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VI (A3ab) West Oaks Mall PUD (f/k/a) Lake Lotta Mall PUD - Second Incremental Portion of Final Plans
AGENDA 7-18-95 t ' "CENTER OF GOOD LIVING-PRIDE OF WEST ORANGE" Item VI A 3 a & b OcoeeS.5C.v11 VAIVur.Kl.lcir O • COMMISSIONERS CITY OF OCOEE RUSTY JOHNSON v fl 150 N.LAKESHORE DRIVE PAUL W.FOSTER OCOEE FLORIDA 34761-2258 SCOTT A.GLASS e;7$, 4' (407)656-2322 JIM GLEASON lF� OF G OOV CITY MANAGER ELLIS SHAPIRO SRP-503 STAFF REPORT DATE: July 12 , 1995 TO: The Honorable Mayor and City Commissioners FROM: Russ Wagner, Director of Planning / SUBJ: Lake Lotta Mall PUD (West Oaks Mall ) Paving & Utilities, Landscape & Irrigation and Sign Criteria Plans A Portion of Final Subdivision Plan A Portion of Final Site Plan For Lots 1,2 ,3,4 & 5 Project No. 94-011 ISSUE: Should the Honorable Mayor and City Commission approve the second incremental portion of the Final Subdivision and Final Site Plan for Lake Lotta Mall PUD? BACKGROUND: In order to meet the proposed opening date of Fall of 1996, the developer of the Lake Lotta Mall is "fast-tracking" the project by seeking incremental approvals of Final Subdivision and Final Site Plans . This approach permits the project to get under way much more quickly and allow many months of work to commence while other portions of Final Plans are prepared. A formal Processing Agreement outlining the mechanics of this incremental review procedure has already been approved by the City Commission and the developer prior to work commencing on the site. This Agreement protects the City and requires that any work undertaken on an incremental basis be done at the developer ' s risk . DISCUSSION: The second incremental submittal of Final Subdivision and Final Site Plans for the Lake Lotta Mall provide for on-site paving & utilities , landscape & irrigation, and sign criteria for the project . The City staff and consulting engineers have reviewed the Plans in detail against the requirements of the Land Development Code and PUD Land Use Plan and have found them in compliance . For convenience, the developer has combined the Final Subdivision Plan with the Final Site Plan in one duplicate set of drawings , although individual Commission action will be required on each portion of the Final Plans . The Honorable Mayor and City Commissioners July 12 , 1995 Page 2 PLANNING AND ZONING COMMISSION RECOMMENDATION: At their regular meeting held July 11 , 1995, the P&Z reviewed the Second Incremental Portion of Final Subdivision and Final Site Plans for Lake Lotta Mall PUD (West Oaks Mall ) and voted unanimously to recommend approval in accordance with the Staff recommendation. STAFF RECOMMENDATION: On June 29, 1995 , the Development Review Committee voted unanimously to recommend approval of the second incremental portion of the Final Subdivision and Final Site Plan for the Lake Lotta Mall PUD as date stamped by the City on June 28 , 1995 , subject to several minor notes and technical changes being made to the Plans . These changes have now been incorporated into the Plans . Based upon the DRC and P&Z recommendations , staff respectfully recommends that the Mayor and City Commission approve the Paving & Utilities , Landscape & Irrigation and Sign Criteria portion of the Final Subdivision Plan and Final Site Plan for Lots 1 , 2 , 3 , 4 & 5 of the Lotta Mall PUD (West Oaks Mall ) as date stamped received by the City on July 6, 1995 . RBW/emk cc : Jim Grant , Homart Development Co. John Kelly, PBS&J Project File No. 94-011 a WEST OAKS MALL SIGN CRITERIA 0 57,- 131 1 �!!' ,, LJ r r7 JUNI4 1995 .D Homart CITY OF OCOEE. Securities Centre,Suite 529 3500 Piedmont Road.N.E. Atlanta.Georgia 30305 (404)231-0126 June 9, 1995 (4041 239-9832 Fax Mr. Russell Wagner Director of Planning CITY OF OCOEE 150 N. Lakeshore Drive Ocoee, Florida 34761 RE: West Oaks Mall, Sign Criteria Dear Mr. Wagner: As you are aware, Condition of Approval #40 to the West Oaks Mall (Lake Lotta) PUD requires that the developer provide the city with signing criteria, including sizes and proposed locations, of all signs within the project. Enclosed for your review are two (2) copies of a booklet titled "West Oaks Mall Sign Criteria" which was prepared by Homart for this project in response to that condition of approval. The criteria booklet is divided into two parts as follows: Mall * Since the identity of each of the four (4) anchor stores is known, their exact signing requirements are shown. * The theatre operator, AMC Entertainment, has only recently committed to the project. Consequently, AMC is just now beginning their design process. However, photos are included of a recently built AMC theatre storefront located in a strip center. The West Oaks Mall signing package request is expected to be similar. The exterior finish of the building would obviously be different though. Please rely on the attached written descriptions for their proposed signing if the photos create any conflict. * Operators of the restaurant spaces at the main mall entry (west side) are also unknown at this time. A proposed size criteria is included, however, with a photo of a typical storefront at another Homart mall (North Point Mall, Alpharetta, GA). Outparcels * With the exception of the Sears Auto Center, no other specific users have been identified as outparcel purchasers at this point. * Included, however, are "Standards for Outparcel Development on the West Oaks Mall Property," which include signing as well as other development criteria. * Included also are Homart's "Peripheral Land Minimum Standards" which, although not specific to the West Oaks Mall, are sale contract requirements Homart imposes as a condition to any sale to a proposed user. We believe they cover many of the James Grant Sr. Development Director Regional Mall Development site planning concerns expressed by the City of Ocoee, including signage. They are also consistent with those standards written expressly for the West Oaks Mall. We look forward to working with the city to develop standards for this project which meet both the high quality requirements of the developer and the city. Sincerely, J Grant JG/bh encl. SUMMARY OF WALL-MOUNTED SIGNS* Dillard's 1 - 8' internally illuminated sign on each of three (3) store elevations reading "Dillard's" 1 - Canopy sign (illuminated) on each of three (3) store elevations reading "Dillard's" Gayfers 1 - 7' internally illuminated sign on the west store elevation only reading "GAYFERS" 1 - 5' internally illuminated sign on each of the north and south elevations reading "GAYFERS" Sears 1 - 7' internally illuminated sign on each of three (3) store elevations reading "SEARS" JC Penney 1 - 5' internally illuminated sign on each of three (3) store elevations reading "JCPENNEY" AMC Theatre 1 - 7' (maximum) internally illuminated sign on the east store elevation only reading "AMC Entertainment" 1 - 6' high x 12' wide internally illuminated sign on the east elevation only listing all current attractions and their starting times Mall Building 3 - 4' internally illuminated signs on either side of the prime mall doors (west elevation-center) for three (3) separate mall tenants who will have outside public access to their stores. (note: at least two of these stores are planned as sitdown restaurants and may include outdoor tables/chairs on the sidewalk directly in front of their stores). The name of the tenant only would be listed on each of the three signs. 1 - Non-illuminated sign (maximum 9 sq.ft) mounted to the front of the screen wall of each of the seven (7) service courts identifying that particular service court number and those store addresses serviced there. * Note All wall mounted signs may extend a maximum of 44 feet above ground level to the top of the sign. This is a waiver from Article VIII, Section 8-4B. ( 6) of the Ocoee Land Development Code which restricts wall signs from extending more than 25 feet above ground level to the top of the sign. Ii in 11 N I" 1I I ' ` •Wr1mQm Q© ` V VN \.(..i:Ja_iC NNO p 5 0 /Yjj �..1u�~I ' N CC �CCCC C � C i l_ flaa /i _ `U o -13 In CI LL ll u:a it ' I ru:H i°.� c WWW _ ii WLI.OWU MN �4 4._„,,,,...............r......„ . ,--,/.1 . ; 1 . .... 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LLO i• • 111111111111) -Z . ,I11 1 r . 0 t., li ' 1.4 ... 1.11. ;III I 1 I I lit II .17 it I _141111 _1__0 111I1(111 11 HIT i?Tg i 1 SUMMARY OF FREE-STANDING SIGNS 3 - Mall Monument Signs (internally illuminated). Each will be 20' high x 12' wide and will say "WEST OAKS MALL." One of these signs will be installed in the access road median at each of the new signalized entry roads (1 on S.R. 50; 2 on Clarke Rd.) 2 - AMC Theatre Monument Signs (internally illuminated). Each will be 20' high x 15' wide and will list the top attractions currently playing at the theatre in addition to "AMC" at the top. One will be located in the only non-signalized mall access road median from Clarke Rd. The other will be located on S.R. 50 on the east side of the malls only entrance road there. 4 - Mall Directional Signs (internally illuminated). Each will be located on the exterior ring road facing the four (4) incoming access roads. They will be directional only with arrows identifying right or left turns to the anchor stores and theatre. Each will be 6' 6" high x 16' 6" long. ? - Parking Lot Pole Markers (non-illuminated). These numerous signs are color-coded and numbered (3 sided) so customers can more easily recall where they parked their cars. Each facing is a maximum of 3 sq. ft. 2 - Park 'n Ride Signs. These signs will identify the park 'n ride area across from the LYNX bus stop on the outer ring road. They are expected to be a maximum of 6 sq. ft. each. 2 - LYNX Bus Stop Signs. One will be located at the shelter and stop on the outer ring road. The second will be at the main mall entry door bus stop. Details are still being worked out with LYNX on the exact size and description of each. They are expected to be standard LYNX signs, however. In addition, a display rack will be located at the ring road shelter location (provided by LYNX) which will contain bus schedules and literature. )• g , ... 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" i i'''.,,, ..:-:-• . ''••; . A , -` 'L ''''T' ':::. !;', _ •1 . ,.. _......- 119IPMEIMIlni ' ' :' . ' • .-. . _ SERVICE COURT SIGNING (TYPICAL) ANCHOR STORE SIGNS (TYPICAL) • 44*. I , • 4 ; • • • • • • • • --• • ••• .•• .0 I. • • I it SEARS La" • . • ANCHOR STORE SIGNS (TYPICAL) • • enneY • i � .... ... .-..meq +_....•.. .... MALL BUILDING SIGNING (TYPICAL) !miff . .. . _ ... , ....,. .,11... - .411am.,- siovAi 1. • - iii: - , . - ,-L- ialliiii . - . ...1 _ 4 Il . morraret. krit„,,—,....,2rei.„...,117a4Apeiamompoprwmprka. in 1 1 'r- 1 1 It,---:-,,,,o. • .,.. t ce..„ ..... .,,,y,...-4:1- ...61. •4..--'---.' - : - ...-.-... -...-. 1 . - . . . • . .- . . 1 • ' • "11 Willillail --III -.0 ....... .".1....mk. ....f7"4;. __- 4 4 1 ..--- . . -- 1 : ---.11,-,...,v.. i, . I ,, 1. •,:.Wit"A :ill'I 11$1 - Iv ri,• ' v' .!114'-• i .f Vivi i t '''•;, ' ..... . - -- ----s:vies '•'oreirloh-e-r,--,0-4 es'" ' • 1-71U t-,,,,nr " -,, —. • •k '':V • ' . ,,,......-' . .- :.,-.,---- -.`;-:‘, ,. ..'' .:: tit.e --: ... '-- - RESTAURANT - EXTERIOR SEATING AND ENTRY I THEATRE SIGN (TYPICAL) f111, •t. R. ERAVEHEART I CAS PER 5 tT`` d ' i JOHNNY MNEMONK ".' 1MADLOVE ,- : . '' WHILE SLEEPING w' .'�k ms's C - . ._ —�'' Val 4 i"%ti/-" .v . --.- , 20' HIGH X 15' WIDE LOCATION: 1- CLARK RD. (ACCESS RD. MEDIAN) 1- S.R. 50 (EAST SIDE MALL ENTRY RD) - \\, _Aft \ aglI716: aVIIMIOTI411115r'I''' ' ' _ . ,_ If ,. ii �. 1 . Nf, 1 iN.9. :\ �.• ` fit ..4. .'r AMC THEATRE WALL SIGNAGE •,.4: - . ..,, • • ••• . I; ° • • . " P _ - - " . I ,. , , •••' .. 1 . 3.. , • Zit - ' .--...: ' '.... am Littil:C• 11,2151-i.1.4"! • , - _ •-- • • • lei iiii40;pi, . 1 :4 : , • 4, c I__- i . .• I al W • Il ....,..........Azaadnit , f4/X .11/1,1*._...._.:- : ,, ...... ..--•••.,Z asz,.. ..4.4.• • • • .. _ _ - -••• - ••e ...••• ... ••••.i.....tw........,........,....... r -.Ole •.4; sw-- (NOTE: PHOTOS TAKEN APPROX. 470' FROM STOREFRONT) . , 1 , , .,,..,.., , -- f,,r `.;, -, •-- ' i4... I,C,-...-'5•::-:',V,-.Ct..: 400 . ... _ , -‘411r--- - -- • .-- . • -,..„.., . .. , I S I s. 1. 44' ,' 4- . •14,....e 6 ',,. , II ' - . • '`-• ,.... .- 6'...... ‘...3,-• .- • -- * * • .............. - -----.J.------'4111P------ ---- --- — THEATRE WALL SIGNAGE (TYPICAL) HlRL!!!� t,,„-,,- - � __ .."..r.....,.....:1:.--_,....._.- . — --- �� = -` --- -_._ _ `ate `FTREE� ..= -:. •—:- 5/30/95 Standards for Outparcel Development On the West Oaks Mall Property I. SITE DEVELOPMENT STANDARDS A. Maximum Outparcel Building Height. The maximum outparcel building height shall be for a one (1) story building a maximum not to exceed thirty (30) feet above the crown of the adjacent public road, and for two (2) story buildings not to exceed forty-five (45) feet above the crown of the public road. B. Setbacks. Buildings shall comply with the setback and landscape buffer requirements shown on the exhibits to City Ordinance 95-02, the Lake Lotta Mall PUD and Preliminary Subdivision Plan, Project No. 94-011. C. Landscape Requirements. Outparcel development sites shall comply with the City of Ocoee's landscaping requirements for the number, type, size and quality of both trees and ground cover. Any area not devoted to paved parking or water retention must be landscaped and irrigated in accordance with the minimum standards set by the City. All landscaped areas shall be protected from vehicular encroachment by a continuous curb and gutter. D. Pedestrian Access. The Owner/Developer of an outparcel site should be conscious of providing an open space network of pedestrian walkways, open areas, and buffers throughout the site. E. Walls and Fences. No wall, fence or screen enclosure shall be constructed within any landscape buffer along a property line with a height of more than six (6) feet above the ground level of adjoining property, and no hedge or shrubbery shall be permitted with a height of more than eight (8) feet. All proposed fences, walls, and screens shall be constructed of materials and utilize colors that are compatible with the principle structure on the site. There shall be no wooden fences or walls permitted. F. Parking. Each parcel must provide sufficient parking on-site to meet the City of Ocoee's zoning code requirements in accordance with its use. II. USE RESTRICTIONS A. Accessory Buildings. No accessory buildings shall be permitted on the outparcel development sites, except that a drive-in teller or drive-up window and associated menu boards, etc. shall not be considered as accessory buildings so long as they are integrated with the principle building. Garbage and trash dumpsters may be kept in freestanding locations, but must be completely screened from view by a combination of fences, walls, screens and landscaping and shall be submitted as part of and shall be subject to site plan review. There shall be no freestanding "kiosk" type buildings or small light structures permitted in the parking areas or service areas outside of the main buildings. B. Service and Delivery. All service and deliveries to any building shall be to the rear of the building where physically possible. There shall be no outside display or storage of materials, products or goods. No truck or commercial vehicle of any kind shall be permitted to be parked on the property for a period of more than four(4) hours between 9 a.m. and 9 p.m. unless said vehicles are temporarily present and necessary and incident to the business on the property. C. Limitation on Recreational Vehicles. No recreational vehicle of any kind shall be parked overnight and no boats, boat trailers or trailers of any kind, or campers or mobile homes shall be permitted to park overnight on or near the property at any time unless kept inside a screened enclosure. No vehicles shall be used as a domicile or residence, either permanent or temporary. D. Screening of Service and Mechanical Equipment. All garbage and trash containers or compactors, oil tanks, bottled gas tanks and irrigation system pumps must be underground or placed in walled-in areas or landscaped screened areas. All air-conditioning units, mechanical equipment, etc., whether roof mounted or at grade shall be shielded and hidden so that they shall not be visible from a point six (6) feet above the ground from any abutting public or private right-of-way and/or property line. Wood may not be used as a screening material. III SIGNS A. Except where these regulations are more restrictive, all signs must conform to the City of Ocoee zoning code. B. Notwithstanding anything to the contrary in the City's Code: (i) There shall be no more than one freestanding sign on each outparcel development site, facing the public road or facing the ring road/access road or interior of the site. Freestanding signs are to be ground signs with a maximum height of six (6) feet above surrounding grade and maximum area of thirty-two (32) sq. ft. Materials used for freestanding signs must be compatible with materials used in the building and integrated with the landscaping. (ii) Each outparcel development site shall also be entitled to not more than two (2) wall signs, one facing the public road which shall not exceed one and one-half(11/2) sq. ft. of sign area per building front foot of the individual business, subject to the following for businesses under 10,000 sq. ft.: 1. No sign shall be larger than thirty-six (36) sq. ft. in area measured from a line enclosing the outside edge of the individual letter. 2. Maximum length is 12'0" and maximum height is 3'0". (iii) Advertising, flashing lights, audible signs or rooftop signs are not permitted. 2 (iv) There shall be no advertising flags, pennants, streamers or the like displayed on any building or on the property, except for grand opening or special promotional displays which shall be limited to no more than fourteen (14) days. C. Traffic Directional Signs: Parcel Owner/Developer shall be permitted to install freestanding sign(s) designed and located solely for the purpose of relieving traffic congestion and promoting the safe flow of traffic. Such signs may contain business logos. The overall size of such signs may not exceed six (6) sq. ft. of face area and are strictly subject to City of Ocoee approval. IV. ARCHITECTURAL COMPATIBILITY A. The following architectrual compatibility standards are not intended to require any particular architectural style, design, color or material on outparcel buildings, but are intended to establish an overall goal of visual harmony and compatibility between the mall and the ouparcel buildings and between the ouparcel buildings themselves. (i) Architectural design of the buildings on outparcel sites shall be architecturally compatible with one another. Superior design and quality materials are required on all four sides of the building. (ii) Architectural design of all buildings on outparcel sites shall be architecturally compatible with the regional mall. (iii) The buildings on the outparcels shall be designed using the materials which are architecturally compatible with the mall's materials. (iv) Color compatibility between the mall and the outparcel buildings shall be maintained. (v) The facade of all outparcel buildings facing the public road, the mall entrance roads, and the mall ring road shall be designed so as to minimize service functions in these areas. Outside storage is specifically prohibited. (vi) All mechanical and/or electrical units, roof top or ground mounted, will be screened with the same material used on the building facade. 3 i.•y va z ' PERIPHERAL LAND MINIMUM STANDARDS HOMART DEVELOPMENT CO. L PERIPHERAL LAND MINIMUM STANDARDS HOMART DEVELOPMENT CO. XEROX CENTRE/SUITE 3100 55 W. MONROE ST. CHICAGO, ILLINOIS 60603 DEVELOPMENT SERVICES DEPARTMENT Contents I. Introduction Intent and Statement of Philosophy 1-1 Homart's Authority and Liability 1-1 Parcel Developer Responsibility 1-1 II. Review Procedure & Documents Required Review Process 11-1 Survey 11-2 Site Plan, Architectural/Engineering 11-2 Site Plan, Landscaping • 11-3 Building Plans 11-4 Signage 11-5 III. Design and Construction Standards Building Orientation and Setbacks II-1 Site Access and Traffic Flow 11-1 Parking and Striping 11-4 Paving 11-6 Site Utilities 11-6 Grading and Drainage 11-9 Site Lighting 11-9 Landscaping II -10 Building II -19 Signage II -20 Construction 11 -23 Maintenance II -25 IV. Glossary V-1 V. Notice V-1 I. INTRODUCTION INTENT AND STATEMENT OF PHILOSOPHY It is Homart Development Co.'s ("Homart") intent that peripheral land developments meet the highest possible standards for site planning, building design, construction, landscaping, signing, access and all other criteria that have an affect on the quality of the development. It is Homart's further intent that the components of the shopping center and peripheral land users will be commercially and aesthetically compatible. Homart recognizes that each peripheral land user desires to maintain some degree of individual identity. This desire may be satisfied through careful planning by the user and coordination with Homart. Establishment of consistent criteria will promote the benefits of a totally integrated development for all concerned. To assure conformity with these principles, Homart will enforce the standards set forth herein through the review process set forth in Part II. HOMART'S AUTHORITY AND LIABILITY Homart does not assume responsibility for any losses or damages arising out of the construction of the improvements permitted under its plan review process, nor shall Homart's approval of any plans, specifications or other submissions be deemed a representation or warranty by Homart or its agents regarding the design, materials or any other aspect of the development depicted in such submissions. Such review is limited to a review of the compatibility of the proposed improvements with the shopping center, which includes such matters as internal traffic circulation, parking, access, landscaping, building siting and dimensions, signage, grading, lighting, architectural and engineering design, drainage and overall design. Homart will be the sole interpreter of the requirements of the Peripheral Land Minimum Standards. Homart's decision in matters relating to same shall be final. PARCEL DEVELOPER RESPONSIBILITY Parcel Developer (as defined in the glossary) will be provided with applicable sections of The Department Store Restrictions (as hereinafter defined). The Parcel Developer is responsible for compliance with the Department Store Restrictions as well as the Peripheral Land Minimum Standards, local codes, zoning ordinances and other restrictions legally placed against the land; and for causing his contractors, subcontractors and other agents to comply with these restrictions. As used in this document, the term "Department Store Restrictions" means any and all reciprocal easement agreements, leases, supplemental agreements and other similar documents restricting or affecting title to the subject parcel. Homart's review and approval of plans does not supersede the Parcel Developer's responsibility to comply with restrictions of the R.E.A., lease, local codes or other governing authorities. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I-1 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 II. REVIEW PROCEDURE & DOCUMENTS REQUIRED A. REVIEW PROCESS A project is reviewed and monitored through the four basic stages of its development: 1. Concept 2. Design Development 3. Contract Documents 4. Construction Submission to Homart of three (3) complete blueline sets along with one (1) sepia set (unless noted otherwise) of documents for review is required for each stage. Document format is explained further in "Document Requirements". The cost of documents is to be borne by the Parcel Developer. It is expected that Homart's plan review comments will be addressed in subsequent submittals. Concept: The Parcel Developer must submit basic information pertaining to the use, size, location, and character of the proposed development. A site plan showing building location, general landscape areas, pedestrian and vehicular circulation is required along with a color photo or color elevation. Review of this stage should normally take no more than 15 days from receipt of this submitted proposal. Design Development: This stage is a translation of the concept into a detailed physical design showing building form, materials, colors and dimensions, service and landscaped areas, detailed pedestrian and vehicular circulation, and proposed signage. Review of this stage should normally take no more than 15 days from receipt of documents. Contract Documents: A final review of the proposed physical development is made of the contract documents (working drawings and specifications). This step is to insure that the completed project is in conformance with the agreed upon concept and design. Review of this stage should normally take no more than 15 days from receipt of documents. Construction: The construction of a project is monitored by Homart's Development Department to insure conformance with applicable standards, previously agreed upon documents, and to coordinate with adjoining developments. Homart's review and monitoring shall not be deemed to make Homart, its agents, employees, or contractors, responsible or liable for any defects in design or construction, nor shall such monitoring be deemed an assumption by Homart, or its agents, of responsibility of construction manager for the project. The Parcel Developer grants right of access to the property to Homart and its agents to perform inspections during and upon completion of construction. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I-1 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 DOCUMENT REQUIREMENTS B. SURVEY A "LAND TITLE SURVEY" is required prior to the review of documents in the concept phase of development. The "LAND TITLE SURVEY" shall be obtained by Homart, due to its interest as the current land owner. The SURVEY shall be provided to the Parcel Developer within the time period provided by the contract or lease by and between Homart and the Parcel Developer. The cost for the survey shall be borne by the Parcel Purchaser. The "LAND TITLE SURVEY" shall be prepared by a licensed land surveyor and shall be made in accordance with the "Minimum Standard Detail Requirements for Land Title Surveys" jointly established and adopted by ALTA AND ACSM in 1962. In addition, the "LAND TITLE SURVEY" shall include, but not be limited to, the following: parcel zoning classification, setback or building restriction lines, and the area of the parcel. C. SITE PLAN, ARCHITECTURAL/ENGINEERING The minimum information required for each phase of the review process is as follows: 1. Conceptual - a. Title, date, designer, Project Developer and sheet numbers. b. North Arrow c. Scale at 1" = 50'-0" minimum d. Location Plan: A small scale plan is to be included showing location of project in relation to the total development. e. Parking data: Number and ratio required, number and ratio provided, size of stalls and aisles, number of handicapped spaces. f. Acreage with building coverage and landscaping coverage. g. Location of any view corridors, building setbacks, property lines, easements and other restrictions on the property. h. Circulation features within the property and location of parking areas. Parking stall widths, striping, and angles of parking to be specified. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I-2 HOMART DEVELOPMENT CO..REVISED DECEMBER. 1990 2. Design Development - a. All information required in conceptual phase. b. Spot elevations or grading plans sufficient to indicate proposed grades for entire property development, including building floor elevations. c. Property lines, easements, and prominent existing physical features to remain. d. Location and number of all signs, both freestanding and building- mounted. e. Utilities and utility locations. f. Site lighting. 3. Contract Documents a. Complete working drawings and specifications as prepared by a registered architect must be submitted at this stage. b. Construction may not begin until Parcel Developer has received back from Homart a reviewed set of working drawings and specifications stamped "APPROVED FOR CONSTRUCTION". 4. Construction a. Certified "as built" survey showing all above and below grade improvements. D. SITE PLAN, LANDSCAPING The minimum information required for each phase of the review process is as follows: 1. Concept a. Site plan must indicate areas to be landscaped. (Information may be shown on "Site Plan, Architectural" for this phase in lieu of a separate landscaping plan). 2. Design Development a. Plan at a scale of 1"=20' to 1"=50'. Details and special plan areas may be shown at a larger scale. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I-3 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 r b. North Arrow c. Dates - original and revisions d. Drawing Number(s) e. Designer and Parcel Developer f. Project Identification g. Location Plan - A small scale plan is to be included showing location of project in relation to the total development. h. Dimensions, property lines, easements, contour lines, elevations, and prominent physical features. Location of building(s), driveway(s), curb cut(s), parking, pedestrian, and service areas. • j. Location and types of hard construction materials, furniture, lighting and other amenities. k. Irrigation - Indicate type of system and irrigated areas. I. Plant and Ground Cover Materials - Show quantity, type, size, and location of material. 3. Contract Documents a. Complete working drawings and specifications including plant list as prepared by a qualified landscape architect must be submitted at this stage. b. Construction may not begin until Parcel Developer has received back from Homart a review set of working drawings and specifications stamped "APPROVED FOR CONSTRUCTION". E. BUILDING PLANS The minimum information required for each phase of the review process is as follows: 1. Conceptual - (Information required may be shown on site plans for this phase, in lieu of a separate building plan.) a. Name, Designer, Project Developer, Date and Sheet Number MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I-4 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 b. North Arrow c. Scale at 1/8" - 1'0" min. d. Building Data: Type and use, number of seats when applicable, building area (by use), pad dimensions and maximum height. 2. Design Development - a. All information required in conceptual phase. b. Floor plans with dimensions. c. Elevations with dimensions. d. All proposed signage located on building--and site. e. Cross and longitudinal building sections. f. Photographs of identical or similar project if possible. 3. Contract Documents - a. Complete working drawings and specifications as prepared by a registered architect must be submitted at this stage. b. A sample pallet of major exterior building materials and colors, color photo or rendering. c. Construction will not being until Parcel Developer has received back from Homart a reviewed set of working drawings and specifications stamped "APPROVED FOR CONSTRUCTION". F. SIGNAGE The minimum information required for each phase of the review process is as follows: 1. Conceptual - Preliminary sign locations and copy should be included with architecturals or renderings. 2. Design Development - a. Plans showing size and location of all proposed signage, for both building and site. MINIMUM STANDARDS/PERIPHERAL LANG DEVELOPMENT I I-5 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 b. Elevations and section showing all dimensions, materials, colors, and method of illumination. c. Photographs of identical or similar signs from previous projects. 3. Contract Documents - a. Sign manufacturer's complete shop drawings of all signs, including building, monument and traffic/directional, must be submitted for review. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 11-6 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 r4.. •f • tt,A r III. DESIGN AND CONSTRUCTION STANDARDS 1 • r7 i A. BUILDING ORIENTATION AND SETBACKS 1. The following are minimum standard setbacks from the parcel's property line to pavement or buildings. The dimensional setbacks detailed below will be considered minimums unless greater setbacks are imposed by R.E.A., Lease or other Governing Authority. a. A minimum landscape setback (Greenbelt) of 6'-0" will be maintained between common property lines and all paved surfaces. This setback provides for a minimum 12'-0" separation of paved areas on adjacent parcels. A minimum Greenbelt of 6'-0" from parcel pavement to property lines adjacent to public or private road right-of-way, or a minimum of 10'-0" from parcel pavement to • the back of curb defining public or private roadway pavement (whichever is greater) shall be maintained. b. A minimum building setback of 10'-0" shall be maintained at all common property lines. This setback provides for a minimum 20'- 0" separation between adjacent buildings. A minimum building setback of 20'-0" shall be maintained at all property lines common with public or private road right-of-way. No portion of buildings, including canopies, overhangs or other projections shall encroach into the above setbacks. B. SITE ACCESS AND TRAFFIC FLOW 1. Each parcel shall be provided access as called for in the Department Store Restrictions. Traffic flow into and on each parcel should be apparent and require a minimum of directional signage. ' 2. It is of particular importance to Homart, and in the best interest of all concerned, that traffic on the ring road, mall access magazine, and public roads surrounding the mall and peripheral land flow smoothly and without interruption. Each user must design the interior traffic flow and parking layout of each peripheral parcel to accommodate this end. All access points will allow for sufficient vehicle stacking distance. RING ROAD klitypt . • 1014* 84101$ J � IIIIIIIII - '.-' .f• EXAMPLE SHOWING I \* • MINIMUM STACKING E k.,` •-.J SETBACK TO FIRST .040 -. : PARKING ROW. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-1 HOMART DEVELOPMENT CO.,REVISED DECEMBER 1990 3. Minimum spacing of curb cuts, providing access to peripheral parcels, shall be as follows unless greater separations are imposed by R.E.A., Lease or other Governing Authority. All measurements of separation shall be between perpendicular curb faces and measured along the feeder road. (See Detail) p 25' MIN. V i 100' MIN. V 1 �( RING ROAD �( / 0 !t ..1-L 1 1-1. 1 tLi G \ . /- PARCEL IL/MY PARCEL ENTRY PARCEL B ; 0 PARCEL A N NOTE DIMENSIONS BETWEEN CURB CUTS = MAY BE FURTHER REGULATED 33m BY REA. LEASE OR OTHER GOVERNING AUTHORITY. >o A minimum of 25'-0" separation must be maintained between adjacent curb cuts. A minimum of 100'-0" separation must be maintained from a mall magazine road, or other public or private road, to the first allowable peripheral parcel curb cut. 4. Entrances directing traffic to a "head on parking condition" are not allowed. RING ROA ' _ 114,- _ �d:.. t53itlik♦ EXAMPLE OF ENTRANCE DIRECTING TRAFFIC TO A "HEAD ON" PARKING Ern 1 CONDITION, NOT ALLOWED. r \. M MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-2 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 5. Drive-thru facilities should allow for sufficient vehicle stacking distance and should be remote from parcel access points. BULDINGS WITH DRIVE-THRU / \____ FACILITIES SHOULD ALLOW BM FOR VEHICLE STACKING t DRIVE UP Q AROUND BUILDINGS. WINDOW g. Oa FAST FOOD REST. cc .�. . ..I I. .. >,. C•3 CIS —f 6. All two-way access shall be via 24'-0" wide (face to face of curb) curbed driveways. 7. All one-way access, when required, shall be via 12'-0" wide (face to face of curb) curbed driveways. 8. All access driveways shall have a 15'-0" minimum radius. :. - -�`; i',-,...-_,-....:::-:",.....,-, �-^� •t'OWO WAY) .'-'S 0•" - :,. - : '(ONE WAY ::;.---:-.:7:.....:- �. ce 4-1.•..•.0-7;:-;7-%% ).N:.: . .-.>-::'--. 7-....--./–_-"•::-' Nr.. '.. .. . .,'•:' _. ‘�� . . !. i•�!•.7... i:.:0 7.5 . ° ^• A �•---. .!y0•_ . - .� "-�•.�:�%_!:�s ..•.`11. TYPICAL ACCESS DRIVEWAY 9. Service access for use by semi tractor-trailer or fire trucks may require wider driveways with greater radius. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-3 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 10. Access driveways to public roads and/or mall access magazines (if allowed) may require special acceleration/deceleration lanes. Additional curb cuts beyond those existing, are typically not permitted from mall magazine roads. 11. All pedestrian access shall be clearly identified. When same crosses a landscaped area, it will be via a 5'-0" wide hard surfaced sidewalk. C. PARKING 1. Parking ratios - unless stricter standards are imposed by the R.E.A., Lease or other Governing Authority, the minimum number of parking spaces required per parcel is based on the following: -5 cars per 1,000 SF- retail or financial -1 car per 3 seats - Restaurant or Pub -1 car per 4 seats -Theatre -3 cars per 1,000 SF - Office -1 car per 1 guest room - Hotel or Motel -2 cars per 1,000 SF- Furniture Store . 2. Parcel Developer shall refer to, and comply with, the Department Store Restrictions for specific parking requirements relative to number of spaces, size of space, angle of spaces, size of aisles, etc. Parking must also satisfy local zoning ordinances and codes. 3. Parking layouts are to be per the detail below, unless specified otherwise by the R.E.A., Lease or other Governing Authority. TYPICAL PARKING MODULE LANDSCAPE (TYP.) 18'-0" y 2C-0" y 1W-0" f �► J 90' PARKING 4. Compact car spaces are not allowed. • MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I1-4 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 5. Handicapped spaces should be provided in accordance with local codes. 6. In general, parking aisles should be perpendicular to the building serviced by same, when possible. BUILDING r. i tt PARKING PERPENDICULAR TO BUILDING . * ** * . * i] X41., . . .11 7. Curbed islands should separate a change in direction of parking stalls and aisles. * 111111114:), i —01 CO . aiii5 t. USE CURBED ISLANDS FOR CHANGE OF PARKING DIRECTION MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-5 HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 8. Striping Parking lot striping shall match that of the mall parking lot in width, length, angle, color and paint specification. Striping shall be maintained in good order and re-striping shall be provided as called for in the maintenance section of the Department Store Restrictions or as required by Homart. D. PAVING 1. Pavement section of parking areas shall conform the to the section used for Mall parking areas. 2. All paved areas shall be adjacent to a curb or curb and gutter section. Type of curb shall conform to constructed section used in mall parking areas. 3. Minimum height of curb or curb and gutter above paved areas shall be six (6) inches. Depressed curbs for entrances are the exception. 4. Handicapped ramps shall be provided as required by local code. E. SITE UTILITIES Peripheral parcels will be provided with water, sanitary sewer and storm sewer services piped directly to the parcel or in the right-of-way adjacent to the parcel, unless specified otherwise in the contract documents. The parcel purchaser is to contact the appropriate local utility company for electric, phone, gas and all other services. 1. Sanitary Sewer a. Private System: Subject to the Department Store Restrictions and the obtaining of all necessary consents, Homart will provide direct access to the sanitary system either by a pipe stub or a manhole. The location of the tie-in point will be indicated on a parcel map or survey which Homart will provide the Parcel Developer. b. Publicly Owned System: The Parcel Developer must secure approval for, pay all necessary fees, and arrange for tie-in to a public line with the governing agency having jurisdiction. The parcel map or survey provided by Homart to the Parcel Developer will show the easement in which the public line is situated and may show the line itself if known. Verification of the exact location of the public line is the responsibility of the Parcel Developer. c. Public sanitary sewers shall be minimum diameter of 8 inches Service lines to building shall be minimum of 6 inches in diameter. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-6 HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 d. Material shall conform to American Society for Testing and Materials and local codes. e. Installation of sanitary sewer pipe shall conform to local codes and practices. Trench detail and method shall be incorporated into the plan. f. Sanitary sewer shall be tested for infiltration, exfiltration, and air tested. g. The Parcel Developer is responsible for determining that their system is in compliance with applicable codes and that their system does not exceed the design capacity. 2. Storm Sewer a. Private System: Subject to the Department Store Restrictions and the obtaining of all necessary consents, Homart will provide direct access to the storm system either by a pipe stub, a manhole or some other method approved by Homart. The location of the tie-in point will be indicated on a parcel map or survey which Homart will provide the Parcel Developer. b. Publicly Owned System: The Parcel Developer must secure approval for, pay all necessary fees, and arrange for tie-in to a public line with the governing agency having jurisdiction. The parcel map or survey provided by Homart to the Parcel Developer will show the easement in which the public line is situated and may show the line itself if known. Verification of the exact location of the public line is the responsibility of the Parcel Developer. c. The storm sewer system shall be designed with the pipes flowing full, generally for a ten year event, unless local practices dictate otherwise. The design shall be checked for a 100 year event, with ponding on the parking lot surface not to exceed 12 inches. d. Storm water retention/detention shall be provided on the property as needed. Sufficient area shall be furnished on the parcel for same and must be reviewed and accepted by Homart. e. Storm sewer, size of main line is to be a minimum of 12 inches in diameter. f. Catch basin, manholes and drainage appurtenances shall be spaced in accordance to local codes and as required to provide necessary drainage. g. Material type shall conform to local codes and American Society for Testing and Materials. MINIMUM STANDARDS/PERIPHERAL LANG DEVELOPMENT I II-7 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 h. The Parcel Developer is responsible for determining that the system is in compliance with applicable codes and that the system does not exceed the design capacity. Flow restriction may be required by Homart's engineer or Local Authority. 3. Water a. Water transmission mains shall include shut off valves and fire hydrants. b. Valves shall be placed to provide ease of shut off during water system emergencies. General rules shall be two (2) valves at tees and three (3) valves at crosses. Additional valves will be required if deemed necessary. c. Water mains shall be tested and chlorinated in accordance with local codes. d. Material type for mains, hydrants, valves, and other appurtenances shall conform to local codes, and must be reviewed and accepted by Homart. 4. Gas a. Gas service shall be provided by the local Gas Co. The Parcel Developer shall be responsible for obtaining any and all necessary consents or approvals for obtaining gas service and for the payment of any fees. b. All gas lines shall be below grade. c. All gas meters, valves, etc. shall be concealed from public view. 5. Electric a. Electric service shall be provided by the local Electric Co. The Parcel Developer shall be responsible for obtaining any and all necessary consents or approvals for obtaining electric service and for the payment of any fees. b. All electric service shall be below grade. c. All electric meters, transformers, etc., shall be concealed from public view. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I I-8 HOMART DEVELOPMENT CO..REVISED DECEMBER. 1990 6. Telephone a. Telephone service shall be provided by the local Telephone Co. The Parcel Developer shall be responsible for obtaining any and all necessary consents or approvals for obtaining telephone service and for the payment of any fees. b. All telephone service shall be below grade. c. All telephone equipment shall be concealed from public view. F. GRADING AND DRAINAGE 1. The parcel shall be graded to provide positive drainage to the retention/detention area on site, or storm sewer lines that have been sized to receive parcel discharge. 2. All necessary erosion control methods shall be utilized to avoid siltation on-to adjacent properties and into pipelines. 3. Stock piling of topsoil or excessive material shall be done so as not to interfere with drainage before, during or after construction. 4. Existing drainage areas shall not be altered during the grading sequence or after unless accepted by Homart review staff. 5. Parking lot slopes shall be minimum 1.5 percent and maximum 4 percent. 6. All trenches or excavation near or adjacent to existing curbs, sidewalks, and pavement shall be backfilled with trench backfill material. 7. Density of compaction shall be indicated on the plans. G. SITE LIGHTING 1. Poles shall be restricted to 30' in height exclusive of base, or as otherwise required by local code. 2. Illumination shall be not less than .75 nor more than 1.00 footcandles minimum maintained throughout parking lot. 3. Cut-off fixtures (shrouds) shall be installed whenever necessary to avoid spillover to adjacent property. 4. Luminars and type of lighting shall conform to those used for mall site. The Parcel Developer must submit technical data on site lighting fixtures and poles. Metal halide or other "white light" fixtures are to be used, not high pressure sodium, "orange light". MINIMUM STANOARDS/PERIPHERAL LAND DEVELOPMENT I II-9 HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 H. LANDSCAPING 1. The following Landscape Standards will apply to all Peripheral Land Development throughout the Continental United States. In some areas of the country the following standards may change due to the ordinances or zoning requirements of the local governing bodies; whichever are more stringent shall prevail. Plant material will also vary and particular attention should be placed on the best suited selection for each area of the country to make an attractive parcel that is compatible to the quality of the entire shopping center. The primary landscaping materials used should be of quality that will serve in enhancing the environment and also serve as a functional part of the project. Trees should not only provide shade when mature, but also have character and interesting color as they grow. Shrubbery and ground covers should also provide visual effects in color and texture while providing screening in needed areas and also highlighting the architecture of surrounding structures. Effective use of earth berms and existing topography with existing trees, if any, is also encouraged as a component for a good landscaping plan. The landscaping and planting areas should be reasonably dispersed throughout the site. The interior dimensions of any planting area or planting medium should be sufficient to protect the landscape materials planted within and to insure proper growth with attractive appearance. An in-ground irrigation system is required to assure the livability of the plant material and to allow maintenance of the site, in a manner appropriate to commercial development. Exposed garden and soaker hoses are not permitted. 2. Landscape - Design Criteria a. Minimum Development Size Requirements 1.) For each parcel developed the maximum area for both building and paved area cannot exceed 85% of the total parcel for a 1 to 5 acre parcel and 90% for a 5 acre and up parcel. The remaining area will be landscaped. b. Plant Material Requirements 1.) Existing plant material of appreciable size and character will be incorporated into the new landscape plan and any other significant landscape features will be preserved. 2.) No plant material shall be planted that is not capable of growing in the local area. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-10 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 3.) Plant materials should be selected for type, size, and quality on the basis of suitability to climate, setting, and compatability with other development plantings, character and functions. 4.) Plant materials should be free of disease and harmful insects. Plants selected which are prone to disease and insect problems or which may jeopardize the health of adjoining plantings will not be acceptable. 5.) The quality of plant material selected will follow the guidelines of the "American Standard for Nursing Stock" by the American Association of Nurserymen unless otherwise indicated. 6.) Proper drainage will be required for all major plantings to insure the establishment of a good root system and a healthy growth. 7.) The installation of all landscaping shall be done by a well established* landscape contractor who follows the procedures set forth by the American Association of Landscape Contractors and its local agencies. All landscape material should be guaranteed by the Contractor for a minimum of one year. 8.) No artificial plants of any type, size or color will be allowed as exterior landscaping within the parcel. 9.) The Parcel Developer shall be responsible for providing, protecting, and maintaining all landscaping in a healthy and growing condition; replacing it immediately when necessary with the same type, size and quantity and keeping it free of refuse and debris. c. Plant Material 1.) Trees shall be species having a minimum mature spread of 15-20' with a minimum mature height of 15' and installation size of 3-4" caliber. Evergreens must be a minimum of 5-6' • in height when installed. Palms must have a minimum caliber of 4-6" when planted. 2.) Shrubs shall be a minimum of 3' in height when used as a hedge and 5-6' in height if used as an ornamental planting. 3.) Vines shall be a minimum of 2-3 years old when planted and should be used for screening on walls and fences, etc. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-1 1 HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 4.) Ground Cover shall be a minimum of 2 years old when planted and be spaced so that a complete coverage can be obtained after one growing season. 5.) Grass areas shall be planted with species indigenous to the area, disease resistant and one that will require low maintenance in cutting and watering. It should be an immediate cover and sod is recommended in areas of the country in which it will grow. Various grasses, for drier areas, will be planted in groupings for an effect. 6.) Flower beds are encouraged and shall be planted in acceptable areas of the country to create color, texture and interest at the discretion of the landscape architect. d. Landscape Accent Material 1.) Site furnishings such as benches, waste receptacles, tables, etc. must be in character with the building architecture and the surrounding landscaping. 2.) Paving materials for paths, patios, etc. are recommended to be of porous nature when installed, such as patio bricks, inter-locking pavers, or concrete stepping stones. 3.) Mulch materials will be of small size select gravel, shredded bark or other organic material best suited and adapted for the local area. 4.) Edging is required to separate grass areas from shrubs, groundcover and mulch and must be a good quality steel edging, secured with metal stakes. No plastic edging will be accepted. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-12 IOMART DEVELOPMENT CO.,REVISED DECEMBER. 1990 e. Types of Landscaped Areas 1.) Interior Landscaping in Parking Areas. a.) A minimum of a 6' wide curbed island at the end of every other double row of parking and equal to the parking space length. • b.) A minimum of one 3"-4" caliper .. tree per island, with a minimum mature cano of 15-20'. k 1 ')'/ I/j PY / Branching to start 7' off the parking pavement. c.) In addition to the trees, the island . _41I'vitztil, . .....:7 must be adequately planted with approved landscape material not • to exceed 3' in height along the r` _ j .• ,��� outside edge of the island. The inside edge of the island will be `•D •^_ - - nof suitable mulch material 24" in i'` from the edge of curb. 24 2.) Perimeter Landscaping Adjacent to Abutting Property. a.) A minimum of a 6' wide planting strip is required next to the property line adjacent to other • •' • • •• use areas if no parking is • included. Groupings of trees, shrubs and ground cover should . _�_ be used. A 2' high minimum ;-• ISS: . .."1---- - 1 _ berm would also be expected '..7:',.'..,, '2".. --. .....:.% , W , I. i (1) with landscaping. Slope must Ili not exceed 3 to 1. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-13 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 b.) In areas where parking abuts a property line. A minimum of a 6' planting strip is required to include a minimum of one tree \ \ v v per 35' of lineal feet of property line and a 75% continuous 1 screen hedge of landscape /in, .. material a minimum of 3' in `' height. A set back of 3'-4" from �� l � the curb is required for shrubs in areas of the country where - -- excessive snow falls. /---- . 3.) Perimeter Landscaping next to Rin Road, Mall Access Magazine, and Public Roads. -if z r . .� yL�u _ ,w� a.) A minimum of a 6' wide planting 4*Ia°4_.` ,5,,.. s. -N strip between property line and J ,,, ;;" u.,,.,� - ��„«��• • •�,�!-"11!1:i.;:4, .'t �a_ � "' edge of pavement of a parking ./`Willa,.,u..,., ♦ ...• • „,,,,,,,,,,,,,,;c lot is required. f30 b.) Berming of 2' height minimum is 6 I MIN. recommended in areas of larger planting strips. c.) A minimum of one tree per 35 -- PUBLIC OR RING ROAD --� lineal feet is required, and 10' 10 grouping of trees is I i recommended. I ; d.) Shrubs and ground covers RIGHi ) associated with tree plantings is OF WAY I : : required. Minimum of five shrubs -1T ._ _ _ per tree plus ground cover is _ ? i.-, required. A screening of 75% is t, 35D - required. • -. -.1 i ' e.) There should be no plantings .1, . within 30" from the edge of the • VISIBILITY parking lot curb. Mulch grass or z, TRIAN(�7.F area.an Ar set backved olf 3i14' frombe in this �, . the curb is required for shrubs in • areas of the country where excessive snow falls. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-14 HOMART DEVELOPMENT CO.. REVISED DECEMBER, 1990 i f.) Access road landscaping should be planted as not to interfere with the visibility of the motorist. Shrubs will be planted to within 6' of the curb on a straight-away E-- RING ROAD — p and within 8' on a curving road. 301 g.) Where an accessway meets a RIGHT OF WAY VISIBILITY Ring Road or Access Road, TRIANGLE unobstructed points of visibility must be kept open at a level y it. between 2' and 7' in height on _ both sides of the accessway and i 4, /i• 10 in from the property line and 10' in from the edge of curb of the accessway forming a \,1L. i'llt -. triangle. This is the triangle of . �'• c < visibility. co c ' v., h.) Where an intersection of a Ring /11' w. Road, Access Road or Public (1Road meet, an obstructed visual PARKING 11101 ' ` triangle would be 30'. AREA 1 i.) Trees are allowed in these visual triangles or corridors if the lower branching is trimmed 7'-0" above the ground. f. Building Landscaping 1.) Landscaping Plans must be prepared by a Landscape Architect for the Parcel Developer and accepted by Homart. TYPICAL SCREENING OF The installation of the landscaping must MECHANICAL EQUIPMENT be completed before the building is occupied. LJ g. Easement Requirements BLDG. .;•; -. 1.) No major landscaping will be planted in RANSFORME•-''; easement areas. i2.) Berming is acceptable on easements 1� - along with plant material such as shrubs, ground covers and small trees. .k,...,,. Berming is not to be used instead of ,, i PLAN VIEW ' i�h plant material. III-15 MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 3. Screening a. Service Area Screening 1.) Wooden fencing, continuation of SHRUBS TO CONCEAL building architectural elements or other VIEW BUT NOT TO solid-screen material is recommended PREVENT FUNCTIONAL to conceal transformers, dumpsters, BLDG. ACCESS. etc. Landscaping for a softening effect on the solid screen can be of climbing vines or shrubs which provide color and texture. 2.) All utility equipment not screened within the service area screen will have a natural evergreen screen provided by ELEVATION the Parcel Developer. 4. Irrigation a. Requirements: 1.) In areas of the country where water shortages may exist, installation of a Drip-irrigation System that uses less water than the conventional system must be considered. Also, the installation of drought resistant plantings must be considered. 2.) In areas of the country where water shortage is not a problem, a conventional irrigation system should be installed. A good quality automatic system with a minimum of two zones should be planned for each parcel. Flooding and overwatering is to be prevented. Homart shall be the final arbiter regarding the type of irrigation system required. 3.) In all cases an in-ground irrigation system is required. Watering with garden hoses is not acceptable. 5. Maintenance a. Responsibility The Parcel Developer shall be responsible for providing, protecting, and maintaining all landscaping in a healthy and growing condition. The Parcel Developer shall replace plant material immediately with the same type, size, and quantity when necessary, and keep the grounds free of refuse and debris. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-16 HOMART DEVELOPMENT CO.. REVISED DECEMBER, 1990 6. Erosion A site is particularly vulnerable to erosion during construction. Although erosion cannot be eliminated altogether, it can be controlled. Some of the measures which can be taken are as follows: a. Disturb as little area as possible. b. Do not remove any planting unless absolutely necessary. c. Stockpile and protect topsoil. d. Provide temporary dams and channels to slow down runoff and collect eroded soil. e. Leave soil exposed for as short a time as possible. f. Avoid steep banks. g. Replant exposed areas as soon as feasible. • MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-17 HOMART DEVELOPMENT CO.. REVISED DECEMBER, 1990 Landscape Definitions - Landscaping - Shall consist of any of the following or combination of: Materials such as, but not limited to, grass, ground covers, shrubs, vines, hedges, trees, or other live plant material growable in the area of development. Non-live material such as rocks, pebbles, mulches, fences, walls, pavers, benches, irrigation systems, and other site amenities would also be included in landscaping. Mounding, berming, or grading are part of landscaping. Trees - Any self-supporting woody plant which usually produces one main trunk, and a more or less distinct and elevated head with many branches. Shrubs - A woody plant that usually remains low and produces shoots or trunks from the base; it is not usually tree like nor single stemmed. Vines - Plants which normally require support to reach mature form. Ground Cover - Plants of various types and low in height, dense growing, and used for covering the ground, as in areas where it is difficult to grow grass. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT III-18 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 BUILDING 1. Architectural Design: The design of each building should be compatible to and/or complement the mall and other peripheral buildings. The design should be a simple geometric shape and finished on all four sides. It is suggested that each building have a canopied entrance, or pedestrian arcade where applicable. All Parcel Developers are encouraged to consider energy efficient design solutions. 2. Materials and Colors: Parcel Developers are encouraged to employ substantially maintenance free materials such as brick, architecturally treated concrete, and stucco. Materials and colors must be compatible with those used for the mall. Fire treated wood shakes and shingles are preferred to asphalt shingles for sloping roof surfaces. Use of exterior colors shall be in good taste and in character with the remaining development. Color should be an aesthetic consideration combined with the building form, proportions, and materials. 3. Screening: All mechanical and/or electrical units, roof-top or ground mounted, will be screened with the same material used on the building facade. Whenever possible, the exterior building walls will be extended to accomplish same. 4. Loading docks and refuse areas are to be located on the least visible side of the building and screened as called for in the foregoing. Outside storage is specifically prohibited. Whenever possible, refuse areas should be accommodated inside the building. 5. Orientation: All buildings shall be subject to the setback requirements contained in the Department Store Restrictions and local zoning ordinances and building codes. Homart reserves the right to impose more rigorous restrictions. In no case will a building be located closer than 10'-0" to an adjoining property line, or 20'-0" to a property line on a public or private roadway. Set back requirements may be affected by the public or private characterization of adjacent roadways and access roads. 6. Exterior exposed fire escapes, exposed service stairs or ladders, radio or television towers, and antennae or satellite receivers are not permitted, without appropriate screening. 7. All utilities are to be underground with no exterior visible connections to parcel facilities except for required meters or transformers. Meters and transformers must be screened from view. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I I I-19 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 J. SIGNAGE The following criteria shall apply to all exterior signs or logos placed or installed on the buildings or improvements thereon. Where these criteria shall be more stringent or restrictive than the applicable ordinances controlling a particular locale, then this criteria shall be controlling. Where this criteria shall be less stringent or restrictive than the applicable ordinances or a particular locale, or REA, then the latter shall be controlling. The location of all building and freestanding signage must be shown on the site plan. 1. Freestanding a. All freestanding signs shall be of a monument type in a planter setting, uniform in design and setback. Pylon signs are not permitted. b. A planter area of 5 square feet for each 6 square feet of sign area including both sides shall be required at the base of the sign. Landscaping and planter shall not be measured as a part of the sign for the purpose of meeting horizontal and vertical size requirements. c. Only one freestanding sign shall be allowed per parcel. Said sign may be double faced. The display area shall not exceed 32 square feet per face. d. All signs shall be of permanent construction and shall be subject to the provisions of the building code of the locale in which it is located. e. Signs may be internally illuminated or back lighted. Illumination shall be turned off within one hour of closing. f. The vertical dimensions of the sign display area shall be no greater than 4 feet, and the top of said sign shall be no higher than 6 feet from grade level. (See illustration) g. The horizontal dimensions of the sign display area shall be no greater than 8 feet. 8'-0' MAX. DEVELOPMENT XYZ � 4'-0" MAX. GRADE BASE OR PLANTER V 2'-0' MAX. TYPICAL MONUMENT SIGN MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-20 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 h. Such sign shall contain only the name or trademark of the business, building or building complex which it identifies and shall not contain change panels, advertising or names of individual tenants. For multiple user facilities such as strip shopping centers or office buildings, site ID signage acquires additional variables that must be considered. Conceptual designs for signs serving these types of facilities must be submitted to Homart, to allow ample time for revisions and submittal. j. Theatre pylon signs are additionally subject to provisions of the Department Store Restrictions, and in addition, each case must be judged individually. While Homart reserves the right to impose more restrictions, the following basic rules shall be followed when designing a theatre pylon sign for Homart's approval: 1. One copy strip per auditorium. 2. Maximum dimension per copy strip; 12" high, 14'-0" wide, including auditorium designation (number or letter). 3. Name of theatre at top of pylon sign may be allowed along with the name of the shopping center; maximum letter height: 12". 4. This criteria permits a maximum overall height of 20'-0" for theatre pylons. Again, it is re-emphasized that: the Department Store Restrictions may imoose greater restrictions than those previously listed. 2. Wall Signs a. Wall signs shall identify the individual business, building or building complex by name or trademark only. b. The total allowable area of such wall signs shall be computed by the following formula: 11 square feet of sign area per building front foot of the individual business, subject to the following limitations: 1. No such sign shall be larger than 36 square feet in area, measured from a line enclosing the outside edge of the individual letters. 2. Maximum length 12'-0" and maximum height is 3'-0". Extensions of length only may be considered for established business names of such length that make the 12' to 3' ratio impractical. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-21 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 3. One wall sign per wall on any two walls will be allowed for buildings of single occupancy. One wall sign per occupant will be allowed for buildings of multiple occupancy. 4. Signage to be of individually illuminated three-dimensional letters mounted directly to the building with all wires, conduits and transformers concealed. Exposed raceways are not permitted. Sign boxes will be permitted only if judged harmonious with the building by Homart's Design Committee, and only with opaque backgrounds. Illumination is to be confined to sign letters and logos only. Exposed neon letters will be allowed if appropriate to the style of the building. 5. Wall signage for theatres is subject to special requirements imposed by the Department Store Restrictions. Wall signs for theatres shall have the theatre name and show marquee integrated into one structure. Following are basic rules which may be implemented as a starting point in the design process: a. One copy strip per auditorium. b. Maximum dimension per copy strip; 12" high; 12' wide including auditorium designation. c. Maximum letter height of theatre name; 12". The sign marquees shall be so designed and scaled as to be compatible with the architecture of the building. This type of signage is also subject to esthetic judgment by Homart and to the Department Store Restrictions. 3. Traffic Directional Signs Parcel Developer shall be permitted to install signs designed and located solely for the purpose of relieving traffic congestion and promoting the safe flow of traffic. Such signs may contain business logos. The overall size of such signs may not exceed six square feet of face area and are strictly subject to Homart approval. 4. Prohibited Signs a. No flashing, moving, audible signs, or rooftop signs permitted. b. No freestanding pylon signs allowed, except traffic and directional signs. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I11-22 HCMART DEVELOPMENT CO.. REVISED DECEMBER, 1990 5. Criteria for Temporary Signs a. Sign must meet with applicable governing codes, standards, regulations and the Department Store Restrictions. For some parcels temporary signage may not be allowed under any circumstances. Homart reserves the right to accept or reject any sign proposals it deems unsuitable and incompatible with the image of the development. b. Total height from grade will not exceed 6'-0" and maximum horizontal dimension will not exceed 8'-0". c. Sign will be two sided only with each face parallel and opposite the other. d. Reflective surfaces, letters, trim, buttons, etc., are not allowed. e. Sign must be maintained at regular and necessary times and shall not be allowed to fall into disrepair. Painted surfaces shall be repainted annually, or as required. f. Location of sign will not infringe on visibility or present a hazard to vehicular or pedestrian traffic, infringe on mall view corridors, adjacent parcels, setbacks, and non-building areas. g. Sign, if accepted, will be for one year periods only with time beginning at completion of erection, or until the business opens to the public. Erection time not to exceed two weeks. h. Sign is not to be moving, flashing action, or audible type. Sturdy, durable, non-corrosive materials and construction appropriate to exterior exposure are to be used. Treated wood is acceptable. Drawing(s) of sign construction and location are to be submitted to Homart for review before installation. K. CONSTRUCTION 1. A schedule of construction and project events is required to be filed with Homart (in writing) seven (7) working days in advance of construction start so that field personnel may be notified. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT 111-23 HOMART DEVELOPMENT CO.,REVISED DECEMBER, 1990 Before starting any operations on site, the Parcel Developer's contractor must supply Homart personnel on site with the name and phone number of the field superintendent and copies of all required permits. Homart will issue written verification upon receipt of this information and it is at that point in time that the contractor may commence his activities. The Parcel Developer is responsible for any damage caused to the facilities of the shopping center or adjacent property owners and is obligated to cause immediate repair to any such damage. 2. Use of the development's easements, access and interior roads and parking areas is prohibited unless prior permission is granted. A request for use of roads should be made a minimum of two (2) working days in advance of the intended use. 3. Construction hazard areas of and around site must be clearly marked and barricaded from non-construction pedestrian and vehicular traffic. 4. Temporary structures, signs, barricades, and construction equipment must be maintained regularly and removed immediately when their use is no longer required. 5. Signage at the construction site shall be limited to the necessary hazard, warning, and directional information. A development sign may be allowed but must conform to the criteria for temporary signs. Separate contractor, architect or other advertising signage is not allowed. 6. Construction materials, equipment, temporary shelters, signs, and operations are to be confined to the project site, for the sole purpose of the project's construction, and shall not present a hazard or infringe on any adjoining developments, operations, easements, or right-of-ways. 7. Any on-site construction dirt and debris must be stored and screened from view or removed from the premises, all on a daily basis. Construction dirt and debris is not allowed to accumulate on any adjoining roads, parking areas, walks, or other property and shall be broom cleaned immediately. 8. Once parcel development has begun, construction should be diligently pursued to its finish. No structure, facility, or parcel improvement is to be left incomplete beyond a reasonable construction time period. 9. All required permits must be clearly posted. 10. Homart must be notified of any field revisions that will impact the site or building exterior as previously approved. 11. Homart must be notified of any planned interruption to any utility service (water, gas, electric, etc.) 7 days in advance. Homart must be notified immediately of any accidental interruption to any utility service. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT - 111-24 HOMART DEVELOPMENT CO.. REVISED DECEMBER, 1990 12. Homart Personnel or Homart's authorized agents must be granted access for inspection to the premises during and after completion of construction. L. MAINTENANCE 1. Parcel Developers shall, at all times, at their sole cost and expense, keep their Lots or Parcels, including all Improvements thereon, in a well- maintained, safe, clean and attractive condition. Such maintenance includes, but is not limited to, the following: a. Prompt removal of all litter, trash, refuse and wastes. b. Keeping all landscaping alive, trimmed, weed-free and attractive. c. Keeping exterior lighting and mechanical facilities in working order. d. Keeping parking areas, driveways, and roads in good repair. e. Complying with all government health and safety requirements. f. Striping of parking areas and repainting of improvements. g. Repair of exterior damage to improvements. h. Maintenance of utility lines. 2. Enforcement. If any Parcel Developer fails to maintain his Lot or Parcel in accordance with the foregoing in such manner as may be deemed necessary by Homart to preserve and protect the value and attractive appearance of the Property, then Homart may give such Parcel Developer written notice stating with particularity the work or repair which Homart finds to be required and requesting the same be carried out or undertaken and diligently pursued within 30 days from the giving of such notice. Should Parcel Developer fail to carry out or undertake such maintenance and repair, then Homart, through its authorized agent or agents, shall have the right and power to enter onto the Lot or Parcel and perform such care and maintenance without any liability for damages for wrongful entry, trespass, or otherwise to Parcel Developer. The Parcel Developer of any part of the Property on which such work is performed shall jointly and severally be liable for the cost of such work and shall promptly reimburse Homart for such cost. MINIMUM STANDARDS%PERIPHE=,:L LAND DEVELOPMENT III-25 HOMART DEVELOPMENT CO..REVISED DECEMBER, 1990 IV. GLOSSARY GLOSSARY As built Survey - Document showing completed physical conditions of project. Building Coverage - The ground floor building area divided by the site area. Building Front Foot - The horizontal linear feet of building's facade. Canopied Entrance - An entrance to an interior space sheltered directly from above by a form of building structure. Change Panels - Sign panels which contain advertising information, copy, forms, or images that are intended to be removed in whole or part, changed, and replaced with new advertising information, copy, forms, or images. Concept/Conceptual - The basic stage of a project that proposes and locates a structure for a particular use or uses along with the required circulation, landscape, and other related amenities on a parcel of land. Contour lines - Drawn lines on a plan that represent the elevation height of an actual or proposed surface. Contract Documents - Working drawings and specifications of a physical project as part of a contractual agreement directed toward the construction and subsequent completion of the project. Defined in detail in A.I.A. Document A201. Department Store Restrictions - Any and all reciprocal easement agreements, leases, supplemental agreements and other similar documents restricting or affecting title to the subject parcel. Design Development - The stage of a project that involves completing a visual, physical solution to a • project's conceptual proposal but lacks the required detail for its actual construction and includes, but is not limited to, building plans, elevations and sections. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I V-1 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 Development - Integrated structure(s) and facilities on a given homogeneous land area. Integration may be through common uses, benefits, required support facilities, and/or circulation. Easement - An interest in land owned by another that entitles its holder to a specific limited use or enjoyment. Freestanding Sign - A sign separate from its respective building structure, supportive of itself. Internal Illumination - Used in reference to signs which are lighted from within the sign's housing and behind the sign's copy providing individually lighted letters. Landscaped Open Space - The area of a parcel of land landscaped with natural vegetation such as ground covers, shrubs, and trees and excluding paved and building coverage areas. Magazine Road - A transition road usually intersecting and leading from a major public road to one of the major circulation roads of the development. Such a transition road allows for a regulated and orderly directing of cars into and out of the development property. Monument Sign - A monolithic sign and base structure, freestanding, where the base width and length is no less than 1/ the horizontal width and length respectively of the sign face. Ornamentation - Materials or objects applied for decorative purposes only and are not part of the building's required structure, surfaces, or environmental systems. Parcel Developer - Any and all owners, tenants, subtenants, concessionaires or occupants of a parcel of land subject to the peripheral land minimum standards. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I V-2 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 Parking Stall - A standard dimensioned rectalinear space for the parking of a vehicle. Peripheral Land - Refers to land surrounding or secondary to a major development that is owned or leased by the developer and is under the jurisdiction of the Department Store Restrictions (as herein defined). Pylon Sign - A sign with the appearance of being supported from the ground up by a single and separately constructed support member. REA - Reciprocal Easement Agreement. (See • Department Store Restrictions) Residual - Another term for and used interchangeably with peripheral land and property. Ring Road • - Associated with the road which surrounds shopping center malls and parking lots and connects them to public road access points. Rooftop Sign - Sign supported by a structure or fasteners mounted to and/or directly on/or above a roof deck or slope. (Not permitted) Setback - A required minimum distance between a structure and a property line or other determined point. Shop Drawings - Detailed drawings showing dimensions, materials, colors, finishes, and construction of fabricated items. Generally prepared by the material manufacturer. Striping - Refers to painted line work on parking, loading, and driving surfaces showing parking stalls, traffic direction, and regulation for vehicles. Vehicle Stacking - An orderly space allowance for a number of cars or trucks waiting to use drive-up facilities or traffic control points such as stop signs, lights, pick-up lanes, left turn lanes, deceleration and acceleration lanes. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT IV-3 HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 View Corridor - A designated land area allowing for as nearly as possible, an unobstructed view from roadways to buildings located within a development. This is usually used for major tenants of a shopping mall. No buildings or above grade improvements (other than landscaping) are allowed in a view corridor. Parking is allowed in a view corridor. Wall Sign - A sign fastened to a building wall or vertical surface. MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT I V-4 HOMART DEVELOPMENT CO..REVISED DECEMBER. 1990 NOTICE This booklet is intended for the use and information of owners, tenants and occupants of peripheral land adjacent to Homart Development Co., Homart managed and Homart Joint Venture shopping centers. Nothing contained herein shall be relied upon by any other parties, nor shall any statement contained herein be deemed to be made for the benefit of any other parties. V-1 MINIMUM STANDARDS/PERIPHERAL LAND DEVELOPMENT HOMART DEVELOPMENT CO., REVISED DECEMBER, 1990 . ',L !..•:) 2 ) 5' ,I I '' , I • ) f‘ i r '\''. ''' 1 .11.1.'1.1.- 17 -\ •4 i 1) -_,-] 7 - : ...• , .., y !!!, • - :lii: ,:i T. (I) . : i: :.• ... - itii 7 .: .: -ii• ''...-'. . 14.'• 11. 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