The purpose of the Glendale-Milford Road Corridor Overlay District is to provide an opportunity for a mixture of land uses along the Glendale-Milford Road corridor by allowing development of a limited range of retail and service commercial uses to compliment and serve the needs of the existing surrounding and underlying I-P Industrial Park uses without threatening the integrity of the corridor as a transportation route or threatening the composition of the Industrial Park as an employment base for Woodlawn. The Overlay District is intended to allow complimentary uses that will improve the mix of businesses and services in Woodlawn, without creating negative impacts. Only lots of record with frontage on Glendale-Milford Road are within the Glendale-Milford Road Corridor Overlay District.

(Ord. 17-2013, passed 9-24-2013; Am. Ord. 36-2014, passed 10-28-2014)

   The following uses are permitted as of right in the GMC Overlay District:

 

 

(Ord. 17-2013, passed 9-24-2013; Ord. 05-2016, passed 3-29-2016)

   In a GMC Overlay District, accessory uses, buildings or other structures customarily incidental to any permitted or conditionally permitted uses may be established, erected or constructed. Accessory uses may include the following and shall conform to the regulations of Chapter 1296, Provisions Relating to All Districts:

   (a)   Fences and walls six feet in height or less.

   (b)   Outdoor storage.

   (c)   Signs subject to Chapter 1292.

   (d)   Sheds or other utility-type buildings.

(Ord. 17-2013, passed 9-24-2013)

   In a GMC Overlay District, the following uses shall be permitted only if specifically authorized by the Planning Commission in accordance with § 1254.08, Conditional Use Permits:

 

   The following development standards shall apply to lots located within the GMC Overlay District:

 

(Ord. 17-2013, passed 9-24-2013)

   Off-Street parking requirements shall be as regulated in Chapter 1294, Off-Street Parking and Loading.

(Ord. 17-2013, passed 9-24-2013)

   Signage requirements shall be as regulated in Chapter 1292, Signs and Outdoor Advertising.

(Ord. 17-2013, passed 9-24-2013)

   Landscape and buffer requirements shall be as regulated in Chapter 1295, Screening and Landscaping.

(Ord. 17-2013, passed 9-24-2013)

   Applications within the Glendale-Milford Road Corridor Overlay District for uses other than principally permitted uses shall obtain conditional use approval from the Planning Commission. The Planning Commission shall evaluate the proposed uses based on the standards for conditional uses within § 1254.08, Conditional Use Permit. Planning Commission shall refer any development plan within the GMC Overlay District to Council with a recommendation for approval, approval with modifications or conditions, or disapproval. A public hearing shall be scheduled by Council to hear the request and render a decision.

   (a)   Application. These guidelines and regulations shall apply to all properties located within the Glendale-Milford Road Corridor Overlay District as identified on the Official Zoning Map of Woodlawn. The guidelines and regulations shall be applied as follows:

      (1)   Any new development or redevelopment of property which occurs within this overlay district that is not part of a Planned Unit Development (Chapter 1288) shall conform to all of the standards in § 1280.10, Design Standards, as requirements, where applicable and follow the processes and procedures of § 1254.12, Site Plan Review.

      (2)   Any new development or redevelopment which occurs within this overlay district that is part of a Planned Unit Development (Chapter 1288) shall follow all of the standards in § 1280.10, Design Standards, as guidelines.

   Where the standards and requirements identified in this chapter fall silent on specific development standards or requirements, the underlying zoning district shall provide such standard(s) or requirement(s).

   In instances of conflict between the regulations in this chapter and another chapter in this Zoning Code, the uses, regulations and standards of this chapter shall prevail.

   (b)   Development review. The review of any development or redevelopment of properties within the Glendale-Milford Road Corridor Overlay District shall occur as follows:

      (1)   Any new development, reuse or substantial redevelopment which occurs within this overlay district that is not part of a Planned Unit Development (Chapter 1288) shall be reviewed and approved by the Planning Commission to assure that all design standards of § 1282.05, where applicable, are met. For the purposes of this chapter, SUBSTANTIAL REDEVELOPMENT shall mean:

 

 

      (2)   Any new development or redevelopment which occurs within this overlay district that is part of a Planned Unit Development shall be reviewed for general compliance of all design standards of § 1282.05, where applicable, during the approval process specified by Chapter 1288, Planned Unit Development. As part of a Planned Unit Development, the regulations and standards in this chapter, with the exception of permitted uses, shall serve as guidelines and not requirements.

      (3)   Any redevelopment that does not fall under § 1280.09(b)(1) or (b)(2) above shall be administratively reviewed and approved by the Zoning Officer to assure that all of the requirements of this chapter, where applicable, are met. The Zoning Officer may request the assistance of the Planning Commission, if necessary, for additional review and input.

(Ord. 17-2013, passed 9-24-2013)

   The following design standards shall be clearly identified on drawings, renderings, or a combination of both, submitted to the Municipality for review and approval as per § 1280.09. Plans shall be drawn at a scale to adequately depict the proposed development or redevelopment project. Site plans and elevations shall be included and noted, as necessary, to accurately depict the proposed development or redevelopment project.

   (a)   Site development standards.

      (1)   Lot coverage. Development on parcels shall be limited to 80% coverage by impervious surfaces. Impervious surfaces shall include sidewalks, off-street parking spaces, driveways, building footprints and other hardscape that does not permit the absorption of storm water.

      (2)   Utilities, All on-site utilities shall be located underground.

      (3)   Driveways. A maximum of one driveway opening shall be permitted for each property on each abutting street for every 250 linear feet of frontage. For corner lots, the locations of the driveways shall be setback a minimum of 50 feet from the face of curb of the intersecting street or as otherwise approved by the Municipal Engineer. If a driveway is not shared between parcels the minimum setback from a property line shall be 20 feet.

      (4)   Cross easements. As properties develop or redevelop, efforts shall be made to provide for cross easement access to adjoining properties and the consolidation of curb cuts upon development or redevelopment to the fullest extent possible.

      (5)   Off-street parking. Off-street parking shall comply with Chapter 1294, Off-Street Parking and Loading and the following regulations:

         A.   Off-street parking shall be located to the rear or side of the property to the fullest extent possible.

         B.   Parking located between the building façade and the right-of-way shall be separated from the sidewalk by a landscaped buffer strip (e.g. row of hedges, knee wall, grass strip with plantings, etc.).

      (6)   Pedestrian access. Developed and redeveloped parcels shall include the dedication of an easement to allow for sidewalk shift away from the street and closer to the principal structure on the lot.

      (7)   Outdoor storage. Outdoor storage and service structures (dumpsters, mechanical equipment, etc.) shall be regulated as established in Chapter 1296, Provisions Relating to All Districts.

      (8)   Signage. Commercial signage shall be limited to advertising on-premise businesses and shall comply with Chapter 1292, Signage and Outdoor Advertising and the following regulations:

         A.   Ground-mounted or monument signage shall incorporate design elements and/or materials of the principal building or structure.

         B.   Where multiple adjacent parcels are developed under one cohesive development, one larger ground mounted sign may be permitted for the entire development. Such sign shall replace the individual ground mounted signs for each individual parcel.

         C.   At a minimum, all ground-mounted or monument signage shall be landscaped at the base of the sign in an area equal to twice the total square footage of all faces of the sign.

      (9)   Landscaping and screening. Landscaping and screening shall comply with Chapter 1295, Screening and Landscaping, and the following regulations:

         A.   All pervious areas of the site shall be adequately landscaped with a mix of trees, shrubs, plants and/or grass and maintained in good condition free of weeds and debris. Mulch beds without plant material shall not be permitted.

         B.   Landscaping located continuously around the perimeter of off-street parking areas shall be installed, with the exception of access drives and areas where cross easements or cross access between properties occurs. Such landscaped area shall be a minimum of four feet in width.

   (b)   Building design standards.

      (1)   Colors. Façade colors shall not include metallic, black or fluorescent colors. Colors shall be limited to muted natural colors and earth tones. Building trim may include brighter colors than the façade colors when complementing the primary building color.

      (2)   Physical separations. Building or structures shall be physically separated from any off- street parking area by planted areas (grass or other landscaping) and a full depth, vertical barrier curb per Municipal Engineering standards and Chapters 1294, Off-Street Parking and 1295, Screening and Landscaping. Sidewalks shall be installed, where necessary, to provide safe pedestrian access to and from the building from the sidewalk and off-street parking areas.

      (3)   Building heights.

         A.   Principal buildings shall not exceed a height of 70 feet as measured from the centerline of Glendale-Milford Road.

         B.   Accessory buildings shall not exceed a height of 25 feet as measured from the building grade of the accessory building or structure.

      (4)   Facades.

         A.   No blank, uninterrupted façades shall be permitted where visible from a right-of-way. The use of windows, doors and/or other architectural features shall be required at regular intervals to break up a blank wall. The use of false windows as an architectural feature may be permitted upon review by the Planning Commission. Planting areas and landscaped beds may be permitted in place of architectural features (e.g. 20 lineal feet of landscaping for every 100 feet of building length) if the height of the landscape material is at least half the height of the building or structure upon review and approval of the Planning Commission.

         B.   Buildings with facades visible from a right-of-way and greater than 100 feet in length shall incorporate recesses or projections of a minimum of two feet in depth.

         C.   Building facades shall include a repeating pattern including no less than three of the following elements: color change, texture change, material change or the inclusion of architectural features no less than 36 inches in width such as offsets, bays, marquees, etc. At least one of these elements shall repeat horizontally.

         D.   All sides of a building or structure that are visible from any right-of-way or residentially zoned property shall be finished with the same materials utilized on the front façade to provide a finished faced towards all locations visible to the public.

         E.   The predominant exterior building material (greater than 60 percent) shall be brick, natural stone, tinted and textured concrete masonry units or similar material. Vinyl, wood or metal cladding is not permitted with the exception of minor trim.

         F.   Smooth face concrete block may only be used for buildings greater than 20,000 square feet in floor area for no more than 20 percent of the cladding and then, only in areas not visible to the public. Tilt up concrete panels, mirrored glass or prefabricated steel panels shall not be permitted as exterior materials.

      (5)   Rooflines. Rooflines shall have a change in height for at least every 50 lineal feet in building length unless it is a single tenant building that exceeds a length of 200 feet. If a single-tenant building exceeds 200 feet the roofline shall change in height for at least every 75 feet for facades visible from right-of- ways. Modifications in the roofline do not need to be uniformly spaced but shall be proportional to the massing of the building.

      (6)   Building orientation. The primary building entrance shall be oriented towards Glendale- Milford Road.

      (7)   Accessory structures. Accessory structures shall be constructed of the same materials and colors as the principal building.

(Ord. 17-2013, passed 9-24-2013)

   Modifications to the overlay design standards of this chapter, as they will apply to an individual property, shall occur in one of two ways:

   (a)   If the new development or redevelopment is in a Planned Unit Development, any modification shall be requested by the applicant as a part of the Planned Unit Development process (Chapter 1288).

   (b)   If the development or redevelopment is not in a Planned Unit Development, any modification relating to the subject property or properties shall be requested by the applicant, in writing, to the Planning Commission for review and approval. The Planning Commission shall review the request for modification with respect to the design guidelines established in this chapter and as per the requirements of § 1254.12, Site Plan Review and only grant such modification if the applicant can show to Planning Commission practical difficulties in the strict application of the requirements of this chapter.

   No modification to the design guidelines as they relate to the subject property for which the modification(s) were requested shall be construed to apply to this chapter as a whole nor shall they be construed to apply to other properties.

(Ord. 17-2013, passed 9-24-2013)