The purpose of the Quality Development Corridor Overlay District (QDC) is to provide for a superior environment along transportation corridors through the application of an overlay district. The overlay zone regulations are intended to supplement the regulation of the underlying zoning districts and to provide for harmony and compatibility of non-residential development over the length of the corridor. This district is established to protect the public investment in major highways and arterial streets and ensure that these can continue to serve their primary functions of moving volumes of traffic safely. Provisions of the QDC are intended to expedite the free flow of traffic and reduce the hazard arising from unnecessary points of ingress and egress and cluttered roadside commercial development. The district is intended to enhance the value of adjacent lands by preserving and extending the useful life of the highway, avoiding land uses that conflict with the roadside and the surrounding area and reducing the risks of creating blighted areas. Insuring the attractiveness of roadside uses will contribute to and enhance trade, tourism, capital investment and general welfare.

1.

Definitions. The following definitions shall apply in this section:

(1)

Acceleration/deceleration lanes: One (1) or more paved traffic lanes traversing the frontage of a property for the purpose of allowing traffic to accelerate or decelerate outside of higher speed traffic lanes.

(2)

Alteration: Includes without limitation any enlargement or diminution of a building or structure, addition, relocation, demolition, repair, remodeling, change in number of living units, development of or change in open space, development of or change in a sign by painting or otherwise, or other change in a facility. This excludes ordinary maintenance for which no building permit is required replacement of utilities, rearrangement of internal partitions, and painting except as provided herein for signs.

(3)

City: The City of West Point including administrators, staff, or commission members who have duties related to planning and zoning, such as, but not limited to legal issues, economic development, landscaping, public safety, and maintenance.

(4)

Corridor: A transportation path which leads into, out of or through an activity area and includes all property adjacent to the path.

(5)

Junkyard: Property used for indoor or outdoor storage, keeping or abandonment whether or not for sale or resale, of junk including scrap metal, rags, paper or other scrap materials, used lumber, salvaged house wrecking and structural steel materials and equipment; or for the dismantling, demolition or abandonment of automobiles or other vehicles or machinery or parts thereof. An automobile is considered abandoned when a current license tag is absent.

(6)

Official zoning map. The official zoning map of the City of West Point.

(7)

Overlay zone: A special purpose classification used to supplement but not change the regulations of the current zoning districts (called the "underlying zone") in an effort to promote and protect both public infrastructure and private investment.

(8)

Underlying zone: The designated zoning districts which are established on the official zoning map. Regulations of these zoning districts may be supplemented, but not changed, when an "overlay zone" is applied to these zoning districts.

2.

Establishment of districts. The Quality Development Corridor Overlay District (QDC) boundaries shall be established and from time to time amended on the official zoning map, and may include any highway or arterial city street which is deemed appropriate and its adjacent properties as delineated on the official zoning map. The mayor and council may apply the Corridor Overlay District Zone to any highway corridor upon concluding that any or all of the following conditions exist:

(1)

The corridor has scenic qualities and natural beauty that should be protected.

(2)

A major purpose of the highway or arterial street is to carry through traffic.

(3)

Development along the highway or street in the absence of the Corridor Overlay District zoning provisions could have an adverse impact on its level of service; increase danger and/or congestion in the street; impair the public health, safety, convenience and welfare; and/or impede the maintenance or creation of a convenient attractive and harmonious community.

Designated corridors—The quality development corridor standards shall be applicable to all non-residential property located on U.S. Highway 29 and S.R.18 (also known as East 10th Street, 3rd Avenue and West 7th Street in some locations). The standards shall also apply to Gabbettville Road, Sandtown Road, Kia Boulevard, Kia Parkway, Warner Road, Highway 103, and Davidson Road. The standards shall also apply to any non-residential property for a distance of five hundred (500) feet from either side of the street right-of-way line of U.S. Highway 29 and S. R. Highway 18.

3.

Conditions. All uses under this section are subject to the following conditions:

(1)

A site plan, landscape plan and elevation drawings are required to be submitted for new developments and improvements to existing buildings within the Quality Development Corridor Overlay District.

(2)

New non-residential development:

a.

All new non-residential development shall be subject to all provisions of this section.

(3)

Expansion of structures:

a.

Expansion of structures in excess of twenty-five (25) percent but less than fifty (50) percent of the existing gross floor area shall subject only the expansion area to the standards of this section.

b.

Expansion of structures in excess of fifty (50) percent of the existing gross floor area shall subject the entire structure to the standards of this section.

(4)

Remodeling:

a.

Improvements to the exterior walls covering more than fifty (50) percent of the total wall area shall subject the entire structure to the standards of this section.

(5)

Parking lots:

a.

Any expansion of existing parking facilities which increase the required parking spaces by less than fifty (50) percent of the existing capacity shall only subject the expansion area to the requirements of this section.

b.

Any expansion of existing parking facilities which increase the required parking spaces my more than fifty (50) percent of the existing capacity shall subject the entire parking area to the standards of this section.

(6)

Damage to structures:

a.

If any structure is destroyed by any means to an extent greater than fifty (50) percent of its replacement cost at the time of destruction, then such structure shall only be rebuilt in accordance with the standards of this section.

(7)

Minor repairs:

a.

This section shall not be construed in any way as to prevent the ordinary maintenance or minors repairs to existing structures.

(8)

No loading or unloading of material shall take place in any front or side yard of any parcel, which fronts on the highway right-of-way. Buildings will be designed so as to provide service entrances and loading areas at the rear. Should the building orientation angle to the primary street allow the loading area to be visible from the primary street, then the loading and unloading area shall be screened from the primary street.

(9)

No parking shall be permitted on the highway right-of-way. All parcels shall be expected to provide sufficient off-street parking to meet their individual needs. No off-street parking space shall be constructed so as to require the backing of vehicles into a public street.

(10)

For every four (4) rows of parking spaces delineated, one (1) raised parking island shall be provided, thereby creating separated parking areas to aid in safe and orderly use of the lot and confine vehicular movement to marked drives. Raised or curved circulation islands shall be constructed at the ends of the rows of parking spaces or at other locations where circulation drives intersect. For all uses providing clientele parking, all circulation drives shall be clearly defined and marked appropriately with arrows and the like to assist public circulation into, on and out of the property and through parking lot areas. Required parking spaces shall be permanently marked.

(11)

Paving materials for parking lots:

a.

All parking areas shall be paved with asphalt or concrete,

b.

Paving areas shall be of sufficient size and strength to support the weight of service vehicles.

c.

All areas for parking, loading, or vehicular drives shall be paved, back curbed and guttered.

(12)

Adequate circulation drives shall interconnect all lot access points with all vehicle parking, loading, servicing and like areas and structures, thereby creating an on-site circulation network which, together with any service drives abutting the lot, will provide a safe and convenient means for lot servicing and fire protection.

(13)

Circulation drives used by vehicles to reach a drive-by sales or service window, depository or similar facility shall be one-way and shall be of sufficient length to prevent a line of waiting vehicles from backing up into a street or onto adjoining property.

(14)

Unless a curb cut is along a state maintained highway and is required to meet Georgia Department of Transportation Standards, then the curb cut shall not exceed thirty (30) feet in length. Curb cuts shall be no closer than forty-five (45) feet to other curb cuts or closer than ninety (90) feet to any street intersection. All separations are measured at the radius return back of curb to the right-of-way line. Distances between curb cuts shall be measured from BOC (back of curb) to BOC at the radius return between the closest edges of the cuts. One (1) curb cut shall be allowed per one hundred and fifty (150) feet of frontage, up to three (3) cuts per single lot. Existing lots with less than one hundred and fifty (150) feet of frontage shall be allowed one (1) curb cut.

(15)

Vision clearance shall be provided at all intersections. No obstruction to vision between two and one-half (2½) feet and ten (10) feet from ground level shall be permitted within twenty (20) feet of the intersection of two (2) streets or railroad track, or of a street intersection with a railroad track.

4.

Use limitations. Land within the Quality Development Corridor Overlay District (QDC) may be used as permitted in the underlying district in which located, subject to the above conditions and with the following:

(1)

Junkyards are prohibited.

(2)

Individual mobile homes and mobile home parks and subdivisions shall be prohibited.

(3)

Adult entertainment establishments are prohibited.

(4)

Any commercial development shall be subject to the following:

a.

Coordination of pedestrian and vehicular circulation patterns shall be encouraged between adjacent property owners.

b.

Such use shall have access designed so as not to impede traffic on a public street intended to carry through traffic. To such end, access via the following means shall be given favorable consideration in site plan review:

(1)

Access to the site is provided by a public street other than one (1) intended to carry through traffic; and/or

(2)

Access to the site is provided by a functional frontage road, service drive or joint driveway which provides controlled access to the site and/or several adjacent sites; and/or

(3)

Acceleration/deceleration lanes, turning lanes and/or stacking lanes are provided to improve access to the site and/or several adjacent sites.

c.

All areas subject to vehicular traffic including frontage roads, access ways, loading areas and service areas shall be constructed in accordance with the minimum paving specifications in force in the city at the time of improvement.

d.

Filling stations and automobile repair facilities shall adequately screen areas designed for the outdoor storage of vehicles in need of repair or awaiting pickup after repair. The storage area shall be located in the rear of the building. No junk or abandoned vehicles or parts of vehicles will be stored on site.

e.

Garages, car washes and service bays shall be located at least forty (40) feet from the front property line and all garage/car wash/service bay openings shall be oriented at not less than right angles to the primary public street frontage.

f.

All commercial uses shall provide and maintain a landscaped area around the entire perimeter of the site.

g.

Dumpsters and all other refuse collection devices shall be located behind the front plane of the primary structure and shall be fully screened from public view. Dumpsters may be located five (5) feet from the property line if the adjoining property is zoned non-residential and five (5) feet from all applicable buffers if the adjoining property is zoned residential.

h.

Roof mounted equipment, vents or other unsightly building appurtenances shall be screened from public view by a parapet wall or other architectural extension.

5.

Building and materials construction standards. All uses under this section are subject to the following conditions:

(1)

Any building constructed within the Quality Development Corridor Overlay District (QDC) shall be of masonry construction or its equivalent on the front and side exterior walls. Quality materials and superior construction is recommended on the rear exterior wall. In the event the rear of the building is located on a public or private street then the rear elevation shall comply with the same requirements as the front and sides.

(2)

The primary exterior finish material shall be one (1) of the following: brick, brick veneer, stone, stone veneer, cultured stone, pre-cast or field poured concrete tilt panels with texture and architectural detailing, split-face architectural block or masonry units and stucco on lath with architectural detailing. Approval may be given to other acceptable products that promote a specific theme.

(3)

Material such as asbestos siding, galvanized sheet metal, highly reflective aluminum, cinder block, unfinished concrete, and vinyl siding are not allowed as primary building materials. Consideration may be given to products that have a masonry appearance for architectural detailing, decorative trim and in other areas approved by the planning director.

(4)

All structural supports (i.e., columns) for vehicular canopies shall be clad in one (1) or more of the same materials as the building facades. Colors and textures of exterior building structures must be harmonious and compatible with the colors of other buildings within the property. All other types of construction not covered in the above must have the written approval of the planning director.

(5)

Exposed roof materials shall be architectural asphalt shingles, wooden shingles, standing seam metal roof or lap seam metal roofing panel, terra cotta and slate shingles.

(6)

Attached awnings shall be in a complimentary color to the main wall color. All trim and decorative bands shall be harmonious with wall color although they are selected for accent. Metal awnings are not allowed.

(7)

Mansard metal roof projections and metal overhangs are not allowed on the front elevation of the building.

(8)

Parapet walls and extensions shall be compatible in design and integrated architecturally with the building.

(9)

Dumpster enclosures shall be gated and constructed with a material that matches the primary building.

6.

Underground power—utilities. All uses under this section are subject to the following conditions:

(1)

All utilities shall be underground. Meters, panels, disconnects, terminals, cabinets and etc. shall be located in the rear or side of the building and away from high traffic and high visibility areas. To the extent possible, utility easements for water lines, wastewater lines, and storm sewers shall be located in the street rights-of-way.

7.

Signs. All uses under this section are subject to the following conditions:

(1)

Signs shall only be allowed in accordance with the applicable provisions of section 19 in the City of West Point Sign Ordinance.

8.

Lighting. All uses under this section are subject to the following conditions:

(1)

Lighting shall be designed to prevent lighting spillover onto adjacent lots. All lighting shall be fully shielded, have recessed luminaries, or be cut-off luminary fixtures mounted in such a manner that the cone of light is directed downward and does not cross any property line of the site. The same type of lighting must be used for the same or similar types of lighting on any one site.

(2)

Parking light fixtures shall be of the box head type, shall have a maximum height of thirty-five (35) feet and shall have a smooth pole. All parking light fixtures and poles shall be black or brown. Luminaries shall be high pressure sodium, yellow color.

(3)

Security lighting is not required. Full cut-off luminaries shall be used. The number of luminaries remaining on for security lighting shall not exceed one-fourth (¼) the total number of each type of luminary used for the maximum level of illumination.

(4)

No exposed neon or L.E.D. will be allowed.

9.

Curbs, sidewalks and handicap access. All uses under this section are subject to the following conditions:

(1)

Curbs. All new streets whether public, private or internal parking lot driveways shall be curbed with twenty-four (24) inch vertical curb and gutter (thirty (30) inch in D.O.T. right-of-way).

(2)

Sidewalks and handicap access. All new developments and improvements in excess of fifty (50) percent shall provide a five (5) foot sidewalk along all adjacent street R.O.W. handicapped access and ramps shall be located at the corner of all intersections, at any designated pedestrian crossing of any street at mid-block and at any parking lot adjacent to any public or private use. Internal sidewalks, pedestrian paths and handicap access shall also be provided within new developments.

10.

Permit application and processing.

(1)

All new developments will be required to submit a site plan and building elevations for approval by the planning board prior to any permits being issued.

(2)

Two sets of civil plans shall be submitted which shall include a landscape plan.

(3)

Architectural and construction material details shall be submitted and approved before any buildings permits are issued. The drawings shall include dimensions of all sides of existing and proposed structures and all related accessory structures to be developed and placed on site. The exterior finish material selection for each building shall be clearly noted for each elevation.

(4)

Plan submittal requirements for minor alterations and expansions will be determined by the planning director based on the extent of the proposed improvements.

11.

Effect on existing ordinances, conflict, relationship to existing zoning districts.

(1)

Effect. This Corridor Overlay District is not intended to amend or repeal any existing city ordinance. To the maximum extent possible, the requirements of this Corridor Overlay District shall be deemed to be supplemental to, and not in substitution of, existing City of West Point ordinances and regulations. Wherever possible, both shall be given effect.

(2)

Conflict. To the extent of any conflict between other City Ordinances or regulations and this Corridor Overlay District, the more restrictive is deemed to be controlling.

(3)

Relationship to existing zoning. The provisions of the Corridor Overlay District established in this ordinance apply in addition to the provisions of the underlying zoning. Where apparent conflicts exist, the more stringent provision shall prevail. The overlay zoning districts established additional standards and review requirements for subject development, but:

a.

Do not authorize any land use prohibited in the underlying zoning district;

b.

Do not relax any standards applicable to the underlying zoning district; and

c.

Do not preclude a change in the underlying zoning through the city's zoning map amendment process.

12.

Severability. If any section, subsection, sentence, clause or phrase of this Corridor Overlay District is, for any reason, held to be invalid, such decision shall not affect the validity of the remaining portions of this Corridor Overlay District.

(Ord. No. 2007-10, 3-12-07; Ord. No. 15-6, §§ 2, 3, 4-13-15)