It is the intent of the CO Corridor Overlay District to establish regulations to protect the public health, safety, and general welfare, as well as the social and economic well being of the community, which regulations are designed to:

   (a)   Regulate access control along designated corridors within the City of Davison as a means to improve traffic flow, reduce traffic congestion, and diminish accident hazards;

   (b)   Stabilize and enhance property values through compatible building development, inasmuch as buildings individually and collectively contribute to the employment and economic base of the community; and

   (c)   Foster civic pride by introducing aesthetic standards and regulations to protect and enhance existing development and to attract residents, tourists and visitors.

(Res. 24-95. Passed 2-13-95.)

   The requirements of this chapter shall apply to all lands that are designated as CO Corridor Overlay Districts and are shown on the City of Davison Zoning Map. The provisions and restrictions of this chapter shall be considered to apply in addition to, and, where applicable, instead of, the provisions of the underlying zoning districts shown on the official Zoning Map, sufficient to fulfill the purposes of this chapter. Uses and regulations otherwise applicable in existing zoning districts shall not be allowed unless also permitted and developed, in accordance with the provisions of this chapter.

(Res. 24-95. Passed 2-13-95.)

   (a)   Performance Standards. No person shall construct or utilize any direct access driveway which does not meet the following criteria:

      (1)   Any driveway design utilized must allow an entering vehicle turning speed of fifteen (15) mph to help reduce interference with through street traffic.

      (2)   Driveway design and placement must be in harmony with internal circulation and parking design such that the entrance can absorb the maximum rate of inbound traffic during a normal weekday peak traffic period as determined by a competent traffic survey.

      (3)   There must be sufficient on-site storage (sixty (60) feet minimum) to accommodate at least three (3) lined-up vehicles waiting to park or exit without utilizing any portion of the street right-of-way or in any other way interfering with street traffic.

      (4)   Provision for circulation between adjacent parcels should be provided through coordinated or collective parking marginal access drives, or other methods.

      (5)   Driveway entrances must be able to accommodate all vehicle types having occasion to enter the site, including delivery vehicles.

      (6)   Driveway placement must be such that loading and unloading activities will in no way hinder vehicle ingress and egress.

      (7)   Direct access driveway placement must be such that an exiting vehicle has an unobstructed sight distance according to the following schedule:

 

 

      (8)   Driveway design must be such that an entering vehicle will not encroach upon the exit lane of a two-way driveway. Also, a right turning exiting vehicle shall be able to utilize only the first through-traffic lane available without encroachment into the adjacent through lane.

   (b)   Design Criteria.

      (1)   Driveway profiles.

         A.   The grade of a two-way, one-way or divided commercial driveway shall not exceed four (4) percent for a minimum distance of twenty-five (25) feet from the edge of the pavement. Beyond this distance the grade shall not exceed ten (10) percent.

         B.   If the street is curbed and if the sidewalk is ten (10) feet or less from the edge of the pavement, the grade of a driveway shall be the grade required to meet the sidewalk elevation, but if that grade would exceed the maximums specified in paragraph (b)(1)A. hereof, the sidewalk shall be inclined, per the regulations in paragraph (b)(1)F. hereof.

         C.   If the street is uncurbed, the grade of the driveway between the street edge of pavement and the edge of the shoulder shall conform to the slope of the shoulder to the edge of the driveway approach. From that point the dimensions specified in paragraph (b)(1)D. hereof will apply.

         D.   For a driveway on an upgrade towards the street, a grade of four (4) percent for a distance of one hundred (100) feet from the edge of the pavement is required. Beyond this distance, the grade shall not exceed ten (10) percent and the difference in grades where there is a change of grade shall not exceed three (3) percent.

         E.   Vertical curves with a minimum length of fifty (50) feet, as measured along the arc, shall be provided at a change of grade of four (4) percent or more.

         F.   If the sidewalk elevation has to be adjusted to meet the driveway, the sidewalk shall be inclined at a rate not to exceed one (1) foot vertical for every twenty-four (24) feet horizontal.

      (2)   Driveway spacing and design.

         A.   Each parcel shall be limited to one (1) access drive on a fronting road, unless a second drive is shared with an adjacent parcel, or subject to the conditions of paragraph (b)(2)B. hereof.

         B.   For uses that have driveway approach volumes exceeding five thousand (5,000) vehicles per day, or arterial frontage of three hundred (300) feet or more, additional driveways may be allowed, in accordance with the following: one (1) additional driveway entrance along a continuous site with frontage in excess of three hundred (300) feet, or two (2) additional driveway entrances along a continuous site with frontage in excess of six hundred (600) feet.

         C.   Two (2)-way driveways shall be at least twenty-four (24) feet wide. One (1)-way driveways shall be at least sixteen (16) feet wide.

         D.   For uses which generate exit volumes of more than five thousand (5,000) vehicles per day, two (2) exit lanes shall be provided, separated by a median, and shall be clearly marked for left or right turns.

         E.   Commercial access drives shall be spaced no less than two hundred (200) feet from any street intersection or other access drive, and no less than seventy-five (75) feet from any residential zoning district. Spacing will be measured from the midpoint of each driveway. In the event that a particular parcel or parcels lack sufficient arterial frontage to maintain adequate spacing, the land owner(s) may pursue either of the following options:

            1.   They may seek a variance from the Board of Zoning Appeals in accordance with Chapter 1264.

            2.   The adjacent land owners may agree to establish a common driveway. In such case the driveway mid-point should be the property line between the two (2) parcels. The driveway must meet standard specifications, and the estimated driveway volume will be the sum of the trip generation rates of both land uses in question.

               When two (2) adjacent property owners agree to combine access points, the Municipality will grant an incentive bonus. The total lot size and road frontage normally required will each be reduced by ten (10) percent for both land owners. In addition, the required number of parking spaces will be reduced by ten (10) percent for each development.

(Res. 24-95. Passed 2-13-95.)

   (a)   Required Landscaping Adjacent to Public Rights-of-Way. Where paved ground surface areas are located adjacent to sidewalks, streets, and other public rights-of-way, landscaping shall be provided between the public right-of-way and the paved ground surface area. Said landscaping shall include a landscaped yard at least thirty (30) feet in width containing an opaque screen of landscaping at least three (3) feet in height. Said screen may be composed of a berm at least three (3) feet in height, a maintenance-free wall at least three (3) feet in height or a screen of landscaping at least two and one-half (2-1/2) feet in height at time of planting. If a screen of living landscaping material is utilized, it shall attain capacity and a height of three (3) feet within twelve (12) months of planting under normal growing conditions. One (1) tree shall be planted for each fifty (50) linear feet, or fraction thereof, of frontage on a public right-of-way. Landscaping adjacent to public rights-of-way is not required if the paved ground surface area is completely screened from the public right-of-way by an intervening building or structure.

   No berm or other landscaping shall interfere with the natural flow of water.

   (b)   Existing Plant Materials.

      (1)   In instances where healthy plant material exists on a site prior to its development, the forester may adjust the application of the above standards to allow credit for such plant material if such an adjustment is in keeping with, and will preserve, the intent of this section.

      (2)   All existing plant materials must first be inspected by the forester to determine the health and desirability of such materials. In the event plant materials are to be saved, prior approval must be obtained from the Building Official before any delimbing, root pruning, or other work is done.

      (3)   If such existing plant material is labeled "to be saved" on site plans, protective techniques, such as, but not limited to, fencing placed at the drip-line around the perimeter of the plant material, shall be installed. No vehicle or other construction equipment shall be parked or stored within the drip-line of any plant material intended to be saved.

      (4)   In the event that healthy trees labeled "to be saved" on the approved site plan are destroyed or damaged, as determined by the Building Official, the owner, developer, or contractor shall replace said trees with individual trees of comparable type and size or a group of individual trees which total the same size.

   (c)   Screening of Trash Storage Areas. Any new or altered use which requires an outdoor trash storage area shall comply with the following requirements:

      (1)   Any such area shall be limited to normal refuse which is collected on a regular basis and shall be maintained in a neat, orderly, and sanitary condition.

      (2)   In no instance shall any such refuse be visible above the required screening.

      (3)   Required screening shall consist of a masonry wall and plant material per Sections 1288.22 and 1288.23.

   (d)   Utilities.

      (1)   Electrical telephone and cable television lines shall be underground.

      (2)   Surface mounted transformers and similar equipment for the underground wires shall be shown on the final site plan and shall be screened from view.

   (e)   Walkways. Where the subject site borders a public right-of-way, a sidewalk five (5) feet in width or greater shall be provided within the public right-of-way one (1) foot from the subject site's property lines, except that the Planning Commission may approve an alternate location to provide for a logical interconnection with adjoining properties.

   (f)   Lighting.

      (1)   Lighting is an integral part of the corridor design concept and a major element in creating a unique and safe night-time ambience. All exterior lighting shall be designed as part of the overall architectural concept. Fixtures, standards, and all exposed accessories shall be harmonious with the building design, the lighting design and hardware of the public spaces, and the overall visual environment of the district. Obtrusive appearance of their setting should be avoided.

      (2)   Night lighting of buildings shall be selective and focused; overall ambient lighting of buildings is not desirable. Rather, lighting should highlight entrances, dramatize special architectural features, keynote repeated features, and use the play of light and shadow to articulate the facade. The creative use of lighting to accomplish these ends is strongly encouraged. The lighting of signs themselves will play a significant role in the nighttime visual environment.

      (3)   For safety, identification, and convenience, entrances of buildings and parking areas shall be well illuminated.

      (4)   Vestibules created by recessed entries shall be illuminated by downlights.

      (5)   All show window areas shall be adequately lighted employing concealed or baffled sources which will not create glare or uncomfortable visual conditions for pedestrians.

(Res. 24-95. Passed 2-13-95.)

   (a)   Prior to the establishment of a new use, change of use, addition to an existing use, or the erection of any building, a site plan shall be submitted and approved, or approved with conditions in accordance with the requirements of this Zoning Code.

   (b)   Site plan review will be required for all construction except for single-family detached and two-family dwellings and their accessory uses unless otherwise required by this Zoning Code.

(Res. 24-95. Passed 2-13-95.)