[Added 10-8-2013 by Ord. No. 9036]
The purpose of the Route 66 Overlay District is to implement
the City of El Reno Comprehensive Plan and to protect the character
of Route 66, a National Scenic Byway. The Route 66 Overlay District
requires additional screening and buffering of industrial uses along
this historic corridor; these requirements are intended not to limit
or block industrial uses but rather to maintain the historic character
of the Route 66 corridor. Maintaining the character and attractiveness
of this roadway enhances the economic value of the community by encouraging
tourism and trade. This overlay district is established for the purpose
of providing a more aesthetically pleasing gateway to the City so
Route 66 can continue to be used as an economic base for the community
and serve as an entryway into the historic downtown.
The Route 66 Overlay District is established and applies to
all parcels/lots which front Route 66 from the eastern corporate limit
line to Alfadale Road.
Uses in the overlay are those uses permitted in the underlying
base zoning district.
Property development standards as prescribed in the underlying
zoning district will apply in the Route 66 Overlay District with the
following exceptions:
A.
Landscaping. All new development and redevelopment areas shall be
landscaped with trees, ornamental shrubs, and green areas to provide
visual buffering, and to enhance the entryway to the community created
by the historic Route 66, a National Scenic Byway, that is scenic
and welcoming. Landscaping standards in this district are as follow:
(1)
Landscape maintenance. The property owner is responsible for
maintaining a landscape plan as originally approved and for the replacement
of plant materials that have died, been damaged, or removed, for a
period of five years after issuance of a certificate of occupancy
or project completion.
(2)
Buffer.
(a)
A fifty-foot-wide buffer outside the ODOT right-of-way and with the
required building setback along road frontage is required.
(b)
Planting. Planting is required to screen industrial activities
and parking areas from Historic Route 66. If the grade of the site,
or other condition, prevents the buffer from accomplishing this purpose,
then the minimum requirements may be modified. Minimum requirements
include:
(3)
Berms. Planting requirements may be reduced by 50% if berms
are constructed to provide buffering and screening. Berms shall vary
in height and width and must be planted with native drought-tolerant
plants. Berms are to be constructed and planted as follows:
(a)
Construction of an earthen berm requires a permit from the City.
The permit application shall be signed by the owner and accompanied
by a site plan indicating the exact location of the berm, the width,
height and length of the berm, existing land contours and proposed
contours.
(b)
The height of the berm shall not exceed 12 feet, and the slope
of the berm shall not exceed one foot of vertical rise per three feet
of horizontal distance (a maximum slope of 3:1).
(c)
Construction of the berm shall comply with applicable portions
of the zoning ordinance dealing with stormwater runoff and, if located
in a floodplain, shall comply with the provisions contained in the
flood damage prevention ordinance.[1]
(d)
Berms adjacent to paved surfaces must be graded to capture all
irrigation runoff or to convey it to an appropriate stormwater management
feature.
(e)
The berm shall be landscaped; its landscaping shall be maintained by the property owner and shall comply with the provisions of Subsection A(3)(e)[1] through [5] below:
[1]
Grass or ground cover shall be planted on the berm. Proper siltation
control shall be effected until such grass or ground cover is established.
[2]
Trees or shrubs shall be planted on the berm. At least 1/2 of
the plant material shall be evergreen trees or shrubs. Evergreen trees
shall be a minimum of six feet in height, and deciduous trees shall
be not less than two inches in diameter measured one foot above the
ground when planted.
[3]
All plant material shall be maintained by mowing, trimming,
and removal of trash on a regular basis. Dead plant material shall
be removed and replaced.
[4]
The construction, maintenance, and landscaping of a berm shall
not unreasonably interfere with traffic sight lines on an adjacent
street or highway.
(4)
Fences and walls.
(b)
Height. Fences and walls shall be a minimum of five feet and
no taller than eight feet.
(c)
Material. Approved materials include one or a combination of
the following: brick, stone, cast-stone, split-faced block, stucco
over standard concrete masonry blocks, or other material approved
by the administrator. The following are not allowed in the buffer:
chain-link or vinyl.
B.
Loading, storage and service areas. In addition to the standards set forth in § 361-16 of this chapter, loading, storage and service areas must meet the following standards:
(1)
All loading, storage and service area shall be located on the
side or rear of a building/complex and shall be effectively screened
from view if visible from the public right-of-way.
(2)
If a planted buffer is not adequate to screen large-scale loading,
storage or service areas from the Route 66 public ROW, additional
screening will be required. This screen shall consist of walls, fences,
plant material or combination totaling eight feet in height at installation.
Wall or fence materials shall be compatible with the primary structure.
C.
Parking.
(1)
In addition to the standards set forth in § 361-16 of this chapter, parking must meet the following standards:
(a)
Parking areas located within 50 feet of an adjacent property
or 100 feet of the Route 66 public right-of-way and consisting of
more than 20 parking spaces shall be organized into parking pods that
are separated by the following perimeter landscaping and island plantings:
[1]
Perimeter landscaping. Perimeter landscaping shall be a minimum
of five feet wide, landscaped with shrubs installed at a rate of one
for every 15 square feet of landscaped area. Selected shrubs shall
not exceed a mature or maintained height of three feet.
[2]
Interior islands. An interior landscaped island shall be provided
for every 10 spaces. Each island shall contain a minimum of 200 square
feet with a minimum width of eight feet inside the curb and include
a minimum of one canopy tree. Interior islands shall be distributed
throughout the parking area, with no parking space located more than
100 feet from a planting island. Interior islands may be consolidated
or intervals may be expanded in order to preserve existing trees.
[3]
Terminal islands. All rows of spaces shall terminate in a curbed
landscaped island. Each island shall conform to the specifications
described for interior islands above.
[4]
Median islands. A median island with a minimum width of eight
feet inside the curb shall be sited between every six single parking
rows and along primary internal and external access drives. Each median
island shall be planted at the rate of one canopy tree for every 40
linear feet (spaced a maximum of 50 feet apart). Median intervals
may be expanded in order to preserve existing trees.
D.
Preservation of existing landscape features.
(1)
Required landscaped areas shall incorporate existing natural
vegetation to the maximum extent feasible. Where existing vegetation
is inadequate to meet the required landscaping standards, additional
plant material shall be required.
(2)
In the event that the existing vegetation has been credited
and is subsequently removed or dies, it shall be replaced with the
appropriate planting material.
E.
Signage. In addition to the standards set forth in § 361-23 of this chapter, new signage in the Route 66 corridor must meet the following standards:
(1)
Prohibited sign types: billboard signs, pole or pylon signs,
truck or vehicular signs.
(2)
Number. One freestanding sign is allowed on any lot. Two freestanding
signs may be allowed on a lot or development having a minimum frontage
of 300 feet on each of two adjacent streets, or more than 600 lineal
feet of frontage on a single street.
(3)
Landscaping. Shrubs, flowers or ground cover with a planting
bed area equal to 1/2 the sign area shall be planted around the base
of any freestanding sign.
(4)
Lighting. All freestanding signs may be illuminated either internally
or externally. Lighting directed toward a sign shall be shielded so
that it does not shine directly into a public right-of-way or residential
building and does not interfere with the safe vision of motorists.
F.
Site access.
(1)
Where possible, compatible and complementary uses are encouraged
to construct interconnected parking lots, thereby limiting the number
of curb cuts on the highway.
(2)
All driveways shall conform to Oklahoma Department of Transportation
(ODOT) standard specifications for curb cuts and driveway construction.
(3)
Landscaping and design.
(a)
Surface material. Surface shall be a hard, impervious surface
and maintained in such a manner that no dust or erosion will result
from continuous use.
(b)
Landscaping. Landscaping of entrances, including the construction
of low walls, gates and other entrance elements, is encouraged so
long as such elements do not disrupt the sight triangle of traffic
entering and exiting the site.
