HomeMy WebLinkAbout1999 05 24 Public Hearings Item F
.COMMISSION AGENDA
ITEM F
Consent
Informational
Public Hearing X
Regular
Mav 24. 1999
Meeting
MGRO J 'DEPT~
~UthOrizatlOn
REQUEST: The Community Development Department - Planning Division requests the
City Commission hold a public hearing for first reading of Ordinance 725 to
adopt the GreeneWay Interchange Zoning District Text and Map.
PURPOSE: The purpose of this Agenda item is create a new stand alone zoning district that
will allow for mixed uses at higher densities and intensity of development and
take advantage of the transportation nexus of the beltway (S.R. 417 'The
GreeneWay") and S.R. 434.
APPLICABLE LAW & PUBLIC POLICY:
Sec. 20-57 of the City Code states "The planning and zoning board shall serve. . .to
recommend to the City Commission the boundaries of the various original zoning districts. .
and any amendments thereto. . .act on measures affecting the present and future movement of
traffic, the segregation of residential and business districts and the convenience and safety of
persons and property in any way dependent on city planning and zoning. "
Under state statutes, cities have a home rule provision to enter into agreements with property
owners to set forth standards for future use of property when a new land use designation is
imposed on the property by an amendment to the comprehensive plan.
CONSIDERATIONS:
. The City staff and consultant, in discussion with the affected property owners,
have recommended to the City Manager that a new district be created on the
Future Land Use Map that would facilitate commercial development that is
oriented to the type of commercial activity generated by a major highway.
MAY 24,1999
PUBLIC HEARING AGENDA ITEM F
· The GreeneWay Interchange District is intended to amend the zoning map and
text. The changes in the zoning text and map require the submission of a large
scale comprehensive plan amendment to the Florida Department of Community
Affairs which is Agenda Item G.
. After the Planning & Zoning Board held its meeting to review and recommend
approval of the proposed GreeneWay Interchange Zoning District regulations,
the City staff and City consultant on the project have had several meetings with
the Casscells Trust Property Representatives to resolve differences over
concept and language concerning the proposed GreeneWay Interchange Zoning
District regulations.
· Additional discussions were held between City staff and the City's consultants
on this project. As a result, clarifying language was made to the open space
requirements for commercial sites with enhanced landscaping.
FUNDING:
N/A
PLANNING AND ZONING BOARD RECOMMENDATION:
"I'll make a recommendation to the City Commission that they adopt the GreeneWay
Interchange Zoning District and add to that, that they pay attention to or consider allowing the
Board of Adjustment to consider requests for placement, very seriously". Motion by Bill
Fernandez. Seconded by Marc Clinch. Discussion. Vote: Rosanne Karr: Aye; Carl Stephens,
Jr.: Aye; Tom Brown: Aye; Bill Fernandez: Aye; Marc Clinch: Aye. Motion passed.
STAFF RECOMMENDATION:
City staff and the City's consultant recommend that the City Commission hold a public
hearing to approve the first reading of Ordinance 725 to adopt the Greene W ay
Interchange Zoning District Regulations that would include the following changes to
the main text of the proposed GreeneWay Interchange Zoning District Regulations:
1. Recommended changes as a result of meeting with representative of the
Casscells Trust Property, City staff and City consultant, (Attachment "C")
2. Further Changes Recommended By City Staff And Consultant
(Attachment "D")
MAY 24,1999
PUBLIC HEARING AGENDA ITEM F
These additional changes center on building height, land coverage, off-street parking,
landscaping, signage, and commercial sites with enhanced landscaping. These changes
are indicated as strik-ethr-o\:lgh for proposed deleted language, and underlining for
replacement or additional language.
IMPLEMENTA TION SCHEDULE:
The City Commission would hold a public hearing for the second reading and adoption
of the GreeneWay Interchange Zoning District Regulations on June 14th. Ordinance
725 will not take effect until notice from the Florida Department of Community
Affairs of its approval of the large scale comprehensive plan amendment concerning
the establishment of the new Future Land Use Map designation of "GreeneWay
Interchange District".
ATTACHMENT:
A. Ordinance 725
B. Proposed GreeneWay Interchange Zoning District regulations.
C. Recommended Changes Resulting From Meetings With Representatives Of The
Casscells Trust.
D. Further Changes Recommended By City Staff And Consultant.
COMMISSION ACTION:
ORDINANCE NO. 725
AN ORDINANCE OF THE CITY
COMMISSION OF THE CITY OF WINTER
SPRINGS, FLORIDA CREATING A NEW
WNING DISTRICT (G-I) DESIGNATION
FOR THE GREENEW A Y INTERCHANGE
DISTRICT; PROVIDING FOR
SEVERABnJTY AND AN EFFECTIVE DATE.
WHEREAS, 163.3167(11), Florida Statutes, encourages local
governments to articulate a vision of the future physical appearance and
qualities of its community. . . ";
WHEREAS, the City, in accordance with 163.3167(11) F.S. has
developed a collaborative planning process with meaningful public participation
in the development of the G-I "GreeneWay Interchange" Zoning District Map
designation;
WHEREAS, the Planning and Zoning Board has reviewed the
Greene Way Interchange Zoning District and has recommended to the City
Commission adoption of same;
NOW, THEREFORE, BE IT ORDAINED that the City
Commission of the City of Winter Springs, Florida, create the GreeneWay
Interchange Zoning District to include the Casscells Trust Property indicated in
the accompanying map to this ordinance as Exhibit "A".
SECTION I
SEVERABILITY.
If any provision or portion of this Ordinance is declared by any court of
competent jurisdiction to be void, unconstitutional, or unenforceable, then all
remaining provisions and portions of this Ordinance shall remain in full force
and effect.
SECTION IT
EFFECTIVE DATE.
This Ordinance shall take effect upon notification by the Florida
Department of Community Affairs of its "Notice of Intent" to find the large
scale comprehensive plan amendment creating a Future Land Use Map
designation of "Greene Way Interchange District" in compliance with the state
comprehensive plan, the regional policy plan, and the City's comprehensive
plan.
Adopted this
day of
, 1999.
PAUL P. PARTYKA, MAYOR
CITY OF WIN1ER SPRINGS
ATTEST:
ANDREA LORENZO-LUACES
INTERIM CITY CLERK, CITY OF WIN1ER SPRINGS
FIRST READING
POSTED
SECOND READING AND PUBLIC HEARING
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EXHIBIT "A"
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State Road 434
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Z
ATTALHMENT "B'
GREENEW A Y INTERCHANGE ZONING DISTRICT
DIVISION 3. DISTRICT REQUIREMENTS
Sec. 20-483 Purpose.
The GreeneWay Interchange District is designed as a mixed-use category which combines a strategy to attract
higher density residential and commercial enterprises oriented toward a major transportation nexus of an
expressway and arterial road and minimize urban sprawl. This district is specifically designed to:
a. Provide high density residential development in close proximity to economic centers for employees.
b. Discourage urban sprawl by clustering economic development activities along growth corridors.
c. Promote business development in close proximity to the regional road network providing high visibility
and convenient access.
d. Ensure sufficient availability of land to realize the economic development needs of the City.
e. Provide for choice and diversity in living arrangements and work environments.
Sec. 20-484 General Uses and Intensities.
(1) The GreeneWay Interchange Development District is designed to provide a varied of land uses, development
intensities, and target industry development. The uses are:
a. Planned commercial developments, corporate business parks, office complexes, commercial, service and
hotel uses.
b. Planned medium to high-density residential developments.
c. Planned mixed-use developments.
(2) Development Intensities:
The City shall apply the following development intensities. The criteria for establishing appropriate
intensities include, but are not limited to, compatibility with surrounding existing and planned uses,
adequacy of existing and programmed City services and facilities, economic development objectives, and
consistency with the City's Comprehensive Plan and site characteristics.
Residential Uses:
Medium Density 5-10 Dwelling Units per net acre
High Density 11-20 Dwelling Units per net acre
Non-Residential Uses:
1.0 Floor Area Ratio (FAR)
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Grccncway Intcrchange District
(3) Land Use Mix:
The GreeneWay Interchange District shall be developed to accommodate an overall mix of land uses as
described below:
Land Uses
Minimum
Maximum
Residential
Non- Residential
25%
50%
50%
75%
NO
(4) Open SpacelRecreation:
A minimum of twenty-five percent (25%) ofthe overall site must be designated as recreation and common
open space. Individual land uses may have more or less than twenty-five percent (25%) of its area devoted to
common open space.
Recreation areas are not required within non-residential areas. In non-residential areas, landscaped pedestrian
connections between buildings, parking and adjacent development is required.
Sec. 20-485 Permitted Uses.
( I ) Medium Density Residential:
a. Single-Family Attached/Detached
b. Patio Homes
c. Duplex
d. Multi-Family
(2) High Density Residential:
a. Condominiums
b. Townhouses
c. Apartments
(3) Office:
a. Variety of office uses from single-tenant professional offices to corporate office parks.
(4) Commercial:
a. Neighborhood Convenience Stores
b. Community, Regional and Sub-Regional Shopping Centers
c. Daycare Nurseries
d. Hotels And Motels
(5) Special Exceptions in Commercial Areas:
a. Drive-in restaurants
b. Service Stations
c. Hospitals
d. Nursing Homes
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Greeneway Interchange District
Greene W ay Interchange Zoning District
DIVISION 4. GENERAL DESIGN STANDARDS
Sec. 20-486 Building Height.
No building shall exceed fifty five (55) feet in height. For the purpose of these design standards, building height
shall be measured from ground level to the highest point of the coping of a flat roof or the mean height level
between eaves and ridge for gable, hip or gambrel roofs.
Sec. 20-487 Setbacks.
(1) No improvement shall be located on any property closer to any property line than the minimum setbacks set
forth below:
S.R. 434
Collector Street
Internal Street
Side (a)
Rear (a)
Buildings
25 feet
25 feet
] 5 feet
o feet
] 0 feet
Parking
] 5 feet
] 5 feet
] 0 feet
o feet
5 feet
(a) Unless abutting a residential area. See Section 20-491.
(2) The narrowest dimension of a lot adjoining a road right-of-way shall determine its front for the purpose of
establishing yard requirements.
(3) On corner lots, the front yard shall be considered as abutting the street upon which the lot has its least
dimension. The rear lot, in this case, shall be opposite the front yard.
(4) The following structures are specifically excluded from the setback restrictions:
a. Steps and walks.
b. Landscaping and landscape berms.
c. Planters three (3) feet in height or less, or
d. Other improvements as may be permitted under applicable regulations ofthe City.
The Board of Adjustment will consider any request for the placement of such other improvements within a
setback, only after a Development Review Committee review and recommendation. In determining whether
to recommend City consent, the Development Review Committee may consider, without limiting the scope
of their review, the following: (1) the extent to which any hardship exists that would justify a variance from
the normal setback requirements; (ii) the aesthetics of the proposed improvements and their visibility from
common roads and adjacent properties; (iii) the consent or objections of adjacent property owners; and (iv)
the nature and use of the proposed improvements. It is the owner's burden and responsibility to provide such
information and documentation as may be requested by the Development Review Committee in order to
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Greeneway Interchange District
justify to the Development Review Committee that the intrusion of additional improvements within the
normal setbacks is beneficial to the corridor and will not adversely affect adjacent property owners.
Sec. 20-488 Land Coverage.
The overall site shall contain 25% open space or recreation. Individual sites within a planned development may
have more or less than 25% open space.
Sec. 20~489 Off-Street Parking and Driveway Requirements.
(I) Paved Driveway and Parking Spaces: All driveways and parking spaces shall be paved with asphaltic
concrete and/or concrete and shall be curbed.
(2) On-Site Parking: All parking areas shall be on-site and shall be adequate to serve all employees, visitors and
company vehicles.
(3) Rights-Of-Way: Parking is prohibited on rights-of-way or along driveways.
(4) Parking Space Size: Each off-street parking space shall be a minimum of two hundred (200) square feet, 10'
x 20', in addition to space for access drives and aisles. The minimum width of each space shall be ten (10)
feet. The two (2) foot area of paving at the end of each parking space may be omitted provided the area is
landscaped with sod or another acceptable ground cover. The two (2) foot landscaped area shall not be
counted toward any other greenspace requirement or setback. Lines demarcating parking spaces may be
drawn at various angles in relation to curbs or aisles, so long as the parking spaces so created contain within
them the rectangular area required.
(5) Handicapped Spaces: Handicapped spaces shall be provided and sized in accordance with 316.1955,
316.1956, 316. I 958,320.0843,320.0845,320.0848 Florida Statutes.
(6) Access drive Width: Each access drive shall have a minimum width of twenty-four (24) feet.
(7) Number of Access Drives: If a site has less than two hundred (200) feet of frontage on a right-of-way, one
(1) access drive shall be permitted unless there is ajoint access drive, in which case two (2) may be
permitted. If a site has more than two hundred (200) feet of frontage on a right-of-way, F.D.O.T permit
guidelines (found in 1496-7 Florida Administrative Code) and restrictions shall apply.
(8) Turning Radius: The minimum turning radius shall be thirty (30) feet.
(9) Coordinated joint use of parking areas during off-peak hours shall be encouraged to be incorporated into the
design of projects to reduce the total number of required parking spaces.
(10) Whenever practical, vehicular and pedestrian circulation systems shall be separated. A system of
multi-purpose walkways connecting buildings, common open spaces, recreation areas, community facilities
and parking areas shall be provided and adequately lighted for nighttime use.
Sec. 20-490 Landscaping.
The following landscape standards establish the minimum criteria for the development of the roadways, parking
areas, and other features to ensure continuity in aesthetic values throughout the corridor.
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:
(l) All areas requiring landscaping shall meet or exceed the following general landscape requirements. Such
Landscaping Requirements are required for:
a. That part of the site fronting a public or private right-of-way that is within the designated corridor.
b. Around and within all off-street parking, loading and other vehicular use areas within each site.
c. Along the outside of screening walls and fences.
d. Adjacent to buildings on the site to complement the architectural style.
(2) All landscaping shall be installed according to accepted commercial planting procedures. Fertile soil, free of
lime rock, pebbles or other construction debris shall be used in all planting pits.
(3) The owner of a site shall be responsible for all landscaping so as to present a neat, healthy and orderly
appearance free of refuse and debris. Any dead or dying plant material, including sod, shall be promptly
replaced or shall be treated to restore healthy growth to achieve a uniform appearance.
(4) All landscape areas shall be adequately irrigated, with reclaimed water if available, based on the following
criteria:
a. An automatic sprinkler irrigation system shall be provided for all landscaped areas.
b. The irrigation system shall be designed to provide full coverage of all landscaped areas and shall be
equipped with rain sensors.
c. The irrigation system shall be designed and operated to prevent or minimize run-off of irrigation water
onto roadways, driveways, and adjacent properties not under the control of the owner ofthe site.
d. The irrigation system shall be maintained so as to be in optimum working order at all times.
(5) All plant material shall meet or exceed standards for Florida No. I plants, as specified in Grades and
Standards for Nursery Plants. Parts I and II. 1973 published by the State of Florida, Department of
Agriculture and Consumer Services. Trees shall be selected from the Recommended Tree Pallet found at the
end of these design standards.
(6) The preservation and utilization of a site's natural trees and shrubbery is strongly encouraged: Existing
vegetation shall be incorporated into the landscape concept for a site wherever practical.
(7) Natural growth may be used to satisfy specific landscape requirements. Relocation of onsite landscaping
material is encouraged.
(8) When an accessway intersects a right-of-way, landscaping may be used to define the intersection provided
however that all landscaping within the triangular area described below shall provide unobstructed
cross-visibility at a level between two (2) feet and six (6) feet above finished grade. Pedestrian sidewalks
may cross the triangular area. Landscaping, except grass and ground cover, shall not be located closer than
three (3) feet from the edge of any accessway pavement. The triangular area shall be defined as:
a. The areas of the site on both sides of an accessway which lie within a triangle formed by the intersection of
each curb of the accessway with the street right-of-way with two (2) sides of each triangle being ten (10)
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..
feet in length from the point of intersection and the third side being a line connecting the ends of the two
(2) other sides.
b. The area of the site located at a corner formed by the intersection of two (2) or more streets with two (2)
sides of the triangular area being measured thirty (30) feet in length along the right-of-way lines from
their point of intersection; and the third being a line connecting the ends of the other two (2) lines.
(9) All landscape plans and specifications shall be prepared by a landscape architect licensed to practice in the
State of Florida.
(IO)AII parking areas, excluding hose required for single family and duplex dwelling units, shall meet the
following specific landscaping requirements. When parking areas are located adjacent to streets or other
public rights-of-way, a landscape buffer shall be provided between the public right-of-way and the parking
area. The landscape buffer shall be a minimum of five feet (5') in width with an overall average often feet
(10') . To provide design flexibility for planting trees away from overhead utility lines and adequate space
for meandering landscape berms, variations in the width of the buffer is encouraged. The buffer shall contain
a screen of landscaping composed of natural and/or man-made materials, arranged or planted so that a height
of at least three feet (3') shall be attained within one (1) year after planting to screen the parking area as
viewed from the right-of-way.
a. One (1) canopy tree a minimum of two and one half inches (2.5"), diameter at breast height (dbh), above
ground shall be planted for every fly (50) linear feet, or fraction thereof, of frontage along a public
right-of-way. Existing trees located in the buffer may be used to meet this requirement.
(11 )Landscaping shall be installed to screen parking areas from adjacent and proximate properties as follows:
a. Where parking areas are adjacent to properties assigned a zoning classification which allows only
residential uses or properties assigned a residential land use designation, the provisions of Section 20-91
active/passive buffer and setback design standards shall apply.
b. A hedge or other durable landscape screen at least thirty (30) inches in overall height above grade when
planted, to grow to thirty-six (36) inches within twelve (12) months under normal growing conditions,
shall be used between the common property lines. When two (2) hedges occur along a common property
line, use of the same plant species is required. If a hedge exists on an adjacent property along a common
property line, a duplicate hedge is not required; however, in all cases, tree planting requirements for each
property shall apply.
c. Live screening material shall be planted in areas not less than five (5) feet in width. Planting areas shall
be mulched a minimum of two (2) inches thick with cypress mulching or other organic mulch.
d. At least one tree shall occur for every seventy-five (75) linear feet, or fraction thereof, along side
(non-street side) and rear property lines. These trees shall be any canopy trees selected from the
recommended plant pallet found at the end of this section.
(12)Landscaping shall be provided for all vehicular use areas so as to provide visual and climatic relief from
broad expanses of pavement and to channelize and define logical areas for pedestrian and vehicular
circulation. The requirements for landscaping in vehicular use areas are as follows and shall include at least
one (I ) canopy tree.
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Greeneway Interchange District
:
(a) Parking areas shall include landscaped curbed islands at the ends of each row of parking. These islands
shall be a minimum often (10) feet wide and as deep as the combined parking space(s) plus median, if
any and shall include at least one (I) canopy tree.
(b) Each parking bay shall have no more than twenty (20) continuous parking spaces unbroken by a
landscape island.
(c) Parking bays shall have a maximum of 40 spaces. Where total parking requirements for a parcel
exceed 40 spaces, parking lots shall be broken into distinct areas separated by continuous landscaped
islands at least five (5) feet wide. Landscaped islands shall contain one (1) tree for every thirty (30)
linear feet of island.
(d) Each separate required landscaped island shall contain a minimum of one hundred sixty-two (162)
square feet with a minimum interior dimension of nine (9) feet and shall include at least one (1) tree.
(13) A landscaped unpaved area shall surround each non-residential building, occurring between the facade of
the building and paved areas whether a parking area, drive or sidewalk as described below. Paving may be
allowed up to the facade of a continuous storefront building if landscaping is provided intermittently along
the facade of the building.
(a) Along the front and side of a non-residential building a minimum landscaped area often (10) feet for
the first floor plus three (3) feet for each additional floor shall be maintained. Sidewalks are not
considered part of the landscaped area.
(b) Along the rear of a non-residential building a minimum of five ( 5) feet of landscaped area shall be
maintained. Loading areas may be permitted along the rear or side facade of a building.
(14) Foundation and accent planting shall be provided around all structures for the purpose of enhancing and
complementing the architectural character of the structure.
(15) Storm water retention/detention facilities may be allowed to encroach into designated landscape buffers to a
maximum of fifty percent (50 %) upon finding that all planting and structural screen provided by the
buffer yard will be fully achieved and maintained. Retention areas shall be designed to be dry within
twenty-four (24) hours of a twenty-five (25) year storm event and to not require fencing around such
areas with the following exception:
Wet retention may be permitted if conditions for dry retention cannot be met. If wet retention is used, it
shall be placed the rear of a property so as not to be visible from road rights-of-way. If fenced, the fencing
must be a black vinyl coated chain link or other material approved by the Community Development
Director.
(16) All storm water management areas shall conform to the design criteria promulgated by the City of Winter
Springs and the St. Johns River Water Management District.
(17) Prior to any site clearing activities all existing trees required to remain by the Design Review Committee
shall be tagged in the field for inspection and approval. Barriers shall be erected at the dripline of trees for
protection against construction activities.
(18) Any existing tree(s) indicated to remain on construction plans approved by the Review Committee that are
damaged or removed shall be replaced with new tree(s) of at least two and one-half (2.5") inches in caliper
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Greeneway Interchange District
each (measured three (3) feet above grade) and having a total tree caliper equivalent to that of the removed
or damaged tree(s).
(19) All areas not otherwise landscaped, including the right-of-way, shall be sodded with St. Augustine solid
sod by parcel owners. Other suitable sod may be permitted in low visibility areas or areas subject to
periodic water inundation.
(20) Pedestrian access through the perimeter wall and buffer may be provided at the abutting resident's or
homeowners association's option to provide convenient pedestrian access to non-residential uses such as
commercial areas, office parks or schools.
Sec. 20-491 Buffers and Walls.
(1) Unless otherwise specified, the following active/passive design standards shall apply to all commercial,
office, and multi-family development adjacent to properties assigned a residential zoning classification or
a residential land use designation. Buffers and setbacks required by this section are intended to separate
incompatible land uses and eliminate or minimize adverse impacts such as light, noise, glare and building
mass on adjacent residential uses. The Community Development Director shall make the final
determination of active and passive edge (s) during the site plan review process.
(2) Front setbacks shall comply with the requirements of Section 20~87. Side and rear setbacks shall comply
with Table I of this Section.
(3) Passive buffers: The use of passive buffers may occur only on the passive edges of a building site. In using
passive buffers, the following requirements shall be met:
a. Buffer Width: Minimum fifteen feet (15')
b. Buffers shall contain a perimeter brick or masonry wall six feet (6') in height.
c. Buffers shall contain four (4) canopy trees a minimum of two and one half inches (2.5") in diameter
(dbh) for every one hundred (100) linear feet of buffer. Trees may be clustered or planted at regular
intervals.
(4) Active buffers: In using active buffers, the following requirements shall be met:
a. Buffer Width: Minimum twenty-five feet (25') for one story buildings.
Minimum fly feet (50') for buildings two (2) story and over.
b. Buffers shall contain a perimeter brick or masonry wall six feet (6') in height.
c. Buffers shall contain eight (8) canopy trees a minimum of two and one half inches (2.5") in diameter
(dbh) for every one hundred (100)linear feet of buffer. Trees may be clustered or planted at regular
intervals.
(5) Stormwater retention/detention facilities may be allowed to encroach into designated landscape buffers to
a maximum of fifty percent (50%) upon finding that all planting and structural screen provided by the
buffer yard will be fully achieved and maintained. Retention areas shall be designed to be dry within
twenty-four (24) hours of a twenty-five (25) year storm event and to not require fencing around such areas.
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(6) The following table prescribes the landscape buffer and setback requirements relating to the height of
buildings when the following uses are adjacent to existing residential land uses and/or properties assigned
a residential zoning land use classification or land use designation.
Table I
Passive/Active
Landscape Buffer and Side and Rear Setback Requirements
Building Height
and Use
Passive Side of Building
Buffer Setback
Active Side of Building
Buffer Setback
One Story
Office
Commercial
Multi-Family
2 or more stories
Office
Commercial
Multi-Family
IS'
IS'
IS'
-., :
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IS' 50'
15' 50'
15' 100'
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(3) No existing or dedicated public or private right-of-way shall be included in calculation of the buffer
widths.
(5) Existing vegetation shall be used where possible to meet these requirements.
(b) Walls: All freestanding walls, sound barriers, ground sign enclosures, planters, man-made structures fronting
along the designated roadway or its major intersections shall be of brick decorative or split-faced concrete
block. When these materials are used for a visual screen, they shall conform to the architectural style,
materials, and color of the development.
Sec. 20-492 Signs.
All signs and sign elements, including shape, form, lighting, materials, size, color and location shall be subject to
approval by the Design Review Committee if such signs or sign elements are visible from adjacerit properties or
a street right-of-way.
(b) Ground Mounted Multi-Tenant or Project Identification Sign: For each multi-tenant development under
separate ownership, one (I) wide-based monument style permanent sign with landscaped base identifying the
name of the development and businesses within the development shall be permitted. For developments with
five (500) feet of frontage or more on a major road, one (I) additional sign may be permitted. The minimum
separation for all signs on an individual ownership parcel shall be 200'.
(I) Shall only advertise the name of the commercial development companies, corporation or major
enterprises within the cOI~mercial development. The primary address of the building shall be
incorporated into the sign with numerals/letters a minimum of six (6) inches in height, but the address
shall not be counted against allowable copy area.
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Greeneway Interchange District
(2) Shall be located no closer than ten (10') feet from front, side, or rear property lines.
(3) Shall have a maximum of two (2) faces.
(4) Shall be consistent in design, format and materials with the architecture of the proposed building(s).
(5) A wall sign shall not be higher than fourteen (14) feet above the closest vehicular use area.
(6) Signs shall be in an enclosed base a minimum width of two-thirds the width of the sign. Landscaping
shall be incorporated around the base to include low growing shrubs and groundcover and/or annuals to
promote color.
(7) Signs shall be in accordance with the following schedule:
Building Size (Gross Floor Area)
Under 75,000 square feet
75,000 - 250,000 square feet
over 250,000 square feet
Maximum COpy Area
56 square feet
84 square feet
150 square feet
Maximum Height
14 feet
14 feet
16 feet
(8) Multi-tenant centers are permitted additional signs for anchor tenants according to the
following schedule:
Building Size (Gross Floor Area)
Under 75,000 square feet
75,000 - 250,000 square feet
over 250,000 square feet
Anchor Tenant Additional Signs
2 of 12 square feet
3 of 12 square feet
4 of 12 square feet
An anchor tenant is defined as the major retail store(s) in a center that is in excess of 100' front foot and a
minimum area of 10,000 square feet.
(b) Ground Mounted Single-Tenant Identification Sign: One (1) wide-based monument style, permanent project
identification sign shall be permitted per single-tenant parcel. One additional permanent wide-based
monument style project identification sign may be permitted for parcels in excess of one (1) acre with more
than one (1) ingress/egress serving more than one (1) building. The minimum separation for all signs on an
individual ownership parcel shall be 200'.
(1) Shall only advertise one (1) person, fine, company, corporation or major enterprise occupying the
premIses.
(2) Shall be located no closer than ten (10) feet from the front, side or rear property lines.
(3) Shall not exceed two (2) faces.
(4) Sign copy area shall not exceed forty-eight (48) square feet per face. For parcels in excess of 4.0 acres,
the project identification sign face may be increased to sixty-four (64) square feet.
(5) Shall be consistent in design, format and materials with the architecture of the proposed building.
(6) The sign shall not be more than twelve (12) feet in height above the closest driveway or vehicular use
area.
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Greeneway Interchange District
"
(7) Signs shall be in an enclosed base that is at a minimum the full width of the sign. Landscaping shall be
incorporated around the base to include low growing shrubs and groundcover and/or annuals to promote
color.
(c) Building Mounted Multi-Tenant Identification Sign for Buildings with Separate Exterior Tenant Entrances:
In addition to the ground mounted identification sign, tenant signs shall be permitted on the exterior walls of
the building at a location near the principal tenant entrance, and be consistent with the following criteria:
(I) Shall only advertise one (I) person, firm, company, corporation or major enterprise
occupying the premises.
(2) The sign(s) shall be clearly integrated with the architecture of the building. Shall be consistent in design,
format, and materials with the architecture of the proposed building.
(3) The sign(s) shall not project above any roof or canopy elevations.
(4) Wall signs shall display only one (1) surface and shall not be mounted more than six (6) inches from any
wall.
(5) When more than one (1) tenant sign is used on one (1) building, each tenant sign shall be consistent in
size, materials, and placement.
(6) The maximum size of sign letters and logos, including any sign backgrounds, shall be 24" in height for
individual tenants other than anchor tenants. The maximum of letters and logos for anchor tenants in a
retail center shall not exceed 25% of the building height. An anchor tenant is defined as the major retail
store(s) in a center that is in excess of 100' front foot and a minimum area of 10,000 square feet.
(7) The length of the sign may occupy up to seventy (70%) percent of the linear feet of the storefront the
business occupies. The anchor tenant may have the signage permitted for a Building Mounted Single
Tenant Identification Sign.
(8) For office buildings, one wall sign not exceeding two (2) square feet shall be permitted identifying an
individual tenant. The sign shall be located adjacent to the building entrance.
(d) Building Mounted Single Tenant Identification Sign: In addition to the ground-mounted identification sign, a
building mounted identification sign may be permitted consistent with the following criteria: .
(I) Shall only advertise one (I) person, firm, company, corporation or major enterprise occupying the
premises.
(2) The identification sign is located on the exterior wall of a building.
(3) The sign shall be clearly integrated with the architecture.
(4) The sign shall not project above any roof or canopy elevations, and the top of the sign shall not be higher
than fourteen (14) feet above the main entry floor.
(5) The sign shall display only one (I) surface and shall not project more than six (6) inches from any wall.
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Greeneway Interchange District
(6) Signs shall conform to the following schedule:
Building Size (Gross Floor Area)
Less than 50,000 square feet
50,000 to 100,000 square feet
Over 100,000 square feet
Maximum CODY Area
I 6 sq uare feet
32 square feet
48 square feet
Maximum Letter Height
2 feet Less than 50,000 square fe
25% Height of Building
25% Heigh!D~q\uitdiftg:t
(e) Additional SignsNariances: Under special circumstances, such as for parcels on corner lots, additional signs
consistent with these design standards may be approved, upon a request granted by the Board of Adjustment
pursuant to Sec. 20-82 and 20-83 or the City Code. The Board of Adjustment shall consider variances ofthis
sign code in specific cases where such variances will not be contrary to the public interest and where, owning
to special conditions, a literal translation of this sign code would result in unnecessary hardship. All
requirements, procedures, findings and appeals of sign code variances shall follow those provisions for
. .
zonmg vanances.
(f) Commercial Outdoor Advertising (i.e. Billboards)
Off-site advertising signs such as billboards are prohibited.
(g) Changeable Copy Signs: In order to create continuity throughout the corridor all -changeable copy signs shall
be as follows:
(1) The sign cabinet shall be all aluminum extrusion or better as approved by staff. Changeable copy signs
may be incorporated into permitted signs and shall be included as part of the permitted sign area as
described below:
a. Changeable ,copy signs shall not comprise more than twenty-five (25) ofthe permitted sign area;
b. Movie theaters and other performance/entertainment facilities may utilize up to 80% of the permitted
sign area for display of films, plays or other performances currently showing. Such copy area shall
be included as part of the permitted sign area.
c. Movie theaters may use up to 80% of permitted wall sign area for display of names, films, plays or
other performances currently showing.
d. One changeable copy sign advertising the price of gasoline is pennitted on gasoline station sites
provided it shall not exceed 12 square feet per sign face.
(2) The sign face shall be acrylic Pan X IS or Equal.
(3) The letters and track shall be Wagner Zip-Change or Equal.
(h) Backlit Signs: Backlighting of signs, including awning signs, shall be permitted.
(i) Window Signs: Window signs may be permitted under special circumstances for retail establishments such
as signs inside and on a window or in a display of merchandise when incorporated with such a display. The
total area of all window signs, shall not exceed twenty (20%) percent of the window glass area to be
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Greeneway Interchange District
calculated separately for each separate storefront. Window signs shall count against total allowable copy area
if they are permanently attached.
(j) Construction Signs: One (1) construction sign, denoting the owner, architect, landscape architect, engineer,
financial institution, contractors, or containing any statement pertaining to project for which a building
permit has been obtained, will be permitted during construction. The construction sign shall not exceed
sixty-four (64) square feet in area and shall not exceed fourteen (14) feet in height or width. The construction
sign shall be removed from the site by the owner upon substantial completion of all construction, or upon the
issuance of a final Certificate of Occupancy, whichever is sooner. If the sign is not removed when required, it
may be removed by the City at the owner's expense.
(k) Marketing Signs (e.g. "Space for Rent" sign):
(1) Only one (I) marketing sign shall be permitted on each parcel during the building's "leasing period". At
the end of the leasing period, marketing signage shall be removed from the site by the owner of the site.
(2) All marketing signs shall be submitted to the City for approval and location prior to the sign's
installation.
(3) Marketing signs shall be set back a minimum of twenty-five (25) feet from the front, side and rear
property lines. They shall not create a visibility obstruction to vehicular traffic.
(4) For parcels in excess of five (5) acres or with frontage on more than one (I) road, one (I) additional
marketing sign may be permitted. Signs must be a minimum of200' apart.
(5) Marketing signs may be double faced. Sign faces shall be parallel and mounted on the same poles. The
copy area shall not exceed sixty-four (64) square feet and no more than ten (10) feet in height.
(6) Marketing signage may be incorporated within the construction signage, but the signage shall not exceed
sixty four (64) square feet in area.
(7) Marketing signs maybe lighted so as to illuminate the lettering on the sign.
(I) Political Signs only by permit.
(m) Prohibited Signs: The following signs and/or devices are prohibited in the corridor.
(1) Any sign or part of a sign which is designed, devised, or constructed so as to rotate, spin, gyrate, turn
or move in any animated fashion. Signs shall not incorporate reflective materials so as to create the
appearance of motion or neon.
(2) Any sign painted directly on any exterior wall.
(3) Signs projecting more than six (6) inches in depth.
(4) Roof signs.
(5) Bench signs.
(6) Snipe signs (e.g. signs attached to trees and poles).
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Greeneway Interchange District
(7) Freestanding signs unless otherwise provided for herein.
(8) Trailer signs.
(9) Signs attached to temporary structures.
(IO)Billboards
(I I) Any vehicle with a sign or signs attached thereto or placed thereon with three exceptions as follows:
(a) any vehicle when parked or stored within the confines of a building, or (b) any vehicle upon which
is placed a sign identifying a firm or its principal product if such vehicle is one which is operated
during the normal course of business and shall be parked in the least visible spot from the road, or (c) a
trailer placed on a job site during construction.
(12) Pole signs.
(13) Balloon signs.
(14) Ribbon signs.
(1) Permanent Flags: Only project flags or governmental flags shall be permitted in conformance with
the following standards:
(1) One (1) flagpole and one (I) flag may be pennitted per parcels of two (2) acres or more.
(2) The maximum width from top to bottom of any flag shall be 20% of the total distance of the flag pole.
(3) Flagpoles shall maintain the same setback requirements as project identification signs.
(4) Flagpole heights shall be between twenty (20) and (35) feet in height above grade.
(5) A project flag shall only contain information permitted on the project identification sign. A project flag
shall be submitted to the Development Review Committee for approval.
(m) Temporary signs for special events.
(I) Permits for temporary signs, such as pennant and banner signs, not otherwise prohibited are allowed
for such purposes as auctions, special events, notice of opening of new businesses, and going out of
business sales. Permits for temporary signs shall authorize the erection of the signs and maintenance
thereof for a period not exceeding fourteen (14) days; and permits cannot be renewed on the same sign,
nor shall another temporary permit be issued on the same location, within 90 days from the date of
expiration of any previously issued temporary permit.
(2) Signs for specific events shall be removed within two (2) working days after conclusion of the event. A
freestanding temporary sign shall be no larger than a maximum of thirty-two (32) square feet, and may
be double sided. Banner signs may be sized to extend across roads.
(n) Maintenance: All signs and associated apparatus shall be maintained by the owner of the site. Violations
shall be processed through the City's Code Enforcement Division.
(0) Nonconforming Signs.
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Greeneway I nterchange District
(I) Any sign, other than billboards, having an original cost in excess of one hundred ($100) dollars and
which is nonconforming as to permitted sign area or any other reason which would necessitate the
complete removal or total replacement of the sign, may be maintained a period of from one (I) to five
(5) years from the effective date of these design standards. The term of years to be determined by the
cost of the sign or of renovation, including installation cost, shall be as follows:
Sign cost or
Renovation Cost
Permitted Years from
Effective Date of Design Standards
$ 0 - $3,000
$ 3,001 - $ 10,000
Over $10,000
3
5
7
See.. 20-493 Utility Lines.
All new or relocated utility lines within the district shall be constructed and installed beneath the surface of the
ground unless it is determined by the City that soil, topographical, or any other compelling conditions, make the
underground installation of such utility lines as prescribed herein unreasonable and impracticable.
(1) It shall be the developer's responsibility on-site to make the necessary arrangement with each utility in
accordance with the utility's established policy.
(2) The underground installation of incidental appurtenances, such as transformer boxes, switch boxes, pedestal
mounted boxes for the provision of electricity shall not be required. However, such appurtenances where not
rendered impractical by the determination ofthe City shall be installed on the site of any development
approved after the adoption of this section. The necessary easements to allow the utility company access and
service to such appurtenances shall be dedicated to the service provider by the developer prior to issuance of
a building permit.
(3) All transformers and switch boxes related to development approved after the adoption of this section shall be
set back a minimum of fifteen (IS) feet from any right-of-way and visually screened using landscape
materials or masonry construction in conformance with these land development regulations.
Sec. 20-494 Cross-access Easements
(I) All development except single family residential and duplex uses, with parking lots or direct access to a
public road shall, as part of the development approval process, establish cross-access easements which
provide for the internal connection of the parcel to adjacent parcels unless the City Engineer makes a finding
that such joint-access is not feasible or practicable based upon circumstances unique to the properties.
Sec. 20-495 Building and Screening Design Guidelines
(1) Projects shall use materials consistent with materials used in the area. Acceptable materials include stucco,
concrete block reinforced concrete with tile, and brick and terra coma accent material. Inappropriate
materials are river rock unfinished timber (unpainted), shake roofs, reflective/mirror glass, and metal siding.
Materials should be high quality and well crafted.
(2) Mechanical equipment and appurtenances, including but not limited to air conditioner units, ventilation
equipment, refrigeration systems, heating units, must be screened so that they are not visible from any public
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Greeneway Interchange District
right-of-way. The screen shall consist of a solid wall, facade, parapet or other similar screening material
which is architecturally compatible and consistent with the associated building. Such screening material shall
extend at least one (I) foot above the object to be screened. Iflandscaping is utilized, the plantings must be
high enough within one year of planting to provide a screen which will screen the entire unit with a minimum
of seventy-five (75%) percent opacity. In the case of satellite dishes, they shall be screened from view from
ground level of adjacent rights-of-way and properties by buildings, dense landscaping or screen walls. The
Development Review Board may permit dishes on buildings ifno part of the dish is visible from the ground
of surrounding properties. Setbacks for antennas and satellite dishes shall be the same as the building
setbacks.
(3) Dumpsters and similar facilities shall be screened on all four (4) sides from public view. Both sides and the
rear of such facilities shall be screened by an opaque concrete wall, or similar material. Dumpster shall be
placed in an area that is least visible from a public right-of-way.
(4) All storage areas shall be screened from view from the right-of-way and from adjacent residential zoning
districts. Screening enclosures may consist of any combination of landscaping and opaque building
materials. If building materials are utilized, such material shall be consistent with the architectural design of
the principal structures.
(5) Side and rear elevations of buildings visible from a public street or adjacent property shall be designed in the
same architectural style as the main facade.
(6) All doors for service entrances or bays shall not face a public street unless they are screened to obscure
service activities.
(7) Outparcels shall conform to the architectural, signage, and landscape theme of the overall project and must
share an internal access with the overall project.
(8) Newspaper, magazine and other such vending machines shall be encased in a structure that is architecturally
compatible and consistent with the adjacent building and other site details and must meet building setbacks.
(9) Exterior lighting shall be a cut-off light source to protect adjacent properties from glare. All exterior lighting
shall be consistent and compatible throughout the project.
(10) Buildings with multiple storefront entries are encouraged to incorporate overhangs in the design of front
facades as appropriate to promote pedestrian activity.
(11) Backflow preventers and other above ground valves shall be screened so they are not visible-from the street
right-of-way using either landscaping or an opaque building material and shall be subject to buffer setback
requirements
(12) Drive-thru pick up windows shall not be permitted on the front or sides of a building fronting on S.R. 434.
Sec. 20-496 Developer's Agreement
Any developer may propose to enter into a developer's agreement with the City designed to set forth terms and
conditions appropriate to meet the circumstances-of the specific proposed development.
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Greeneway Interchange District
ATTACHMENT "c"
Recommended changes resulting from meetings with
Missy Casscells, Hugh HarJing representing Ms. Cassells, City Staff and City's Consultant
Sec. 20-486
Building Height
No building shall exceed fifty five (55) a maximum of five (5) stories or sixty (60) feet in height.
For the purpose of these design standards, building height shall be measured from ground level to
the highest point of the coping of a flat roof or the mean height level between eaves and ridge for
gable, hip or gambrel roofs. For those buildings that include a parking garage under the building
at ground level. five (5) stories or sixty (60) feet shall be permitted above the parking gar~e.
Sec. 20-488
Land Coverage
The overall site shall contain 25% open spaoe or recreation. lBdh<idual sites '.vithin a planned
development may hW/e more or less than twenty five (25%) percent OpeD spooe.
The overall Greeneway Commercial District. less any designated conservation areas. shall
contain twenty-five (25) percent open or recreation space.
Open space and/or recreation space shall be provided within the Greenewav Interchange District
as follows:
Office. multifamilv residential. mixed use developments 25% Minimum
Commercial sites 25% Minimum
Commercial sites with enhanced landscaping 15% Minimum ·
Enhanced landscaoing is deffied as the landscaping that would have been associated with the
10% open space waived. Enhanced landscaping may include additional quantity or size of a mix
of the following three elements: trees. shrubs. and ground covers. Approval of enhanced
landscaoing to compensate for a reduction in the open space requirement on commercial sites
shall be evaluated for approval bv the Development Review Committee (DRC) at the time of site
plan review.
Sec. 20-489
Off-Street Parking and Driveway Requirements.
(1) Paved Driveway and Parking Spaces: All driveways and parking spaces shall be paved with
asphaltic concrete and/or concrete, and mav be required to be curbed depending on site
specific conditions as determined by the ORe.
(8) Turning Radius: The minimum turning radius shall be thifty twenty-five (~ 25) feet.
Sec. 20-490
Landscaping.
(1) (b) Around and within all off-street parking, loading and other vehicular use areas within
each site. Loading areas shall be screened with the intent to block seventy-five (75%) percent
of the view of such loading area.
(12) (a) Parking areas shall include landscaped GtIfbed islands at the ends of each row of parking.
These islands shall be a minimum of tea eight (.J.Q ~) feet wide inside curb to inside curb and
as deep as the combined parking space(s) plus median, if any, and shall include at least one
(1) canopy tree.
(b) Each parkiBg bay row ofl>arking shall have no more than twenty (20) continuous
parking spaces unbroken by a landscape island. These islands shall be a minimum of eight
(8) feet wide. inside curb to inside curb. and as deep as the combined parking space(s) plus
median. if any. and shall include at least one canopy tree. As an alternative to landscape
islands. a landscape stril> at least six (6) feet in width may be provided between rows of
head-to-head parking. Shade trees shalll>rovided per forty (40) lineal feet oflandscape strip.
(e) ParldHg bays shall ha'fe a HUbx-HBam ef 40 spaees. Where taW parkiag r-equiremems fer
a parae! exeeed 40 spaees, parkiag lots sltall he brokeR iBte diStiBet areas separ.ated hy
eoHtimtous hmdseaped ishmas at least five (5) feet ':fide. LlHldseaped islao.ds sltaU
00Htain eRe (1) tree for e'lery thirty (30) Imear feet efislao.d.
(d) Eaeh separate required IllBdseaped is1lHld sltall eORtam a mimmam of eae lumdred sixty
twe (1 ~2) square feet ..lith a mHlimam interaal dimeRsiOR of affie (9) feet shall inelude at
least eRe (1) tree.
Sec. 20-491
Buffers and Walls
(b) Walls: All freestanding walls, sound barriers, ground sign enclosures, planters, man-made
structures fronting along the designated roadway or its major intersections shall be of brick,
wrought-iron and brick, decorative or split-faced concrete block. When these materials are
used for a visual screen, they shall conform to the architectural style, materials, and color of
the development.
Sec. 20-492 Signs
add the following:
(q) One (1) architectural feature may be located adiacent to the Greeneway right-of-way that
identifies the overall Greeneway Interchange development consistent with the following:
(1) Maximum height of35' as measured above grade.
(2) Copy area can onlv identify the name of the overall development.
(3) Consistent in design and materials with the architecture of the overall develooment.
(4) No Dart of the architectural feature may be designed. devised. or constructed so as to
rotate. som. gyrate. turn or move in any animated fashion. The architectural feature shall
not incoroorate reflective materials so as to create the aooearance of motion.
(5) In no wav shall this architectural feature resemble an outdoor advertising sign
(billboard), Nothing in this section shall be constructed to permit an outdoor advertising
sign (billboard).
?
ATTACHMENT "D"
Further Changes Recommended by City Staff and Consultant
Add the following text in italics to Sec. 20-488 for clarification purposes:
Commercial sites with enhanced landscaping
15% Minimum *
* Open space requirements for an individual commercial site that is part of a larI!er master
planned proiect mav be reduced bv ten (JO) percent. This is to offset the placement of required
retention to serve the individual commercial site in a common. centralized retention area
designed to serve the overall larger proiect. The common retention area would be considered
"off site" to the individual commercial site. In such cases. the landscape requirements associated
with the ten (J 0) percent open space waived will be retained on the individual commercial site in
the form of enhanced landscaping.
<1