The standards in this section must be applied when a project
is classified as a Land Development or when a project requires Development
Plan Review in accordance with the Zoning Ordinance. If either of
these projects involves a public right-of-way or installation or connection
to infrastructure that serves the public and which must be maintained
in accordance with appropriate health and safety standards, the previous
section is also applicable.
Vehicular and pedestrian circulation should be clearly organized
and functional, providing safe and efficient means of access to all
non-sensitive areas of the site. Vehicular and pedestrian circulation
areas should be separated to ensure safety, with appropriate linkages
at designated inter-modal transportation nodes. A development's circulatory
system, including roadways, paths, and parking areas provides the
pattern for human experience and should be designed considering both
health and safety issues as well as aesthetics, social and environmental
issues.
(a)
Traffic Impact Study Required. In any case where a drive through
is proposed or a new building or new use will generate more than 20
additional trips (total of inbound and outbound) during the adjacent
roadways peak hours or the development's peak hours or if it is considered
that the new development may have an impact on traffic safety, a traffic
impact statement may be required. The scope of the traffic study will
be defined by the Planning Board. The traffic impact study shall be
prepared by a Rhode Island Registered Professional Engineer, specializing
in traffic.
The purpose of the traffic impact statement is to determine
the proposed development's impact on traffic capacity and traffic
safety as well as determine mitigating measures to improve any reductions
to capacity and safety. The traffic impact statement shall include
the following:
(1)
A detailed assessment of existing versus proposed traffic conditions
on any significant travel ways or intersections that may be impacted
due to the proposed development. The analyses will be done using accepted
traffic engineering procedures as presented in the 2,000 Highway Capacity
Manual of the Transportation Research Board. Projected traffic for
the proposed development will be calculated based upon data obtained
from Trip Generation, 7th Ed. of the Institute of Transportation Engineers
(ITE) or based on information obtained from a similar development.
The projected trips are to be added to the existing peak hour traffic
count to yield total projected traffic. The proposed conditions are
to also include additional traffic generated from the proposed development
and any other future development permitted or in the process of being
permitted within the vicinity of the project that may impact the traffic
conditions. The assessment shall also include a review of the impacts
of the project on existing nearby traffic nodes.
(2)
Accident data for the roads and intersections in the vicinity
of the project site will be obtained from the Cumberland Police Department
for the latest three years. A traffic safety analyses shall be performed
to ensure that no existing safety issues occur within the vicinity
of the project. Analyses of the traffic accident data, including discussions
with the Cumberland Police Department, will be undertaken to determine
whether there are unexpected patterns for an area with the existing
geometric and traffic patterns observed. The traffic safety analyses
shall include review of the geometric configuration of critical locations
with regard to safe stopping sight distance. Based upon principles
presented in A Policy on Geometric Design of Highways and Streets
of the American Association of State Highway and Transportation Officials
(AASHTO) and upon observed vehicle speeds, the adequacy of safe stopping
sight distance on all approaches will be determined.
(3)
An analysis of the interior traffic circulation for a development
is to be performed. The analyses is to include both vehicular and
pedestrian traffic flow.
(4)
Based on the results of the above-described analyses, conclusions
are to be drawn that will include, as necessary, recommendations for
mitigation of the impact of the projected traffic.
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Roads and parking areas should be designed to respect natural
features and topography, and to present an attractive "streetscape"
environment. Vast expanses of paving without visual relief are undesirable.
Materials should be harmonious with the existing, surrounding environment.
Durable materials such as brick, granite, stone, wood, and textured/colored
concrete are preferable.
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(b)
Driveways.
(1)
Integrate access points for automobiles and pedestrians carefully-especially
within the village centers where pedestrian and vehicle traffic co-exist.
Driveways should be shared by adjacent developments wherever possible
to minimize curb cuts and impervious surfaces unless safety concerns
associated with incompatible land uses can not be satisfied.
(2)
Use special accents at all entries. Monuments, uniquely textured
paving, plantings, walls, sculptures, and specimen trees should be
used to generate visual interest, and conform to the surrounding context.
(3)
Every development must have sufficient emergency access as required
by existing Regulations and the local Fire, Rescue and Police Departments.
(4)
Driveway elevations at the property line shall be six inches
higher than the elevation curb at the gutter line to avoid flooding
of the property from street runoff.
(5)
Separate customer access and circulation from service truck
or delivery access.
(6)
Roads and driveways should follow existing contours to minimize
site disturbance and be designed parallel, rather than perpendicular,
to existing slopes.
(c)
Parking. Off-street parking shall be provided in accordance with
the Zoning Ordinance, however, ever, the Planning Board may recommend
relief for good cause. In general, where parking areas can be reduced
in size, or spaces shared with adjacent businesses, it is considered
beneficial to reduce impervious surface areas and maintain a more
natural appearance. In order to limit impervious surfaces, parking
areas shall not be in excess of the requirements of the Zoning Ordinance.
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(1)
The interior of parking areas must be landscaped. Divide large
parking lots into a series of smaller connected lots using raised
landscape strips at least five feet wide (preferably more) with one
shade tree for every 10 spaces (or in accordance with the Zoning Ordinance,
the vegetation may be clustered to create one landscaped area for
every 20 parking spaces).
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(2)
Each row of parking spaces shall be terminated by landscaped
islands which measure not less than five feet wide and not less than
18 feet in length. Terminal islands shall be surrounded by continuous
raised curbing and contain two shade trees. Interior islands and divider
medians shall be protected from encroachment of motor vehicles in
a manner approved by the Planning Board.
(3)
Lower the grade of parking areas or provide raised berms, where
practical and respectful of existing topography, to aid in screening
views of automobiles while permitting views of buildings from the
right-of-way.
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(4)
Parking areas must be at least five feet from buildings separated
by a raised walkway, planting strip, or bollards. There shall be sufficient
space directly in front of the building for emergency vehicle access.
Parking areas directly abutting the building or right-of-way shall
not be considered acceptable.
(5)
Parking areas shall be located to the rear or sides of buildings
out of sight from passing traffic. Vegetative buffering, berms, walls
and fences should be used to screen parking to the greatest extent
possible from all surrounding areas.
(6)
Pedestrian walkways should be provided through and between parking
areas, buildings and wherever possible to adjacent streets.
(d)
Drive-Through Facilities.
(1)
No drive-through facility shall be located in any front yard.
Entrances to a drive-through facility shall be offset at least 150
feet from an intersection. No drive-through lane shall exit directly
onto a street.
(2)
A sufficient number of stacking
spaces for vehicles waiting to complete a transaction shall be provided
so as to prevent circulation congestion, both on-site and on adjacent
public streets. In general, the number of stacking spaces shall be
based on the following minimum requirements:
(3)
In addition, there shall be at least one stacking space after
the service window, before entrance to a travel lane. Each stacking
space shall be a minimum of 10 feet in width and 20 feet in length.
(4)
Drive-through lanes shall be delineated from traffic lanes and
parking areas with striping, curbing, landscaping and/or the use of
alternative paving material. Where pedestrians will intersect with
a drive-through lane, crosswalks shall be provided, making use of
striping and/or alternative paving material.
(5)
Adequate directional and warning signs shall be provided to
assure smooth traffic circulation and pedestrian safety, including
marking entrances, exits and one-way lanes of drive-through areas.
The placement of all directional signage shall be subject to review
and approval under the provisions of these Regulations.
(6)
Menu boards or other informational boards shall face away from
public rights-of-way. All lighting associated with menu boards, window
service areas or travel lanes shall be directed and shielded so as
to prevent any glare or reflection on adjoining streets or property.
The placement of all informational signage shall also be subject to
review and approval under the provisions of these Regulations.
(e)
Pedestrian pathways/sidewalks. Pedestrian systems shall be clearly
defined through both the natural and built environments. Attempts
should be made to connect pedestrian networks between developments
where there exists a logical and practical connection.
(1)
Within the village centers, sidewalks and paved pathways should
be a minimum of four feet wide. Clearly defined pedestrian access
should be provided to primary building entrances.
(2)
The Planning Board may require the construction or reconstruction
of sidewalks and curbing in the right-of-way as an off-site improvement.
(3)
Informal pathways/trails should be provided to connect adjacent
natural areas and potential future regional pathways and bikeway.
(4)
Crosswalks, signs, or other warning cues should be used wherever
pedestrians cross traffic aisles.
(5)
Walkways and open areas shall be generously vegetated.
(f)
Stairways and ramps. All buildings should be handicapped accessible
in accordance with state and federal laws. Provide hand railings in
accordance with applicable regulations. Stairs should combine visual
attractiveness with safety considerations and provide landings for
visual variation and pedestrian rest.
[Amended 9-16-2020 by Ord. No. 20-05B]
(a)
To the maximum extent possible, the natural landscape shall be preserved.
Landscaping shall serve as a unifying element, creating continuous
patterns along the street edge and integrating the various elements
of site design into the plan with the surrounding landscape elements
and processes. In built-up neighborhoods, for example, landscaping
which integrates man-made materials, like brick, with plant materials,
may be appropriate the closer the building is to the sidewalk. Effort
shall be made to use native plants with high wildlife value and aesthetic
interest. Plants shall also accent the cultural landscape, providing
such elements as rhythm, spatial structure, color, texture, etc. to
the built environment.
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(b)
All areas not covered by structures, service yards, driveways, paths,
or similar features shall be landscaped. (See § 8-A for
the requirements associated with the interior landscaping of parking
lots.) The following are planting design concepts that shall be used:
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Preservation of existing exemplary or distinctive vegetation,
land forms or site features.
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Specimen trees in informal groupings and rows at major focal
points.
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Use of flowering vines on walls and arbors.
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Use of planting to create shadow, texture, patterns, rhythm,
aroma, color, etc.
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Use of trees to create canopy and shade, especially in parking
areas.
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Use of berms, planting and walls to screen outdoor areas from
wind and noise.
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The development of sloped properties shall follow the natural
contours of the land.
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Terraced parking lots, stepped building pads, and larger setbacks
shall be used to preserve the general topography of the site and to
minimize grade differences between adjacent streets and properties,
especially when adjacent downhill properties are residential.
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Landscaping around the entire building to soften edges and moderate
scale is required, particularly near parking lots, entrances, and
other pedestrian areas.
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Permanent planters are required for areas not conducive to permanent
plantings.
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(c)
Landscaped Setback Yards, Berms, Walls, and Screens. Every development
or redevelopment shall provide sufficient year-round vegetated set-back
yards, berms, walls, and other screens to shield neighboring properties
from any adverse external effects of a development, to shield the
development from negative impacts of adjacent uses, to minimize stormwater
impacts on flood management and water quality, when building design
and siting do not provide sufficient privacy, or to aesthetically
improve the site by providing barriers to undesirable land uses such
as parking lots, utility areas, loading docks, trash pickup areas,
and transportation corridors. These barriers may vary in materials
and dimensions depending on the intensity of adjacent land uses and
other design considerations. The goal shall be to provide as much
landscaping as possible from undesirable land uses.
(1)
Removal of trees (over five inches in diameter) along roadways
shall be minimized and in rights-of-way is prohibited.
(2)
At a minimum, landscaping of all yard areas shall be comprised
of a continuous area at least 10 feet wide, except for approved driveways.
On an average, this landscaped area shall be planted with grass, shrubs
every 20 feet and shade trees (minimum 3 to 3 1/2 inch caliper)
planted at least every 50 feet apart. Foundation plantings shall cover
at least 60% along each side of a building.
(3)
Fences and walls shall be architecturally appropriate. Walls
shall be terraced with wall sections no more than five feet in height.
Chain link fencing shall be prohibited in front and side yards. No
fence or wall shall be constructed or installed as to constitute a
hazard to traffic or safety.
(4)
Incompatible land uses shall be segregated as much as possible
and in accordance with the buffer distance requirements contained
in the Zoning Ordinance. At least 20 feet of the buffer must be landscaped
such that the incompatible uses are shielded, screened, or otherwise
separated. Landscaping options for screening or buffering include,
but are not limited to:
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The existing land form, e.g., ledge, or existing mature vegetation.
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Evergreen trees (maximum 10 feet on center).
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Evergreen hedge, fence, berm, or wall; 36 inches maximum immediately
in front of buildings.
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Masonry walls consisting of stone, brick, or other similar solid
masonry materials or wooden walls coupled with shrubs every 20 feet
or trees every 50 feet.
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Depressing the parking lot so that its elevation is approximately
four feet below adjacent land use.
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Rip rap is not an acceptable landscaping option.
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(5)
When a long expanse of fence or wall surface can be seen from
a road or neighboring property, the fence or wall shall be offset
and architecturally designed to prevent monotony. Landscape pockets
shall be provided at fifty-foot minimum intervals along the wall.
Vines or other plant material shall be used to break up flat surfaces.
(d)
Plant Size, Quality, Spacing, and Distribution.
(1)
Newly planted shade trees shall have a minimum installation
size of 3 1/2-inch caliper, and shall be staked securely for a period
of two years from date of planting. Where adjacent to pedestrian areas,
the lowest branch shall be at least 80 inches above finished grade
to meet ADA standards.
(2)
Trees and large shrubs shall be placed as follows:
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A minimum of 10 feet between centers of trees or large shrubs
and edge of driveway, water meter or gas meter and sewer laterals.
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A minimum of 10 feet between centers of trees or large shrubs
and point of intersection of driveways and streets or walkways.
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A minimum of 10 feet between center of trees and large shrubs
to utility poles.
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A minimum of 10 feet between center of trees or large shrubs
and fire hydrants and fire department sprinkler and standpipe connections.
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(3)
No species of plant or large shrub shall be planted under the
overhead lines or over underground utilities (as determined by Dig
Safe®) if its growth might interfere with the installation or
maintenance of any public utilities.
(4)
Only nursery-grown plant materials shall be acceptable, and
all trees, shrubs and ground covers shall be planted according to
acceptable horticultural standards. Dead and diseased plants and trees
shall be removed and replaced by the owner on at least an annual basis.
Failure to properly maintain landscaping may result in such work being
performed by the Town at the owner's expense.
(5)
All landscaping, including that in parking lots, shall be irrigated.
(e)
Vegetation and Plant Lists.
(1)
Species shall be suitable for U.S.D.A. Zone 5 hardiness. Use
of native vegetation is strongly encouraged, and use of observed or
known invasive species is prohibited.
(2)
Scale of plants shall be compatible with buildings and land
use. Plants shall be used to moderate changes in scale. Larger plants
can be used to buffer and soften buildings while smaller plants with
greater sensory interest can be used in pedestrian areas.
(3)
The approved plant list reference is entitled Sustainable Trees
and Shrubs, third edition, and 1999, authored by the University of
Rhode Island Cooperative Extension Landscape Horticulture Program.
A list of invasive species is available through the Cumberland Conservation
Commission Copies of the entire URI document are available through
the Town of Cumberland Planning Department for a fee.
(f)
Stormwater Management.
(1)
Natural drainageways should be maintained in an undisturbed
state to the greatest extent possible. Retention/detention basins,
etc. should only be employed where the natural features cannot adequately
control runoff. Stormwater management systems should:
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Be designed using non-structural or low-structural components
where possible.
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Not allow downstream or off-site flooding, soil erosion or other
related runoff problems.
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Improve the water quality of runoff and protect and restore
the quality of ground and surface waters.
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Be designed for routine maintenance to be conducted on-site
by the owners at regular intervals.
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Maintain the natural hydrodynamic characteristics of the watershed.
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Be located and designed to minimize aesthetic degradation.
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(2)
All commercial and industrial developments shall use Best Management
Practices (BMP) for stormwater management design. Refer to the "Rhode
Island Stormwater Design Manual" for suggested BMPs.
(3)
Any increase in storm runoff should be retained and recharged
as close to its place of origin as feasible, using one or more of
the following options:
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Retention/detention basins.
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Porous pavements.
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Under-drains.
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Surface swales with infiltration drains.
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Creative pavement design which can shed surface water to vegetated
areas.
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Catch basins.
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Temporary stone pads at road access point or similar techniques.
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Landscaping will be required around visible, above ground control
structures.
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(4)
Water should be managed to decrease velocity, increase infiltration,
and allow suspended solids to settle. Preferred options include grassy
swales, artificial wetlands, vegetated buffer strips, extended detention
basins, infiltration devices, alternative turf and wet retention/detention
basins.
(5)
The siting and physical shape of stormwater management structures
including dry and/or wet ponds and swales shall be incorporated into
the natural landscape to enhance functional values of the structures
and provide visual amenity to the site.
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(6)
Use porous paving whenever possible. Options include porous
asphalt, brick or concrete pavers set on porous base material such
as sand, soil cement and gravel.
Site furnishings such as trellises, benches, lighting, trash
containers, fencing, phone booths, etc. should be integral elements
of the design and should be shown on the plans. Site furnishings shall
be placed leaving adequate space for the stockpiling and removal of
snow. Exterior vending machines such as soft drink and cigarette dispensers
must be screened such that they do not constitute another outdoor
sign or advertisement.
(a)
Lighting.
(1)
Lighting shall be designed so as not to trespass on adjacent
properties or traffic. Lights should generally be directed down.
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(2)
Upward lighting, such as accent lighting shall be carefully
directed away from oncoming traffic, neighboring properties and the
sky.
(3)
Lamp and post height and type shall be appropriate to the architectural
style of the building and be sensitive to adjacent architecture.
(4)
The lighting plan shall include the intensity and lumination
expressed in foot candles and shall show all proposed lighting of
the property, including the site and building. Building mounted lighting
is discouraged.
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(b)
Shade Structures and Shelters. Shade structures and shelters must
be used for their practical and aesthetic purposes especially on large
properties. Some examples include:
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Kiosks.
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Picnic areas.
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Awnings.
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Pergolas.
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Arbors.
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(c)
Seating/Benches. Rest areas such as benches and wall seating should
be provided where pedestrians walk long distances. At least one seat
for every 100 feet of pathway is a good rule of thumb. A variety of
bench heights should be provided for different uses and user group.
(a)
New development, modifications and expansions shall be integrated
with, and complementary to, existing nearby architecture. Redevelopment
projects should reuse existing buildings of character whenever possible.
While demolition of buildings is governed by the RI Building Code,
demolition of historic buildings in historic districts is also subject
to Historic District Commission approval. Similarly, demolition of
historic buildings outside of the Historic District Commission's jurisdiction
is prohibited and will only be considered after a structural assessment
is presented to the Planning Board by a registered architect or structural
engineer. Vacant, historic buildings shall be stabilized and preserved
until rehabilitated. The focus of the standards and review of building
design is to maintain or improve local architectural character.
(b)
Each building or unit on a site shall have clearly defined, highly
visible customer entrances featuring at minimum four of the following:
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Recesses/projections.
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Arcades, overhangs or canopies.
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Raised corniced parapets over the door.
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Peaked roof forms.
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Arches.
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Outdoor patios.
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Display windows.
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Architectural details such as tile work and moldings which are
integrated into the building structure and design.
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Integral planters or a pedestrian path that incorporates landscaped
areas and/or places for sitting.
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(c)
In general, the architectural style and materials of an existing
building should be continued in an addition to the structure. Openings,
such as windows and doors, are patterns on a building face and should
be considered in the design of an addition. Building form, such as
roof lines, should also be considered as the basis for establishing
rhythm and proportion.
(d)
The scale of a new addition should be complimentary to the existing
structure; the proportions should not be either too overpowering or
too dwarfed. Historic elements or interesting detail should be preserved
and incorporated into the overall style of the building.
(e)
Changes to a building facade should be sensitive to both the overall
architectural style of the structure itself and to the architecture
of the surrounding area. Historic or architecturally significant buildings
shall not be covered over in a way so as to obscure their importance.
The proportion and placement of existing doors and windows shall be
maintained if those elements are replaced.
(f)
Facades and Exterior Walls.
(1)
Exterior elevation drawings shall identify proposed wall materials
and depict proposed colors for the project. Building elevations shall
indicate window locations, door locations, screening of mechanical
equipment and loading dock areas. Building elevations shall be dimensioned
to indicate building length and building height in addition to specifying
the building roof pitch.
(2)
Facades should be articulated to reduce massive scale and uniform,
impersonal appearances of large buildings and provide visual interest
that will be consistent with the community's identity, character and
scale.
(3)
Facades greater than 100 feet in length, measured horizontally,
shall incorporate wall plane projections or recesses having a depth
of at least 3% of the length of the facade and extending at least
20% of the length of the facade. No uninterrupted length of any facade
shall exceed 100 horizontal feet.
(4)
Commercial ground floor facades that face public streets shall
have arcades, display windows, entry areas, awnings, or other such
features along no less than 60% of their horizontal length. Windows,
doors, and other openings should be detailed to establish them as
important parts of the total composition. Design details should be
employed to accentuate all entries.
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(g)
Roofs.
(1)
In general, existing roof lines should be maintained. If altered,
however, the roof should be compatible in scale and form with the
style of the existing portion of the building. Mansard roofs are generally
discouraged on one or two story buildings. Roofs should be an integral
part of the building design and overall form of the structure and
should respond to the general design and nature of other roofs along
the street. Roofs shall have no less than two of the following features:
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Parapets concealing flat roofs and rooftop equipment such as
HVAC units from public view. (see the Zoning Ordinance) The average
height of such parapets shall not exceed 15% of the height of the
supporting wall and such parapets shall not at any point exceed one-third
of the height of the supporting wall. Such parapets shall feature
three dimensional cornice treatments.
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Overhanging eaves, extending no less than three feet past the
supporting walls.
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Sloping roofs that do not exceed the average height of the supporting
walls, with an average slope greater than or equal to one foot of
vertical rise for every three feet of horizontal run and less than
or equal to one foot of vertical rise for every one foot of horizontal
run.
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Three or more roof slope planes.
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(2)
Where a flat roof not meant to be visible from the street is
used in the building's design, decorative cornices and parapet walls
should be used to delineate the building's profile.
(3)
Mechanical equipment should not be located on the roof if the
building is located below grade of an adjacent road or near an adjacent
building that could provide views of the proposed roof, unless the
equipment can be hidden from view by building elements that are designed
for that purpose as an integral part of the building's design.
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(h)
Exterior Building Materials and Colors.
(1)
Exterior building materials should be aesthetically pleasing
and compatible with materials and colors used in adjoining neighborhoods.
Urban environments, for example, require the use of hard edge and
durable urban materials. Predominant exterior building materials shall
be high quality materials, such as: brick, wood, sandstone, other
native stone, or tinted, textured, concrete masonry units.
(2)
Predominant exterior building materials shall not include the
following:
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Tilt-up concrete panels.
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Pre-fabricated steel panels.
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Large blank walls.
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Flat roofs without a decorative cornice or parapet.
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Concrete and cinderblock walls.
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Highly reflective surfaces.
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Square "box like" buildings.
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Mixing of unrelated exterior materials.
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Exposed pipe columns.
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(3)
Building elevations should be designed to fit into the surrounding
neighborhood. Architectural gimmicks, such as roof lights, distinctive
roof shapes, large false cornices and parapets that sacrifice the
integrity of a streetscape to promote a single structure are not allowed.
(4)
Building forms shall be designed to create and define visually
attractive exterior and functional spaces.
(5)
Auxiliary structures should be architecturally consistent with
primary structures on site.
(1)
Signage should be provided for both vehicles and pedestrians. Each
development should work within a pre-established "sign envelope" according
to the type of sign and size of the development. Envelope size should
be proportional to the size of the overall development and immediate
streetscape as defined in the Zoning Ordinance.
(2)
Signs should be simple, easy to read by passing motorists, adequately
illuminated, and should complement the color, materials and design
of the building architecture. Signs and their illumination shall not
adversely impact public safety.
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(3)
For multi-tenant buildings, a comprehensive signage program shall
be developed; only one freestanding sign is allowed.
(4)
Materials shall be similar to those used in buildings. Signs shall
be simple in design, although engraving, molding and other design
features can provide a craftsmanlike look.
(1)
Loading areas shall not be in front of buildings. Loading areas shall
be located at the rear or sides of buildings and screen as appropriate.
(2)
Areas adjacent to residential properties should be free of service
circulation unless appropriate landscaping is provided.
(3)
Dumpsters, air conditioners, HVAC equipment, trash compaction equipment
and other utilities shall be incorporated into the building architecture
or/or screened from view, hearing or smell with appropriate fencing,
plantings or other appropriate barrier as required in § 5-2
of the Zoning Ordinance.
(4)
All trash and garbage bins shall be:
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Stored in an approved enclosure unless bins are stored in an
approved service yard.
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Easily accessible by each tenant.
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Located away from residential areas.
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Architecturally compatible with the project.
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Screened using plant materials.
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Provided with stress pads to avoid damage to pavement.
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No materials of a hazardous nature as defined by the Hazardous
Substance Act (Rhode Island General Laws 23-24-2) shall be stored
except with the explicit approval of the Town and then in strict compliance
with applicable local, state, and federal regulations governing such
storage.
All aboveground storage tanks containing hazardous materials
should use the highest state of the art equipment to ensure safety.
Facilities should include secondary containment within a vault constructed
of appropriate materials, i.e., concrete.
Outside storage of materials, supplies, or equipment, including
trucks or other motor vehicles, when allowed by the Zoning Ordinance,
shall not exceed 5% of the gross floor area of the principal structure
on the site. Further, equipment shall be screened on sides in harmony
with the architecture, design, and appearance of neighboring structures
and other surroundings.
