Overlay District Regulations and Design Requirements

ORDINANCE #616-02

ABERDEEN ZONING CODE AMENDMENT

OVERLAY DISTRICT REGULATIONS AND DESIGN REQUIREMENTS

An Ordinance to add Section 142.41 and 42 to Article V to the Aberdeen Zoning Code to be entitled, Overlay District Regulations and Design Requirements. The following provisions are hereby added:

ARTICLE V

142.41 (A) General Purpose

This chapter provides design requirements which describe the design vision that will help guide the City of Aberdeen. The emphasis in this chapter is on defining the general design, appearance, and layout of sites, buildings, neighborhoods, landscape elements, streets and sidewalks and pathways. All development, redevelopment, or additions to existing buildings within the overlay districts shall be subject to the design requirements.

Careful attention to attractive and citizen-friendly urban design is in the economic interests of a municipality, its citizens, and business owners. Attractive and integrated urban design features tend to improve the City’s image, raise overall property values, attract new businesses and residents, and improve the quality of life. Research and experience has demonstrated that there is a positive return on investment for design features, for both government, private industry, and property owners. City expenditures on landscaped roadway medians, sidewalks, and street trees are likely to be amply returned in the form of increased tax revenue resulting from the overall increase in property values that accompanies attractive and desirable urban areas.

In towns and cities across the country there is a growing realization that incompatibilities between adjacent sites is very often a function of design and development impacts rather than of differences in their land uses. The focus on current use-based development regulations are to require strict separation and substantial buffers between different land uses, regardless of design or site impacts, with appropriate and compatible urban design, it is reasonable to integrate commercial, office and residential uses.

142.41 (B) Overlay District Regulations

    1. General Purpose

Overlay zoning imposes additional regulations for special public purposes on properties located within the boundaries of the Overlay District. Overlay District requirements shall be in addition to those imposed by the specific Zoning District. In the case of a conflict among regulations in this Section, the strictest standard shall apply.

The boundaries of each overlay district are described below and indicated on the official Overlay District Maps for each overlay district as adopted by Ordinance. The following Overlay Districts are hereby established:

    1. I-95 Overlay District
    2. Downtown Revitalization Overlay District
    1. I-95 Overlay District
    1. Boundaries – The I-95 Overlay District boundaries are described as the properties bordering Rt. 22 (Churchville Road), Gilbert Road and I-95 located within the current corporate limits as set forth in Ordinance # adopted by the City of Aberdeen.
    1. Downtown Revitalization Overlay District
    1. Boundaries – The Downtown Revitalization Overlay District boundaries are described as the properties bordering US 40, Rt. 7, Rt. 715, West Bel Air Avenue, Franklin Street, Parke Street, Rogers Street, Law Street, Market Street and Custis Street as set forth in Ordinance # adopted by the City of Aberdeen.

4. Design Requirement - Where appropriate, all development within the Downtown Revitalization and I-95 Overlay Districts shall comply with the requirements of the Architectural Review Committee, in addition to the provisions set forth in this Ordinance.

142.41 (C) Design Requirements are intended for uniformity of development in the following areas:

    1. Building Design, Height and Mass
    2. Building Setbacks
    3. Building Materials
    4. Awnings and Canopies
    5. Parking
    6. Pedestrian/Bicycle Circulation
    7. Lighting
    8. Landscaping
    9. Screening/Loading/Storage
    10. Signage
    11. Security
    12. Open Space
    13. Noise Impact

142.41 (C) (1) Building Design, Height and Mass

    1. Natural Features. Natural features of the land, such as hillsides, views or other features, should be considered and incorporated into designing the site. Site design will address and avoid problems associated with floodplains, steep slopes, drainage ways, or other features.
    2.  
    3. Scale. Within the Downtown District, buildings should be built on a human scale and lend an intimate and personal feel to the streetscape.

      4. 1. The scale of a project should not overwhelm adjacent buildings. The perceived height and bulk can be reduced by changing the roof life and varying the height.

      2. The scale of a building should be compatible with the adjacent developments.

    4. Design. The design of individual buildings is as important as the whole agglomeration of buildings, streets, public spaces, pedestrian ways, and landscaping taken together, in the context of the surrounding area.
    5. Architectural Features. Predominant primary architectural features, materials, and colors of existing buildings built in accordance with the Design Requirements should be incorporated into the proposed architectural design when such buildings are in close proximity to the proposed project.
    6. Relief and Rhythm. Relief and Rhythm should be used in the design to provide interest and variety and avoid monotony. Details that create shade and cast shadows can be used to provide visual relief to the building.
    7. Exterior Walls. Horizontal and vertical elements of exterior walls should vary in height and projection to provide substantial architectural interest and style. Such interest and style may be provided through, but are not limited to, the treatment of windows, doors, eaves, roof lines and parapets.
    8. Building Accents. Building trim, accents, color, materials, and style should be incorporated into primary design themes to promote architectural visual interest.
    9. Exterior Elevations. All of the exterior elevations of buildings should be integrated into the City’s design theme of the Overlay Districts. In particular, the upper walls of the sides and rear should exhibit relief and rhythm through the use of height variations, relief elements providing shadow, and the use of scuppers, downspouts, and expansion joints as design elements.
    10. Details. Detailing should be used as a method of enhancing the character of a building, thereby adding interest to the development. Such details of a building elevation should continue the character of the project.
    11. Equipment. Equipment such as, but not limited to, roof-mounted communications and mechanical equipment, vending machines, and ice machines should be screened from street view and placed in an area designed for their use as an integral part of the project.
    12. Enclosures. Fences, walls, patio enclosures visible from the street should be compatible with the architectural character of the project.
    13. Entryways. Building entryway, stairway design, and placement should be integrated with the design of the project through the use of similar building materials, details, shapes, colors or other features.

      14. 1. The building entrance should be easily identifiable and form a transition between outside and inside areas.

      2. Building entries should be provided with adequate lighting for security.

    14. Roof Variations. Roof line variations should be used to provide architectural style or character for commercial or industrial buildings that are limited in wall configuration due to functional constraints.
    15. Window and Door Placement. Patterns created by window and door placement can add variety and interest to the design. Attractive views should be emphasized and uncomplimentary views avoided. Drive-through windows should not face a public street. Window areas should be reduced with mullions.
    16. Buffers. Walls and landscaped buffers should be used to provide a physical separation between different projects and uses to minimize the impact of unattractive or noisy areas and act as a buffer between properties.

Walls. Walls which front on a public street should be designed to include colors, materials, forms, and architectural accents compatible with the main building.

142.41 (C) (2) Building Setbacks

    1. Setback. A building's setback is the distance it is located inside a property line. Many commercial buildings in the Downtown Revitalization Overlay District have no setbacks on the front or side property lines, and only a minimal setback from the rear line.
    2. Location. The location of new buildings or additions to existing buildings shall respect the established setbacks of existing buildings on a street and shall provide a setback that is consistent with the existing structures.
    3. Buildings. Buildings should not be separated from fronting streets by parking lots. At a minimum, placement of outparcel buildings between a large parking lot and the street can be used to help define the streetscape, and lessen the visual impact of the parking lot from the street.
    4. Parking Lots. Buildings on the different quadrants or sides of the roadway should not be separated from each other by "a sea of parking." The line and massing of the buildings and structures on each quadrant should be arranged such that they are as close to each other as possible and linked by crosswalks and pedestrian paths, encouraging pedestrian movement between the quadrants on opposite sides of the arterial. Ideally, part of the line of the principal building mass on each quadrant should extend as close to the intersection cross-walk as possible.
    5. Out parcel Buildings. Placement of out parcel buildings along the opposite sides of the street can be used to define the streetscape.
    1. Out parcel buildings should be designed so that they are not only oriented toward the front street(s), but also have a relation and orientation with the rest of the development.
    2. The design of out parcel buildings and sites should be integrated into the overall site design. Out parcel buildings should have architectural, design, and pedestrian connections strongly linking them with the main buildings.
    1. Pedestrian Walkways. All buildings should be (to the extent allowed by site topography), well-connected by pedestrian sidewalks, walkways, and not separated from one another by large parking areas. One should not have to walk in and along parking aisles or roadways to get from any one building to another.
    2. Infill Sites. For infill sites, buildings should be set back from the street in accordance with the predominant line of building massing (setback) along the street, so as to create a defined streetscape and sense of place. Buildings should be generally oriented toward the fronting street(s). Provisions for public open space or landscaped areas should be accommodated.

142.41 (C) (3) Building Materials

    1. Materials. The building materials of a project should be durable and be the same or higher quality as surrounding developments.
    2. Texture. The texture of the building components should enhance the function or appearance of the design.
    3. Color Schemes. Color schemes should be compatible with adjacent developments.
    4. Details. Details of the proposed colors and materials should be shown on the building plans with color samples at the time the project is submitted for Architectural Review Committee approval.
    5. Surfaces. Reflective surfaces should not be used in locations which may produce excessive reflections or glare. Mirrored window glazing should be avoided.
    6.  
    7. Freestanding Buildings. If permitted, freestanding buildings including service stations, convenience stores, chain restaurants, auto maintenance facilities, and similar uses, should be designed in a compatible architectural style and should incorporate, whenever possible, compatible materials, colors and landscaping as the host development.

142.41 (C) (4) Awnings and Canopies

    1. The use of awnings and canopies as design features to the front or rear of building windows and doorways will be permitted.
    2. The specific location of awnings and canopies, color, applied signage and materials used will be approved by the Architectural Review Committee.

142.41 (C) (5) Parking/Shared Parking

Parking Criteria (location, orientation, land area):

Where to park:

    1. For any sites or developments that include significant amounts of parking, site design should avoid large uninterrupted expanses of asphalt from the fronting streets (i.e., where vast amounts of surface parking dominate the view(s) from the fronting street(s) to the site’s primary buildings).
    2. In keeping with the desire to avoid large areas of parking from the fronting street(s), the following guidelines are offered:
    1. Parking should be broken up with islands, landscaping, and pedestrian walkways, with generous amounts of parking directed to the rear and sides of the buildings or site.
    2. Single, large parking lots should be avoided.
    1. Buffering and screening:
    1. Parking lots that face a street should be partially screened from the street by a low fence, wall, hedge, or topographic or vegetated buffer.
    2. If a parking lot fronts on an arterial or major collector, and is of such a size that it dominates views from the fronting arterial/collector and detracts from the overall streetscape and community appearance, then it is required that the parking lot be screened or buffered from view along the fronting roadway(s).
    1. Landscaping:
    1. Parking aisles should be separated from one another by planted medians with shade trees.
    1. Parking Lot Design must include an adequate pedestrian circulation system, adequate turning radii, an efficient traffic movement pattern, a pleasant appearance, convenient parking locations, and integration of the parking with the character of the site and the proposed development.
    2. Access drives to parking lots should be minimized.
    3. On-Site Traffic Lanes. Traffic aisles within a project should provide a circulation pattern which is convenient and safe. Pedestrian circulation and safety should be incorporated into the project design.
    4. Proximity to Structures. Parking areas should be conveniently located to provide ease of access to all users. Customer and employee parking should be separated, with short-term parking provided in close proximity to the building.
    5. Covered Spaces. Covered parking structures should be compatible with the overall character of the project.
    6. Parking Lot Lighting. Lighting should provide adequate illumination but should avoid direct illumination of adjacent residential districts. Lighting fixtures must comply with City approved standards and design.

142.41 (C) (6) Pedestrian/Bicycle Circulation

    1. Access to developments should serve the needs of the pedestrian and bicyclist as well as the motorist. Site designs should balance the needs of pedestrian, vehicular and bicycle traffic.
    2. A network of convenient and safe pedestrian paths should be provided to connect areas within the project as well as to connect the project to adjacent properties.
    3. The location and number of access points to the site, the interior circulation pattern, and the separation between pedestrians and vehicles should be designed to maximize safety and convenience and should be harmonious with proposed and existing buildings.
    4. Walkways should be well lit to provide visibility, security, and a pleasant environment and comply with the City’s approved standards and design.
    5. Sidewalks:
    1. Streets that have buildings or development on both sides of the street, sidewalks must be provided on both sides; for streets that have buildings or development on only one side of the street, a sidewalk must be provided on that side only.
    2. For collectors and arterials that have speed limits over 25 mph or are three or more lanes wide, sidewalks must be provided on both sides of all streets that have buildings or development on both sides of the street, and on the developed side of all streets that have buildings or development on only one side of the street.
    3. Materials for sidewalks must use the City’s approved standards and design.
    1. Crossings:
    1. Pedestrian cross-walks and bicycle crossings (which may be shared by bicycle and pedestrian crossings) must be provided as necessary for the safety, convenience, and feasibility of pedestrian travel between the community’s residential, shopping, employment, recreation, and institutional sites.
    1. Safety:
    1. The travel ways for bicycle traffic should be designed to minimize automobile-bicycle travel conflict, keeping bicyclists of all ages safely out of the automotive stream.

142.41 (C) (7) Lighting

    1. Lighting should provide security and visual interest yet limit its impact on adjacent properties.
    2. The exterior lighting of a project should provide for the illumination of the building and its grounds for safety purposes but in an aesthetic manner. Lighting should be placed and screened to limit the emission of light beyond the development.
    3. Fixtures used in exterior lighting must be consistent with the City’s approved standards and design.
    4. Height of fixtures, position and intensity will be approved by the Architectural Review Committee.

142.41 (C) (8) Landscaping

    1. Landscaped areas may include trees; shrubs; vegetative, organic, and inorganic ground cover; and other organic and inorganic materials, excluding paving materials for vehicular access, as identified in an approved landscaped plan.
    2. Required trees shall be a minimum size as specified by the Architectural Review Committee.
    3. Nondeciduous and evergreen trees and shrubs shall be used when providing required screening between adjacent properties.
    4. Required shrubs shall have a minimum mature growth height of eighteen inches (18"). At least fifty percent (50%) of required shrubs shall be a minimum of five (5) gallon size upon installation, but in no case shall any shrub be less than one (1) gallon size.
    5. Ground Cover. Required ground cover may be of two (2) types:
    1. Vegetative ground cover consisting of living plant materials characterized by horizontal, as well as vertical, growth, generally not exceeding eighteen inches (18") in height.
    2. Inert ground cover consisting of gravel, decomposed granite, crushed rock, bark chips, or other approved materials.
    1. Perimeter Landscaping. Required landscaped areas adjacent to the property lines of the site shall be installed.
    2. Required landscaped area shall be maintained free from encroachment by any use, structure, or feature not a part of the landscaping design. Landscaped areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier.
    3. Where the end of a parking space abuts a required landscaped area, the width of such area shall be increased by five feet (5’).
    4. Landscaping of adjacent undeveloped right-of-way is required in addition to the minimum on-site requirements. Right-of-way landscaping shall be limited to nonvegetative ground cover and low-water use plants. (A list of such plants will be maintained by the City’s Department of Planning)
    5. Landscaping installation shall be in substantial conformance with the approved plans.
    6. Standards for Landscape Design and Development.
    7. Landscaping Buffer Adjacent to the Public Rights-of-Way
    1. Nonarterial Street. A ten foot (10’) wide landscaped strip is required adjacent and parallel to the frontage of a nonarterial street.
    2. Arterial Street. A ten foot (10’) wide landscaped strip is required adjacent and parallel to the frontage of an arterial street.
    3. One (1) tree and three (3) shrubs shall be planted in this landscaped strip for every twenty-five feet (25’) of street frontage.
    4. The slope of any earth berm shall not exceed a vertical-to-horizontal ratio of one to two (1:2) and shall be treated with a suitable ground cover to prevent soil erosion.
    5. All required landscape areas shall be occupied by plant material or ground cover.
    6. A minimum of ten percent (10%) of the gross site area of the property should be devoted to landscaping for commercial and industrial uses greater than 4,000 sq. ft. (building footprint).
    7. Some developments may require additional landscaping if the proposed use requires additional treatment to be compatible with the surrounding area.
    8. Foundation Planting. Where building foundations are visible, foundation landscaping is required.
    9. Drainage. Stormwater management or retention areas should not detract from the quality of the landscape design. In landscaping retention areas, plant material should be compatible with the use. Side slopes should be considered when establishing the landscape theme. Large areas for water retention should be utilized and small unusable areas eliminated.
    10. Maintenance. The landscape design should encourage ongoing maintenance. The use of low-maintenance plants should be considered.
    11. Low Water Usage. Drought-resistant shrubs and trees should be the predominant accent plants used in the landscape design.
    12. A significant variety of tree species should be provided at the interior and perimeter of projects.
    13. Landscaping incorporating required elements should be designed to enhance the building’s architectural features, parking functions, and pedestrian activities within the site.
    14. On-site landscaping adjacent to public right-of-way should incorporate ground cover, plant materials, and design compatible with low-water-use plant limitations for right-of-way landscaping.
    15. Landscaping variety, innovative design, plant material and ground cover transition, tree and shrub dispersal and grouping, and other recognized landscape architecture practices should be utilized to promote the intent of the Design Requirements.
    16. Maintenance of Landscaping:
    1. The property owner and/or lessee shall maintain all landscape materials and landscaped areas in accordance with the approved landscape plan.

142.41 (C) (9) Screening/Loading/Storage

    1. Trash and Refuse Collection Areas. Areas which generate noise and odors should be located where they will not disturb the residents or patrons within the project or adjacent uses and should not be the visual focal point of a driveway or parking area.
    1. Projects which provide on-site daily management and maintenance personnel (i.e., service stations, convenience stores, apartment projects, restaurants, etc.) and which have refuse enclosures at highly visible locations should provide latching gates for screening the opening to the enclosure.
    2. All trash and refuse areas shall be screened from adjacent properties and public roadways by natural vegetation, if possible, or by fences or other approved screening.
    1. Loading and Service Bays. Landscaped areas and walls should be used to decrease noise levels. These areas should also be separated from customer parking where possible.
    1. Service and loading bays (automotive, service, tire, etc.) should be oriented away from existing residences where possible.
    2. Screening of loading and service bays will be required.
    1. Pedestrian Loading and Unloading Areas. Pedestrian drop-off locations should be incorporated within the overall circulation patterns and should be convenient and safe for pedestrians.
    2. Emergency Vehicle Access. Access for emergency vehicles should be integrated into the design of the project. Signage and striping shall be compatible with the overall design.
    3. Outside Storage. Outside storage areas, if permitted, shall be screened from street view and adjacent residence, office, and commercial districts in accordance with the Section 142-27 of the Aberdeen Zoning Code.

142.41 (C) (10) Signage

    1. Signs should be in harmony with the style and character of the development and should be an integral design component of the building architecture, building materials, landscaping and overall site development.
    2. The following signs will be permitted:
    1. Attached signs. Attached signs should be integrated with the primary physical features of the building and should not be incongruous to the building architecture.
    2. Letters. Signs should be composed of individual letters such as channel letters, upgraded cabinet forms, or other durable material, and should be mounted so that the attachment device is not visible or discernible.
    3. Raceways or similar mounting platforms should be the same color as the surface upon which they are placed.
    4. Detached signs. Freestanding signs should, where feasible and desirable, incorporate design features associated with the buildings or structures, and should constitute an architectural component of the overall development.
    1. Sign structures should be monument style with a base of metal or masonry construction. Sign cabinets and sign faces mounted atop a base or other fixture should be boarded or backgrounded by the architectural features, materials, and embellishment of the entire sign.
    2. Exterior materials, finishes, and colors should be in harmony with or an upgrade to those of the buildings or structures on site.
    3. The sign structure should reflect distinctive elements of the general architectural style or design theme of the development.
    4. Embellishment should be used as a method to incorporate the primary design elements or unique architectural features of the buildings or structures.
    5. The sign copy area should not ordinarily exceed a horizontal to vertical ratio of 2:1.
    6. Internally illuminated signs should provide an opaque background so that only the sign copy is illuminated, except where the background is colored to mute the amount of illumination or where the background is integral to the design of a corporate image or registered trademark.

142.41 (C) (11) Security

    1. Physical barriers can create a secure property for both the site and its occupants.
    2. Buildings and windows should be located to maximize surveillance of entryways, pathways, and parking lots.
    3. Adequate lighting should be provided throughout the development.
    4. Landscaping should not block surveillance abilities or safety apparatus.

142.41 (C) (12) Open Space

    1. An important consideration in the aesthetics and function of a site, open space can be used as a buffer between adjacent properties.
    2. Courtyard areas should be designed as usable space.
    3. Open space should be an integral part of a development.

142.41 (C) (13) Noise Impact

    1. Site design should include provisions for limiting noise from one development interfering with the use of adjacent property. The occupants of a development should be protected from noise from both outside and within the site through screening, setbacks, and building materials.
    2. Noise-generating equipment should be located to minimize impact on adjacent residential uses or districts.

142.42 Compliance

No building permit shall be issued unless the provisions of this Ordinance are found to be in compliance.