Bellevue Village City Zoning Code
PART 500
1300 Traditional Neighborhood Development District TND
§ 500-1301 Statutory authority.
This chapter is adopted by the Village pursuant to the authority contained in §§ 61.35, 62.23 and 66.1027, Wis. Stats.
§ 500-1302 Applicability.
The traditional neighborhood development district ordinance is an alternative set of standards for development within the Village for new development of 15 acres or more contiguous to existing development, redevelopment or infill development of 10 acres or more.
§ 500-1303 Purpose.
The purpose of this part is to encourage and permit development and redevelopment of land in the Village of Bellevue consistent with the design principles of Traditional Neighborhoods. A traditional neighborhood:
A.
Is compact.
B.
Is designed for the human scale.
C.
Provides a mix of uses, including residential, commercial, civic, and open space uses in close proximity to one another within the neighborhood.
D.
Provides a mix of housing styles, types and sizes to accommodate households of all ages, sizes and incomes.
E.
Incorporates a system of interconnected streets with sidewalks, bikeways, and transit that offer multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments.
F.
Retains existing buildings with historical features or architectural features that enhance the visual character of the community.
G.
Incorporates significant environmental features into the design.
H.
Is consistent with the Village's Comprehensive Plan.
§ 500-1304 Fees.
The Village Board may, by resolution, establish fees for the administration of this chapter and publish these fees in the Village Fee Schedule.
§ 500-1305 Definitions.
See Part 500-300, Definitions.
§ 500-1306 Application procedure and approval process.
Prior to the issuance of any permits for development within a Traditional Neighborhood Development, the following steps shall be completed according to the procedures outlined in this section:
A.
The applicant shall have had an initial conference with Village staff.
B.
A specific implementation plan and a Zoning Map amendment to a Traditional Neighborhood Development District shall be approved by the Village Board after review by the Plan Commission.
C.
A specific implementation plan shall be approved by the Village Board after review by the Plan Commission along with any plans and documentation required by Municipal Code Chapter 410, Subdivision of Land.
(1)
Initial conference. Before submitting an application for a Traditional Neighborhood Development project, the applicant shall schedule an appointment and meet with Community Development Director or his/her designee to discuss the procedure for approval of a Traditional Neighborhood Development project, including submittal requirements and design standards.
(2)
General implementation plan. Following the initial conference, the applicant shall submit a general implementation plan to the Community Development Director or his/her designee together with an application for rezoning request to a Traditional Neighborhood Development District and a reasonable schedule for the implementation of the development to the satisfaction of the Plan Commission and Village Board.
(a)
Within 45 days, the Plan Commission shall consider the Zoning Map amendment request and make a recommendation for approval or disapproval of a general implementation plan. The Plan Commission shall receive a report from the municipal staff recommending approval, disapproval or approval with specified modifications. Within 30 days, the Plan Commission shall recommend the Village Board either:
(b)
The Village Board shall receive the recommendation from the Plan Commission and report from municipal staff and hold a public hearing on the proposed general implementation plan. Upon due consideration, the Village Board shall either:
(3)
General implementation plan submittal requirements. The purpose of the general implementation plan is to establish the intent, density, and intensity for a proposed development. The general implementation plan shall include the following:
(a)
A general location map of suitable scale, but no less than one inch equals 200 feet, which shows the location of the property within the community and adjacent parcels including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site.
(b)
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (>69KV), steep slopes greater than 15%, and brownfields.
(c)
A conceptual site plan, at a scale of no less than one inch equals 100 feet, which indicates topography in two-foot contours for sites with 15 feet or more of local relief, or one-foot contours for local sites with less than 15 feet of local relief, consisting of a map with proposed features and existing site features and uses that will remain. These features should include building outlines, location of streets, transit stops, drives and parking areas, pedestrian and bicycle paths, service access areas for receiving material and trash removal, and other impervious surfaces. The location of proposed and existing to remain trees and shrubs should also be included, along with any other significant features.
(d)
A conceptual stormwater management plan identifying the proposed patterns of major stormwater runoff, locations of stormwater infiltration areas, and other significant stormwater best management practices.
(e)
Identification of the architectural style(s) of the Traditional Neighborhood Development and the accompanying site design style(s). The design style of the Traditional Neighborhood Development shall be conveyed with drawings or computer simulations of typical proposed building elevations (including dimensions of building height and width, and facade treatment).
(f)
A written report that provides general information about the covenants, conservation easements, or agreements which will influence the use and maintenance of the proposed development. The report shall also describe the site conditions and the development objectives.
(g)
Any other information deemed necessary by the Village in order to evaluate plans.
(h)
A copy of the above information shall be submitted plus a PDF and one reduced set no larger than 11 inches by 17 inches.
(4)
Specific implementation plan. The purpose of the specific implementation plan is to establish a detailed development proposal. The specific implementation plan can be proposed, reviewed, and acted upon as whole or in part or phases. Following approval of the general implementation plan, the applicant shall submit a specific implementation plan to the Plan Commission.
(a)
Within 30 days following receipt of the specific implementation plan, the Plan Commission shall receive a report from the municipal staff recommending approval, disapproval or approval with specified modifications. The Plan Commission shall determine that the proposed specific implementation plan is in substantial conformance with the approved general implementation plan. Upon due consideration, the Plan Commission shall recommend that the Village Board either:
[1]
Approve the specific implementation plan as being in substantial conformance with the general implementation plan;
[2]
Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or
[3]
Deny the specific implementation plan.
(b)
Following Plan Commission recommendation, the Village Board shall receive the recommendation from the Plan Commission and the report from the municipal staff. Upon due consideration, the Village Board shall either:
[1]
Approve the specific implementation plan as being in substantial conformance with the general implementation plan;
[2]
Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or
[3]
Deny the specific implementation plan.
(5)
Specific implementation plan submittal requirements. The applicant shall submit a series of plans, maps, and written materials which include the following information:
(a)
A general location map of suitable scale which shows the boundaries and dimensions of the property within the context of the Village and adjacent parcels, including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site, along with a legal description of the property.
(b)
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (>69KV), slopes greater than 15%, and brownfields.
(c)
A site plan, including proposed topographic contours at one-foot intervals, with the following information:
[1]
The location of proposed structures and existing structures that will remain, with height and gross floor area noted.
[2]
The location of street and pedestrian lighting, including lamp intensity and height.
[3]
Location of proposed open space.
[4]
The circulation system indicating pedestrian, bicycle, and motor vehicle movement systems, including existing and proposed public streets or rights-of-way; transit stops.
[5]
Easements or other reservations of land on the site; the location and dimensions of existing and proposed curb cuts, off-street parking and loading spaces, include service access for receiving and trash removal; sidewalks and other walkways.
[6]
Location of all trees, shrubs, and ground cover (proposed or existing) to remain on the site.
(d)
A stormwater management plan for the site. The grading plan shall show existing and proposed ground elevations with contours (one-foot contour interval) and spot elevations at significant high points, low points, and transition points. The grading plan shall also note the finished ground floor elevations of all buildings. The plan shall also show the locations of all storm drainage sewers and structures, and infiltration or detention/retention structures; and all wetlands on the site, using the Federal Manual for Identifying and Delineating Jurisdictional Wetlands, and copies of documents completed in making the wetlands identification.
(e)
Detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows; the location, height and material for screening walls and fences, including outdoor trash storage areas, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment.
(f)
A utilities plan showing underground and aboveground lines and structures for sanitary sewers, electricity, gas, telecommunications, etc.
(g)
A written report which completely describes the proposal and indicates covenants or agreements that will influence the use and maintenance of the proposed development. The report also shall describe the analysis of site conditions and the development objectives.
(h)
Phasing plans, where applicable.
(i)
Any other information deemed necessary by the Village Board in order to evaluate plans.
(j)
A copy of the above information shall be submitted plus a PDF and one reduced set no larger than 11 inches by 17 inches.
(6)
Amendments to the specific implementation plan.
(a)
Minor changes to the specific implementation plan adopted by the Village Board may be approved by the Community Development Director or his/her designee, provided that the changes do not involve:
(b)
A major change to a specific implementation plan which is less restrictive than any conditions of approval for the initial specific implementation plan shall require approval by a majority vote of all members of the Village Board.
(7)
Subdivision of land. If the Traditional Neighborhood Development involves the subdivision of land as defined in the Village's subdivision ordinance, Chapter 410, Subdivision of Land, the applicant shall submit all required land division documents in accordance with the requirements of the subdivision ordinance and Chapter 236 of the Wisconsin Statutes. If there is a conflict between the design standards of the subdivision ordinance and the design guidelines of this chapter, the provisions of this chapter shall apply.
(8)
Ownership and maintenance of public space. Provisions shall be made for the ownership and maintenance of streets, squares, parks, open space, and other public spaces in a Traditional Neighborhood Development by dedication to the Village.
(9)
Recording of documents. The following documents need to be filed by the applicant in the Brown County Register of Deeds Office within 30 days after approval of the document by the Village Board a certified copy of this chapter amendment designating a tract of land as a Traditional Neighborhood Development; the general implementation plan; and the specific implementation plan.
§ 500-1307 Neighborhood uses.
In order to achieve the proximity necessary to make neighborhoods walkable, it is important to mix land uses. A traditional neighborhood development should consist of a mix of residential uses, a mixed-use area, and open space as provided below:
A.
A mix of residential uses of the following types can occur anywhere in the Traditional Neighborhood Development. For infill development, the mix of residential uses may be satisfied by existing residential uses adjacent to the Traditional Neighborhood Development.
(1)
Single-family detached dwellings, including manufactured homes.
(2)
Single-family attached dwellings, including duplexes, townhouses, row houses.
(3)
Multifamily dwellings, including senior housing.
(4)
Secondary dwelling units ("granny flats").
(5)
"Special needs" housing, such as community living arrangements and assisted living facilities.
B.
Mixed-use area, of commercial, residential, civic or institutional, and open space uses as identified below. All residents should be within approximately 1/2 mile or a fifteen-minute walk from existing or proposed commercial, civic, and open space areas. Individual businesses should not exceed 6,000 square feet in size.
(1)
Commercial uses:
(a)
Food services (neighborhood grocery stores; butcher shops; bakeries; restaurants, not including drive-throughs; cafes; coffee shops; neighborhood bars or pubs).
(b)
Retail uses (florists or nurseries; hardware stores; stationery stores; book stores; studios and shops of artists and artisans).
(c)
Services (day-care centers; music, dance or exercise studios; offices, including professional and medical offices; barber; hair salon; dry cleaning).
(d)
Accommodations (bed-and-breakfast establishments, small hotels or inns).
(2)
Residential uses:
(a)
Single-family attached dwellings, including duplexes, townhouses, row houses.
(b)
Multifamily dwellings, including senior housing.
(c)
Residential units located on upper floors above commercial uses or to the rear of storefronts.
(d)
"Live/work" units that combine a residence and the resident's workplace.
(e)
"Special needs" housing, such as community living arrangements and assisted living facilities.
C.
Open space uses identified below should be incorporated in the traditional neighborhood development as appropriate. Large outdoor recreation areas should be located at the periphery of neighborhoods rather than central locations.
§ 500-1308 Development units.
The number of residential dwelling units and the amount of nonresidential development (excluding open spaces) shall be determined as follows:
A.
In areas devoted to mixed residential uses:
(1)
The number of single-family attached and detached units permitted shall be three to six dwelling units per net acre;
(2)
The number of multifamily units shall be medium six to nine and high nine to 12 dwelling units per net acre.
(3)
Secondary dwelling units shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of secondary dwelling units shall not be more than 10% of the total number of single-family attached and detached units.
(4)
For each affordable housing unit provided under this section, one additional dwelling unit shall be permitted, up to a maximum fifteen-percent increase in dwelling units.
B.
In mixed-use areas:
(1)
The number of single-family and multifamily dwelling units permitted shall be calculated the same as above plus an additional number of units not to exceed 10% of the amount permitted above.
(2)
All dwelling units constructed above commercial uses shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of dwelling units shall not be increased by more than 10 dwelling units or 10%, whichever is greater.
(3)
The total ground floor area of nonresidential development uses, including off-street parking areas, shall not exceed 25% of the traditional neighborhood development.
§ 500-1309 Open space.
At least 10% of the gross acreage of the Traditional Neighborhood Development must be open space. Open space may include undevelopable areas such as steep slopes and wetlands, and stormwater detention and retention basins. At least 25% of the open space must be common open space dedicated to the public for parkland. Parkland shall be dedicated in accordance with the requirements of Chapter 410, Subdivision of Land. Ninety percent of the lots within the areas devoted to mixed residential uses shall be within a 1/2 mile or a fifteen-minute walk from common open space.
§ 500-1310 Stormwater management.
The design and development of the traditional neighborhood development should minimize off-site stormwater runoff, promote on-site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the following requirements:
A.
Untreated, direct stormwater discharges to wetlands or surface waters are not allowed.
B.
Post development peak discharge rates should not exceed pre-development peak rates.
C.
Erosion and sediment controls must be implemented to remove 80% of the average annual load of total suspended solids.
D.
Areas for snow storage should be provided unless the applicant provides an acceptable snow removal plan.
E.
Redevelopment stormwater management systems should improve existing conditions and meet standards to the extent practicable.
F.
All treatment systems or BMPs must have operation and maintenance plans to ensure that systems function as designed.
§ 500-1311 Lot and block standards.
A.
Block and lot size diversity. Street layouts should provide for perimeter blocks that are generally in the range of 200 to 400 feet deep by 400 to 800 feet long. A variety of lot sizes should be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.
B.
Lot widths. Lot widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.
C.
Building setbacks, front - mixed-use area. Structures in the mixed-use area have no minimum setback. Commercial and civic or institutional buildings should abut the sidewalks in the mixed-use area.
D.
Building setback, front - areas of mixed residential uses. Single-family detached residences shall have a building setback in the front between zero and 25 feet. Single-family attached residences and multifamily residences shall have a building setback in the front between zero and 15 feet.
E.
Building setback, rear - areas of mixed residential uses. The principal building on lots devoted to single-family detached residences shall be setback no less than 30 feet from the rear lot line.
F.
Side setbacks. Provision for zero lot-line single-family dwellings should be made, provided that a reciprocal access easement is recorded for both lots and townhouses or other attached dwellings, provided that all dwellings have pedestrian access to the rear yard through means other than the principal structure.
§ 500-1312 Circulation standards.
The circulation system shall allow for different modes of transportation. The circulation system shall provide functional and visual links within the residential areas, mixed-use area, and open space of the Traditional Neighborhood Development and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide connected pedestrian and bicycle routes (especially off-street bicycle or multi-use paths or bicycle lanes on the streets), control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the Traditional Neighborhood Development.
A.
Pedestrian circulation. Convenient pedestrian circulation systems that minimize pedestrian-motor vehicle conflicts shall be provided continuously throughout the Traditional Neighborhood Development. Where feasible, any existing pedestrian routes through the site shall be preserved and enhanced. All streets, except for alleys, shall be bordered by sidewalks on both sides in accordance with the specifications listed in Table 13-1, Attributes of Streets in a Traditional Neighborhood Development. The following provisions also apply:
(1)
Sidewalks in residential areas. Clear and well-lighted sidewalks, a minimum of three feet to five feet in width, depending on projected pedestrian traffic, shall connect all dwelling entrances to the adjacent public sidewalk.
(2)
Sidewalks in mixed-use areas. Clear and well-lighted walkways shall connect building entrances to the adjacent public sidewalk and to associated parking areas. Such walkways shall be a minimum of five feet in width.
(3)
Disabled accessibility. Sidewalks shall comply with the applicable requirements of the Americans with Disabilities Act.
(4)
Crosswalks. Intersections of sidewalks with streets shall be designed with clearly defined edges. Crosswalks shall be well lit and clearly marked with contrasting paving materials at the edges or with striping.
B.
Bicycle circulation. Bicycle circulation shall be accommodated on streets and/or on dedicated bicycle paths. Where feasible, any existing bicycle routes through the site shall be preserved and enhanced. Facilities for bicycle travel may include off-street bicycle paths (generally shared with pedestrians and other nonmotorized users) and separate, striped, four-foot bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be 14 feet.
C.
Public transit access. Where public transit service is available or planned, convenient access to transit stops shall be provided. Where transit shelters are provided, they shall be placed in highly visible locations that promote security through surveillance, and shall be well-lighted.
D.
Motor vehicle circulation. Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic calming features such as "queuing streets," curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.
(1)
Street hierarchy. Each street within a traditional neighborhood development shall be classified according to the following (arterial streets should not bisect a traditional neighborhood development):
(a)
Collector. This street provides access to commercial or mixed-use buildings, but it is also part of the Village's major street network. On-street parking, whether diagonal or parallel, helps to slow traffic. Additional parking is provided in lots to the side or rear of buildings.
(b)
Sub-collector. This street provides primary access to individual residential properties and connects streets of lower and higher function. Design speed is 25 miles per hour.
(c)
Local street. This street provides primary access to individual residential properties. Traffic volumes are relatively low, with a design speed of 20 miles per hour.
(d)
Alley. These streets provide secondary access to residential properties where street frontages are narrow, where the street is designed with a narrow width to provide limited on-street parking, or where alley access development is desired to increase residential densities. Alleys may also provide delivery access or alternate parking access to commercial properties.
Table 13-1 Attributes of Streets in a Traditional Neighborhood Development | ||||
|---|---|---|---|---|
Collector | Sub-collector | Local Street | Alley | |
Average Daily Trips | 750 or more | 750 to 1,500 | Less than 250 | Not applicable |
Right-of-Way | 76 to 88 feet | 48 to 72 feet | 35 to 66 feet | 20 feet |
Auto Travel Lanes | 2 or 3 12-foot lanes | 2 10-foot lanes | 2 10-foot lanes or 1 14-foot (queuing) lane | 2 10-foot lanes for 2-way traffic, or 1 12-foot lane for 1-way traffic |
Bicycle Lanes | 2 6-foot combined with parking lanes | 4-foot lanes with no parking, or 6-foot lanes combined with parking lanes | None | None |
Parking | Both sides, 8 feet | None, one or both sides, 8 feet | None or one side, 8 feet | None (access to individual drives and garages, outside of right-of-way) |
Curb and Gutter | Required | Required | Subject to Plan Commission approval | |
Planting Strips | Minimum of 6 feet | Minimum of 6 feet | Minimum of 6 feet | None |
Sidewalks | Both sides, minimum of 5 feet | Both sides, 3 to 5 feet | Both sides, 3 to 5 feet | None |
(2)
Street layout. The Traditional Neighborhood Development should maintain the existing street grid, where present, and restore any disrupted street grid where feasible. In addition:
(a)
Intersections shall be at right angles whenever possible, but in no case less than 75°. Low-volume streets may form three-way intersections creating an inherent right-of-way assignment (the through street receives precedence) which significantly reduces accidents without the use of traffic controls.
(b)
Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc with a maximum radius of 15 feet for local streets and 20 feet for intersections involving collector or arterial streets. The intersection of a local street and an access lane or alley shall be rounded by a tangential arc with a maximum radius of 10 feet.
(c)
Curb cuts for driveways to individual residential lots shall be prohibited along arterial streets. Curb cuts shall be limited to intersections with other streets or access drives to parking areas for commercial, civic or multifamily residential uses. Clear sight triangles shall be maintained at intersections, as specified in Table 13-2, Clear Sight Distances, unless controlled by traffic signal devices.
Table 13-2 Clear Sight Distances | ||
|---|---|---|
Intersection of: | Minimum Clear Sight Distance (feet) | |
Local street and collector | 120 | |
Collector and collector | 130 | |
Collector and arterial | 50 | |
(d)
The orientation of streets should enhance the visual impact of common open spaces and prominent buildings, create lots that facilitate passive solar design, and minimize street gradients. All streets shall terminate at other streets or at public land, except local streets may terminate in stub streets when such streets act as connections to future phases of the development. Local streets may terminate other than at other streets or public land when there is a connection to the pedestrian and bicycle path network at the terminus.
(3)
Parking requirements. Parking areas for shared or community uses should be encouraged. In addition:
(a)
In the mixed-use area, any parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in Section 500-1314, Landscaping and screening standards, of this chapter.
(b)
A parking lot or garage may not be adjacent to or opposite a street intersection.
(c)
In the mixed-use area, a commercial use must provide one parking space for every 500 square feet of gross building area.
(d)
Parking lots or garages must provide not less than one bicycle parking space for every 10 motor vehicle parking spaces.
(e)
Adjacent on-street parking may apply toward the minimum parking requirements.
(f)
In the mixed residential areas, parking may be provided on-site. One off-street parking space with unrestricted ingress and egress shall be provided for each secondary dwelling unit.
(g)
Multifamily uses must provide one parking space for every dwelling unit and 0.5 parking spaces for each additional bedroom.
(4)
Service access. Access for service vehicles should provide a direct route to service and loading dock areas, while avoiding movement through parking areas.
(5)
Paving. Reduction of impervious surfaces through the use of interlocking pavers is strongly encouraged for areas such as remote parking lots and parking areas for periodic uses.
§ 500-1313 Architectural standards.
A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.
A.
Guidelines for existing structures.
(1)
Existing structures, if determined to be historic or architecturally significant, shall be protected from demolition or encroachment by incompatible structures or landscape development.
(2)
The U.S. Secretary of the Interior's Standards for Rehabilitation of Historic Properties shall be used as the criteria for renovating historic or architecturally significant structures.
B.
Guidelines for new structures.
(1)
Height. New structures within a Traditional Neighborhood Development shall be no more than three stories for single-family residential, or five stories for commercial, multifamily residential, or mixed-use.
(2)
Entries and facades.
(a)
The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street.
(b)
The front facade of the principal building on any lot in a Traditional Neighborhood Development shall face onto a public street.
(c)
The front facade shall not be oriented to face directly toward a parking lot.
(d)
Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.
(e)
For commercial buildings, a minimum of 50% of the front facade on the ground floor shall be transparent, consisting of window or door openings allowing views into and out of the interior.
(f)
New structures on opposite sides of the same street should follow similar design guidelines. This provision shall not apply to buildings bordering civic uses.
C.
Guidelines for garages and secondary dwelling units. Garages and secondary dwelling units may be placed on a single-family detached residential lot within the principal building or an accessory building provided that the secondary dwelling unit shall not exceed 800 square feet.
D.
Guidelines for exterior signage. A comprehensive sign program is required for the entire Traditional Neighborhood Development which establishes a uniform sign theme. Signs shall share a common style (e.g., size, shape, material). In the mixed-use area, all signs shall be wall signs or cantilever signs. Cantilever signs shall be mounted perpendicular to the building face and shall not exceed eight square feet. Please refer to Part 500-1800 for other restrictions.
E.
Guidelines for lighting.
(1)
Street lighting shall be provided along all streets. Generally more, smaller lights, as opposed to fewer, high-intensity lights, should be used. Street lights shall be installed on both sides of the street at intervals of no greater than 75 feet. Street lighting design shall meet the minimum standards developed by the Illumination Engineering Society.
(2)
Exterior lighting shall be directed downward in order to reduce glare onto adjacent properties.
§ 500-1314 Landscaping and screening standards.
Overall composition and location of landscaping shall complement the scale of the development and its surroundings. In general, larger, well-placed contiguous planting areas shall be preferred to smaller, disconnected areas. Where screening is required by this chapter, it shall be at least three feet in height, unless otherwise specified. Required screening shall be at least 50% opaque throughout the year. Required screening shall be satisfied by one or some combination of: a decorative fence not less than 50% opaque behind a continuous landscaped area, a masonry wall, or a hedge.
A.
Street trees. A minimum of one deciduous canopy tree per 40 feet of street frontage, or fraction thereof, shall be required. Trees can be clustered and do not need to be evenly spaced. Trees should preferably be located between the sidewalk and the curb, within the landscaped area of a boulevard, or in tree wells installed in pavement or concrete. If placement of street trees within the right-of-way will interfere with utility lines, trees may be planted within the front yard setback adjacent to the sidewalk.
B.
Parking area landscaping and screening.
(1)
All parking and loading areas fronting public streets or sidewalks, and all parking and loading areas abutting residential districts or uses, shall provide:
(2)
Parking area interior landscaping. The corners of parking lots, "islands," and all other areas not used for parking or vehicular circulation shall be landscaped. Vegetation can include turf grass, native grasses or other perennial flowering plants, vines, shrubs or trees. Such spaces may include architectural features such as benches, kiosks or bicycle parking.
(3)
In large parking lots containing more than 200 spaces, an additional landscaped area of at least 300 square feet shall be provided for each 25 spaces or fraction thereof, containing one canopy tree. The remainder shall be covered with turf grass, native grasses or other perennial flowering plants, vines or shrubs.
C.
Installation and maintenance of landscaping materials.
(1)
All landscape materials shall be installed to current industry standards.
(2)
Maintenance and replacement of landscape materials shall be the responsibility of the property owner. Landscape maintenance should incorporate environmentally sound management practices, including the use of water- and energy-efficient irrigation systems such as drip irrigation, and pruning primarily for plant health and public safety, replacing dead materials annually.
D.
Materials. All plant materials must meet the minimum standards set by the American National Standards Institute in ANSI Z60.1 American Standard for Nursery Stock. Landscape species shall be indigenous or proven adaptable to the climate, but shall not be invasive species. Plant materials shall comply with the following standards:
(1)
Minimum plant size shall be as specified in Table 13-3, Minimum Plant Sizes (for the purpose of determining tree trunk size, the diameter shall be measured six inches above ground level):
Table 13-3 Minimum Plant Sizes | ||
|---|---|---|
Plant Type | Minimum Size | |
Evergreen tree | 6 feet in height | |
Deciduous canopy tree | 22 inches caliper at dbh* | |
Small deciduous tree | 12 inches caliper at dbh* | |
Evergreen or deciduous shrubs | 18 to 24 inches in height | |
* | dbh = diameter at breast height |
(2)
Landscape materials shall be tolerant of specific site conditions, including but not limited to heat, drought and salt.
(3)
Existing healthy plant material may be utilized to satisfy landscaping requirements, provided it meets the minimum plant size specified above.
(4)
Landscape materials that are used for screening shall be of a size that allows growth to the desired height and opacity within two years.