The C-5 Limited Commercial Zone specified herewith shall be occupied only as indicated in this chapter which is as follows:
a. Principal Buildings.
1. Minimum lot size - 3 acres
2. Minimum lot width - 350 feet
3. Minimum lot depth - 300 feet
4. Minimum front yard setback (measured from the future street R.O.W. or from - 100 feet plus 1 foot for curb line of Seaview Sq. Drive) each additional 1 foot of building height above 30'
- combined 2 sides - 35% of lot width
7. Minimum gross floor area - 5,000 square feet
10.Maximum building height - 45 feet
11.Maximum stories above grade - 4
b. Accessory Structures. Unless otherwise specified in this Chapter, accessory structures shall conform to the same height and setback requirements as the principal building.
a. Off-street parking and loading is required subject to regulations and conditions as specified in this chapter and as modified in paragraph b. below, except all parking areas shall be set back a minimum of 40' from the curb of Seaview Square Dr.
b. Landscaping is required subject to the regulations and conditions as specified in this chapter except as follows:
1. No more than 15 parking spaces in a row shall be permitted without the provision of a minimum 10' wide landscaped island. There shall be provided within such landscaped islands within the perimeter of parking areas a total of 1 flowering tree for every 10 parking spaces. All trees shall be a minimum of 2 1/2 " caliper, measured at a height of 1' above the root crown, at planting.
2. Street trees, in the form of flowering trees or shade trees, shall be provided along all street frontage, including Seaview Square Drive. Such trees shall be spaced a maximum of 40' apart. All trees shall be a minimum of 2 1/2 " caliper, measured at a height of 1' above the root crown, at planting.
3. The perimeter of the site shall be planted with flowering trees or shade trees, spaced and sized as required for street trees in paragraph 2 above. In addition, a continuous planting of shrubs, which will have a minimum mature height of 2 1/2', shall be provided on the perimeter of the site adjacent to all parking and access drives. The purpose of the shrubs is to soften the visual impact of these areas, providing a desirable visual environment while not screening the view of the commercial use of the site.
4. Service areas shall be screened from view from adjacent properties and streets by a planting screen consisting of a minimum 2 rows of evergreen trees, spaced 10' apart and 10' on centers, and any additional plantings necessary to adequately screen the loading area. Where such a planting screen is provided along the property line, there shall be no requirement for shade or flowering trees.
5. All landscaped islands shall be planted with a suitable ground cover or low growing shrubs to the extent that, at maturity of the plantings, the islands will be totally vegetated.
Provides for a Village Square-type development which encourages a variety of uses with storefronts at a pedestrian scale, residential components which enliven a community and plazas and open spaces encouraging public gatherings and interaction. Parking areas shall include elements such as landscaping and seating areas, decorative lighting and pathways to create a streetscape enhancing the development.
A. General Requirements
1. Minimum Tract Size: 28 acres
2. At lease two of the following land uses shall be included: residential, office, and retail as described below.
3. Circulation Improvements shall be provided in accordance with the following provisions:
a. A "far side jughandle" shall be constructed at the northeast corner of the intersection of Deal Road and Route 35 to accommodate northbound traffic on Route 35, which intends to travel west on Deal Road. The purpose of this improvement is to eliminate the need for left hand turns onto Deal Road from the existing "jughandle" on the south side of Deal Road.
b. A bypass lane shall be constructed from Deal Road westbound to Route 35 northbound, which would allow traffic traveling west on Deal Road to access Route 35 northbound without traveling through the signalized intersection.
c. The provisions of Ordinance Section 21-45.13 regarding the number and location of curb cuts shall not apply. Access shall be provided to the site from both Route 35 and Deal Road. Access to and from Route 35 shall be provided in the northern half of the Route 35 frontage of the site. Access to and from Deal Road shall be provided at a point opposite the intersection of Logan Road with Deal Road in order to utilize the existing traffic signal at that intersection. One additional access drive may be provided, designed as a right-in/right-out only, on Deal Road.
4. Maximum Building Coverage (Entire Tract): 14%
5. Maximum F.A.R. (Entire Tract): 0-20
6. Maximum Building Height: 2 stories/35 feet
a. A maximum of 40% of the total square footage may be second story
7. Minimum Building Setbacks:
a. From Route 35: 200 feet
b. From Deal Road: 150 feet
c. From side and rear property lines: 100 feet
8. Minimum lot depth: 700 feet
9. Minimum lot width: 700 feet
B. Permitted Uses
1. Neighborhood Retail/Services
a. All developments must include a combination of any of the uses listed below in items b, c and d for a minimum of 5% of the total area of the entire development.
b. Personal Services including the following and similar uses.
1. Dry Cleaner
ii. Daycare Facility
iii. Branch Bank
iv. Beauty Parlor/Barber
c. Restaurant/Food Sales including the following and similar uses:
1. Bakery
ii. Coffee Shop
iii. Ice Cream Shop
iv. Daily-use Restaurant (i.e. deli, take-out)
v. Specialty food store
d. Retail including the following and similar uses:
1. Video Rental
ii. Florist
iii. Card/Stationary/General Store
iv. Hardware Store
v. Drugstore
e. No single use shall exceed 10,000 square feet
2. Community Retail
a. Any use permitted in the C-2 district (Section 21-36.1) and fast food restaurants.
b. A maximum of 75% of the total square footage of the entire development may consist of these uses, including those in B1 above.
c. One individual use may be a maximum of 30,000 square feet, and one individual use may be a maximum of 20,000 square feet; all other uses must be less than 10,000 square feet
3. Offices
a. For the purpose of this section, professional offices include the offices of a member of a recognized profession and/or an executive office including, but not limited to, architecture, medicine, dentistry, engineering, law, planning, accounting, insurance, and real estate.
b. A maximum of 40% of the total square footage of the entire development may consist of these uses.
c. Offices shall not be permitted on the first floor
d. A general office use shall be limited to 10,000 square feet
4. Residential Uses
a. Age-restricted multifamily units above the first floor.
b. A maximum of 25% of the total square footage shall be permitted with no more than 100 units.
C. Design Criteria
1. Building Configuration
a. No more than 40% of the total front facade of the building shall be oriented toward either Deal Road or Route 35.
b. The buildings shall be designed around a Plaza/Parking area. The Plaza shall front along Deal Road
c. Delivery traffic shall be directed to a service area, buffered by the building configuration, walls or berming whenever feasible.
2. Design Elements
a. Landscaping
1. Street trees shall be provided continuously along the curb edge of all shopping sidewalks and pedestrian pathways at a minimum spacing of 30 feet on center and no greater than 40 feet on center, depending upon site conditions and supplemental landscaping.
ii. Street trees shall be planted in a continuous paving are with at least a four-foot clear width. The four-foot paving area shall be made of bricks or other unit pavers that are set on a stable porous bed such as sand or gravel, in order to permit water to reach the roots.
iii. Street trees along the shopping area sidewalks must be high branching and have an open habit, to permit views of the stores and their signs on the first floor.
b. Buffers, except where access is required
1. A 50-foot landscape buffer shall be provided along Route 35.
ii. A 75-foot landscape buffer shall be provided along Deal Road.
iii. A 50-foot landscape buffer shall be provided from the side and rear property lines.
iv. All landscape buffers shall consist of berms and a variety of landscape materials, sufficient to create a visual and functional buffer of all parking areas.
c. Lighting
1. Ornamental lighting fixtures shall be provided along the sidewalks, building frontages and within the parking areas.
3. Building Design
a. All buildings in a development approved as a single project shall be compatible in design as to facade material, proportionality of features, color and texture
b. There shall be an apparent change in features, material, color and texture for each separate user or for every 40 ft of the primary facade.
c. The material and design elements used on the front or primary facade shall be replicated on any side or rear elevation visible to the general public from rights-of-way or adjacent properties.
d. No more than 50% of the fronyt building line shall be at the same setback line and the offset shall be at least equal to 10% of the average depth of the building.
e. There shall be additional breaks in the front or primary facade for length equaling at least 25% of the total length. These breaks shall be at a depth of at least 5% of the average depth of the building and there shall be two separate breaks for every 100ft of facade length.
f. Entrance doors shall be located within each individual facade element, even if they result in multiple entrances to a larger establishment
g. Canopies shall be provided in various locations along building frontages. Canopies shall consist of a material and color that will compliment the building design. Canopies sre not intended to act as signage and shall not include logos.
h. Building Height
1. All buildings located along Route 35 and Deal Road frontages shall not exceed one story.
1. All other buildings shall not exceed a height of 35 feet or two-stories.
iii. Varied building heights shall be provided throughout the development, with the taller buildings located at the ends and center of a row.
4. Parking/Paving
a. Parking shall be provided in accordance with Section 21-35 and RSIS standards
b. All parking shall be located in a fashion so that it is not visible from Route 35 or Deal Road. Building placement, berms and landscaping should be used to achieve this result.
c. Innovative parking solutions, including underground parking are encouraged.
d. Ten-percent (10%) of parking areas shall be landscaped consisting of islands or aisles of a minimum width of six-feet (6'). These areas, if including pedestrian pathways, shall be ten (10) feet in width, and may be included as part of the 25% open space requirement for the development.
e. The parking lot islands shall be located as to visually and physically separate parking areas.
f. A variety of materials, including stamped concrete, cobblestones, and brick, shall be utilized to designate pedestrian pathways and to as interest.
5. Signage
a. Signs shall be designed in accordance with Section 21-44.
b. There should be a consistent sign design theme throughout a particular project. The design theme would include style of lettering, construction, material, type of pole or standard, (i.e. wood or metal), size, and lighting. Color of letters and background should be carefully considered in relation to building material color or where the signs are proposed to be located. Signs should be a subordinate rather than predominant feature.
c. The base of any freestanding sign shall be landscaped to visually buffer the sign elements.
d. Real Estate signs shall not be located along Route 35 or Deal Road.
6. Circulation
a. Customer and residential traffic shall be separated from delivery traffic.
b. A 'ring' road shall be provided with interior directional signage giving access to all areas of the development.
c. Internal pedestrian circulation
1. The minimum width of pathways shall be 5 feet where no retail space is provided.
ii. The minimum width of sidewalks along and connecting retail establishments shall be 8 feet where no outside seating areas are proposed.
iii. Paving materials along the building frontages shall include a variety of materials, such as broom-finished concrete for the walking area and bricks or other pavers for the tree planting areas along the curb.
iv. Internal pedestrian walkways shall be provided between the site improvements and the library site to the east.
7. Plazas/Open Space
a. A minimum of 25% of the entire tract shall be open space
b. Public open space and seating areas shall be provided throughout the development
c. Cafes and restaurants shall be encouraged to provide outdoor seating areas.
d. Plazas and functional landscape areas, such as seating areas and pathways, within the parking areas may be included as part of the minimum open space requirement
