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HomeMy WebLinkAbout6B (2)BLACKTHORN CORPORATE PARK Development Guidelines City of South Bend, Indiana South Bend Redevelopment Commission South Bend Redevelopment Authority as revised: February 23, 2012 draft TABLE OF CONTENTS Introduction..................... ..............................1 Design Review and Approval Process ........1 Required Information ..... ............................... 2 Architectural Design ....... ..............................3 Setbacks......................... ............................... 4 Fencing........................... ............................... 5 Loading and Service Areas .......................... 5 Vehicular Circulation and Parking ............... 6 Pedestrian and Bicycle Circulation ............. 7 Site Utilities ...................... ..............................8 SiteSignage ..................... ..............................8 Construction Phase ....... ............................... 9 Landscaping ................... .............................10 Maintenance ................... .............................12 Additional Information ... .............................13 INTRODUCTION These Development Guidelines are cited in the Declaration of Protective Covenants & Restrictions for the Blackthorn Corporate Park (Covenants) as Recorded at the Office of the Recorder, St. Joseph County, Indiana. The purpose of these Guidelines is to assist the Applicant in achieving a certain level of quality in site development, consistent with the concepts for Blackthorn. These Development Guidelines do not supersede, but rather supplement, the Covenants and the specific requirements and provisions included therein. The Applicant should refer to the Covenants for a variety of specific requirements. The intent of the Covenants is to ensure consistent high quality development, thus protecting and enhancing the investment of all Blackthorn Owners. The Development Guidelines shall apply to all properties in Blackthorn and are an addition to the requirements of the City of South Bend Municipal Code. All standards set forth herein are subject to the criteria established in the current Federal, State, or City of South Bend regulations, whichever criteria are the most restrictive. The Applicant should refer to the Covenants, the City of South Bend Zoning Code, the Airport Economic Development Area Development Plan, and any other applicable instruments governing development within Blackthorn. These Development Guidelines are intended to aid the Applicant in achieving a style, character and quality of development conforming to the goals and objectives for Blackthorn as described in Article II of the Covenants. DESIGN REVIEW AND APPROVAL PROCESS The Design Review and Approval Process is a two step procedure. The first step is to submit to the Architectural and Site Plan Committee (Committee) a preliminary conceptual plan which includes: building elevation, types of materials, and a site plan. Step two is to submit more detailed plans and specifications as stated in section 5.4 of the Declaration of Protective Covenants & Restrictions for the Blackthorn Corporate Park. In order to ensure the orderly marketing and development of the property, the Architectural and Site Plan Review Committee (Committee) will act promptly on any Applications seeking Committee approval. All building construction and site improvements must be reviewed and approved by the Committee before local or state building permits are secured and any on -site construction begins. Blackthorn Corporate Park — Development Guidelines 2123112 draft Prior to the Committee taking action, plans and specifications of the proposed project must be reviewed by the Committee. The Committee will act on each application within thirty (30) days of the receipt of the Application and Required Information. For a typical building project, three (3) sets of plans and specifications must be submitted as part of each Application. The following section, "Required Information," details the information that must be included in the Application. One copy of the Application will remain on file with the Committee. REQUIRED INFORMATION The Applicant starts the formal review process with the submission of an Application for Design Review. Each Application must include the following information for Committee action. The following list identifies the information that must be included in each Application to the Committee. The Applicant shall complete form, Application for Design Review, in its entirety, and submit it with the required data. Each Applicant is encouraged to submit preliminary drawings and information to the Committee for review before the formal review process begins. Required Information is as follows: 1. Architectural plans and specifications including Building elevations, types of materials, exterior colors, exterior Site lighting, a brief description of mechanical and structural systems, floor plans and roof construction and appurtenances; 2. A Site plan showing the location and design of all Improvements, including without limitation: lighting plan, number, size and layout of parking spaces, ingress /egress, setbacks, grading, drainage, easements, utilities, Sign locations, refuse collection and bike paths; 3. Complete landscaping plan showing type, species, variety, location and size (at installation) of all plantings including trees, shrubs, turf (seed or sod), irrigation plans and natural conservation areas. Including identifying all trees of six (6) or more inches in caliper which are specimen caliper plantings that will be removed or destroyed. 4. Sign and /or Signage plans showing size, height, design, color, materials, location, construction and lighting with respect to each intended Sign; 5. Site Amenities specifications showing size, height, design, color, materials, location and construction with respect to each piece of Site Furniture and Site Blackthorn Corporate Park — Development Guidelines 2123112 draft Amenities. 6. Such other information as the Committee may require which is pertinent to the evaluation of the plans and specifications. Variances to the requirements of these Guidelines and the Covenants may be permitted when deemed appropriate by the Committee. In order to obtain a variance, the Applicant must request the variance in writing, documenting the reason for the request and providing evidence to clearly demonstrate the merits of the proposed variance. ARCHITECTURAL DESIGN The purpose of the Architectural Guidelines is to produce orderly and aesthetically pleasing development of high quality architecture in harmony with the character of Blackthorn and existing improvements, which serves to enhance not only the individual building, but also the entire Blackthorn development. It is the intent of these Guidelines to encourage innovative architectural design. All buildings shall conform with the following requirements. Overall design: Buildings shall be designed in such a way that all sides of the building are equally attractive, rather than placing all emphasis on the front elevation and neglecting the aesthetics of the side and /or rear elevations. Any accessory buildings and enclosures, whether attached to or detached from the main building, shall be compatible to the main building in design and materials. 2. Exterior materials: The approval of exterior materials, including type, color, texture and durability, and the extent of use of any single material or combination of materials shall be solely at the discretion of the Committee. Exterior materials shall conform to and be in harmony with the external design of neighboring structures and natural landscape. The Committee shall not arbitrarily or unreasonably withhold its approval of such use of exterior materials. Applicants are encouraged to contact the Committee early in the architectural design stages of their project to discuss or propose appropriate exterior materials. Common brick, concrete block, corrugated metal or pre- engineered metals installed with exposed fasteners are prohibited on the exterior wall of any building. The use of masonry materials as the dominant finish is strongly encouraged. 3. Rooftops: All rooftop surfaces, equipment and accessories shall be approved by the Committee according to the following guidelines: a. The roof surface materials, texture, and reflectivity shall be reviewed Blackthorn Corporate Park — Development Guidelines 2123112 draft considering their effects on the views of other Blackthorn Lots and structures. b. Rooftop mechanical equipment, vents and ducts shall be screened, covered and installed in a manner which hides said mechanical equipment from the view of other Blackthorn Lots, public streets, common areas, and buildings. Screening height shall be a minimum of twelve inches above materials being screened. Rooftop solar collectors, skylights and other potentially reflective rooftop building elements shall be designed and installed in a manner which prevents reflected glare and obstruction of views of other Blackthorn Lots and buildings. d. Rooftop antennas and towers must be specifically approved by the Committee upon recommendation by the St. Joseph County Airport Authority, as to their height and location. SETBACKS The purpose of the Setback Requirements is to establish a coordinated streetscape image, provide sufficient space between buildings to ensure adequate light and privacy and to provide sufficient space between roads, buildings and parking to ensure privacy, and sound control. Minimum setbacks for buildings and parking lots from adjacent street rights -of- way and Lots shall be as follows: Setback from Nimtz Parkway /Moreau Court 70 feet Setback from all other public street right of way 50 feet Setback from Side and Rear Lot Lines (not adjacent to streets) 25 feet 2. Driveways shall be setback from adjacent property lines at least twenty -five feet, except where access driveways are shared by adjacent owners. Access drives shared by two or more adjacent Sites is encouraged. 3. All setback areas shall be planted and landscaped in accordance with the Landscape Guidelines. 4 Blackthorn Corporate Park - Development Guidelines 2123112 draft FENCING The purpose of the Fencing Guidelines is to provide for security, for screening of unsightly areas, and for visual relief and buffering where appropriate. Fencing Guidelines are as follows: No fence or wall of any kind shall be constructed unless specifically approved by the Committee. 2. Objects such as water towers, storage tanks, processing equipment, cooling towers, communication towers, vents, and other structures or equipment shall be compatible with the building architecture or screened from view of adjacent properties, parking areas, public streets, common areas, and bike paths by using fences and /or walls and shall be approved, in writing, by the Committee before construction or erection of said structures or equipment. The St. Joseph County Airport Authority may have final approval or disapprove of such structures or equipment concerning height and location. 3. Screen fences or walls shall be of a height at least equal to that of the equipment to be screened. 4. Materials and colors of fences and walls shall be compatible with the building architecture. 5. Chain link and /or barbed wire fencing is not permitted in Blackthorn without specific approval of the Committee. 6. No fence or wall shall be located within the setback areas of any lot. LOADING AND SERVICE AREAS The purpose of the Loading and Service Area Guidelines is to provide for the design of loading and servicing areas in a functional and aesthetically pleasing manner. The guidelines are as follows: Loading and servicing areas shall not be visible from any public street or adjacent properties. 2. Loading and servicing areas shall be designed as an integral part of the building architecture. 3. Loading and servicing areas shall be designed so that the entire loading and Blackthorn Corporate Park — Development Guidelines 2123112 draft servicing operation is conducted within the confines of the building site. No loading or servicing shall be conducted between a building and a street. 4. Installation of one or more truck bays or docks must be specifically approved by the Committee. VEHICULAR CIRCULATION AND PARKING The purpose of the Vehicular Circulation and Parking Guidelines is to provide for safe and convenient movement of motor vehicles, to limit vehicular /pedestrian conflicts, to limit paved areas, to provide for screening or paved areas, and to soften the visual impact of parking lots by providing interior planting. The guidelines are as follows: Number of parking stalls: All parking facilities on each site shall be sufficient to serve the business conducted without using adjacent streets or parking lots. In the case of multiple use buildings, such as office and production, parking requirements shall be determined for each use separately. Minimum parking space requirements are as follows: Office Buildings 1 space per 250 sq. ft. Support Office /Research 1 space per 600 sq. ft. 2. Minimum parking stall dimensions shall be in accordance with the City of South Bend Zoning Code. 3. No parking is permitted on lawn, dirt, gravel, slag, or other unpaved surfaces. Each Owner and Occupant shall be responsible for enforcing this requirement on their respective Lot. 4. Parking will not be permitted on any street or in parking setback areas. 5. Visitor drop -off zones and parking should be provided near visitor entrances, however, visitor parking is not permitted within the parking setback area. 6. Employee parking shall be separated from visitor and front entrance traffic. 7. All parking shall be screened from public streets by appropriate landscaping (see Landscaping Guidelines). 8. In parking lots, landscaped islands must be installed in intervals of not less than every twenty parking spaces; and at the end of all rows of parking. Parking islands shall have a minimum width of nine feet. A continuous poured -in -place concrete curb shall be installed around parking islands to protect lawns and landscaping from vehicular traffic. Blackthorn Corporate Park — Development Guidelines 2123112 draft 9. The use of parking bumpers in surface parking lots is prohibited. 10. A continuous poured -in -place concrete curb - shall be installed around all vehicular parking and circulation areas. 11. All curb cuts onto public streets shall be on -grade curb return types. Residential type, ramped curb cuts are not permitted. 12. Parking areas shall be broken into sections not to exceed 200 cars. Parking areas shall be separated by a major landscaped buffer to provide visual relief. 13. All parking spaces must be designated by painted lines. 14. All parking lot and road pavement sections shall be designed by a registered engineer. Blackthorn Corporate Park — Development Guidelines 2123112 draft SITE UTILITIES The purpose of the Site Utilities Guidelines is to promote the coordinated development of utilities in Blackthorn and to minimize utility costs and adverse visual impacts caused by utility structures and appurtenances. The guidelines are as follows: 1. All permanent utility line shall be underground. 3. Transformers shall be grouped with utility meters where possible and shall be screened in a manner approved by the Committee. 4. Utility appurtenances including telephone pedestals, utility meters, irrigation system backflow preventers, transformers, etc. are not to be visible from adjacent sites, parking areas, public streets, pedestrian walkways and bikepaths and shall be screened in a manner approved by the Committee. SITE SIGNAGE The purpose of the Signage Guidelines is to establish a coordinated graphic program that provides for individual Occupant identification and directional communication in a distinctive and aesthetically pleasing manner. This graphic system is a major factor in creating and preserving the design character and integrity of Blackthorn. Size and placement of all signage shall be considered an integral part of site development, and a signage plan shall be submitted for the approval of the Committee. The Signage Guidelines apply to the categories of signage as follows: Identification Signage: The first category applies to signs used for identification of buildings and /or Owner /Occupants. Each site is limited to one Identification sign. The design, style and material of the Identification sign shall match and compliment the design, style and material of the building. Signs should be constructed of masonry with either backlit or externally lit cut -out graphics. The sign should include the full street address of the building. The design of all Blackthorn Corporate Park - Development Guidelines 2123112 draft identification signs must be approved by the Committee. a. Identification signs shall be constructed of masonry or stone materials. Where Identification signs use aluminum or other such metal, box construction, masonry or stone materials must represent more than fifty percent of the total area of the sign face. b. In the case of multiple tenants, all may be identified on the same sign, up to a maximum of three tenants. Where there are more than three tenants, the building should be identified with a name and the tenants listed on a Directory inside the Building. C. No sign shall exceed forty sq. ft. per face. It is the intention of the guidelines that sign sized be in aesthetic balance with the site and building sizes. The sign shall be placed no closer than twenty -five (25) feet and no further than thirty (30) feet from the street. e. The sign must be placed so it does no obscure any other identification, information, or vehicular control signs. Building mounted identification signs must be specifically approved by the Committee. 2. Temporary Signage: Temporary signs can be used for real estate sales or leasing, construction and design team information or future Occupant identification. Temporary signs, including real estate signage, must be approved by the Committee in writing. 3. Electronic and digital signage is not permitted in Blackthorn Corporate Park without specific approval of the Committee. CONSTRUCTION PHASE The purpose of the Construction Phase Guidelines is to minimize the adverse impacts of construction on the site's natural systems and other related activities: Prior to starting construction of each major project phase, a pre- construction conference with the Committee shall be conducted by the Applicant. The Applicant shall arrange for representatives of the following organizations to attend the conference: Blackthorn Corporate Park — Development Guidelines 2123112 draft a. General Contractor b. Applicant's development team C. Applicable utility companies as necessary The general purpose of the pre- construction conference is to outline the phasing and responsibilities of key tasks such as: a. Utility connections b. Final grading and drainage construction C. Project driveway and bikepath interface with existing roads and bike paths. d. Fine grading and landscaping. 2. Construction sites shall be maintained in a neat and orderly manner. All trash shall be kept in enclosed containers and emptied frequently. 3. At the end of the construction period, by phase, the Applicant shall submit to the Committee reproducible copies of record drawings (as- builts) showing the actual locations of all underground utilities and irrigation systems. 4. It is the responsibility of the Applicant to protect the area designated as Conservation Easement from all construction processes. This protection should include without limitation, enclosing the area and the area's drip line with a temporary fence and construction of a temporary ditch to prevent runoff from reaching the Conservation area. LANDSCAPING The Landscape Guidelines recognize that landscaping is of primary importance to the establishment of the design character of Blackthorn. The Guidelines are intended to promote the establishment of compatible and continuous landscape development to enhance and unify Blackthorn. More specifically, the guidelines are intended to provide for a neat and well maintained appearance in areas not covered by buildings, parking, or Conservation Easements; to enhance and preserve the existing site character; to minimize the adverse visual and environmental impacts of large paved areas. The landscaping requirements are as follows: 10 Blackthorn Corporate Park - Development Guidelines 2123112 draft Applicants must submit a proposed landscape plan and budget. As a general rule, Applicants are required to spend no less than four percent of total project construction costs or $15,000 per acre on landscape improvements. Earth work, Lighting, Site Utilities and Bike paths are not intended to be included in the costs of landscaping. 2. The landscape plan as required for review by the Committee must be prepared by a qualified Landscape Professional. 3. Landscaping in accordance with the approved plan must be implemented and completed within one hundred twenty (120) days, weather permitting, after building occupancy. 4. All parking lots shall be landscaped as follows: a. Provide landscaped islands in parking lot interiors per the requirements of the Vehicular Circulation and Parking Guidelines. The setback space between public streets and parking lots shall be fully landscaped. Where possible, berming shall be provided in order to screen parked cars. Berms shall conform to the Committee's requirements. Where berms are not possible due to space limitations, the parking shall be screened through the use of coniferous trees and /or appropriate shrub plantings or screen walls. 5. A minimum of fifty percent (50 %) of the space between the public street and parking lots of buildings shall be planted in irrigated lawn with the lawn on the street side of the landscaped area, in order to preserve a visually continuous lawn planting along public streets. This lawn planting may be interrupted with shrub beds at entry points and in key accent areas as appropriate. 6. All Plant Materials installed shall be of minimum size at the time of planting, as follows: a. Shade trees b. Coniferous trees c. Ornamental trees d. Shrubs 3 inch caliper 6 feet height 2 inch caliper 3 feet height or 1 gallon 7. All areas not paved or built upon, but disturbed during the construction period must be landscaped with trees and irrigated lawn or planted with native grasses and ground covers. Large uninterrupted areas of gravel or bare soil is prohibited. 11 Blackthorn Corporate Park - Development Guidelines 2123112 draft 8. All irrigation systems are to be below ground, fully automatic systems in compliance with applicable building code requirements. MAINTENANCE The purpose of the Maintenance Guidelines is to define the minimum maintenance standards to promote a uniform, neat and clean appearance throughout Blackthorn. Maintenance requirements are as follows: Owners and Occupants shall maintain their Improvements in good and sufficient repair and in an aesthetically pleasing manner. 2. Improvements which are damaged by the elements, vehicles, fire or any other cause shall be repaired as promptly as the extent of the damage will permit. Buildings which cannot be repaired due to such extensive damage, shall be demolished within sixty (60) days of the date of damage. 3. Buildings which happen to be vacant for any reason, shall be secured and maintained. 4. Sites shall be maintained in a safe, clean and neat condition free of rubbish and weeds. Roads and pavements shall be kept true to line and grade in good repair. 5. Landscape Areas: The following lists the maintenance responsibilities of the different landscape areas: a. Common areas are landscaped and maintained by the Association. b. Landscape Easements are initially landscaped and maintained by the Owner until such time as they are accepted by the Association. Thereafter, the lawn in the Landscape Easements will be maintained by the Owner and the plantings will be maintained by the Association. Site and parking landscape areas are to be landscaped and maintained by the Owner in accordance with these guidelines. d. Conservation Easements are to be reserved by the Commission. These areas are to be left natural and are not to be maintained. 6. Landscape Maintenance: Maintenance requirements of the landscaped areas in 12 Blackthorn Corporate Park — Development Guidelines 2123112 draft Blackthorn are as follows: a. All plantings shall be maintained in a healthy growing condition. Fertilization, weeding and pruning are to be carried out on a regular basis. b. Dead or dying plants shall be removed and replaced as quickly as possible (thirty days maximum). C. All plantings are to be irrigated as necessary to maintain healthy growing conditions. 7. If minimum maintenance standards are not achieved by the Owner or Occupant, the Association may take action as set forth in the Covenants. ADDITIONAL INFORMATION The following information is not required by the Committee; however, Developers are encouraged to submit the information as it may avoid unnecessary delays. Complete grading and drainage plans showing all relevant elevations of drainage and retention areas, flow points and storm detention, and provisions for erosion control; The purpose of the site grading plans are to unify the grading of Blackthorn in terms of earth form, preservation of topographic features and compatibility of relationships between buildings, parking areas, roads, and adjacent properties. All site grading shall conform to the following requirements: a. Lot grading will be done in such a way as to preserve the existing topographic features and to provide positive drainage. All site grading shall be designed to meet the following standards: b No cut or fill slopes of any type shall be steeper than 3:1 with smooth 13 Blackthorn Corporate Park - Development Guidelines 2123112 draft Minimum Maximum Slope Slope Landscape areas 2% 3:1 Parking Lots 2% 4% Driveways 2% 5% Pedestrian paths 1% 8% b No cut or fill slopes of any type shall be steeper than 3:1 with smooth 13 Blackthorn Corporate Park - Development Guidelines 2123112 draft vertical transitions. Where space limitations demand, terracing with approved retaining walls shall be utilized. C. Where retaining walls are required, they shall be of a material compatible with the building architecture. d. Berms, channels, swales, etc., shall be graded in such a way as to be an integral part of the grading, and paved surfaces designed with smooth transitions between changes in slope. 2. Proposed construction schedule covering each phase of construction on the Site; 3. Description of proposed operations and /or uses, including number of employees expected and proposed for the future; 4. Characteristics of the intended use of the Site with emphasis on measures taken to mitigate any adverse effects caused by the development; 7. Architect's total estimated cost of construction of the proposed improvements. Owners are encouraged to construct additional paths on each lot and provide bike storage areas on each Site for employees. 14 Blackthorn Corporate Park — Development Guidelines 2123112 draft