It is intended that the interchange influence area designation be applied primarily to undeveloped and underdeveloped lands which may be subject to increased growth and development pressures due to the construction of new interchanges on limited access highways. It is further intended that the said designation will encourage and foster high quality development in the area of a proposed interchange. (Ord. 907 §2, 1991)

The reviews, procedures, submittal requirements, recording requirements, and other requirements of title 17 shall apply to all properties designated as lying within the Interchange Influence Area except as modified herein. (Ord. 907 §2, 1991)

Any area within the city limits designated as lying within an interchange influence area shall be so indicated on the zoning map in addition to its respective zone district. Any unincorporated area not included within the city limits but designated as lying within an interchange influence area shall be included as such within the city's master plan. (Ord. 907 §2, 1991)

The provisions of the interchange influence area are in addition to the requirements of the underlying zone district of a subject property and may supersede the zone district requirements. (Ord. 907 §2, 1991)

The following development requirements apply to all proposed development within an interchange influence area.

(A) Setback requirements. The following minimum setbacks from the right-of-way line of the listed classes of streets and property lines shall apply to all buildings and parking areas:

(1) Freeway/principal arterial - seventy-five feet;

(2) Minor arterial/connector - thirty feet;

(3) Local street - twenty feet;

(4) Perimeter project property line - thirty feet; and

(5) Internal project property line - twenty feet.

(B) Setback exceptions. Notwithstanding the requirements set forth in subsection (A) above, the following exceptions apply:

(1) Setbacks from freeway/principal arterial streets may be a minimum of thirty feet when landscaping, screening material, or other mitigation techniques are provided, to a degree greater than that called for in this section, which effectively screen the parking areas and building service areas from the street.

(2) Setbacks of up to zero feet along all streets and property lines may be provided in commonly planned projects which exhibit characteristics of an urban village which includes extensive amenity areas, strong pedestrian, transit, and bicycle orientation, varied and high quality building materials, complex and interesting building massing, and extensive landscaping.

(C) Landscaping. All rights-of-way and setbacks are to be landscaped and maintained by property owners as follows:

(1) At least twenty-five percent of all sites shall be landscaped areas, hard surface landscapes, public plazas, walks, and sidewalks. This shall be in addition to any required public land dedication.

(2) Buildings of over 350,000 gross leasable square feet may include public indoor spaces as provided in subsection (1) above.

(3) Street edges. The following minimum planting quantities must be met. Plantings may be clustered in natural patterns:

a. Detached sidewalks. At least one tree per forty lineal feet shall be provided between the sidewalk and back of curb. An additional tree and ten shrubs per forty lineal feet must be provided within ten feet of the sidewalk.

b. Attached sidewalks. At least one tree per twenty lineal feet shall be provided within fifteen feet of the sidewalk. An additional five shrubs per twenty lineal feet plus perennial flower beds, ground cover, or grass lawn are required for the twenty feet from the edge of the curb towards the center of the parcel, inclusive of the sidewalk.

c. Meandering sidewalks. At least one tree per twenty lineal feet shall be provided. An additional ten shrubs per twenty lineal feet plus perennial flower beds, ground cover, or grass lawn are required for the thirty feet from the edge of the curb towards the center of the parcel, inclusive of the sidewalk.

(4) Entry drives must provide planting materials at not fewer than three height levels of scale; that is, ground cover, shrubs, and canopy or ornamental trees. Plantings should frame and complement entry signs.

(5) Perimeter plantings, when not abutting a street. The following minimum planting quantities must be met and plantings may be clustered in natural patterns:

a. Between similar uses. Provide a minimum fifteen-foot planting strip containing at least one tree per twenty lineal feet and a screen hedge of evergreen and deciduous shrubs a minimum of three feet in height at maturity along a minimum of fifty percent of the shared perimeter.

b. Between dissimilar uses. Provide a minimum thirty-foot planting strip containing a minimum three-foot high berm for at least fifty percent of the shared perimeter and at least one tree per twenty lineal feet and a screen hedge of evergreen and deciduous shrubs a minimum of five feet in height at maturity along a minimum of fifty percent of the shared perimeter.

c. Adjacent to shared access drives. Provide a minimum eight-foot wide planting strip along both sides of the drive, not including the sidewalk.

d. Parking lots. The following minimum amounts of landscaping must be provided in and around parking lots (plantings required for street edge and perimeter planting areas may not be counted in meeting this requirement): ten percent of parking lots with less than 500 spaces shall be landscaped, eight percent of parking lots with less than, or 1,000, spaces shall be landscaped, and five percent of parking lots with more than 1,000 spaces shall be landscaped. A minimum of one tree per ten parking spaces is required. The ends of parking rows must have six-foot wide planting islands with a minimum of two shade trees and eight shrubs. Parking lots with more than 100 spaces must provide landscaped medians between every fourth parking row with at least one shade tree and eight shrubs for every thirty lineal feet of median. Projects with more than 500 parking spaces may submit parking plans which demonstrate that the visual impacts of the parking lots are minimized as an alternative to these requirements.

(D) Sidewalks.

(1) Sidewalks along streets shall be provided as required by chapter 14-04, B.M.C.

(2) Sidewalks shall be provided to building entryways from streets, parking areas, and adjacent developments. Distinct pedestrian ways from the street to the building entry shall be provided through the use of construction materials and landscaping.

(E) Access points. Access points are limited as follows. These distances may be modified based upon an engineering analysis approved by the city engineer and, if applicable, approval of a site development plan:

(1) Distance between signalized intersection:

(2) Minimum distance from access point to intersection:

(3) Minimum distance between access points:

(F) Building height. Maximum of forty feet unless otherwise modified by site development plan, PUD plan, or use by special review approval.

(G) Parking lots. Parking lots of greater than 100 spaces should be broken into smaller, connected lots by the use of landscaping and other screening techniques. Projects with more than 500 parking spaces may submit parking plans which demonstrate that the visual impacts of the parking lots are minimized as an alternative to this requirement. Parking shall be provided for bicycles and motorcycles in a location proximate to building entryways.

(H) Building design and materials. Each development shall present a consistent theme or style to promote visual identity.

(1) Building material should be of high quality and attractive appearance using matte texture earth tones. Masonry, brick, and stone in their natural state are preferred as principal cladding materials. Textured concrete, architectural block, stucco, modulated in jointed patterns and precast concrete with appropriate detailing are also acceptable materials. Materials, detailing, and colors should be repeated on all building facades.

(2) The use of reflective glass should be minimized and any use of highly reflective glass is prohibited.

(3) Unpainted or untextured concrete or masonry, metal buildings, or unpainted metal are prohibited.

(4) The use of roof or facade offsets or breaks is encouraged. Roof planes should be varied. Facade lines should be broken at least every forty feet on all building sides. Large scale buildings over 500,000 square feet or common-walled cluster buildings over 500,000 gross building area are allowed larger areas of unbroken facade with the mitigation of visual impacts through other techniques.

(5) All mechanical equipment to be screened from view in a manner consistent with the design of the structure and site.

(6) All service areas to be screened in a manner consistent with the design of the structure.

(7) Building entrances should be easily identifiable from the street and principal drive.

(8) The color palette should be simple and consistent within projects. Colors should be compatible with neighboring development. Bright or primary colors should be used only for accent elements.

(I) Fencing. Fencing shall be constructed of brick, masonry, stone, architectural block, or wrought iron. Fencing material should be compatible with building cladding materials used on the project. Knee walls are encouraged to screen parking areas. Fencing of greater than four feet should be used on a limited basis when other screening techniques are not feasible.

(J) Signs. A sign plan is required for all development. Projects exceeding 200,000 square feet of gross leasable area may vary from these standards with a comprehensive signage design plan. All signs shall be architecturally integrated with the overall project design.

(1) Only monument signs are allowed freestanding. Monument signs shall not exceed thirty-two square feet per face nor shall the sign area exceed four feet in height or six feet total for the sign structure, and the horizontal length shall not exceed eight feet.

(2) Wall signs may not extend above roof line and shall be consistent throughout the project.

(3) Billboards are prohibited.

(4) Only one sign is permitted at street access points.

(5) Internally lit signs may only illuminate text and logos. External illumination shall be from concealed sources.

(K) Lighting.

(1) Exterior lighting shall not create glare or spillover light to adjacent properties.

(2) Walkway lighting should not exceed sixteen feet in height.

(L) Transit. Projects shall be designed to facilitate transit services.

(M) Building orientation. Buildings should, to the extent feasible, be grouped in a manner to create plazas, walkways, and other gathering places while preserving key views. (Ord. 907 §2, 1991; Ord. 1252 §1, 1997)

(A) Mobile homes or modular housing.

(B) Commercial outdoor recreational uses, amusement parks, or sports arenas, not including golf courses or country clubs.

(C) Truck, trailer, heavy machinery, or farm equipment storage or service.

(D) Building or construction supply, sales, or storage yards.

(E) Car wash facilities except as an accessory use.

(F) Manufacture or storage of oil, gasoline, or petroleum products for distribution, not including gasoline service stations.

(G) Automobile sales or storage.

(H) Mini-storage of warehousing facilities.

(I) Animal kennels.

(J) Chemical manufacturing plants.

(K) Cement, concrete, lime, or gypsum manufacturing.

(L) Fertilizer manufacturing.

(M) Aggregate plants.

(N) Commercial manufacturing or storage of hazardous materials such as gasoline, flammable liquids, and gases, industrial waste products.

(O) Outdoor storage of rubbish, refuse, wastes, junk or salvage yards, automobile, truck, or machinery storage, shipping containers, or vegetable or animal by-products.

(P) Landfills or recycling facilities. (Ord. 1252 §2, 1997)