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    Home » Section 35.1-43.3. Scenic Corridor Overlay District (SC).

    Section 35.1-43.3. Scenic Corridor Overlay District (SC).

     

    Section 35.1-43.3. Scenic Corridor Overlay District (SC).
     
    (a) Intent. This district is intended to protect and promote the health, safety and general welfare of the public; to enhance the visual appearance of the corridor; to protect and promote the character and vistas, and prevent unnecessary clutter and congestion along the corridor and the surrounding neighborhoods.
     
    (b) District boundaries. The Scenic Corridor Overlay District boundaries shall be as described in the ordinance as adopted by City Council.
     
    (c) Establishment of districts. The Scenic Corridor Overlay District shall be in addition to and shall overlay all other zoning districts where it is applied so that any parcel of land lying in the scenic corridor overlay district shall also lie within one or more of the other zoning districts provided by this Ordinance. The effect shall be the creation of new zoning districts consisting of the regulations and requirements of both the underlying district(s) and the Scenic Corridor Overlay District.
     
    (d) District standards. Where the standards of the Scenic Corridor Overlay District and the underlying district(s) differ, the more restrictive standard shall apply.
     
    (e) Exemption to Standards. Except as specifically noted, single-family, two-family residential uses, planned unit developments, cluster commercial developments, and mobile home parks shall not be subject to the standards of the Scenic Corridor Overlay District. However, at such time that a single-family, two-family residential use, planned unit development, cluster commercial development or mobile home use is to be converted to another use, it will be subject to the standards of the Scenic Corridor Overlay District. Townhouse developments will be subject to the standards of the Scenic Corridor Overlay District.
     
    (f) Uses permitted by right. The uses permitted in the Scenic Corridor Overlay District shall be the same uses permitted in the applicable underlying zoning districts.
     
    (g) Permitted accessory uses. The accessory uses permitted in the Scenic Corridor Overlay District shall be the same as the accessory uses permitted in the applicable underlying zoning districts.
     
    (h) Uses permitted by conditional use permit. The conditional uses permitted in the Scenic Corridor Overlay District shall be the same as the conditional uses permitted under the applicable underlying zoning districts.
     
    (i) Location of off-street parking facilities. No paving or off-street parking facilities shall be located within twenty-five (25) feet of any residential district.
     
    (j) Exterior lighting. Exterior lighting shall be controlled so that no direct illumination will occur beyond any property line (no exemptions to this standard.)
     
    (k) Industrial, commercial and multi-family districts adjacent to single-family and two-family residential districts and limited access highways. In all instances where an industrial, commercial, or a multi-family residential district is adjacent to a single-family residential district, two-family residential district or a limited access highway, there shall be required a sixty-five (65) foot setback within the industrial, commercial or multi-family residential district.
     
    (l) Setback. The minimum building and parking setbacks are established at forty (40) feet for lots abutting the public street on which the scenic corridor overlay district is centered. This setback shall be measured from the right-of-way line shared by the lot and the public street on which the scenic corridor overlay district is centered. This provision shall not be applicable to limited access highways.
     
    (m) Utilities. All utilities shall be located underground.
     
    (n) Building bulk softening effect. 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-forths (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, curvilinear in form, providing 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, curvilinear in form, providing a gentle tie-in with the existing grade. The minimum height shall be three (3) feet.)
     
    (o) Architectural treatment. No portion of a building constructed of unadorned cinderblock or corrugated and/or sheet metal shall be visible from any adjoining single-family or two-family residential district or public right-of-way. Buildings shall be designed to utilize to the greatest extent feasible building materials which are compatible with the Scenic Corridor Overlay District environment, such as rock, stone, brick and wood. Vegetative buffering, as described in paragraph (k) of this section, placed along that portion of a building not otherwise meeting the requirements of architectural treatment, will be deemed sufficient treatment for the purposes of this section.
     
    (p) Signs.
     
    (1) Restricted signs. The following types of signs shall be prohibited within the Scenic Corridor Overlay District:
     
    a. Billboards
     
    b. Portable signs
     
    c. Flashing (on and off) signs or any sign simulating movement on the interior or the exterior of a building
     
    d. Signs painted on building or premise
     
    e. Changeable copy signs
     
    f. Pennants, non-governmental flags, non-company/corporate logo flags, banners
     
    g. Roof signs (above line of roof)
     
    h. Signs which contain an off-site commercial motif not incidental to the use of the site (soda bottles, hamburgers, figures, etc.) or other outdoor commercial displays
     
    i. Signs which are not of a standard geometric shape or whose backing is not of a standard geometric shape
     
    (2) Permitted signs. A unified system of signage and graphics shall be encouraged for each individual development. Signage concepts should be considered during the design of buildings. Size, height, location, material, and color should strongly relate to building and site design.
     
    a. Each development shall be permitted one (1) detached free standing sign identifying the development and announcing only the name or location of the development and business names of tenants therein. One logo per sign shall be permitted. All tenant signs (individual signs for businesses in a development) shall be uniform in letter size and color.
     
    b. For each independent development within an industrial park one identification sign shall be permitted on each fronting public street.
     
    c. Directional signs indicating location of truck entrances, employee parking, shipping and receiving, and similar activities; provided that all such signs are located on the property of the business and no such signs exceed four (4) square feet in area. Directional signs shall contain no advertising.
     
    d. The backing and support material of the face sign shall be of the same material as of that portion of the building which faces any adjoining single-family or two-family residential district or public right-of-way, or of a natural material (such as rock, stone, brick, wood).
     
    e. Other signs such as real estate, political, etc., not specifically addressed in the Scenic Corridor Overlay District Standards are to conform to the regulations of the underlying districts. (Ord. No. O-89-148, 1, 6-13-89; Ord. No. O-89-246, § 1, 9-12-89; Ord. No. O-92-325, 10-13-92; Ord. No. O-06-070, 6-13-06)
     
    Last updated date: 10/23/2006 4:15:21 PM