A.
District Intent. The South 27th Street Design Overlay
District is intended to:
1.
Further the implementation of the South 27th Street
Corridor Master Plan Amendment adopted by the City of Franklin on
January 20th, 2005. Specifically, the plan intends for the South 27th
Street Corridor and adjacent areas to:
a.
Be a local, regional and statewide destination for
people to work, live, shop, recreate, and interact with one another.
b.
Be an attractive center of economic activity in
southeast Wisconsin with clearly and conveniently linked strong neighborhoods,
beautiful parks and open spaces, and engaging civic and institutional
places.
c.
Serve as a unifying place for the cities of Franklin
and Oak Creek, and for Milwaukee County.
2.
Apply whenever new principal and/or accessory buildings
are constructed in the district following the effective date of this
ordinance.
3.
Apply whenever building additions in the district
result in an increase in floor area of 50% or more over the floor
area of the existing building at the time of the addition.
4.
Exempt residential uses from compliance with the
requirements set forth in this Division.
5.
Authorize the Plan Commission to waive any of the
South 27th Street Design Overlay District Standards by 5 votes of
all the members of the Plan Commission provided that supplemental
design elements or improvements are incorporated into the project
(over and above those which are otherwise required) which compensate
for the waiver of the particular standard, or, in the case of parking
provisions, where it can be demonstrated that the required parking
is excessive or where specified areas are provided for the future
provision of additional parking if necessary. In support of the waiver
request, the applicant shall detail such supplemental design elements
in written and graphical form, and provide an explanation as to the
nature of the standards for which the waiver is requested.
6.
Allow existing structures to remain conforming with
regard to this Division.
B.
District Standards. Properties in the South 27th
Street Design Overlay District are regulated by the City of Franklin
Unified Development Ordinance in its entirety, and all provisions
set forth in this Division, including the following:
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§ 15-3.0352 Parking Requirements
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§ 15-3.0353 Landscape and Site Design General Standards
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§ 15-3.0354 Landscaping Requirements for Off-Street
Parking Areas
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§ 15-3.0355 Architectural Requirements
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C.
District Area. The requirements set forth in this
Division apply to properties included within the area outlined on
the map below:
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South 27th Street Design Standards
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On-site parking shall be provided as set forth in § 15-5.0203.
In addition, the following standards apply:
A.
Parking required and Location Regulated. Not more
than 50% of the off-street parking spaces shall be located directly
between the front facade of the building and the public street, unless
additional buildings in the overall development are or will be located
between the main building and the public street. Such additional buildings
must be sufficient in size, location, and number to provide an effective
visual break between the public street and the parking lot.
B.
Number of Parking Spaces Limited. Parking lots in
which the number of spaces significantly exceeds the minimum number
of parking spaces required under § 15-5.0203 are not permitted.
C.
Potential Parking Reductions.
1.
Shared Parking. The Plan Commission may authorize
as much as a 40% reduction in the area to be paved for non-residential
off-street parking stalls when parking is shared by two or more uses
provided:
a.
The reduction does not exceed 40% of the required
parking.
b.
The uses that are sharing parking have peak parking
demand at different times.
c.
Pedestrian sidewalks or paths are provided as safe
connections between any uses sharing the parking area.
d.
A shared parking agreement, signed by all parties,
is approved by the City Council, following receipt of Plan Commission
recommendations. The agreement shall state a minimum time frame for
the agreement to be in effect; provide for ingress/egress easements;
and be recorded with the County as a covenant.
2.
Other Requested Parking Reductions. If a parking
reduction is requested for any reason other than shared parking, or
a parking reduction beyond 40% is requested for shared parking arrangements,
technical documentation shall be furnished by the applicant during
the site plan review process to indicate, to the satisfaction of the
Plan Commission, that actual off-street parking demand for that particular
use is less than the required amount or that sufficient on-street
parking is available in the area.
D.
Land-Banking of Reserved Parking Area. When a parking
reduction has been authorized, the Plan Commission may require that
sufficient area on the property be held in reserve for the potential
future development of paved off-street parking to meet the full requirements.
When required, this reserve off-street parking area shall be shown
and noted on the site plan, maintained as open space, and developed
with paved off-street parking spaces when the City determines that
such off-street parking is necessary due to parking demand on the
property which exceeds original expectations. The reserve parking
area may not be counted as part of any required green space area,
nor may it be used as the location of landscaping that is required
under § 15-5.0302. The City may require that a letter of
credit or other approved financial surety be provided at the time
of permit issuance in an amount not to exceed 125% of the estimated
cost of parking lot completion, to be exercised at City discretion,
should the need for parking lot completion be determined.
A.
Vision Clearance Necessary. Landscaping and site
amenities shall be provided to satisfy the requirements of this Division.
All site improvements shall be designed and undertaken in such a way
that clear site lines are maintained for the safety and convenience
of all pedestrian and vehicular users.
B.
Coordination of Site Furnishings. Lighting and site
furnishings (benches, trash receptacles, bicycle racks, etc.) shall
complement the character of the building, and provide an attractive
and strong relationship with adjoining properties and the public sidewalk.
C.
Pedestrian Considerations.
1.
New streets proposed as part of new developments
shall provide "pedestrian friendly" streetscapes.
2.
Large parking areas shall include walkways to allow
safe pedestrian access to the building entrance and to connect the
site to adjacent streets and properties. Pedestrian walkways shall
be designed with amenities such as special paving treatments (colored
paver blocks or textured concrete), lighting (see lighting discussion
below) and furnishings to create a pedestrian-friendly character.
3.
The entire development shall provide for safe pedestrian
and bicycle access to all uses within the development, connections
to existing and planned public pedestrian and bicycle facilities,
and connections to adjacent properties.
4.
Sidewalks shall be provided along the entire length
of any facade containing a public entrance, leaving room for foundation
planting beds.
5.
Pedestrian walkways shall be provided from all building
entrances to existing or planned public sidewalks or pedestrian/bike
facilities.
6.
Internal pedestrian walkways shall be distinguished
from driving surfaces.
7.
The building shall provide awnings or other weather
protection features within 30 feet of all customer entrances along
a building.
D.
Reducing the Impact of Vehicular Use Areas. For
properties such as gas stations — where vehicular circulation
is dominant on the site — walkways, landscaping, architectural
features and lighting shall be provided to make these areas more attractive
and inviting. Decorative fences, walls and/or landscaped edges shall
screen front parking areas from the public sidewalk. Screening shall
not exceed three feet six inches in height.
E.
Bicycle and Pedestrian Amenities Required. The development
shall provide secure, integrated bicycle parking and pedestrian furniture
in appropriate quantities and location.
F.
Landscaping. On-site landscaping shall be provided
per the landscaping requirements found in § 15-5.0302. In
addition, the project shall provide:
1.
Extensive building foundation landscaping for all
building frontages facing public streets, parking lots, or residential
districts to provide visual breaks in the mass of the building. Building
foundation landscaping shall be placed so that, at maturity, the plant's
drip line is within 10 feet of the foundation. Canopy/shade trees
shall not be used to meet this requirement.
2.
Screen fences and/or landscaped buffers at property
edges, particularly where commercial and light industrial properties
adjoin residential properties.
3.
Off-street parking area landscaping as set forth
in § 15-5.0302.
G.
Central Areas/Features. Each development which contains
a building over 50,000 square feet in area shall provide central area(s)
or feature(s) such as a patio/seating area, pedestrian plaza with
benches, outdoor playground area, water feature, and/or other such
deliberately designated areas or focal points that adequately enhance
the development or community. All such areas shall be openly accessible
to the public, connected to the public and private sidewalk system,
designed with materials compatible with the building and remainder
of the site, and maintained over the life of the building and project.
H.
Cart Returns. A minimum of one 200 square foot cart
return area shall be provided for everyone 100 parking spaces for
any establishment utilizing carts. Cart corrals shall be of durable,
all season construction, and shall be designed and colored to be compatible
with the building and parking lot light standards. Exterior cart return
or cart storage areas shall be situated for the safety and convenience
of users, however no such facilities shall be located within 25 feet
of the building.
A.
Parking Lot Landscaping Required. Interior and perimeter
buffer landscaping is required for all off-street parking lots and
their associated vehicular use areas, with the exception of those
infill and redevelopment projects that have been granted an exception
by the Plan Commission. These regulations stipulate the design and
placement of such plantings. The actual number of plant units utilized
in such plantings may be counted toward the total number of plant
units required on-site as determined under § 15-5.0302.
B.
Required Trees for Parking Lot Perimeter and Interior
Applications.
1.
Shade or decorative trees are required within the
vehicular use area at a ratio of one tree for every 15 parking spaces
or fraction thereof, unless the Plan Commission grants an exception.
The trees must be evenly distributed throughout the vehicular use
area.
2.
Existing trees of desirable species and quality
that can be preserved, where grading does not cut them off from a
reasonable supply of water and where the area under the canopy remains
undisturbed, shall count toward the tree requirements for off-street
parking areas on a tree-for-tree basis.
3.
Where a landscape border or other landscape area
abuts the vehicular use area, shade or decorative trees within those
landscaped areas may count toward the vehicular use area requirement,
provided:
4.
Trees shall be planted in such a way that they are
protected from vehicle damage.
C.
Interior Landscaping for Off-street Parking Areas.
The interior parking lot landscaping standards of this section shall
apply to all off-street parking lots and their vehicular use areas
containing 20 or more parking spaces. The intent of this section is
to require landscaping within vehicular use areas; therefore, landscaping
screens, planting strips and landscaping surrounding buildings shall
not be considered as interior landscaping. Interior parking lot landscaping
is required as follows:
1.
A minimum of 20 square feet of interior landscaped
island shall be provided per parking stall.
2.
The interior landscaping shall be provided within
landscaped islands a minimum of 250 square feet in area. Landscaped
islands shall be three feet shorter than the depth of any adjacent
space. A landscaped island nine feet in width and 30 feet in length
with rounded ends, placed alongside two parking stalls each 18 feet
in depth placed end to end, would meet all dimensional requirements
for landscaped islands, provided the dimensions are measured from
the inside of any curbs.
3.
The interior parking lot landscaping shall be placed
so as to delineate driving lanes, define rows and generally mitigate
the visual impact of the parking lot while maintaining clear site
lines for safety purposes.
4.
Plants in landscaped islands shall be underlain
by soil (not base course material), and shall be protected by curbing
or other protective treatment.
5.
The interior parking lot landscaping shall be composed
of a combination of hardy trees, shrubs, perennials, and groundcover
that are able to tolerate winter salt and snow. Where islands are
used as retention/infiltration areas for storm water management, they
should be landscaped appropriately for that purpose. Decorative mulch
and weed barriers may be utilized when shown on an approved landscape
plan.
6.
Landscaped islands that function as storm water
retention/infiltration areas shall be subject to the following:
D.
Screening for Off-street Parking Areas. The perimeter
parking lot screening standards of this section shall apply to all
off-street parking areas for six or more vehicles or larger than 2,000
square feet in area. Off-street parking areas, including aisles and
driveways, shall be effectively screened year round as follows:
1.
Perimeter planting areas shall be designed to maintain
and protect visibility at driveways and access points.
2.
On-site perimeter greenbelts at least 10 feet in
width shall be installed along any street side and along all interior
lot lines when parking is located on that side of any building on
the site.
a.
Street side greenbelts shall contain dense landscape
screening which provides plantings at least 18 inches high at planting
and 30 inches high at maturity. Such greenbelts shall provide a semi-opaque
screen at a minimum during the winter season,
b.
Interior side lot line greenbelts for non-residential
uses when adjacent to residential uses shall contain dense landscape
screening which provides plantings at least 36 inches high at planting
and 48 inches high at maturity. Such greenbelts shall provide a semi-opaque
screen at a minimum during the winter season.
c.
Other greenbelts not specifically described above
shall contain a minimum of one tree or shrub for each 15 feet of perimeter
to be planted in effective groupings within said strip. The remainder
of the strip shall be planted in grass, ground cover or other effective
landscape treatment.
3.
Berms may be utilized as part of the perimeter landscaping.
A.
Building Character and Design.
1.
Buildings located on prominent sites — such
as key intersections, corners, terminations of street vistas, and
on high points — shall be multi-story and exhibit quality architectural
design to serve as landmarks,
2.
All exterior materials shall be durable, of high-quality,
utilized true to form (such as stone below wood rather than the opposite),
and appropriate for external use.
3.
Brick, stone and terra-cotta are preferred primary
materials for new buildings or additions.
4.
The use of false brick or other "faux" sidings is
discouraged.
5.
Color choice shall complement the style and materials
of the building's facade and provide a pleasing relationship with
adjoining buildings.
6.
Painting of brick and stone is discouraged.
7.
Trash, service, and mechanical areas shall be entirely
screened from view and located on the side or rear of properties.
8.
All visible sides of the building shall be designed
with details that complement the front facade. Side facades that are
visible from the public street shall receive equal design attention.
9.
Building massing that creates modulation and articulation
is encouraged.
10.
Multi-story buildings that allow for a mix of retail,
office or residential uses are preferred.
B.
Design Standards for Non-Residential Buildings [20,000
Square Feet or Less in Area].
1.
Purpose and Intent. The purpose of these design
standards is to guide the design of smaller non-residential buildings
constructed in the South 27th Street Design Overlay District to ensure
that, through appropriate use of facades, windows, building orientation,
and architectural details, new structures and alterations of existing
structures are physically and visually compatible with other buildings
in the vicinity. These standards are intended to support good quality
design in new building construction, enhance street safety, and provide
a comfortable street environment by providing features of interest
to pedestrians and motorists. Good design results in buildings that
are in visual harmony with nearby buildings, leading to a city that
is attractive, interesting, active, and safe. These qualities, in
turn, contribute to the creation of a sustainable community which
facilitates easy pedestrian movement and establishment of a rich mixture
of uses.
The standards of this section apply whether the use is allowed
as a Permitted Use, Special Use or Accessory Use. The Plan Commission
shall evaluate site plans and architectural plans for compliance with
these provisions.
2.
Compatibility with Existing Buildings.
a.
Buildings shall maintain a similar size, shape,
height, bulk, scale and mass of surrounding architecture, unless required
to vary due to zoning district dimensional standards.
b.
Where building sizes will not be equivalent or comparable
to those existing in the same general vicinity, larger building facades
shall be broken down into units that resemble the size of existing
facades.
3.
Building Materials and Colors.
a.
Facades shall be varied and articulated to provide
visual interest to pedestrians. Within larger projects, variations
in facades, floor levels, architectural features, and exterior finishes
shall create the appearance of several smaller buildings.
b.
Exterior building materials shall convey an impression
of durability. Materials such as masonry, stone, stucco, and wood
are encouraged. Metal is not allowed as the primary exterior building
material, though it may be used for accents including awnings.
c.
Where masonry is used for exterior finish, decorative
patterns must be incorporated. Examples of these decorative patterns
include multicolored masonry units such as brick, stone, or cast stone,
in layered or geometric patterns, or split-faced concrete block to
simulate a rusticated stone-type construction.
d.
Wood siding must be bevel, shingle siding, or channel
siding and must not be applied in a diagonal or herringbone pattern.
e.
Building facade colors shall be non-reflective,
subtle, neutral, or earth tone. The use of high intensity colors,
metallic colors, black, or fluorescent colors on facades shall be
prohibited. Building trim and architectural accent elements may feature
brighter colors, but such colors shall be muted, not metallic, not
fluorescent, and not specific to particular uses or tenants. Standard
corporate and trademark colors shall be permitted only on sign face
and copy areas.
4.
Roof Materials, Parapets, and Roof Pitch.
a.
Pitched roof structures shall have a minimum roof
pitch of 6:12.
b.
Flat roofs are permitted with detailed stepped parapets
or detailed brick coursing.
c.
Parapet corners must be stepped or the parapet must
be designed to emphasize the center or primary entrance(s), unless
the primary entrance is at the corner of the building.
d.
Visible sloped roofs must be neutral in color, such
as gray, black, or dark brown.
e.
Visible roof materials must be wood or architectural
grade composition shingle or sheet metal with standing or batten seam.
f.
All roof and wall-mounted mechanical, electrical,
communications, and service equipment, including satellite dishes
and vent pipes, must be screened from public view by parapets, walls,
or by other approved means.
5.
Building Facades.
a.
Decorative devices — such as molding, entablature,
and friezes — are expected at the roofline. Where such ornamentation
is present in the form of a linear molding or board, the band must
be at least eight inches wide.
b.
Alcoves, Porches, Arcades, etc. Buildings must incorporate
features such as arcades, roofs, porches, alcoves, porticoes, and
awnings to protect pedestrians from the rain and sun. Awnings and
entrances may be designed to be shared between two structures.
6.
Change in Relief of Building. Buildings must include
changes in relief on at least 10% of their primary facade for pedestrian
interest and scale. Relief changes include cornices, bases, fenestration,
fluted masonry, or other treatments.
7.
Windows.
a.
Windows which allow views to the interior activity
or display areas are expected. Windows shall include sills at the
bottom and pediments at the top. Glass curtain walls, reflective glass,
and painted or darkly tinted glass shall not be used.
b.
Ground Floor Window Standards:
i.
All new buildings must provide ground floor windows.
ii.
Required window areas must be either windows that
allow views into working areas or lobbies, pedestrian entrances, or
display windows.
iii.
Required windows must have a sill no more than
four feet above grade. Where interior floor levels prohibit such placement,
the sill must be raised to allow it to be no more than two feet above
the finished floor level, up to a maximum sill height of six feet
above grade.
iv.
Darkly tinted windows and mirrored windows that
block two-way visibility are prohibited as ground floor windows along
street facades.
v.
The primary facade of each building, or for corner
buildings each of the two facades, must contain at least 20% of the
ground floor wall area in display areas, windows, or doorways. Blank
walls are prohibited.
vi.
Ground floor windows are also required on facades
facing any public parking lot. The minimum requirement is 16 square
feet per story or 6% of the facade, whichever is greater.
8.
Pedestrian Accessibility.
a.
Buildings shall maintain and/or enhance the pedestrian
scale.
b.
Building entries must comply with the accessibility
requirements of the applicable state and federal codes.
c.
Special attention shall be given to designing a
primary building entrance that is both attractive and functional.
d.
Buildings located at the intersection of two streets
shall utilize a corner entrance to the building unless this requirement
is waived by the Plan Commission.
e.
The pedestrian environment may be enhanced by street
furniture, landscaping, awnings, and movable planters of seasonal
flowers.
9.
Landscaping/Streetscape.
a.
Benches, outdoor seating, and trash receptacles
must complement any existing decorative street lighting and be in
keeping with the overall architectural character of the area.
b.
Upon prior approval of the Plan Commission and Common
Council, benches and other streetscape items may be placed within
the public right-of-way, provided they do not block free movement
of pedestrians. A minimum pedestrian walkway width of six feet shall
be maintained at all times.
10.
External Storage.
a.
The external storage of merchandise and/or materials
directly or indirectly related to a business is prohibited unless
identified on an approved site plan and fully screened.
b.
Outdoor seasonal displays of merchandise are permitted
during business hours only. A minimum pedestrian walkway width of
six feet must be maintained at all times.
c.
Each structure shall provide for collection of its
trash and recyclable materials within the boundaries of each parcel.
All trash collection areas must be located within the structure, or
behind the building in an enclosure, in accordance with the provisions
of §§ 15-3.0802 and 15-3.0803.
C.
Design Standards for Non-Residential Buildings [Greater
than 20,000 Square Feet in Area].
1.
Purpose and Intent. The design standards for buildings
greater than 20,000 square feet are intended to ensure that large
buildings, and the sites they occupy, are properly located and compatible
with the surrounding area and community character of the South 27th
Street Design Overlay District. Such projects shall also be subject
to the more general standards for the approval of Special Use Permits
or PUD Districts when applicable.
The following requirements are applicable to all new buildings
in excess of 20,000 gross square feet. These requirements are also
applicable when additions to non-residential and mixed use buildings
built either before or after the effective date of this Division,
bring the total building size to over 20,000 gross square feet.
2.
Waiver of Standards. The Plan Commission may waive
any of the following standards by a 3/4 vote of members in attendance,
but only if supplemental design elements or improvements are incorporated
into the project (over and above those which are otherwise required)
which compensate for the waiver of the particular standard. In support
of the waiver request, the applicant shall detail such supplemental
design elements in written and graphical form, and provide an explanation
as to the nature of the standards for which the waiver is requested.
3.
Compatibility with City Plans. The applicant shall
provide, through a written report submitted with the petition for
a Site Plan adequate evidence that the proposed building and overall
development project shall be compatible with the City's community
character, urban design, natural area preservation, commercial development,
redevelopment, or community facility objectives as expressed in adopted
elements of the City's Comprehensive Master Plan.
4.
Building Materials. Building materials shall be
unified throughout the building, and shall complement other buildings
in the vicinity. Exterior building materials shall be of high and
comparable aesthetic quality on all sides. Building materials such
as glass, brick, decorative concrete block, or stucco shall be used.
Decorative architectural metal with concealed fasteners may be approved
if sensitively incorporated into the overall design of the building.
5.
Building Design. The building exterior shall be
unified in design throughout the structure, and shall complement other
buildings in the vicinity. The building shall employ varying building
setbacks, height, roof treatments, door and window openings, and other
structural and decorative elements to reduce apparent size and scale.
A minimum of 20% of all of the combined facades of the structure shall
employ actual facade protrusions or recesses. A minimum of 20% of
all of the combined linear roof eave or parapet lines of the structure
shall employ differences in height, with such differences being six
feet or more as measured eave to eave or parapet to parapet for buildings
over 50,000 square feet. Roofs with particular slopes may be required
by the City to complement existing buildings or otherwise establish
a particular aesthetic objective. Ground floor facades that face and
are on properties that are in any part within 100 feet of public streets
shall have arcades, display windows, entry areas, awnings, or other
such features along no less than 50% of their horizontal length. The
integration of windows into building design is strongly encouraged.
6.
Building Entrances. Public building entryways shall
be clearly defined and highly visible on the building's exterior design,
and shall be emphasized by on-site traffic flow patterns. Two or more
of the following design features shall be incorporated into all public
building entryways: canopies or porticos, overhangs, projections,
arcades, peaked roof forms, arches, outdoor patios, display windows,
distinct architectural details. Unless exempted by the Plan Commission
all sides of the building that directly face or abut a public street
or public parking area shall have at least one public entrance, except
that the City shall not require building entrances on more than two
sides of any building.
7.
Building Color. Building facade colors shall be
non-reflective, subtle, neutral, or earth tone. The use of high intensity
colors, metallic colors, black, or fluorescent colors on facades shall
be prohibited. Building trim and architectural accent elements may
feature brighter colors, but such colors shall be muted, not metallic,
not fluorescent, and not specific to particular uses or tenants. Standard
corporate and trademark colors shall be permitted only on sign face
and copy areas.
8.
Building Location. Modest building setbacks are
encouraged. Where buildings are proposed to be distant from a public
street, the overall development design shall include smaller buildings
on pads or outlots closer to the street.
9.
Screening. Mechanical equipment, refuse containers
and any permitted outdoor storage shall be fully concealed from on-site
and off-site ground level views, with materials identical to those
used on the building exterior. Loading docks shall be completely screened
from surrounding roads and properties. Said screening may be accomplished
through loading areas internal to buildings, screen walls which match
the building exterior in materials and design, fully opaque landscaping
at time of planting, or combinations of the above. Gates and fencing
may be used for security and access, but not for screening, and shall
be of high aesthetic quality.
10.
Traffic Impact. All projects that include buildings
over 20,000 square feet shall have direct access to an arterial or
collector street, or shall dedicate public roads which have direct
access to a public street. Vehicle access shall be designed to accommodate
peak on-site traffic volumes without disrupting traffic on public
streets or impairing pedestrian safety. This shall be accomplished
through adequate parking lot design and capacity; access drive entry
throat length, width, design, location, and number; and traffic control
devices; and sidewalks. The site design shall provide direct connections
to adjacent land uses if required by the City. Prior to development
approval, the applicant's traffic engineer shall complete and present
a traffic impact analysis following Wisconsin Department of Transportation
guidelines. Where the project will cause off-site public roads, intersections,
or interchanges to function below level of service C, as defined by
the Institute of Transportation Engineers, the City may deny the application,
require a size reduction in the proposed development, or require that
the developer construct and/or pay for required off-site improvements.
11.
Natural Resources Protection. Existing natural
features shall be integrated into the site design as a site and community
amenity.
12.
Signage. The plan for exterior signage shall provide
for modest, coordinated, and complimentary exterior sign locations,
configurations, and colors throughout the development. All freestanding
signage within the development shall compliment on-building signage.
Monument style ground signs are strongly preferred over pole signs,
and consolidated signs for multiple users are strongly preferred over
multiple individual signs. The City may require the use of muted corporate
colors on sigange if propsed colors are not compatible with the City's
design objectives for the area.
