Elizabethtown City Zoning Code

COMMERCIAL DESIGN

GUIDELINES

§ 154.130 INTENT AND PURPOSE.

(A) The following guidelines and regulations are intended to be used as a design aid by developers proposing commercial developments in the community and as an evaluation tool by the Department and the Commission in their review processes. These guidelines and regulations shall apply to shopping centers, malls and to all projects for retail establishments and restaurants. They are to be used in conjunction with the subdivision regulations and other regulations and standards found in the zoning regulations and other ordinances of the city relating to the development and use of property and buildings.

(B) The purpose of requiring compliance with these guidelines and regulations is to assure that projects are developed in a manner to promote public safety, to assure orderly and compatible development with the surrounding environment and neighborhoods and to implement the goals of the city’s comprehensive plan.

(Ord. 06-2008, passed 6-16-2008, § 4.0)

§ 154.131 DEFINITIONS.

For the purpose of this subchapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

ARCADE. An area contiguous to a street or plaza that is open and unobstructed, and that is accessible to the public at all times. ARCADES may include building columns, landscaping, statuary and fountains. ARCADES do not include off-street loading/unloading areas, driveways or parking areas.

ARTICULATE. To give emphasis to or distinctly identify a particular element. An articulated facade would be the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.

BERM. An earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise or provide a buffer from adjoining uses.

BREEZEWAY. A structure, for the principal purpose of connecting a main building or structure on a property with other buildings, that is unenclosed.

BUFFER. An area provided to reduce the conflict between two different land uses. BUFFERS are intended to mitigate undesired views, noise and glare - effectively providing greater privacy to neighboring land uses. Typical BUFFERS consist of materials that serve this purpose and include, but are not limited to, plant materials, walls, fences and/or significant land area to separate the uses.

BUFFER STRIP. A portion of a lot or property used to visually separate one use from another through the use of vegetation, distance or other approved method.

BUILDING FACE, FRONT. Any building side, which can be touched by a line, drawn perpendicular to a street (public or private).

BUILDING FACE, PUBLIC. Any building side which is visible from a street and/or the sides that contain a public entry.

BUILDING MASS. The building’s expanse or bulk and is typically used in reference to structures of considerable size.

DESIGN GUIDELINES. Statements and graphics intended to direct the planning and development of the built environment in a particular manner or style so that the end result contributes positively to the overall development.

DORMER. A window set vertically in a gable projecting from a sloping roof.

FACADE. The portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building.

FRONT YARD. The portion of the yard extending the full width of the lot and measured between the front lot line and a parallel line across the front of the building. Corner and double frontage lots shall adhere to the front yard setback(s) for each frontage.

GABLE. A triangular wall section at the end of a pitched roof, bounded by the two roof slopes.

HIP ROOF. Roof without gables.

PARAPET. The portion of a wall that extends above the roofline.

PEDESTRIAN ORIENTED DEVELOPMENT. Development designed with an emphasis primarily on the street sidewalk and on pedestrian access to the site and buildings/structures rather than on auto access. The buildings/structures are generally located close to the street and the main entrance(s) is oriented to the street sidewalk. There are generally windows or display cases along building facades. Although parking is provided, it is generally limited in size and location.

PEDESTRIAN WALKWAY. A surfaced walkway, separate from the traveled portion of a public or private right-of-way or parking lot/driving aisle.

PORTICO. A porch or walkway with a roof supported by columns, often leading to the entrance to a building.

SCREEN. The sole purpose of a screen is to block views. A screen should be constructed of opaque materials and whose height will be effective in obstructing unwanted views.

SETBACK.

(1) A prescribed distance or an area between one element and another (i.e., a building and the street).

(2) Within these guidelines, the term also refers to:

(a) The minimum distance and the area measured from the property line to the interior of a parcel where buildings may be constructed;

(b) The required distance and the area between the edge of the parking lot pavement/curb and the property line or buildings/structures; and

STREETSCAPE. All elements of a development or area that are in view from other points along a street, including, but limited to, trees, landscape materials, benches, fountains and lighting.

(Ord. 06-2008, passed 6-16-2008, § 4.1)

§ 154.132 APPLICABILITY.

(A) Applicability. These guidelines apply to the following developments:

(1) Retail buildings;

(2) Restaurants;

(3) Shopping centers, as defined in § 154.009;

(4) Regional enclosed shopping centers (malls);

(5) Offices, contractors' offices, banks and financial institutions;

(6) Automobile, truck, motorcycle, or other vehicle, boat camper, equipment or implement sales, rental, repair, service, or towing; and

(7) Residential storage facilities.

(B) Exception. Developments located within the National Register Historic District Overzone within the C-5 Zoning District and subject to review by the city’s Historic Preservation Commission.

(Ord. 06-2008, passed 6-16-2008, § 4.2; Ord. 10-2014, passed 4-7-2014; Ord. 05-2021, passed 4-19-2021; Ord. 03-2022, passed 2-7-2022)

§ 154.133 REQUIRED PLAN SUBMISSION.

(A) When these sidelines are applicable to a development the following plans shall be submitted to the Planning Commission or Department as applicable for approval:

(1) Development plan;

(2) Building elevation plans showing each building facade;

(3) Landscaping plan; and

(4) Signage placement and design plan.

(B) A pre-application conference is required for all developments requiring commercial design review. The Department shall arrange the conference which shall be held not less than five working days nor greater than three months prior to the filing date. The Department shall keep a record of the conference date and include the information in the record of the development plan application. The Department shall not accept an application for a development plan meeting the above criteria for which a pre-application conference has not been held.

(C) All new construction projects requiring commercial design review under this chapter must be submitted to the Commission for review. Existing buildings requiring commercial design review may be reviewed by the Department as long as no waivers are requested and the building lot coverage or floor area of the existing building is not increased by 10%.

(Ord. 06-2008, passed 6-16-2008, § 4.3; Ord. 10-2014, passed 4-7-2014)

§ 154.134 DESIGN GUIDELINES, BUILDINGS.

(A) Materials and colors. Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods. Predominant exterior building materials shall be high quality materials.

(1) Predominant building exterior materials include, without limitation:

(a) Brick;

(b) Wood;

(d) Other native stone;

(e) Tinted, textured, concrete masonry units;

(f) Tilt-up concrete panels, with a finish similar to other allowed materials; and

(g) Materials that are similar to these may be used with Commission approval.

(2) Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited.

(3) Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.

(4) Trim areas on exterior building materials as well as accents may include the following:

(a) Smooth-faced concrete block;

(b) Metal panels; and

(5) Prohibited exterior building materials include the following:

(a) PVC or similar plastic materials; and

(b) Pre-fabricated steel panels with a predominantly steel exterior appearance.

(B) Facades and exterior walls.

(1) Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community’s identity, character and scale. The intent is to encourage a more human scale.

(2) Developments with a facade over 100 feet in linear length which is visible from a street shall incorporate wall projections or recesses a minimum of three-foot depth for a minimum of 20 contiguous feet within each 100 feet of facade length. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60% of the facade.

(1) Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. These elements of design should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.

(2) Building facades shall include a repeating pattern that shall include the elements listed below. Buildings less than 15,000 square feet shall include at least one of these elements, buildings between 15,000 square feet and 40,000 square feet shall include at least two of these elements and buildings greater than 40,000 square feet shall include no less than three of the elements. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically:

(a) Color change;

(b) Texture change;

(d) Expression of architectural or structural bay through a change in plane no less than 12 inches in width, such as an offset, reveal, or projecting rib.

(D) Ro ofs.

(1) Variations in roof lines should be used to add interest to, and reduce the massive scale of large buildings. Roof features should complement the character of adjoining neighborhoods.

(2) Roof lines shall be varied with a change in height every 100 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs or dormers shall be used to conceal flat roofs and roof top equipment from public view. Alternating lengths and designs may be acceptable.

(E) Entryways.

(1) Entryway design elements and variations should give orientation and aesthetically pleasing character to the building.

(2) Each principal building on a site shall have clearly defined, highly visible customer entrances featuring the following:

(a) Canopies or porticos;

(b) Overhangs;

(d) Arcades;

(e) Raised corniced parapets over the door;

(f) Peaked roof forms;

(g) Arches;

(h) Outdoor patios;

(i) Display windows;

(j) Architectural details such as tile work and moldings which are integrated into the building structure and design; and

(k) Integral planters or wing walls that incorporate landscaped areas and/or places for sitting Buildings less than 15,000 square feet shall include at least one of these elements, buildings between 15,000 square feet and 40,000 square feet shall include at least two of these elements and buildings greater than 40,000 square feet shall include no less than three of the elements.

(Ord. 06-2008, passed 6-16-2008, § 4.4; Ord. 27-2012, passed 12-3-2012; Ord. 28-2014, passed 12-15-2014)

§ 154.135 DESIGN GUIDELINES, SITE DESIGN.

(A) Building entrances.

(1) Buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a large store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses.

(2) Buildings less than 40,000 square feet shall include at least one customer entrance, buildings greater than 40,000 square feet shall include at least one customer entrance facing any abutting street. When a customer entrance is located at the corner of a building facing two abutting streets, this will be construed as meeting the multiple entrances requirement. Where a principal building directly faces more than two abutting streets, this requirement shall apply only to two sides of the building, one of which must be the side of the building facing the primary street. Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements.

(B) Site entrances.

(1) Access to the site should be clearly defined to assure that customers can easily identify the proper traffic circulation for the development for both vehicular and pedestrian traffic. It should also present a pleasing, aesthetic entrance to the community.

(2) A principal entrance should be defined though the use of curbs, appropriate traffic pavement markings, signage and extensive landscaping so that the entrance to the development is predominant.

(3) Walkways should also be provided along the principal entrance with a connection to the public sidewalk along the street.

(4) Walkway widths for convenience, neighborhood and community shopping centers, restaurants and retail buildings less than 40,000 square feet should be five feet. Walkway widths for regional shopping centers, regional enclosed malls and retail buildings greater than 40,000 square feet should be six feet.

(1) Parking areas should provide safe, convenient and efficient access for vehicles and pedestrians. They should be distributed around buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural details take on added importance.

(2) The amount of off-street parking area for the entire property located between the front facade within the front yard of the principal building(s) and the primary abutting street shall be limited unless the principal building(s) and/or parking lots are screened from view by out parcel development and additional tree plantings and landscaping, which shall be a minimum of 15% above the required vehicular use area (VUA) landscaping and shall be located along the common property line of the principal building(s) and the out parcel development.

(3) Principal front yard off-street parking area shall be limited to no more than 80% of the provided parking area for convenience and neighborhood shopping centers, restaurants and retail buildings up to 15,000 square feet; no more than 70% for community shopping centers and retail buildings 15,000 square feet to 40,000 square feet; and no more than 60% for regional shopping centers, regional enclosed malls and large retail centers.

(D) Pedestrian walkways.

(1) Pedestrian accessibility opens auto-oriented developments to the neighborhood, thereby reducing traffic impacts and enabling the development to project a friendlier, more inviting image. Public sidewalks and internal pedestrian circulation systems can provide user-friendly pedestrian access as well as pedestrian safety, shelter and convenience within the development.

(2) Sidewalks at least five feet in width shall be provided along all sides of the lot that abut a street, excluding interstates and limited access state roads.

(3) Walkways, no less than six feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting off-street parking areas.

(4) All walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. Signs may be installed to designate pedestrian walkways. Connections to community features and public spaces should be provided.

(E) Landscaping.

(1) Landscaping is a visible indicator of quality development and must be an integral part of every commercial project and not merely located in remnant portions of the site. Landscaping a site enhances the overall appearance of the development, helps to protect the environment by controlling water runoff and by reducing heat effects caused by parking areas, helps clear the air from the effects of vehicle emissions, and can be used to clearly define the separation between vehicle and pedestrian.

Developments should be generously landscaped to provide a pleasing environment for the customer and the community as a whole.

(2) All developments shall provide a continuous landscape area along all street frontages which shall be a minimum of ten feet in width. The use of a variety of plant materials and elevations is encouraged in these areas through the use of differing materials, seasonal plantings, earth berms, decorative walls/fences and the existing topography. For regional shopping centers, regional enclosed malls and retail buildings greater than 40,000 square feet, at least 25% of the area must be in plant materials with one tree for every 1006 lineal feet of street frontage. For community and neighborhood shopping centers and retail buildings 15,000 square feet to 40,000 square feet, at least 20% of the area must be in plant materials with one tree for every 100 lineal feet of street frontage and restaurants and retail buildings less than 15,000 square feet at least 15% of the area must be in plan materials with one tree for every 100 lineal feet of street frontage.

(3) Vehicular use area (VUA) landscaping shall be provided in conformance with the standards of this section and the standards found in §§ 154.150 through 154.164. VUA landscaping shall be provided in convenience, neighborhood and community shopping centers, restaurants and retail buildings up to 40,000 square feet, at a minimum of 50% of the parking stall aisle end areas. For regional shopping centers, malls and retail centers greater than 40,000 square feet, the end of each parking stall aisle must be provided with VUA landscaping. Exception: landscaping shall not be required when handicap parking spaces are located at the end of an aisle.

(4) All developments shall provide a continuous landscape area along property boundaries, except street frontages, which shall be a minimum of ten feet in width. The use of a variety of plant materials and elevations is encouraged in these areas through the use of differing materials, seasonal plantings, earth berms, decorative walls/fences and the existing topography. For community, convenience and neighborhood shopping centers and retail centers 15,000 square feet or greater, at least 20% of the area must be in plant materials with one tree for every 40 lineal feet of boundary. If the adjoining property is zoned residentially the continuous landscape are shall be a minimum of 20 feet in width and a continuous planting, berm and/or decorative walls/fences shall be provided. The berm shall be installed, no less than six feet in height, containing at a minimum, a double row of evergreen or deciduous trees planted at intervals of 15 feet on center. Materials, colors and designs of screening walls and/or fences shall conform to those used as predominant materials and colors of the building. Exception: boundaries between parcels within the development are not required to provide continuous landscaping but are required to provide any otherwise required VUA landscaping.

(F) Outdoor storage, trash collection, and loading areas.

(1) Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or streets, should be screened, recessed or enclosed. While screens and recesses can effectively mitigate these impacts, the selection of inappropriate screening materials can exacerbate the problem. Appropriate locations for loading and outdoor storage areas include areas between buildings, where more than one building is located on a site and such buildings are not more than 40 feet apart, or on those sides of buildings that do not have customer entrances.

(2) Areas for outdoor storage, truck parking, trash collection or compaction, loading or other such uses shall not be visible from a street.

(3) No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within 20 feet of any street, public sidewalk or pedestrian walkway.

(4) Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction and other service functions shall be incorporated into the overall design of the building and landscaping so that the visual and noise impacts of these functions are fully contained and out of view from adjacent properties and streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape.

(5) Temporary sales/displays, such as Christmas trees, landscape materials and fireworks, shall be permanently defined and may not occupy more than 20% of a site. Screening with walls and/or fences may be required to assure pedestrian and vehicular safety. Materials, colors and designs of screening walls and/or fences shall conform to those used as predominant materials and colors of the building.

(G) Features and community spaces.

(1) Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls and other architectural elements that define circulation ways and outdoor spaces. The features and spaces should enhance the building and the center as integral parts of the community fabric.

(2) Community, neighborhood and regional shopping centers, regional enclosed malls and retail buildings greater than 40,000 square feet shall provide at least two of the following: patio/seating area; pedestrian plaza with benches; transportation center; outdoor play area; kiosk area; water feature; clock tower; steeple; or other such deliberately shaped area and/or a focal feature or amenity. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Retail buildings less than 40,000 square feet, convenience centers, shopping center outparcels and restaurants are not required to provide these features and community spaces.

(Ord. 06-2008, passed 6-16-2008, § 4.5; Ord. 05-2011, passed 2-7-2011; Ord. 28-2014, passed 12-15-2014)

§ 154.136 WAIVER PROCEDURE.

(A) An applicant may request a waiver from the standards as contained in this subchapter. As part of the waiver request, the applicant shall have the burden of proof in showing that there will be no adverse impact upon the neighborhood or general area by the granting of the waiver.

(B) In granting a waiver, the Commission shall consider the following:

(1) The special circumstances of the proposed use;

(2) Site constraints that would make compliance economically unfeasible;

(3) The neighborhood and the general development patterns of the surrounding properties and the prospects for development in the near future;

(4) Whether the development as proposed would serve the purpose of enhancing the public welfare and safety; and

(5) The guidelines listed in the specific development criteria and targeted planning areas of the comprehensive plan.

(C) The Commission may also consider other factors it may deem relevant in making its decision. A waiver of any of the requirements of this chapter does not exempt the development from any other requirements of the chapter.

(D) Waivers granted shall be for the specific use. Should the use be substantially altered (greater than a 50% change in either the building, parking, landscaping), the developer must obtain new waivers or comply with the sections of this chapter.

(Ord. 06-2008, passed 6-16-2008, § 4.6; Ord. 08-2009, passed 7-6-2009)