Exhibit C
EXHIBIT C
BLUFF CREEK CORPORATE CENTER 2ND ADDITION
DEVELOPMENT DESIGN STANDARDS
Development Standards
a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below. Photo-
composite images of proposed development adjacent to Highways 5 shall be submitted as part of
the review process. The PUD requires that the development demonstrate a higher quality of
architectural standards and site design. Ancillary uses may be permitted as listed below once a
primary use has occupied the site. Shared parking shall be required of the development.
b. Permitted Uses
The permitted uses in this zone shall be limited to institutional use on one lot only or light
industrial, warehousing, and office as defined below. The uses shall be limited to those as defined
herein. If there is a question as to whether or not a use meets the definition, the City Council shall
make that interpretation.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, or testing
of goods or equipment or research activities entirely within an enclosed structure, with no outside
storage. There shall be negligible impact upon the surrounding environment by noise, vibration,
smoke, dust or pollutants.
Warehousing - Means the commercial storage of merchandise and personal property.
Office - Professional and business office.
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons.
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations.
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning.
Hotel/Motel - establishments engaged in furnishing lodging, or lodging and meals, to the general
public.
Research Laboratory - establishments engaged in scientific research or study.
Ancillary Uses (in conjunction with and integral to a primary use)
Showroom - showroom type display area for products stored or manufactured on-site provided that
no more than 20 percent of the floor space is used for such display and sales.
Telecommunication Towers and Antennas by conditional use permit only.
Day Care - establishments providing for the care and supervision of infants and children on a
daily basis.
Prohibited uses
· Contractors Yard
· Lumber Yard
· Home Improvement/Building Supply
· Garden Center
· Auto related including sales and repair
· Home furnishings and equipment stores
· General Merchandise Store
c. Setbacks
The development is regulated by the Highway 5 and the PUD Standards. There are no minimum
requirements for setbacks on interior lot lines in the PUD zone, except as specified below. The
following setbacks shall apply:
Frontage Minimum Setback Maximum Setback
Buildin2fParkin£ BuildinWIJarkin2
Future Hwy. 5 70110 150
Coulter Boulevard 50/30 100*
Stone Creek Drive 30120 NA
Bluff Creek:
West Lot line Lot 1, Block 1 35/30 NA
West Lot Line Lot 2, Block 1 15/15 NA
East Lot Line Lot 1, Block 2 110/110 NA
East Lot Line Lot 2, Block 2 100/100 NA
Northeast Lot Line Lot 2, 60/60 NA
Block 2
Northeast Lot Line Lot 3, 35/35 NA
Block 2
East Lot Line Lot 3, Block 2 60/60 NA
* Church facility is excluded from this maximum building setback.
(Lot and Block Designations are based on proposed preliminary plat numbering.)
(TH 5 parking setback amended October 9,2000, from 50 feet to 10)
The average hard surface coverage does not include Outlot A. The PUD standard for hard
surface coverage is 70% for office and industrial uses. Anyone site/lot can exceed the 70
percent requirement, but in no case can the entire finished development exceed 70 percent.
d. Development Standards Tabulation Box
1. Building Area
Building Square Footage Breakdown
Use Maximum Percent Total Square Feet
Office 62% 160,000
Light Industrial /Warehouse 40% 100,000
Ancillary/other 15% 40,000
Institutional 23% 60,000
Total (Maximum) 260,000
2. More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet subject to the exclusions of Section
20-907 of the city code.
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. Primary building orientation shall be to Highway 5 and Coulter
Boulevard.
2. All materials shall be of high quality and durable. Masonry or higher quality material shall
be used. Color shall be introduced through colored block or panels and not painted cinder
block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
6. Metal siding will not be approved except as support material to one of the above materials
or curtain wall on office components or, as trim or as HV AC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8. All roof mounted equipment shall be screened from adjacent public right-of-ways by walls
of compatible appearing material or camouflaged to blend into the building or background.
Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be
fully screened by compatible materials.
9. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved
by architectural detailing, such as change in materials, change in color, fenestrations, or
other significant visual relief provided in a manner or at intervals in keeping with the size,
mass, and scale of the wall and its views from public ways shall be prohibited.
Acceptable materials will incorporate textured surfaces, exposed aggregate and/or other
patterning. All walls shall be given added architectural interest through building design or
appropriate landscaping. The buildings shall have varied and interesting detailing.
10. Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
11 Each buildings shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers, arches, vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right-of-ways.
All elevations visible from the street shall recei ve nearly equal treatment and visual
qualities.
f. Site Landscaping and Screening
1. Landscaping along Highway 5 shall comply with Buffer yard standard C. Coulter
Boulevard shall comply with Buffer yard standard B. The master landscape plan for the
Bluff Creek Corporate Center PUD shall be the design guide for all of the specific site
landscape developments. Each lot must present a landscape plan for approval with the site
plan review process.
2. Storage of material outdoors is prohibited unless it has been approved under site plan
review. All approved outdoor storage must be screened with masonry fences and/or
landscaping.
3. When parking lots are less than three feet above the adjacent roadway, an undulating or
angular berm or elevation change of three feet or more in height shall be placed along
Coulter Boulevardßnd Highway 5. The berms shall be sodded or seeded at the conclusion
of each project Phase grading and utility construction. The required buffer landscaping may
be installed incrementally, but it shall be required where it is deemed necessary to screen
any proposed development. All required boulevard landscaping shall be sodded.
4. Loading areas shall be screened 100 percent year round from public right-of-ways. Wing
walls may be required where deemed appropriate.
g. Signage
1. The Bluff Creek Corporate Center PUD shall be permitted two identification signs: one
sign on Coulter Boulevard and one sign on Highway 5. The sign on Coulter Boulevard
shall not exceed eight feet in height. The sign on Highway 5 shall not exceed 20 feet in
height. A maximum of 80 square feet of sign area shall be permitted per sign.
2. All freestanding parcel signs shall be limited to monument signs. The sign shall not exceed
eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. The
sign treatment is an element of the architecture and thus should reflect the quality of the
development. The signs should be consistent in color, size, and material throughout the
development. The applicant should submit a sign package for staff review.
3. Each property shall be allowed one monument sign per street frontage.
4. The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
5. Consistency in signage shall relate to color, size, materials, and heights.
6. Wall sign shall be permitted per city ordinance for industrial office park site.
7. All signs shall require a separate sign permit.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along Coulter Boulevard.
2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square
ornamental pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be
used in the private areas.
4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2
candle at the property line. This does not apply to street lighting.
i. Alternative Access
1. Each site shall accommodate transit service within the individual development, whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
5. Preferential parking shall be provided for car and van pool vehicles within each site.