HomeMy WebLinkAboutOrdinance No. 06-1698
THE CITY OF THE COLONY, TEXAS
ORDINANCE NO. 06- /10 en
AN ORDINANCE OF THE CITY OF THE COLONY, TEXAS,
AMENDING OF THE CODE OF ORDINANCES, APPENDIX A, ZONING,
BY REPEALING SECTIONS lOA, OVERLAY DISTRICT
REGULATIONS, AND lOB, GWY DISTRICT, IN ITS ENTIRETY AND
REPLACING THE SAME WITH NEW SECTION lOA, THE GATEWAY
OVERLAY DISTRICT, WHICH ARE ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT "A", PROVIDING FOR USES;
PROVIDING FOR OVERLAY DISTRICT REGULATIONS; PROVIDING
FOR REVIEW AUTHORITY; PROVIDING FOR SPECIAL EXCEPTION
PROCEDURES; PROVIDING FOR STREETSCAPES, PROVIDING FOR
SITE DESIGN, PROVIDING FOR BUILDING DESIGN; PROVIDING
FOR GENERAL BUILDING STANDARDS; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE;
PROVIDING A PENALTY OF A FINE NOT TO EXCEED TWO
THOUSAND DOLLARS (2,000) FOR EACH AND EVERY OFFENSE;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Appendix A of the Code of Ordinances provides for zoning districts and
regulations within the City of The Colony; and
WHEREAS, Sections lOA and lOB provides for overlay districts within the City of The
Colony; and
WHEREAS, staff has reviewed the provlSlons contained therein and has made a
recommendation to the City Council to repeal Sections lOA and lOB and replace with a new
Section lOA to provide new regulations for the Gateway Overlay District; and
WHEREAS, the City Council has discussed and considered such revisions and has
determined that it is in the best interest of the City to repeal the current Sections lOA and lOB and
replace the same with a new Section lOA to provide new regulations for the Gateway Overlay
District, which are attached hereto and incorporated herein as Exhibit "A."
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF THE COLONY, TEXAS:
SECTION 1. That the Code of Ordinances of the City of The Colony, Texas be, and the
same is, hereby amended by amending Appendix A, by repealing Sections lOA and lOB and
replacing the same with a new Section lOA to provide new regulations for the Gateway Overlay
District, which are attached hereto and incorporated herein as Exhibit "A."
SECTION 2. If any section, article paragraph, sentence, clause, phrase or word in this
ordinance, or application thereto any persons or circumstances is held invalid or unconstitutional by
Page 1
71312
a Court of competent jurisdiction, such holding shall not affect the validity of the remaining portions
of this ordinance; and the City Council hereby declares it would have passed such remaining
portions of this Ordinance despite such invalidity, which remaining portions shall remain in full
force and effect.
SECTION 3: That all provisions of the Ordinances of the City of The Colony, Texas, in
conflict with the provisions of this ordinance be, and the same are hereby amended, repealed, and all
other provisions of the Ordinances of the City not in conflict with the provisions of this ordinance
shall remain in full force and effect.
SECTION 4. Any person, firm, or corporation violating any of the provisions of this
ordinance shall be deemed guilty of a misdemeanor and, upon conviction in the municipal court
of the City of The Colony, Texas, shall be punished by a fine not to exceed the sum of Two
Thousand Dollars ($2,000.00) for each offense. Every day a violation occurs shall constitute a
separate offense.
SECTION 5. This Ordinance shall become effective from and after its date of passage in
accordance with law.
PASSED AND APPJY:>VED BY ~E CITY C~L OF THE CITY OF THE
COLONY, TEXAS THIS ~ day of ~ 2006.
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C Ie WIlson, City Secretary
Robert E. Hager, C'
(REHlcdb 111 /0
Page 2
71312
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Gateway Overlay District Regulations
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Gateway Overlay District Regulations
Table of Contents
1 OA-1 00 Purpose & Principles ................................................................................................ 3
10A-200 Uses within the Gateway Overlay District.................................................................. 4
10A-300 Overlay District Regulations. ......... ...... ...... ....... ... ... ...... .... ..... ...... ............ ..... .... ...... .... 4
10A-400 Review Authority....................................................................................................... 4
10A-500 Special Exception Procedures ....... ... ... ... ...... ......... .... ..... ...... ...... ...... ...... ......... ...... ... 5
10A-600 District Boundaries
.. 6
10A-700 STREETS CAPES .................................................................................................... 7
(A) Landscaping & Open Spaces.................................................................................... 8
(B) Public Area Amenities Standards .............................................................................. 9
(C) Pedestrian & Bicycle Routes.................................................................................... 11
(D) Lig hti ng . . . . . .. . . ... . .. . . . ... ... . .. ... .... . . ... . .. .. . .... . . ... . .. ... .. ... .. . ... . . . ... . . . ... .. . ... . .. .. . . . . ... .. . . ..
... . . . .... 12
(E) Utility, Mechanical & Communication Equipment...................................................... 13
10A-800 SITE DESIGN ......................................................................................................... 14
(A) Connectivity between and within sites...................................................................... 15
(B) Building Placement..... ......... ........... ........ .................. ...... ......... ......... .............. .......... 15
(C) Parking .... ............................................... ....................... .......... ........ ........................ 16
(D) Parking Lot Lighting ................................................................................................. 16
(E) Landscaping & Open Space ..................................................................................... 17
(F) Walls & Fences......................................................................................................... 18
(G) Signage .................................................................................................................... 18
(H) Dumpsters, Outdoor Storage & Service Areas ......................................................... 19
10A-900 BUILDING DESIGN .... .... ..... ...... ... ...... ..... ...... ...... ...... ..... ........... ............... ...... ........ 20
(A) Architectural Compatibility.. ......... ..... ................... ............ ......... ......... ......... ............. 21
(B) Building Mass, Scale & Height.................................................................................. 21
(C) Entryways, F a9ade' Organ ization & Storefronts....................................................... 22
(D) Building Materials & Colors......... ................. ...... ..... ..... ..... ........... ....... .... ..... ...... ....... 22
(E) Roof Forms & Materials ............................................................................................ 23
(F) Awnings & Canopies....... .............................. ....... .................................. ............... .... 23
(G) Drive-thru Facilities.. ......... ......... ......... ...... ...... ...... ......... ...... ...... ...... ...... .......... ........ 24
- 2 -
Adopted 12-4-06
1 OA-1 00 Pur ose & Princi les.
The Gateway Overlay District Regulations are intended to serve a number of purposes. They
are to:
· Educate property owners, designers, developers, the public, and plan reviewers on
what the City of The Colony expects and desires for new development along the
designated gateways;
· Identify the main thoroughfares - State Highway 121 and Main Street (FM 423),
located within the City of The Colony;
· Illustrate specific techniques to use when planning and designing developments and
individual buildings; and
· Provide the information in three distinct categories (Streetscape, Site and Buildings).
The Gateway Overlay District shall function as overlay zoning district. The requirements and
development standards of the district shall supersede the regulations of the underlying zoning
district where such district's regulations conflict with this section. All regulations of the
underlying zoning district shall be in effect except as identified in this section.
The Gateway Overlay District Regulations and Design Guidelines ("Gateway Regulations") will
guide developers through the process of creating a visually cohesive and economically viable
city with a harmonious streetscape. The regulations promote a clear and consistent process for
the development and redevelopment of all commercial and multi-family parcels that have
streetscapes (road frontage) along the Gateway Overlay District.
The intent of these regulations is to ensure a quality development through design control
measures. The Gateway Overlay District Regulations and Design Guidelines are based on the
following eight principles:
· Create a Sense of Place
Along corridors where substantial pedestrian activity occurs or is encouraged, or where
mixed use and multi-building projects are proposed, one goal will be to create a sense of
place. Building arrangements, uses, natural features, and landscaping should contribute,
where feasible, to create exterior space where people can interact.
· Desian For a Gatewav Vision
New building design should be compatible (in massing, scale, material, colors) with other
neighboring structures that contribute to the overall quality of the gateway. Existing
developments are encouraged to make upgrades consistent with the gateway vision. Site
designs should contain some common elements to provide continuity along the gateway.
New development, including franchise development, should complement the City's character
and respect those qualities that distinguish the City's built environment.
· Facilitate Pedestrian Access
Encourage compact, walkable developments. Design pedestrian connections from sidewalk
and car to buildings, between buildings, and between gateway properties and adjacent
residential areas.
- 3 -
Adopted 12-4-06
· Create an Invitina Streetscape
Design inviting streetscapes and public spaces. Redevelopment of properties should
enhance the existing streetscapes and be engaging to the public.
· Maintain Buildina Scale and Space
Consider the impact of building design, height, mass, architectural details and impact on the
people who will pass by, live, work or shop along the gateway. The size, placement and
number of doors, and the number of windows should be taken into consideration.
· Preserve and Enhance Natural Character
Define streams and channels, retain mature trees and retain natural buffers. Incorporate
these features into the development. Work with the topography to minimize grading and limit
impervious surfaces. Encourage plantings of native species.
· Create Harmonious Sianaae
Public and private signage and advertising should be harmonious and in scale with building
elements, public areas and landscaping features.
· Mask the Utilitarian
Provide screening from adjacent properties and public view of: parking lots, outdoor storage,
loading areas, trash receptacles, mechanical equipment, and other uses that have adverse
impacts.
10A-200 Uses within the Gatewa Overla District.
All permitted uses, prohibited uses and specific use permit (SUP) requirements in the district
shall be the same as for the underlying zoning district based on the uses permitted in Section
10, Appendix A, of The Colony Code of Ordinances. Definitions of terms contained in section
25 of Appendix A of the Code of Ordinances shall apply through these regulations.
10A-300 Overla District Re ulations.
Overlay zoning district regulations may include, but are not limited to:
A. Development Standards
B. Density;
C. Intensity;
D. Landscaping;
E. Architectural guidelines;
F. Layout and design; and
G. The provision of public services and infrastructures intended to protect a specific area or
neighborhood, or enhance or promote physical development in the interest of the health,
safety, morals or general welfare of residents or the public.
10A-400 Review Authorit .
The Development Review Committee (DRC), after review of an application, shall determine the
appropriateness of the proposed construction, reconstruction, or alteration of buildings or
structures. The DRC will make a recommendation to the Planning and Zoning Commission.
- 4 -
Adopted 12-4-06
Upon further review, the Planning and Zoning Commission will make a recommendation to the
City Council. The City Council reserves the right to review any decision it deems necessary.
Any alteration of a building that is in excess of twenty five percent (25%) must comply with these
regulations. For review purposes, the twenty five percent (25%) includes all alterations,
additions or renovations over the previous twelve month period.
Any exterior change shall require review and approval by the city. Such changes shall include,
but not be limited to colors, materials, roof finishes and signage. The purpose of such approval
shall be to ensure that any exterior change is consistent with the intent of these regulations.
Routine maintenance that does not affect the approved exterior design shall be exempt from
these regulations
10A-500 5 ecial Exce tion Procedures.
In the event that the buildinq and/or site can not complv with the requlations in this article. the owner of
the proposed site mav request a special exception before the Citv Council.
Upon submission of an application for a special exception. the case shall be scheduled for development
review committee consideration. The development review committee shall consider the case and make
a recommendation to the Citv Council. The Citv Council shall consider the case durinq a public hearinq
for which proper notification has been made. Proper notification shall be in accordance with Section 24
Appendix A of the Code of Ordinances.
An aoolication for a special exception. anv reVISion of a previously approved special exception
application. or any reconstruction. enlarqement. extension. movinq. or structural alteration of an
approved special exception shall be submitted in writinq to the deyelopment review committee.
accompanied by the followinq:
1. A complete application with applicable fees:
2. A written statement describinq the proposed use;
3. A site plan in accordance with Section 17 Appendix A of the Code of Ordinances;
4. Architectural plans showinq the elevations of the proposed structure if applicable.
In reviewinq an application of a special exception. the City Council will take the followinq criteria into
consideration:
1. The development review committee recommendation;
2. The impact on adiacent property owners;
3. The existence of a hardship that is not a result of the property owner's action;
4. The proposed location and heiqht of the structure or use;
5. The compatibility with the existinq uses on the lot and surroundinq uses:
A request for a special exception may be heard prior to the one year expiration date if a chanqe of
circumstances exists. Such chanqe of circumstances shall permit the rehearinq of an appeal by the City
Council prior to the expiration of a one vear period. but such conditions shall not have any force in law to
compel the City Council. after a hearinq. to qrant a subsequent appeal; such subsequent appeal shall be
considered entirely on its merits and the peculiar and specific conditions related to the property on which
the appeal is brouqht.
- 5-
Adopted 12-4-06
10A-600 District Boundaries.
The Gateway Overlay Districts shall include the lots and parcels of land contiguous to the
streets and highways listed below, from the edge of right-of-way to the full depth of the lot or
parcel:
1. State Highway 121 from the corporate limits on the east side of the city to the corporate
limits on the west side of the city. The boundary is further defined on the north by the
centerline of Memorial Drive and on the south by the extension of Headquarters Drive.
2. Main Street (FM 423) from the corporate limits on the south side of the city to the
corporate limits on the north side of the city. The boundary is further defined as a
distance between 600 to 1200 feet from the Main Street centerline to the parcel property
line.
A description of the boundaries and the official map (as shown below) is kept on file in the City
Development Services Department.
r.':':J Citv LUTllts
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R.)ads
OverlayDistricts
6 SH 121
GJ Main Street
o 600 1200 ;,0,400
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- 6 -
Adopted 12-4-06
10A-700 STREETSCAPES
Streetscapes within the Gateway Overlay District are subject to enhanced design standards.
The elements used should separate The Colony, both aesthetically and visually, when entering
The Colony from adjacent cities. The following are the minimum standards for streetscapes.
Streetscape Elements -
1. Landscaping & Open Space
2. Public Area Amenities Standards
3. Pedestrian & Bicycle Routes
4. Lighting
5. Utility, Mechanical & Communications
Equipment
- 7 -
Adopted 12-4-06
GENERALSTREETSCAPESTANDARDS-
The following standards shall apply to all parcels with streets located in or bounding the Gateway
Overlay District unless otherwise specified:
A. Landscapino & Open Space
1. Landscape Buffer (S.H. 121): A
landscape buffer with a minimum width of
twenty (20) feet and a minimum average
width of thirty (30) feet shall be provided
adjacent to the right-of-way line of S.H. 121.
This landscape buffer strip is exclusive of
the street parkway.
d. Trees having two or more main trunks
arising from the root collar will be
measured by adding the
measurement of the largest trunk to
one-half the measurement of the
remaining trunks.
e. Existing trees and their root systems
that will be used per the approved
landscape plan must be protected
during construction through the use of
barricades and fencing. Damaged or
missing trees must be replaced with
appropriate species and size.
f. Larger tree species should be used
where appropriate to the space and
function of the area.
g. Avoid planting trees in pervious areas
less than thirty two (32) square feet.
h. Sight visibility for traffic should be
taken into account when placing street
trees.
i. Where necessary, spacing allowances
may be made to accommodate fire
hydrants, utility vaults, and other
infrastructure elements.
j. All dead, dying or diseased trees shall
be removed and disposed of in an
appropriate manner within thirty (30)
days. Replacement trees shall be
planted between the months of
October and December each year to
ensure the tree's success.
2. Landscape Buffer (Main Street I FM 423):
A landscape buffer with a minimum width of
ten (10) feet and a minimum average width
of twenty (20) feet shall be provided
adjacent to the right-of-way line of Main
Street/FM 423. This landscape buffer strip
is exclusive of the street parkway.
3. Landscape Buffer (All Other Streets):
Properties with frontage on a side road
must provide a landscape buffer with a
minimum width of ten (10) feet and a
minimum average width of fifteen (15) feet
adjacent to the right-of-way line of all other
streets. This landscape buffer strip is
exclusive of the street parkway.
4. Irrigation: All landscaped areas must have
fully automated underground irrigation
systems. Such systems must contain
adequate backflow prevention devices that
are tested/inspected annually and must
have operable rain/freeze gauges.
5. Street Trees: Street trees shall be
provided along all streets to enhance and
soften building facades, create street
character, and provide shade for pedestrian
level activity.
a. Trees must be from the approved tree
list attached.
b. Street trees shall be planted at the
time of development and spaced one
(1) tree for every forty (40) feet of total
street frontage, on center.
c. Trees must be a minimum of three (3)
inches caliper (measured twelve
inches above natural grade) at the
time of planting.
INTENT: Use street trees to provide shade,
a sense of enclosure or to define edges.
Include appropriately scaled trees, shrubs
and other plantings to provide beauty as
well as shade, within a pedestrian gathering
place, and as screening for parking, utilities,
and service areas.
6. Landscaping:
a. Maintain existing plantings in all public
areas.
b. Expand use of seasonal color in
plantings and area beds.
c. Native plantings are encouraged.
- 8 -
Adopted 12-4-06
d. Annual flowers combined with native
plantings in balanced combinations
are preferred.
e. Use landscaping to create an identity
by selecting a specific species, size,
color or shape of plants and trees.
f. Use plantings to promote visual order
and help integrate buildings into the
gateway.
g. All dead, dying or diseased
landscaping shall be removed and
disposed of in an appropriate manner
within thirty (30) days. Replacement
plantings shall be planted between the
months of October and December
each year to ensure their success.
B. Public Area Amenities Standards
INTENT: To create a sense of place and visually interesting plazas by incorporating a variety of level
changes, planting types, paving materials, seating areas, and outdoor furnishings as appropriate in
relationship to the size and setting of the plaza..
1. Public Area Amenities: Commercial and
Multi-Family uses that are five (5) acres or
greater in size that are constructed along
the S.H. 121 or F.M. 423 (Main Street) shall
incorporate Public Area Amenities as
follows:
2. Two (2) Public Area Amenities for parcels
five (5) acres or greater in size plus one
additional amenity for every five (5) acres or
fraction thereof.
3. Public Area Amenities shall include the
following:
a. Patio or plaza with seating areas.
Such a space shall have a minimum
depth and width of ten (10) feet, and a
minimum total area of three hundred
(300) square feet.
i. Asphalt is prohibited as a surface
material; use of decorative pavers
or textured, colored concrete is
required.
ii. Patios and plazas shall include
pedestrian amenities intended to
support these places as gathering
areas.
b. Landscaped mini-parks, squares, or
greens, provided such park or green
has a minimum depth and width of ten
(10) feet and a minimum total area of six
hundred fifty (650) square feet, and shall
included pedestrian amenities intended
to support these places as gathering
areas.
c. Water features, such as a fountain
provided the feature is easily accessed
by pedestrians and includes or
integrates seating areas for pedestrians.
d. Outdoor Public Art in an area that is
visible from an adjacent public sidewalk
or street and easily accessed for viewing
by pedestrians.
e. Outdoor Furniture such as cafe'
seating, benches, bus waiting areas and
other passive recreation areas in
accordance with the seating ratio
incorporated within these regulations.
In order to serve as a focal point, a feature
should be visible, become a functional part
of the development, and easily recognizable
as an area that encourages outdoor
assembly.
4. Building Access: When a building will be
adjacent to a pedestrian plaza, patio, mini-
park, square or green as provided above,
the building wall facing such outdoor
amenity shall contain at least one (1) of the
following elements:
a. A building entry;
b. Windows facing onto the outdoor
amenity;
c. Covered pedestrian access along the
edges of the outdoor amenity;
d. Outdoor seating areas; or
e. A similar feature the Director of
Development Services finds will bolster
security and encourage pedestrian use
of the outdoor amenity.
5. Trash Receptacles: Trash Receptacles
shall be provided at all public amenities and
must be maintained on a regular schedule.
- 9 -
Adopted 12-4-06
6. Transit Stops: If the proposed
development contains an existing or
proposed transit stop, the development
shall include a covered structure compatible
with the surrounding architecture. A
minimum of two 6-foot benches shall be
incorporated into the transit stop.
7. Security Lighting: Security lighting shall
be provided in public areas in accordance
9. Patios, plazas, mini-parks, squares and
greens should be proportionate in size to
the development. Small-scale amenities
are appropriate for small developments, and
large-scale amenities are appropriate for
large developments.
10. Temporary stormwater detention ponds
will not be regarded as a water feature.
11. Seating Requirements:
a. When provided, seating should be
provided at a minimum of 25 linear foot
of seating for every 1,000 square feet
of open space;
b. Seating should be more than 12 inches
and less than 30 inches in height and
not less than 16 inches in depth.
Seating more than 28 inches in depth
and accessible from two sides should
count double.
c. Moveable chairs or benches are
discouraged.
- 10 -
with the recently adopted International
Energy Conservation Code.
8. Irrigation: All landscaped areas must have
fully automated underground irrigation
systems. Such systems must contain
adequate backflow prevention devices that
are tested/inspected annually. All systems
must have operable rain/freeze gauges.
Adopted 12-4-06
GENERALSTREETSCAPESTANDARDS-
C. Pedestrian & Bicycle Routes
1. Design for pedestrians: A project should
be designed to provide an attractive street
edge and to encourage pedestrian activity.
a. This applies to landscaping and open
space, as well as to the primary facade
of a building.
b. Projects that support pedestrian activity
and contribute to the quality of life are
encouraged.
c. Building entrances should be clearly
identified and oriented to face the street.
d. Consider the following building elements
that help provide an attractive street
edge and encourage pedestrian activity:
i. display windows
ii. public art or murals
iii. facade articulation
iv. landscaping
2.
Connectivity:
pathways that
developments.
Develop
connect
pedestrian
with other
a. Such a pathway should lead along the
street edge. This will help to clearly
identify the road edge.
b. Landscaping that identifies pedestrian
ways or provides a separation between
automobile routes is strongly
encouraged.
c. Provide breaks through large building
masses to allow pedestrians to pass
through, particularly through shopping
centers.
3. Internal Access: Consider developing
paths within the parcel that encourage
pedestrian access.
- 11 -
a. Provide, where feasible, unbroken
pedestrian routes between
developments. Place paths in logical
pattern where people will want to walk.
Place sidewalks on both sides of streets
where feasible.
b. Internal routes within large projects
should also be provided which connect
to external pedestrian systems.
c. Within developments, identify a
complete internal pedestrian pathway
system linking all buildings, parking and
green spaces. Ensure that this network
connects to public pedestrian pathways
that link schools, recreation areas, and
other major destinations.
d. Add designated pedestrian pathways
through parking lots with more than one
hundred (100) parking spaces that lead
to the building entrances. Brick or
patterned concrete should be used to
mark the change between parking and
pedestrian access.
Paving pattelns ard delineated crosswalks pwvide pedestrians with a well-defined
inviting patIM..., ak,ng this bu.y corridor
Adopted 12-4-06
GENERALSTREETSCAPESTANDARDS-
D. Liahtina
INTENT: To set forth lighting standards for outdoor uses that serve to create a safe and comfortable
nighttime environment, while protecting the public. These lighting standards are designed to ensure
personal safety and prevent motor vehicle and pedestrian conflicts by reducing the negative effects of
glare, light pollution and light trespass.
1. Lighting Plan: An exterior building and site
lighting master plan detailing areas and
structures requiring illumination, lighting
fixture styles, light sources and light levels
shall be included as part of the site plan
review and approval.
2. Street Lighting: It is the policy of the city
that all new subdivision developments
provide street lighting in accordance with
Appendix B of the Code of Ordinances.
3. Site Lighting: Site lighting should be
installed in accordance with the standards
set forth in the Site Design section.
4. Glare & Illumination: All outside lights
must be designed and installed so as not to
produce a glare or direct illumination greater
than 0.5 foot candle when measured three
(3) feet in height at the bounding property
line.
5. Backlit Awnings and Canopies: Backlit
awnings and canopies are not permitted.
6. Walkway Lighting: Walkway lighting
should be installed in accordance with the
standards set in the most recently adopted
International Energy Conservation Code.
7. Accent Lighting: Accent lighting should be
installed in accordance with the standards
set in the most recently adopted
International Energy Conservation Code.
8. Security Lighting: Security lighting should
be installed in accordance with the
standards set in the most recently adopted
International Energy Conservation Code.
- 12 - Adopted 12-4-06
GENERALSTREETSCAPESTANDARDS-
E. Utilitv. Mechanical & Communication Eauipment
INTENT: To limit the view of utilities, mechanical and communication equipment from the street and
from nearby development by altering the effect of utilities, mechanical and communication equipment at
ground and roof levels.
1. Roof-Mounted Equipment: Roof
mounted equipment shall be located away
from the building fagade edge adjacent to
the building storefront and shall be screen
from pedestrian and vehicular views from
the street.
a. Overall screening height must be the
height of the highest element of roof-
mounted equipment.
b. The exposed sides of the screening
device, if independent of the building
fagade, trim, or roof surface, whichever
color is more effective in minimizing the
visibility of the equipment and screen
from ground level must be visible.
2. Location of Mechanical Equipment: The
following mechanical equipment shall be
located a minimum of twenty five (25) feet
from any building setback line and shall not
be visible from any public street: air
compressors, mechanical pumps, exterior
water heaters, water softeners, utility and
telephone company transformers, meters or
boxes, dumpsters, storage tanks or any
other similar mechanical equipment.
3. Utilities: The primary goal of this
subsection is to minimize the visual impact
of overhead utility wires and their poles
within a site. All new utilities, including but
not limited to, electrical, gas and telephone
must be placed underground subject to the
following provision:
a. At the time that a property is
developed, all electrical service lines,
on-site, must be placed underground;
b. Feeder lines may be either placed
underground or along the rear property
line;
c. Utility meters and other utility
apparatus, including but not limited to
transformers, must be located to the
rear of the structure unless adequately
screened from public streets and
adjoining properties.
4. Commercial Satellite dishes, antennas
and cellular equipment:
a. Satellite dishes, antennas and cellular
equipment must be screened, as
determined by Director, from right-of-
way and adjacent properties.
b. Monopole facilities may be permitted
within this corridor if these facilities are
mounted on a structure or on an
existing pole, such as a light standard.
lil
.-
Large evergreen trees WJrk ..mh the grade of the site to partially
obscure the view of utility equirment located behind this building
- 13 -
Adopted 12-4-06
10A-800 SITE DESIGN
Site design within the Gateway Overlay District are subject to enhanced design standards. The
elements used should separate The Colony, both aesthetically and visually, when entering The
Colony from adjacent cities. The following are the minimum standards for site design.
Site Design Elements -
1. Connectivity between and within sites
2. Building Placement
3. Parking
4. Parking Lot Lighting
5. Landscaping and Open Space
6. Walls & Fences
7. Signage
8. Dumpsters & Service Areas
- 14 -
Adopted 12-4-06
GENERAL SITE DESIGN STANDARDS -
The following standards shall apply to all parcels with streets located in or bounding the Gateway
Overlay District unless otherwise specified:
A. Connectivity between and within sites
INTENT: To design sites to allow for cross access within large developments and from one development
to another.
1. Maintain or provide a strong sense of
community by providing pedestrian and
vehicular links from a corridor site to nearby
neighborhoods, parks, schools and other
public destinations.
2. Use common streetscape elements,
materials and designs to visually link sites
to neighborhoods.
3. Provide continuous pedestrian routes along
corridors where feasible.
4. Site grading should promote connectivity
with adjacent sites.
5. Create a complete pedestrian pathway
system within a site and between sites,
linking all buildings, parking areas and open
spaces.
B. Buildina Placement
6. Ensure the routes connect to any nearby
public pathway.
7. Provide passageways within large
developments to allow pedestrians to pass
through, particularly through shopping
centers.
8. Driveways, curb cuts, parking and internal
roadway/traffic circulation shall be designed
so that uninterrupted vehicular access from
parcel to parcel is achieved.
INTENT: To orient the fac;ade of new buildings and the service areas to provide the best intended
impact on neighboring properties.
1. Orientation: The building's primary fac;ade
shall face parallel to the public road from
which addressing is provided. Where,
because of site constraints or other factors,
the building's primary fac;ade is unable to be
oriented parallel to the road it is addressed
from, each fac;ade which is clearly visible
from a public right-of-way or public area
shall be designed with architectural
treatments required for entryways.
2. Corner Buildings: Each side of a corner
building that faces a street should be
considered a fac;ade of the building for
design purposes.
3.
Service Doors and Bays: Service doors
and bays associated within any use within
the corridor shall be located perpendicular
to the public right-of-way providing driveway
access.
4.
Larger Developments:
developments to:
Design larger
a. Reduce the feeling of seas of parking;
b. Encourage pedestrian activity; and
c. Provide breaks in building masses.
- 15 -
Adopted 12-4-06
C. Parkina
INTENT: To design parking lots that will reduce the visual sea of pavement.
1. Parking between Building and Street: A
maximum of one hundred (100) feet between
the right-of-way and building fac;ade can be
used for parking.
2. Maximum Rows: No more than two rows of
parking are permitted between the building
and the street. Parking shall be designed to
be perpendicular with the building with a
sufficient fire lane provided.
3. Parking Angle I Dimensions: All parking
spaces between the building and the street
must be angled (450) and sized in
accordance with the Engineering Design
Manual.
4. Additional Parking: Additional parking
must be provided on the side or rear of the
building.
5. Parking Lot Screenings:
adjoining streets should be
accordance with the
requirements.
Parking lots
screened in
landscape
6. Shared Parking Agreements: Shared
parking agreements for adjacent commercial
properties are acceptable where uses
D. Parkina Lot Liahtina
1. All lighting must be installed and operated
so as not to produce glare or direct
illumination across the bounding property
line from a visible source of illumination
across the bounding property line from a
visible source of illumination of such
intensity as to create a nuisance or detract
from the use or enjoyment of adjacent
property.
2. All outside lights must be made up of a
light source and reflector so selected that
that acting together the light beam is
controlled and not directed across any
bounding property line above a height of
three (3) feet at a maximum intensity of 0.5
foot candles.
- 16 -
exceed the required parking and agree to
share the excess spaces. Shared parking
agreements cannot be approved if there is
insufficient parking spaces.
7. Parking in Landscape Buffer: Parking will
not be permitted in the required landscape
buffer area.
8. Pedestrian Pathways: Each parking lot
with more than one hundred (100) parking
spaces will have a designated pedestrian
pathway from the parking area to the main
building entrance.
9. Parking Garages: Parking garages that
front on public streets must have
architecturally finished facades,
complementary to the surrounding buildings.
Street front openings in parking structure
must not exceed fifty-five (55) percent of the
fac;ade area; this percentage excludes the
top floor, if unroofed.
Where possible, the narrow fac;ade of the
parking garage must be oriented to the street
to minimize its visual impact.
3.
Low pressure sodium lighting or lighting of
similar color is prohibited.
4.
All lighting fixtures must be restricted to
down-light or cut-off types.
5.
Standards, poles and fixture housings
must be of a single color and compatible
with the architecture of the building.
6.
The mounting height of luminary fixtures
must not exceed the following heights:
Minimum Dimension of
Parking Area
Maximum Luminary
Mounting Height
o to 60 feet
61 to 196 feet
197 feet or qreater
14 feet
20 feet
30 feet
Adopted 12-4-06
GENERAL SITE DESIGN STANDARDS -
E. Landscapina & Open Space
Street trees/landscape buffer areas: See
Streetscape Design Standards for landscaping
of properties abutting the right-of-way.
Site landscaping - Minimum Percentage: A
minimum percentage of each site must be
landscaped, according to the following
requirements. Landscaped areas must include
all outside plantable ground surface including
buffers, parking lot landscaping, and other
landscaped areas. It will not include areas inside
buildings or any paved or hard surfaced areas
such as walks, drives, parking areas, and hard
surfaced recreation areas. All landscaped areas
must be planted with trees, shrubs, lawn and/or
other living ground cover.
1. Industrial and commercial sites: A minimum
of ten (10) percent of the platted area of each
site must be landscaped.
2. Office sites: A minimum of fifteen (15)
percent of the platted area of each site must
be landscaped.
3. Retail sites: A minimum of ten (10) percent
of the platted area of each site must be
landscaped.
Parking lot screening: The intent of this
section is to obscure the view of parking areas
from adjacent rights-of-way and adjacent
properties.
A landscape feature including a combination of
walls, berms, and evergreen shrubs must be
used to screen the parking areas from the street
right-of-way. The minimum screening height
must be twenty-four (24) inches. The use of
berming is required to be in combination with
wall and/or shrubs along each street frontage.
Screening devices must be intermixed, whereas,
the berm must be discontinuous and/or in a
serpentine design with evergreen shrubs and/or
low walls interspersed.
- 17 -
1. Evergreen shrubs must be a minimum of
twenty-four (24) inches in height at the time
of planting and if utilized as an integral part
of the screening, (instead of ornamental)
these shrubs must be placed triangularly no
greater than forty-eight (48) inches on center.
2. Berms must achieve an average height of
twenty four (24) inches, with a maximum
slope of 3:1.
3. Wall, when used in combination with berming
must achieve a minimum height of three (3)
feet.
Irrigation: All landscaped areas must have fully
automated underground irrigation systems.
Such systems must contain adequate backflow
prevention devices that are tested/inspected
annually and must have operable rain/freeze
gauges.
Other landscape.
1. Large trees must be a minimum of three (3)
inches in caliper at the time of planting. Small
trees as listed in subsection A17A-1100 of
this chapter must be planted a minimum of
eight (8) feet in height.
2. All landscape areas must be protected by a
monolithic curb.
3. Landscape areas must be no less than four
(4) feet wide and minimum of thirty-two (32)
square feet in area.
4. Landscaping must be provided within ninety
(90) feet of every parking space.
Adopted 12-4-06
GENERAL SITE DESIGN STANDARDS -
F. Walls & Fences
In addition to constructing fences and walls in
accordance with Chapter 6 of the Code of
Ordinances, the following guidelines will apply to
properties located within the Gateway Overlay
District:
1. Fences and walls, whether required for
project approval or whether incorporated
into overall project design, shall be
designed as an integral part of the primary
structure(s). Such design shall include the
use of similar materials, colors and finishes
as the primary structure.
2. Fences and walls shall be architecturally
designed with offsets, raised elements and
landscape pockets to avoid an expansive
monolithic appearance.
3. The maximum height of the fence is eight
(8) feet or should be average of other
fences and walls of surrounding properties.
4. Fences and walls cannot encroach within
the thirty (30) foot visibility triangle at
intersections with adjacent streets or drive
aisles.
G. Siqnaae
In addition to the Sign Ordinance standards
located in Chapter 6 of the Code of Ordinances,
the following guidelines will apply to properties
located within the Gateway Overlay District:
1. Illumination of any sign shall not be
directed toward any residential area or
adjacent street;
2. Signs should fit within the architectural
features of the fa<;ade and compliment the
building's architecture. Signs should not
overlap or conceal architectural elements
of the building;
- 18 -
5. Fence stringers (the structural framing of
the fence) should be located facing the
interior of the subject lot, with the finished
side facing out away from the subject
property.
6. Chain link fencing is not permitted, unless
screened from public rights-of-way,
parking lots, and adjacent properties. If
foliage is used for screening, the foliage
must screen and the fence from view
within twenty-four (24) months of
installation of the fence.
7. Transitional screening (a screening the
divides one type of land use from another
such as commercial and residential)
should consist of a densely planted buffer
strip. The screen should be of plants from
the approved plant list that can form an
effective buffer for all seasons within
twenty-four (24) months of installation.
Mature vegetation should be retained in
such areas and supplemented, as
necessary, by new vegetation.
Adopted 12-4-06
GENERAL SITE DESIGN STANDARDS -
H. Dumpsters. Outdoor Storaqe & Service Areas
1. Loading/Unloading Areas:
a. Truck loading berths and apron space
will not be allowed on the street side of
any building.
b. In instances where three (3) or more
sides of the building face dedicated
streets, loading berths and apron space
must be located at the rear or side of
the building. This loading area must be
screened from abutting streets as
follows:
i. By a combination of permanent
architectural and landscape
elements such as walls. berms,
trees and shrubs so as to distract,
soften or interrupt the view of the
casual observer, these elements
must be installed along
approximately fifty (50) percent of
the affected property line;
ii. By a combination of permanent
architectural and landscape
elements such as walls, berms,
trees and shrubs so as to distract,
soften or interrupt the view of the
casual observer, these elements
must be installed along
approximately fifty (50) percent of
the affected property line;
iii. Screening must be to the height of
the top of the dock door but no
greater than twelve (12) feet above
the truck dock apron; and
iv. When viewed at a perpendicular
angle from the street the truck
berths must be screened
completely, except for driveway
opening(s).
c. Truck loading berths and apron space
will not be allowed within any landscape
buffer strip.
d. No loading dock or service bay doors will
be allowed on any portion of front wall
facing S.H. 121 or on a side or rear wall
within one hundred (100) feet of the S.H.
121 right-of-way, or within sixty (60) feet
of any front property line, not adjacent to
S.H. 121.
2. Dumpsters: Dumpsters shall not be seen
from the public street or alley. Screening of
the dumpsters shall be of the same material
as the primary structure or shall be a
combination of wrought iron with
landscaping. All landscaping must be
irrigated, maintained and replaced as
necessary.
3. Service Areas: Loading, unloading, and
service areas shall be located in the rear of
the building and screened properly from
public view.
4. Overhead Doors: Overhead doors cannot
be located along the primary faC(ade or facing
a public right-of-way.
5. Outdoor Storage: Outdoor storage and
display of merchandise is not permitted to
exceed 45 days in the Gateway Overlay
District.
- 19-
Adopted 12-4-06
10A-900 BUILDINGS
Buildings within the Gateway Overlay District are subject to enhanced design standards. The
elements used should separate The Colony, both aesthetically and visually, when entering The
Colony from adjacent cities. The following are the minimum standards for buildings.
Building Elements -
1. Architectural Compatibility
2. Building Mass, Scale & Height
3. Entryways, Fa~ade' Organization & Storefronts
4. Building Materials & Colors
5. Roof Forms & Materials
6. Awnings and Canopies
7. Drive-thru Facilities
- 20-
Adopted 12-4-06
GENERAL BUILDING STANDARDS-
A. Architectural Comoatibility
INTENT: To create a distinctive identity for the corridor through a common palette of materials, forms
and features that create a coordinated and inviting mix of buildings and spaces and to encourage a
diversity of architectural materials and styles that respect the inviting atmosphere to the city.
1. Transitions between developments:
a. When making transitions between
developments, jarring contrasts in
building scale, forms, materials and
styles must be avoided.
b. Where existing developments do not
provide appropriate examples, new
development should strive to
implement the intended vision rather
than repeating the existing patterns.
percent of the assessed value of
the existing structure(s);
ii. Thirty-five (35%) of the square
footage of the existing structure(s)
is affected by the addition,
renovation, replacement or
redevelopment;
iii. A period of more than 365
consecutive days has lapsed where
the structure is vacant (as identified
by active utilities); or
iv. Cumulative additions, renovations,
replacement or redevelopment
initiated during any five-year prior
meet the thresholds listed above.
2. Existing Developments:
a. Additions, renovations, replacement or
redevelopment of existing
developments must comply with these
standards if one of the following exists:
b.
It is the intent of this code that existing
development be upgraded to meet this
code as upgrades are made to the
building.
i. The construction value of such
addition, renovation, replacement
or redevelopment exceeds fifty (50)
B. Buildinq Mass, Scale & Heiqht
INTENT: To create a comfortably scaled and well detailed urban environment through the establishment
of an organized variety of building massing, architectural form and detail while avoiding large areas of
undifferentiated or blank building facades and to exhibit an urban character that compliments the
adjacent uses.
1. Building Mass Standards:
a. A single building mass with more than
one tenant shall be varied by height and
width so that it appears to be divided
into distinct massing elements and
architectural details can be viewed from
a pedestrian scale.
of a building fa<;ade shall exceed fifty
(50) linear feet.
b. For structures less than 5,000 square
feet in gross building area on the ground
floor, no uninterrupted horizontal length
of a building fa<;ade shall exceed thirty-
five (35) linear feet.
d. Variations in building massing may
include changes in wall plane or height
and may relate to primary building
entries, important corners or other
significant architectural features.
c. For structures greater than 5,000 square
feet in gross building area on the ground
floor, no uninterrupted horizontal length
e. Distance from buildinq facade: Blank
wall areas (those uninterrupted) shall
incorporate the use of landscaping to
break up the monolithic appearance of
such areas. Blank wall areas shall not
exceed ten (10) feet in vertical direction
nor twenty (20) feet in horizontal
direction of any building fa<;ade.
- 21 -
Adopted 12-4-06
2. Building Scale Design Standards:
a. Each building fac;ade oriented to a public
street or open space shall incorporate
architectural scaling patterns that
incorporate three or more of the
following elements:
i. Changes in material;
ii. Changes in color;
iii. Changes in texture;
iv. Changes in design pattern.
b. Each change of material shall involve at
least 1" variation in wall plane. Reveals
C. Entrvwavs. Facade' Oraanization & Storefronts
shall not be less than 1" deep and 1"
wide.
c. Architectural scaling patterns shall occur
both horizontally and vertically.
d. Architectural scaling elements should be
used to break down the appearance of
large building facades into architectural
patterns and component building forms.
e. Required scaling elements should be
integral with the building form and
construction, not a thinly applied fac;ade.
INTENT: Through the use of architectural details and scale, have architectural features and patterns that
provide visual interest from the perspective of the pedestrian and the motorist.
1. Entryway Design Standards:
a. All buildings shall be required to provide
the following exterior elements:
i. Awnings, canopies or porticos,
integrated with building massing and
style at all entryways.
ii.
Trim elements
materials at
fenestrations.
of appropriate
entryways and
b. Entryways shall be differentiated from the
remainder of the fac;ade through, at
minimum, the use of color, change in
materials, application of architectural
features (arches, columns, colonnades,
etc.), setbacks, offsets, and the like.
c. Primary entrances on a building fac;ade
shall be oriented to the street from which
it is addressed.
D. Buildina Materials & Colors
d. Secondary entrances may be created to
allow convenient access from adjacent
buildings, sidewalks, parking, bicycle
paths and transit stops.
2. Fa~ade Design Standards:
a. Provide attractive fac;ade treatments on
any elevation that is visible from streets
or from any primary elevation of adjoining
developments.
b. A minimum of ten (10) percent of the
fac;ade area should include windows.
3. Storefront Design Standards:
a. Storefronts or large display windows
should be used when at street level.
INTENT: To project an image of high quality city aesthetics through building and roofing materials and
colors. Exterior building materials, roofing materials and colors contribute significantly to the visual
impact of a building on a community, which, in turn, individually and collectively reflect upon the visual
character and quality of a community.
- 22 -
Adopted 12-4-06
1. Material Standards:
a. All building walls shall be faced 100%
with only approved materials that exhibit
a durable, high quality appearance.
b. Acceptable exterior materials shall
include:
2. Color Standards:
a. Exterior colors shall not be specifically
limited, but shall be consistent with earth
tones, warm tones and muted hues such
as reds, browns, tans, and grays.
i. Brick
ii. Stone
iii. Exposed Aggregate
b. Other colors, excluding fluorescents, may
be permitted as accent colors, not to
exceed twenty (20) percent of the surface
area of anyone elevation. INTENT:
Accent colors are reserved for awnings.
c. Stucco, Cellulose Fiber Board, Aluminum
or Vinyl Siding and Exterior Insulation &
Finish System (EFIS) material ~
permitted with an approved Special
Exception.
c. The requirement for earth tones shall not
apply to colors commonly found in natural
materials such as brick or stone, unless
such material has been artificially colored
in a manner which would be contrary to
the intent of these regulations.
d. Tilt wall construction will be permitted with
an acceptable exterior covering from the
approved list.
d. A color or color scheme which is directly
inherent to a uniquely recognized
architectural style or exterior artwork, but
not otherwise in compliance with this
section may be permitted through the site
plan approval process.
e. When two wall materials are combined on
any fac;ade, the material must be divided
horizontally with the heavier material
below and covering the lower 1/4 of the
overall wall height only.
e. Building materials and colors shall be
consistent around the entire building.
f. Architectural accents consisting of metal
products are permitted with a maximum
coverage not to exceed twenty (20%)
percent.
E. Roof Forms & Materials
INTENT: To have roof features in scale with the building's mass and complement the character of the
structure, adjacent developments and neighborhoods.
1. Roof Design Standards:
a. The design of roof structures shall be flat
with a parapet wall, hip roof, or gable
roof. Long stretches of the same roof
form should be avoided.
b. Roof-like appurtenances such as false
roofs, parapets and other similar features
may be allowed if such features are
required for mechanical equipment
screening or acoustical control that
cannot be accomplished through
utilization of approved roof styles.
Application of such roof-like features shall
be accomplished in such a manner as to
minimize the appearance of a flat roof
design.
c. The use of any form of metal roofing is
expressly prohibited unless approved
during the site plan approval process.
F. Awninas and Canopies
INTENT: To encourage the use of awnings and canopies that provides color, protection, enclosure and
interest to commercial facades.
- 23-
Adopted 12-4-06
1. Awning Design Standards:
a. Awnings should be provided at the
storefronts and entryways to shield
displays and to add visual interest.
b. Awnings should be provided over public
walkways and dining areas.
c. Awnings should be angled or curved.
d. Awnings should not serve as the primary
element of a building's architectural
element.
e. The location of awnings should relate to
window and door openings or dining
areas.
f. Awning material should be traditional
cloth fabric in no more than two colors.
g. Awnings shall not be internally illuminated
or backlit but may be lighted from above
by shrouded fixtures mounted to the
building wall.
G. Drive-thru Facilities
INTENT:
1. Design Standards:
a. Drive-thru facilities must be
secondary in emphasis and
priority given to any other access
and circulation function.
b. Drive-thrus must be located at the
side or rear of the building and
not interrupt direct pedestrian
access and avoid potential
pedestrian/vehicle conflict.
c. If site constraints limit the location
of the drive-thru to the area
between the right-of-way and
building, a landscape buffer must
be installed between the drive-
thru and the right-of-way.
- 24-
h. Awnings may have letterings or logos on
the valance only
2. Canopy Design Standards:
a. Detached canopies must be constructed of
compatible materials and forms with the
building that the canopy serves.
b. Internally illuminated canopies are
prohibited.
c. Canopies must be a complementary scale
that relates to the building it serves.
d. Lighting fixtures at the bottom of canopies
must be fully shielded with the bottom of
the lighting fixture flush with the canopy.
e. Canopies must have columns at least
eighteen (18) inches wide.
f. Canopies must not be taller than sixteen
(16) feet clear.
I
Adopted 12-4-06