A.
General provisions.
(1)
Purpose. Improve the overall quality of nonresidential development in Lake Mills, ensure compatibility of nonresidential development with surrounding land uses, enhance site design of nonresidential development in the City, enhance pedestrian safety and walkability, and improve user-friendliness of the document and review process.
(2)
Applicability. The provisions of this section shall apply to the following types of developments:
(a)
Development of all projects in which the principal use is commercial, industrial or institutional.
(b)
Any accessory use to one of the principal uses listed in Subsection A(2)(a), including but not limited to lighting, accessory buildings over 300 square feet in floor area, telecommunications facilities, and exterior building alterations.
(3)
Exemptions. The following shall be exempted from the provisions of this section:
B.
Site planning.
(1)
Purpose. These guidelines and standards are intended to encourage an orderly and logical pattern of commercial development that is easily recognized by local residents, and that enhances the convenience and livability of Lake Mills. It is also the intent that these guidelines and standards encourage forethought and consideration of both a development's external relationships as well as its internal organization.
(2)
Preservation of natural features.
(a)
Purpose. Enhance local character; protect natural features' important functions, such as stormwater management, air purification, and provision of shade; preserve and integrate natural features, including mature trees into new development.
(b)
Tree and vegetation preservation.
[1]
Tree survey/plan requirement. Developers shall submit an existing tree survey and preservation plan to show compliance with these guidelines and standards.
[2]
General guideline. Existing quality/specimen trees and vegetation should be preserved whenever possible to act as buffers between adjoining developments and as site amenities within the development.
[4]
Significant tree preservation and replacement standards.
[a]
At least 50% of significant trees shall be preserved or transplanted on site, to the maximum extent practicable.
[b]
Significant trees in appropriate locations, such as along drainages and along the perimeter of the site, should be used to fulfill landscaping or buffering requirements outlined in § 660-113.
[c]
Tree replacement. If a significant tree designated to be preserved is removed or substantially damaged during clearing, grading, or construction, the developer shall replace the removed or damaged tree with new trees. Replacement trees shall be the same or similar species to the trees removed or damaged, or alternately a species native to Jefferson County (as listed in § 660-113) and a minimum planting size of 2.5 inches DBH. Trees removed or damaged shall be replaced by the developer on a diameter inches for diameter inches basis.
[d]
Barrier fencing shall be installed during construction to protect significant trees.
[e]
Grading shall be avoided within the root area or drip line of any existing preserved trees.
(3)
Land disturbance.
(a)
Intent. The natural rolling and vegetated topography is a key element in distinguishing Lake Mills and defining its character. Development should maintain natural site topography and minimize land disturbance. Extensive grading or unusual site improvements (e.g., large retaining walls) to force a design onto a property is strongly discouraged. Modifying the design of a commercial development to fit the site generally results in a reduced potential for environmental problems and an improved level of visual interest and variety.
(b)
Design guidelines and standards.
[1]
Prior approval of land disturbance. Where significant topographical issues are identified at a preapplication conference (for example, substantial differences in grade on site), the City may require the applicant to submit a preliminary grading plan. As applicable, no grading, excavation, or tree/vegetation removal shall occur on a site, whether to provide for a building site, for on-site utilities or services, or for any roads or driveways, before the City's approval of such preliminary grading plan.
[2]
Natural topography. To the maximum extent feasible, the layout of commercial developments shall maintain natural site topography. Berms, channels, swales, and similar man-made changes to the landscape shall be designed and graded to be an integral part of the natural landscape and to provide a smooth transition in changes of slope.
[3]
Maximum slope on graded or filled man-made slopes. The maximum slope shall be 3:1.
C.
Site layout/development pattern.
(1)
Intent. Site layout and building orientation often define the focus of activity that occurs at the front door or along the street. These standards are intended to use site planning and building orientation in order to:
(a)
Create a sense of place for users and passersby.
(b)
Ensure that buildings relate appropriately to surrounding developments and streets and create a cohesive visual identity and attractive street scene.
(c)
Ensure that site circulation promotes contiguous pedestrian and vehicle circulation patterns.
(d)
Ensure that parking areas provide safe and efficient access to buildings.
(e)
Create a unique and identifiable image for development in Lake Mills.
(2)
Location of parking. In order to reduce the scale of the paved surfaces and to shorten the walking distance between the parked car and the building, off-street parking for all commercial developments shall be located according to one of the following options:
(a)
A minimum of 30% of the off-street surface parking spaces provided for all uses contained in the development's primary building shall be located other than between the front facade of the primary building and the primary abutting street; e.g., to the rear or side of the primary building(s); or
(b)
More than 70% of the off-street surface parking spaces provided for all uses contained in the development's primary building may be located between the front facade of the primary building(s) and the primary abutting street, provided the amount of interior and perimeter parking lot landscaping required by § 660-113B is increased by 50%.
(3)
Multiple-building developments.
(a)
Applicability. When there is more than one building in a commercial development, the development shall comply with the following standards, except that multiple-building developments located at the intersection of two thoroughfare streets shall comply instead with the standards stated in Subsection C(5), Site layout and building orientation at two intersecting thoroughfare streets.
(b)
Site layout and building orientation. All primary and pad site buildings shall be arranged and grouped so that their primary orientation complements adjacent, existing development and either:
[1]
Frames the corner of an adjacent street intersection;
[2]
Frames and encloses a "main street" pedestrian and/or vehicle access corridor within the development site;
[3]
Frames and encloses parking areas, public spaces, or other site amenities.
[4]
Alternatives. An applicant may submit an alternative development pattern, provided such pattern achieves the intent of the above standards and this section. Strictly linear or "strip commercial" development patterns shall be avoided.
(4)
Single-building developments.
(a)
Applicability. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development, the development shall comply with the following standards, except that single-building developments located at the intersection of two thoroughfare streets shall comply instead with the standards stated in § 660-94C(5), Site layout and building orientation at two intersecting thoroughfare streets.
(b)
Single-tenant building. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development that will be occupied by a single tenant, such building shall be oriented toward the primary abutting street and shall otherwise comply with § 660-94C(2), Location of parking. Deep setbacks behind large expanses of parking areas or vacant land shall be avoided.
(c)
Multi-tenant building. Unless part of a larger planned development or commercial center, when there is only one building in a proposed commercial development that will be occupied by multiple tenants, at least 50% of the building's "active" wall shall be oriented toward the primary abutting street and shall otherwise comply with § 660-94C(2), Location of parking. Deep setbacks behind large expanses of parking areas or vacant land should be avoided. For purposes of this standard, the "active" wall shall be the side of the building containing the majority of storefronts, customer entrances, and windows.
(5)
Site layout and building orientation at two intersecting thoroughfare streets.
(a)
Intent. Major intersections of commercial activity in Lake Mills need special attention so that all four corners are linked and function as a whole, and so that a sense of place and "arrival" unique to Lake Mills is created. Development at key intersections shall comply with the recommendations outlined in the Comprehensive Plan.
(b)
Applicability. All new office, and commercial developments located at the intersection of two thoroughfare (arterial) streets shall comply with this subsection's site layout and building orientation standards.
(c)
Site layout and building orientation. To the maximum extent practicable, within each intersection quadrant, primary buildings and/or pad site buildings shall be arranged to orient to the thoroughfare streets and to frame the corner at the intersection of the two thoroughfares. Deep building setbacks behind large expanses of parking areas or vacant land shall be avoided.
(d)
Focal point required. On each of the four corners of a thoroughfare/thoroughfare street intersection, developments shall provide a "focal point" within a two-hundred-foot radius from the intersection of the center lines of the two thoroughfare streets. A "focal point" shall be visible from the intersecting thoroughfare streets and may be either:
[1]
A distinctively designed building, which may include a pad site building, preferably with a vertical element; but shall not include drive-through facilities and automobile service stations;
[2]
An architectural feature that is a minimum of 15 feet tall and a maximum 25 five feet tall (e.g., a clock tower, spire, or interesting roof form);
[3]
Public art or sculpture;
[4]
Fountains or other water feature;
[5]
Public plazas or other open space; or
[6]
Landscape feature.
(6)
Pad/outlot sites.
(a)
Intent. The siting and design of smaller retail stores, commonly referred to as "pads" or "outlots," can create a more inviting appearance in a larger development by visibly reducing the project's scale and by expanding the range of activities and businesses found within a single development. The location, orientation of the entry, and architecture of pad site buildings also provide opportunities to frame entries into larger developments and contribute to the development's visual interest by placing storefront spaces closer to the street and creating a street scene. Accordingly, pad site structures shall be compatible with the main buildings on a commercial site. The layout of pad site buildings shall relate coherently to the public street and surroundings (outward) as well as to the main center (inward), and specific siting decisions shall further the general intent of creating a "sense of place," focal points, site amenities, and arrival into the commercial center.
(b)
Design guidelines and standards.
[1]
General guideline. The number, location, and design of independent pad sites shall reinforce, rather than obscure, the identity and function of a commercial development.
[2]
Clustering of pad sites. To the maximum extent practicable, pad sites shall be clustered together to define street edges and entry points or to enclose and create interesting places between buildings. Even dispersal of pad sites in a widely spaced pattern within the development, even if along the street edge(s), is discouraged. Placement of pad sites shall be consistent with the requirements for overall development pattern and site layout set forth in § 660-94C, Site layout/development pattern.
[3]
Spaces between adjacent pad sites. Wherever practicable, spaces between adjacent pad site buildings should be improved to provide small pockets (preferably heavily landscaped) of customer parking, pedestrian connections, small-scale project amenities, or focal points. Examples include, without limitation:
[4]
Building orientation on pad sites. The primary facade of a building located on a pad site, typically the facade containing the primary customer entrance, may be oriented in a variety of ways, including, without limitation, toward the primary access street, toward an internal "main street," framing a primary entrance to the development or center, toward the side (especially when that side faces another pad site building), or toward the interior of the center.
[6]
Pad site building design.
[a]
Pad site buildings shall incorporate the same materials and colors as those on the primary commercial building(s) in the development or center.
[b]
Pad site entrances are appropriate locations to express individual building character or identity. Customer entrances shall be emphasized through incorporation of a building recess, projection, canopy, or similar design element.
(7)
Freestanding kiosks/ATM structures/vending machines/outdoor sales appurtenances.
(a)
Intent. Ensure that freestanding kiosk structures, ATM structures, vending machines, and other outdoor sales appurtenances are compatible with the appearance and function of the overall commercial development.
(b)
Classification. All freestanding kiosk structures, ATM structures, vending machines, and other outdoor sales appurtenances shall be considered uses accessory to the principal uses on the property.
(c)
Design guidelines and standards.
[1]
General guideline. All kiosk-type buildings and structures shall be integrated with the overall commercial or center development and shall be subject to the same guidelines as all other buildings with the development.
[2]
Location. Freestanding kiosks and drive-up ATM structures shall not be located along the primary access street frontage.
[3]
Access. Access to a freestanding kiosk or drive-up ATM structure shall not be from the adjacent public streets. Access shall be from drives and streets internal to the development.
(8)
Site amenities.
(a)
Intent. Site amenities and pedestrian-scale features (e.g., outdoor plazas, street furniture, playgrounds, statuary, sidewalk cafes) in commercial developments offer attractive spaces for customer and visitor interaction and create an inviting image for both customers and employees. The use of site amenities can also provide pedestrian spaces at the entry to buildings, can break up expanses of parking, enhance the overall development quality, and contribute to the character of an area.
(b)
Design guidelines and standards.
[1]
General guideline. Site amenities and gathering places can vary widely in size, in type, and in degree of amenity. Buildings, trees, walls, topography, and other site features within a commercial development should be oriented and arranged to enclose such gathering places and lend a human scale.
[2]
Permitted site amenities.
[a]
Patio or plaza with seating area;
[b]
Mini-parks, squares, or greens;
[c]
Customer walkways or pass-throughs containing window displays;
[d]
Water feature;
[e]
Clock tower; and/or
[f]
Public art;
[g]
Any other similar, deliberately shaped area and/or focal feature that, in the City's judgment, adequately enhances such development and serves as a gathering place.
D.
Relationship to surrounding development.
(1)
Intent. Ensure convenient pedestrian and vehicle access and connections to adjacent uses whenever practicable; encourage architectural, land use, and open space transitions, such as reduced building mass next to residential uses, reduced intensity between commercial and residential uses, front-to-front building orientations, green spaces, and preserved natural features.
(3)
Transitions between land uses.
(a)
Transitions shall be required in the following situations:
[1]
Changes in use between adjoining properties, especially from commercial to residential.
[2]
Changes in intensity of use between adjoining properties, such as from commercial centers to multifamily residential.
[3]
Views, uses, or activities on the commercial development site that could be a nuisance for neighbors, such as commercial loading and service areas.
(b)
Preferred techniques. When a transition is required, an applicant shall incorporate, to the maximum extent practicable, the architectural and green/open space transition techniques tools outlined below:
[1]
Architectural transitions. To the maximum extent practicable, commercial development incorporates the following techniques to ensure compatibility with surrounding development, including adjacent residential development:
[a]
Use similar building setback.
[b]
Use similar building height.
[c]
Use similar roof form.
[d]
Mitigate the larger mass of commercial buildings with facade articulation as outlined in § 660-94G(2), Building massing and façade treatment.
[e]
Use front-to-front building orientations, especially with commercial uses that are pedestrian-intensive (e.g., restaurants, banks). Other building-to-building orientations may be utilized except that a back-to-front building orientation is not an acceptable transition tool.
[2]
Green/open space transitions. Commercial development may employ the following technique to provide transitions and ensure compatibility between the commercial development and surrounding development:
[a]
Use small green spaces, courts, squares, parks, plazas, and similar spaces that can also function as community gathering places.
[b]
Use existing natural features as transitions, including natural differences in topography (not retaining walls), streams, existing stands of trees, and similar features. When existing natural features are used as transitions, the City may still require that adequate pedestrian connections to adjacent land uses be accommodated.
[3]
Landscaping and screening transitions. Where other transitions tools are not possible, or where the City determines other transition tools by themselves do not create an adequate transition to, or buffer for, less intensive land uses, the landscaping and screening requirements outlined in § 660-113B shall apply.
E.
Vehicle connections with adjacent properties.
(1)
Adjacent nonresidential uses.
(a)
To the maximum extent feasible, connections between adjacent nonresidential development parcels shall be provided by constructing a logical array of access points continuous to the adjacent development.
(b)
To the maximum extent feasible, common or shared service and delivery access shall be provided between adjacent parcels and/or buildings.
(c)
The City may require access easements to ensure that pad sites or adjacent parcels have adequate access if ownership patterns change.
(2)
Adjacent residential uses. Commercial drives or on-site streets shall not align with access to adjacent residential developments. Exceptions may be made in cases where physical constraints dictate that no other option is possible.
(3)
Emergency access. All commercial developments shall comply with the currently adopted building code provisions regarding emergency vehicle access and fire lanes.
F.
Pedestrian access and circulation. Applicants shall submit a detailed pedestrian circulation plan with all development applications that shows compliance with the following guidelines and standards:
(1)
Required pedestrian connections. An on-site system of pedestrian walkways shall be designed to provide direct access and connections to and between the following:
(a)
The primary entrance or entrances to each commercial building, including pad site buildings.
(b)
Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the commercial development.
(c)
Any public sidewalk system along the perimeter streets adjacent to the commercial development [see Subsection F(3), Pedestrian connections to perimeter public sidewalks].
(d)
Where practicable and appropriate, adjacent land uses and developments, including but not limited to adjacent residential developments, retail shopping centers, office buildings, or restaurants.
(e)
Where practicable and appropriate, any adjacent public park, greenway, or other public or civic use including but not limited to schools, places of worship, public recreational facilities, or government offices.
(2)
Pedestrian connections from buildings to parking areas, pad sites, and site amenities. In addition to the connections required in Subsection F(1), Required pedestrian connections, on-site pedestrian walkways shall connect each primary entrance of a commercial building to a pedestrian network serving:
(a)
All parking areas or parking structures that serve such primary building; and
(b)
Site amenities or gathering places provided pursuant to § 660-94C(8).
(3)
Pedestrian connections to perimeter public sidewalks. Connections between the on-site (internal) pedestrian walkway network and any public sidewalk system located along adjacent perimeter streets shall be provided at regular intervals along the perimeter street as appropriate to provide easy access from the public sidewalk to the interior walkway network.
(4)
Walkways along buildings. Continuous pedestrian walkways no less than five feet wide shall be provided along the full length of a pad site building along any facade featuring a customer entrance and along any facade abutting customer parking areas. Such walkways shall be located at least three feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.
(5)
Walkways through vehicle areas. At each point that the on-site pedestrian walkway system crosses a parking lot or internal street or driveway, the walkway or crosswalk shall be clearly marked through the use of a change in paving materials distinguished by their color, texture, or height, and have a minimum width of seven feet.
G.
Building design.
(1)
Intent. Create commercial developments with a recognizable image as a distinct place; vary massing to provide visual interest; as applicable, ensure compatibility with surrounding developments; and use building height and massing to emphasize important corners, designate points of entry, and create a visible skyline to differentiate Lake Mills' new commercial areas from other activity nodes.
(2)
Building massing and facade treatment except where noted. All new commercial development shall comply with the following standards:
(a)
Variation in massing. A single, large, dominant building mass shall be avoided.
(b)
Building facade treatment standards.
[1]
Architectural style. Style is not restricted; evaluation of the appearance of a project shall be based on professional quality of its design, architectural interest and variety, relationship to surroundings and the community, relationship to human scale.
[2]
Four-sided architecture. Continuing an architectural theme on all exposed exterior surfaces through the use of the same building materials shall be required.
[3]
Minimum wall articulation. There shall be no blank, unarticulated building walls exceeding 30 feet in length. All building walls shall be designed to meet all the following standards:
[a]
All building walls shall consist of a building bay or structural building system visually established by architectural features such as columns, ribs or pilasters, piers, changes in wall planes, changes in texture or materials, and fenestration pattern.
[b]
Long walls shall include at least one change in wall plane, such as projections or recesses, having a depth of at least four feet and extending at least 20% of the entire length of the facade.
[c]
All building walls shall include materials and design characteristics consistent with those on the front.
(c)
Building walls facing public areas. In addition to Subsection G(2)(b)[3] above, building walls that face public streets, connecting walkways, or adjacent development shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, or alternate architectural detail that defines human scale. All improvements shall comply with § 573-20, Privileges in streets.
[2]
Awnings.
[a]
Awnings shall be no longer than a single storefront
[b]
Fabric awnings are encouraged; canvas awnings with a matte finish are preferred. Awnings with high-gloss finish are discouraged. Illuminated, plastic awnings are prohibited.
[c]
Rigid frame awnings are allowed, but shall stop at the top section and shall not be included in the valance.
[d]
Awning colors shall be compatible with the overall color scheme of the facade from which it projects. Solid colors or subtle striped patterns are preferred
[e]
Awnings for rectangular openings shall be simple shed shapes.
[3]
Downspouts. All downspouts shall be concealed. No exposed downspouts shall be used. The view through scuppers shall be screened
(3)
Building materials/colors. All commercial development shall comply with the following design guidelines and standards:
(a)
Intent. Achieve unity of design through compatible materials and colors throughout commercial developments; select building materials that are durable, attractive and have low maintenance requirements; and utilize colors that reflect natural tones found in the environment of Lake Mills.
(b)
Submittal requirement. Applicants shall submit a color palette and building materials board as part of their BSO plan application.
(c)
Building materials.
[1]
Commercial structures.
[a]
Materials shall have good architectural character (i.e., strength, durability and quality) and shall be selected for harmony of the building with adjacent buildings and the surrounding community. Buildings shall have the same materials, or materials that are architecturally harmonious, used for all building walls and other exterior building components wholly or partly visible from public streets.
[b]
Brick, architectural panels, precast concrete, architectural wood, architectural composites, or decorative (architectural) masonry block shall be utilized for at least 75% of the exterior treatment of all buildings, exclusive of fenestration.
[c]
Natural materials (i.e., cedar siding, brick, stone) are preferred materials for the exterior treatment of structures.
[d]
Metal or steel external siding shall not be permitted as a construction material for building elevations. The use of metal/steel for roofing material is permissible and may be approved by the Zoning Administrator based upon context and overall site design.
[e]
Exterior Insulation and Finish System (EIFS) or Dryvit® are permitted building materials and may be approved by the City based upon context and overall site design.
[2]
Industrial structures.
[a]
Materials shall have good durability and quality and shall be selected for compatibility with adjacent buildings and the surrounding developments.
[b]
The facade of any building facing a public right-of-way shall be faced with brick, brick veneer, architectural panels, precast concrete, architectural wood, architectural composites, decorative (architectural) masonry block, stone, glass, or similar materials.
[c]
Metal siding shall not be utilized for any building elevation abutting a public right-of-way and may only be utilized for other elevations in conjunction with a brick or stone wainscoting. The use of metal/steel for roofing material is permissible and shall be approved by the Zoning Administrator based upon context and overall site design.
[d]
Building elevations along a public right-of-way shall wrap around a minimum of 20 feet or to a natural dividing point. Elevations facing side or rear yards shall be finished with materials complementary to the street elevations. Side and rear elevations that do not incorporate a significant proportion of the building material outlined above shall incorporate enhanced landscape and screening measures. Appropriateness and effectiveness shall be subject to Zoning Administrator approval.
[e]
Building elevations abutting a residential land use shall be enhanced with brick, brick veneer, architectural panels, precast concrete, decorative (architectural) masonry block, stone, glass, or similar materials. Landscape and screening measures shall comply with the regulations outlined in § 660-113, Landscape and buffers.Appropriateness and effectiveness shall be subject to Zoning Administrator approval.
(d)
Building color.
[1]
Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same development to each other, and shall be used to enhance the architectural form of a building.
[2]
Color schemes should utilize earth and other natural tones as found in the soil types and/or plant material found in Lake Mills and, more specifically, that area immediately adjacent to the development site.
[3]
All building projections, including, but not limited to, chimneys, flues, vents, and gutters, shall match or complement the color of the surface from which they project.
[4]
Intense, bright, black, or fluorescent colors shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building. Permitted sign areas shall be excluded from this standard.
(4)
Customer entrances. All commercial development shall comply with the following design guidelines and standards.
(a)
Number of entrances required.
[1]
Each principal commercial building greater than 50,000 square feet (gross floor area) shall provide at least two customer entrances, each of which shall be on separate building facades that are oriented to a public street.
[2]
Principal commercial buildings smaller than 50,000 square feet (gross floor area) are encouraged to provide multiple customer entrances on sides of the building that face an abutting public street.
[3]
Where additional stores will be located in the primary building, each such store may have an exterior customer entrance, which shall comply with the prominent entrance requirement below.
(b)
Prominent entrances required. Each primary building on a site, regardless of size, shall have clearly defined, highly visible customer entrances incorporating some of the following design features:
[1]
Canopies or porticos.
[2]
Overhangs.
[3]
Recesses/projections.
[4]
Arcades.
[5]
Raised corniced parapets over the door.
[6]
Peaked roof forms.
[7]
Arches.
[8]
Outdoor patios.
[9]
Display windows.
[10]
Architectural detail such as tile work and moldings integrated into the building structure and design.
[11]
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(5)
Multiple buildings in commercial centers. Commercial centers that contain multiple buildings, including pad sites, shall comply with the following design guidelines and standards:
(a)
Use of similar building materials in a commercial center. In order to achieve unity between all buildings in a commercial center, all buildings in the center, including pad site buildings, shall be constructed of building materials from the color and materials palette approved for the center.
(b)
Use of similar architectural styles or theme in a commercial center. A consistent architectural style or theme should be used throughout a commercial center, and in particular to tie outlying pad site buildings to the primary building. Building entrances are appropriate locations to express individual building character or identity.
H.
Service, loading, outdoor storage and mechanical areas.
(1)
Purpose. Landscaping or other forms of screening shall be provided around outdoor service, storage, loading and mechanical areas to provide sensory (visual, olfactory, auditory) screening from adjacent properties, streets, affected pedestrian circulation routes, and affected pedestrian-oriented spaces.
(2)
General. Integrate outdoor storage areas and loading facilities into the site design to minimize their size, reduce visual impact, and where appropriate allow for pedestrian and vehicular movement between sites.
(3)
Outdoor storage areas. All outdoor storage and/or merchandise display areas shall comply with the regulations outlined in § 660-22.
(5)
Mechanical/utility equipment. Mechanical and utility equipment can detract from the quality of a development and the character of an area. These standards mitigate the negative visual and acoustic impacts of mechanical and utility equipment systems located in a commercial development.
(a)
For new projects, all utilities to serve buildings shall be run underground to reduce visual clutter.
(b)
Window air-conditioning units shall not be installed on any building facade that faces a street.
(c)
Locate and screen mechanical equipment so that the equipment is not visible when viewed from ground level of adjacent properties. Low-profile mechanical units on rooftops that are not visible from public ways should be used. Mechanical units shall be set back from the building edge and located in areas that are not visible or obtrusive. Screen or match the color of roof-mounted equipment with the exposed color of the roof to minimize visual impacts when roof-mounted equipment is visible from nearby buildings and higher elevations.
(d)
Locate and screen utility meters, electrical conduit, and other service and utilities apparatus so as not to be visible from adjoining and nearby streets.
(6)
Trash areas.
(a)
Trash enclosures shall be located in convenient but not prominent areas, such as inside parking courts, or at the end of parking bays. They should be well screened with landscaping and designed to protect adjacent uses from noise and odors. A clear and safe pedestrian route shall be established to each trash area.
(b)
Trash enclosures shall be constructed from solid materials and adequately screened from adjacent units with landscaping. Architectural screening elements should be constructed of the same materials and finishes as adjacent buildings, and the color should also be compatible with the adjacent buildings. Gates should be of a solid material and painted to match the architectural screening elements on nearby fences and walls.
(c)
Trash receptacles should be accessible for trash collection but should not block circulation drives near loading areas or conflict with parking. For security reasons, trash enclosure locations should not create blind spots or hiding areas.
