Those lots within the MUMD Zone developed in accordance with Article
XIII, Mixed-Use Market zone district, shall provide pedestrian circulation and/or trails in accordance with the following requirements. All of the provisions in this section are required for major subdivision and site plan applications. Minor subdivision and site plan applications shall only be required to comply with Subsections A through E below.
A. The trail system shall be provided to connect residential areas to
common recreational, open space and conservation areas and to provide
convenient pedestrian access to commercial areas.
B. Trail routes shall be laid out in general accordance with the Township's
conceptual trailway plan in the 2007 Master Plan to ensure an interconnected
network of open space, such as streams, wetlands, wildlife corridors,
or forested areas.
C. Trailways shall not bisect any residential lot and shall follow property
and right-of-way lines.
D. The Board may waive the construction of the actual trail if deemed
appropriate; however, a trail right-of-way at least 10 feet in width
should be illustrated on the subdivision plat or site plan.
E. All trailway lands and the associated setbacks from residential lots
that are required in this section shall be permanently restricted
from future subdivision and development. Under no circumstances shall
any development be permitted in the open space at any time, except
for trail construction and maintenance.
F. The trails shall be single-tread, multiuse facilities, accessible
to all nonmotorized active recreational users, including pedestrians,
mountain/off-road cyclists and equestrians.
G. Trail width shall be a minimum of six feet; wider widths may be necessary
near pedestrian generators such as recreation facilities, bodies of
water, prime viewsheds or other areas of interest.
H. Trail shoulder areas shall each be a minimum of two feet wide and
planted with grass, ground cover or treated with other suitable, low-lying,
indigenous cover material.
I. Trail rights-of-way shall be measured from the outer edge of one
shoulder to the outer edge of the opposite shoulder, as shown in Illustration
1.
Illustration 1: General Trail Dimensions
|
---|
|
J. All trails shall have a vertical clearance above the primary trail
bed of at least eight feet.
K. The trail beds shall be constructed of pervious material such as
gravel, wood chips, granular stone or other similar material.
L. Signs, including system-wide maps, trail head signs, directional
signs, signs indicating exit points or points of interest and other
such signs, shall be provided at various points along the length of
the trail system, where appropriate. The design of trail signs shall
be consistent, of a style appropriate to and approved by the Zoning
Officer and erected in accordance with local standards.
M. Trails shall be constructed as either a "rural trail" or a "rustic
trail," in accordance with the following descriptions and as shown
in Illustrations 2 and 3:
(1) Rural trail. This style of trail will serve as the predominant type
and would generally be constructed on relatively flat, low-impact
terrains. As such, rural trails would be accessible to most user groups
as recreational or transportation routes. Terrain will dictate trail
width and the presence of shoulders.
Illustration 2: Generic Trail Section, Type A: Rural Trail
|
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|
(2) Rustic trail. This type of trail would generally be constructed in
more remote wooded areas or on slopes. The inclusion of shoulders
may not be feasible depending on terrain. Terrain will also dictate
trail width. Due to their setting, rustic trails may have limited
accessibility or may not be suitable for all user groups.
Illustration 3: Generic Trail Section, Type B: Rustic
Trail
|
---|
|
N. The trail bed shall be clear and unobstructed by either natural or
man-made intrusions such as trees, bushes, ground cover, signs, fences
or any other such obstructions.
O. Longitudinal slopes for all trails, regardless of type and use, shall
be between zero and 8%; cross slopes for all trails, regardless of
type and use, shall be between 2% and 4%, where practical.
Illustration 4: Longitudinal and Cross Slopes
|
---|
|
P. Each development shall provide at least one access point to the trail
system, and one additional access point required for every 200 feet
of tract width.
Q. New trail construction must be set back a minimum of 20 feet from
the property line. Within the twenty-foot setback, the applicant shall
provide screening in the form of fences, berms, walls and/or landscape
material as deemed appropriate by the Board. The land located in the
setback shall be deed-restricted for conservation purposes.
R. Where the proposed trailway adjoins public parkland, a natural greenway
buffer at least 10 feet wide shall be provided along its common boundary
with the parkland, within which no new structures shall be constructed
nor shall any clearing of trees or understory growth be permitted,
except as may be necessary for trail construction and maintenance.
Where this buffer is unwooded, the Board may require that vegetative
screening be planted or that it be managed to encourage natural forest
succession through "no-mow" policies and the periodic removal of invasive
alien plant and tree species.
S. Views of house lots from the trailway shall be minimized using existing
vegetation or additional landscaping as deemed appropriate by the
Township Board.
T. Unless otherwise agreed to by the Board, the cost and responsibility
of maintaining trailway land shall be borne by the trail association/organization/owner.
U. In the event that the trail association/organization/owner established
to maintain the trails, or any successor organization thereto, fails
to maintain all or any portion thereof in reasonable order and condition,
the municipality may assume responsibility for maintenance, in which
case any escrow funds may be forfeited and any permits may be revoked
or suspended. The Township shall have the sole discretion as to whether
to undertake maintenance and to what extent. The undertaking by the
Township of any maintenance responsibilities shall not further obligate
the Township to conduct any continuing or additional maintenance.
V. The municipality may take corrective action, including extended trail
maintenance. The costs of such corrective action may be charged to
the (trail association/organization/owner) and may include administrative
costs and penalties. Such costs shall become a lien on said properties.
Those lots within the MUMD zone developed in accordance with Article
XIII, Mixed-Use Market Zone District, shall provide active and passive recreation areas in accordance with the following requirements:
A. In the selection of the location of such open spaces, consideration
shall be given to the preservation of natural features.
B. The designated open space areas used for recreational purposes shall
not contain grades that prevent the construction of recreational facilities.
C. The open space should be approximately located so that it is easily
accessible to the maximum number of residents of the development.
There should be a close visual and physical relationship between the
open space and as many dwelling units as is reasonably possible.
D. The configuration of the open space area should be so arranged that
the connections can be made to existing or future adjacent open spaces.
E. The developer shall install, as a minimum, the following recreational
facilities on the land which has been set aside for recreational purposes.
The Land Use Board may alter the schedule of active recreation facilities
required in order to be appropriate for the residents of the development
it serves.
(1) Equivalent facilities may be specified by the Land Use Board.
|
Dwelling Units
|
Tot Lots
|
Playgrounds1
|
Tennis Courts2
|
Basketball Courts2
|
Softball/ Baseball Fields3
|
---|
|
1 to 24
|
—
|
1
|
—
|
—
|
—
|
|
25 to 50
|
1
|
1
|
—
|
1
|
—
|
|
51 to 100
|
1
|
2
|
—
|
1
|
1
|
|
101 to 200
|
2
|
3
|
1
|
2
|
2
|
|
201 to 300
|
2
|
4
|
1
|
2
|
2
|
|
NOTES:
|
---|
|
1
|
Plus one for every 100 additional units.
|
|
2
|
Plus one for every 300 additional units.
|
|
3
|
Plus one for every 400 additional units.
|
(2) All facilities must meet the Americans with Disabilities Act (ADA)
requirements for accessibility.
F. Playing fields, playgrounds, and courts shall not be located within
150 feet of abutting properties nor shall such facilities be equipped
with lighting. Parking facilities for the same shall also be permitted,
and they shall generally be gravel-surfaced, unlighted, properly drained,
provide safe ingress and egress, and contain no more than 10 parking
spaces. The lands located between the recreation facilities and the
abutting properties lines shall be dedicated for conservation purposes.
G. All required recreation facilities shall be completed before 51%
of the certificates of occupancy are issued for the project, but,
in any event, all recreation facilities shall be completed prior to
the issuance of certificates of occupancy for units which are immediately
contiguous to such recreational facilities.
H. Protection, ownership and maintenance of open space areas to be designated for recreational facilities shall be subject to the provisions of §
550-45U hereinabove and shall be in accordance with §§
550-106 through
550-108 of this chapter.
The following green infrastructure treatments shall be incorporated
into all street, driveway and site layouts in the Mixed Use Market
District (MUMD), within the scenic corridors boundaries, and where
feasible or as deemed appropriate by the Land Use Board. In all other
zone districts, the following shall be optional:
A. Street trees. Trees intercept precipitation and provide several stormwater
management benefits: they hold water on the leaves and branches and
allow it to evaporate, retaining flow and dissipating the energy of
runoff. Generally, large trees with small leaves are the most efficient
rainfall interceptors. Trees can also shade impervious area. This
provides two direct benefits. First, the hard surface is protected
from direct solar exposure, which reduces heat gain. The less heat
gain there is in pavement, the less heat is absorbed by stormwater
as it flows over the surface. Second, by shading pavement, the trees
help reduce or minimize air temperature increases caused by the hot
pavement.
(1) Street trees shall be provided and installed by developers, along
Township roads, as required by this chapter.
(2) Placement shall be two feet from the face of the curb with sidewalks
and eight feet where no sidewalks exist or are proposed.
(3) The planting distance between trees shall be a maximum of 50 feet,
except that some flowering trees may be planted a maximum distance
of 30 feet apart.
(4) Trees planted in the public right-of-way trees shall be at least
two caliper inches for residential zones and 3 1/2 caliper inches
for other zones, including commercial areas. For parks and other public
areas, the minimum standard is 3 1/2 caliper inches. The caliper
shall be measured at one foot above the ground.
(5) The minimum height of the trees shall be 11 feet, except flowering
trees, which shall be a height of not less than six feet.
(6) Species of street trees shall be as required by the Township Engineer.
B. Vegetated swales. Swales are typically long, narrow, gently sloping
landscaped depressions that collect and convey stormwater runoff.
They are planted with dense vegetation that treats stormwater from
rooftops, parking lots, and streets. As the stormwater flows along
the length of the swale, the vegetation and check dams slow the stormwater
down, filter it, and allow it to infiltrate into the ground. Where
soils do not drain well, swales can overflow to an approved discharge
point such as a drywell or sump. Swales should be integrated into
the overall site design and can be used to help fulfill landscape
requirements.
Cross-Section: Vegetated Swale
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|
(1) Soil suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the swale must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
swale should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2) Setbacks. Infiltration swales must be set back five feet from property
lines and 10 feet from building foundations. There are no setback
requirements for lined flow-through swales.
(3) Dimensions and slopes. The minimum swale width is five feet on private
property and eight feet on streets. A two-foot-wide flat bottom width
is required where feasible. Swales are nine inches deep measured from
the top of the growing medium to the overflow inlet elevation. In
all cases, maximum side slopes are three horizontal to one vertical
and four horizontal to one vertical is required immediately adjacent
to pedestrian areas. Maximum longitudinal slope is 6%. Freeboard for
swales must be noted on the plans. Freeboard can be defined as the
vertical distance between the design water surface elevation and overtopping
elevation or the vertical distance between the top of the check dam
and the outside berm or curb elevation, whichever is lower.
(4) Check dams. Check dams are required in swales to allow water to pool
and infiltrate into the ground. They shall be constructed of durable,
nontoxic materials such as rock, brick, concrete, or soil by integrating
these materials into the grading of the swale. Check dams are as long
as the width of the swale, perpendicular to flow line. They generally
form a twelve-inch wide bench on top and measure four inches to 10
inches high, depending on the depth of the facility.
(5) Gravel drain rock. Drain rock may be required below the growing medium
of a swale. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2-inch
– 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric, or a two-inch to three-inch layer of 3/4-inch to
1/4-inch washed, crushed rock must be used.
(6) Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities that drain
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(7) Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(8) Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the swale, including
bottom and side slopes. Swales should be designed so they do not require
mowing. Minimum plant quantities for private property and the public
right-of-way are detailed in the following tables:
|
Private Swale Vegetation
|
---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
|
Spacing Density
(on center)
|
---|
|
1
|
Evergreen tree
|
200
|
Minimum height 6 feet
|
—
|
|
OR
|
|
1
|
Deciduous tree
|
200
|
Minimum caliper 1 1/2 inches at 6 inches above base
|
—
|
|
AND
|
|
3
|
Large shrubs
|
100
|
3 gallon or equivalent
|
4 feet
|
|
4
|
Medium to small shrubs
|
100
|
1 gallon or equivalent
|
2 feet
|
|
70
|
Ground cover
|
100
|
1 gallon or equivalent
|
1 feet
|
|
Street Swale Vegetation
|
---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
(gallon)
|
Spacing Density
(on Center)
(feet)
|
---|
|
115
|
Herbaceous plants
|
100
|
1
|
1
|
|
OR
|
|
100
|
Herbaceous plants
|
100
|
1
|
1
|
|
4
|
Small shrubs
|
100
|
1
|
2
|
(9) Mulch. Fine to medium hemlock bark or well-aged organic yard debris
compost is recommended for swales. It should be placed in the facility
only in areas above the high-water line. Care should be given to keeping
mulch material out of a stormwater flow path to avoid any material
from clogging inlets or outlets or otherwise escaping the facility.
It must be weed free and applied two inches to three inches thick
to cover all soil between plants. It should not be over-applied.
(10)
No vehicular traffic, except that specifically used to construct
the facility, should be allowed within 10 feet of infiltration swale
areas.
C. Planters. Planters are structural landscaped reservoirs used to collect,
filter, and infiltrate stormwater, allowing pollutants to settle and
filter out as the water percolates through the vegetation, growing
medium, and gravel. Depending on site conditions, planters can be
designed to completely or partially infiltrate the stormwater they
receive. They can also be designed as lined flow-through facilities
where stormwater is temporarily stored. Excess stormwater collects
in a perforated pipe at the bottom of the flow-through planter and
drains to an approved discharge point. Planters can be used to help
fulfill a site's required landscaping area requirement and should
be integrated into the overall site design. Numerous design variations
of shape, wall treatment, and planting scheme can be used to fit the
character of a site. Because flow-through planters can be constructed
immediately next to buildings, they are ideal for sites with setback
requirements, poorly draining soils, steep slopes, or other constraints.
Cross-Section: Contained Planter
|
---|
|
Cross-Section: Flow-Through Planter
|
---|
|
Cross-Section: Infiltration Planter
|
---|
|
(1) Soil suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the planter must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
planter should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2) Setbacks. Infiltration planters require five-foot setbacks from property
lines and ten-foot setbacks from building foundations. No setbacks
are required for lined flow-through planters where the height above
finished grade is 30 inches or less. Lined flow-through planters can
be used next to foundation walls, adjacent to property lines, or on
slopes when they include a waterproof lining.
(3) Dimensions and slopes. The minimum infiltration planter width is
30 inches, and the minimum flow-through planter width is 18 inches
(measured from inside the planter walls). Facility storage depth must
be at least 12 inches (from inlet elevation of overflow to top of
growing medium), unless a larger-than required planter area is specified.
Planters are flat facilities that shall not slope more than 1/2% in
any direction. A minimum of two inches of freeboard (vertical distance
between the design water surface elevation and overtopping elevation)
shall be provided.
(4) Planter walls. Planter walls shall be made of stone, concrete, brick,
or other durable material. Chemically treated wood that can leach
out toxic chemicals and contaminated stormwater shall not be used.
(5) Waterproof liners. Flow-through facilities require a waterproof liner.
There are many liner options, and installation varies. Liner shall
be minimum 30 mil PVC or equivalent.
(6) Gravel drain rock. Drain rock may be required below the growing medium
of a planter. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2
inch – 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric or use a two-inch to three-inch layer of 3/4-inch
to 1/4-inch washed, crushed rock.
(7) Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities draining
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(8) Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(9) Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the planter.
Minimum plant quantities for private and public property are detailed
in the following table:
|
Planter Vegetation
|
---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
(gallon)
|
Spacing Density
(on center)
(feet)
|
---|
|
115
|
Herbaceous plants
|
100
|
1
|
1
|
|
OR
|
|
100
|
Herbaceous plants
|
100
|
1
|
1
|
|
4
|
Small shrubs
|
100
|
1
|
2
|
|
NOTE: Tree planting is not required in planters,
but is encouraged where practical. Tree planting is also encouraged
near planters.
|
D. Rain gardens/basins. Vegetated infiltration basins are flat-bottomed,
shallow landscaped depressions used to collect and hold stormwater
runoff, allowing pollutants to settle and filter out as the water
infiltrates into the ground. They are either excavated or created
with bermed side slopes. An inlet pipe or sheet flow over impervious
area conveys the stormwater into the basin, where it is temporarily
stored until it infiltrates into the ground. Basins often provide
complete on-site infiltration for small storm events. They can be
sized to infiltrate large storms in areas where soils drain well or
overflow to an approved discharge point. Basins can have a formal
or informal design that can be used to help fulfill a site's landscape
requirements.
Cross-Section: Rain Garden/Basin
|
---|
|
(1) Site suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the basin must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
basin should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2) Setbacks. The required setback is five feet from property lines and
10 feet from building foundations. Infiltration basins shall meet
the following setback requirements from downstream slopes, minimum
of 100 feet from slopes of 10%; add five feet of setback for each
additional percent of slope up to 30%; infiltration basins shall not
be used where slopes exceed 30%. There are no setback requirements
for lined flow-through basins.
(3) Dimensions and slopes. The facility storage depth is 12 inches from
the top of the growing medium to the overflow inlet elevation. Maximum
side slopes are three horizontal to one vertical. Minimum bottom width
is two feet. A minimum of two inches of freeboard (vertical distance
between the design water surface elevation and overtopping elevation)
shall be provided.
(4) Gravel drain rock. Drain rock may be required below the growing medium
of a basin. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2-inch
– 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric or use a two-inch to three-inch layer of 3/4-inch
to 1/4-inch washed, crushed rock.
(5) Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities draining
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(6) Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(7) Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the basin, including
bottom and side slopes, plus a ten-foot buffer around the basin. Minimum
plant quantities are detailed in the following table:
|
Basin Vegetation
|
---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
|
Spacing Density
(on center)
(feet)
|
---|
|
1
|
Evergreen tree
|
300
|
Minimum height 6 feet
|
—
|
|
OR
|
|
1
|
Deciduous tree
|
300
|
Minimum caliper 1 1/2 inches at 6 inches above base
|
—
|
|
AND
|
|
4
|
Large shrubs
|
100
|
3 gallon or equivalent
|
4 feet
|
|
6
|
Medium to small shrubs
|
100
|
1 gallon or equivalent
|
2 feet
|
|
70
|
Ground cover
|
100
|
1 gallon or equivalent
|
1 feet
|
(8) Mulch. Fine to medium hemlock bark or well-aged organic yard debris
compost is recommended for basins. It should be placed in the facility
only in areas above the high-water line. Care should be given to keeping
mulch material out of a stormwater flow path to avoid any material
from clogging inlets or outlets or otherwise escaping the facility.
It must be weed free and applied two inches to three inches thick
to cover all soil between plants. It should not be over-applied.
(9) No vehicular traffic, except that specifically used to construct
the facility, should be allowed within 10 feet of infiltration basin
areas.
E. Ecoroofs. An ecoroof is a lightweight vegetated roof system consisting
of waterproofing material, growing medium, and specially selected
plants. An ecoroof can be used in place of a traditional roof as a
way to limit impervious site area and manage stormwater runoff. Ecoroofs
reduce postdeveloped peak runoff rates to near predeveloped rates
and reduce annual runoff volume by at least 50%. Ecoroofs also help
mitigate runoff temperatures by keeping roofs cool and retaining most
of the runoff in dry seasons. Although ecoroofs consist of lightweight
growing medium and low-growing succulent vegetation, other more heavily
planted systems are possible; in either case, the design must be self-sustaining.
Cross-Section: Ecoroof
|
---|
|
(1) Structural support. The structural roof support must be sufficient
to hold the additional weight of the ecoroof. Generally, the building
structure must be adequate to hold an additional 15 pounds to 30 pounds
per square foot (psf) saturated weight, including the vegetation and
growing medium that will be used (in addition to snow load requirements).
An existing rock ballast roof may be structurally sufficient to hold
a 10 psf to 20 psf ecoroof (if the ballast is removed). Notwithstanding
the above provisions, the roof structure and any ecoroof additions
must meet all applicable building codes.
(2) Sizing. Ecoroofs shall replace impervious area at a 1:1 ratio. They
are not allowed to receive water from other impervious areas.
(3) Slope. The maximum roof slope shall be 25%, unless the applicant
provides documentation of runoff control on steeper slopes.
(4) Waterproofing. A good-quality waterproofing material, such as modified
asphalt, synthetic rubber, or reinforced thermal plastics, shall be
used on the roof surface.
(5) Root barrier. If a root barrier is used in addition waterproofing
material, it must extend under any gravel ballast and the growing
medium and up the side of any vertical elements. Root barriers impregnated
with pesticides, metals, or other chemicals that may leach into stormwater
are not permitted, unless the applicant can provide documentation
that leaching does not occur.
(6) Drainage. A method of drainage must be provided, although a manufactured
product is not required. The drainage layer may include fabric, gravel,
or be the growing medium itself. An approved discharge location must
be identified for every ecoroof and drain provided.
(7) Growing medium. A minimum of four inches of growing medium is required,
composed of roughly 70% porous material, 20% organic material (i.e.,
aged compost), and 10% digested fiber or other mix approved by the
Construction Official. Ecoroofs with more than six inches of growing
medium are acceptable, provided they meet all other requirements.
(8) Vegetation and coverage. Drought-tolerant plants must achieve 90%
coverage within two years. At least 50% of the ecoroof must be composed
of evergreen species. A maximum of 10% of the ecoroof may be composed
of nonvegetated components such as gravel ballast, pavers for maintenance
access, etc. Mechanical units may protrude through the ecoroof, but
are not considered elements of the ecoroof. Ecoroof vegetation should
be:
(a)
Drought-tolerant, requiring little or no irrigation after establishment;
(b)
Self-sustaining, without the need for fertilizers, pesticides,
or herbicides;
(c)
Able to withstand heat, cold, and high winds;
(d)
Very low-maintenance, needing little or no mowing or trimming;
(e)
Perennial or self-sowing;
(g)
Noninvasive alien plant and tree species (as specified by the
Plant Conservation Alliance Working Group).
(9) Mulch. A method to protect exposed soil from erosion must be provided,
such as gravel mulch.
(10)
Maintenance. Only non-chemical fertilizers may be used. Pesticides
and herbicides of any kind are prohibited on ecoroofs. During the
establishment period (up to three years), irrigation shall not exceed
1/2 inch of water every 10 days, regardless of water source. Post-establishment
irrigation shall not exceed 1/4 inch of water every 14 days (May through
October), regardless of water source.
To provide a pleasant and diverse experience for pedestrians
and to encourage a high level of street-level activity within the
Mixed-Use Market District (MUMD) Zone, all new development and redevelopment
projects located therein shall be subject to the building and streetscape
design standards set forth herein.
A. Building facade wall area.
(1) The exterior of every improvement constructed on a lot with an area
equal to or greater than 5,000 square feet, shall be composed of not
less than 30% masonry material facing.
(2) The exterior of the first level of every improvement erected on a
lot with area of equal to or greater than 5,000 square feel shall
be composed of not less than 60% of masonry material facing, excluding
the windows and entrance area.
(3) For each primary building frontage, at least 30% of the area between
three and 10 feet in height shall be clear/non-tinted window glass
permitting a view of the buildings' interior.
(4) All related piping, ducting, electrical and mechanical utilities,
downspouts, utility receptacles, and service boxes shall be painted
to match predominate color of building, designed to be compatible
with the architectural treatment of the principal structure.
(5) Exterior building materials shall be classified as either primary,
secondary or accent materials. Primary materials shall cover at least
60% of the facade of a building. Secondary materials shall cover no
more than 30% of the facade. Accent materials may include door and
window frames, lintels, cornices, and other elements and may cover
no more than 10%.
(6) At a minimum, the architectural details of the facade improvements
shall wrap around walls to the extent that they are visible from public
right-of-way.
(7) At the street level, there shall be a maximum facade length without
windows of 10 feet.
B. Columns and piers.
(1) A building that exceeds 30 feet in width shall include vertical piers,
columns or other vertical visual elements that break up the plane
of the building frontage. The vertical elements shall be spaced at
equal intervals. Vertical visual elements can include articulations
in the facade itself such as insets or projections.
(2) Column diameter must be between six inches and 30 inches.
(3) Column base height must be between 10 inches and 24 inches.
(4) Column cap height must be between six inches and 24 inches.
C. Cornice and fascia.
(1) Each facade must be designed to have a delineated floor line between
the street level and upper floors. This delineation can be in the
form of a masonry belt course, a concrete lintel, or a cornice line
delineated by wood detailing.
(2) The top of the building must be capped by a cornice or sloping roof
element.
(3) The following diagram details that the typical location and design
of these elements.
D. Windows.
(1) All street-fronting ground level developments shall have windows
that are clear and not tinted, mirrored, or painted.
(2) Display windows must be positioned within a maximum of three feet
above the grade of the sidewalk and a maximum height of eight feet.
(3) The windows on the upper levels must have the appropriate sill or
lentil to accent the openings and provide architectural interest.
(4) Bulkheads should have a maximum height of three feet.
(5) Window displays and signage not attached to the structure of the
window itself can not occupy more than 20% of the window area.
(6) Window displays located within 36 inches of the window can not occupy
more than 70% of the window area.
E. Roofs.
(1) All roof-mounted equipment shall be screened from public view by
the use of a parapet wall or other architectural detail. Fencing shall
not be utilized to screen rooftop equipment.
(2) Materials for pitched roofs shall be limited to architectural dimensional
grade asphalt shingles, natural slate, natural terra cotta, natural
wood shakes, copper or factory-finished sheet metal.
(3) All buildings with flat roofs shall include a parapet articulation
on the front facade of the building. The articulation should be provided
through a cornice design.
F. Pedestrian circulation.
(1) Pedestrian walkways provided shall provide weather protection features
such as awnings, or arcades within 10 feet of all primary customer
entrances.
(2) Continuous internal pedestrian walkways, no less than eight feet
in width, shall be provided from the public sidewalks, rights-of-way,
or private drives to the principal customer entrance of all principal
buildings on the site. At a minimum, walkways shall connect focal
points of pedestrian activity such as, but not limited to, street
crossings, building and store entry points, and shall feature adjoining
landscaped areas that include trees, shrubs, benches, flower beds,
ground covers, or other such materials.
(3) Sidewalks, not less than eight feet in width, shall be provided along
the full length of the building along any facade featuring a customer
entrance, and along any building facade abutting public parking areas.
Not less than 1/2 of all such sidewalks shall be located at least
six feet from the building facade to provide adequate areas for planting
and foundation landscaping.
(4) All internal pedestrian walkways and crosswalks shall be distinguished
from driving surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks, or scored concrete to enhance
pedestrian safety and comfort, as well as the attractiveness of the
walkways. (See Figures 5A through 5D at the end of this chapter for
sidewalk pavement detail options. If one of these four design options
has already been utilized in a development, the applicant shall continue
to utilize the design option already constructed throughout the development.)
G. Lighting.
(1) All lights shall utilize color-corrected lamps (i.e., no high-pressure
sodium lights).
(2) Wall-mounted lights shall not be located higher than the three feet
above the first floor.
(3) Freestanding outdoor lights shall be decorative fixtures not exceeding 12 feet in height for areas devoted to pedestrian circulation and not exceeding 20 feet in height for those areas devoted to vehicular circulation. (See
Figure 6 at the end of this chapter.)
(4) No spotlight or bare bulb lights are permitted. All light sources
must be shielded from view.
(5) The lighting levels shall comply with IES Lighting Handbook standards.
(6) No lighting shall be permitted on the roof of a building.
(7) Lighting should be directed towards the storefront.