. Definitions
TrIp Generation Rates - The City's criteria for trip generation for various
categories of land use and density shall be those set forth In the latest
edition of the trip generation Informational report published by the Institute
of Transportation Engineers (ITE) unless the proposed use does not have a
corresponding rate in the Trip Generation Manual. Alternate trip generation
rates shall not be accepted but shall instead be adopted for City-wide use on
the basis of a general study of local conditions.
Design Year - The design year is the point In time upon which assumptions
pertaining to land use, population, employment, and transportation facilities
are based. All TIAs shall use a design year based on the expected date of
project occupancy.
Base Volumes - Base volumes shall be based on current traffic counts
adjusted to the expected date of project occupancy. When available, all base
data shall be supplied by the City Traffic Engineer. In all cases when ground
counts are needed and are not available, the developer or his agent shall be
required to collect such data.
Level of Service (LOS) - Level of service is a measure of the level of
congestion experienced on roadways. The desirable minimum level of service
of the City of College Station IS Level of Service D in the peak hour. Level of
service shall be measured of both link and intersection operations.
4. Applicability
]\0 \deve_ser\coversheets\2004 coversheets\october 21 \nra ordll1ance\fll1al nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 7
A TIA will be required for non-residential site plans submitted for approval
that generate 5,000 tripS or more per day. A TIA may be required for non-
residential site plans submitted for approval that generate less that 5,000
trips per day, where the peaking characteristics could have a detrimental
impact on the transportation system as determined by the Administrator or
his designee.
All TIAs shall be performed by a consultant qualified to perform such studies.
Requirements for mitigating negative traffic impacts shall apply to all cases.
In certain cases, due to project phasing, a TIA might be required with a
concept plan submittal.
It IS the responsibility of the applicant to demonstrate that a TIA is not
required for a non-residential site plan application, as defined in Section 3.5.
In cases where a TIA is required, the site plan application will be considered
Incomplete until the TIA is submitted.
5. Methodology
A pre-submission consultation with the Administrator or his designee is
required. Details of the required analysis and the study area will be
determined at this meeting. In certain Instances, traffic from other approved
but not bUilt developments may have to be accounted for in traffic
assignments. Staff may also require specific assumptions such as percent
trucks be altered to match local conditions. Peak hour analysIs might be
directed to reflect the peak 15 minutes for certain types of land uses. All of
these types of issues will be addressed at the pre-submission consultation.
The following procedures shall be followed in preparing traffic impact studies
submitted to the City:
6. Content
a. Study Area - A map(s) shall be included delineating the TIA study
area and all existing and planned streets therein. The study area will
be defined in the pre-submiSSiOn consultation meeting with the
Administrator or his deSignee.
b. EXisting ZOning and Development - Describe existing zoning
including land area (gross and net) by zoning classification, square
footages, numbers of hotel rooms, dwelling units, etc. Also, describe
any existing development on-site and how it will be affected by
development proposals.
c. Thoroughfare Network - Describe eXisting thoroughfares, signals and
signal phasing, and traffic volumes within the study area.
J\o'\deve_ser\coversheets\2004 coversheets\october 21\nra ordlnance\flnal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 8
d. Proposed Development - Describe the proposed development
including land area (gross and net), square footage, number of hotel
rooms, dwelling units, etc. Also describe roadway conditions as
expected by date of occupancy. Indicate roadway and intersection
capacities at study date.
e. Impact Determination - Determine the level of service for all
thoroughfares and intersections in the study area. The analysis shall
contain the following minimum Information:
1. Proposed Trip Generation - Calculate total trip generation by use
(assuming full development and occupancy) and report any
reductions for passer-by, mixed use, etc. Show trip generation by
use In tabular form with land use trip generation rates and trips
generated.
2. Trip Distribution and Assignment - Trips generated by the
proposed development are to be added to the base volumes
projected for the design year. Peak hour volumes must be
calculated, Distribution assumptions and assignment calculations
must be provided.
3. Level of Service AnalysIs - Show in tabular form, 24 hour and
peak hour VIC ratios for links and intersections within the study
area. This analysis should be done for the following traffic
conditions: existing traffic, background traffic, background plus
project traffic. Analyze all points of ingress and egress, median
breaks, and turn lanes associated with the proposed site.
4. Conclusions - Provide a summary of pOints of conflict and
congestion. Identify all thoroughfare links or Intersections
exceeding a Level of Service D and the percent increase in total
traffic produced by the proposed site plan. Identify any
operational problems (e.g., drives, median openings, and
signalization) within the study area.
f. Mitigation - Traffic levels exceeding Level of Service D, where the
development is contributing 5% or more of the total trips shall be
mitigated to predevelopment levels. Problems demonstrated by the
TIA can be corrected by:
1. Access Management requirements in addition to those provided
In Article 7.3 and the City of College Station Engineering Design
Guidelines relating to driveway and median opening spacing.
J\O \deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\flnal nra language 10-27-04,doc
10/28/04
ORDINANCE NO.
2764
Page 9
2. Modifying density or intensity of use (e.g., reduction in square
footage or percentage of commercial use).
3. Phasing construction until additional roadway capacity becomes
available.
4. On-site improvements Including access controls and site
circulation adjustments.
5. Off-site Improvements including the construction of additional
lanes where the surrounding thoroughfares are not fully
developed or intersection improvements, including signalization,
where the surrounding area is approaching full development.
g. Costs of Mitigation - Mitigation improvements which are attributable
to the proposed development shall be funded at the developer's
expense. Any other improvements shown which are consistent with
the Thoroughfare Plan may be repaid by the City in accordance with
ItS cost sharing policies.
H. Parking Lots
These requirements are in addition to and not In lieu of the requirements
established in Section 7.2. Off Street Parking Standards.
1. Where parking is located in the front of the building there shall be a
minimum ten foot (10') setback from the right-of-way line to the parking
area. This additional setback requirement shall not apply if the proposed
building(s) resides in an eXisting overlay district.
2. In order to break up the parking lot area and minimize Visual impact, one of
the following parking concepts is required on any parking lot with greater
than one hundred twenty (120) parking spaces. Parking concepts shall be
approved by the Administrator proVided that it meets one of the follOWing
minimum criteria. Pedestrian ways are allowed within the below-described
areas.
a. Concept 1 - Everyone hundred twenty (120) parking spaces shall be
a separate and distinct parking area connected by driving lanes but
separated by landscaping strips a minimum of eight (8') feet wide
and the full length of the parking row. Where pedestrian faCIlities are
located within landscape stripS or where vehicles would overhang
these strips, the strip shall be a minimum of ten (10') feet wide; or,
b. Concept 2 - For every one hundred and twenty (120) parking
spaces, an 1800 square foot landscaped island shall be installed
J\O \deve_ser\coversheets\2004 coversheets\october 21 \nra ordll1ance\fll1al nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 10
(Landscape Pods). Such island(s) shall be located Internal to the
parking lot and shall be located so as to Visually break up each one
hundred twenty (120) parking spaces. The landscaping square
footage calculation for parking lots greater than one hundred twenty
(120) parking spaces shall be pro-rated at fifteen (15) square feet of
landscaping per parking space; or,
c. Concept 3 - For every one hundred twenty (120) parking spaces, an
additional 1,800 square feet of landscaped area shall be
added/distributed to the interior row(s) end Island(s) located closest
to the right-of-way line (i.e. in conjunction with the minimum
setback creating a double row of landscaping) but In no event shall
the additional landscaped area be located farther than one hundred
feet (100') from the right-of-way frontage. The landscaping square
footage calculation for parking lots greater than one hundred twenty
(120) parking spaces shall be pro-rated at fifteen (15) square feet of
landscaping per parking space.
~\ll..' \1"\'1
i
lI!t"''''
, "....
" "
~ ,.
"
l
~
PROPOSED BUILDING
PROPOSED BUIu:JING
,
~
1
.......
L'~
" "
,
~,~
" I
J '
'", "
'"
.
--.1.. ,
" f/I
--
CONCEPT I
LANDSCAPE STRIP/
MEDIAN
CONCEPT 2
LANDSCAPED ISLAND
1800 SF
]\0 \deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\final nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 11
\
r~~ ~
~, f( ~ ~ ~ '!f'. ~
- ~ ,,\-:. :-?~' :-:;:. :-:":, ;-{" :-. '- ~
~ .T'.(, ,', ./V .... y.. <_ r
~ ).'....... /-" ... '" , ..(';.&. ...
..... .:> ~;. ~ .. < 411IIII.:..' }~' : \"........ '.;:....
..;..--::. ..~'v"" ~ ~....V~ '~/:.. /....." ".""./ ~
--< ' ... .) ~ A' "".. ..).... ~ \....
, ' - -~"" -- " tie ~ ,~: --
.....~......: 1fJ{:............ ....--).... ~~" /' . ~.: <...~
>f ~ -::...)..: :'(.. ............... ./ ":'_"
~> .....5-... .:....... ...;.-:-- :.> .........("';. ""'..
~'--::.&.T <.. .....~., ,~ ""... / - ~
:.' /,/"'..".......,-; ...'4:.../{:.. ~..-"
,..? ..). ..... ... -- ....... ..\.. -~, ...
.. -:,' - ,", ~. . '.,:", '. y
~. . "" '-,t-... ..... ... v
~;: ,. :.~ ~ "~
I ...- .
--1':1'
PROPOSED BUILDING
PROPOSED BUILDING
J
- "
.T
, I 1Il!'
.,.,. ',1'-.,
-::: ~{..
- "
','
, ....,...
:: ~
<.. ....;.....
........ ...',"
/Ii
R
CONCEPT 3: INTERIOR Row
1800 SF PER 120 CARS: LANDSCAPE BUFFER
3. Interior island area requirements, as required in Section 7.2, may be
consolidated into end islands, landscape stripS, and landscape pods.
4. Shopping cart storage spaces shall be Identified on the site plan. These
spaces shall not be located In landscape islands or any areas deSigned for
plantings or pedestrian or bike access.
I. Additional Standards for 50,000 S.F. or greater
In addition to the standards set out in this Section 7.9, the following shall apply
to any single building or combinations of buildings of 50,000 S.F. or greater,
whether connected or not, but developed as one building plot.
1. Building Mass and Design
Fac;ade articulation (wall plane projections or recessions) IS required on the
first two (2) stories of the front or main bUllding(s) fac;ade. No more than
thirty-three percent (33%) of the front or main bUllding(s) fac;ade shall be on
the same continuous geometric plane. Restaurant out-parcels are excluded
from this articulation requirement but are required to provide architectural
relief as provided herein. Wall plane projections or recessions shall have a
minimum depth of four (4) feet.
2. Building Colors
)\o'\deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\flllal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 12
Accent colors may be used on no greater than ten percent (10%) of the
fa!;ade on which the accent color is applied.
3. Landscaping
These requirements are in addition to and not In lieu of the requirements
established in Section 7.5. Landscaping and Tree Protection.
a. The minimum required landscape pOints for a site shall be double (2
x minimum landscape points) of that required for developments of
less than 50,000 S.F. The minimum allowable tree size is two (2")
inch caliper. Streetscape point requirements remain the same and
shall count toward the landscape point requirement.
b. Tree wells are required along fifteen percent (15%) of the linear
front of the main buildlng(s) fa!;ade. Each tree well shall include
canopy trees. ThiS landscaping shall count toward the overall
landscape requirement.
c. All landscaping strips, islands, pods, and areas used to segregate the
one hundred twenty (120) space parking areas as provided for
above under "Parking Lots" must include canopy trees or structural
shading. ThiS requirement shall not apply to auto sales lots.
d. The substitution of two (2) non-canopy trees for one (1) canopy tree
is not allowed for more than fifty percent (50%) of the overall
canopy tree requirement. MaSSing of trees IS allowed.
4. Pedestrian I Bike Circulation&. Facilities
a. There shall be designated connections among primary bUildings and
out-parcels for pedestrian and bicycle traffic. Locations for sidewalks
and bicycle parking facilities shall be provided and shown on the site
plan. Pedestrian walkways may be incorporated into the landscape
stripS separating parking areas only If the strip is ten (10') feet In
Width.
b. In centers with multiple tenants, one or more facilities capable of
storing eight (8) bicycles shall be placed in clearly designated, safe,
and convenient locations, such that no tenant entrance is farther
than one hundred fifty feet (150') from a bike facility.
c, Pedestrian walkways shall be a minimum of five (5') feet Wide.
Pedestrian walkways shall connect public street sidewalks, transit
J\o \deve_ser\coversheet5\2004 coversheets\october 21 \nra ordlnance\flnal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 13
stops, parking areas and other buildings in a design that ensures
safe pedestrian use.
d. There shall be a ten (10') foot sidewalk along the full frontage of the
primary bUilding fac;ade. Tree wells and planter boxes shall be placed
along this walkway and in a manner that does not obstruct
pedestrian movement. Bike parking facilities are allowed in this area.
Vehicular parking or cart storage is prohibited. Outside display is
allowed but only if It does not occupy more than thirty percent
(30%) of this area and meets the requirements of Section 7.11.B.
J. Additional Standards for 150,000 S.F. or greater
In addition to the above standards, the following shall apply to any single
bUilding or combinations of buildings of 150,000 S.F. or greater, whether
connected or not but developed as one bUilding plot.
1. Each development shall contain a plaza or public space(s) developed as an
integral part of the development and not less than two hundred (200)
square feet in area. Such areas shall incorporate a minimum of three (3) of
the following:
. Seating components*
. Structural or vegetative shading*
. Water features*
. Decorative landscape planters*
. Public Art*
. Outdoor eating accommodations
· Hardscape elements at entrances and within the parking area such as
decorative pavers, low masonry walls, public art, clock towers, etc.
*These public areas may be located within the parking landscape areas.
2. The minimum allowable tree size is two and one half (2.5") inches caliper.
3. Accent colors may be used on no more than five percent (5%) of the fac;ade
on which the accent color IS applied.
K. Variances - Design Review Board (DRB)
The ORB may grant a variance from the standards contained In Section 7.9 of
up to 75% of the total percentage permitted for the following:
1. Substitutions of building materials if the applicant shows that:
a. The bUilding material is a new or innovative material manufactured
that has not been previously available to the market or the material
IS not listed as an allowed or prohibited material herein; and
)\0 \deve_ser\coversheets\2004 coversheets\october 21 \nra ordlllance\flnal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 14
b. The material is similar and comparable in quality and appearance to
the materials allowed In this Section 7.9; and
c. No variance shall be granted to requirements for brick or stone on
buildings twenty thousand (20,000) square feet or greater; and
d. Financial hardship shall not constitute a basIs for the variance; and
e. The material is an integral part of a themed building (example 50's
diner in chrome).
2. Alternate colors or materials on each fac;ade if the applicant shows that:
a. The applicant is a franchised and/or chain restaurant to be
developed as a single detached building (not integrated into a multl-
tenant building); and
b. The proposed colors/materials are part of ItS corporate branding;
and
c. The applicant provides .i!.!! of the alternative color/materials schemes
the chain or franchise has used.
3. Alternative materials on fa<<;ade work that does not involve an expansion of
an eXisting building as defined in Section 9 of the UDO or constitute
redevelopment If the applicant shows that:
a. The materials allowed in Section 7.9 cannot be utilized without a
structural alteratlon(s) to the eXisting building; and
b. A licensed professional engineer or architect verifies in writing that a
structural alteration is required to apply the permitted fac;ade
materials to the bUilding.
C. The DRB may grant a variance of up to 100% from the fa<<;ade
articulation or roofline standards herein if the applicant shows that it
IS not financially or structurally feasible.
4. Screening must be provided in accordance with Section 7.9B. Alternatives to
the options listed in Section 7.9B may be considered.
5. Alternatives to the options listed in Section 7.9C may be considered for
approval provided that the alternative incorporates a minimum of two (2)
architectural relief elements with spacing as required under Section 7.9C.
6. The DRB may approve the following alternative parking lot concept as
follows:
)\0, \deve_ser\coversheet5\2004 coversheets\october 21 \nra ordlnance\flllal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 15
a. The area of a landscaped plaza may be credited toward the area(s)
required for parking lot landscape concepts in Section 7.9H3b
provided that each of the following conditions are met:
1. A minimum of three out-parcel bUildings must be clustered
around a plaza; and
2. The area of the plaza and associated landscaping/water
features/fountains shall be no less than 1800 square feet for
every one hundred twenty (120) parking spaces; and
3. The clustered buildings may not be physically separated by
parking spaces.
The area of the landscaped plaza shall only count toward parking
spaces located directly behind the clustered buildings and plaza.
The pOint of orrentation for determining what is "behind" the
clustered bUildings and plaza shall be from the adJacent street with
the highest rating on the Thoroughfare Plan. All other parking
spaces shall meet requirements established In 7.9H3b for minimizing
visual Impact of parking spaces.
The landscaping square footage calculation for parking lots greater
than one hundred twenty (120) parking spaces shall be pro-rated at
fifteen (15) square feet of landscaping per parking space.
I rffJiifilim ,I'il" '11, iR, \ -
......... 'I...'
I--lili- IIII~III~'~<\~ <,\
",' , - " \:l
- - - - .,'" 0;;
...... ",_, !ffillo~
-r!!:!5i- .
A..rut"'''llYl. PARKING LOT CGNCi:PT
1\o'\deve_ser\coversheets\2004 coversheets\october 21 \nra ordlnance\flnal nra language 10-27-04 doc
10/28/04
ORDINANCE NO.
2764
Page 16
7. Alternate colors on a fa~ade If the applicant shows that:
a. The applicant IS a franchised and/or a chain business to be developed
as a single detached bUilding (not integrated Into a multi-tenant
bUilding); and
b. The proposed colors are part of its corporate branding; and
c. The applicant provides gjj of the alternative color schemes the chain or
franchise has used.
J\O, \deve_ser\coversheets\2004 coversheets\october 21 \nra ordlnance\flllal nra language 10-27-04 doc
10/28/04