SUNPORT COMMERCE CENTER DESIGN OVERLAY ZONE (DOZ) Presentation to - - PowerPoint PPT Presentation

SUNPORT COMMERCE CENTER

DESIGN OVERLAY ZONE (DOZ)

Presentation to Stakeholders & Community September & November 2018

MEETING AGENDA

Introductions - 5 minutes

 Neighborhood Leaders  County Staff

Presentation – 25 minutes Questions & Answers / Discussion – 30 minutes

2

BACKGROUND

Past Land Use Planning Efforts Current Conditions Current Initiatives Community Awareness and Input

3

WHAT IS A DESIGN OVERLAY ZONE?

The Design overlay zone may be used for areas which deserve special design guidance but do not require complete design control of development; areas so zoned shall be at least 320 acres or they may be

• f any size specified by a controlling Rank Three Sector Plan, as identified

in the County's Plan Ranking Ordinance (#84-26). The Design Overlay zone must meet at least two of the following three conditions:

• Contain highly scenic natural features or physical setting, or have highly significant views.
• Have development potential which is likely to require unusually complex coordination of

flood control, transportation, open space, and urban land uses.

• Have a strong role in the development of the form of the metropolitan area: arterial

street, corridors, or critical areas near urban centers or historic zones. 4

WHY IS A DOZ BENEFICIAL?

A DOZ establishes design regulations that are mandatory for all properties in order to create a consistent and organized development form and urban design pattern. The regulations go beyond what is required by the Zoning Code.

 A consistent development form serves to strengthen the identity of a zone or geographic area.

A DOZ can assist with creation of multi-modal environments, such as for pedestrians and bicyclists, which may improve the quality of experience for people interacting within a campus, commercial center, or zone. A DOZ can help to create a functional, pleasant and attractive environment for businesses looking to locate within an industrial park or commercial-center environment.

5

THE STUDY AREA: EXISTING LAND USES

The Design Overlay applies to all parcels that lie between 2nd Street to the west, Woodward Road and Stock Drive to the north, Interstate 25 to the east, and Rio Bravo Boulevard to the south There are 71 parcels in the entire DOZ area constituting 843 acres.

• 55% of land in the entire DOZ is vacant.
• 35% of land in the entire DOZ is currently used for

commercial/industrial land uses.

• 10% of land is dedicated to roads.

Currently there are no residential land uses within the entire DOZ boundary.

6

THE STUDY AREA: ZONING

92% of land in the DOZ is M-2 Zoning and 8% of land is zoned M-1.

• The M-2 Zone is the County’s most comprehensive zone

category, allowing for more than 130 uses including:

• Heavy Manufacturing uses M-2 (Permissive)
• Light Industrial Zone M-1 (Permissive and Conditional)
• Community Commercial C-2 (Permissive and Conditional Uses)
• Neighborhood Commercial C-1 (Permissive and Conditional Uses)
• Office and Institutional Zone O-1 (Permissive Uses)
• Residential uses and certain institutional uses (libraries and

churches) are not allowed in the M-2 zone.

7

DESIGN OVERLAY ZONE

Will not change the underlying M-2 and M-1 Zones. The uses will remain. Only the Design standards will change. Basic standards for Landscaping and Parking will be maintained. Additional standards will be added. DOZ proposes standards for private development and within the public realm (streets). This presentation will focus on standards applicable to private development.

8

PROPOSED DESIGN OVERLAY STANDARDS

The plan proposes the following Design Elements to create aesthetically pleasing and coherent environments where pedestrians and bicyclist can move with comfort, safety and all end-users can find interest in the built environment.

To achieve these goals, the following design elements are addressed in the Design Overlay Zone: Architectural Character

• Building Orientation
• Heights and setbacks
• Building Design and Materials

Site Development

• Off-street Parking
• Landscaping
• Walls & fences
• Lighting
• Signage

Design Standards for Public Spaces to encourage vibrant activity and multi-modal transportation.  Roads, trails, parks, plazas

9

INDUSTRIAL PARK BUILDINGS IN ALBUQUERQUE

FUNCTIONAL, PLEASANT AND ATTRACTIVE

10

DESIGN STANDARDS ON PRIVATE PROPERTY –

ABOVE ZONING CODE STANDARDS

1. Height Regulations and Area Regulations (2)

a. Setbacks b. Lot Size

2. Off street Parking Regulations (11) 3. Landscaping (10) 4. Signage (2) 5. Walls (6) 6. Lighting (5)

11

HEIGHT AND AREA REGULATIONS

Standard DOZ Qualification Purpose 1 Height Per M‐1 Zone & Supplementary Height and Area Regulations No change Area Regulations: 2 Setbacks

• a. Front: 10’ minimum
• b. Side: 10’ minimum
• c. Rear: 10’ minimum
• a. Front: less required
• b. Side: More required
• c. Rear: less required

Buildings to the Street; space between buildings Lot Size No minimum Lot Size No change FAR No FAR No change

12

DRAFT

OFF-STREET PARKING REGULATIONS – PART ONE

Category DOZ Standard Qualification Purpose 1 Off Street Parking For retail and office uses, parking areas shall not constitute more than 50% of the street frontage. Higher Standard Prevent parking areas from dominating streetscape 2 Off Street Parking Parking areas shall be visually and functionally segmented into smaller subareas separated by landscaping and/or pedestrian

• walkways. No single subarea shall exceed 100 parking spaces

Higher Standard Prevent parking areas from dominating streetscape 3 Off Street Parking Parking subareas shall be linked to the main pedestrian walkway(s) leading to the main entrance(s) of the building(s) by means of pedestrian walkways at least 6 feet in width. Higher Standard Pedestrian walkability and safety 4 Off Street Parking Where building facades abut off‐street parking spaces, pedestrian sidewalks, no less than six (6) feet in width, shall be provided adjacent to and along the full length of the parking spaces. Higher Standard Pedestrian walkability and safety 5 Off Street Parking Where a drive aisle abuts a major façade, a six‐foot wide pedestrian walkway shall be provided along the length of the façade. Higher Standard Pedestrian walkability and safety 6 Off Street Parking For every 50 parking spaces, a shade tree shall be located in an off‐ street planting area in the parking lot. Higher Standard Mitigate heat island effect; comfort

13

DRAFT

OFF-STREET PARKING REGULATIONS – PART TWO

Category DOZ Standard Qualification Purpose 7 Off Street Parking Properties within 1,000 feet of a public transit route shall be eligible for a 15% reduction in overall off‐street parking requirements. Higher Standard Mitigate heat island effect; comfort 8 Off Street Parking Surface runoff in off‐street parking lots shall be directed to landscaped water harvesting areas. Drainage shall be directed to planting areas to maximize percolation and reduce the need for

• irrigation. Pervious paving/surfaces are highly encouraged.

Innovation Efficiency nad Conservation 9 Off Street Parking Where handicap parking spaces are not provided next to the building, walkways shall be provided from the parking space to the pedestrian sidewalk along the building. The walkway should be clearly demarcated with a walkway at least 6 feet in width. Higher Standard Safety and Access 10 Off Street Parking Pedestrian walkways at least 6 feet wide shall be provided in parking areas to building entrance(s). Higher Standard Pedestrian safety and comfort 11 Off Street Parking Drive‐thru aisles and drive‐up windows shall be placed at the rear

• r sides of buildings where possible and not along the primary

street. Higher Standard Streetscape and Pedestrian/Vehicular conflicts

14

DRAFT

LANDSCAPING REGULATIONS- PART ONE

Category DOZ Standard Qualification Purpose 1 Landscaping Native/Xeric Plants: a minimum of 50% of the plant materials visible from the street shall be regionally native, low water‐use plants. Extensive use of low water use plants is recommended to reduce water, fertilizer, and pesticide use. Higher Standard Conservation; Aesthetics; District Identity 2 Landscaping Turf: High water use turf shall be limited to a maximum of 10% of the total landscape area. There is no limit to turf use when using non‐potable water. When used in the landscape design, all varieties of turf areas should be designed to be efficiently irrigated. Higher Standard Conservation; Aesthetics; District Identity 3 Landscaping Irrigation: A fully automated irrigation system is required to support landscaping within sight of the street. The use of spray irrigation shall be limited to turf or seeded areas. The majority of emitter devices shall be drip. Use of evapotranspiration‐based controllers is encouraged. Higher Standard Conservation 4 Landscaping Erosion Control: All landscape areas shall be stabilized with mulches or plant material to keep soils from washing or blowing away. Higher Standard Erosion Control 5 Landscaping Landscape area visible from the street shall achieve a minimum of 75% vegetative coverage within five years. Planting is required in front of walls that are setback from the property line where visible from the street. Higher Standard District Identify; Aesthetics

15

DRAFT

LANDSCAPING REGULATIONS- PART TWO

Category DOZ Standard Qualification Purpose 6 Landscaping Wherever possible, the landscape design shall incorporate active and passive water harvesting techniques to reduce potable water use for irrigation. Water harvesting areas must meet vegetative coverage requirements and is required in

• ff‐street parking areas with more than 20 parking stalls.

Innovation Conservation 7 Landscaping New development shall be required to surpass the number of required trees per current code by 10%. Higher Standard District Identify; Aesthetics; comfort; mitigate heat island 8 Landscaping Landscaping, low walls under three feet in height, and patios shall be used to define the transition from the public right‐of‐way onto private property. Higher Standard District Identify; Aesthetics 9 Landscaping Street‐fronting side yards (yards on corner lots) should be similar in design and quality to typical front setback landscaping. Higher Standard District Identify; Aesthetics 10 Landscaping Flood irrigation is prohibited unless it is for agricultural uses. Higher Standard Conservation

16

DRAFT

SIGNAGE

Category DOZ Standard Qualification Purpose 1 Signage Per M‐1 Zone in the Zoning Code, except that signs should be of a monument type construction. Higher Standard District Identity; aesthetics 2 Signage Signage should complement the building by being compatible with the building architecture and be appropriately scaled. Higher Standard District Identity; aesthetics

17

DRAFT

WALLS

Category DOZ Standard Qualification Purpose 1 Walls

• a. Walls and fences along the public right‐of‐way shall not be placed

between the property line and the landscaping buffer, except that walls not exceeding two (2) feet may be used to create visual interest but cannot screen more than 20% of the required landscape area. Higher Standard District Identity; Aesthetics 2 Walls

• b. Colors on block and stucco walls visible from the street shall

complement and/or coordinate with the main structure. Higher Standard District Identity; Aesthetics 3 Walls Walls and fences used for screening purposes are not to exceed 10 feet in height. Ten feet is the tallest that a solid wall can be, with up to two (2) feet of additional height consisting of a see‐through material such as trellises, arbors, and semi open structures. Higher Standard District Identity; Aesthetics 4 Walls Chain link fencing, chain link with slats, razor wire or concertina wire is prohibited along minor or major arterial right‐of‐ways. Higher Standard District Identity; Aesthetics 5 Walls For walls, allowable material choices include burnished, split face or colored concrete masonry units (cmu), plain cmu with a stucco finish, stone or adobe bricks. Higher Standard District Identity; Aesthetics 6 Walls For fencing, allowable materials include the following:

• a. Tubular steel
• b. Wrought iron
• c. Metal panel
• d. Stucco masonry

Higher Standard District Identity; Aesthetics

18

DRAFT

LIGHTING

Category DOZ Standard Qualification Purpose

1 Lighting Heights for ground‐mounted lights shall be a maximum of 35 feet. Higher Standard Diminish Light pollution 2 Lighting All lighting fixtures shall be night sky/dark sky compliant. No Change Night Skies for NM 3 Lighting Lighting shall be located so that it does not shine beyond the property boundary. Higher Standard Diminish Light pollution 4 Lighting Lamps shall be incandescent, metal halide or light‐emitting diodes (LED). Higher Standard Conservation 5 Lighting Offsite lighting 200 foot lamberts Higher Standard Diminish Light pollution

19

DRAFT

DESIGN STANDARDS –

NEW CATEGORIES THAT ARE NOT IN THE ZONING CODE

1. Building Orientation (3) 2. Architectural Character (11) 3. Material Quality and Detail (3) 4. Utilities (6)

20

BUILDING ORIENTATION

Category DOZ Standard Qualification Purpose

1 Building Orientation Primary entrances shall be prominent and placed along the primary street or near a street‐adjacent corner. The primary street is the right‐

• f‐way that is taken to access the site.

Higher Standard Streetscape; Pedestrian environment; District Identity 2 Building Orientation Mirrored windows or mirrored doors on exterior facades are prohibited. Higher Standard Streetscape; Pedestrian environment; District Identity 3 Building Orientation Loading docks, overhead doors, and service entries are strongly discouraged along street‐facing facades and should only be used when other options are not available. Higher Standard Streetscape; Pedestrian environment; District Identity

21

DRAFT

ARCHITECTURAL CHARACTER-PART ONE

Category DOZ Standard Qualification Purpose

1 Architectural Character

• a. Architectural styles will be based on contemporary interpretations of Southwest regional designs such as:
• i. Pueblo Revival
• ii. Mission Revival
• iii. Territorial Style
• iv. Contemporary Southwest

Higher Standard District Identity; aesthetics 2 Architectural Character Multiple buildings on the same site shall be designed to create a cohesive visual relationship between buildings: Higher Standard District Identity; aesthetics 3 Architectural Character

• b. Multiple buildings on the same site shall be designed to create a cohesive visual relationship between buildings:
• i. If the existing building does not have a Southwest regional design the new building should incorporate as much of the Southwest

style as possible, but not to the point where there is no visual relationship between the buildings as follows

• ii. At least 20% of the façade shall incorporate one or more of the architectural styles as listed above.

Higher Standard District Identity; aesthetics 4 Architectural Character Primary entrances along major facades shall be clearly defined with facade variations, porticos, roof variations, recesses or projections, or

• ther integral building forms.

Higher Standard District Identity; aesthetics

22

DRAFT

ARCHITECTURAL CHARACTER-PART TWO

Category DOZ Standard Qualification Purpose

5 Architectural Character Break up the Mass. Major facades greater than 100 feet in length shall break up building mass by including at least two of the following architectural features:

• i. Wall plane projections or recesses of at least 2 feet in depth, occurring at least every 100 feet and extending at least 25% of the length
• f the facade;
• ii. A vertical change in color, texture, or material occurring every 50 linear feet and extending at least 20% of the length of the facade;
• iii. An offset, reveal, pilaster, or projecting element, no less than two feet in width and projecting from the facade by at least six inches

and repeating at minimum intervals of 30 feet;

• iv. Three dimensional cornice or base treatments;
• v. A change in visible roof plane or parapet height of at least 20% of the length, each change in height shall be no less than 1 foot;
• vi. Major facades shall incorporate at least one or a combination of the following features along no less than 50% of the length of the
• facade. Such features shall be distributed along the length of the facade in order to avoid creating a blank façade greater than 30 feet in

length. a) Display windows, provided the sill height does not exceed 45 inches above the finished floor and the overall glass height is a minimum of 48 inches. b) Portals, arcades, canopies, trellises, awnings associated with windows do not have to comply with dimensions specified in (a) above or other three‐dimensional elements that provide shade and/or weather protection. c) Raised planters a minimum of 12 inches and a maximum of 28 inches in height, located adjacent to the facade, with living, vegetative materials such as ornamental grasses, vines, spreading shrubs, flowers, or trees over at least 75% of the planter. Coverage shall be calculated from the mature spread of the plants. d) A minimum 15‐foot wide landscaped area planted adjacent to the facade. One shade tree for every 50 linear feet of facade shall be provided in the landscaped area. Shrubs and/or groundcover shall cover at least 75% of the landscaped area measured from the mature spread of the plants. e) Shade trees, provided at one tree for every 30 linear feet of the entire facade, which may be evenly spaced or clustered along the

• facade. Trees shall be placed within defined planting areas that have a minimum interior dimension of 36 square feet and a minimum width
• f four feet. Provision of trees will not fulfill off‐street parking or street tree requirements.

Higher Standard District Identity; aesthetics; Pedestrian Environment

23

DRAFT

ARCHITECTURAL CHARACTER-PART THREE

Category DOZ Standard Qualification Purpose

6 Architectural Character Accessory Buildings. All accessory buildings shall be similar in color and material to the major building on a site. Higher Standard District Identity; aesthetics 7 Architectural Character Drive‐Up Service Windows. Drive‐up service windows shall be oriented away from pedestrian areas, residentially zoned areas and public streets where possible. In cases where drive‐up service windows face these areas, screening shall be provided. Screening may be in the form of walls, earth berms, or evergreen landscaping, or a combination thereof and shall be a minimum of three feet in height. Where walls are provided, a minimum 3‐foot wide planting strip with live vegetation shall also be provided on the pedestrian, residential, or public street side. Higher Standard District Identity; Aesthetics; Pedestrian Safety; 8 Architectural Character Gas fueling canopies and canopy fascia shall be similar in color and texture to the major building on a site. All under‐canopy lighting shall be recessed so that no light lens projects below the canopy ceiling. Higher Standard District Identity; Aesthetics 9 Architectural Character Screening of building equipment

• i. Roof‐mounted mechanical equipment. Roof‐mounted mechanical equipment shall be screened from the public right‐of‐way by

parapet walls or structural features. The minimum height of the parapet walls or structural features shall be as follows: a) 42” if the roof top equipment is within 10 feet of the building wall b) 30” if the roof top equipment is within 10‐20 feet of the building wall; c) 18” if the roof top equipment is beyond 20 feet of the building wall

• ii. Wall‐mounted mechanical and electrical equipment. Wall‐mounted mechanical and electrical equipment on major facades is
• discouraged. If used, equipment shall be screened and painted to match the wall. Wall‐mounted mechanical equipment on non‐major

facades shall be painted to match the color of the subject building or shall screened.

• iii. Ground‐mounted mechanical and electrical equipment, excluding transformers, adjacent to a major facade shall be screened with

walls, earth berms, dense evergreen foliage or other acceptable screening devices. Higher Standard District Identity; Aesthetics 10 Architectural Character

• i. Service areas such as loading docks, trash compactors, trash enclosures and storage yards shall be screened from view from the primary

street right‐of‐way and adjacent residentially zoned properties by a wall/fence at least six feet high. Higher Standard District Identity; Aesthetics 11 Architectural Character Building Color

• i. Applicants will be required to provide color samples at the time of application for building permit. The color samples shall be a

minimum of three inches square and shall be consistent with the proposed building colors, including trim, accents, and primary building colors.

• ii. Only low, reflective (Light reflectance value of less than 28) colors shall be used as primary building colors.

Higher Standard District Identity; Aesthetics

24

DRAFT

MATERIAL QUALITY & DETAIL

Category DOZ Standard Qualification Purpose

1 Material Quality & Detail All buildings shall use materials that are durable, easily maintained, and of a quality that will retain their appearance over time. Higher Standard District Identity; Aesthetics; 2 Material Quality & Detail Mirrored glass is prohibited. Higher Standard District Identity; Aesthetics; 3 Material Quality & Detail

• c. The following materials shall be prohibited:
• i. Natural wood or wood paneling shall not be used as a primary

exterior wall cladding system.

• ii. Gray concrete masonry unit (CMU) shall not exceed 20% of the

exterior finish per façade.

• iii. Pre‐manufactured metal buildings that cannot meet the design

standards shall be prohibited where visible from the public right‐of‐ way. Higher Standard District Identity; Aesthetics;

25

DRAFT

UTILITIES

Category DOZ Standard Qualification Purpose

1 Utilities Where required, above grade utility structures shall be grouped and located on the site in a manner that minimizes their visual impact from the street. Higher Standard District Identity; Aesthetics 2 Utilities Utility cabinets and structures shall be located on the sides or rear walls of structures or screened as required by Architectural Standards Higher Standard District Identity; Aesthetics 3 Utilities Solar technology (such as panels and solar hot water technology) is permitted and encouraged for use on rooftops and on grade. Higher Standard District Identity; Aesthetics; Conservation 4 Utilities Visible electrical equipment and conduits shall be installed in an

• rderly fashion and shall match the exterior color.

Higher Standard District Identity; Aesthetics; Conservation 5 Utilities Any new utilities must be installed underground, if feasible. Higher Standard District Identity; Aesthetics; Conservation 6 Utilities Consult with utility providers prior to finalizing site plans. No Change District Identity; Aesthetics; Conservation

26

DRAFT

PUBLIC REALM

1. Streets 2. Street Trees 3. Sidewalks and Crosswalks 4. Bicycle Facilities 5. Open Space, Trails and Parks 6. Gateways and Signage

27

PROCESS

Draft Design Standards Meetings with Property Owners, Agencies and Departments Meetings with the Community Additional Input From Stakeholders and Community Refine Design Standards and Design Overlay Zone document Final Design Standards Submit Application for CPC recommendation and BCC consideration of approval

28

NEXT STEPS

• Community Meeting Leaders– November 2018
• Meet with Working Group to Review Draft Design Standards – November &

December 2018

• Community Meeting/Open Town House Format – December 2018
• Final Design Standards –December 2018 & January 2019
• CPC Submittal- January 28, 2019 (Public Hearing)
• BCC Submittal- March/April 2019 (Public Hearing)*

*subject to change 29

BERNALILLO PLANNING AND DEVELOPMENT SERVICES

For project information, please contact:

Elvira Lopez, AICP Planning and Development Program Planner 505-314-0384 or email: ellopez@bernco.gov

30