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13. Rockville, MD Ordinance/Retail Store SizeWHEREAS, the Mayor and Council having considered the text amendment application, and the entire file pertaining thereto, said Mayor and Council having decided that the granting of this application, as amended, in the form set forth below would promote the health, safety and welfare of the citizens of the City of Rockville. NOW, THEREFORE, BE 1T ORDAINED BY THE MAYOR AND COUNCIL OF ROCKVILLE, MARYLAND, that Text Amendment Application No. TXT2000-00183 be, and the same is hereby, granted, as amended, in the form set forth below: SECTION 1. That a new Section 25-332 entitled "Retail store size limitations and design and site development guidelines for retail stores and shopping centers in the C-2 and RPC zones" be added to read as follows: Section 25-332. Retail store size limitations and design and site development guidelines for retail stores and shopping centers in the C-2 and RPC zones. (a) Limitation on size of Retail Stores in C-2 and RPC Zones. (1) In the RPC and C-2 zones, no retail establishment shall exceed 65,000 square feet of total gross floor area. (22) Notwithstanding the foregoing, when an otherwise lawful retail establishment exists in the RPC Zone as of August 1, 2000, such structure shall be considered a development nonconformity but may be continued structurally altered, repaired. or reconstructed so long as it is not increased, extended or enlarged beyond the across floor area of the building that existed on August 1, 2000. To the extent practicable, the Design and Site Development Guidelines of this section shall be applied to any alteration reconstruction or repair that takes place after August 1, 2000. (b) Design and site development guidelines for certain developments in the RPC and C-2 zones. Retail establishments containing greater than 25,000 square feet of gross floor area and shopping centers of any size, shall be subject to the design and site development guidelines contained in Sections (1) and (2) below. These guidelines shall be applied as part of the review and approval process for use permits and detailed applications. For developments in the RPC Zone, which are also subject to the design guidelines in the Rockville Pike Corridor Master Plan, if there is any conflict between the guidelines, the more restrictive guideline shall apply. The guidelines in this section shall not be applied to any development or portion of a development that is covered by an approved Use Permit or approved Detailed Application as of August 1, 2000, unless modifications to the Use Permit or Detailed Application are proposed by the applicant. _ (1) Aesthetic and Visual Characteristics a. Facades and Exterior Walls including Sides and Backs. The building shall be designed in a way that will reduce the massive scale and uniform and impersonal appearance and will provide visual interest consistent with the community's identity, character, and scale Long building walls of at least 100 feet shall be broken up with projections or recessions of sufficient depth alone all sides, and in sufficient number, to reduce the unbroken massing into lengths of approximately 50 feet or less along all sides of the building. Projections from the facade can be used as an alternate approach. Along any public street frontage the building design should include windows arcades, awnings or other acceptable features along at least 60 percent of the building length. Arcades and other weather protection features shall be of sufficient depth and height to provide a light -filled and open space along the building frontage. Architectural treatment. similar to that provided to the front facade shall be provided to the sides and rear of the building to mitigate any negative view from any location off -site and any public area (e.g. parking lots, walkways etc.) on site. b. Detail Features. The building shall include architectural features that contribute to visual interest at the pedestrian scale and reduce the massive aesthetic effect by breaking up the building wall, front, side, or rear, with color. texture changes wall offsets, reveals, or projecting ribs. Examples of such features are included in the City of Rockville's Guidebook to Design Guidelines for Retail Establishments and Shopping Centers. c. Roofs. The roof design shall provide variations in rooflines and add interest to and reduce the massive scale of, large buildings. Roof features shall complement the architectural and visual character, of adjoining neighborhoods. Roofs shall include two or more roof planes. Parapet walls shall be architecturally treated to avoid a plain, monotonous look. d. Materials and Color. The buildings shall have exterior building materials and colors that are aesthetically pleasing and compatible with materials and colors that are used in adjoining neighborhoods. This includes the use of high -quality materials and colors that are low reflective, subtle, neutral, or earth tone. Certain types of colors shall be avoided such as fluorescent or metallic although brighter colors in limited quantities as building trims and as accents may be considered at the discretion of the Planning Commission. Construction materials such as tilt -up concrete, smooth -faced concrete block. prefabricated steel panels, and other similar materials shall be avoided unless the exterior surface is covered with an acceptable architectural treatment. e. Entryways. The building design shall provide design elements which clearly indicate to customers where the entrances are located and which add aesthetically pleasing character to buildings by providing highly -visible customer entrances. f. Screening of Mechanical Equipment. Mechanical equipment shall be screened to mitigate noise and views in all directions. If roof -mounted. the screen shall be designed to conform architecturally to the design of the building either with varng roof planes or with parapet walls. A wood fence or similar treatment is not acceptable. (2) Site Design and Relationship to Surrounding Community. a. Vehicular Access. The use shall provide safety and protection to adjacent residential uses by having motor vehicles access only from an arterial, major or business district road as designated in the Master Plan b. Buffers. The use shall provide visual and noise buffers to nearby residential uses. This can be accomplished by providing a substantial building setback from residential use or residentially zoned property that is adjacent to the site. A landscape buffer of substantial width should be provided adjacent to the site property line where it adjoins residential uses or zones. The landscape buffer should include canopy trees at regular intervals to provide noise, light, and visual screening. No other uses, such as, but not limited to, parking or storage, are permitted within the landscape buffer area. c Outdoor Sales and Storage. Areas for outdoor sales of products may be permitted if they are extensions of the sales floor into which patrons are allowed free access. Such areas shall be incorporated into the overall design of the building and the landscaping and shall be permanently defined and screened with wails and/or fences. Materials, colors and design of screening walls and/or fences shall conform to those used as predominant materials and colors on the building. if such areas are to be covered, then the covering shall be similar in materials and colors to those that are predominantly used on the building facade Outdoor sales areas shall be considered as part of the gross floor area of the retail establishment Outdoor storage of products in an area where customers are not permitted is prohibited This prohibition includes outdoor storage sheds and containers. d. Trash Collection Area and Time Limitations. The project shall mitigate noise and visual impacts on adjoining residential neighborhoods and streets from trash collection areas by location, these areas on -site and at least 50 feet from any residential use, residentially zoned property, or street that is adjacent to the site unless such operations are located entirely within an enclosed building or underground. All trash collection areas that are not within an enclosed building or underground must be screened or recessed so that they are not visible from public streets public sidewalks, internal pedestrian walkways, or adjacent residential properties. Screening and landscaping of these areas shall conform to the predominant materials used on the site. e. Parking Lots and Structures. Parking areas must provide safe convenient and efficient access. They must be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks, and to reduce the overall scale of the paved surface. Landscaping shall be used to define parkin areas, primary vehicular drives and pedestrian areas in an aesthetically and environmentally pleasing manner. Parking structure facades should achieve the same high quality design and appearance as the buildings they serve. The parking structure's utilitarian appearance should be minimized by utilizing effective design treatments such as colonnades, arcades, awnings, street furniture and other public amenities. Compatible materials, coordinated landscaping and screening, appropriate building color, sensitive lighting and signage should all be considered for garage facades. f. Pedestrian Flows. The project shall provide pedestrian accessibility safety, and convenience to reduce traffic impacts and enable the development to project a friendly inviting image.. Continuous internal pedestrian walkways no less than eight feet in width shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. Sidewalks shall also connect the store to transit stops on or off -site and to nearby residential neighborhoods. Sidewalks shall be provided alone the full length of any building where it adjoins a parking lot. g. Central Features and Community spaces. The project is to provide attractive and inviting pedestrian scale features, spaces, and amenities. Entrances and parking lot locations shall be functional and inviting with walkways conveniently tied to logical destinations. Bus stops should be considered internal parts of the configuration whether they are located on -site or along the street. Customer drop- off/pick-pp points that may be provided should also be integrated into the design and should not conflict with traffic lanes or pedestrian paths. Special design features such as towers, arcades, porticos, light fixtures, planter walls, seating areas, and other architectural features that define circulation paths and outdoor spaces shall anchor pedestrian ways. Examples are outdoor plazas patios courtyards, and window shopping areas. Each development should have at least -- latt,.•//a:n.rav naaamalnc `arn/rAt�il/r`v.lrcrilln html 1 1/71(1(1 two of these areas. h. Delivery and Loading Spaces. Delivery and loading operations shall be designed and located to mitigate visual and noise impacts to adjoining residential neighborhoods. If there is a residential use or residentially zoned adjacent to the site, such operations shall not be permitted between 10 p.m. and 7 a.m. For good cause shown, the Planning Commission may permit deliveries at additional times provided the applicant submits evidence that sound barriers between all areas for such operations effectively reduce emissions to a level of 55 dB or less as measured at the lot line of any adjoining property. Delivery and loading areas shall be substantially set back from a residential use or residentially zoned property that is adjacent to that site. A landscape buffer of substantial width should be provided adjacent to the delivery and loading area where it adjoins residential uses or zones. The landscape buffer should include evergreen shrubs and/or trees plus deciduous canopy trees at regular intervals to provide noise, light, and visual screening. If the delivery and loading spaces are located within an enclosed building or underground, no such set back and buffer area shall be required. Delivery trucks shall not be parked in close proximity to or within a designated delivery or loading area during non -delivery hours with motor and/or refrigerators/generators running, unless the area where the trucks are parked is set back at least 50 feet from residential property to mitigate the truck noise. The delivery and loading areas shall be screened or enclosed so that they are not visible from public streets, public sidewalks, internal pedestrian walkways or adjacent properties. The screen shall be of masonry construction and at least 10 feet high, measured from the loading dock floor elevation, to screen the noise and activity at the loading dock. i. Traffic impacts. The applicant shall have a traffic impact study prepared according to the Standard Traffic Methodology. In addition to the general standards of the methodology, the traffic impact study shall include weekend traffic generation and impact analysis. The traffic impact study shall also study intersections within fla designated areall an area designated by the Chief Transportation Engineer to take into account the regional traffic draw of a large- scale retail establishment. j. Outdoor Lighting. The applicant must provide an outdoor lighting report which provides information on how outdoor lighting will be accomplished to minimize impacts on adjacent properties or roadways Outdoor lighting should provide clear visibility and a feeling, of security. This can be accomplished by aiming the lights down and placing hoods on them. The light element should not protrude below the lower edge of the hood. To minimize any indirect overflow of light on adjacent residential properties, the height of any proposed parking jot light standard should be as short as possible and should stair step down to a lower height when close to residential uses or residentially used properties. k. Ancillary Uses. The applicant must demonstrate that any ancillary uses such as tire shops or snack bars will not have negative impacts on adjacent residential uses residentially zoned properties. or adjacent properties. Any ancillary use must be oriented to face away from any residential use or residentially zoned property that is adjacent to the site. 1. Noise Abatement. A noise mitigation plan must be provided that indicates how the noise initiated by the land use will be mitigated to complYwith noise regulations applicable in the City of Rockville. The is noise regulation will include mitigation so that any noise on the property or in the building will not be heard beyond the property line of the development. m. Landscaping_ Each parking area shall be surrounded by a 10 foot wide landscaped area around its edge. Shade and ornamental trees are also required in the parking areas, with the amount and placement to be determined through consultation with the City Forester at the time of use permit review. In addition, if a lot contains over 100 parking spaces an area of not less than 20 feet in the front of the site must be landscaped with berms, hedges, and/or walls to screen parking lots from the street. SECTION 2. Amend Article XIV, 'Rockville Pike Corridor Area," Division 2. Special Requirements Relating to Use and Development, Section 25-710.22, "Development Standards" to read as follows: Section 25-710.22. Development Standards Development standards within the Rockville Pike Corridor shall be as set forth in the various zones in sections 25-311 and 25-332 of this chapter except that the following additional development standards shall apply: Note . Underlining indicates material added. Asterisks *** indicate material unchanged by this ordinance Double underlining, indicates material added after introduction [[Double brackets]] indicate material deleted after introduction