§ 38-1389. Village center district.

(a)

Generally. The village center district shall be located generally at the center of the village adjacent to a collector road which serves that particular village. Commercial development within the village center district should be primarily oriented to serve the residents of the immediate neighborhood. The total maximum size of all development within the village center district shall be sixty (60) acres and the maximum total floor area for office and commercial nonresidential uses shall be four hundred thousand (400,000) square feet, unless otherwise expressly allowed in the approved SAP. The maximum floor area ratio shall be four-tenths (0.4). Development in the village center district shall conform to the block standards and conceptual master street and block plan approved with the PD land use plan approval.

(b)

Master street and block plan. The conceptual master street and block plan shall be consistent with the SAP. At a minimum the master street and block plan shall identify the general location of public circulator street(s), major local street(s), and defined internal circulator/corridors (defined as other than maneuvering lanes, but less than public streets). Special attention shall be paid to cross access between adjacent parcels. Said plan shall be approved with the adoption of the SAP or as part of the first PD land use plan approval for property in the village center. In any case, no preliminary subdivision plan or development plan within the village center shall be approved prior to the approval of a conceptual master street and block plan.

It is intended that the master street and block plan shall show conceptual building massing and layout that create an urban corridor or center. Such conceptual building massing plan is to be considered a guideline for, rather than binding on, future development. Structures shall be brought forward to a build-to-line adjacent to the rights-of-way, along public streets and defined internal circulators/corridors. Although entries may be from several directions, primary building entries and façades shall face these internal streets and circulator ways. Pedestrian plazas and courtyards may be used as breaks in the building.

(c)

Development standards. The following development standards shall apply to all development within the village center district.

(1)

Village center land use mix.

Use	Minimum Land Area Required	Maximum Land Area Permitted
Residential *	25%	40%
Commercial, retail and services	40%	60%
Office	10%	25%
Overall nonresidential	30%	60%
Public and civic **	10%	no maximum
Public parks and green space	7.5%	no maximum
* Residential dwellings are permitted above ground floor commercial and office uses. Gross floor area of residential uses above the first floor shall count toward minimum land area requirements, but shall be exempt from maximum land area permitted.
** Uses include churches, libraries, government buildings, schools, transit stations, etc.

 

(2)

Permitted uses.

a.

Permitted residential uses in the village center district are as follows:

1.

Townhouses;

2.

Apartments;

3.

Condominiums;

4.

Residential dwelling units above commercial or office uses;

5.

Home office uses as defined in this chapter.

b.

Permitted uses in the village center district shall be limited to the following and subject to all of the conditions for permitted uses within the C-1 zoning district as listed in section 38-79 of this chapter:

SIC Group	Land Use
N/A	Community residential homes (greater than fourteen (14) clients)
0742	Veterinary hospitals and kennels within a completely enclosed soundproofed building (no outdoor runs)
43	Post offices
4724	Travel agencies
4729	Ticket agencies
4812	Cellular telephone sales and services
5231	Paint & wallpaper stores
5251	Hardware stores when contained completely within an enclosed structure with no outdoor storage and outdoor storage display. (Seasonal items generally related to a business may be located outside.)
5311	Department store shopping centers as defined in section 38-1 of this chapter
5411	Grocery stores and convenience foods with fuel pumps [a maximum of four (4) islands - eight (8) pumps] located at side or rear
5441	Candy, nut and confectionery stores
5461	Retail bakery shops
5499	Specialty food stores
5621	Women's clothing stores
5661	Clothing stores
5712	Furniture stores
5713	Floor covering stores
5722	Household appliance stores
5731	Radio, TV, electronics stores
5735	Record and tape stores
5812	Eating places, including full-service restaurants with ancillary alcohol sales
5912	Drugstores
5932	Antique furniture stores
5941	Sporting goods and bicycle shops
5942	Book stores
5943	Office supplies and stationary stores
5944	Jewelry stores
5945	Hobby, toy & game shops
5946	Camera and photography supply stores
5947	Gift shops
5948	Luggage & leather goods stores
5992	Florists
5993	Tobacco shops
5994	Newsstands, magazine stands
5995	Optical goods, eyeglass stores
5999	Miscellaneous retail, except auctions
60	Banks
61	Credit bureaus, mortgage loan companies, finance offices
62	Security and commodity brokers
63	Insurance carriers
64	Brokers, underwriters, insurance agencies
6531	Real estate offices, agents apartment finders, rental service, appraisers and managers
6541	Abstract and title services
672	Holding and investment offices and companies
673	Estate, trusts planning and management
7011	Bed and breakfast inns subject to section 38-1425(2) of this chapter
7212	Laundry and dry-cleaning, retail
7219	Tailoring
7221	Photographic artists, portrait, sculptors and musician studios
7231	Beauty shops
7241	Barber shops, hair stylists
7251	Shoe repair and shoe shine
7261	Funeral services except crematories and embalming
7299	Miscellaneous personal services including costume rental, dating services, tanning salons and valet parking
7311	Advertising agencies
7334	Photocopying, quick print and duplicating services
7338	Secretarial services
7359	Appliance, TV, VCR and furniture rental
7361	Employment agencies
7374	Data processing
7378	Computer maintenance and repair
7379	Computer related services
7381	Lie detector services, detective agencies, investigators
7382	Security operations, burglar and fire alarm monitoring
7384	Film processing and developing
7389	Business services
7622	Radio, TV, VCR and stereo repair
7623	Appliance repair
7631	Watch, clock and jewelry repair
7699	Locksmiths and repair services
781	Video editing
7841	Video rental
7911	Dance schools and studios
7922	Radio and television studios
7991	Physical fitness facilities
7997	Indoor sports and recreation membership clubs
8011	Medical doctors offices and clinics
8021	Dental offices and clinics
8031	Osteopathic physicians
8111	Legal services
8231	Libraries
8322	Counselors and family services
8331	Job training and related services
8412	Museum and art galleries
8641	Civic, social and fraternal associations
8661	Churches with attendant educational building and recreational facilities
871	Engineering offices, surveyors
8712	Architectural services
8721	Accountant offices, tax consultants and bookkeeping
873	Research and development, testing services
8742	Management consulting services
8743	Public relations services
8748	Business consulting
911	Government offices
921	Courts
9221	Sheriff, public safety offices
9224	Fire stations
93	Public finance and taxation offices
94	Public health, education, social and human resource offices
95	Environmental, housing, urban planning and land management offices
96	Economic development commissions, transportation programs, public utilities and agricultural programs

 

c.

The following uses and any other uses which are not expressly permitted shall be prohibited within the village center district:

1.

Pawn shops;

2.

Bottle clubs;

3.

Veterinary services for livestock;

4.

Hotels and motels (more than twenty-five (25) rooms);

5.

Time share units and transient rentals (rentals less than one hundred eighty (180) days);

6.

Escort services and tattoo parlors;

7.

Fortune tellers, tarot card readers, palm readers, psychics and similar uses;

8.

"Check Cashing" or "Pay Day Loans" business:

9.

Body art, or body piercing business;

10.

Labor pools and labor halls;

11.

"Big Box" Developments.

d.

The following uses shall be allowed as a condition of approval or as a substantial change to the land use plan as approved by the board of county commissioners:

SIC Group	Land Use
83222/8351	Adult/child day care centers
N/A	Communication towers subject to section 38-1427 of this Chapter
N/A	Street vending
5813	Sale of alcohol for on-premises consumption, except as ancillary to a full-service restaurant.
N/A	Drive-throughs in conjunction with a permitted use
N/A	Any business which maintains a fleet of commercial vehicles including, but not limited to carpet and rug cleaning, exterminating and pest control, janitorial services, maid services, septic tank cleaning, etc.
49	Utility substations and telephone switching stations
5331	Auto parts, tire dealers
5541	Automobile Service Stations [with fuel pumps: a maximum of four (4) islands/eight (8) fuel stations] located at the side or rear *
5813	Drinking establishments, cocktail lounges, pubs and bars
5921	Liquor stores subject to Section 38-1414 of this Chapter
7011	Country inns, subject to Section 38-1425 of this Chapter
7215	Coin-operated laundries
7542	Free-standing car washes that are enclosed on two (2) sides
7832	Movie theaters [exceeding eight (8) screens]
7933	Bowling centers
7941	Stadiums in conjunction with schools
7993	Arcades, slot machines, video games, and enclosed amusement centers limited in size to five thousand (5,000) square feet
7999	Indoor amusement and recreation: billiard parlors, bingo parlors, skating rinks, recreation clubs
805	Nursing homes and skilled nursing facilities as defined in Section 38-1 of this Chapter
8062	Ambulatory nursing facilities
8093	Birthing facilities, alcohol and drug treatment, aids treatment, outpatient clinics, birth control centers
82	Colleges, kindergarten, elementary, middle and high schools, (private or public)
8299	Auto driving instruction
8361	Residential care such as crisis centers, juvenile correction homes, training schools for delinquents, drug rehab centers
8422	Zoos and botanical gardens
4225	Self storage facility **

 

* Service bays shall not face the rights-of-way.

** Specific design standards for self storage facilities shall be established at the time of PD approval, PD substantial change approval, or PSP and DP approval (as may be applicable), and included on the respective land use plan or site plan. Notwithstanding application type, the specific design standards shall be subject to approval at a public hearing before the board of county commissioners. To ensure that self storage facilities are developed in an architecturally compatible fashion, while not precluding pedestrian accessibility, design standards shall include the following:

-

Building modulation shall be employed to break up long façades and create a visually unique project. Building modulation may be achieved through the use of horizontal and vertical projections or recesses, including awnings, overhangs or other similar architectural features. Color and textural changes that diminish the perceived horizontal scale and massing of buildings, with particular attention given to building corners and primary entrances, may also be used. Regardless of building modulation, self storage facilities shall have a maximum building length of two hundred seventy-five (275) feet;

-

At least one primary building facade shall have a minimum transparency of fifty (50) percent on the ground floor, and a minimum transparency of twenty-five (25) percent on all remaining floors. Each other primary building facade shall have a minimum combined transparency of twenty-five (25) percent for all floors. For purposes of these design standards, transparency may consist of transparent windows, vehicular breezeways, or spandrel glass features (without opening into building wall or structure); and dormers, shutters or other architectural elements may be used to further enhance facades;

-

Building elements shall not function as signage, and unique or symbolic business elements shall be secondary to the overall architectural design;

-

Access to storage units shall be encouraged from the interior of the building; however, any outdoor storage or outdoor access to storage units shall be screened from street view and shall not face or be visible from any street; and

-

Regardless of street frontage, projects shall be limited to two (2) curb cuts on any block face and no more than three (3) curb cuts for any parcel.

e.

The following criteria shall be used in determining whether to approve or deny a substantial change:

1.

The change shall be consistent with the comprehensive plan and/or specific area plan.

2.

The change shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development.

3.

The change shall not act as a detrimental intrusion into the surrounding area.

4.

The use shall be similar in noise, vibration, dust, odor, glare, heat producing and other characteristics that are associated with the majority of uses currently permitted in the zoning district.

(3)

Ground level retail. Buildings fronting on any APF right-of-way, or village main street of an approved SAP must be designed to accommodate ground level retail and shall have a minimum first floor finished ceiling height of ten (10) feet. The ground level floor area may be used for office, or civic uses. Ground level retail is not required in residential only areas, which shall be designated on the PD land use plan.

(4)

Maximum retail floor area. The maximum allowable gross floor area per retail establishment (excluding grocery stores and self storage facilities/buildings) is seven thousand five hundred (7,500) square feet. Retail establishments with a gross floor area between seven thousand five hundred (7,500) square feet and fifteen thousand (15,000) square feet may be approved at a public hearing by the board of county commissioners by way of a development plan review process pursuant to section 38-1389(e). Grocery stores may not exceed fifty-four thousand (54,000) square feet and self storage facilities/buildings may not exceed seventy-six thousand (76,000) leasable square feet and one hundred thousand (100,000) gross square feet.

(5)

Residential development. Residential development must achieve a minimum net density of five (5.0) dwelling units per net developable acre, unless otherwise provided in an approved SAP. Residential development may be permitted up to twenty-four (24.0) dwelling units per net developable acre with transfer of development rights or as otherwise as provided for in Section 38-1384(a).

(6)

Transit stops. Transit stops should be centrally located in the village center commercial area so that, generally, no building is more than one thousand three hundred twenty (1,320) feet from a proposed transit stop. The county may require shelter facilities and/or pull off bays as part of a development plan for the village center.

(7)

Outside dining and seating areas are encouraged for full-service or other restaurants which possess twenty (20) linear feet or more of street frontage. Such outdoor dining and seating areas are subject to the following requirements:

a.

No table, chair, bench, umbrella, planter, or fencing may invade the sidewalk through-corridor, on-site traffic circulation, or landscaping or drainage areas.

b.

The limits of any proposed outdoor seating areas, including the number and location of tables and chairs, must be delineated on the development plan.

c.

Outdoor seating areas shall be factored in calculating the project's gross floor area in relation to required parking, stormwater, impact fees, and similar development regulations.

d.

Planters, with appropriately-sized plant materials, are encouraged for the purpose of delineating and buffering seating/dining areas from the adjacent sidewalk corridor, or any adjacent on-street parking. Such planted edges shall feature raised masonry or potted planters and, if appropriate, black decorative fencing.

(8)

Distance separation for alcoholic beverages in village centers. Notwithstanding the provisions of section 38-1415(a), in order to promote a mixed use village center, the distance separation requirements for establishments selling alcoholic beverages for on-site consumption, as specified in section 38-1415(a), shall be reduced for those establishments possessing a 1COP, 2COP or 4COPSRX state liquor license within the village center from one thousand (1,000) feet to one hundred (100) feet from an established church or school (regardless of such church or school being located inside or outside of the village or neighborhood centers). Notwithstanding the foregoing regarding schools, pursuant to section 562.45, Florida Statutes, except for establishments that are licensed as restaurants and that derive at least fifty-one (51) percent of their gross revenues from the sale of food and nonalcoholic beverages pursuant to chapter 509 of the Florida Statutes, no establishments serving alcoholic beverages for on-site consumption may be located within five hundred (500) feet of an elementary school, middle school, or high school, however, with respect to such restaurants located within three hundred (300) feet of a school, alcoholic beverages may not be served before 4:00 P.M. on days that school is in session. The method of measurement shall be as provided in section 38-1415(b). A church proposing to locate in or around the village center may voluntarily waive the distance separation requirement for establishments selling alcoholic beverages for on-site consumption (that otherwise meet the requirements of this subsection) by executing a waiver. Such waiver must be acceptable to the county in form and substance and shall be kept on file in the Zoning Division. All other provisions under section 38-1415 shall apply. The county may place other restrictions related to signage, outdoor seating, and outdoor amplification as part of the PD approval process to ensure compatibility with schools.

(9)

Subsequent establishment of church or school. Whenever a vendor of alcoholic beverage has procured a license permitting the sale of alcoholic beverages and, thereafter, a church or school shall be established within one hundred (100) feet of the vendor of alcoholic beverages located within a village center, the establishment of such church or school shall not cause the previously licensed site to discontinue use as a vendor of alcoholic beverages.

(10)

Streets. All streets and blocks in the village center shall conform to the provisions of this section.

a.

Street standards. Standards for streets shall be as set forth in the village street cross-sections found in the approved SAP or as approved on a PD/LUP.

b.

Owner (or property owners association) maintained sidewalks areas, at the front of Neighborhood Commercial areas, shall be placed in a utility easement and not made part of the public right-of-way. Such sidewalks shall be a minimum of ten (10) feet in width to facilitate pedestrian traffic, street furniture, and narrow store-front planters or planter pots. Such sidewalks shall extend from the right-of-way line (property line), to adjacent building face. A continuous, six (6) foot, unobstructed clear zone, for pedestrian movement, shall be maintained within the sidewalk corridor. In addition, a continuous five (5) foot wide planter strip (or intermittent tree planter cutout) zone shall be constructed within and along the exterior edge of the right-of-way. This public portion of the Neighborhood Center sidewalk systems shall be placed immediately contiguous to the ten (10) foot wide, owner-maintained sidewalk described above. A continuous concrete expansion joint shall be constructed five (5) feet from the back of the curb to distinguish the public and private portions of the sidewalk systems.

c.

Street type and pattern. The types and patterns of all streets in the village shall be in conformity with the master transportation plan found in the village SAP. The location of streets on the master transportation plan is approximate. Precise locations of streets, consistent with the conceptual master block plan, shall be determined in conjunction with approval of a final development plan. Street patterns shall be based primarily upon a good system of interconnecting streets.

d.

Direct access. Direct access to the village center shall be from a village center major local or village center circulator street as defined by the adopted SAP. Direct access from an arterial road serving the village is prohibited.

e.

Waivers: Exceptions to the adopted SAP street cross sections may be granted as part of the LUP or PSP/development plan approval.

(d)

Development standards and approval process. The following standards shall apply to all development within the village center district. Modifications to these standards may be permitted where alternative development practices will reinforce the planning principles established by the goals, objectives and policies of the village land use classification, the adopted SAP and this village development code. Any such modifications to these standards shall be identified separately in bold on the village PD land use plan, preliminary subdivision plan or development plan for approval by the board of county commissioners at a public hearing.

(1)

Buildings on both sides of the street should be designed with similar height, bulk and yard standards. Heights of adjacent structures may vary, but ordinarily by not more than one (1) story.

(2)

All townhouse development shall have access and off-street parking from the rear or via an alley.

(3)

Site development standards.

a.

Minimum lot width:

Use	Minimum Width (ft.)
Townhouse	16
Multi-family	150
Condominium	85
Retail	30
Office	30
Civic	none

 

b.

Minimum lot depth for all uses shall be one hundred (100) feet.

c.

Maximum lot coverage and open space:

Use	Percent Maximum Lot Coverage*	Percent Minimum Open Space*
Townhouse	85	25
Multi-family and Condominium	80	25
Retail	80	20
Office	80	20
Civic	80	20
* The area of a porch, bay window, or arcade fronting a public street is not included in the calculation of lot coverage. Max Lot Coverage for Multi-family, Retail, Office and Civic shall refer to maximum impervious surface coverage.

 

d.

Maximum F.A.R. for uses in the village center is four-tenths (0.4).

e.

Minimum living area per residential dwelling unit shall be one thousand (1,000) square feet for townhouses, and five hundred (500) square feet for apartments and condominiums.

f.

Maximum building heights are as follows:

Use	Number of Stories	Height in Feet
Townhouse	4	55
Multi-family and Condominium	5	75
Parking Structures	5	60
Retail	3	50
Office	3	50
Civic	3	50
Mixed use (Residential over Commercial)	5	75

 

1.

Multi-family development shall comply with the compatibility standards established in section 38-1258. However, to promote a mix of land uses and facilitate new urbanism development patterns, waivers from these standards should be considered at the time of the land use plan approval.

2.

A turret, spire, tower, or other similar architectural feature may exceed the maximum height of the principal building by up to fifteen (15) feet.

g.

The build-to-line for all primary buildings, structures, walks and fences shall be ten (10) feet on all public street frontages, except residential streets which shall have setbacks as per the village home section individual residential districts of this Code. A minimum of seventy (70) percent of the build-to-line of any block or parcel must be occupied by buildings and/or street-walls. Landscaped street-walls should not make up more than fifty (50) percent of the required frontage.

1.

Up to twenty-five (25) percent of any street frontage of a building may vary from the build to line, but shall not be less than five (5) feet or more than twenty-five (25) feet in variation.

2.

The area between the right-of-way line and the build to line shall be landscaped in accordance with the appropriate provisions of the Village PD Code.

3.

There shall be no build to line for temporary buildings or structures.

4.

Street-facing façades for ground floors of all buildings shall be planned for a minimum of fifty (50) percent transparency except in those areas of the village center designated for only residential uses in the PD land use plan.

h.

Front setback: Ten (10) feet; awnings and other overhangs may extend up to five (5) feet into this setback.

i.

Side setback: Zero (0) feet.

j.

Side street setback: Six (6) feet.

k.

Village Center perimeter exterior side setback: Fifteen (15) feet.

l.

Primary buildings or parking structures may not be constructed closer than twenty (20) feet from an adjacent building or structure except where a fire wall meeting Orange County Code requirements is provided.

m.

Minimum setback requirements shall apply in all cases, except that fireplaces, eves, balconies, and fireproof stairways may extend up to a maximum of five (5) feet into the required setbacks.

n.

Patios may not be constructed within the required setback zone. This limitation, however, does not apply to sidewalk cafes.

o.

Site access. Site access and curb cuts shall be limited as follows:

Use	Minimum Permitted Curb Cuts
Townhouse	Access required from rear alley
Multi-family and Condominium	Two (2) curb cuts per lot
Retail	Two (2) curb cuts per lot
Office	Two (2) curb cuts per lot
Civic	Two (2) curb cuts per lot

 

(4)

Parking.

a.

Off-street and on-street facilities shall be provided for multifamily use, hotel use, retail use, office use, and civic use in accordance with this subsection.

b.

The village code encourages public safety and crime prevention through environmental design. All at grade parking lots fronting village roadways shall be set setback not less than ten (10) feet from the right-of-way line from such roadways, and buffered from the street utilizing landscaping in accordance with the landscape requirements of the village code, and may include approved public art or approved street vendor stands.

c.

Parking structures, if required, should be designed to accommodate ground level retail. This ground level floor may also be used for office, civic, or approved conditional uses. Steel parking garages and steel guard cables on garage façades are prohibited. Structures shall be enhanced with façade treatment to integrate with the surrounding buildings when they front public streets.

d.

Maximum frontage for parking lots along a village center circulator or a village center major local street shall be sixty-five (65) feet. Maximum frontage for parking lots along any other street shall be two hundred (200) feet.

e.

On-street parallel parking may be counted toward the parking requirements when said parking is on the same block as the building it serves. Assignment and allocation of on-street parking shall be shown on the final development plan.

f.

Shared parking. Uses may join in establishing shared parking areas if it can be demonstrated that the parking for two (2) or more specific uses occurs at alternating time periods. Required parking shall be determined based on parking demand for the peak parking period, as determined by parking analysis study approved by the county zoning division.

g.

Parking lots and parking garages shall not:

1.

Abut street intersections or civic use areas;

2.

Be adjacent to public squares; or

3.

Occupy lots which are at the terminus of a street vista.

h.

Parking. Off-street parking shall be located to the rear or side of buildings. Off-street parking shall comply with the parking standards established in chapter 38-1476. Waivers for reduced parking will be reviewed on a case by case basis for mixed-use density. Landscaping for the screening and interior of off-street parking shall comply with chapter 24, including canopy trees planted forty (40) feet on-center average, no closer than twenty (20) feet and no farther than sixty (60) feet on center, and one (1) understory tree for every twenty (20) feet. In addition, a minimum forty (40) inch masonry street wall/knee wall with decorative finish, such as stucco or brick, including a decorative cap shall be installed between the parking lot and the right-of-way. The wall shall not extend over twenty-five (25) feet without an offset/projection, pilaster, or column feature to provide aesthetic variety. On-street parallel parking is encouraged and may be counted toward the parking requirements when it is within the projected property lines as the building it serves.

i.

Grocery store parking. Grocery store development shall encourage walking, feature a compact layout, and be integrated into the village's block design and configuration.

(i)

Parking shall be located at the rear or side of the grocery store front façade, if the front façade faces a public right-of-way. In order to reduce parking lot depth and allow the dispersal of parking on at least two (2) sides of the grocery store, placement of the grocery store entrance is encouraged at a corner of the building.

(ii)

If the side or rear of the grocery store faces the right-of-way, parking may be permitted in the front; however, side or rear façades, which face an adjacent right-of-way, shall not project blank, flat, or featureless walls. Instead, such walls shall, at a minimum, imply a building front by incorporating projected architectural features, including decorative trim, pilasters, recessed window glazing (transparent and spandrel) and surrounds, awnings, varied roof and eaves lines, and paint color variations.

(iii)

Outlying portions of grocery store parking lots shall also be screened from view by locating ancillary buildings directly along the right-of-way. Such secondary inline retail, or free-standing buildings shall feature an architectural style or architectural features found on the adjacent grocery store. Parking for these buildings shall again be prohibited between the right-of-way, and the structure. Instead, parking for these buildings shall also be located at the rear or side. Fire lanes, without designated parking areas, may be allowed between the structure and the adjacent right-of-way.

(iv)

Parking shall be located in modules involving delineated groups of parking spaces which are separated by landscaping, landscaped pedestrian ways, and/or architectural features.

j.

Parking lot drives. In order to ensure shorter block patterns with a comfortable, convenient, and walkable scale, the village center's more expansive surface parking lots shall incorporate clearly-defined pass-throughs which serve to extend the surrounding street pattern while keeping traffic speeds slow and providing shoppers with a safe, shaded, convenient environment. Drives can be defined by means of:

-

Parking modules

-

Repeated street tree patterns

-

Knee walls repeated within lot

-

Bollards

-

Pedestrian paver patterns

-

Narrow dimensions

-

Shade

-

Pedestrian oriented signage

-

Parallel parking spaces

(5)

Street trees and parking lot landscaping requirements. Landscaping should compliment the pedestrian scale and character of the neighborhood, screen vehicle use areas, provide shade for large expanses of pavement, provide visual interest, and enhance the common open space within the neighborhood center. Accordingly, all development within the village center shall meet the following landscape requirements:

a.

Landscaping shall be provided as required in chapter 9 and chapter 24, except that where buildings are located immediately abutting the sidewalk, the seven-foot-wide landscape tree and shrub strip shall not be required. In addition, the eight-foot-wide planter strip along the foundation building primary façades shall not be required. Instead, plantings shall be encouraged within narrower (twelve-inch to twenty-four-inch wide) sidewalk cutouts, or raised planters or pots, located along the foundation of building primary façades. Alternative methods and clustering of landscape that meet the intent of this division may be approved by the county.

b.

Street trees shall be arranged and maintained at intersections to provide reasonable visibility for warranted traffic control devices. Street trees shall not be planted closer than fifteen (15) feet to the corner.

c.

Off-street parking and vehicle use areas. Except as provided herein, off-street parking and vehicle use areas shall be landscaped in accordance with chapter 24. Shade trees shall be a minimum of ten (10) feet tall and have six (6) feet of clear trunk and a minimum caliper of three (3) inches at time of planting.

d.

Screening of off-street parking and vehicle use areas. Off-street parking and vehicle use areas visible from the right-of-way/roadway shall be screened per landscape code chapter 24 and as detailed in subsection d.1 below. In addition, a minimum forty (40) inch tall solid masonry wall or other approved type of solid construction with decorative finish, such as stucco or brick including a decorative cap, shall be installed between the parking lot and the right-of-way. The wall shall not extend over twenty-five (25) feet without an offset/projection, pilaster, or column feature to provide aesthetic variety.

1.

A continuous hedge, a minimum of thirty (30) inches in height, shall be planted along the outside of the wall along the full linear length of the street wall/knee wall with one (1) canopy tree planted on average of forty (40) feet on-center and one (1) understory tree planted on average of twenty (20) feet on-center. Groundcover, other than sod, shall be utilized for at least fifty (50) percent of the remaining landscaped area.

2.

The width of the landscaped area shall be consistent with chapter 24 for vehicle use areas and the street wall shall be placed no closer than five (5) feet from the property line.

3.

Edges of vehicle use areas which abut an adjacent property shall be planted with shrubs at least three (3) feet high at time of planting with a maximum spacing of thirty (30) inches on-center with canopy trees and understory trees planted in accordance with subparagraph 1 above.

4.

All walls shall include reasonable breaks for pedestrian connections to adjacent uses and external sidewalks. Linear wall length shall not exceed twenty-five (25) feet without a column, offset, or projections, or other architectural feature.

5.

For parking areas with one hundred (100) or more spaces, a eight (8) foot wide landscape strip, including a continuous hedge at a minimum thirty (30) inches in height and canopy trees at an average of forty (40) feet on-center, shall be required along the primary entrance drive lanes.

(i)

Primary entrance drive lanes are drive lanes or isles which are created at a primary access point or curb cut into a development or shopping center, as well as those drive lanes that abut and are parallel to a building front.

(ii)

Back-out parking is not permitted onto primary entrance drive lanes. Angle parallel parking is permitted along primary entrance drive lanes.

(iii)

One (1) isle access or isle break to the primary entrance drive lane shall be allowed for each two (2) internal parking lot drive isles that are provided within the parking area.

(iv)

Buffer yards. With the exception of zero (0) lot line commercial, office or mixed-use buildings and the landscape requirements of off-street parking areas, all property lines, regardless of use, shall be planted with canopy trees on average of forty (40) feet on-center and in accordance with the buffer requirements of section 24-5. For buildings constructed at the front building setback, the required street tree plantings will meet this requirement along the abutting front or side-street buffer.

(v)

Except as stated herein, all development shall comply with the landscape requirements set forth in chapter 24 of this code. Alternative methods, buffering, and clustering of landscape may be approved by the zoning division manager or his designee, as long as the intent of the code is met.

(vi)

Where buildings or customer service/seating areas are placed at the front setback line, the parking is provided in the rear of the building, street trees are provided along the primary façade, and the building area is less than six thousand (6,000) square feet, the landscape adjacent to the perimeter of the building's primary façade, as required by the commercial design standards ordinance, may be reduced from eight (8) feet for four (4) feet in width with only the requirement for shrubs and groundcover. Required street trees shall serve to meet the tree planting requirements. Up to fifty (50) percent of the required landscape area may be provided within the street tree planters.

(vii)

For apartment or other multifamily structures, landscape adjacent to the primary façade of the building shall be provided at the base of the building at a minimum of eight (8) feet in width and shall include a combination of hedges, a minimum of thirty (30) inches in height, and groundcover and a maximum of twenty-five (25) percent sod.

(Ord. No. 97-09, § 1, 5-20-97; Ord. No. 99-09, § 13—20, 3-23-99; Ord. No. 09-16, § 1, 6-2-09; Ord. No. 2014-04 , § 1, 2-11-14; Ord. No. 2015-17 , § 30(g), 9-22-15; Ord. No. 2016-19 , § 30, 9-13-16)