(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
The purpose of these design standards is to promote a regulatory
process that provides options for innovation and significant flexibility
to select appropriate building design, landscaping, stormwater management,
and other site planning elements, which will ultimately help create
developments that are in accordance with the overall concept of the
IH-35 overlay district to encourage the development and redevelopment
of the IH-35 Corridor by providing for the flexibility of uses, stimulating
a broad mix of commercial development, incorporating appropriate residential
uses, supporting and sustaining property values of properties within
the overlay district as well as those adjacent to it, and creating
a quality and unique gateway for Burleson along the IH-35 Corridor.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
The design standards are divided into five sub-districts:
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Specific plan area 1—Spinks
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Specific plan area 2—E Renfro Street/Hurst Road (HURST)
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Specific plan area 3—Hidden Creek Destination Center (HCDC)
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Specific plan area 4—Business Park (BP)
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Specific plan area 5—FM 917 Interchange (FM917)
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Exhibit A shows the map of the IH-35 Overlay Corridor, and exhibit
B shows the map of the sub-districts for these design standards.[1]
[1]
Editor's note—Exhibits A and B are on file in the office
of the city clerk.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
The standards within this article shall apply to all properties
as designated through base or overlay zoning districts. In event of
a conflict between the standards described herein and elsewhere in
the Burleson Code of Ordinances, the standards in this article shall
apply. These design standards shall be applicable as follows:
(a)
For all
new construction; or
(b)
When an
existing building is proposed for remodeling, alteration, addition,
or expansion, and the proposed construction value exceeds 50 percent
of the current appraised value of the existing structure, as shown
on the latest approved tax roll; or,
(c)
When an
existing building is proposed for addition that will increase the
gross floor area of the existing building by 20 percent or greater;
or,
(d)
For any
project proposed or considered under the approval of a specific use
permit, planned development district, or site plan district.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
A commercial
site plan review by the development assistance committee (DAC) shall
be required (before issuance of a building permit) to ensure that
all design standards have been adequately addressed.
(b)
A commercial
site plan review shall follow the development review schedule of the
community development department.
(c)
Application
for a commercial site plan review shall include the following elements
on minimum 24-inch × 36-inch sheet (detailed checklist for each
element is available as a part of the commercial site plan application):
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
Any modification
to the standards of this ordinance shall require review by the development
assistance committee (DAC), and final approval by the city council.
(b)
Application
for waivers or modifications shall follow the development review schedule
of the community development department.
(c)
Application
shall include:
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
At least
one primary entryway shall face the principal street and connect directly
to a sidewalk along the principal street unless:
(1)
At
least 70 percent of the net frontage length of the lot along the principal
street consist of continuous building façade;
(2)
The
building has a continuous shaded sidewalk linking the principal street
and the primary entryway of the building; and
(3)
The
entryway is less than 100 feet from the façade of the building
facing the principal street.
(b)
Building
entrances shall be located at intervals of no more than 100 feet along
the principal frontage of a building. If entrances are located more
than 100 feet apart, the entrances shall be connected by a shaded
sidewalk or arcade. If there is a single entryway on a building with
a principal façade greater than 150 [feet] in length, the areas
between the entryways or the approaches from the end of the façade
to an entryway shall utilize shaded sidewalks to connect the entryways
or protect the approaches.
(c)
On the
building façade facing the principal street, at least 35 percent
of the wall area on the first floor between two and ten feet above
grade shall consist of windows or similar glazing; and at least 25
percent of the wall area on the second floor (between three and eight
feet from the finished floor level) shall consist of windows or similar
glazing. The second story glazing requirement shall apply to buildings
with a single-story façade taller than 20 feet.
(d)
On all
other publicly visible façades, at least 20 percent of the
wall area between two and ten feet above grade shall consist of windows
or similar glazing. Façades built up to an interior mid-block
property line are not required to meet the glazing requirements if
an adjacent building can be constructed.
(e)
False
fronts or shaped parapets shall not be greater than 50 percent higher
than the distance of the building from grade to actual roofline.
(f)
Single-story
buildings 50,000 square feet or greater in gross floor size shall
provide one of the following façade articulation features:
(1)
Changes
in plane with a depth of at least 24 inches, either horizontally or
vertically, at intervals of not less than 20 feet and not more than
75 feet; or
(2)
Changes
of color, texture, or material, either horizontally or vertically,
at intervals of not less than 20 feet and not more than 75 feet; or
(3)
A
repeating pattern of wall recesses and projections, such as bays,
offsets, reveals or projecting ribs, which has a relief of at least
eight inches.
(g)
Single
and multi-use buildings and projects shall provide a minimum of three
of the following building design elements:
(1)
Canopies
or portico, integrated with the building massing and style.
(2)
Overhangs.
(3)
Arcades
with a minimum of eight feet of clear width.
(4)
Sculptured
artwork.
(5)
Raised
cornice parapet over doors.
(6)
Peaked
roof forms.
(7)
Arches.
(8)
Display
windows.
(9)
Ornamental
and structural architectural details, other than cornices, which are
integrated into the building structure and overall design.
(10)
Clock or bell towers.
(11)
Any other treatments, which, in the opinion of the director of planning
and community development, meets the intent of this section.
(12)
Integration of specialty pavers or stamped concrete along the building's
walkway, in which the treatment shall constitute at least 60 percent
of the surface area of the walkway.
(13)
Water elements or fountains, consisting of at least 150 square feet
in area.
(h)
Ground
floor retail building plate heights shall be at least 15 feet in height.
(i)
Windows
generally shall be oriented vertically. Windows on single family or
town house residential buildings shall also utilize surrounds or shutters,
as well as mullions between grouped windows.
(j)
Columns
and piers shall be spaced no farther apart than they are tall.
(k)
Permitted
finishes for commercial or mixed use buildings. At least 80 percent
of the exterior of all new buildings (excluding doors and windows)
shall be finished in one or more of the following materials: brick,
stone, cast stone, rock, marble, granite, glass block and/or tile;
exterior insulating finishing system (EIFS) as an accent (abuse resistant
EIFS above eight feet above grade); split face concrete block, poured-in-place
concrete, and tilt-wall concrete. Any use of concrete products shall
have an integrated color and be textured or patterned. Tilt-wall concrete
structures shall include reveals, punch-outs, or other similar surface
characteristics to enhance the façade on at least 25 percent
of each façade. Cementatious-fiber clapboard with at least
a 50-year warranty may be approved by the city council as part of
a commercial site plan application.
(l)
The following
permitted finishes for residential buildings and live/work units shall
be allowed: brick; stone; synthetic stone and stucco utilizing a three-step
process. The following shall be allowed up to 30 percent as an accent
material: wood, exterior insulating finishing system (EIFS) (abuse
resistant EIFS above eight feet above grade) or similar material over
a cementatious base, rock, glass block and tile. Cementatious-fiber
clapboard with at least a 50-year warranty may be approved by the
city council as part of a commercial site plan or building permit
application.
(m)
Side
façades and rear façades shall be of finished quality
and of the same color and materials that blend with the front of the
building. Rear façades may be painted tilt-wall or painted
block matching the same color of the rest of the building if the rear
façade faces an alley or is not viewable from a public street
or right-of-way.
(n)
For specific
plan area 3:
(1)
A
shaded sidewalk, either through the utilization of shade trees (no
greater than 30 feet of separation) or alternative methods such as
verandas, shall be provided along side the building's principal street
for at least 50 percent of all building frontages. Building entrances
shall incorporate shade elements such as an awning, portico or veranda.
(2)
An
expression line shall delineate divisions between floors of all buildings,
and a cornice shall delineate the tops of façades that do not
utilize a pitched roof. For retail storefronts, a transom, display
window area and bulkhead at the base shall be utilized.
 |
(3)
In
order to provide clear views of merchandise and perceived connections
between the interior and exterior of the building, for new construction
and renovation, the street-level floor of all commercial or mixed
use buildings shall have transparent storefront windows covering no
less than 50 percent of the façade area along the principal
street or facing a plaza. Each additional floor of all commercial
or mixed-use building façades facing the principal street or
plaza shall contain transparent windows covering at least 15 percent
of the façade area.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
In addition to the standards contained in chapter 86 [of the Burleson Code of Ordinances], the following shall regulate landscaping within the overlay district.
(a)
Trees
shall have an average crown of 15 feet at maturity. Trees having a
lesser crown may be substituted by grouping the same to create an
equivalent of 15 feet of spread. At the time of planting, trees shall
be a minimum of three-inch in caliper, as measured 12 inches above
the soil level, and eight feet in height.
(b)
Shrubs
shall be a minimum of two feet in height after planting.
(c)
Parking
lot landscaping.
(1)
A minimum of 20 square feet of landscaping per parking space, including tree islands, shall be provided within the paved boundaries of the parking lot. Trees required in this section are in addition to the requirements for subsection 86-109(f) of the [Burleson Code of Ordinances].
(2)
Any
portion of each parking space shall be located within 60 feet of the
trunk of a tree. Pavement shall not be allowed within three feet of
the trunk of a tree.
(3)
The
landscaped areas shall be protected by raised curbs, except where
wheel stops are utilized at the front of parking spaces along a landscaped
median between parking bays.
(4)
Landscaped
islands shall be located at the terminus of all rows of parking. The
islands shall be a minimum five feet in width and extend the entire
length of the parking stall. The islands shall contain at least one
three-inch caliper tree consistent with the recommended tree list.
(d)
Perimeter.
All parking areas adjacent to a major or minor arterial street,
as shown in the master thoroughfare plan, shall be located a minimum
of 25 feet from the right-of-way line. All parking areas adjacent
to a major or minor collector street, as shown in the master thoroughfare
plan, shall be located a minimum of 15 feet from the right-of-way
line. The area inside the setback shall be landscaped as follows:
(1)
One
large tree, three-inch in caliper minimum shall be planted on 30-foot
centers within the required landscaped area.
(2)
A
minimum of 15 five-gallon shrubs shall be planted in the landscaped
area for every 30 linear feet of frontage. The shrubs shall be planted
in such a way to screen the parking lot from the roadway.
(3)
The
area inside the parking setback may be credited towards the overall
landscaping requirement.
(e)
Foundation
planting.
Foundation plantings are required for buildings
or groups of buildings have 40,000 square feet of gross building area
or larger. One three-inch caliper tree shall be required for each
7,500 square feet of gross building area. The trees shall be located
no farther than 30 feet from the face of the building. The plantings
are intended to break up the face of the building as well as minimize
the visual impact of large areas of impervious cover.
(1)
The
trees required by this subsection may not be credited towards meeting
the requirements of other sections of this overlay district.
(2)
Trees
can be planted in tree grates and shall be utilized for trees planted
less than four feet back of curb.
(3)
Ornamental
trees can be substituted for large trees at a ratio of 3:1.
(f)
Median
plantings.
Developments having frontage on a divided
thoroughfare shall be required to plant trees 30-foot on center within
the median of the thoroughfare. Trees shall be planted in a continuous
pattern where feasible within all street medians. Trees should be
planted in a green strip no less than five feet in width or within
an irrigated tree grate consistent with the character of the adjacent
development.
(g)
Preferred
plant list.
In addition to the plants listed in [chapter 86 of the Burleson Code of Ordinances], the following may be planted to fulfill the requirements.
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Canopy (Shade) Trees
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American Elm
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Ulmus americana
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Black Walnut
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Juglans nigra
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Cedar Elm
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Ulmus crassifolia
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Chinquapin Oak
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Quercas muhlenbergii
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Cottonwood
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Populus deltoids
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Drake Elm
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Ulmus parvifolia 'Drake'
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Mexican White Oak
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Quercas polymorpha
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Montezuma Cypress
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Taxodium mucronatum
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Nutall Oak
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Quercus nutallii
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River Birch
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Betula nigra
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Texas Ash
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Fraxinus texensis
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Texas Oak
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Quercus buckleyi
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Texas Pistache
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Pistacia texana
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Winged Elm
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Ulmus alata
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Ornamental Trees
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Desert Willow
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Chilopsis linearis
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Eastern Redbud
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Cercis canadensis
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Huisache
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Acacia farnesiana 'smallii'
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Mexican Buckeye
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Ungnadia speciosa
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Mexican Plum
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Prunus mexicana
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Possumhaw
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Ilex decidua
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Roughleaf Dogwood
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Cornus drummondii
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Smoke Tree
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Continus obovatus
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Smooth Sumac
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Rhus glabra
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Texas Mountain Laurel
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Sophora secundiflora
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Texas Persimmon
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Diospyros texana
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Wax Myrtle
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Myrica serifera
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Wright Acacia
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Acacia wrightii
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Yaupon Holly
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Ilex vomitoria
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(h)
Public
open space.
(1)
For
specific plans 1, 2 and 5, developments shall provide at least 25
percent of the landscaping area required to be installed on the site
to one or a combination of the following:
a.
Natural
open space that is accessible for use and that is not a drainage swale,
stormwater/water quality detention area, floodplain or a front, rear
or side building yard unless approved as a useable natural area by
the city manager or his or her designee.
b.
A
playground, patio, plaza or outdoor seating area with a minimum width
and depth of 25 feet respectively.
c.
The
land area provided as public open space may be credited against the
overall landscaping requirement on a square foot for square foot basis,
for up to 50 percent of the total landscaping requirement.
(2)
For
specific plan area 3, developments shall provide at least five percent
net site area to one or a combination of the following. The land area
provided as public open space may be credited against the overall
landscaping requirement on a square foot for square foot basis, for
up to 50 percent of the total landscaping requirement.
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Green: A spatially defined open space, available
for unstructured recreation. A green may be spatially defined by landscaping
rather than building frontages. Its landscape shall consistent of
lawn and trees laid out naturally. The minimum size shall be 1 acre
and the maximum size 5 acres.
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Square. An open space available for unstructured
recreation and civic purposes. A square is spatially defined by buildings.
Its landscape shall consist of paths, lawns, and trees laid out formally.
Squares shall be located at the intersection of important streets.
The minimum size shall be 1 acre and the maximum size 3 acres.
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Plaza. A primarily hardscaped open space with formal
landscaping, available for civic purposes and commercial activities.
A plaza shall be spatially defined by buildings. Plazas should be
dimensioned at about 3:1 in terms of its width relative to the building
heights. It shall never be dimensioned more than 6:1.
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Playground. An open space designed and equipped
for children's recreation. A playground shall be fenced and may include
an open shelter. A standalone playground shall be located within residential
areas and may be placed within a block as illustrated. They may be
included in parks and greens, but fencing therein is not required.
There shall be no minimum or maximum size.
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(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
Parking and onsite circulation requirements shall be subject
to the requirements of parking section in the zoning ordinance, except
as follows:
(c)
On-street
parking shall be permitted on any streets consistent with safe and
efficient traffic operations pursuant to the approval of the city
manager or his or her designee.
(d)
Off-street
parking may be reduced as follows:
(1)
By
one space for each on-street parking space located adjacent to the
site on a public street, including spaces on internal circulation
drives that meet public street standards.
(2)
By
up to 15 percent to preserve significant stands of trees or specimen
trees in addition to those required.
(3)
By
as many spaces as is determined to be facilitated effectively by a
shared or reciprocal parking agreement, if delineated in the [appendix
B, section 131], site plan requirements, and approved by the city
manager or his or her designee.
(e)
Parking
lots and buildings shall be set back at least 25 feet from the frontage
roads of Interstate Highway 35. The area between the parking lot or
building and the frontage road shall be landscaped in accordance with
the requirements contained in this overlay district.
(f)
Large
parking lots shall be laid out in such a way that they can be redeveloped
into an urban block pattern consistent with the surrounding street
grid. Accordingly, wet and dry utility conduits shall be designed
and installed in a pattern that facilitates such redevelopment.
(g)
Shared
parking may be allowed within the overlay district. The calculation
of the number of shared parking spaces shall be in accordance with
the following table:
(h)
Sharing
factor for mixed uses.
(i)
To determine
the amount of total off-street parking required for mixed-use projects,
add the total number of spaces required on the two separate uses,
and then divide that total by the appropriate factor from the table.
(k)
Pedestrians
shall not be required to cross an arterial street to access shared
parking facilities except at a signalized intersection along a clearly
delineated pedestrian pathway.
(l)
A property
for which shared parking is proposed between two or more separate
properties, owners of the properties enter into a written agreement
guaranteeing access to, use of, and management of designated shared
parking spaces. The agreement shall be in a form approved by the city,
included as a condition of the commercial site plan, and enforceable
by the city.
(m)
Parking
structures.
(1)
Any
parking structure or covered parking facility, whether a separate
structure or incorporated into another structure, shall incorporate
two of the following design features on a minimum of 60 percent of
any primary fai?1/21/2ade;
(2)
Transparent
windows, with clear or lightly tinted glass, where pedestrian-oriented
businesses are located along the façade of the parking structure;
(3)
Display
windows;
(4)
Decorative
metal grille work or similar detailing that provides texture and partially
and/or fully covers the parking structure opening(s);
(5)
Art
or architectural treatment such as sculpture, mosaic, glass block,
opaque art glass, relief work, or similar features; or
(6)
Vertical
trellis or other landscaping or pedestrian plaza area.
(n)
Unless
an exception below applies, a development site shall be divided into
internal blocks no longer than 800 feet by 400 feet. This standard
shall apply to both blocks containing buildings and/or parking. The
following exceptions shall apply:
(1)
The
maximum block length standard shall not apply to corporate campuses
defined as a site for a single company ten acres or larger with at
least two buildings larger than 50,000 square feet each and a maximum
of 20 percent of the total building square footage devoted to retail
uses.
(2)
Sites
15 acres or greater in size may contain one block with a maximum dimension
of 800 feet by 800 feet for each 30 acres.
(o)
In specific
plan area 3:
(1)
The
parking and circulation within each development shall accommodate
the movement of vehicles, bicycles and pedestrians, throughout and
to and from the development. The onsite pedestrian system shall provide
for directness and street crossings. The bicycle system shall connect
to the municipal trail system.
(2)
There
shall be no off street parking between the principal address of the
building and the street unless the city manager or his or her designee
approves an alternative design.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
Waste
collection, mechanical equipment, HVAC systems and other support elements
for buildings, whether on the ground or on rooftop, shall be screened
from view of any person standing (i) on the property line on the far
side of an adjacent street or (ii) on the property line of the subject
property along the frontage road of Interstate Highway 35, whichever
is applicable.
(b)
Loading
docks, truck parking, outdoor storage, waste cans, waste dumpsters,
trash compactors and other service functions shall be incorporated
into the overall design of the building and landscape so that the
visual impacts are contained and out of view from adjacent properties
and public streets. This requirement shall not be applicable for service
functions located along double-loaded alleys.
(c)
Screening
materials shall be the same or equal quality as those used for the
principal building.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
Chapter 63 of the Burleson Code of Ordinances shall regulate signs. However, in specific plan area 3, only the following shall regulate signs except for those signs exempt from regulation under section 63-9 [of the Burleson Code of Ordinances]:
(a)
One address
number shall be attached to the building in proximity to the principal
entrance or at a mailbox.
(b)
One blade
sign for each business may be permanently installed perpendicular
to the façade. Such a sign shall not exceed a total of six
square feet and not impede pedestrian movement.
(c)
Signage
may be lit externally only with full-spectrum source, unless otherwise
specified.
(d)
Retail
business signs may be a maximum of four feet × eight feet. The
signs may be lighted, and neon is permitted for signs within shop
front windows.
(e)
New pole
signs shall not be allowed.
(f)
Group
signs for multiple businesses on approved city standards or designed
as monument signs shall be allowed upon approval of the city manager
or his or her designee, subject to appeal to the city council.
(g)
Monument
signs shall be allowed but shall not exceed six feet in height and
eight feet in length, and shall be architecturally compatible with
the primary building.
(h)
One temporary
sandwich board sign may be allowed per business, provided such sign
does not exceed 48 inches high and 36 inches wide and is located in
front of the business site. Sandwich board signs may be placed in
front of another business site with the approval of that business
owner. For the purpose of this regulation, sandwich board signs shall
include easels and podiums.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
All exterior lighting fixtures shall comply with the following
standards:
(b)
Directional
lights may be utilized to illuminate signs, flagpoles and architectural
features so long as the illuminate only the intended specific object
and do not shine directly onto neighboring properties.
(c)
Substitutions
of fixtures after site plan approval or issuance of building permit
shall comply with these standards.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
Sidewalks
shall be constructed on each lot prior to completion of any primary
structure. The sidewalks shall be constructed adjacent to and within
the public street right-of-way, and shall include curb ramps where
applicable. Where no public right-of-way exists, the sidewalk shall
be located within a public access easement that provides accommodation
of the future street right-of-way dedication.
(b)
Sidewalks
shall be required adjacent to rights-of-way under the jurisdiction
of TxDOT.
(c)
Sidewalks
shall be provided in order to provide a safe and consistent pedestrian
environment to and from the principal street of a building and between
buildings within a project.
(d)
When
a proposed sidewalk coincides with the general location of a future
sidewalk or trail shown in the most recently approved comprehensive
plan, parks and recreation plan or trail system plan, the sidewalk
shall be constructed in accordance with the design standards for a
trails system sidewalk. The developer shall be required to provide
additional street right-of-way dedication or a public access easement
of sufficient width to accommodate the trails system sidewalk. Where
the trails system sidewalk will be located at the rear or to the side
of a lot, such as within a green belt or similar open space, the developer
shall provide sufficient right-of-way or public access easement to
accommodate the sidewalk.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
Outdoor cafe seating for restaurant, cafe, deli or coffee shop
uses shall be limited to the building's private frontage. Cafe seating
may be allowed, subject to functional restrictions, adjacent to the
building's public frontage (i.e., the public right-of-way) upon the
approval of the city manager or his or her designee.
(Ord. No. B-792-10(A0410), §
1, 4-19-2010)
(a)
Joint
and cross access.
Adjacent commercial or office properties
and major traffic generators (i.e., shopping plazas, office parks)
shall provide a cross access drive and pedestrian access way to allow
circulation between sites. This requirement shall also apply to a
building site that abuts an existing developed property unless the
decision-making body finds that this would be impractical. Property
owners shall:
(1)
Record
an easement in the public records of Tarrant County or Johnson County
that allows cross access to and from the adjacent properties;
(2)
Agree
that any pre-existing driveways provided for access in the interim
shall be closed and eliminated after construction of the joint use
driveway; and
(3)
Record
a joint maintenance agreement in the public records of the City of
Burleson defining maintenance responsibilities of property owners
that share the joint use driveway and cross access system.
(b)
Requirements
for unified access and circulation.
In the interest of
promoting unified access and circulation systems, development sites
under the same ownership or consolidated for the purposes of development
and comprised of more than one building site shall be considered unified
parcels. This shall also apply to phased development plans. Accordingly,
the following requirements shall apply:
(1)
The
number of connections permitted shall be the minimum number necessary
to provide reasonable access to the overall site and not the maximum
available for that frontage.
(2)
All
easements and agreements required under the above shall be provided.
(3)
Access
to outparcels shall be internalized using the shared circulation system
and designed to avoid excessive movement across parking aisles or
queuing across surrounding parking and driving aisles.
(c)
Where
abutting properties are in different ownership and not part of an
overall development plan, cooperation between the various owners in
development of a unified access and circulation system is encouraged.
Abutting properties shall not be required to provide unified access
and circulation until they are developed or are redeveloped.
(d)
When
a residential development is proposed that would abut an arterial
or major collector roadway, it shall be designed to provide lots abutting
the roadway with access from an interior local road or frontage road.
Direct driveway access to individual one- and two-family dwellings
from arterial and major collector roadways shall be prohibited. All
other reasonable access alternatives shall be investigated and judged
unacceptable by the city engineer before direct residential driveway
access on an arterial or major collector is permitted.
(e)
Redevelopment
requirements.
Properties with access connections that
do not meet the requirements above shall be brought into compliance
to the extent possible when modifications to the roadway are made
or when a change in use results in one or more of the following conditions:
(1)
When
a modification to an existing connection is required.
(2)
When
commercial site plan review and approval is required.
(3)
When
a site generates an increase of 20 percent or greater in peak hour
trips or 100 vehicles per hour in the peak hour, whichever is less,
as determined by one of the following methods:
(f)
If the
principal activity on a parcel with access connections that do not
meet the regulations of the above is discontinued for a period of
one year or more, then the parcel must comply with all applicable
access requirements of the above to the extent possible.
