HomeMy WebLinkAboutA019 - Council Action Form dated December 14, 2004 ITEM # ` q
DATE 12/14/04
COUNCIL ACTION FORM
SUBJECT: AMENDMENT TO THE ZONING ORDINANCE ESTABLISHING DESIGN
STANDARDS FOR THE NORTHEAST GATEWAY (O-GNE) ZONING DISTRICT.
BACKGROUND:
Northeast Gateway Overlay (O-GNE) District Regulations. The Land Use Policy Plan
(LUPP) and the Zoning Ordinance (Section 29.1104, "O-G" Gateway Overlay) support
enhancement of entries to the community, and have identified the 1-35/East 131" Street
interchange as a gateway where the development of private land is to address the
following design characteristics:
• Specialized signage, lighting, and landscaping announcing the approach.
• Guided placement of buildings and landscaping announcing the approach.
• Limited ingress and egress by individual uses.
• Limited parking in front of uses. Landscaping should be provided in front of parking
areas as a buffer along primary access.
• Any corridors associated with entries should be designed to reflect a continuation of the
distinctive design characteristics of the associated interchange.
On November 17, 2004, the Planning and Zoning Commission recommended approval of
the proposed zoning regulations for the approval process and content of a Master Plan and
Major Site Development Plans for the "O-GNE" (Northeast Gateway Overlay) district, with
some modifications.
On November 23, 2004, the City Council conducted a workshop on the proposed O-GNE
Design Standards. The purpose of that meeting was to provide one more opportunity for
Council and the Public to ask questions and refine the language prior to publication and
formal consideration.
At it s November 23, 2004 meeting, the Council directed staff to further study and modify
the following:
Add the Wording that a "Community Welcome Center" is Provided for in a
Prominent Location.
Response: That language has been added in Section 29.1108(7)(c).
Refine Language Pertaining to the Protection of Ketelsen Marsh.
Response: Since the November 23, 2004 Council Meeting, Steve Lekwa, Director
of the Story County Conservation Board, Jim Cooper, Chairman of the Prairie
Rivers RC&D and Co-Chair of the East 131" Design Overlay Steering Committee,
Jim Popken of Ames Smart Growth Committee and also a member of the Steering
Committee, and Jamey Flegal, of Wolford Development, met and developed new
language pertaining to the protection of the Ketelsen Marsh. That language is
included in Section 29.1108(8)(e), along with a corresponding graphic showing that
17.75 acres of the north site will be protected from development, and serve as a
buffer.
In the words of Steve Lekwa, "We have reviewed Wolford's last proposal for marsh
protection wording in the overlay zoning ordinance and feel that it represents the
best compromises we can make to insure the future hydrology and biological
integrity of the Ketelsen Marsh area. It's important that what we have negotiated
with Wolford will apply to any future developer, as well, should the Wolford plan fail
to proceed."
Providing for Alternative Storm Water Management Measures.
Response: Alternative storm water management is an emerging concept and may
become much more popular in the next few years. In discussion with the staff of
Shive-Hattery Associates Consulting Engineers, the site designers for Jordan
Creek, as well as numerous other malls in the Country, they would anticipate
incorporating much of this new technology to the Ames site, if selected for the
project as expected.
Nevertheless, Section 29.1108(14)(a) includes the provision that at least one
method of Low Impact Development (LID) techniques be incorporated into the
design.
Lighting Concerns.
Response: The City of Ames, like most communities, does not regulate lighting
intensity. It does currently regulate direction, shielding, and spillover. The lighting
standards included in the O-GNE Overlay District are found in Section
29.1108(18)(f) through (n). For the most part, these standards are unique and the
most restrictive in the City.
Staff has researched the concept of regulating lighting intensity based on lumens
per acre and/or foot-candles. At the last meeting, reference was made to the
Lighting Ordinance of Flagstaff, Arizona. Staff researched this Ordinance speaking
twice to staffers in Flagstaff. Flagstaff has two world-class observatories within ten
miles of the City. It uses the standard of 100,000 lumens per acre as the least
restrictive measurement in what is referred to as Zone III, farthest away from the
observatories. Commercial development has been impacted in all areas of the City
by this Code. There is a regional commercial center undergoing expansion in
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Flagstaff's Zone III, but it is grandfathered under its Lighting Code. Staff found no
other Ordinances more restrictive than the Flagstaff Code.
Staff discussed possible standards with Wolford Development. It was explained to
staff that retailers have minimum lighting standards for liability purposes. Staff also
tried unsuccessfully to contact local interest groups. Staff worked to determine the
minimum lighting levels possible for regional commercial development.
Section 29.1108(18)(n) provides a standard of 150,000 lumens per gross acre,
minus areas for pedestrian circulation and building entrances. Those areas would
be calculated separately and not be allowed to exceed 20-foot candles at ground
level.
By comparison, staff estimated the lighting levels of two newer commercial
developments in the City, Target and Best Buy/Borders. Lighting at those
developments are at approximately 400,000 lumens per acre.
In the O-GNE Overlay District, the lighting levels provided for are in general far more
restrictive than anywhere else in the City. The level of luminance is roughly 37.5%
of that of similar newer developments, and addional standards, such as reducing
light levels to security levels after business hours, would apply only to this property.
Include Standards for Energy Efficiency into the Development.
The draft of the O-GNE Overlay District does not include any new provisions for
energy efficiency. In attempts to determine a reasonable and measurable standard
for energy efficiency, staff consulted numerous organizations, searched web sites,
and contacted five architects and a nationally recognized energy consultant.
Staff investigated energy conservation programs such as LEED and Energy Star,
and looked at existing local and State energy requirements. Staff did determine that
the State of Iowa is close to enacting newer energy standards that are much more
stringent than the current requirements. If adopted, the new standards would apply
City-wide.
Staff has been advised by many of these sources to not pursue such standards
without an extensive dialogue with the Council and community of what the goals of
such an effort may be. Simply put, such decisions have significant policy
implications that staff has not had the time nor expertise in determining, even for
just one area of the City.
Next Steps. The request by Wolford Development to rezone the property included
in the O-GNE Overlay District is pending based on the action by Council on this
matter. If this Ordinance is approved and goes through three readings, the Planning
and Zoning Commission could consider the rezoning request on January 19, 2005.
ALTERNATIVES:
1 . The City Council can approve the Zoning Ordinance Text Amendment establishing
Design Standards for the O-GNE Overlay District.
2. The City Council can deny the Zoning Ordinance Text Amendment establishing Design
Standards for the O-GNE Overlay District.
3. The City Council can refer the Zoning Ordinance Text Amendment establishing Design
Standards for the O-GNE Overlay District back to staff and the Planning and Zoning
Commission for further study.
CITY MANAGER'S RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. The Design Standards of the O-GNE
Overlay District is the product of an extensive process that involved dozens of citizens,
staff, and hundreds of hours. While not all participants are completely satisfied, the final
version represents a level of required design standards unmatched elsewhere in the City.
COUNCIL ACTION:
Attachment
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
AMES,IOWA,BY ADOPTING A NEW SUBSECTION 29.1100(2)(g)AND(h),
AND A NEW SECTION 29.1109 FOR THE PURPOSE OF ADDING ZONING
REGULATIONS AS THE NORTHEAST GATEWAY OVERLAY ZONE;
REPEALING ANY AND ALL ORDINANCES OR PARTS OF ORDINANCES
IN CONFLICT TO THE EXTENT OF SUCH CONFLICT; PROVIDING A
PENALTY;AND ESTABLISHING AN EFFECTIVE DATE.
BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby amended by
adding a new Subsection 29.1100(2)(g)and a new Section 29.1109 as follows:
"(g) "O-GNE"Northeast Gateway Overlay District
(h) "O-GSE"Southeast Entryway Gateway Overlay District
Sec.29.1109. O-GNE NORTHEAST GATEWAY OVERLAY DISTRICT.
(1) Purpose. The intent of the "O-GNE"Northeast Gateway Overlay) district is to
ensure that regional commercial development, which occurs on land with the O-GNE zoning
designation,results in a high quality development,which is representative of the most desirable design
quality and character that exists in the community. Over the entire district,the design is to integrate
open space, landscaping, entry features and artwork, storm water management,buildings,parking,
access by all modes of transportation,lighting,and signs in a manner that respects the environment,
is representative of the native Iowa landscape,and exhibits energy efficiency.
(2) Applicability. The O-GNE District shall be designated by ordinance amending the
Official Zoning Map.
(3) Master Plan. Approval of the Master Plan by the City Council is required prior to
the submittal of any Major Site Development Plan proposing development of land in the"O-GNE"
district.
(a) Land Area to be Included. The Master Plan shall include all land area
proposed to be put within the O-GNE District.
(b) Written Narrative. The Master Plan submittal shall include a written
narrative,describing how each Design Guideline and Design Standard is addressed by the Master Plan.
(c) Existing Conditions. The Master Plan shall describe the following existing
conditions:
(i) Topography(contours at two-foot intervals);
(ii) Location and type of existing structures;
(iii) Type,size,and location of plant materials;
(iv) Dimensions and location of easements;
(v) Location and dimensions of public right-of-way on the site,and
adjacent to the property boundaries;
(vi) Location and dimensions of accesses to the site (including
accesses to agricultural crop land);
(vii) Size and location of utilities;
(viii) Size and location of known drainage tiles;
(ix) Location ofdesignated wetlands(including plans for mitigation);
(x) Flood plain and floodway boundaries;and,
(xi) Type and location of signs,lighting,and fences.
(d) Proposed Development. The Master Plan shall include a statement of the
following elements of the proposed development:
(i) Building placement and approximate dimensions;
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(ii) Parking locations and approximate dimensions;
(iii) Location,type, and size of landscaping,screening,buffers,and
open space;
(iv) Location and design of public and private gateway features and
common areas;and,
(v) Circulation pattern for all modes of transportation on the site.
(e) Other Items. The Master Plan submittal shall state the following:
(i) General storm water management plan;
(ii) Architectural styles and exterior materials to be used;
(iii) Strategy for mitigating any potential negative impacts to the
environment on the site and on surrounding properties;
(iv) Plan for the type,design,materials,and scale of signs;
(v) Plan for outdoor lighting;
(vi) Phasing plan for development;
(vii) Lot layout and dimensions;
(viii) Type of use(s)planned for each building;and,
(ix) Conceptual exterior elevations and building materials for each
building.
(f) Procedure for Approval of the Master Plan. The procedure for approval
of the Master Plan is described as follows:
(i) Applications for approval of the Master Plan shall be submitted
to the Department of Planning and Housing.
(ii) The Director of the Department of Planning and Housing shall
prescribe the forms on which applications are made. Applications shall include the name and address
of the applicant,the name and address of the owner of each lot involved,and the relationship of the
applicant and the property owner in connection with the application. If the applicant or property
owner listed on the application is an entity other than a natural person, the application shall also
include detailed information regarding the principals of the entity. The Director of the Department
of Planning and Housing shall prescribe any other material that may reasonably be required to
determine compliance with this Ordinance,with sufficient copies for necessary referrals and records.
(iii) Applications that are not complete shall be returned to the
applicant,with a notation of the deficiencies in the application.
(iv) Staff Review. Upon receipt of a complete application, the
Director of the Department of Planning and Housing shall forward copies to the city staff for a
determination of compliance with applicable requirements and policies of the city. Upon completion
of staff review, the Director of Planning and Housing shall forward the application and the staff
recommendations to the Planning and Zoning Commission.
(v) Planning and Zoning Commission. Commission review shall not
be concluded until consideration is given to comments at a public hearing,which may be scheduled
as part of the regularly scheduled meeting. Notification of the public hearing shall be made by mail
and posting,in accordance with Sections 29.1500(2)(d)(i)and(iii). Within 30 days of the hearing,
the Planning and Zoning Commission shall submit the written recommendation to the City Council
setting forth the reasons for its recommendation of acceptance, denial or modification of the
application.
(vi) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall consider the
application at a public hearing conducted as part of a regularly scheduled meeting. Notification of the
public hearing shall be made by mail and posting,in accordance with Sections 29.1500(2)(d)(i)and
(iii). The City Council action shall be by motion.
(4) Major Site Development Plan. Upon approval of the Master Plan by the City
Council,an application may be submitted to the City for approval of a Major Site Development Plan
to allow the development or redevelopment of any lot,tract or parcel of land in the"O-GNE"district.
Approval of each Major Site Development Plan by the City Council is required,prior to the issuance
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of a Building/Zoning Permit for development on any lot, tract or parcel of land in the "O-GNE"
district.The applicant shall comply with Sections 29.1502(l)(2)&(4),and 29.1108(3),as applicable.
In addition,a written narrative,describing how each Design Guideline and Design Standard
is addressed by the Major Site Development Plan,shall be included as part of the application.
(5) Amendments to the Approved master Plan and Major Site Development Plans.
Amendments to the approved Master Plan and Major Site Development Plans may be needed as
development in the"O-GNE"district progresses.
(a) Applications for approval of amendments to the Master Plan and/or any
Major Site Development Plan shall be submitted to the Department of Planning and Housing.
(b) The Director of the Department of Planning and Housing shall prescribe
the forms on which applications for amendments are to be made. Applications shall include the name
and address of the applicant, the name and address of the owner of each lot involved, and the
relationship of the applicant and the property owner in connection with the application. If the
applicant or property owner listed on the application is an entity other than a natural person, the
application shall also include detailed information regarding the principals of the entity. The Director
of the Department of Planning and Housing shall prescribe any other material that may reasonably be
required to determine compliance with these regulations,with sufficient copies for necessary referrals
and records.
(c) Applications that are not complete shall be returned to the applicant,with
a notation of the deficiencies in the application.
(d) Minor Amendments. Minor amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the Planning and Housing Director
following a review and recommendation by City staff. Minor amendments are defined as changes that:
(i) Do not constitute a change in the land use of the project, or the
overall layout and design;
(ii) Do not alter the overall landscape design,except a change to the
landscape buffer between commercial development and Ketelsen Marsh to the north will be considered
to be a"Major Amendment",or;
(iii) Do not alter the height,placement,or dimensions of buildings in
a manner that is inconsistent with the overall site layout and design,as determined by the Planning and
Housing Director.
(e) Major Amendments. Major amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the City Council and shall include all
changes other than those listed as"Minor Amendments"in Section 29.1108(5)(d).
(i) Staff Review. Upon receipt of a complete application for a major
amendment to the approved Master Plan and/or any Major Site Development Plan,the Director of the
Department of Planning and Housing shall forward copies to the City staff for a determination of
compliance with applicable requirements and policies of the city. Upon completion of staff review,
the Director of Planning and Housing shall forward the application and the staff recommendations to
the Planning and Zoning Commission.
(ii) Planning and Zoning Commission. Commission review shall not
be concluded until consideration is given to comments at a public hearing,which may be scheduled
as part of the regularly scheduled meeting. Notification of the public hearing shall be made by mail
and posting, in accordance with Sections 29.1500(2)(d)(i)and(iii). Within 30 days of the hearing,
the Planning and Zoning Commission shall submit the written recommendation to the City Council
setting forth the reasons for its recommendation of acceptance, denial or modification of the
application.
(iii) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall consider the
application at a public hearing conducted as part of a regularly scheduled meeting.Notification of the
public hearing shall be made by mail and posting,in accordance with Sections 29.1500(2)(d)(i)and
(iii). The City action shall be by motion.
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(6) Distinction Between Design Guidelines and Design Standards. The Design
Guidelines are intended to express the intent of the community for the development of land in the"O-
GNE"district. The Design Standards are the minimum design requirements established to implement
each particular Design Guideline.
(7) Guidelines for Overall Design. The overall design is cohesive and one of
continuity with the landscape. The design shows a respect for the natural features of the site and
surrounding properties,as well as exhibiting the best the community has to offer and informing the
visitor of the community's common design values through the use of building materials and design
features.
The site design and gateway appearance shall be reflective of the community. This is
accomplished through the use of materials common to the area;through the repetition of architectural
design features found elsewhere in the community; through the use of energy efficient and
environmentally friendly measures;by placing a variety of buildings in a naturalistic park-like setting;
by using design elements of other community gateways;by portraying the people and history of Ames
in the design;and,by providing convenient and safe access for pedestrians,bicyclists,and motorists.
(8) Standards for Overall Design. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Overall Design":
(a) Include design elements in the entry features for the site,such as:lighting,
monuments,artwork,water,prairie savannah plants,brick,stone,decorative paving patterns,vertical
architectural elements,as well as design elements and materials of other community gateways.
(b) Include courtyards,squares,and/or plazas,in the site design.
(c) Reserve a prominent area of the site for a"community welcome center".
(d) Direct access between commercial development and Ketelsen Marsh is
prohibited.
(e) Ketelsen Marsh. Development ofproperty within the O-GNE District shall
be compatible with and seek to preserve or enhance the ecology of Ketelsen marsh by addressing the
following items:
(i) Hydrology: Development within the O-GNE District shall be
designed to prevent adverse impacts on the hydrology of the marsh area.
a. Developers ofproperty within the O-GNE District shall
hire a professional hydrologist to review the impacts of any modifications to existing surface and
subsurface drainage or water flow on Ketelsen Marsh.
b. The professional hydrologist shall provide a work plan
indicating the data collection,methodology,interpretation and reporting. The soil borings used by the
professional hydrologist shall be at the proper time,to a sufficient depth and left open the necessary
period of time to profile the water table and subsurface water flow.
C. If the hydrology report determines that the existing
surface and/or subsurface drainage and water flows toward Ketelsen Marsh, then the storm water
management plans(addressed in other sections of the overlay)shall describe long-term measurement
and management ofpollutants(i.e.:oil,gasoline and antifreeze)that can damage the marsh ecosystem.
(ii) Buffer Establishment and Purposes.
a. A buffer area shall be established between any
development within the O-GNE District and Ketelsen Marsh along the north property line of the
development from the east boundary line of I-35 to the west boundary of 570'. The buffer shall be
a minimum of six hundred(600)feet in width along the existing south public use boundary of Ketelsen
marsh and shall be one hundred(100)feet in width along the south side of the remainder of the north
boundary of the O-GNE District,as follows:
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KETELSEN MARSH
......................................................... ............
520
0.256 Acre
Wetland
17.75 Acres
SITE
Exhibit "Aw
----------------- ---------------------------
r-22wh-(East 1 ath)
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Native vegetation shall be established in the buffer consisting of local ecotype native species correct
for the site and consistent with existing vegetation at the marsh.
b. A combination of fencing and/or vegetation will be
installed in the buffer area to intercept trash from the development and to minimize light impacts on
the marsh area. The design and establishment details of the buffer shall be prepared by an expert in
biology to ensure that the design is correct for the site and consistent with the existing vegetation at
Ketelsen Marsh.
C. Specific design and establishment details shall be
coordinated with the Director of the Story County Conservation Board. Upon completion, an
agreement to insure both permanence and maintenance of the buffer area shall be entered into between
the developer and the Story County Conservation Board.
(f) Communications towers are prohibited.
(9) Guidelines for Site Layout.The site layout is guided by the Master Plan, which
integrates the roadways, bikeways, pedestrian walkways, parking, buildings, and landscaping in a
coordinated fashion into a naturalistic landscape, properly manages storm water, and provides
convenient and safe access for all modes of travel to and within the site. Design of the commercial
development is to create a unique site plan unified with the entire O-GNE District.
(10) Standards for Site Layout. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Site Layout":
(a) Locate buildings, open space, and plantings to enhance the network of
pathways,roadways,and pedestrian areas,define spaces of the appropriate scale for each of these,and
buffer those areas from nuisances. Areas of the site designed for enhanced use by pedestrians,are to
provide the greatest benefit to the most users,and improve the functional relationships and linkages
on and off the site.
(b) Arrange buildings to create view corridors on and off the site, between
pedestrian destinations,including building entrances,and open space.
(c) Distribute parking areas around buildings in order to shorten walking
distance,and to reduce the overall scale and impact of parking areas.
(d) Use a consistent design theme or palette for site layout and building
architecture.
(e) Mitigate negative impacts and incorporate the mitigation measures into the
topography,landscape features and drainage characteristics of the site and surrounding properties.
(f) Screen service areas,storage areas and refuse enclosures frompublic view,
with a combination of landscaping,fences and walls. Cluster the locations of service and refuse areas.
(g) Locate drive-through windows,menu boards,mechanical equipment,and
associated stacking lanes to minimize impacts on other areas of the development site, as well as
impacts on adjacent properties. Such site features are to be integrated with the building design and
screened from off-site property.
(11) Guidelines for Access and Circulation. Traffic,access,and circulation accounts
for all modes of travel. The road design accommodates the anticipated motor vehicle traffic volume
and promotes pedestrian safety. The transportation system facilitates visitors to explore the
community.
(12) Standards for Access and Circulation. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for"Access and Circulation":
(a) Provide an integrated system of open space and pathways for pedestrians
and bicyclists,which lead to the perimeter of the site for connections to the rest of the community.
(b) Provide a complete and continuous network of separate pedestrian,bicycle,
and motor vehicle pathways and roadways,as well as open space that connects all building entrances,
parking areas,transit stops,and adjacent properties.
(c) Provide accommodations forthe circulation ofpublic transportation on the
site.
(d) Provide a change in paving materials,and a change in textures/colors where
pedestrian walkways cross drives to emphasize the conflict point,improve visibility,enhance safety,
and provide aesthetic appeal.
(e) Provide bicycle parking at locations that do not obstruct the flow of
pedestrians,are identified with signage,are visible,and are located near customer entrances.
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(13) Guidelines for Landscaping. The site design shall employ landscaping, open
space, green space, public space, trees, buffering, and the natural environment to integrate the
buildings,parking lots,artwork,and architectural entry features.
(14) Standards for Landscaping. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Landscaping":
(a) Integrate storm water management systems into the site in ways that
enhance the public space and sustain landscape plantings native to the area, with such features as:
flowing water, ponds, landscaped waterways, and other water features. Storm water management
systems shall incorporate at least one element of"Low Impact Development" (LID) techniques
identified by the United States Environmental Protection Agency(EPA)such as Bio-detention Areas,
Grassed Swales and/or use of porous pavement. Storm water features are to be attractive,as well as
functional.
(b) Use native tree and shrub species,or their cultivars,for the majority of trees
and shrubs planted on the site.
(c) Design large areas of landscaping(such as open spaces,buffers,waterways,
and storm water retention areas)to exhibit a natural setting,rather than a manicured appearance.
(d) Achieve unity of design by repeating plant variety groupings and other
materials,and by coordination with landscaping on adjacent properties where appropriate(including
right-of-way streetscape designs).
(e) Provide dense landscaping,in combination with architectural treatments,
to screen storage areas, trash enclosures,utility cabinets,mechanical equipment, service areas, and
other similar elements. Provide landscaping along building foundations and pedestrian walkways.
(f) Include landscaping for all entry drives and storm water detention areas as
part of the first phase of construction.
(g) Design parking areas with a combination of landscape plantings,screening,
and buffers to avoid the visual appearance of vast expanses of hard-surface paving, and to avoid
narrow strips of grass and/or plantings.
(h) Incorporate a high quality fence design throughout the site. Chain-link
fencing is prohibited.
(15) Guidelines for Building Design. Building design includes a variety of building
sizes of high quality design and materials for which there is wide latitude for creativity within the
framework of the Master Plan for the entire site. Buildings will be designed to reduce the massive
scale and the uniform,impersonal appearances of large commercial buildings,for energy efficiency,
and to provide visual interest that will be consistent with the community's identity, character, and
scale.
Architectural design shall create and contribute to the uniqueness and sense of place of the
development. Building elevations shall consider the character of the community and incorporate
design elements representative of such community character.
(16) Standards for Building Design.The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for`Building Design":
(a) The primary components will be brick and stone on the front facades of
buildings throughout the development
(b) Incorporate variations in building height, building mass, roof forms,
rooflines,changes in wall planes,and articulation of building facades in the architectural design of all
buildings.In addition,incorporate variations in color,materials,and texture. Parapets shall be used
to conceal flat roofs and mechanical equipment.
(c) Use consistent architectural detail and character on all sides of the
buildings,which are visible from adjoining properties and/or public streets.
(d) Design building entrances that are easily identified through the use of one
or more ofthe following methods,applied at a scale consistent with the building:projected or recessed
entryways,porticos,higher rooflines,changes in building material,or color.
(e) Locate loading and outdoor storage areas so as not to be visible from
adjoining properties and/or public streets,and screen,recess,and/or enclose such areas. Appropriate
locations for loading and outdoor storage areas include areas between buildings,where more than one
building is located on a site,or on those sides ofbuildings that do not have customer entrances.Screen
walls shall be consistent with the architectural character of each building.
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(f) Pseudo-historical themes are not allowed.
(g) Design the buildings to utilize similar colors,materials and textures,as well
as repeating patterns,rhythms,and proportions found within the architecture of other buildings in the
development to achieve unity of design.
(h) Incorporate a combination of arcades,pedestrian-level display windows,
multiple fenestrations,storefronts,and store entrances into building frontages and sides of buildings
oriented to the street,or other public areas(i.e.parks,open space,walkways,or vista corridors).
(i) Exhibit architectural detail in doors, windows, and other openings of
building frontages along ground floor pedestrian areas.
0) Incorporate an architectural covering,consistent with the design theme of
the building, for all drive through windows.
(k) Use muted earth tones as the predominant colors for the exterior of
buildings.
(17) Guidelines for Signage and Lighting. Signage shall be tasteful, simple, as
unobtrusive as possible,and integrated with the entry design elements. Signs shall be designed to be
easily recognized and relate to all modes of travel on the site.
Include a comprehensive system of signage conveying messages essential to the function,
safety,and security of users and residents.
Achieve a consistency of display with a hierarchy of signage. Use a minimum number of sign
sizes to provide easy"way finding"for all modes of circulation.
Lighting shall be varied by intensity,location,time of use,and direction in an effort to protect
viewing of the night sky and the biology of the Ketelsen Marsh from light interference.
Outdoor illumination shall provide a unified lighting system that:will allow a quality image
that is perceivable,yet unobtrusive;reinforce the hierarchy and delineation of the circulation system;
provide sufficient illumination;and,enhance safety and visibility in the"O-GNE"District.
(18) Standards for Signage and Lighting. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for"Signage and Lighting":
(a) Integrate the design of all signage with the surroundings in terms of size,
shape,color,height,texture,and lighting so as to be secondary to the architecture of buildings and the
design of the site.
(b) Billboards are prohibited in the"O-GNE"district
(c) Any ground-mounted signs shall be monument style not exceeding twelve
(12)feet in height.
(d) On-site directional signs shall be consistent with the overall design theme
of the development.
(e) Outdoor temporary signs,other than construction,real estate, and grand
openings,are prohibited.
M Maintain balanced light levels on-site and between abutting developed
properties. Competing light levels shall be avoided.
(g) Use of cut-off fixtures,mounting heights, and the elevation of potential
viewers are mitigation measures that shall be utilized to control glare.
(h) Bare incandescent light bulbs shall not be permitted in view of adjacent
property or public right-of-way.
(i) Lighting fixtures shall be of a type (such as halogen or metal halide)to
ensure true-color at night and ensure visual comfort for pedestrians.
0) Building-mounted lighting may be used only to highlight specific
architectural features or primary customer or building entrances. General floodlighting of building
facades is not permitted.
(k) All lighting for commercial activities shall be reduced to security levels
between 11:00 p.m.,or one hour after the business closes(whichever is later),and sunrise.
(1) All outdoor lighting fixtures shall be fully shielded.
(m) All outdoor lighting fixtures shall be placed so as to minimize light trespass
and glare beyond the property boundary.
(n) Light levels shall be limited to one hundred fifty thousand (150,000)
lumens per gross acre,with the exception that pedestrian circulation areas and building entrances may
be illuminated to twenty(20)foot candles measured at ground level."
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Section Two. Violation of this ordinance shall constitute a municipal infraction punishable by a penalty of$500
for a person's first violation,and a penalty of$750 for each and every repeat violation.
Section Three. All ordinances or parts of ordinances in conflict herewith are hereby repealed to the extent of
such conflict,if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as
required by law.
Passed this day of
Diane R. Voss, City Clerk Ted Tedesco,Mayor
0775
Rev. 12-7-04
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