HomeMy WebLinkAboutAdditional InformationEXHIBIT 10 CONTINUED
COMMERCIAL BUILDING ARCHITECTURAL STANDARDS
1. Introduction
The architectural standards in this section describe exterior Building elements and. Building
composition that are appropriate for a mixed -use, pedestrian- scaled traditional neighborhood.
These standards are not presented as subjective • value judgments of style and architectural
preferences, but instead are intended to illustrate the basics of architectural design that will give
the Legacy District a diverse, yet complementary set of Buildings that work with the streetscape
and urban design of the community. Individual Buildings should be designed. so as to contribute
to the overall character of the Legacy District. The intertwining of community architectural
design values and individual architectural contributions will ensure compatibility, authenticity,
and quality within the Legacy District as a whole.
The standards contained in this Exhibit 10 are based on traditional design principles pertaining to
overall massing, proportions, and the contextual relationship to the street and neighboring
Buildings. The architectural design standards establish consistent design elements ensuring its
"timeless" character, while allowing flexibility for a diversity of architectural expressions.
2. Building Design
A. Building Design Standards
Buildings shall be generally oriented parallel and perpendicular to the street. Flexibility
shall be permitted in Building orientation to provide for maximum sun exposure to the
street and open spaces, or as the street layout dictates.
Pedestrian scale detailing shall be provided on the front elevation of the Building at the
ground level.
End or corner segments of Buildings should generally have an additional level,
decorative articulation or roof detail.
The first floor and all other floors shall have a coordinated composition, which will
usually be indicated by the alignment of upper floor windows and other features with
openings and features of the first floor.
In Buildings which contain ground -floor commercial uses and which are not located in
the Corner Use Block, the ground floor should generally be at least 12 feet to 14 feet high
and should be of a greater height than the upper floors.
Continuous facades more than sixty (60) feet wide shall be designed with vertical offsets
at intervals which evenly divide the facade into halves, thirds, or quarters, etc., or shall be
designed at intervals not less than sixty (60) feet, whichever is less. These offsets may be
projecting, recessed, or may be a simple change in Building material or detailing.
Exhibit 11
Corner Use Block Commercial Buildings
B. Fences and Screening
Fence construction along the front facade shall be decorative, such as wrought -iron style,
decorative wood, or a courtyard wall.
Ground level mechanical /telecommunication equipment visible from a public street shall
be screened with suitable landscaping, walls, or fencing in general architectural
compatibility with the Building(s) with which.it is associated.
Rooftop mechanical/telecommunication equipment shall be fully screened on all sides
using parapets, penthouse screens or other similar methods which are integrated into the
overall Building design.
C. Materials
The visual appeal of a Building's materials has a tremendous impact on the perception of
its quality. High - quality, robust and tactile finish materials project feelings of warmth,
permanence, and timelessness. The relationship and use of materials, textures, details and
color of a new Building's principal facades shall be visually compatible with and similar
to those adjacent Buildings or shall not contrast conspicuously. Durable materials are
especially critical at the street level where pedestrian contact will be considerable.
Exterior materials shall be durable and of high quality, such as Masonry, pre -cast
concrete, concrete block, face brick, poured concrete, split face, scored split, scored
smooth, or fluted masonry units, Quick Brick (brick look type Concrete Masonry Units),
and high - quality siding of wood or fiber- cement. Non - durable materials such as thin layer
synthetic stucco products shall not be used within eight (8) feet of the ground.
The first floor and upper floors may be composed of different materials.
The materials in the rear of the Building must be coordinated with the front facade,
although they may be different.
Front and side facades of Buildings located on corner lots shall be of the same materials
and similarly detailed.
Appropriate materials for the following Building elements are as follows
® Windows: wood, vinyl clad wood, vinyl, anodized aluminum,
aluminum -clad wood.
• Doors: wood, anodized aluminum, faux wood, steel (security doors).
a . Trim: wood, synthetics.
® Visible roofing: standing seam metal, zinc, architectural asphalt shingles,
slate and high - quality synthetic slate, tile, and wood shake.
Exterior walks, steps, stoops and paving shall be masonry or stone pavers, or poured or
pre -cast concrete. Exterior stair handrails and other stair details shall be stone, pre -cast
concrete, wrought -iron style, wood, simulated wood products, or another decorative
material.
3. Windows
A. Window Standards
All window design shall be architecturally compatible with the style, materials, color,
details and proportion of the Building. The number of panes, the way the window opens,
the trim around it and whether it is embellished with shutters must be consistent with the
architectural style of the structure.
Windows should be provided on all facades. Exceptions shall be made for certain
architectural styling, faux windows (such as "trompe- l'oeil "), and other details that
imitate windows in locations where actual windows are not appropriate; provided,
however, that any such techniques shall be architecturally compatible with the style,
materials, color, details and proportion of the Building. Appropriate techniques do not
include the use of shutters without glass, or the use of spandrel glass at the street level.
Windows shall generally be vertically proportioned.
Windows shall be rhythmically spaced in a pattern compatible with the form of the
Building. Where Buildings are located on corners, the window style and details shall
complement the facades on the facing streets.
Windows shall be recessed in their openings and not flush mounted with the wall, and
shall appear as individually "punched" through the wall rather than as adjacent windows
separated by frames.
At street level, glazing shall be clear or slightly tinted glass (not opaque nor highly
reflective). -�
Metal screens or bars shall not be permitted to cover window openings.
Special windows are allowed (ovals, hexagons, etc.) as accents.
For Buildings which are intended to have ground -floor commercial uses and which are
not located in the Corner Use Block, at least sixty percent (60 %) of the total area of the
icfast floor acade (up to the line he second floor elevation) shall be transparent vision
glass. Upper floors of Multi -Story Buildings should have 20 -40% transparency.
B. Shutters
Where appropriate to the design of a Building, paneled or louvered shutters shall be
provided on all windows visibly exposed to a street or common open space.
Shutter style shall match the window and architectural style of the Building, and shall be
sized to match actual window dimensions.
Single shutters shall not be used on double or larger windows.
Shutter materials should generally he wood, fiberglass, or a high - quality composite.
Plastic shutters are not permitted.
Shutters shall either be operable or appear to be operable through the use of non- visible
fasteners that create a slight projection where the shutter is affixed to the outer edge of
the window.
4. Entrances
Primary entrances shall be defined and articulated by elements such as lintels, pediments,
pilasters, columns, porticos, porches, canopies, and other design elements appropriate to the
architectural style and details of the Building as a whole.
A corner entrance is permitted at corner Buildings to improve visibility and pedestrian
circulation, and to accentuate the corner. Corner entrances should be angled to address both
streets.
Entrances to upper floors shall be clearly distinguished from storefront entrances through
differentiated architectural treatment and materials.
Anodized metal, bright aluminum, or stainless steel frames, or fully glazed (frameless) doors
shall be avoided. Finished frames may be metal with black anodized or painted finish (only
"wide stile" frames), however, painted, stained, or varnished wood is preferable.
5. Roofs and Cornices
A. Cornices and Parapet Walls
1. There shall be articulation and detailing where the roof meets the wall, including
cornices, eaves or rakes. Moldings, brackets, and finials can be used as special
elements added to the cornice.
2. Flat roofs should have a parapet wall or similar decorative feature on the Building's
front and sides.
3. In larger scale Buildings, extended parapets, projecting cornices, pitched or slope
roofs, or decorative moldings of fourteen (14) inches or more are required to give the
roof/cornice proper visual weight and proportion to the Building.
4. Important architectural features, such as the cornice lines, shall be aligned from
Building to Building provided, however, that there should be adequate variation to
allow for an organic quality to the architecture without detracting from the coherence
of the street wall.
B. Roof Shape
1. Traditional roofs are typically "flat" (sloped 1 "- in -12" or less) hidden behind parapet
walls. However, some sloped roofs, including gable, hipped, and shed roofs are also
acceptable if sloped between 4 "- in -12" and 12 "- in -12 ". Mansard, gambrel, and
domed roofs shall adhere to traditional forms and proportions. False roofs are
generally inappropriate and should only be used in limited situations. In general,
architectural solutions shall be used to best conceal mechanical equipment,
particularly in rooftop applications.
2. Sloped roof heights from eave to peak shall not exceed the height from grade to eave
(the roof shall not be taller than the Building wall supporting the .roof).
3. On comer sites, the roof and cornice design shall be appropriate for both corner sides
of the Building.
C. Roofing Color
Visible roof materials should be muted in color (dark reds, browns and earth- tones,
natural metal colors including aluminum, dark anodized aluminum, zinc, tin and lead).
White, bright, non - fading and high intensity colors, multicolored and bright metal
finishes are inappropriate on visible rooftops. However, colors should be considered in
the context of the effect of heat absorption, especially on flat roofs.
D. Mechanical Equipment and Appurtenances
1. The form of the roof or cornice shall hide mechanical equipment and roof
penetrations, such as plumbing stacks and vents, from view from streets and
sidewa lks.
2. Downspouts can be used where appropriate for the architectural design of the
Building.
3. Gutters and downspouts should be located to respect the architectural lines of the
Building and shall not be affixed to columns or other prominent Building elements.
4. Downspouts shall be oriented so as to not discharge water into pedestrian areas.
6. Accents and Projections
A. Bays and Projections
1. Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up
to the property line.
2. Bay windows and storefronts are permitted to project three (3) feet from the main
Building facade.
3. Bay windows shall be vertically proportioned and shall tightly frame an appropriately
sized and styled window.
4. Overhangs and eaves shall be shallower than the main roof form and be consistent on
all sides.
5. Cornices and eaves shall have a maximum projection of four (4) feet or 15% of the
Building height, whichever is less.
6. Awnings, canopies, cornices, eaves, balconies and Building - mounted signage may
extend into yard setbacks and any rights-of-way, subject to the review and approval
of the Director, but shall not exceed the width of the sidewalk or multi -use path
below. The lowest portion of any projection extending into a right -of -way shall be a
minimum of eight (8) feet from the ground level in order to provide clear passage for
pedestrians and bicyclists.
B. Towers and Vertical Elements
1. Towers and vertical elements are encouraged on prominent Buildings, particularly
those that serve as street or view corridor terminus.
2. Any vertical Building elements shall be compatible with the design of the Building as
a whole. Towers and vertical elements should not overpower a Building facade and
shall be used only as an accent in special locations.
3. Height requirements for Buildings may be waived for vertical Building appurtenances
such as chimneys, spires, turrets, cupolas, belfries, and towers designed for functional
or ornamental purposes to articulate the design of a Building, especially if appropriate
to a special Building type or historically -based style.
C. Balconies
1. The use of flower boxes and plantings is encouraged on balconies and windows.
2. Deeper balconies that are intended to be usable may have simple awnings, canopies,
or trellises.
3. Balcony railings shall be designed for transparency so that the Building wall can be
seen from the street.
D. Awnings
1. Fixed or retractable awnings are permitted if they complement a Building's
architectural style, material, color, and details; do not impair facade composition; and
are designed as an integral part of the facade.
2. Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal,
aluminum or plastic awnings are not permitted, provided, however, that high - quality
decorative metal elements that mimic awnings may be permitted in commercial areas
if they are consistent with the Building design and area character.
3. In Buildings with multiple storefronts, compatible awnings shall be used as a means
of unifying the structure.
4. Oversized and continuous awnings are not permitted.
5. Backlit or glowing awnings or canopies are not permitted.
The Legacy
Street Standards
The following standards shall apply to The Legacy:
1. Pavement sections shall be as shown on the following sheet titled "The
Legacy — Pavement Section Types ".
2. Roadways and pedestrian walks & paths, both public and private, are
permitted within the "Open Spaces" at Developer's discretion.
3. Utilities, irrigation systems, signage, lighting and similar infrastructure
may be located within the public rights -of -way at Developer's discretion
and will require a Consent to Encroach Agreement with the City of
Carmel which will require Board of Public Works approval with the
exception of irrigation systems which can be approved by the City
Engineer.
4. The minimum horizontal centerline radius for Cherry Creek Boulevard
shall be 400 feet. The minimum horizontal centerline radius for all other
public streets shall be 100 feet provided that safe stopping sight distance
is provided within the right -of -way.
5 The minimum tangent between reverse curves for Cherry Creek
Boulevard shall be 100 feet. The minimum tangent between reverse
curves for all other public streets shall be zero (0) feet.
6. The minimum curb radius at an intersection for public streets shall be 20
feet with a right -of -way radius of 10 feet with the exception of public
streets within the Urban Residential, Primary Office, and Village Core
Use Blocks where the minimum right -of -way radius is zero (0) feet. The
minimum curb radius at an intersection for public streets intersecting
with River Road shall be 40 feet with a right -of -way radius of 30 feet.
7. The minimum curb radius at an intersection with a public street for
alleys, private streets, frontage places and /or curb cuts shall be 20 feet.
8. All culdesacs shall terminate in a circular right -of -way with a minimum
diameter of one hundred (100) feet and a minimum pavement diameter of
seventy six (76) feet, or other approved arrangement for the turning of all
vehicles conveniently within the right -of -way.
9. The maximum length of a cul -de -sac street shall not exceed 750 feet.
10. Concrete sidewalks shall be a minimum of five (5) feet wide, 4 inches
thick, placed on grade.
11. Asphalt walking, bike and multi- purpose paths shall have a pavement
section consisting of 110 lbs /sy of #11 bituminous surface placed over
The Legacy
Street Standards
Page 2 of 2
200 lbs /sy of #8 bituminous binder placed over 5" of compacted #53
aggregate base.
12. The use of "Permeable Pavers" may be used in alleys, parking lanes,
parking lots, crosswalks and /or gutters at Developer's discretion.
"Permeable Pavers" and /or other alternative Low Impact Development
(LID) pavement sections may also be used in travel lanes if approved by
the City Engineer.
13. Placement of asphalt pavement and concrete curb infrastructure within
public right -of -way shall be in accordance with the City of Carmel Right -
of -Way Paving Policy and Concrete Curb Policy respectively.
14. The minimum separation between the centerline of successive full access
existing and proposed entrances /intersections on River Road shall be 500
feet with the exception of the first full access entrance /intersection south
of 146th Street which shall have a centerline separation of no less than
300 feet from 146`11 Street. Right- in/Right -out access points may be
allowed in shorter intervals if approved by the City Engineer.
15. The minimum separation between the centerline of successive public
right -of -ways within the Legacy District shall be 150' provided that this
spacing does not create a public safety issue (limited sight distance,
conflicting left turn access, excessive traffic stacking for turns onto one
public street and blocking another one, etc.). Alleys, private streets,
frontage places, one -way pairs, and curb cuts are exempt.
16. The minimum separation between the centerline of a residential driveway
and the centerline of the right -of -way of an adjacent public street shall be
55'..
17. If the City is petitioned to take over private streets and /or alleys within
the Legacy District, said street or alley must be improved to the current
governing City standards as determined by the City Engineer prior to
acceptance at the sole expense of the petitioner unless otherwise waived
by majority passage of the Carmel City Council.
18. There shall be no intersections of more than two (2) cross streets within
the Legacy District unless a roundabout is installed and adequate sight
distance is provided on the roundabout.
19. In conjunction with other Low Impact Development (LID) practices (i.e.
bioswales in common area median, or permeable pavers) the minimum
street grade shall be 0% if approved by the City Engineer. If no LID
practices are used, the minimum street grade shall be 0.5% (1 /2 %).
Urban Design Guidelines for Gas Stations
May 2006
Compte tenu de la nature de ce document, it n'est disponible qu'en anglais. La Ville pourra, sur demande, traduire ce
document au complet ou en partie. Les demandes de traduction doivent etre presentees a la Division des services en
frangais (DSF -FLSD @ottawa.ca; par telephone au 580 -2424, poste 21536).
Due to its technical nature, this document is available in English only. The City of Ottawa may translate this document
or parts thereof on request. Requests for translation should be forwarded to the French Language Services Division
(DSF - FLSD @ottawa.ca or 580 -2424, ext. 21536).
A gas station is a facility where gasoline or other fuels are sold and where maintenance and
minor automobile repair services may be conducted. A gas station consists of a gas bar with
gasoline outlets and typically other associated facilities such as car washes, automotive services,
convenience stores and food services.
Purpose and Application
The purpose of these guidelines is to provide urban design guidance at the planning application
stage in order to assess, promote and achieve appropriate development of gas stations. Specific
site context and conditions will be reviewed in conjunction with these guidelines.
These guidelines are to be applied throughout the city for all gas station development. When gas
stations are located in areas identified as Mainstreets, the guidelines for Mainstreets also apply.
When gas stations are located together with drive - through facilities, the guidelines for drive -
through facilities also apply. Where a Community Design Plan or relevant planning study exists,
these guidelines will augment those documents. They will also be used to help inform the
preparation of new Community Design Plans.
Objectives
• To promote compatible gas station development that improves its existing or planned
context;
• To protect and enhance the character and quality of the districts and neighbourhoods
where gas stations are located;
• To enhance the public streets and contribute to a high quality public space;
• To create safe and controlled traffic circulation that balances the needs of vehicles and
pedestrians; and
• To minimize impacts on adjacent land uses that could be caused by on -site activities.
City of Ottawa Planning and Growth Management Department Page 1
Urban Design Guidelines for Gas Stations May 2006
Official Plan and By -law Direction
The Official Plan identifies compatibility as a key design objective for the built environment over
the next 20 years. As per sections 2.5.1 and 4.11 of the Official Plan, achieving compatibility of
new development, such as gas stations, will involve not only considerations of built form, but also
of operational characteristics and the development context.
Annex 1 of the Official Plan identifies the protected rights -of -way sufficient to provide enough area
for the streetscape elements and meet the needs of pedestrians and cyclists.
Annex 3 of the Official Plan contains a number of design considerations that provide suggestions
for how to meet the Design Objectives and Principles in section 2.5.1 of the Official Plan. All
other policies of the Official Plan and applicable regulations, such as the Private Approach By-
law, the Signs By -law and the Zoning By -law must be met.
Context and Challenges
Numerous trends in the industry are affecting the design of gas station sites. Gas stations often
operate 24 hours and tend to locate on larger sites, and contain an increased number of gas
pumps. Auto services associated with gas stations are shrinking, while other services such as
convenience stores, car washes, banking machines, retail units and drive - through services are
increasing, which results in getting consumers out of their vehicles and circulating around the site
on foot. Additionally, major petroleum companies have adopted a set of standard building and
canopy types to assert a cohesive image and presence in the marketplace.
As a result of these trends, the design of gas station sites presents several challenges, including
incorporating prototypical building designs and corporate image elements into the immediate
context; addressing the complexity of large sites and the requirements of the many different uses;
designing a circulation pattern to meet the needs of both vehicles and pedestrians; supporting a
pedestrian - friendly environment along public streets; and using landscape areas effectively to
improve the overall environmental and visual quality of the area.
Other Available Guidelines
• Urban Design Guidelines for Large- Format Retail (2006);
• Urban Design Guidelines for Development along Traditional Mainstreets (2006);
• Urban Design Guidelines for Development along Arterial Mainstreets (2006);
• Urban Design Guidelines for Drive - Through Facilities (2006);
• Urban Design Guidelines for Outdoor Patios (2006);
• Infill Housing Design Guidelines - Low- Medium Density (2005) and
• Regional Road Corridor Design Guidelines (2000).
Urban Design Guidelines
The urban design guidelines for gas stations are organized into the following six sections:
1. Streetscape and Built Form
2. Pedestrians and Cyclists
3. Vehicles and Parking
4. Landscape and Environment
5. Signs
6. Servicing and Utilities
City of Ottawa Planning and Growth Management Department Page 2
Urban Design Guidelines for Gas Stations May 2006
Glossary
The following figure illustrates many of the elements discussed in the guidelines and defined in the glossary. It
is for illustrative purposes only since the specific site context and characteristics will determine the relationships
among these elements for an actual site.
Sidewalk
Stacking Or
Car wash opening
Escape lane
Start point of the
stacking lane
Continued sidewalk
at curb cut
1.5m -wide
Pedestrian walkway
Loading area
COMMERCIAL
cr
r°
Main entrance
Transparent window
Bike racks rear the
main entrance
2m -wide pedestrian
walkway
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Public Street
Car wash opening
Vacuum station
Noise attenuation
Outdoor garbage storage
Underground tank
2 3m wide walkway
in front of
convenience store
Overhead canopy
Solid fencing as
required
Trarsparent window
Truck route
Pump island
COMMERCIAL
Flush contrasting paving
Continued sidewalk at
curb cut
Amenity: something that contributes to an area's needs, whether social, environmental
or cultural
Built form: buildings and structures
Character the unique identity of a place
Compatible / Compatibility: when the density, form, bulk, height, setbacks, and /or
materials of buildings are able to co -exist with their surrounding
Driveway: a private way across land used for vehicular access from a public street -
includes a private right -of -way
Facade: the principal face of a building (also referred to as the front wall)
Front yard: the space between the property line and the building facing the public street
Gas bar place that sells automotive fuel along with small amounts of other automotive -
related products such as pre - packaged motor oil or wind - shield washer fluid
Hard landscape: landscape features other than plant materials (e.g. decorative pavers,
planter boxes, walks, fences, retaining walls, etc.)
City of Ottawa Planning and Growth Management Department Page 13
Urban Design Guidelines for Gas Stations May 2006
Impervious surface: surface of land where water cannot infiltrate back into the ground
(e.g. roofs, driveways, streets and parking lots)
Landscape buffer a landscape area located along the perimeter of a lot intended to
separate land uses either from one another or from a public street
Lane: a narrow street at the back of buildings, generally used for service and parking
Parking lot: a lot or other place used for the temporary parking of four or more
passenger vehicles
Pedestrian walkway: sidewalk on private property
Permeable surface: a surface formed of material that allows infiltration of water to the
sub -base
Property line: the legal boundary of a property
Public realm: the streets, lanes, parks and open spaces that are free and available to
anyone to use
Right -of -way. a public or private area that allows for passage of people or goods,
including, but not limited to, freeways, streets, bicycle paths, alleys, trails and walkways
Scale: the size of a building or an architectural feature in relation to its surroundings and
to the size of a person
Screening: vegetation, landforms or structures that serve to reduce the impact of
development on nearby properties
Setback: the required distance from a road, property line, or another structure, within
which no building can be located
Sidewalk: unobstructed concrete or paved area for pedestrian travel in the public right -
of -way
Stacking lane: an on -site queuing lane for motorized vehicles, which is separated from
other vehicular traffic and pedestrian circulation by barriers, markings or signs
Streetscape: the overall character and appearance of a street formed by buildings and
landscape features that frame the public street. Includes building facades, street trees
and plants, lighting, street furniture, paving, etc
Urban design: the analysis and design of the city's physical form
Figure Credits
Figure 1: North Carolina, USA. The Conservation Fund
Figure 2: South Carolina, USA. The Conservation Fund
Figure 3: New Jersey, USA. www.agilitynut.com
Figure 4: Ottawa, Ontario. City of Ottawa
Figure 5: Ottawa, Ontario. City of Ottawa
Figure 6: Ottawa, Ontario. City of Ottawa
Figure 7: Markham, Ontario. Bousefield Inc.
Figure 8: Markham, Ontario. Bousefield Inc.
Figure 9: Ottawa, Ontario. City of Ottawa
Figure 10: Ottawa, Ontario. City of Ottawa
ttkiwa
City of Ottawa Planning and Growth Management Department Page 14
Urban Design Guidelines for Gas Stations May 2006
Figure 11: N /A. City of Ottawa
Figure 12: N /A. City of Ottawa
Figure 13: N /A. City of Ottawa
Figure 14: Ottawa, Ontario. City of Ottawa
Figure 15: Montreal, Quebec. City of Ottawa
Figure 16: Ottawa, Ontario. City of Ottawa
Figure 17: Ottawa, Ontario. City of Ottawa
Figure 18: Unknown. US Environmental Protection Agency.
Figure 19: Ottawa, Ontario. City of Ottawa
Figure 20: Markham, Ontario. Bousefield Inc.
Figure 21: Unknown. Ir Grootveld Architects.
City of Ottawa Planning and Growth Management Department Page 15
23F.11.10 Ground level mechanical/ telecommunication equipment shall be screened from the Street and any
adjoining residential zones or uses using walls, fencing, landscaping, or other method approved by the
Commission.
23F.12 Lighting.
23F.12.01 Street lighting shall be provided as part of all projects, on both sides of the street when possible, and spaced
no less than one hundred (100) feet apart, and of a design per the adopted. City style.
23F.12.02 Exterior lighting of the building or site shall be designed so that light is not directed off the site and the light
source is shielded from direct offsite viewing. For any use abutting single - family residential uses,
illumination levels shall not excee. 0.5 oot can s les at the property line.
23F.12.03 Exterior lighting shall be architecttually integrated with the building style, material and color. Rooftop
lighting shall be prohibited.
23F.12.04 All exterior architectural, display, decorative and sign lighting shall be generated from concealed, low level
fixtures.
23F.12.05 The maximum height of light standards in parking areas shall not exceed the building height, or twenty -five
(25) feet, which ever is less. When light standards abut or fall within ninety (90) feet of single family
residential, their height shall not exceed fifteen (15) feet.
23F.13 Signage.
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