Sec. 35.1-43.17. Development standards for flexible space developments.
(a) Area regulations.
The minimum lot area in flexible space developments shall be twenty thousand (20,000) square feet.
(b) Setbacks, frontage, and yard requirements.
(1) The minimum front building setback shall be twenty (20) feet for lots abutting a public street. This setback shall be measured from the right-of-way line shared by the lot and the public street. This provision shall not be applicable to limited access highways.
(2) When a flexible space development abuts a residential district, the minimum setback shall be one hundred (100) feet.
(3) Frontage: the minimum lot width shall be one hundred (100) feet.
(4) Side yard: fifteen (15) feet.
(5) Rear yard: fifteen (15) feet.
(6) Minimum separation between buildings on the same lot, when not separated by an interior roadway: thirty (30) feet.
(c) Bulk and lot coverage.
The maximum area permitted to be covered by buildings, structures, parking, and paved areas is seventy-five percent (75%).
(1) Utilities shall be located underground.
(2) Rooftop mechanical equipment shall be located or screened so that it is not visible from the street.
(3) Transformers, utility meters, junction boxes, conduits, and connections shall be enclosed or screened from view.
(4) HVAC equipment mounted on the ground shall be screened so that it is not visible from the street.
(5) Dumpsters shall not be located in prominent locations and shall be screened from view with opaque fences, walls, or evergreen plantings.
(e) Traffic and pedestrian circulation.
(1) Separate entrances to and separate roadways within the flexible space development shall be provided for trucks and automobiles, unless, in the opinion of the city traffic engineer, the number and size of trucks expected to serve the uses in the development can be accommodated safely on the road network used by automobiles. Separate entrances shall be clearly marked.
(2) Each occupant of a flexible space development shall have access only onto interior roadways.
(3) The development shall be laid out so that individual buildings have access onto interior streets. Individual buildings or occupants shall not be provided with separate access points onto exterior roadways. Entrance(s) to the development shall serve all occupants and visitors.
(4) The interior road circulation network shall be laid out to discourage cut-through traffic from adjacent developments or residential areas.
(5) Pedestrian and/or bicycle routes, lanes, or paths shall be provided within the development to accommodate pedestrian and/or bicycle traffic between transit stops, parking areas, and buildings. Street design shall provide for the safety of pedestrians and bicyclists by clearly marking routes with striping and/or delineating them through the use of contrasting materials (e.g., bricks or pavers).
(6) Where a flexible space development abuts a street with transit service past the development, the development shall include a bus stop with shelter, unless the general manager of the Greater Lynchburg Transit Company, or its successor company, determines that a bus stop is not appropriate.
(7) The number of curbcuts onto interior roadways that serve as entrances to parking lots shall be limited to no more than two (2) per parking lot.
(f) Parking and loading requirements.
(1) Parking spaces shall be provided as required in Section 35.1-25 of the zoning ordinance.
(2) Handicapped and visitor/client/customer parking may be provided near the front entrance(s) of buildings. All other parking (i.e., employees, service personnel) shall be located at the side or the rear of the buildings.
(3) Parking shall be shared among occupants to the maximum extent feasible.
(4) No paving or parking facilities shall be located with twenty-five (25) feet of any residential district.
(5) Truck loading areas or docks shall be located on the side of the building away from public view or screened with landscaping, opaque fences, walls, or doors.
As permitted in the underlying district(s).
(h) Exterior lighting.
Exterior lighting shall be controlled or glare-shielded so that no direct illumination will occur beyond any property line.
(1) Where a flexible space development abuts a limited access highway, the area of the development abutting the highway shall be landscaped according to the requirements of Sec. 35.1-43.3 (s) Building bulk softening effect, as follows:
[Section 35.1-43.3(s)--There shall be a building bulk softening effect created by landscaping between a structure and a limited access highway. Landscaping shall be at the outer boundaries and in the required yards and shall be provided except where driveways or other openings are required. Plantings shall be in an irregular (or "staggered") line. Clustering of plant and tree species shall be required. For the purpose of this section, the following definitions shall be applicable:
Large deciduous tree. A large deciduous tree shall be of a species having an average minimum mature crown spread of greater than thirty (30) feet. A minimum caliper of at least two and one-half (2-1/2) inches at the time of planting shall be required.
Small deciduous tree. A small deciduous tree shall be of a species having an average minimum mature crown spread of greater than twelve (12) feet. A minimum caliper of at least one and three-fourths (1-3/4) inches at the time of planting shall be required.
Evergreen trees. Evergreen trees shall have a minimum height of at least six (6) feet at the time of planting.
Medium shrubs. Shrubs and hedge forms shall have a minimum height of at least two (2) feet at the time of planting.
(1) For buildings twelve (12) feet or less in height (eave height).
(a) At least one small deciduous tree for each fifty (50) lineal feet and at least one evergreen tree for each thirty (30) lineal feet shall be planted.
(b) At least one medium shrub for each twenty (20) lineal feet shall be planted. (In lieu of the required shrubbery, a landscaped earthen berm can be used. Generally, the earthen berm shall have a varying width and height, be curvilinear in form, and provide a gentle tie-in with the existing grade. The minimum height shall be three (3) feet.)
(2) For buildings greater than twelve (12) feet in height (eave height).
(a) At least one large deciduous tree for each fifty (50) lineal feet and at least one evergreen tree for each thirty (30) lineal feet shall be planted.
(b) At least one small deciduous tree for each fifty (50) lineal feet shall be planted.
(c) At least one medium shrub for each twenty (20) lineal feet shall be planted. (In lieu of the required shrubbery, a landscaped earthen berm can be used. Generally, the earthen berm shall have a varying width and height, be curvilinear in form, and provide a gentle tie-in with the existing grade. The minimum height shall be three (3) feet.)]
(j) Building types and materials.
(1) Types of buildings located in a flexible space development include: flex-tech, multitenant, office, and showroom, with space for storage, distribution, and related uses. These buildings are to be laid out in a business park or campus-like setting.
(2) Individual buildings are to be designed so they can be converted to other uses and reused.
(3) The main entrance of buildings shall be oriented toward the interior roadways, except for those buildings that are sited between the main exterior street and an interior roadway. These buildings may be oriented toward the exterior street. For buildings oriented toward an exterior street, the rear of the building shall be designed to complement the facades of adjacent buildings. A second entrance to accommodate employees and visitors may be provided on the side of the building facing the interior street.
(4) No portion of a building constructed of unadorned cinderblock or corrugated and/or sheet metal shall be visible from any exterior or interior roadway or from any adjacent residential or commercial development. Buildings shall be designed to use to the greatest extent feasible building materials which are compatible with a business park or campus type of development, such as rock, stone, brick, and/or wood.
(5) No outdoor storage or processing shall be permitted in a flexible space development.
(k) Erosion and sediment control.
All flexible space developments shall comply with the requirements given in chapter 16.1, of the city code.
(l) Stormwater management.
All flexible space developments shall comply with the requirements given in chapter 16.2 of the city code. (Ord. No. O-04-117, 9-14-04; Ord. No. O-06-070, 6-13-06)
Last updated date: 10/23/2006 4:15:21 PM