Johnston City Zoning Code
ARTICLE XIV
Regulations for Interchange Business B-3 District
§ 340-83 Purpose.
[Amended 9-10-2018 by Ord. No. 2018-15]
This district is intended to encourage and enable the development of large-scale, mixed-use development of a regional scale and intent. The development may contain high-density residential, retail/commercial, office, light manufacturing projects and distribution facilities. The projects within this district shall be designed so as to minimize the impact upon local roadways and traffic patterns and to buffer abutting properties and developments from negative impacts. Because of the scale of these planned developments, access to existing roads will be limited to major traffic-controlled access points and the various uses shall be served by an internal roadway system.
§ 340-84 Description and intent.
[Amended 9-10-2018 by Ord. No. 2018-15]
A.
The Interchange Business B-3 District is intended to encourage and enable the development of large-scale projects with a regional catchment area and customer base. As such, the district is located at the highway interchanges within the Town and is of such scope as to allow development of the intended type with a minimum of regulatory approval requirements.
B.
These district regulations are intended to minimize the impact upon local roadways and infrastructure, and this desire shall be a criterion during review of any proposed project. All applications within the B-3 District are subject to site plan review in accordance with § 340-27 and/or § 340-27.1 of this chapter. Any development over five acres in size shall be considered a major land development or a major subdivision and shall be subject to the regulations and may seek approvals through unified development review.
§ 340-85 Uses.
[Amended 9-10-2018 by Ord. No. 2018-15]
A.
Uses permitted in the B-3 Zone.
(1)
Residential. Two-family and multifamily housing in accordance with the provisions of this section.
(2)
Commercial/retail. Supermarket; department store; furniture store; lumber yard/supply store; shopping mall, either enclosed or open; hotel; theater complex; restaurant; drugstore; discount department store; children's recreational facility, including custodial care; bookstore; office supply store; arts, crafts and hobby store; electronic and computer store; similar uses.
(3)
Office. Office complex for one or more tenants; medical uses; financial institutions.
(4)
Hotel.
(5)
Manufacturing. Non-noxious, low-impact manufacturing processes; computers, component or complete assemblies; electronics assembly; subcomponent assembly; etc.; retail distribution centers.
§ 340-86 Dimensions and setbacks.
[Amended 9-10-2018 by Ord. No. 2018-15]
B.
Commercial/retail and office.
(1)
Principal buildings:
Frontage | Front Yard | Rear Yard | Side Yards | Lot Coverage |
|---|---|---|---|---|
500 feet | 100 feet | 200 feet | 150 feet | 40% |
(2)
Accessory buildings:
Front Yard | Rear Yard | Side Yards | Lot Coverage |
|---|---|---|---|
25 feet1 | 25 feet1 | 25 feet1 | 40%1 |
NOTE: | |
1 | In any yard where there is frontage on a public right-of-way, there must be planted and maintained a vegetated area that occupies the entire required setback. This vegetated buffer may contain sidewalks, sitting areas, or other similar public uses that would contribute to a park-like feel. |
C.
Light manufacturing.
(1)
Principal buildings:
Frontage | Front Yard | Rear Yard | Side Yard | Lot Coverage |
|---|---|---|---|---|
500 feet | 100 feet | 200 feet | 150 feet | 40% |
(2)
Accessory buildings:
Front Yard | Rear Yard | Side Yards | Lot Coverage |
|---|---|---|---|
50 feet | 50 feet | 50 feet | 50% |
NOTE: | |
1 | In any yard where there is frontage on a public right-of-way, there must be planted and maintained a vegetated area that occupies the entire required setback. This vegetated buffer may contain sidewalks, sitting areas, or other similar public uses that would contribute to a park-like feel. |
§ 340-87 Specific offsets
§ 340-88 Parking
A.
Requirements:
[Amended 9-10-2018 by Ord. No. 2018-15]
(1)
Residential uses: one space for every dwelling unit.
(2)
Commercial/retail uses: five spaces for every 1,000 square feet of gross leasable space up to 100,000 square feet, 3.5 cars per 1,000 square feet of gross leasable space over 100,000 square feet.
(3)
Office use: five spaces, then one space for every 250 square feet.
(4)
Light manufacturing uses: five spaces, then one space for every 500 square feet.
B.
No required parking may be placed in the required front yard. At least 80% of the required parking must be a minimum of 8 1/2 feet by 18 feet. Up to 20% of the required parking may be eight feet by 17 1/2 feet. Any spaces of this smaller dimension must be marked as compact car spaces by either indelible painted stencils in yellow, with letters at least 10 inches high, painted on the ground at the entrance to each space, or with permanent signs with a minimum sign area of 96 square inches each, affixed at the head of each parking space, at a height of three feet six inches to from the pavement surface.
§ 340-89 Loading zones
[Amended 9-10-2018 by Ord. No. 2018-15]
A.
Residential: none.
B.
Commercial/retail and light manufacturing: one fourteen-foot-by-sixty-foot loading bay for each tenant, with at least one loading bay for every 40,000 square feet of building space.
C.
Office use: one fourteen-foot-by-sixty-foot loading bay for every 40,000 square feet of building space.
§ 340-90 Buffer zones. [1]
A.
Between a B-3 zone and any R zone, there shall be created and maintained a buffer zone with a minimum dimension of 50 feet. This buffer zone shall consist of vegetation, fencing, or other manner of buffering designed to shield the neighboring R zone from direct view and to diffuse sound generated on the B-3 site.
B.
No structure shall be built within the buffer zone. No parking shall be permitted within the buffer zone. Topography may be changed to accomplish the intent of the buffer zone requirements. The buffer zone may contain a playground, walking path, or similar recreational or educational provisions which will serve as an accessory to the principal use of the site. Any such intended use must be proposed as part of the site plan review for review and approval. A variance may be sought to these requirements through unified development review.
[Amended 9-10-2018 by Ord. No. 2018-15]
[1]
Note: In any yard where there is frontage on a public right-of-way, there must be planted and maintained a vegetated area that occupies the entire required setback. This vegetated buffer may contain sidewalks, sitting areas, or other similar public uses that would contribute to a park-like feel.
§ 340-91 Performance standards.
[Added 9-10-2018 by Ord. No. 2018-15[1]]
A.
Architectural form and appearance. Where buildings are proposed which are visible from Hartford Avenue, the following criteria shall apply:
(1)
Buildings shall follow in the spirit and character of a town center design and shall be located with specific regard to the height, size, and style of other structures in the immediate vicinity.
(2)
Structure(s) shall be harmonious and blend with the existing nearby built and natural landscape.
(3)
The Planning Board shall have final approval over the exterior architectural styling and facades of buildings and the overall project proposal in terms of height, size, style and harmonious compatibility with the surrounding neighborhoods.
B.
Open space requirements.
(1)
At least 20% of the gross area in a development with residential, exclusive of land devoted to roads or easements, shall be set aside as open land for public or common use.
(2)
Buildings or other uses for noncommercial, recreational or cultural purposes compatible with open land objectives may be permitted only after approval by the Planning Board.
(3)
Common open land may be in one or more parcels of a size and shape appropriate for its intended use as determined by the Board.
(4)
Access shall be created at least 25 feet wide to each parcel of such common open land from one or more streets in the planned district, depending on the size of the development and the surrounding land uses, as determined by the Board.
(5)
A maximum of 20% of the common open land may be devoted to paved areas and structures used for or accessory to active outdoor recreation.
(6)
All open land provided by land development projects for public or common use shall be conveyed to and maintained by either of the following with the approval of the Board:
(a)
A corporation or trust owned or to be owned by the owners of lots or units within the development;
(b)
Owners of shares within a cooperative development. If such a corporation or trust is used, ownership shall pass with conveyances of the lots or units;
(c)
A nonprofit organization, the principal purpose of which is the conservation of open space; or
(d)
The Town of Johnston for park, open space, agricultural, or other specified use or uses and open to unrestricted public use.
(7)
A restriction or conservation easement on open space/open land, enforceable by the Town, shall be recorded, providing that the land shall be kept in the authorized condition and not be built upon or developed for accessory uses such as parking or roadway. Said conservation easement shall restrict the area against any future building or use except as is consistent with that of providing landscaped open space for aesthetic and recreational satisfaction of the surrounding residences.
(8)
An operations and maintenance plan shall be developed for the open space.
D.
Streets. The circulation system shall provide functional links and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity and promote safe and efficient mobility.
(1)
Streets proposed to be dedicated for public use shall be constructed and approved in accordance with the provisions of the regulations.
(2)
Streets proposed to be private may be approved by the Board and will not be dedicated for public use. This approval may be contingent upon the developer constructing the streets in conformance with the provisions of the regulations. This determination shall be in accordance with and consideration of the proposed uses for the site while insuring the health, safety, and welfare of the targeted population and adequate accessibility for emergency vehicles.
(3)
The intent is to limit access onto existing public rights-of-way to strategically placed locations. In addition, the location(s) shall be designed to effectively allow for the efficient and safe movement of vehicular traffic in and out of the development. The following shall apply to new and existing uses:
(a)
New uses. All new uses constructed after the effective date of this section shall be provided with vehicular access to a common internal street(s) or frontage road(s) that shall intersect with a public right-of-way at a location(s) approved by the Board.
(b)
Expanded existing uses. In reviewing applications for expanded existing uses having existing driveway access on an existing public right-of-way, the Board shall determine if such access to the expanded use would be safe, attractive and otherwise consistent with the intent and purpose of the planned district and shall make its findings in writing. Based on these findings, the Board may permit the expanded use(s) to utilize existing access.
(c)
Existing uses. All existing uses with direct vehicular access to a public right-of-way shall be permitted to retain such access. Change of existing uses to other permitted uses or additions or enlargements which do not involve significant expansion of a structure shall not require new access.
§ 340-91.1 Location.
[Added 9-10-2018 by Ord. No. 2018-15]
The Interchange Business B-3 District will include all of the land area of the following land parcels:
Assessor's Plat Number | Lot Numbers |
|---|---|
53 | 16, 17, 18, 19 |
54 | 36, 37, 38, 39, 40, 41, 42, 53, 54, 55, 56, 61, 75, 79, 81, 87, 88, 89, 90, 91, 93, 97, 139 |
54A | All lots |
NOTE: Any of these lots that have been subdivided or renumbered since Article XIV was adopted by Ordinance No. 999 on July 14, 1997, are zoned B-3. |