§ 5.35. HCO Highway 34 Corridor Overlay District
5.35.01
Intent. The Highway 34 Corridor Overlay District provides basic guidelines which promote quality design along a visible corridor in the city's zoning jurisdiction. The Highway 34 Corridor Overlay District is intended to: Encourage development design that strengthens the physical character and image of the city; Support the value of property and quality of development of a major highway corridor; set basic requirements for good site design and development, building design, landscaping, and signage without discouraging creativity and flexibility in design; permit safe and convenient transportation access and circulation for motorized and non-motorized vehicles, and for pedestrians; and manage the impact of industrial development on adjacent properties. The uses permitted in the Highway 34 Corridor Overlay District shall be the same as those permitted by the underlying base zoning district except as provided by this section. The following uses shall be prohibited within the Highway 34 Corridor District:
1)
Hazardous waste storage, as primary use.
2)
Salvage or junk yard operations and transfer stations, as a primary use.
3)
Tow lots, as a primary use.
5.35.02
Highway 34 Corridor Overlay District boundaries.
The Highway 34 Corridor Overlay District applies to the following areas:
Land within one (1) mile of the centerline of Highway 34 within the planning jurisdiction of the City of Bellevue; bordered by the Missouri River on the east, and 5th Street on the west;
Tax Lots 4A and 5A (14-13-13), Tax Lots 7 and 8A (13-13-13), Tax Lots 10A and 11A (24-13-13), and Tax Lot 15A (23-13-13).
5.35.03
Project application and exceptions.
The Highway 34 Corridor Overlay District, its development guidelines, and other provisions, apply to the following:
Any new building or addition requiring a building permit, built on land within the boundaries of the Highway 34 Corridor Overlay District after September 25, 2012.
The requirements of the Highway 34 Corridor Overlay District do not apply to a building in place or under construction on a site as of September 25, 2012.
Waivers of Sections 5.35.04 and 5.35.05 may be granted by the Design Review Board as outlined in Section 8.11.07, City of Bellevue Zoning Ordinance.
5.35.04
Site design guidelines for industrial uses.
(A)
Building location and orientation.
1.
To the maximum degree possible, the arrangement of buildings on a site shall screen operational and loading areas from view abutting highway corridor streets.
2.
Buildings with customer entrances shall orient such entrances toward the primary access street.
3.
Accessory structures shall not front a primary access street and shall be oriented away from public streets, open space, or residential areas.
4.
Buildings shall be arranged and oriented so that loading docks, outdoor storage, trash collection and processing, HVAC equipment, truck parking and servicing areas and other service functions are not visible from Highway 34 except where surrounding topographic features prevent concealment. Site designs shall maximize the amount of landscaping in street yards along these highways. This standard may be met by building and site orientation, site design, and/or landscaped screening that blocks the view of such areas from the highway corridors. Customer and employee parking areas are permitted in these street yards, subject to other provisions of this regulation.
5.
Any industrial building elevation visible from the Highway 34 corridor must use at least two (2) different class I or II materials as listed in Section 8.11.03, and must be composed of at least sixty (60) percent class I or II materials, not more than forty (40) percent of class III or IV materials, and not more than ten (10) percent class IV materials.
(B)
Vehicular access.
1.
To the maximum degree possible, access routes for automobiles and trucks shall be distinguished from one another.
2.
Drives and access points shall be directed away from residential areas.
(C)
Parking.
1.
Signage and site design shall distinguish employee and visitor parking areas from truck loading and servicing areas when the project is sufficiently large to make such separation functionally necessary.
2.
Landscaping shall be used to direct vehicles through the site, distinguish between automobile and truck service areas, manage storm water, and break up the size of large impervious automobile parking areas.
(D)
Pedestrian access.
1.
Developments shall provide public sidewalks in accordance with the City's building code.
2.
Multi-building developments shall provide clear and safe walkways at least 5 feet in width that connect all buildings on the site. Buildings not intended for routine customer access or intended solely for drive-up services are excluded from this requirement.
3.
Where required walkways cross drives, parking aisles, or other vehicular ways, the crosswalks shall be distinguished from driving surfaces by the use of durable, low-maintenance surface materials such as concrete or brick pavers; scored, colored concrete; or painted concrete.
4.
Pedestrian connections to adjacent developments should be provided.
(E)
Signs.
1.
Attached signs shall be integrated into the design of the building elevation.
2.
Freestanding signs shall be constructed per Article 7 of the zoning ordinance.
(F)
Screening.
1.
Developments shall provide year-round screening of outdoor storage, utility meters, HVAC equipment, trash collection and processing per the regulations listed in Section 8.11 and Article 9. Utility meters, HVAC, and Trash collection and processing shall be screened to its full vertical height. Outdoor storage shall provide 75% of the vertical plane of this feature to a height of 8 feet. Trash enclosure gates shall furnish a steel frame with decorative steel or wood covering, or another design acceptable to the Planning Director. Chain-link fencing with inlaid wood or metal slats shall not be considered acceptable. Screening shall be integrated into the overall design of buildings and landscaping and fully contain the visual impact of these service functions from adjacent public streets and neighboring properties.
(G)
Lighting.
1.
All lighting used to illuminate off-street parking areas, signs or other structures shall be arranged so as to deflect light down and away from any adjoining residential property through fixture type and location.
2.
The maximum height of lighting standards shall be 45 feet, unless the city grants a specific exception as part of the application approval process.
3.
Exterior lighting of buildings shall be limited to low-level incandescent spotlights, floodlights, and similar illuminating devices hooded in such a manner that the direct beam of any light sources will not glare skyward or upon adjacent property or public streets. The city may approve exceptions to these requirements for sports and athletic field lighting, flagpole lighting, public street lighting, temporary lighting for seasonal/holiday or special events, and lighting used for public safety.
5.35.05
Architectural guidelines.
(A)
Mass and scale.
1.
For buildings with office areas that exceed 3,000 square feet, the mass of the office portion of a building shall be distinguished from the mass of the industrial operations portion of the building. Office and/or public entrances shall be distinguished by elements that provide both identification and scale to the development. Techniques include but are not limited to the use of canopies or porticos, overhangs, changes in horizontal plane, variations in facade height and design, arches, peaked or special roof forms, and changes in materials.
(B)
Building materials.
1.
Building materials shall be those classes listed in Section 8.11.03.
(C)
Roof forms.
1.
Visible roof materials shall include clay or concrete tile, split shakes, pre-finished metal, architectural grade asphalt shingles, architectural metals, copper, natural or synthetic slate, or similar durable materials.
(Ord. No. 3683, § 1, 9-10-2012)