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HomeMy WebLinkAbout6C(2) Resolution No. 2857.UT e� Community & Economic Development 1200 County -City Building, 227 West Jefferson, South Bend, Indiana 46601 -1830 Phone 574/235 -9371 Fax 574/235 -9021 To: Redevelopment Commission r From: David Relos, Economic Development Planner Subject: Resolution No. 2857 Architectural & Site Design Guidelines for Ignition Park Date: March 22, 2011 On February 05, 2010, the Commission approved a Professional Services Agreement with the Lakota Group, to develop a land use strategy and standards for Ignition Park. The Lakota Group, working in conjunction with Baker & Daniels, formulated the Ignition Park PUD, which was approved by the Common Council on December 13, 2010. The final part of this Agreement is the Architectural and Site Design Guidelines. These Guidelines further define the "look and feel" for the Park. These rules will guide development in the Park, by setting standards and procedures that will be reviewed and approved by the Architectural Review Board (ARB). These Guidelines intentionally allow flexibility, and were written to allow waivers on a case by case basis. They set the vision for the Park to be a high tech business and educational center, attracting high paying jobs that will benefit the entire community. Geri Hathaway, Director of Ignition Park, will present these Guidelines the day of the Commission meeting. Staff requests approval of the Architectural & Site Design Guidelines, and Resolution No. 2857. What We Do Today Makes A Difference! RESOLUTION NO. 2857 A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION ADOPTING ARCHITECTURAL AND SITE DESIGN GUIDELINES FOR IGNITION PARK WHEREAS, the South Bend Redevelopment Commission (the "Commission") is the governing body of the City of South Bend Department of Redevelopment (the "Department ") and exists and operates under the provisions of I.C. 36 -7 -14, commonly known as the "Redevelopment of Cities and Towns Act of 1953 ", as amended from time to time (the "Act "); and WHEREAS, under the authority of the Act, the Commission has adopted and declared the Airport Economic Development Area ( "Area ") to be an area in need of redevelopment within the meaning of the Act and has acquired property, demolished buildings, and otherwise prepared land for development consisting of approximately 84 acres located in the Area ( "Ignition Park "); and WHEREAS, on December 13, 2010, the South Bend Common Council (the "Council ") approved a Preliminary Plan for the Ignition Park PUD Zoning Ordinance (the "PUD "); and WHEREAS, the Commission, as owner of the land comprising Ignition Park, now desires to adopt Architectural and Site Design Guidelines for Ignition Park applying to any land use or development within Ignition Park. NOW, THEREFORE, BE IT RESOLVED, by the South Bend Redevelopment Commission as follows: 1. The Commission hereby adopts Architectural and Site Design Guidelines for Ignition Park, in the form attached hereto, applying to any land use or development occurring within Ignition Park. 2. This Resolution shall be in full force and effect after its adoption by the Commission. Adopted at a meeting of the South Bend Redevelopment Commission held on March 22, 2011, at 1308 County -City Building, 227 West Jefferson Boulevard, South Bend, Indiana 46601. CITY OF SOUTH BEND, DEPARTMENT OF REDEVELOPMENT Signature Printed Name and Title South Bend Redevelopment Commission ATTEST: Printed Name and Title South Bend Redevelopment Commission ARCHITECTURAL AND SITE DESIGN GUIDELINES for IGNITION PARK Note: The Architectural and Site Design Guidelines which follow may be more fully developed and expanded as Ignition Park is more thoroughly master planned and developed. The Architectural and Site Design guidelines contained herein are intended to create and reinforce a positive, recognizable identity for Ignition Park by promoting the use of the following architectural and site design techniques to: create controlled variation and interest in the built environment; and, allow for the development of functional, yet human scale office, research, educational and other buildings to be located in a high -tech yet sustainable environment, and to assure that all developments complement each other as well as enhance the overall image of Ignition Park and the City of South Bend. A. Ignition Park Architectural Review Board - Approval Required. Prior to submission of any site plans, landscape plans, open space / outdoor seating plans, building plans or sign plans to the Executive Director of the Area Plan Commission or the Building Commissioner of the City of South Bend for review and approval, written approval by the Ignition Park Architectural Review Board (the "ARB ") shall be required. The ARB shall have the authority to: (i) impose conditions on the approval of any plans; or, (ii) waive any of the Guidelines contained herein, on a case -by -case basis, subject to the provision of Section C, below. B. Architectural and Site Design Guidelines. The guidelines contained herein shall be applicable to all development located in Ignition Park. These guidelines may be further defined by, and exceptions thereto may be granted by, the Ignition Park Architectural Review Board (the "ARB "). Architecture a. Applicability: (1) Primary Buildings: The guidelines of this section shall be applicable to any new building, building addition or exterior building renovations. (2) Accessory Buildings or Structures: The guidelines of this section shall, to the greatest extent practical, be applicable to accessory structures (e.g., trash enclosures, storage buildings, shed, guard Ignition Park Architectural and Site Design Guidelines houses, and the like) so as to maintain a consistent and compatible appearance. b. Finished Fagade / "Four -Sided Architecture' ' Required. Each facade of all new buildings or building additions shall be articulated and architecturally related to other building facades, open space or street frontages. C. Architectural Details. The selection of architectural details, including but not limited to building materials, color, textures, architecture, roof treatment, and fayade modulation shall be determined by the ARB on a case -by -case basis. Determinations shall be based upon how the individual building design contributes to: the overall image of Ignition Park as a "launching pad for technological innovation "; compatibility with other development within Ignition Park; and, the long term sustainability of the design and materials. 2. Building Massing. The gross floor area of any primary use building shall not be less than 25,000 square feet nor greater than 150,000 square feet, unless specifically approved otherwise by the ARB. 3. Building Design. All primary use buildings shall be designed to obtain a LEED certification of LEED Certified or equivalent. LEED Incentive: In addition to the provision of Section C regarding waivers of these Architectural and Site Design Guidelines, any primary use building which is designed to obtain a LEED certification of Silver, Gold, or Platinum, or equivalent, shall also be eligible for waivers in order to facilitate obtaining a LEED certification. 4. Building Access. All buildings are allowed to be designed with a pedestrian access on any fagade oriented toward a customer parking area, courtyard, central spine area, or to a public street frontage of Ignition Park. 2 BDDBO l 6344433v2 Ignition Park Architectural and Site Design Guidelines 5. Mechanical Equipment In order to minimize the negative visual impact associated with the location of mechanical equipment (e.g., HVAC systems and related components; pedestals for electrical, telephone or cable service; above - ground water and gas utility meters; and the like) in required yards, on buildings or adjacent to buildings, mechanical equipment shall be screened subject to approval by the ARB, and in substantial compliance with the following: (a) Roof Mounted — All roof mounted mechanical equipment shall be screened based upon an elevation view of the building on all sides. (b) Ground Mounted — All ground mounted mechanical equipment shall be screened on all sides by: the building; screen walls or fences of a material and color which is compatible with the primary building; or, evergreen or densely twigged hedge plants (with or without mounding) of a height at time of planting which is not less than the height of the mechanical equipment to be screened. 6. Trash Receptacles / Trash Enclosures The location, size and screening of all trash receptacles within Ignition Park shall be subject to approval by the ARB, and shall be in substantial compliance with the following: Trash receptacles, less than six (6) cubic feet in volume, may be located near building entrances or along pedestrian ways within Ignition Park. Such trash receptacles shall be of a consistent design and style throughout Ignition Park. All trash receptacles in excess of six (6) cubic feet shall be located within a building or in a solid walled enclosure. The materials of the three (3) solid - walled sides of the enclosure shall be consistent and compatible with the materials of the primary building. The solid - walled side of a trash enclosure shall be provided with foundation landscaping of not less than hedge plants spaced four (4) feet on- center. Gates shall be located on the non - solid - walled side of the trash enclosure and shall be covered with a wood, simulated wood, decorative metal or a similar material painted a compatible color with the primary building. 7. Trash Compactors The location and screening of all trash compactors not located within a building shall be subject to approval by the ARB, and shall be in substantial compliance with the following: BDDBO 1 6344433v2 Ignition Park Architectural and Site Design Guidelines Abutting a Primary Building — Trash compactors which abut a primary building shall be located immediately adjacent to the loading or service courtyards of the building. Freestanding — Trash compactors located as a freestanding unit shall be screened consistent with the requirements set forth above for a trash enclosure, provided, however, a man -door shall be permitted in the otherwise solid walls. 8. Signs. All freestanding and building sign plans shall be provided for review and approval by the ARB. 9. Landscaping. All landscape plans shall be provided for review and approval by the ARB. a. General — All landscaping, including parking area landscaping, foundation landscaping and perimeter landscape yards, shall utilize similar plant materials and planting schemes. b. Foundation Landscaping — Foundation landscaping shall be located so as to take into consideration sight -lines and shall not create security concerns. C. Plant Species — Plant species and varieties shall consist of durable, native species with an emphasis on low- maintenance and sustainable practices. 10. Lighting. All site, parking, street and architectural lighting plans shall be provided for review and approval by the ARB. a. Energy efficient LED light sources are recommended. b. All pole light fixtures used to illuminate parking areas, loading areas, service areas, and the like shall be "dark sky compliant" and of the same or similar fixtures used throughout Ignition Park. C. All wall pack light fixtures shall be "dark sky compliant" and of the same or similar fixtures throughout Ignition Park. d. Low level architectural or accent lighting may be used in combination with landscape features or to highlight architectural features of a building. 4 BDDBOI 6344433v2 Ignition Park Architectural and Site Design Guidelines e. Unless LED fixtures are utilized, all exterior lighting, including pole lights and wall pack lights, shall be of Metal Halide or color corrected sodium (except for low level architectural lighting for buildings, structures, signs, sidewalks or landscape features, which may be incandescent or other type of lighting deemed appropriate and approved by the Architectural Review Board). f. All pole light fixtures and wall pack light fixtures shall be equipped with a full cut -off flat lens that does not protrude below the bottom edge of the fixture. g. All pole light fixtures and wall pack light fixtures shall be mounted so that the lens is parallel with the horizon and shall utilize a rigid mounting arm with no built -in up -tilt and no adjustment feature, unless specifically approved otherwise by the ARB. h. All vehicular canopy light fixtures, regardless of wattage, shall be equipped with a flat lens that does not protrude below the bottom edge of the light fixture. 11. Fencing. All fencing details, including but not limited to location, material, height and open space percentage, shall be provided for review and approval by the ARB. 12. Open Space. In order to encourage pedestrian friendly facilities and human scale office, research, educational and other business establishments, regardless of the size, all buildings shall include open space site design features such as plazas, courtyards, or other gathering spaces, in an amount to be determined on a case -by -case basis by the ARB. These passive and active open spaces shall be designed so that they create an interconnected system of pedestrian accessible open spaces over the build -out of Ignition Park. C. Waiver of Architectural and Site Design Guidelines. In order to avoid undue hardship for developments within Ignition Park, a waiver of any of the above Architectural and Site Design Guidelines may be granted by the ARB provided that the determination of the request for waiver shall be based upon the following: The proposed development represents the use of either: (i) building architecture, building materials, colors, textures, fayade modulation, building orientation, landscaping, signs, lighting, or, open space, as applicable; or, (ii) building design, BDDB01 6344433v2 Ignition Park Architectural and Site Design Guidelines materials or techniques that will meet or exceed a LEED Silver certification or equivalent, and which will result in a development pattern which is equivalent to or superior to that achievable under the applicable Ignition Park guidelines; 2. The proposed development will be compatible with and will enhance the use or value of other properties within Ignition Park; and, 3. The proposed development is consistent with and contributes to the overall image of Ignition Park as a "launching pad for technological innovation" for the City of South Bend. All findings specified above for the granting of a waiver of the Architectural and Site Design Guidelines shall be reduced to writing, signed by an authorized representative of the ARB, and included as part of any application submitted for approval to the Executive Director of the Area Plan Commission or application for a building permit from the Building Commissioners of the City of South Bend. BDDBO 1 6344433v2