Any lot or parcel located within the Parrish Lane Gateway Area, as defined below, shall be subject to the standards and regulations of this Chapter. Such standards and regulations are intended to be in addition to existing standards and regulations of the underlying zone of the property and other applicable regulations of this Title.

1. Design Standards and Guidelines. This Chapter establishes two kinds of design criteria: design standards and design guidelines.
   
   1. Design standards are required in addition to other standards set forth in this Title and are indicated by the verb "shall." In the event of conflict between this Section and other applicable provisions of this Title, the more restrictive provision shall apply.
      
   2. Design guidelines indicate additional actions that may be taken to enhance development design and achieve greater compatibility with adjacent land uses. Guidelines thus use the verb "should" (rather than "shall") signifying that the guidelines are desirable objectives to be achieved but are not mandatory requirements.
      
2. Parrish Lane Gateway Area Boundaries. The Parrish Lane Gateway Area consists of any property that has frontage on Parrish Lane, is part of a larger project that has frontage on Parrish Lane, or has a significant visual presence on Parrish Lane, between Main Street and the Legacy Highway right of way, within the City of Centerville.

1. Articulation.
   
   1. A building should reflect a human scale and be inviting to the public. Large buildings shall be "stepped", both vertically and horizontally, to break up the building mass and provide aesthetic relief.
      
   2. Buildings shall be accessible for pedestrians and public transit users, not just for people driving private automobiles. 
      
      1. Building entrances shall be identifiable and directly accessible from public sidewalks via on-site pedestrian walkways. (Drive aisles and other vehicular accesses shall not be considered pedestrian walkways). 
         
      2. Pedestrian walkways shall have at least five feet of unobstructed width, and shall be part of an approved pedestrian circulation plan.
         
   3. A controlled physical environment discourages criminal activities. All buildings shall have proper security lighting, and developers should consider other security measures such as security hardware, surveillance equipment, and security-oriented building designs.
      
2. Public Amenities.
   
   1. Overhangs and canopies should be integrated into the building design so as to enhance pedestrian walkways. 
      
   2. Comfortable and attractive amenities such as benches, tables, drinking fountains, trash receptacles, information kiosks, plazas, fountains, etc., should be provided for public enjoyment and comfort.
      
   3. Where necessary, bus shelters should be incorporated into the building and/or site design and meet the criteria of the State transit authority.
      
   4. All building access and site amenities should be accessible to the physically disabled and shall comply with applicable provisions of the Americans with Disabilities Act (ADA).
      
3. Colors and Materials.
   
   1. All applications for site plan review of construction within the Parrish Lane Gateway Area shall include a "storyboard" with samples of the colors and materials to be used on-site. "Storyboard" materials should harmonize with existing, surrounding development 
      
   2. Buildings should be constructed primarily of cement block, brick, or similar maintenance-free material. 
      
      1. At least 25% of the primary façade shall have upgraded architectural features such as canopies, pillars, archways, and other treatments.
         
      2. At least 15% of a secondary facade (the façade facing a none-primary frontage) shall be of upgraded architectural features. 
         
      3. At least 5% of all other facades shall be of upgraded architectural features.
         
   3. Fencing for storage or sales areas shall be of wrought iron or similar construction up to eight feet in height. 
      
      1. Fence height may be extended beyond eight feet for areas which require additional security subject to the issuance of a conditional use permit pursuant to CZC 12.21.100. The additional fencing shall use the same materials or be chain link covered with screen-fabric.
         
      2. Pillars and/or similar architectural features shall be constructed at periodic intervals for all fencing to provide visual relief.
         
4. Screening.
   
   1. All rooftop equipment and satellite dishes shall be screened so as to not be visible from the nearest public street and shall be integrated with the building design. Screening should be part of the articulation of the building and should not appear to be an afterthought. All screening shall be architecturally compatible with the primary structure.
      
   2. Screening devices and landscaping shall be used to mitigate the visual impact of utility equipment and service areas. All service areas shall be screened to conceal trash containers, loading docks, transformers, backflow preventers, and other mechanical and/or electrical equipment.
      
   3. Well-lighted areas discourage criminals from loitering and endangering passing pedestrians. Service areas and other screened areas shall have proper security lighting.

1. Overall Design Concepts.
   
   1. At least 15% of the gross site area shall be landscaped. Dedicated walkways, plazas, and other pedestrian oriented hardscape areas may be included as landscaping, provided that they do not exceed 15% of the required minimum landscaping requirement. As used herein, hardscape means sidewalks, urban trails, plazas, and other non-vegetative construction located in areas designated as landscaping.
      
   2. The landscaping plan of each site shall be unified both internally and externally, and relate to the larger context of the surrounding community. All landscape plans should consider the site's history and its unique contribution to the character of the community.
      
   3. The landscaping plan shall include a pedestrian circulation element that shows interconnectivity with surrounding sidewalks, urban trails, and surrounding uses. The city encourages appropriate pedestrian connections to adjacent neighborhoods.
      
   4. The size and spacing of landscape elements should be consistent with the size of the project and should relate to any identifiable streetscape. The landscaping should also enhance the textural qualities of the structure and provide variety and interest.
      
   5. Coordinating the landscape design with the placement of utility elements helps to mitigate their impact and reduce the potential for conflicts. Proper landscape design shall be utilized to mitigate the visual impact of all site utility elements such as overhead power lines, transformers, meter boxes, backflow preventers, fire protection devices, etc.
      
   6. Trees adjacent to pedestrian walkways shall have a general canopy clearance of at least seven feet.
      
2. Site Grading.
   
   1. Site design should minimize the removal of mature trees and other existing mature vegetation. Where removal is necessary, mature trees should be salvaged or replaced on a three for one basis. Any trees prohibited by resolution, ordinance, or statute shall not be replaced.
      
   2. Abrupt or unnatural changes in grade may create barriers or disrupt drainage patterns. Proposed grading should be designed to take advantage of the natural grade and land features.
      
   3. Steep slopes, generally 3:1 or greater, shall be stabilized with vegetation, retaining walls, or other appropriate measures. Sites shall be designed to minimize erosion.
      
   4. Landscape plans shall preserve and incorporate natural land features such as streams, washes, springs, etc., into the overall site plan.
      
3. Drainage.
   
   1. Surface water, site drainage, and storm water detention should be integrated with overall landscape design. Whenever possible, detention areas should be designed as usable open space.
      
   2. Drainage requirements shall be assessed based on City drainage standards and individual site characteristics. 
      
4. Groundcover (Living and Nonliving).
   
   1. Future development sites should receive temporary landscaping treatments to provide dust and weed control, and to prevent erosion. For phased projects, property being reserved for future development should be landscaped using water-conserving plant material or other alternative conservation methods that control dust and weed nuisances.
      
   2. Less than 75% of softscaped landscaping area should be planted in turf or high water-use plants. Functional turf areas in parks, schools, multiple-family residential developments, golf courses, shall be exempt from this requirement. As used herein, softscape means living plants and organic materials located in areas of landscaping.
      
5. Plant Materials.
   
   1. Plant materials shall be selected as provided in CZC 12.51 (Landscaping and Screening).
      
   2. Pedestrian safety and comfort should be considered when selecting trees and plant material.
      
   3. Water conservation and community image should be important criteria for plant material selection.
      
6. Water Elements.
   
   1. Water features can provide relief from summer temperatures, but should be used sparingly with every attempt made to limit the amount of water used. The City should project an image of using its limited water resources as efficiently as possible for the benefit of its citizens.
      
      1. Fountains and other water features should be sited and designed so that they are and also appear to be efficient users of water. 
         
      2. Water features should cool the surrounding area and mask objectionable noises. 
         
      3. Water features should be designed to maximize the amount of water recycled, to minimize the amount of make-up water required, and should be designed using equipment which will minimize leakage throughout the life of the water feature. 
         
      4. Where there is a significant risk of over-spray, wind shut-off valves should be incorporated into the system.
         
   2. Water features, including fountains, should be sited to allow significant environmental enhancement primarily to on-site and incidentally to off-site users and to minimize water consumption. Filtered backwash effluent should be discharged into landscaped areas.
      
7. Art and Furnishings.
   
   1. Public art creates a greater impact if integrated into the overall design of a site. If public art is used, it should be integrated into the overall design of a project.
      
   2. Compatible lighting fixtures and other appurtenances help to reinforce the design theme of a project. Lighting fixtures and illumination should be of similar design and character as the project's building components.
      
   3. Street furniture and related features are encouraged.
      
8. Maintenance.
   
   1. Maintenance issues can often be mitigated by good design and planning. Projects should demonstrate that maintenance factors have been considered in the landscape design.
      
   2. Maintenance specifications can facilitate the achievement of the design intent as the project matures. During the site plan and design review process, the applicant shall submit a program for the intended maintenance of the landscape.
      
   3. An efficient irrigation system will control growth and reduce maintenance costs. Irrigation systems should be designed to minimize maintenance and water consumption. 
      
   4. Undeveloped portions of sites often become unsightly and hazardous due to lack of proper maintenance. Phased developments shall indicate a mechanism for dust, weed and debris control on undeveloped portions of the site and shall ensure continuing compliance.

1. Surface Parking Design.
   
   1. Five percent of the gross parking surface area shall be of dispersed interior landscaping, designed so as to reduce the "heat island" effect and to enhance the aesthetics of a parking area. The following are acceptable interior landscaping designs (See Figure 12-63-1. Conceptual Parking Layout):
      
      1. Five feet by five feet tree diamonds placed not more than six parking spaces apart and located at the intersection of parking space striping. Tree diamonds shall be used only with 90 degree parking spaces;
         
      2. Five foot landscaped medians with trees planted 40 feet apart; or
         
      3. Other similar designs that disperse landscaping throughout a parking area as reasonably determined by the Planning Commission.
         
   2. Parking areas should be buffered from adjacent residential property and screened from streets so automobiles are not visible below the average headlight height. Screening methods may include landscaped berms, low walls, and hedges.
      
   3. Access drives, internal circulation drives, parking areas, and pedestrian walkways shall be designed to provide safety and convenience for both motorists and pedestrians and to ensure access for the physically disabled. Areas where pedestrian walkways cross driveways shall be constructed of stamped and/or raised concrete, or of other material and design so as to differentiate the area as a pedestrian/vehicle interface.
      
   4. Every parking space should be no greater than 150 feet from a sidewalk leading to a building entrance.
      
   5. Joint use of parking is encouraged in order to reduce trips. Access to, and the location of, new parking areas should relate to adopted area plans, planned parking in the area, or to existing area parking schemes. The Planning Commission may reduce the minimum required number of parking spaces as provided in CZC 12.52.110(b).
      
   6. The number of curb cuts should be minimized and pedestrian access enhanced. Cross-access connections/easements are encouraged.
      
   7. Site lighting should be aesthetically attractive, of pedestrian scale, and provide pedestrians with a sense of security.
      
   8. All sites shall meet the requirements of the Americans with Disabilities Act (ADA).
      
2. Overall Design Concepts.
   
   1. Parking lot design should consider future development on adjacent sites.
      
   2. Traffic circulation patterns should direct commercial traffic onto arterial streets and not local/neighborhood streets. Multiple-family residential traffic should be directed onto collector streets.
      
   3. Clearly defined buffers enhance the attractiveness of the streetscape and promote pedestrian safety. A site plan should clearly express separation between pedestrian and vehicular traffic.

   Figure 1.  Conceptual Parking Layout

1. Standards.
   
   1. Lighting used to illuminate any off-street parking spaces, vehicle maneuvering areas, or loading/unloading areas shall conform to the following standards: 
      
   2. Illumination of driveway access to streets shall meet City Standards and Specifications.
      
   3. Light poles shall be set on pillars or placed in landscaped areas to minimize direct contact with vehicles.
      
   4. To reduce light pollution, lighting systems shall obscure the lamp image to direct light where needed.
      
   5. Luminaire mounting height shall reasonably match the scale of the surrounding buildings.
      
   6. Noise created by electromagnetic ballasts shall be kept to a minimum and shall not be noticeable above ambient background levels.
      
   7. All parking and drive areas shall have minimum illuminance levels as follows:
      
      1. Commercial uses: 0.5 horizontal footcandles, 0.25 vertical footcandles.
         
      2. Residential, public facility, and industrial uses: 0.2 horizontal footcandles, 0.1 vertical footcandles.
         
   8. Lighting shall be arranged or directed so as to reflect the light away from adjacent properties and to prevent glare for street traffic. The intensity of light at adjoining residential property shall not exceed 0.1 footcandles.
      
2. Lighting Plans.
   
   1. Lighting plans submitted for review shall include:
      
      1. The location and height of all light poles; and
         
      2. Predicted illumination levels, based on maintained illumination levels just prior to lamp replacement and luminaire cleaning, within, at, and beyond property lines.
         
   2. Designers of lighting plans shall consider:
      
      1. Shadow effects of trees, signs, buildings, screen walls or other fixed objects.
         
      2. Sufficiently illuminating the entire off-street parking area to allow pedestrians and motorists to see potential danger in their peripheral vision, to promote pedestrian and vehicle safety, and to prevent assault, theft and vandalism.

The following streetscape improvements shall be provided within the Parrish Lane Gateway Area (See Figure 1. Streetscape Aerial View):

1. Location. All streetscape improvements shall fit within the area reserved for a standard 20 foot front yard and the public right-of-way. In the event that a full 30 foot width is not available within the described area, the City may adjust landscaping standards as necessary to meet the intent of this Chapter.
   
2. Berm. An undulating, landscaped berm, a minimum of two feet high and 15 feet wide, shall be located adjacent to the back of curb. The purpose of this berm is to protect urban trail users from hazards and nuisances generated by high traffic volumes and to promote a pleasant environment for businesses and residents.
   
3. Street Trees. All street trees shall be subject to criteria found in CZC 12.55.230 in regard to visual obstruction, and if located within the parkstrip, shall be required to obtain a street tree permit in accordance with the provisions of CZC 12.51.070 and CMC 11.01.150.
   
   1. All street trees within the landscaped buffer area shall be planted at approximately the midpoint of the 15 foot wide bermed area to create a linear, boulevard effect. 
      
   2. Street tree selection shall be approved by the City and all other minimum tree planting requirements shall be consistent with City standards. 
      
   3. Ornamental entryway trees shall be placed on both sides of every drive accessing Parrish Lane to create a unified gateway image. The ornamental entryway tree for this area shall be designated by the City.
      
4. Easement Required. A non-motorized public easement, a minimum of eight feet wide, shall be dedicated to Centerville City. This easement shall generally be located 15 feet from the back of curb and shall run the entire length of the frontage along Parrish Lane. An eight foot wide urban trail paved with concrete shall be constructed within the public easement (See Figure 2. Streetscape Cross-Section). The City reserves the right to require lane striping to separate pedestrian and bicycle areas.
   
   1. If at any point the urban trail crosses a driveway or similar use, the concrete within the driveway shall be stamped and colored to warn both pedestrian and motor vehicle users. 
      
   2. A concrete pathway, at least five feet wide and meeting Americans with Disabilities Act (ADA) standards, shall be constructed to link the urban trail with any transit stops located along Parrish Lane. The urban trail may, at the discretion of the City, be temporarily shifted to avoid pre-existing, immoveable objects. However, if the trail is moved toward the site, the seven foot buffer shall still be provided. Immoveable objects shall include manholes, power poles, and other objects whose location is beyond the control of the property owner.
      
5. Landscape Coverage Reduction. Overall site landscaping coverage requirements shall be reduced to 90% of current standards to compensate for streetscape improvements. Except as provided in this Section, no site may have less landscaping than what is required within the streetscape area by this Chapter.
   
6. Landscaped Buffer. A landscaped buffer at least seven feet wide shall be located between the urban trail and any development. This buffer shall be used for pedestrian scale lighting, landscaping, or any other City approved purpose that promotes a transition between urban trail traffic and on-site development. Awnings, balconies, or similar overhangs may be permitted at the discretion of the City as long as they do not negatively impact the public health, safety, or welfare.
   
7. Pedestrian Lighting. Pedestrian scale lighting shall be provided at an average interval of 90 feet or less. At no time shall there be a space between light fixtures larger than 100 feet or less than 80 feet. The style and height of the light fixtures shall be uniform along the entire length of the streetscape area, and shall conform to the standards set forth in this ordinance (See Figure 3. Pedestrian Lighting Standard). In addition to security and aesthetic purposes, the light poles shall serve as platforms for hanging banners promoting cultural and civic events.
   
8. Signs. No signs shall be located within the 30 foot wide streetscape area unless specifically permitted by this Chapter.
   
9. Fences. No fences or other obstructions shall be built within the 30 foot streetscape area, with the exception of fire hydrants, which shall be placed within the 15 foot bermed area adjacent to the street.
   
10. Maintenance Responsibility. The property owner shall be responsible for the maintenance of all improvements within the streetscape area. Centerville City reserves the right to pursue any legal recourse to insure the maintenance of the property. Pedestrian lighting shall be maintained by the City.
    
11. Sprinkler System. Landscaping shall include a sprinkler irrigation system and shall be perpetually maintained.

          Figure 1.  Streetscape Aerial View

          Figure 2.  Streetscape Cross-Section

          Figure 3.  Pedestrian Lighting Standard