Northfield City Zoning Code
ARTICLE 8
Site Development Standards; Signs
§ 200-8.1 Principles of rural design.
Uses and structures that are subject to site plan or special permit approval or proposed for open space residential development shall conform wherever possible to the principles of rural design listed below. These standards are recommended but not required for the siting of individual residences on existing lots where no site plan or special permit review is required.
A.
Wherever feasible, retain and reuse existing old farm or forestry woods roads and lanes rather than constructing new roads or driveways. This minimizes clearing and disruption of the landscape and takes advantage of the attractive way that old lanes are often lined with trees and stone walls. (However, this would not be appropriate where reuse of a road requires widening in a manner that destroys trees or stone walls or where an existing road is aligned in a way that disrupts drainage or accelerates erosion.)
B.
Preserve stone walls and hedgerows. These traditional landscape features define outdoor areas in a natural way and create corridors useful for wildlife. Using these features as property lines is often appropriate, as long as setback requirements do not result in constructing buildings in the middle of fields.
C.
Avoid placing buildings in the middle of open fields. Place them either at the edges of fields or in wooded areas. Septic systems and leach fields may be located in fields, however.
D.
Use existing vegetation and topography to buffer and screen new buildings if possible, unless they are designed and located close to the road in the manner historically found in the Town. If vegetative buffers are used, a minimum depth of 50 feet of mixed ground covers, shrubs, and trees should be provided. Group buildings in clusters or tuck them behind tree lines or knolls rather than spreading them out across the landscape in a sprawl pattern.
E.
Minimize clearing of vegetation at the edge of the road, clearing only as much as is necessary to create a driveway entrance with adequate sight distance. Use curves in the driveway to increase the screening of buildings.
F.
Site buildings so that they do not protrude above treetops and crest lines of hills as seen from public places and roads. Use vegetation as a backdrop to reduce the prominence of the structure. Wherever possible, open up views by selective cutting of small trees and pruning lower branches of large trees, rather than by clearing large areas or removing mature trees.
G.
Minimize crossing of steep slopes with roads and driveways. When building on slopes, take advantage of the topography by building multilevel structures with entrances on more than one level (e.g., walk-out basements, garages under buildings), rather than grading the entire site flat. Use the flattest portions of the site for subsurface sewage disposal systems and parking areas.
H.
Where feasible, site buildings and other areas to be developed in a manner that does not block trails or paths that have traditionally provided access to back land. This provision shall not be construed to create any public access rights that do not otherwise exist.
§ 200-8.2 Off-street parking and loading.
A.
Purposes. The purposes of this section are to ensure the availability of safe and convenient vehicular parking areas; to encourage economic development; to promote safety for pedestrians, bicyclists, motor vehicle occupants, and property and business owners; to reduce impervious surfaces; and to protect adjoining lots and the general public from nuisances and hazards associated with off-street parking areas.
B.
Applicability. No building or structure shall be used or changed to a category of greater parking demand, determined in accordance with Table 3 below, except in accordance with this section. Single-family and two-family dwellings shall be exempt from the requirements herein.
C.
Administration. This section shall be administered by the Planning Board as part of site plan review pursuant to § 200-3.5 or, for a use or activity not subject to site plan review, by the Building Inspector.
D.
Schedule of Off-Street Parking Requirements. The minimum number of off-street parking and loading spaces shall be as set forth in Table 3. Off-street parking requirements for a use not specifically listed in Table 3 shall be as specified by the Building Inspector based on a listed use of similar characteristics of parking demand generation.
Table 3. Schedule of Off-Street Parking Requirements | |
|---|---|
Use | Minimum Number of Parking Spaces |
Multifamily dwelling | 1 space per 1 bedroom unit; 2 spaces for units with 2 or more bedrooms |
Dwelling units above the ground floor of a commercial building | 1.5 spaces per unit |
Age-restricted housing or elderly housing, independent living | 1 space per unit, plus 1 space per 4 units for visitor parking |
Elderly housing, assisted living residence or congregate residence, or nursing home | 0.5 space per room, plus 1 space per 4 units for visitor parking |
Place of assembly with fixed seating, such as a church, stadium, assembly hall | Minimum 1 space for every 4 seats or, when benches are used, 1 space per 8 linear feet of bench |
Business, professional, or governmental office, bank | 1 space per 300 square feet on the first floor; 1 space per 400 square feet on the second floor |
Medical office or clinic | 1 space per 200 square feet |
Veterinary hospital | 1 space per 300 square feet |
Retail store | 1 space per 300 square feet |
Service establishment | 1 space per 300 square feet |
Warehouse/distribution facility | 1 space per each 2 employees on the largest shift and 1 additional space for each 1,000 square feet |
Manufacturing | 1 space per each 2 employees on the largest shift and 1 additional space for each 1,000 square feet |
Restaurant | 1 space for every 4 seats, plus 2 spaces for employees |
Gasoline service station | 1 space per fueling position, plus 1 space per 300 square feet, including service areas and retail/convenience store areas. Temporary parking at fueling positions shall not count toward the square feet parking requirement. |
Vehicle repair shops | 1 space per 300 square feet, plus 2 spaces per service bay |
Other uses not specified herein | Where a use is not specifically referenced in this table, the parking requirement for the most nearly comparable use or industry standards shall apply as determined by the Building Inspector |
* | In all instances in Table 3, "square feet" shall mean net floor area. |
E.
General parking requirements. Except as may be determined pursuant to Subsection J herein, the following parking requirements shall be met:
(1)
Computation of required parking spaces.
(a)
The minimum number of parking spaces shall be the largest whole number obtained after calculating the parking requirements in accordance with Table 3. Any fractional parking space shall be rounded up to the next whole number.
(b)
For a parcel with two or more uses, the minimum number of parking spaces shall be the sum of the minimum number of spaces required for each use, determined in accordance with Table 3, except as may be authorized pursuant to Subsection J herein.
(2)
Location of parking areas. All required off-street parking spaces shall be located on the same premises as the uses they serve except as provided in Subsection J below.
(3)
Dimensional standards. An off-street parking space is an all-weather, surfaced area having a width of not less than nine feet and a length of not less than 18 feet for angle parking or 22 feet for parallel parking.
F.
Parking area design.
(1)
Surface. Parking areas shall have durable, all-weather paved surfaces and shall provide for the satisfactory management of surface water. Parking areas composed of pervious or semipervious surfaces are encouraged in low traffic areas, such as reserve parking, and may be used to meet all or any part of the required parking, subject to environmental limitations.
(2)
Parking areas shall be designed that no vehicle will be required to back onto a public way in order to enter or exit from a parking space.
(3)
As part of its Site Plan Rules and Regulations, the Planning Board may supplement the requirements herein with parking lot design standards.
G.
Location of parking. To the maximum extent feasible, off-street parking for retail, office, and other commercial uses shall be located behind or beside buildings. Vehicular parking between the front building line and the street alignment is permitted if no other reasonable alternative exists.
H.
Off-street parking areas shall be designed and constructed so as to maximize safety for pedestrians, bicyclists, motor vehicle occupants, and property and business owners and their customers. Impacts on scenic roads, historic districts, natural resources and community character shall be minimized.
I.
Bicycle parking.
(1)
Bicycle parking facilities that provide secure storage of bicycles shall be provided for any new building, addition or enlargement of an existing building, or for any change in the occupancy of any new building that results in the need for additional vehicular parking facilities.
(2)
Bicycle parking facilities shall be securely anchored and located in a clearly designated, safe, and convenient location. Whenever possible, the bicycle parking shall be placed within 50 feet of building entrances and in well-lit areas.
J.
Reduced parking. The number of parking spaces required pursuant to Table 3 may be reduced by special permit from the Planning Board, subject to the provisions herein. Where the Board of Appeals is the special permit granting authority for the proposed use, the Board of Appeals shall have the authority to administer this section.
(1)
The applicant shall demonstrate to the Board's satisfaction that a reduction is warranted due to circumstances such as but not limited to:
(a)
Peak parking needs generated by the proposed uses occur at different times.
(b)
Demographic or other characteristics of site users.
(c)
Safe, convenient forms of pedestrian access between the proposed development and nearby residential uses.
(d)
The presence of a public or private parking lot within 400 feet of the proposed use.
(2)
The Board may grant a special permit for reduced parking only upon finding that:
(a)
The reduced number of parking spaces is consistent with the general purposes of this section.
(b)
The proposed number of parking spaces will be sufficient for the proposed uses.
(c)
The decrease in required off-street parking is supported by a parking analysis prepared by a registered professional engineer. Such analysis shall consider existing and proposed uses on the site; rate of parking turnover for various uses; expected peak traffic and parking loads for various uses based on customary hours of operation; availability of public transportation; industry parking standards for various uses; and other factors.
(3)
In granting a special permit for reduced parking, the Board may impose reasonable conditions, including but not limited to requiring additional parking should uses change over time, or requirements to designate green space for reserve parking.
§ 200-8.3 Outdoor lighting.
A.
Purposes. The purposes of this section are to create a standard for outdoor lighting so that its use is consistent and provides functionality and convenience; to enhance public safety and security; to minimize light trespass, glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive or unnecessary and providing for lighting that will complement the character of the community; to reduce the cost and waste of unnecessary energy consumption by promoting energy conservation; and to preserve the night sky as a natural resource to enhance nighttime enjoyment of property in Northfield.
B.
Definitions. Unless the context clearly indicates otherwise, the following terms shall have the following meanings in this section:
DIRECT LIGHT
Light emitted directly by a lamp, off a reflector, or through a refractor of an outdoor light fixture.
FILTERED
When referring to an outdoor light fixture, means that the fixture is to be fitted with a glass, acrylic, or other translucent enclosure of the light source.
INDIRECT LIGHT
Direct light that has been reflected off other surfaces not part of the luminaire.
LAMP
The component of an outdoor light fixture that produces the actual light.
LIGHT TRESPASS
Direct light emitted by an outdoor lamp fixture that shines beyond the boundaries of the property on which the outdoor light fixture is installed.
LUMEN
A measure of light energy generated by a light source. One footcandle is one lumen per square foot. For this purpose, the lumen output shall be the initial lumen output of a lamp, as rated by the manufacturer.
LUMINAIRE
A complete lighting system, including a lamp or lamps and a fixture.
SHIELDED
When referring to an outdoor light fixture, "shielded" means that the fixture allows no up lighting.
UP LIGHT
Direct light emitted by an outdoor light fixture above a horizontal plane through the fixture's lowest light-emitting part.
C.
Applicability.
(1)
Except as exempted herein, this section shall apply to all municipal, industrial, commercial, business, institutional, and residential uses, including modification, extension, or expansion of an existing outdoor lighting installation.
(2)
Exemptions. The following types of lighting are exempt from this section:
(a)
Lighting in swimming pools and other water features governed by Article 680 of the National Electrical Code (NEC).
(b)
Exit signs and other illumination required by the Building Code.
(c)
Lighting for stairs and ramps as required by the Building Code.
(d)
Temporary decorative or holiday lighting (less than 30 days use in any one year).
(e)
Low-voltage landscape lighting, but such lighting should be shielded in a way as to eliminate glare and light trespass.
(f)
Lighting of flagpoles.
(g)
Signage lighting shall be subject to § 200-8.4, but all lights for signs should be fully shielded.
(h)
Public roadway illumination or other lighting installed on streets or ways to control traffic or other lighting for public safety as may be required or installed by governmental agencies.
D.
Requirement for lighting plan. Wherever outside lighting is proposed, the applicant for a building permit, special permit, site plan review, or variance, or an electrical permit, shall submit a lighting plan to the applicable approval authority which shall include the following information:
(1)
Location, orientation, type and height of all proposed outdoor luminaires, including those around all structures, driveways, driveway entrances, walkways, pathways and parking areas.
(2)
Luminaire manufacturer's specification data, including lumen output and photometric data showing cutoff angles.
(3)
The type of lamp, such as metal halide, compact fluorescent, high pressure sodium, LED, etc.
(4)
A photometric plan showing the intensity of illumination, expressed in footcandles, at ground level in the interior of the property and at the property boundaries.
(5)
Times of illumination.
E.
Standards for the control of glare and light trespass.
(1)
Lighting shall meet the requirements of the Building Code for Energy Efficiency, Chapter 13, or current requirement. Light trespass onto any street or abutting lot is not permitted. Lighting shall be directed onto the site. This may be demonstrated by manufacturer's data, cross-section drawings or other means. Footcandle readings at property lines between residential and nonresidential properties shall not exceed 0.01 footcandle at any elevation.
(2)
Any outdoor luminaire subject to these provisions with a lamp or lamps rated at a total of more than 2,000 lumens shall be fully shielded and shall not emit any direct light above a horizontal plane passing through the lowest part of the light-emitting luminaire.
(3)
Hours of operation. Outdoor lighting shall not be illuminated between 11:00 p.m. and 6:00 a.m., with the following exceptions:
(a)
Outdoor lighting shall be permitted on the premises of a business open to customers or where employees are working; or for an institution or place of public assembly where an activity is being conducted, outdoor lighting shall be permitting during the activity and for not more than 1/2 hour after the activity ceases.
(b)
Low-level lighting sufficient for the security of persons or property, provided the average illumination on the ground or on any vertical surface is not greater than 0.5 footcandle.
(4)
Lighting shall be provided at the lowest brightness and intensity levels possible to allow for emergency nighttime access.
F.
Special permit.
(1)
The Planning Board may grant a special permit for lighting that exceeds the limitations imposed herein, provided it determines that the requested relief is not inconsistent with the purposes of this section. In such cases, the burden of proof shall be on the applicant to demonstrate to the Board's satisfaction that:
(a)
An extraordinary need for additional security lighting exists due to a history of vandalism or other reasonable data;
(b)
Conditions hazardous to the public, such as steep embankments or stairs, may exist in traveled ways or areas;
(c)
Such a minor change is proposed to an existing nonconforming lighting installation, that it would be unreasonable to require complete replacement of the entire installation; or
(d)
The complete shielding of direct light is technically infeasible due to the geometry of a lot, building, or structure.
(2)
The Board of Appeals may also authorize a special permit for athletic field or stadium lighting, but only after identifying steps to be taken to minimize glare and light trespass, and to utilize sensible curfews.
§ 200-8.4 Signs.
No sign as defined in this bylaw shall be displayed or located except as provided in this section.
A.
Definitions. For the purpose of this section, the following terms shall have the following meanings:
AGRICULTURAL SIGN
A sign which may have wording that may be changed periodically to advertise products raised or grown principally on the premises.
BILLBOARD SIGN
A sign which advertises a business, service, product, commodity, entertainment or similar object or activity which is conducted, sold or offered on a lot other than the lot on which the sign is erected.
DIRECTIONAL OR INFORMATIONAL SIGN
A sign which is necessary for the safety and direction of vehicular or pedestrian traffic.
EXTERIOR SIGN
A wall sign, projecting sign, or awning sign placed on or about the exterior of any structure.
FREESTANDING SIGN
A nonmovable sign not affixed to any building but constructed in a permanently fixed location off the ground with its own support structure, including a monument sign, and displaying a sign face on not more than two sides.
PERMANENT SIGN
A sign that is permanently attached to a building or having in-ground supporting structure(s) or braces.
PROJECTING SIGN
A sign which is permanently affixed to the exterior surface of a building or structure with the display area positioned perpendicular to the wall to which the sign is mounted.
SIGN
Any words, lettering, parts or letters, figures, numerals, phrases, sentences, emblems, devices, designs, trade names or trademarks, whether stationary or portable, by which anything is made known, such as are used to designate or locate an individual, a firm, an association, a corporation, a profession, a business or a commodity or product, which are visible from a public or private street or right-of-way and used to attract attention.
SIGN AREA
The area of the smallest horizontally or vertically oriented rectangle which could enclose all the display area of the sign, together with any backing different in color or material from the finish material of the building face, without deduction for open space or other irregularities. Structural members not bearing advertising matter shall not be included unless internally or decoratively lighted. Where sign faces are placed back-to-back and face in opposite directions, the "sign area" shall be defined as the area of one face of the sign.
TEMPORARY SIGN
A sign that is used only temporarily, for a specific length of time, and is not permanently mounted.
WALL SIGN
A sign which is painted or otherwise permanently affixed to a vertical exterior surface of a building or structure with the display area positioned parallel with the wall to which the sign is mounted, and including such a sign affixed to a parapet or to the lower slope of a gambrel or mansard roof.
WINDOW SIGN
A sign, picture, symbol or message that is placed inside a window, drawn, painted or etched on the window pane or glass or otherwise attached in or on a window and visible from the exterior of the window, not including any part of a customary window display of merchandise or other product.
B.
Basic requirements.
(1)
Prohibited signs. The following signs are expressly prohibited:
(a)
Billboard signs.
(b)
Flashing, moving, or animated signs.
(c)
Signs illuminated with neon.
(d)
Signs containing electronic streaming messages.
(2)
Sign permits.
(a)
Except as provided under Subsection B(1) above, no sign shall be erected on the exterior of any building or on any land unless and until the Building Inspector has issued a sign permit. Application for a sign permit shall be on the form prescribed by the Building Inspector and shall include such information and drawings as the Building Inspector requires.
(b)
All signs erected hereunder shall be erected in the exact location and manner described in the permit.
(c)
No freestanding signs shall be erected if they create a safety hazard to vehicular or pedestrian traffic, in the opinion of the Building Inspector.
(d)
The relettering of a sign shall be equivalent to the erecting of a sign, except when the original wording is reproduced.
(e)
Paper or cardboard signs inside display windows are allowed if illuminated only by interior illumination within the building.
(3)
Special permit required. No sign shall be erected for any nonresidential use requiring a special permit under this bylaw unless the applicable special permit granting authority has approved the number, location, size, and design of such signs as part of the special permit granted for the use.
(4)
Exempt signs. The following types of signs do not require a permit from the Building Inspector:
(a)
Real estate signs advertising rent, lease or sale are permitted, provided that:
[1]
The sign shall not exceed 32 square feet in area.
[2]
The sign shall advertise only the premises on which it is located.
[3]
The sign shall be removed no more than one week after the completion of the sale or rental.
(b)
Agricultural sign not exceeding 32 square feet in area.
(c)
Construction signs.
[1]
The sign shall not exceed 32 square feet in area.
[2]
The sign shall be maintained on the premises during construction and shall be removed upon completion of the construction or issuance of a certificate of occupancy and use, whichever occurs first.
(d)
Real estate signs advertising an open house event.
[1]
The sign shall not exceed nine square feet in area.
[2]
The sign may be erected on private property, provided permission from the property owner has been granted. Upon request by the Building Inspector, a copy of the letter granting such permission shall be provided to the Building Inspector.
[3]
The sign shall only be erected on the day of the open house and shall be removed at the conclusion of the open house each day. The date of the open house shall be included on the sign.
(e)
Signs not exceeding one square foot in area and bearing only property numbers, post box numbers, or names of occupants of premises.
(f)
"No hunting, fishing, etc.," signs not to exceed one square foot are allowed.
(g)
Flags and insignia of any government, except when displayed in connection with commercial promotion.
(h)
Legal notices, identification information, or direction signs erected by governmental bodies.
(i)
Integral decorative or architectural features of buildings, except letters, trademarks, moving parts, or moving lights.
(j)
Signs directing and guiding traffic and parking on private property, but bearing no advertising matter.
(5)
Sign standards.
(a)
Lighting. Signs shall be illuminated in a manner than no glare is visible from any way or residential lot.
(b)
Size. Freestanding commercial or industrial signs shall not exceed 24 square feet in area. No freestanding sign shall at any point extend more than 10 feet above the adjacent average grade.
(c)
Signs affixed to any planar or curved surface of a structure shall be limited in area to 10% of the area of that surface, devoted to the attendant use. Signs affixed to structures shall not extend more than 18 inches beyond the vertical mean building surface, nor more than three feet above the eaves.
C.
Construction and maintenance of signs.
(1)
All signs shall be constructed of durable and weatherproof material. They shall be maintained in safe structural condition and good visual appearance at all times, and no sign shall be left in a dangerous or defective state. The Building Inspector shall have the authority to inspect any sign and order the owner to paint, repair or remove a sign which constitutes a hazard or a nuisance due to improper or illegal installation, dilapidation, obsolescence or inadequate maintenance.
(2)
No sign shall be painted or posted directly on the exterior surface of any wall, including windows and doors. All signs must be painted, posted or otherwise securely affixed to a substantial intermediate removable surface, and such surface shall be securely affixed to the wall of the building. However, the foregoing shall not prevent installation of a sign by individual letters or devices cut into or securely affixed to the exterior wall of a building, provided that such letters or devices have a minimum depth or projection of 1/4 inch. The material of the sign and intermediate surface, and the manner of affixing the sign to the intermediate surface and of the intermediate surface to the wall of the building, shall be subject to the approval of the Building Inspector for the purpose of protecting the safety of the public. Notwithstanding the foregoing, signs may be painted or posted on the interior surface of any wall, including windows and doors.