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10.0_Appendix_CFINAL DRAFT January 28, 2005 Appendix C Regional Retail Land Use Category C-1 Appendix C Regional Retail Land Use Category Regional Commercial Retail draws customers from a very large market area – generally a 5 mile or more radius. Development within this land use may consist of a single large anchor store (> 100,000 sq. ft.) or have multiple anchor tenants (department, supermarket, drug, home improvement, sporting, variety, or specialty) along with pad sites developed on the fringe of the area. Other permitted secondary uses include fast food, restaurants, banks and service stations; however, these uses must be integrated into the larger primary use. Regional Retail designated areas should have direct access to State Highway 114. Also, development within the Regional Retail land use category must adhere to the following design guidelines. 1. Facades and Exterior Walls INTENT: Facades shall be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community’s identity character, and scale. The intent is to encourage a more human scale that residents of Southlake will be able to identify with their community. GUIDELINE: Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60 percent of the front and 50% of the side façades that face a public right-of-way. 2. Roofs INTENT: Variations in roof lines should be used to add interest to, and reduce the massive scale of large buildings. GUIDELINE: Roof lines shall be varied. Mansard roofs, gable roofs, hip roofs, or dormers shall be incorporated. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan. FINAL DRAFT January 28, 2005 Appendix C Regional Retail Land Use Category C-2 3. Parking Lot Orientation INTENT: Parking areas should provide safe, convenient, and efficient access for vehicles and pedestrians. They should 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. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural details take on added importance. GUIDELINE: No more than 60 percent of the off-street parking area for the entire property shall be located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and/or parking lots are screened from view by out parcel development (such as restaurants) and additional tree plantings and/or berms. FINAL DRAFT January 28, 2005 Appendix C Regional Retail Land Use Category C-3 4. Entryways INTENT: Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The standards identify desirable entryway design features. Large retail buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a store. GUIDELINES: Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following: • canopies or porticos • overhangs • recesses/projections • arcades • raised corniced parapets over the door • peaked roof forms • arches • outdoor patios • display windows • architectural details such as tile work and moldings which are integrated into the building structure and design • integral planters or wing walls that incorporate landscaped areas and/or places for sitting All sides of a principal building that directly face a public right-of-way shall feature at least one customer entrance. The number of entrances for the principal building shall be addressed at the preliminary development plan stage. Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements. 5. Pedestrian Flows INTENT: Provide safe and efficient pedestrian movement from the parking areas to the store front(s). GUIDELINES: • Provide pedestrian walkways from the parking lot to the store entrances shall be provided. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. Signs shall be installed to designate pedestrian walkways. FINAL DRAFT January 28, 2005 Appendix C Regional Retail Land Use Category C-4 • Sidewalks, no less than 8 feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six (6) feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade. 6. Building Backs INTENT: The rear or sides of buildings often present an unattractive view of blank walls. GUIDELINE: Back of building should not be clearly visible from the public right-of- ways or adjacent residential. Additional landscaping may be required by the Planning Commission to effectively buffer adjacent land use as deemed appropriate. 7. Building Colors INTENT: Exterior building colors comprise a significant part of the visual impact of a building and therefore be aesthetically pleasing. GUIDELINE: Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high intensity colors, metallic colors, or fluorescent color is prohibited. 7. Central Features and Community Spaces INTENT: Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. The features and spaces should enhance the building and the center as integral parts of the community fabric. GUIDELINE: Each retail establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two of the following: patio/seating area, pedestrian plaza with benches, window shopping walkways, outdoor play area, water feature, clock tower, steeple, or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the Planning Commission, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.