Aberdeen City Zoning Code
ARTICLE V
Special Developments and Regulations
§ 235-31 Townhouses.
The following regulations shall apply to townhouses.
B.
Townhouses shall not be located on a site with a total area of less than 43,560 square feet (one acre).
D.
The maximum height of a townhouse unit shall be three stories or 36 feet.
E.
Not fewer than three and not more than eight dwelling units shall be included in any one townhouse building grouping.
[Amended 2-22-2021 by Ord. No. 21-O-02]
F.
Townhouse end units shall meet the front and side yard requirements.
G.
For the purpose of the side yard requirements, a townhouse building shall be considered as one building with side yards required for end units only in accordance with the townhouse requirements.
H.
No detached accessory building over 120 square feet shall be permitted. No attached accessory buildings shall be permitted.
I.
Front or rear garages that are an integral part of the townhouse construction shall be permitted.
[Amended 6-3-2024 by Ord. No. 24-O-08]
J.
Required off-street parking shall be provided in the front or rear yard.
K.
A minimum of 20% of the gross land area to be developed as townhouses shall be used for open space purposes. Open space purposes shall include passive walking and biking trails and/or playgrounds.
L.
A minimum of 10% of each townhouse lot shall be landscaped. The landscaped area shall include a minimum of one tree at least 2.5 inches in caliper and four shrubs, and the yard areas shall be maintained in "green space" unless it is a driveway or designated parking area.
M.
The City's Department of Planning and Community Development and Department of Public Works shall approve the landscape plan for the overall townhouse development as part of the approval process.
N.
Townhouse development shall be of such quality construction and materials to ensure that buildings will neither look dated or worn over time nor require excessive maintenance. Fifty percent of the exterior building materials used on unit walls of a townhouse group facing the public street shall be of clay brick, sandstone, fieldstone, cultured stone, thin brick, or decorative concrete masonry block. Exterior building materials shall be compatible with material and colors of nearby structures. Window and door openings shall not be included in calculating the fifty-percent building materials requirement.
O.
Site plan approval shall be in accordance with the Subdivision Regulations.
§ 235-32 Zero lot line housing.
Zero lot line housing lawfully constructed prior to the enactment of this chapter will be permitted, and the following regulations will apply:
A.
Each zero lot line dwelling unit shall have off-street parking of two spaces.
B.
The City may impose conditions on its approval of zero lot line developments, including but not limited to configuration of streets, sidewalks, location of public improvements, reservation of open space and recreational areas.
C.
Decks or porches shall be permitted into the larger side yard, provided that a minimum of 12 feet from the extreme edge of the deck or porch to the closest side yard property line is maintained.
D.
Decks or porches shall be permitted by this chapter and shall not be enclosed on the side yard. Solid walls around the deck or porch are prohibited.
E.
No roof or canopy shall be constructed over a deck.
F.
Garages shall be permitted, provided that the structure does not exceed 25% of the principal structure.
G.
The following setbacks are established:
Side Yards | |||||||
Zoning | Lot Area (square feet) | Lot Width (feet) | Front Yard Depth (feet) | Rear Yard Depth (feet) | Smallest (feet) | Sum (feet) | |
R-2 | 5,500 | 55 | 30 | 40 | 1.5 | 25 | |
R-3 | 4,500 | 50 | 25 | 35 | 1.5 | 20 | |
§ 235-33 Shopping centers and office, research or educational parks.
A.
Purpose. This district is to encourage innovation and design excellence in the development of shopping centers and office, research or educational parks.
C.
Development standards.
(1)
Permitted uses. Those uses permitted in the zoning district in which the shopping center or office, research or educational park is located.
(2)
Site design.
(a)
The project shall provide a unified arrangement of buildings, service areas, parking and landscaped areas.
(b)
The project shall be designed with regard to the topography and other natural features of the parcel.
(c)
Materials, massing and facade design for the project shall be harmonious with the character of the neighborhood.
(d)
Outside storage shall be limited as applicable in the appropriate district.
(e)
No building shall be located within 40 feet of the public rights-of-way or within 10 feet of parking areas.
(f)
No building shall be less than 30 feet from the parcel boundary or 50 feet from an adjacent residential district.
E.
Loading and service areas.
F.
Landscaping and outdoor lighting.
(1)
Ten percent of the required parking areas shall be landscaped.
(2)
Any lighting used to illuminate any off-street parking areas shall be so arranged as to direct the light away from adjoining residential properties and from any public rights-of-way. All light fixtures, including security lighting, shall be aimed or shielded so that the direct illumination shall be confined to the property boundaries of the source.
(3)
Adequate lighting shall be provided in outdoor areas often used by occupants after dark, including areas around walkways, steps, ramps, and signs.
(4)
Any part of the parcel not used for buildings or other structures or paved for parking or loading or pedestrian walks or utilized for outside storage shall be landscaped and properly maintained.
G.
Approvals.
(1)
The Planning Commission shall determine whether the preliminary site plan submitted for the shopping center or office, research or educational park complies with the Subdivision Regulations, and the development and design standards set forth herein.
(2)
The Zoning Administrator may approve minor modifications or amendments to the preliminary site plan after Planning Commission approval upon a finding that the modifications or amendments comply with the requirements of this section.
§ 235-34 Kennels and pet day care services.
[Added 2-22-2021 by Ord. No. 21-O-02]
The following regulations shall apply to kennels and pet day care services:
A.
Kennels will be permitted in the B-3 Zoning District. Overnight boarding kennels will be allowed for this use.
B.
The boarding of animals is not a kennel when conducted in an animal hospital operated by licensed veterinarians where the boarding of animals is accessory to medical treatment.
C.
Pet day care services are permitted in the B-3, M-1, IBD, and TOD Zoning Districts.
D.
Pet day care services are allowed in nonresidential facilities offering care for one or more domestic pet animals for up to 14 hours per day between the hours of 6:00 a.m. and 8:00 p.m.
E.
In the TOD Zoning District, all activity related to a pet day care service must be conducted indoors with pet waste stations being provided.
F.
In the B-3, M-1, and IBD Zoning Districts, pet day care services may have indoor activities or outdoor activities. Outdoor pet activities must take place within a fenced area and pet waste stations must be provided.
§ 235-35 Condominiums and common area.
A.
Individual dwelling units of two-family, multifamily, and townhouse structures may be sold separately, if separate utilities are provided, and provided that the structures otherwise conform to the district regulations and supplemental provisions.
B.
Ownership and maintenance of parking lots and courts, drive and walkways, recreational facilities and open space, or other areas dedicated to common use shall be established by covenants and agreements submitted to the City for approval.
C.
The final subdivision plat of any such development shall be accompanied by a detailed statement or proposal including covenants, agreements or other specific documents showing ownership, method of maintenance, and utilization of those areas reserved for common use by dwelling unit owners in the development. Provisions satisfactory to the Council and approved by the City shall be made to assure that the areas and facilities will be provided and maintained in a satisfactory manner without expense to the general public.
§ 235-36 Open space.
A.
Open space may contain such complementary structures or improvements as are necessary and appropriate for the use, benefit and enjoyment of residents of the development. Open space requirements may be met by including areas in wetlands.
B.
Open space area shall meet the following requirements:
(1)
Open space areas shall be exclusive of parking lots and road rights-of-way/parking areas.
(2)
Open space may serve recreational purposes and preserve significant site features. The uses authorized shall be appropriate to the purpose intended to be served. Open space designed to serve recreational purposes shall be appropriate to the scale and character of the development, considering its size, density, expected population, and the number and type of dwelling units proposed.
C.
Ownership of open space shall be handled in the following manner:
(1)
If joint use facilities are not dedicated to public use, they shall be protected by legal arrangements, satisfactory to the Planning Commission, sufficient to assure their maintenance and preservation for whatever purpose they are intended. Homeowners' association agreements, covenants or other legal arrangements shall specify ownership of the open space, method of maintenance, maintenance taxes and insurance, compulsory membership and compulsory assessments provisions and guarantees that any association formed to own and maintain open space will not be dissolved without the consent of the Planning Commission.
(2)
Unless the Planning Commission finds that the size, location, type of development or cost of development or maintenance of such open space or the availability of public open space would make public use desirable and necessary, open space shall not be made available for the use of all residents of the City.
(3)
Management of open space property. The developer shall ensure that the open space and improvements not dedicated and accepted for public ownership are maintained and cared for, and the developer shall provide for and establish an organization for the ownership, maintenance and preservation of open space which shall conform to the following standards and procedures:
(a)
The homeowners' association shall be established by the developer before sale or rental of dwelling units in the development and prior to final approval of the development plan by the Planning Commission.
(b)
The financial and organizational structures, rules of membership, and methods of cost assessment of the organization shall be devised to ensure the successful fulfillment of the maintenance, preservation and improvement responsibilities of the organization.
(c)
The homeowners' organization responsible for maintenance, preservation and improvement of open space and all property owners within the development shall be permitted to participate in such organization.
(4)
Areas set aside to meet the open space requirement shall be adequately described. Deed restrictions or covenants approved by the City shall ensure the purpose for which the open space is provided.
D.
The following percentages of open space are required:
District | Minimum Open Space (percent of parcel area) | |
|---|---|---|
R-1 | 10% | |
R-2 | 10% | |
R-3 (single-family attached and detached) | 15% | |
R-3 (all other dwelling types) | 20% |
§ 235-37 Nonconforming lots, buildings, structures and uses.
A.
Generally. If within the zoning districts established by this chapter or amendments subsequently adopted there exist lots, buildings, structures or uses of land which were lawful prior to enactment of this chapter or subsequent amendments and which would not conform to regulations and restrictions under the terms of this chapter or amendments thereto, or which could not be built or used under this chapter, such nonconformities may continue to exist subject to the regulations contained in this section. Notwithstanding anything else in this § 235-37, after the effective date of § 235-18O, all new development, redevelopment, construction or reconstruction of a building, structure or land located in the TOD Neighborhood (T4), TOD Corridor (T5), TOD Downtown (T6), or Special District shall comply with the requirements in § 235-18O.
B.
Nonconforming lots.
(1)
In any district a principal use, where permitted, may be erected on any nonconforming lot, provided that the front, side and rear yards shall conform to the regulations applicable at the time the final approved plat was recorded unless otherwise specified.
(2)
Any lot reduced in area or yard dimensions failing to conform to the requirements of this chapter by reason of realignment or dedication of any public road or by reason of a condemnation proceeding shall be a nonconforming lot. This provision shall not apply to roads created as part of subdivision.
C.
Nonconforming buildings, structures or uses. Nonconforming buildings, structures or uses may be continued subject to the following provisions:
(1)
No nonconforming use shall be changed to a use not permitted by this chapter in the particular district in which the building or structure is located, except that whenever a nonconforming use has been changed to a more restricted use, such use shall not thereafter revert to a less restricted use.
(2)
Abandonment. If a nonconforming use ceases for a period of one year or more, then the nonconforming use shall be deemed abandoned and compliance with this chapter shall be required. The casual, temporary or illegal use of land or structure does not establish the existence of a nonconforming use.
(3)
Any nonconforming building or structure which is damaged or destroyed may be reconstructed to its former dimensions on the same lot and with the same nonconforming use. The nonconforming building or structure must be reconstructed in compliance with the Building, Electrical, Mechanical, and Plumbing Code requirements in effect. Nothing in these regulations shall prevent the strengthening or restoring to a safe condition of any building or structure declared to be unsafe.
D.
Enlargement or extension of nonconforming buildings, structures or uses. The Board of Appeals may authorize the extension or enlargement of a nonconforming use, building or structure, with or without conditions, provided that:
(1)
The enlargement or extension does not exceed 75% of the gross square footage in use at the time of the creation of the nonconformity.
[Amended 3-28-2022 by Ord. No. 22-O-03]
(2)
The enlargement or extension does not violate the height or coverage regulations for the district.
(3)
The enlargement or extension would not adversely affect adjacent properties, traffic patterns or the surrounding neighborhood.
(4)
The Board of Appeals and Planning Commission shall consider the limitations, guides and standards set forth in this chapter.
§ 235-38 Mobile home parks.
Mobile home parks may be approved as a special exception in an R-3 District, provided that the following minimum conditions are met:
A.
Public water and sewerage shall serve the property and proper provisions shall be made for electrical connections, fire protection, and refuse collection. The Maryland State Department of Health and Mental Hygiene shall approve water and sewer systems.
B.
The minimum total area of the park shall be five acres.
C.
The minimum width or depth of the park shall not be less than 500 feet.
D.
The topography of the site shall be such as to facilitate proper drainage, and adequate stormwater facilities shall be provided.
E.
The minimum area for each mobile home site shall be 4,000 square feet.
F.
No lot width shall be less than 35 feet.
G.
Not less than 15% of the total area of a mobile home park shall be devoted to communal open space and recreational areas.
H.
Access to the park shall be from a major thoroughfare. The number and location of access drives shall be controlled for traffic safety and protection of surrounding properties, provided that at least two entrances are available to assure access for emergency vehicles.
I.
No mobile home site shall be designed for access to a street outside the boundaries of the park.
J.
Interior access drives shall be hard surfaces, adequately lighted, and not less than 30 feet in width.
K.
Mobile home parks shall be surrounded by landscaped buffer strips, not comprising any mobile home site, measuring not less than 15 feet in depth on sides and rear and not less than 50 feet in depth along the front. The interior 30 feet of the front buffer may be used for street right-of-way.
L.
No mobile home unit shall be positioned closer than 25 feet to any other unit or service building.
M.
Off-street parking of two spaces per mobile home site shall be provided in accordance with the parking requirements.
N.
Storage buildings shall be located in the rear yard, no closer than six feet to any lot line.
§ 235-39 Bed-and-breakfast inns.
The purpose is to authorize and regulate the establishment and operation of bed-and-breakfasts in the City and to ensure the preservation of the character, integrity and property values of surrounding areas within which such facilities are located and maintained.
B.
The Bed-and-Breakfast Overlay District shall be established along West Bel Air Avenue from Mt. Royal Avenue to Middelton Road.
C.
Bed-and-breakfasts shall be permitted in the Bed-and-Breakfast Overlay District, provided that the conditions set forth below are met. Bed-and-breakfasts shall be prohibited in B-3, M-1 and M-2 Districts.
D.
The applicant must provide the following information to the Director of Planning and Community Development and the Planning Commission:
(1)
A sketch, drawn to scale, showing the floor plan of the dwelling, together with any proposed changes, renovations or additions to the same.
(2)
A site plan delineating that portion of the applicant's property under consideration, as well as all parcels and streets within 100 feet of the applicant's property, and the current uses thereof.
(3)
The site plan shall include the boundaries of the property, location of all buildings, driveways, parking areas, retaining walls, fences and hedges, location of the proposed sign and outdoor lighting, and location of proposed buffer and screening areas.
(4)
The number of off-street parking spaces provided on site.
(5)
Names and addresses of all abutting property owners.
E.
The Planning Commission shall consider the following:
(1)
Adequacy and arrangement of vehicle traffic and circulation.
(2)
Location, arrangement, appearance and sufficiency of off-street parking.
(3)
Location, arrangement, size and design of lighting and signs.
(4)
Adequacy, type and arrangement of trees, shrubs, fences and other landscaping or improvement constituting a visual or noise deterring buffer between the site and adjacent or adjoining uses.
F.
Requirements for approval of bed-and-breakfast.
(1)
The owner of the bed-and-breakfast must reside in and continue to reside in the dwelling as his or her principal residence.
(2)
The parcel improved by the bed-and-breakfast shall provide or establish off-street parking spaces for the members of the owner's family residing in the dwelling unit as well as one parking space per room or unit which is rented.
(3)
Each bed-and-breakfast shall be established, maintained and operated so as to preserve and complement the residential character and integrity of the surrounding area where the facility is established in a residential district.
(4)
The number of paying guests accommodated per night shall not exceed local fire code requirements. No guest shall stay for a period of time in excess of 20 consecutive days or more than 30 days throughout a one-year period.
(5)
Each bedroom occupied by a paying guest shall be equipped with a properly installed and functioning smoke detector on or near the ceiling in the room or hallway from which each bedroom exits.
G.
The Director of Planning and Community Development or a designee of the City shall be given access upon notification to the dwelling as he deems necessary from time to time for the purpose of making inspections to ensure compliance with all federal, state and local codes, rules and regulations.
H.
A single exterior sign may be established on the site of the bed-and-breakfast. Said sign or display shall not exceed approximately six square feet in area. No freestanding sign shall be located less than 15 feet from the front property line nor less than five feet from the side property lines. Said sign shall be unobtrusive and illuminated to prevent glare.
I.
The bed-and-breakfast shall be maintained and operated at all times so as to comply with all federal, state and local fire prevention, health and safety, building and zoning codes and the rules and regulations promulgated hereunder, as amended.
J.
Any change, deviation, modification or variation of the structure must be approved by the Director of Planning and Community Development and the Aberdeen Planning Commission.
K.
The minimum lot size requirement shall be 15,000 square feet.
L.
The minimum house size shall be 2,500 square feet excluding the basement.
M.
Banquets and receptions shall be permitted, provided that the bed-and-breakfast owner provides adequate parking for the special event.
N.
If the bed-and-breakfast use ceases, then the use shall revert to its former use.
O.
Multiple dwellings on the same lot shall be considered as one use.
§ 235-39.1 Fortune-telling.
Fortune-telling may be approved as a special exception in an M-1 District, provided that the following minimum conditions are met:
A.
Off-street parking is required for the business at the ratio of one parking space for 200 square feet of gross floor area, plus one parking space per each employee.
B.
The use shall not be located closer than 1,000 feet from any school property line.
C.
The use shall not be located within 1,000 feet of an existing fortune-telling establishment, church, or place of worship.
D.
The Board of Appeals may impose such conditions, limitations, and restrictions as necessary to preserve harmony with adjacent uses, the purposes of this section and the public health, safety, and welfare.
§ 235-39.2 Assisted living facilities.
[Added 12-14-2020 by Ord. No. 20-O-18]
Assisted living facilities may be approved as a special exception in the R-1 District, provided that the following minimum conditions are met:
A.
A minimum parcel area of five acres is established and a maximum building coverage of 40% of the parcel is provided.
B.
The setback lot requirements for the R-2 Zoning District shall be met.
C.
The density shall not exceed 15 beds per acre of the parcel.
D.
The improvements shall be constructed to be harmonious with the architecture and character of the surrounding neighborhood.
E.
The bufferyard and landscaping provisions of § 245-30E(3) and (4) for residential (multifamily dwellings) in the R-1 District shall apply.
F.
The owner and/or operator of the assisted living facility shall comply with all state laws as necessary to operate an assisted living facility in the State of Maryland, including any provision for a security plan and/or wander mitigation plan.
§ 235-39.3 Assisted living facilities in R-2 District.
[Added 2-22-2021 by Ord. No. 21-O-02]
Assisted living facilities may be approved as a special exception in the R-2 District, provided that the following minimum conditions are met:
A.
A minimum parcel area of 7,200 square feet is established and a maximum building coverage of 50% of the parcel is provided.
B.
The assisted living facility shall only be conducted in a single-family detached dwelling.
C.
The setback lot requirements for the R-2 Zoning District shall be met.
D.
The density shall not exceed five beds per parcel.
E.
The improvements shall be constructed to be harmonious with the architecture and character of the surrounding neighborhood.
F.
The owner and/or operator of the assisted living facility shall comply with all state laws as necessary to operate an assisted living facility in the State of Maryland, including any provision for a security plan and/or wander mitigation plan.
§ 235-40 Overlay district regulations and design requirements; Architectural Review Committee.
A.
General purpose.
(1)
The purpose and intent of this section is to provide design requirements that promote a positive aesthetic appearance; maintain the character and small-town atmosphere of downtown; and ensure a harmonious blending of old and new architectural, structural, landscape, and lighting features.
(2)
The design requirements of this section are intended for use in making consistent and fair decisions based on defined standards when construction or renovation of buildings is to be undertaken within the overlay districts of the City of Aberdeen.
(3)
All development, redevelopment, or additions to existing buildings within the overlay districts shall be subject to the requirements of this section.
B.
Architectural Review Committee.
(1)
There is an Architectural Review Committee (ARC) that consists of five members appointed by the Mayor and City Council. The ARC shall consist of at least two members who are registered architects or landscape architects, one member chosen from the citizenry of the City of Aberdeen at-large, one member from the Aberdeen business community, and one member with experience in planning and zoning. In the event the Mayor and City Council cannot find one or more qualified individuals to appoint as members meeting these criteria, the Council may appoint such members as close as possible to meeting the criteria. A majority of members constitute a quorum, but no approval actions shall be finalized without the favorable votes of at least three members of the Committee.
(2)
Powers and duties of the ARC. The Committee shall:
(3)
General procedures.
(a)
An application for new construction, development, redevelopment, and renovation within any overlay district, including lighting and landscaping plans, shall be submitted to the Director of Planning and Community Development for initial review and before application for consideration by the Planning Commission.
(b)
The Director of Planning and Community Development shall refer the proposal to the ARC for its consideration. The ARC shall make recommendations in accordance with the design requirements contained in this section and shall issue such recommendations to the Director within 30 days after all information is received for its review.
(c)
The ARC shall be responsible for reviewing the proposal based on the characteristics and specific factors within the overlay districts that may not be part of the preliminary site plan review.
(d)
After review by the ARC, the Director shall submit the proposal to the Planning Commission with the recommendations of the ARC.
(e)
If the ARC fails either to approve or disapprove plans and proposals within 30 days after the Director refers the proposal to the ARC, the plans and proposals shall be deemed approved.
(f)
ARC review and approval shall not be deemed to satisfy the requirements of any applicable building, health, or safety codes.
(g)
The City shall issue no building permit unless the provisions for ARC review as contained in this section have been met.
(4)
Items for review. The ARC shall review the following:
(a)
The general scope of the plan and its compatibility with existing or proposed design themes.
(b)
The conformity of the proposed project with the overall purpose of the design requirements.
(c)
That signage is consistent with the purpose of the overlay design requirements and conforms to the type, location, and size of signs required therein.
(d)
That proposed landscaping conforms to the overlay design requirements regarding, but not limited to, trees, plantings, and other amenities.
(e)
Facades of the proposed buildings or renovations and their orientation to the existing buildings.
(f)
Color scheme in relation to adjacent buildings and structures, and the overall aesthetic of the overlay district.
(g)
That parking and multi-modal circulation conforms to design recommendations and function.
(5)
Variances.
(a)
Circumstances such as (but not limited to) topography, location of property lines, environmental features, or other matters may authorize the ARC, by an affirmative vote of at least three of its members, to allow a reasonable variance to any of the design requirements.
(b)
The ARC shall develop a design review standard to govern its actions in respect to granting any variances. The design review standard shall be maintained in a documentary form and shall detail each variance granted and the reasons for granting same.
(c)
This variance procedure shall be limited to those areas under the direct purview of the ARC and shall not serve as a substitute for decisions under the jurisdiction of the Aberdeen Board of Appeals.
C.
Overlay district regulations.
(1)
Establishment of overlay districts imposes additional regulations on properties located within the boundaries of a given district, in order to enhance the quality of growth and development, and to protect the value of public and private investment. Overlay district requirements are in addition to those imposed by the specific zoning district in which the properties are located. In the case of a conflict among regulations, the strictest standard shall apply.
(2)
The boundaries of each overlay district are described below and are indicated on the Official Overlay District Maps for each district as adopted by ordinance. The districts shall be known as the I-95 Overlay District, the Downtown Revitalization Overlay District, and the Route 40 Corridor Overlay District.
(a)
I-95 Overlay District boundaries encompass the properties bordering Maryland Route 22 (Churchville Road), Technology Drive, Long Drive, and Interstate 95 (I-95) located within the Aberdeen corporate limits.
(b)
The Downtown Revitalization Overlay District boundaries are described as the properties bordering US 40, Route 7, and Route 715. The Downtown Revitalization Overlay District boundaries do not include properties located in the Transit Oriented Development District. All properties located in the TOD Neighborhood (T4), TOD Corridor (T5), TOD Downtown (T6), or Special District are subject to the requirements in § 235-18O and depicted on the Aberdeen TOD Designated Area Map included in § 235-42.
(c)
Route 40 Corridor Overlay District boundaries are described as the properties along US 40 from Route 7 to the Route 22 overpass.
(3)
Design requirements. All development within the I-95, Downtown Revitalization, and Route 40 Corridor Overlay Districts shall comply with the provisions set forth in this section.
D.
Overlay design requirements.
(1)
Overlay design requirements are intended for consistency of development in the following areas:
(2)
Building design, height and mass.
(a)
Scale and design. Within the Downtown District, buildings shall be built on a human scale and lend an intimate and personal feel to the streetscape. The scale of a project should be compatible with adjacent buildings and development.
(b)
Architectural features. Predominant primary architectural features, materials, and colors of existing buildings, especially those built in accordance with these design requirements, shall be incorporated into the proposed architectural design. Building additions shall be compatible in scale, materials, and character to the main building.
(c)
Relief and rhythm. Relief and rhythm should be used in the design to provide interest and variety and avoid monotony.
(d)
Exterior walls. Horizontal and vertical elements of exterior walls should vary in height and projection to provide substantial architectural interest and style. Such interest and style may be provided through, but not limited to, the treatment of windows, doors, eaves, rooflines and parapets.
(e)
Building accents. Building trim, accents, color, materials and style should be incorporated into primary design themes to promote architectural visual interest.
(f)
Exterior elevations. Exterior elevations of buildings should be integrated into the architectural style of the particular overlay district.
(g)
Details. Detailing should be used as a method of enhancing the character of a building, thereby adding interest to the development. Such details of a building elevation should continue the character of the project.
(h)
Equipment. Equipment, such as, but not limited to, roof-mounted communications and mechanical equipment and venting, shall be screened from street view.
(i)
Enclosures. Fences, walls, patio enclosures, and other such features visible from the street shall be compatible with the architectural character of the project. Dumpsters shall be enclosed or screened in such a way as to keep them from view, with use of similar building materials as those used in the overall project. Natural vegetation may be used as long as this achieves the proper level of screening.
(j)
Entryways. Building entryway design and placement should be integrated with the design of the project through the use of similar building materials, details, shapes, colors or other architectural features.
(k)
Roof variations. Roofline variations should be used to provide architectural style, character, and/or interest for commercial or industrial buildings that are limited in wall configuration (such as long, straight walls) due to functional constraints.
(l)
Window and door placement. Patterns created by window and door placement can add variety and interest to the design. Attractive views should be emphasized and noncomplementary views avoided. Every effort should be made to have drive-through windows not face a public street. Where this is not practical or possible, additional landscaping or other screening methods shall be used.
(m)
Walls and landscaped buffers. Walls and landscaped buffers shall be used to provide a physical separation between different projects and uses to minimize the impact of unattractive or noisy areas and to act as a buffer between properties. Walls that front on a public street shall be designed to include colors, materials, forms, and architectural accents compatible with the main building or streetscape.
(3)
Building setbacks.
(a)
Setback. The building setback shall adhere to the setback of the zoning district in which it is located.
(b)
Infill sites. For infill sites, buildings should be set back from the street in accordance with the predominant line of building setback along the street, so as to create a defined streetscape and sense of place. Buildings should be oriented toward the fronting street(s) wherever and whenever practical. Provisions for public open space and/or landscaped areas shall be accommodated.
(4)
Building materials.
(a)
Materials. The building materials of a project shall be durable and be the same or higher quality as surrounding developments.
(b)
Texture. The texture of the building components shall enhance the function or appearance of the design.
(c)
Color schemes. Color schemes shall be compatible with adjacent developments.
(d)
Details. Details of the proposed colors and materials shall be shown on the building plans with color samples at the time the project is submitted for ARC review.
(e)
Surfaces. Reflective surfaces shall not be used in locations which may produce excessive reflections or glare.
(5)
Awnings and canopies.
(a)
Use of awnings and canopies as design features to the front or rear of building windows and doorways is required and shall be installed in compliance with all applicable building, fire, and safety codes.
(b)
The specific location of awnings and canopies, their color, applied signage, and materials used shall be subject to the approval of the ARC.
(6)
Parking/shared parking.
(a)
For sites or developments that include significant amounts of parking, site design should avoid large uninterrupted expanses of asphalt from the fronting streets so that vast amounts of surface parking do not dominate the view(s) from the fronting street(s) to the site's primary buildings.
(b)
In keeping with the desire to avoid large areas of parking from the fronting street(s), parking should be broken up with landscaping and pedestrian walkways, with the majority of parking directed to the rear and sides of the buildings or site. Single large parking lots should be avoided.
(c)
Parking lots that face a street or alley shall be buffered or screened from the street by a low fence, wall, hedge, or vegetated buffer. If a parking lot fronts on an arterial or major collector and is of such a size that it dominates views from the fronting arterial/collector and detracts from the overall streetscape and community appearance, then it is required that the parking lot be screened or buffered from view along the fronting roadway(s).
(d)
Landscaping. Parking aisles shall be separated from one another by planted medians with trees or other landscaping features.
(f)
Access drives to parking lots should be minimized.
(g)
On-site traffic lanes. Traffic aisles within a project shall provide a safe and convenient circulation pattern. Pedestrian movement and safety shall be incorporated into the project design.
(h)
Proximity to structures. Parking areas shall be conveniently located to provide ease of access to all users, with short-term customer parking provided close to the building.
(i)
Covered spaces and parking garages. Covered parking structures and garages shall have design features compatible with the overall character of the project.
(j)
Parking lot lighting. Lighting shall provide adequate illumination but also avoid direct illumination of adjacent residential districts.
(7)
Pedestrian/bicycle circulation.
(a)
Pedestrian facilities shall include, but not be limited to, sidewalks, handicap-accessible ramps, crosswalks, and pedestrian signals.
(b)
Site designs should balance the access needs of pedestrian, vehicular, and bicycle traffic.
(c)
A network of convenient and safe pedestrian paths shall be provided to connect areas within the project, as well as to connect the project to adjacent properties.
(d)
Priority connections to bus stops, schools, parks, public facilities, and retailers should be provided.
(e)
The location and number of access points to the site, the interior circulation pattern, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience and shall be harmonious with proposed and existing buildings.
(f)
Walkways shall be well lit to provide visibility, security, and a pleasant environment.
(g)
Sidewalks shall be provided along the street frontage of the property in accordance with City standards.
(h)
Pedestrian and bicycle crossings must be provided as necessary for pedestrian and cyclist safety, convenience, and to minimize automobile conflict.
(8)
Outdoor lighting.
(a)
Outdoor lighting shall provide security and visual interest with minimal impact on adjacent properties.
(b)
Exterior lighting shall illuminate the building and its grounds for safety purposes, but in an aesthetic manner. Outdoor lighting shall be placed and screened to limit the emission of light beyond the development.
(c)
Exterior lighting fixtures shall be appropriate to the building and its surroundings in terms of style, scale, and intensity of illumination. Wall-mounted light fixtures should not extend above the height of the wall to which they are mounted.
(d)
The height of light fixtures, as well as their position and intensity, shall be subject to the approval of the ARC.
(9)
Standards for landscape design and development.
(a)
General requirements.
[1]
Landscaping must be installed as an integral feature of each project. Such landscaping includes finished grading, seeding, sodding, functional and decorative ground covers, shrubs, shade trees, flowering trees and evergreen trees.
[2]
The proposed landscape design concept must:
[a]
Reinforce architectural design objectives, parking functions and pedestrian activities within the site.
[b]
Buffer views of parking areas, service areas, dumpster areas, mechanical equipment, etc., with a combination of deciduous and evergreen trees and shrubs.
[c]
Provide canopy trees along streets and parking aisles and within planting islands.
[d]
Provide color, texture and visual interest.
[3]
All required landscaped areas must be planted with trees, shrubs and/or ground covers and use shredded hardwood mulch or bark.
[4]
The slope of any earth berm shall not exceed a vertical to horizontal ratio of 3:1 and shall be planted with a suitable ground cover to prevent soil erosion.
[5]
Signs or sidewalks may be located in required landscaped areas, in addition to plantings, as part of the landscape design.
[6]
Landscaped areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier.
(b)
The landscape plan.
[1]
All landscape plans for development shall be prepared and sealed by a landscape architect registered in the State of Maryland or by any other registered or licensed professional who is authorized by the state to prepare landscape plans.
[2]
The landscape plan shall indicate location, general type and quality of any existing vegetation and methods for protection of existing vegetation during construction.
[3]
The landscape plan shall include location and identification of all proposed plants, as well as a plant list that includes botanical and common name, quantity, spacing and size at time of planting.
[4]
The landscape plan shall include the location and description of other landscape improvements, such as earth berms, walls, fences, screens, sculptures and fountains, street furniture, lighting and paved outdoor areas.
(c)
Landscape standards.
[1]
Public right-of-way. A landscaped strip shall be provided on the property adjacent to all public rights-of-way.
[a]
Arterial street. A ten-foot-wide landscaped strip is required adjacent to and parallel to the frontage of an arterial street.
[b]
Nonarterial street. A ten-foot-wide landscaped strip is required adjacent and parallel to the frontage of a nonarterial street.
[c]
Landscaped strips adjacent to the public right-of-way should be designed to include ground covers and other plant materials compatible with low-maintenance and low-water-use standards.
[d]
One tree and three shrubs shall be planted in the landscaped strip for every 25 feet of street frontage.
[3]
Parking lots.
[a]
Parking aisles should be separated from one another by planted medians with major shade trees and low-growing shrubs.
[b]
Where the end of a parking space abuts a required landscaped area, the width of the landscaped area must be increased by five feet, or curb stops provided to prevent overhang of parked cars.
[4]
Stormwater management facilities.
[a]
Landscaping of stormwater management facilities shall be undertaken in accordance with the current Maryland Stormwater Design Manual.
[b]
Stormwater management or retention areas must not detract from the quality of the overall landscape design. Large areas for water retention should be utilized as a landscape element whenever possible.
(d)
Planting requirements.
[1]
Minimum tree sizes at installation shall be as follows. In certain locations, such as entrances, corners and focal points, and for critical areas to be screened, larger trees or shrubs may be required.
[2]
Required shrubs shall have a minimum mature growth height of 24 inches. At least 50% of required shrubs shall be a minimum of five-gallon size upon installation. In no case shall any shrub be less than one-gallon size.
[3]
Ground cover.
[a]
Required ground cover may be two types:
[b]
Substitution due to seasonal planting problems or lack of plant availability may be made in accordance with the following:
[i]
No reduction in the quantities of plant materials.
[ii]
No significant change in size or location of plant materials.
[iii]
New plant materials fall within the same general functional category of plants (shade trees, ornamental trees, evergreens, etc.) as the plant materials being replaced.
[iv]
The proposed new plant materials are considered appropriate with respect to elements necessary for good survival, continued growth and reasonable maintenance.
(e)
Plant standards and guarantee.
[1]
All material selected shall be equal to or better than the requirements of the American Standard for Nursery Stock, latest edition, as published by the American Association of Nurserymen. All material shall be nursery grown under the same climatic conditions as the location of this project for at least two years. Varieties shall be indigenous to this area, Zone 6.
[2]
All materials shall be planted according to the Landscape Specification Guidelines published by the Landscape Contractors Association, or its equivalent.
[3]
All plant materials shall be installed during the first planting season after completion of site work.
[4]
All plant material shall be guaranteed by the property owner or installer for the duration of one full growing season after final inspection and acceptance of the work. Plants shall be alive and in satisfactory growing condition at the end of the guarantee period.
[5]
The property owner and/or lessee shall maintain all landscape materials and landscaped areas in accordance with the approved plan.
[6]
All landscaping, buffering and screening shall be maintained in a healthy condition at all times. Dead or diseased plants shall be removed and replaced with new material by the owner within one growing season.
(10)
Screening/loading storage.
(a)
Trash and refuse collection areas. Areas that generate noise and odors shall be located where they will not disturb the residents or patrons within the project or adjacent uses and shall not be the visual focal point of a driveway or parking area.
(b)
Loading and service bays. Landscaped areas, fencing and walls should be used to decrease noise levels. These areas should also be separated from customer parking where possible.
(c)
Pedestrian loading and unloading areas. Pedestrian dropoff locations shall be incorporated within the overall circulation patterns and should be convenient and safe for pedestrians.
(d)
Emergency vehicle access. Access for emergency vehicles should be integrated into the design of the project. Signage and striping shall be compatible with the overall design.
(e)
Outside storage. Outside storage areas, if permitted, shall be screened from street view and from adjacent residential, office, and commercial districts.
(11)
Signage.
(a)
Signs shall be in harmony with the style and character of the development and should be an integral design component of the building architecture, building materials, landscaping and overall site development.
(b)
The following signs will be permitted:
[1]
Attached signs. Attached signs should be integrated with the primary physical features of the building and should complement the building architecture.
[2]
Letters. Signs should be composed of individual letters, such as channel letters, upgraded cabinet forms, or other durable material, and should be mounted so that the attachment device is not visible or discernible. Raceways or similar mounting platforms should be the same color as the surface upon which they are placed.
[3]
Monument signs shall, where feasible and desirable, incorporate design features associated with the buildings or structures and should constitute an architectural component of the overall development.
(c)
Monument signs shall be constructed with a base of metal or masonry construction. Sign cabinets and sign faces mounted atop a base or other fixture shall be boarded or background by the architectural features, materials, and embellishment of the entire sign.
(d)
Sign copy shall not exceed a horizontal to vertical ratio of 2:1.
(e)
Internally illuminated signs should provide an opaque background so that only the sign copy is illuminated, except where the background is colored to mute the amount of illumination or where the background is integral to the design of a corporate image or registered trademark.
(12)
Security.
(a)
Physical barriers, such as bollards, are permissible for security purposes.
(b)
Doorways and windows should be located to maximize surveillance of entryways, pathways, and parking lots.
(c)
Adequate outdoor lighting shall be provided throughout the development.
(d)
Landscaping shall not block surveillance measures or access and egress of safety vehicles and equipment.
(13)
Noise impact.
(a)
Site design shall include provisions for limiting noise so as not to interfere with the use of adjacent property. The occupants of a development shall be protected from noise from both outside and within the site through screening, setbacks, and noise-reducing building materials.
(b)
Noise-generating equipment shall be located to minimize impact on adjacent residential uses.