HomeMy WebLinkAboutAgenda - 12-12-2000-1eORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date: December 12, 2000
Action Agenda
Item No. e. ~. ~
SUBJECT: Amendments to the Orange County Economic Development District (EDD)
Design Manual
DEPARTMENT: Planning and Inspections PUBLIC NEARING: (Y/N) YES
ATTACHMENT(S):
EDD Design Outline
EDD Design Checklist
INFORMATION CONTACT:
Craig Benedict, Planning Director, ext 2592
Robert P. Davis, Planner III, ext 2580
TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: To amend the Orange County Economic Development District (EDD) Design
Manual related to the I-40/Old NC$6 and I-$5/NC86 economic development district
BACKGROUND: The Orange County/Hillsborough Economic Development Districts Task Force
has been working since February of this year on zoning districts that would permit certain uses
by right and some uses through a special use rezoning and special use permit process.
The manual is proposed to be amended by deleting mathematical intensity ratios and replacing
them with objective checklist standards with subjective and supporkive guidelines. These
amendments include abridging and revising the manual to cite more objective standards of
review in the areas of performance standard, landscaping, buffers, parking, lighting, setbacks
and architecture. These standards would be used in site plan review of EDD/Limited Office
Districts as well as future EDD special use zoning districts. The EDD Design Manual will still be
in effect for the two other county EDD districts in the I-85/Buckhorn area and I-85/US70 Eastern
Orange area.
In these latter two areas, the existing code permits economic development projects to be
submitted, reviewed and approved by staff in accordance with the manual. These areas are
under separate review.
FINANCIAL IMPACT: None at this time.
~I
Article 629.3 of the Ox~age cot~,ty Zoaing Oxdir~esice
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The Orange County
ECOl10~Y11C
Development
Districts
Design
Nlariual
. Prepared for the
Orange County Planning Board
8~ Economic Development Commission
by the Staffs of the
Orange County Planning & Inspections Department
8~ Economic Development Commission
Adopted by the
Osage Couaty Board of Commissioaers
March 1, 1994
Amended: August 8, 1994
October 5.1994
' ~ January 17, 1995 .
August 20, 1996
~1
Page
Contents
Fart One: Intrnduction
Pwpase and Intent
Using the Manua)
A Case Study Approach
Part T+,~o: Performance Standards
2.1 Development Areas
Introduction .
Schematic Plans
2.2 Permitted Uses
2,3 Land Use Intensity
Intrnduction
Imperwiaus Surface Ratio (ISRa
Building Vnlume Ratio (BVR~
Landscape Volume Ratio (LVR~
Site Volume Ratio (SVR~
2.4 Environmental Factors
Introduction
Noise
Vibration
Air Pnllution
Electromagnetic Interference
Hazardous Materials
Solid Waste
Grading & Erosion Control
Stnrmwater Management
1Nater Supply & Sewage Disposal
Construction ~ Maintenance
1,1
1,2
1,3
2,1.1
2,1,1
2.2,1
2,3,1
2,3,3
2.3.5
2.3.7
2,3,1p
2.4,1
2.4,2
2.4,5
2.4,6
2,4.9
2,4.9
2.4,12
2.4.17
2.4..18
2.4.19
2.4.26
~'cr~no~rlc LZPr~lop~et~~Dlr~rlc~s Aes~rt Marx.~af
r
r
Page
Contents (Continued)
Part Three; Design Q~iteria
3.1 Architectural Design
Introduction
Site Considerations
Compatibility with Neighbors
3.2 Landscape Dcaign
Introduction
Criteria
3.3 Circulation $ Parking
Introduction
Parking Lot Design
Thoroughfare Planning
_ Transit Access
Pedestrian 8~ Bicycle Fau'lities
3,4 Service ~ Storage
Introduction
Location & Accessibi~ty
Screening
3.5 signs >!r Lighting
Introduction
Signs
Lighting
dart Four: Appendices
A -Applicable Codes & Technical Reports
B - Approval Procedures . & Site Plan Requirements
C -Wet Detention Basin Standards
' D - Wustration Credits
3.1,1
3,1.1
3.1.2
3.2.1
'3.2.2
3.3,1
3.3.1
3.3.$
3,3.14
3.3.17
3.4.1
3,4,1
3.4.x
3.5.1
3.5.2
3.5.6
~'c~t3arr~lc L~velo~tenrDls~'ic~ d es~n ARarx.+al
ECONOMIC DEVELOPMENT DISTRICT CHECKLIST
2.3 LAND USE INTENSITY _
Impervious Surtace:
Maximum Impervious Surtace Ratia:
ED District With Detention Ponds Without Detenti
I-85/Buckhom Road ~ 0.70 012
I-85/US 70 0.70 0.24 w/CJ
...... _ 0.38 w/o C
Building Volume Ratio:
BVR =Building Volume Ratio.
BVR = VB + VP + VL + VE /10 VB ~ Volume of Building(s)
A VP =Volume of Parking Areas
VL =Volume of Loading Areas
VE =Volume of Exterior Storage
A =Site or Lot Araea
VB --Building Volume: Building volume is the combination of building coverage and bui~dina nA~nnt anri tha ralrt~d~tinn
yr - rarKing Area VOIUme: C21CUlatlon Of the parklna area volume is accomnlisharl as fnllnws•
Landscape Volume Ratio:
Where:
LVR = T + VB /10 ~ =Volume of Trees
A VB =Volume of Berms
A ~ Site or Lot Area
Large Trees 50 40 1,256
Small Trees 20 15 177
Shrubs 6-12 Feet 10 6 28
Shrubs 4-6 Feet 5 4 13
Shrubs 1-4 Feet 2 3 7
Site Volume Ratio (SVR): Site Volume Ratio (SVR) is the volume of building, parking, exterior storage, and loading
areas compared to the volume of landscape features such as trees and shrubs on a site. Specifically, the SVR is equal
to the difference between Landscape Volume Ratio and Building Volume Ratio (SVR =LVR --BVR).
The SVR sets the land use intensity standard that projects in the EDD must meet. The following table establishes the
minimum SVR for each category of land use permitted in the Bconomic Development District. Proposed developments
must meet ar exceed the following ratios:.. _ _ __
ru~uv ~ HBIGHT SPRF_AD ARBA
__ MATBRIAL (Feed (Feet) (Sq_Ft.)
um Required Site Volume
Land Use I r~rlmary, Primary 1, Primary Overlay,
and Secondary Areas Primary II Areas
Servi
Flex
Distri
7.0
2.0
tlustrial use is considered to be any use which involves the assembly, production or manufacture of
floods or materials. The intensity or impacts of industrial use depends on the nature of the specific activity. For example,
electronics assembly would be considered an industrial use, but would have little potential for pollution, high water use qr other
Impacts; Which ere often uerceived as 6eine asenr_iamA w:~ti :.,.~..~..;~~ ~...~..:...
2.4 ENVIRONMENTAL FACTORS
Noise Levels:
v ~prazwn:
r~u rvuu~wn:
2. Each comprehensive site development plan must be accompanied by either: k...~:~~.~~~~...t.~`.:.,~ .::~<;..«.N.:~.;~.T.~,r_~.:.;~¢
• A written determination from the staff of Environmental Management Commission that an air quality
permit is not required; or .
• If an air quality permit is required, a complete copy of the permit, including all conditions for reporting
.,..a .___:.____
Electromagnetic Interterence:
1. No use, activity ar process shall be conducted which produces electric and/or magnetic fields which
adversely affect public health, safety,. and general welfare. This standard includes, but is not limited to:
• Any use, activity or process which interferes with any operation or equipment; and
• Any use, activity or process which interteres with radio, television, and/or telephone reception,
be and the boundaries of the lot on which the activit is conducted.
2. All establishments conducting uses, activities or processes that generate electric and/or magnetic fields
are expected to comply with applicable Federal Communications Commission (FCC) regulations. Copies
of all required FCC permits, including conditions for reporting and monitoring, must be submitted with the
comprehensive site development elan.
Hazardous Materials:
1, Each permitted use, special use, and accessory use is required to comply with all applicable federal,
state, and local rules and regulations governing the storage, use, and disposal of hazardous materials.
2. Each comprehensive site development plan must be accompanied by a Hazardous Materials
Management Plan (HMMP) consisting of the following:
• A Material Safety Data Sheet (MSDS).which lists the speck hazardous substance that a facility is
handling and details its known health impacts, physical properties, and appropriate protective
measures. A separate MSDS form must be submitted for each hazardous substance handled.
• A Tier Two form which indicates the precise location and quantity of hazardous materials within a
plant or place of business.
• Buildin and site lans which indicate the recise location and uantit of hazardous materials.
3. An Environmental Assessment will be required for any use or facility which qualifies as a small or large
generator of hazardous waste as defined by the N.C. Department of Environment, Health, and Natural
Rpcniirrwc
4. Any use or facility which is involved in the long-term storage or disposal of hazardous wastes will be
required to submit a full Environmental Impact Statement.
5. In either case, documentation must be provided as part of the HMMP that hazardous wastes are being
sent to an approved hazardous waste recycling, storage, treatment or disposal facility, that an EPARID
number has been obtained, that only authorized transporters are used, and that on-site storage is limited
to 180 days (or up to 270 days if the waste is to be transported more than 200 miles). ..
Solid Waste:
1. Each com rehensive site develo ment plan must be accom anied b an erosion control Ian re ared to ~'• `
meet the specific requirements and standards contained in the Orange County Erosion & Sediment xA
Control Ordinance and Manual. ,~.M ...___'___,_y__
Stormwater Management:
1. In all ED Districts within a designated water supply watershed, the first half-inch of stormwater runoff from
impervious surtaces shall be controlled. .
Water Supply 8. Sewage Disposal:
1. Where ground absorption systems and/or wells are used for sewage disposal and/or water supply, the
installation of such facilities must comply with all local and state regulations governing their design,
constructions operation, and maintenance. _ : _
2. Each comprehensive site development plan must therefore be accompanied by documentation from the
utility provider that it has reviewed and approved:
• Preliminary plans for the proposed water and/or sewer lines;
• The adequacy of the existing system(s) to which the connection(s) will be made;
• The capacity of the existing water and sewer treatment facilities;
• The carrying capacity of the discharge stream or discharge point; and
• The method of fundin ro osed extensions of water and sewer lines.
Water Use limitations:
1. Uses which require large quantities of water for manufacturing and/or processing operations will require
the review and approval of the Board of County Commissioners as a Planned Development.
2. Applicants for approval of a comprehensive site development plan must submit documented data far the
proposed use or a comparable facility which justifies the projected water consumption rates.
3.1 ARCHITECTURAL DESIGN
Site Considerations:
Arcnitectural Scale:
vvmNuuun~cy VYlifl IVelgflpOrS:
Unless there are overriding concems, a new building must reflect the following architectural charartprictir_c ~f ~~~~~~~.,~~.,.~
urnrymg ues~gn concepx:
To unify a building's architectural character and individual elements, all buildings must be visibly organized by a clear
design concept. Which of the following concepts is included in the design of the buildinl:t:
Setback Buildings/
Structures Vehicle Use
Areas• Storage
Areas
Slgns
Front 25-feet 10 feet' 10 feet 10 feet
Side 2b feet 10 feet 10 feet 10 feet
Rear 26 feet 10 feet 10 feet 10 feet
Exterior Finish Materials:
Roof lines:
1. -- ~.~;:.
Does the roof line contain either an A-frame or mansard roof used on only a portion of the building? If
yes, these types of roof lines are not allowed.
2. If a mansarcl roof is used, is it continuous around the entire perimeter of the structure? ~~~
3. Are all rooftop mechanical equipment, vents, ducts and communication antennas and towers screened
from view or designed and installed in a manner using materials and colors compatible with the building
architecture? •
4. !s all metal roofing either standing seam or copper? Corrugated metal, highly reflective surfaces and ~ ••".
illuminating roofs are not permitted. _
5. Are all rooftop solar collectors, skylights and other reflective rooftop building elements designed and
installed in a manner that prevents reflected glare?
6. Are all solar panels integrated into the roof design and flush with the roof slope?
7. Are all frames colored to complement the roof?
8. Is any support solar equipment enclosed and screened from view? •~.r
3.2 LANDSCAPE DE51GN
1. Is the landscape plan prepared and certified by a licensed landscape architect?
_ .~
2. Does the landscape plan include a comprehensive site analysis documenting existing drainage patterns, •~~•~~;
including wetlands, floodplains, and hydric soils; and existing natural and cultural features, including forest ~>~. ,.~,
lands. natural areas. and wildlife habitats. steep slopes. veoloaic features, archaeological sites, and ,, • • ~. ,
Building Setbacks ~ Height:. •
Setbacks from street rights-of--way and property lines shall be as follows:
3. Does the landscape plan show the layout of the entire project, including its relationship to sun-ounding
properties and the manner in which it adheres to the schematic plans, performance standards, and design
criteria?
Note: No site, building or structure maybe occupied for the use until all aspects of the landscape plan have been ca
out or a performance band, letter of credit or other guarantee of improvements has hpPn nmvrlarl f~ n/"7!'II'fb i^.,,,.,fi,
~anascapea r~arKing Areas:
aurrer~ng n~eignpor~ng uses:
Buildings and Grounds
Plant Materials:
1. All areas nat paved or built upon shall be landscaped with trees, shrubs, and lawns.
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3. Whenever possible, existing vegetation shall be preserved. •
4. If existing vegetation is not preserved, no fewer than the number of trees per acre specified in the section,
"Plant Size and Distribution," shall be planted, not counting trees planted in parking lot islands smaller
than 500 s uare feet.
5. All irrigation systems are to be below ground, fully automated systems in compliance with all applicable
buildin code re uirements. _
6. All backflow control devices are to be located or screened so that they are not visible from streets, parking
lot or edestrian areas. '
7. Along streets and highways, and at driveway intersections, plant materials must be selected and placed to
avoid blocking sight lines at intersection and curb cuts. At such intersections, a 10-foot by 70-foot site
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trian le must be rovided, with the 10-foot dimension located an the street with the lesser traffic volume. ~
8. Along utility rights-of-way, planting must not disrupt service or access to overhead or underground »M ~ ~•
e ui ment. •
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The number and distribution of trees which must be planted, by size, is as follows:
Plant Species:
The following is a list of recommended tree and shrub species for use in Economic Development Districts:
Lar a Deciduous Trees
Scientific Name
Acer Rubrum
Quercus phellos
Liquidambar styraciflua
Ulmus americana
Platanus accidentalis
Acer saccharinum
Salix babylonica
Fraxinus americana
Quercus coccinea
Gledifsia triancanthos
Acer saccharum
Zelkava serrate.
Lar a Ever teen Trees
Scientific Name
Pinus feeds
Juniperus virginiana
Magnolia grandiflora
Pinus strobus
Cedrus deodara
Tsuga canadenis
Ever teen Shrubs B-12 fee#
Scientific Name
Myrica cerifera
Photinia glabra
Osmanthus fortunei
Ligustrum japonicum
Ligustrum lucidum
Ilex cornuta °Burfordi"
Prunus laurocerasus
Cleyera japonica
Ilex cornuta
Camellia sasanqua
Ilex vomitoria
Osmanthus heterophylls
Common Name
Red Maple
Willow Oak
Sweet Gum
American Elm
Sycamore
Silver Maple
Weeping Willow
White Ash
Scarlet Oak
Honeylocust
Sugar Maple
Japanese Zelkvva
Common Name
Loblolly Pine
Eastern Red Cedar
Southern Magnolia
White Pine
Deodar Cedar
Canadian Hemlock
Common Name
Wax Myrtle
Red Tip Photinia
Fortune Tea Olive
Japanese Privet
Glassy Rivet
Burford Holly
English Laurel
Cleyera
Chinese Holly
sasanqua Camellia
Vaupon Holly
Holly Osmanthus
Small Deciduous Trees
Scient~c Name
Pyrus calleryana
Lagerstroemia indite
Betula algra
Corms florida
Malus hybrids
Prunus cerasifera
Atropurpurea'
Prunus serrulata
Acer palmatum
Cupressus sempen+irens
Albizia julibrissin
Small Ever teen Trees
Scientific Name
Prunus caroliniana
Ilex opaca'Savannah
Deciduous Shrubs 6-12 feet
Scientific Name
Cortaderia selloana
Forsythia intermedia
Euonymus alatus
Vibumum dilatatum
Deciduous Shrubs 46 feet
Scientific Name
Berberis thunbergil
Spiraea cantoniensis
Hamamelis vernalis
Eve teen Shrubs a-6 feet
Scientific Name
Ilex carnuta'burtordil Nana'
Juniperus chinensis pfltreriana
Abelia grandiflora
Ilex crenate'Hetri'
Prunus laurocerasus
augustifolia
Nandina domestics
Aucuba japonica
Fatsia japonica
Gardenia jasminoides
Rhododendron hybrids
Ilex crenate 'Rotundifloia'
Common Name
Bradford Gallery Pear
Crape Maple
River Birch
Flowering Dogwood
Flowering Crabapple
Purple Leaf Plum
Japanese Cherry
Japanese Maple
Leyland Cypress
Mimosa
Common Name
Carolina Cherry Laurel
Savannah Holly
Common Name
Pampras Grass
Border Forsythia
Winged Euonymus
Linden Vibumum
Elaeagnus pungens
Ligustrum senense'Variegata"
Ever Teen Shrubs 1~ feet
Scient~c Name
Juniperus horizontalis
'Parsons'
Ileac vamitoria 'Nana'
Juniperus horizontalis
'Plumose'
Azalea obtusum
Nandina domestica'Nana'
Ilex cornuta'Rotunda'
Chamaecyparis obtusa'Nana
Gracillis'
Ilex crenata'Helleri'
Ilex crenate 'Stakes'
Pinus mugo'Compacta'
Yucca fllamentasa
Juniperus chinensis pfltrriana
'Nana'
Leuaothoe fontanesiana
Thorny Elaeagnus
Varigated Privet
Common Name
Parsons Juniper
Dwarf Vaupon Holly
Andorra Juniper
Kurume Azalea
Dwarf Nandina
Dwart Horned Holly
Dwarf Hinoki Cyress
Dwarf Hinoki Cyress
Stokes Japanese Holly
Mugo Pine
Adam's Needle Yucca
Dwart Pfitrer Juniper
Drooping Leucothoe
Common Name
Japanese Barberry
Reeves Spires
Vernal Witch Hazel
Common Name
Dwarf Burford Holly
Pfrtzer Juniper
Glossy Abelia
Hetzi Japanese Holly
English Laurel
Nandina
Japanese Aucuba
Japanese Fatsia
Cape Jasmine
Hybrid Rhododendron
Roundleaf Japanese Holly
Deciduous Shrubs
Scientific Name
Euonymus alatus'Compaactus'
Euonymus Hydrangea
arborescens 'Gaandflora'
Common Name
Dwarf Winged
Snowhill Hydrangea
Entrances and Exits:
1. All vehicular maneuvering requirements for entry and exit to and from individual parking spaces must be
executed entire) on site.
2. Vehicles must not be required to enter the street in order to move form one area to another on the same
site.
~
3. Entrances and exits must be restricted to side streets whenever possible rather than providing direct
~ ~"
access to arterial and collector roads.
4. Access points shall be located as far as possible from street intersections so that adequate stacking room
is rovided.
5. All access points shall be clearly marked with appropriate directional signage.
6. On public roads, access points are subject to review and approval by the NC Department of
Trans ortation. k
7. Entrance and exit points shall be limited to one (1) per street frontage.
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Parking Standards:
1. All parking facilities on each site shall be sufFcient to serve the business conducted without using adjacent '• '
streets or parking lots.
Parking Space Dimensions:
1. Parkin s aces are re uired to be a minimum width of nine feet and twent feet in de th. ~~'>~~ k"
!~ p q Y P .,
3,3 CIRCl1LATI~N AND PARKING
Location and Configuration:
PedestrianNehicular Conflicts:
3. For angle parking, the width of the back-up aisle will vary from 10 to 18 feet, depending upon the angle or
n~rl~inn
nana~sappea rartctng:
1. At least two handicapped spaces per parking lot or one space per 20 standard parking spaces, whichever
is rester must be desi Hated for use.
2. Handicapped spaces must be at least 13 feet in width, 20 feet in depth, and located within 100 feet of the
main entrance of the buildin .
3. Handicapped spaces must be clearly marked for use by the physically handicapped, both by painting in
the s ace and with an information si n.
4. Curb cuts or ramps must be provided for each space for access to adjoining walkways.
Loading Space Dimensions/Standards:
1. every retail, distribution, and industrial use is required to provide off-street loading space sufficient to
accommodate the needs of the articular establishment.
2. The minimum number of loadin s aces is as follows:
Retail One space per 5,ODD sq. ft. of Distribution >~ One space per 10,000 sq, ft. of floor
floor space not to exceed three Industrial space not to exceed three spaces.
Required Improvement:
1. All parking and loading spaces, and vehicular circulation areas must be paved with asphalt or concrete,
and provided with continuous concrete curb and gutter.
2. All parking and loading spaces must be designated by painted lines, and driveways entering onto public
streets must be constructed in accordance with NC Department of Transportation standards for urban
situations.
for
Single-family
Duplex
Mufti-family
Hotels 8 motels
Banks & financial institutions
Medical offtces
Theatres
laundry & dry cleaning establishments
Barber & beauty shops
Offices & personal services
Restaurants - Drlve-in
- General
Retail store or center
Automobile sales
Service station
Wholesale sales
Storage & warehousing
trial
Manufacturing & processing
Research facility
Basic I or Lodging ~ Per Sq. Ft. of ~ .Per
1
1
2
1
1/200
1/300
1 x300
1200
1!300
15+ 1/50
1/50+
1200
1/400
1/bay 1
1
1
1
1
1. A Traffic Impact Study is required and must be submitted with the comprehensive site development plan if
the traffic enerated b a develo ment exceeds 800 tri s er da .
New Streets:
1. New collector and local streets, serving residential or commercial development, must meet the
specifications and standards contained in the Subdivision Regulations and/or NCDOT Construction
Standards for streets with curb and utter section.
2. On-street parking is not permitted on collector streets which will intersect with existing thoroughfares
1 /2
1/a
3. In lieu of on-street parking, four foot bike lanes must be delineated on each side (curb) of the street.
Pedestrian Circulation:
1. Building service and loading areas must be located at the side or rear of the principal building(s), and '"` "•` "' ~• ••
deli ned so that all service and loadin o erations occur within the confines of the buildin site.
2. Exterior storage for materials, supplies, and equipment may only be located at the side or rear of a
buildin and onl in total) enclosed screened areas.
3. Exterior storage areas must never be located to the front of any building unless screened from view ~ •'~
throw h the use of fencin ,walls and/or landsca in .
4. Where rooftop mechanical equipment is installed, equipment enclosures and/or the building design must
adequately provide for the reduction of noise sa as to comply with the maximum permitted sound levels.
Screening:
1. Ground level mechanical equipment such as air conditioning equipment, satellite dishes, utility meters and •• " '~''
poxes, and tower-type antennas (15-feet or less in height) must be screened from view through the use of ~~ •
landsca in ,walls and/or fencin .
2. Solid waste containers and recycling bins must be enclosed in durable, attractive structures screened
from view throw h the use of shrubs )anted around the base of the enclosure.
3.• Loading areas may only face side or rear property lines and must be designed so as not to intertere with
traffic movement within the site. : r .•.
4. Loadin areas shall not be located within re wired drives or arkin areas. ~~~`
5. Loading areas shall be screened from view through the use of landscaping, walls and/or fencing.
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S.5 SIGNS AND LIGHTING
1, A sign plan must be submitted and approved as part of the comprehensive site development plan. ~ •~
2. Alighting plan must be submitted and approved as part of the comprehensive site development plan.
signs:
Identification Signs: Criteria overnin the number, size, and hei ht of identification si ns is, as follows:
Maximum number of si ns ermitted 3 er use
Maximum number of freestandin si ns ermitted 1 er use
Totals ware foots a of all si ns ermitted 200 s . ft.
Maximum size of an sin 75 . ft.
Maximum hei ht of an sin 12 ft.
identification
Only one freestanding identification sign is permitted for each use. However, a second sign may '~•r>.
be used where a site has more than one vehicular entrance on different sides of the building.
• A freestanding identification sign must be placed perpendicular to approaching vehicular traffic so • • •~ . • ham'
that it is clearly visible and does not obstruct the view of any other identification or information .
• A freestanding identification sign must be located at least 10-feet from any property line or
ririvawav
3.4 SERVICE AND STORAGE
Location & Accessibility:
WaII,Signs:
1. Must be mounted on a building fascia panel designed specifically for that purpose or mounted flat against
the buildin wall.
2. Only one wall sign per tenant or building occupant is allowed, and only the name of the tenant and/or
identi in s mbol ma be dis la ed.
3. Wall signs may not extend higher than the fascia panel or fagade of any structure.
Information Signs:
1. Information signs must be places perpendicular to approaching traffic so that they are visible and legible.
2. Signs must be positioned so that there is a clear line-of-sight well before the point at which a driver must
take action to than a direction.
3. Information signs must be positioned to avid confusing backgrounds, particularly when they are intended
to direct vehicular traffic on or to-and-from the site,
~4. Information signs may be placed na closer than six feet to the edge of a road or drive, and, in no case,
ma the be Ipcated within a street ri ht-of-wa unless the are erected b a ovemmental a enc .
5. Information signs may not contain advertising material or exceed six square feet in area.
Appearance and Illumination:
1. Sign colors must not be overpowering but must accent the building which the sign identifies or on which it
is mounted.
2. Signs painted on exterior walls are not allowed unless approved by the Board of Commissioners.
3. The light from an illuminated sign must not be permitted to shine into any road right-of-way or across
ro ert lines.
4. Outdoor advertising signs, billboards, and portable signs are prohibited, as are inflatable signs.
5. Except for time and temperature signs, signs with flashing or moving messages are prohibited.
Temporary Signs:
1. Temporary signs may be used for construction and real estate information, and future tenant identification.
2. The number and size of temporary signs allowed is governed by the Zoning Ordinance.
1. The form and color of the awnings must be consistent.
2. A minimum eight-foot vertical clearance must be maintained.
3. Signs on awnings must be painted on and limited to the awning's flap (valance) or end panels.
4. Plexiglas, metal, and glossy vinyl illuminated awnings are strongly discouraged. Canvas, treated canvas,
matte finish vin I, and fabric awnin s are encoura ed.
Lighting:
All lighting must be shielded to confine light spread within the site boundaries and provide uniform illumination
in tom liance with the followin minimum levels: -
Building entrances 4.00 footcandles
Sidewalks 1.00-3.00 footcandles
Pedestrian paths 1.00 footcandles -
Parking lots 0..50 footcandles
1. Pedestrian walkways and plazas must be lighted and fixtures mounted at a lower height for security.
2. Accent lighting must also be provided to illuminate such key locations as building and driveway entries,
and activit areas.
3. All light fixtures are to be concealed source fixtures except for pedestrian orientation accent lights.
4. Security lighting fixtures or floodlights must not project over the fascia or roof line of the buildings(s).
5. Parking area and driveway fixtures should be mounted at or below a maximum height of 25 feet above the
surtace of the arking area or drivewa .
8. The design of light fixtures and structural supports must be compatible with the architecture of the
rinci al buildin sand identification si ns.
7. Where building faces are illuminated, lighting fixtures must be integrated within the architectural design of
the buildin s.
8. Ground-mounted lighting fixtures must be weather-proof and vandal resistant.
ADDENDUM -BASIC SIGN DESIGN SCHEDULE
Size of Maximum Wall and Sign
Development Symbols or Gro~andlMon Height
(in acres) Letter ument signs (in feet)z
Heights (in square
in inches feet
Fascia
Border Monument Letter
50
6
Letter Size Size
0 - 4,9, 24 6 18 100 8
5.0 -19.9 30 9 24 ~ 150 10
Over 20 36 12 36
-
(Dev. Name)
Major 72 24 -
~~
Tenants°
Add' I 24 6 -
Information