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Section 1207.18    Zoning Development & Site Plan Standards for Districts 6 and 8

  1. General Provisions
    1. Purpose:
      These standards are to foster commercial and industrial
      development that is consistent with community standards for
      natural resource protection and quality design.
    2. Applicability:
      These standards shall apply to all development in Districts 6 and 8.
      To avoid duplication, the following sections of the Land Development
      Code are not rewritten into this section, but the following sections
      continue to apply to development in Districts 6 and 8.
            (A)      1207.10          Performance Standards
            (B)      1207.15          Telecommunication Facilities
            (C)      1207.16          Dish-Type Satellite Antennas
            (D)      1207.17          Signs
            (E)       1207.19          Special Development Standards
    3. Goals and Objectives:
      1. Preservation. It is the goal of these standards to preserve
        both the existing character and the natural environment of
        the City of Hudson to the maximum extent feasible. These
        standards define basic principles that, if followed, will
        create high quality commercial and industrial development
        while protecting fragile environmental conditions that
        presently exist.
      2. Predictability. These standards also provide review criteria
        that are predictable for the developer, planning staff, boards
        and commissions. They are not meant to be exhaustive but
        to provide a firm foundation for an integrated design
        process.
      3. Flexibility. These standards provide the framework for all
        types of development. They do not discriminate against,
        nor do they advocate for a certain type of development.
        They exist to guide all types of development on all types of
        sites.
      4. Timeliness. Early plan coordination with the Community
        Development Department is encouraged to make the
        review, approval, and permitting time as short as possible.

  2. Natural Resource Protection
    1. Purpose:
      The City encourages site design techniques that promote, preserve,
      and enhance the important aesthetic, biological, hydrologic,
      recreational, educational, and energy saving functions that its
      stream corridors, wetlands, and wooded areas provide.

    2. Maximum Impervious Surface Coverage:
      1. The maximum impervious surface coverage for
        commercial, industrial, and institutional uses shall be
        determined on a case-by-case basis, but in no case shall the
        maximum impervious surface coverage exceed 75% of the
        total gross area of the underlying lot or lots.
      2. Planned Developments. The maximum impervious surface
        coverage, including parking areas and accessory buildings
        and structures, shall be determined on a case-by-case basis
        based on the criteria set forth in subsection (3) below.

    3. Limits of Disturbance shall be established for each development to
      minimize site disturbance to the maximum extent feasible. The
      following criteria shall be considered when establishing these
      limits:
      1. Minimize visual impacts from and to the development and
        protect scenic views.
      2. Preserve significant trees or vegetation.
      3. Erosion prevention and control including protection of
        steep slopes and natural drainage channels.
      4. Protect aquifer recharge areas, and in particular areas lying
        within the one-mile and five-mile time of travel limits for
        the City of Hudson's designated Wellhead Protection Area.
      5. Stream corridor and wetland protection and buffering.
      6. Preserve wildlife habit.
      7. Avoid areas within the two highest quality ecological
        integrity classifications for any of the individual metrics or
        composite Index of Ecological Integrity.

    4. Limits of Disturbance – Development Standards and Guidelines:
      1. Construction Activity Permitted Inside the Limits of
        Disturbance. All construction activity shall be contained
        within the approved limits of disturbance. No construction
        activity shall be permitted prior to the approval of the
        required erosion and sedimentation control plan for the
        development.

      2. Construction Activity Permitted in Protected Areas Beyond
        the Limits of Disturbance.
        1. Restoration of previously disturbed or degraded
          areas.
        2. Utility installations and emergency public safety
          activities when such activities and installations
          cannot reasonably be contained within the Limits of
          Disturbance or other nearby developed areas.
        3. Construction of a multi-purpose trail that will
          provide public access for recreational purposes
          when such trail cannot reasonably be contained
          within the Limits of Disturbance or other nearby
          developed area.
        4. Enhancement of the habitat values and/or other
          natural resource values of an identified natural area.
        5. Landscaping including vegetation clearing, planting
          of lawns, and tree removal may occur in protected
          areas beyond the limits of disturbance with two
          exceptions: 1) trees with a diameter of nine (9”)
          inches or more at fifty-four (54”) inches above the
          ground shall not be removed and 2) trees and
          vegetation may not be removed in stream corridors
          and wetland setbacks, unless excepted under Tree
          and Vegetation Protection below.
        6. Installation of buffer yard areas as required along
          the perimeter of a lot that are outside the established
          limits of disturbance.

      3. Standards for Protection during Construction. Approved
        Limits of Disturbance shall be shown on the final site plan
        or subdivision plan. Limits of Disturbance shall be
        designated in the field prior to commencement of
        excavation, grading, or construction with orange fencing or
        other methods approved by City staff.

    5. Tree and Vegetation Protection.
      1. There may be areas on a development site either inside or
        outside of the Limits of Disturbance where trees are to be
        preserved. These areas are known as Tree Preservation
        Areas. Trees and groups of trees to be preserved within the
        Limits of Disturbance or within six feet of the Limits of
        Disturbance shall be protected during the entire
        construction period with orange fencing of a minimum
        height of four feet, secured with metal T-posts, no closer
        than six feet from the trunk of any tree or one-half the drip
        line, whichever is greater or other methods approved by
        City staff. The applicant shall be responsible for
        maintenance of the fencing at all times.

      2. Prohibited Activities within Tree Preservation Areas.
        1. Disturbance of soil, clearing, grubbing, grading, and
          stock-piling of soil or any other materials or
          equipment, or disposal of any fluids or other
          materials that may be harmful to the tree(s) or
          vegetation is prohibited.
        2. Change in site grade greater than six (6) inches
          within the drip-line of protected trees, or within
          three (3) feet of protected vegetation, such that
          drainage flows into or collects near protected tree(s)
          and vegetation is prohibited.

      3. Limits on Excavation near Preserved Trees. The
        installation of utilities, irrigation lines, or any underground
        fixture requiring excavation deeper than six inches shall be
        accomplished by boring under the root system of protected
        existing trees at a minimum depth of 24 inches. The auger
        distance shall be as set forth in the chart below:


      4. Exceptions. The following trees and vegetation shall be
        exempt from the requirements of this Tree and Vegetation
        Protection section:
        1. Dead, dying, or naturally fallen trees or vegetation
          as determined by the City.
        2. Trees or vegetation that are determined by the City
          to substantially obstruct clear visibility at driveways
          and intersections.
        3. Tree species that constitute a nuisance to the public
          such as Corkscrew Willow, Flowering Pear,
          Weeping Willow, Colorado Blue Spruce, and
          Austrian Pine.
        4. Trees that are removed from a large stand of trees or
          forests that are overly dense as part of a plan
          approved by a qualified forester and the City for the
          purpose of maintaining the health and viability of
          the stand of trees or forest.

    6. Wetland and Stream Corridor Protection:
      1. Boundary delineation. Stream corridor and wetland area
        delineation shall be performed by a qualified professional
        that has demonstrated experience necessary to conduct site
        analysis. Delineations shall be subject to the approval of
        the City Staff.

      2. Stream Corridor Boundaries. Stream corridors shall be
        delineated at the ordinary high-water mark as defined in
        Chapter 1213 of the Code. Stream corridors shall not
        include ditches that are commonly known to be irrigation
        ditches and that do not contribute to the preservation and
        enhancement of fisheries and wildlife.

                               
      3. Prohibited Activities. No person shall engage in any
        activity that will disturb, remove, fill, drain, dredge, clear,
        destroy, or alter any area, including vegetation within
        stream corridors, wetlands, and their setbacks except as
        approved by the federal or state government, or the
        Planning Commission in the case of non-jurisdictional
        wetlands.

      4. Compliance with applicable federal or state wetlands laws
        or regulations. The City shall not issue a zoning certificate
        for any development or activity, including subdivisions, in
        a wetland that falls within the federal or state government’s
        jurisdiction until all necessary federal approvals and
        permits have been obtained.
      5. Setbacks.
        (i)     Stream Corridors. All buildings, accessory
                structures, parking lots, grading and clearing shall
                be set back from the ordinary high-water mark of
                stream corridors. The minimum setback distances
                on each side of all streams are:
                a.   75 feet on streams draining an area greater
                      than 0.5 square miles (320 acres) and up to
                      20 square miles, or
                b.   50 feet on streams draining an area greater
                      than 0.05 square miles (32 acres) up to 0.5
                      square miles (320 acres), or
                c.   30 feet on streams draining an area less than
                      0.05 square miles (32 acres)

                               (ii)     Wetlands
                                        All buildings, accessory structures, parking
                                        areas or lots, and other paved areas shall be
                                                                                                                                                                                                                                                                                                       setback a minimum distance of 100 feet
                                        from the delineated edge of any Category II
                                        or III wetlands. Such 100 foot setback shall
                                        remain undisturbed except that in order to
                                        accommodate exceptional site conditions,
                                        the Planning Commission may permit
                                        limited grading, on a case-by-case basis, to
                                        within a distance of 50 feet from the
                                        delineated edge of any wetlands. All
                                        disturbed areas shall be restored with native
                                        plantings and landscaping. A setback is not
                                        required from a Category I wetland.

                                        b.    The Planning Commission may modify
                                               wetland setback regulation upon finding all
                                               of the following, as applicable:
                                                    1.  parcel existing at the time of the
                                                         effective date of this ordinance is
                                                         made unbuildable or cannot be put to
                                                         reasonable use without the
                                                         modification;
                                                   2.   The requested modification does not
                                                         impair the flood control, soil erosion
                                                         control, sediment control, water
                                                         quality protection, or other functions
                                                         of the wetland area, through the use
                                                         of best management practices. This
                                                         determination shall be based on
                                                         technical and scientific data;
                                                    3.  Practical alternatives to the proposed
                                                         activity are not available;
                                                    4.  No decrease in storm water
                                                         infiltration into the soil or wetland
                                                         area will occur;
                                                    5.  The modification will not increase
                                                         the likelihood for flood or erosion
                                                         damage to either the applicant’s
                                                         property or to other properties; and
                                                    6.  Culverting of watercourses is
                                                         avoided.

                             (iii)       Exceptions. The following structures and necessary
                                          grading may be excepted from these setback
                                          requirements provided construction and the area
                                          disturbed minimizes impact to the maximum extent
                                          feasible: 1) bridges over streams and the setback
                                          area, 2) storm water management wet basins within
                                          the setback area when native plants are used, and
                                          (3) utility crossings.

                               (iv)       Private Open Space/Landscaping Credit. All
                                           setback areas shall be credited toward any relevant
                                           private open space set-aside requirements or
                                           landscaping requirements.

    c.     Landscaping
            (1)    Purpose:
                    The purpose of these regulations is to provide minimum standards
                    involving the development of land to provide attractive views from
                    roads and adjacent properties; to screen from view visually
                    unattractive uses; to require screening between incompatible land
                    uses and to protect the health, safety, and welfare of the
                    community through the reduction of noise, air, and visual
                    pollution, and headlight glare.

              (2)     Applicability:
                       (A)     New Property Development. Landscaping requirements
                                 shall apply to all new property development.
                        (B)     Expansions of Existing Buildings and Parking Areas.
                                  Landscaping requirements are required only to the extent
                                  that the site improvement is visible from roads or adjacent
                                  property and will be based proportionately on the area of
                                  the footprint of the improvement, not the area of the total
                                  resulting footprint.

               (3)    Plan Review:
                       The applicant shall submit a landscape plan to the City for
                        approval as part of the site plan review or subdivision review
                        process. Landscape plans shall be prepared by a landscape design
                        professional practicing within the professional's area of
                        competence. No site plan, subdivision plat, or other development
                        plan shall receive final approval unless a landscaping plan meeting
                        the requirements of this section has been approved. No zoning
                        certificate shall be issued unless the installation pursuant to such a
                        plan has been secured by a letter of credit, cash escrow, or other
                        instrument acceptable to the City Solicitor, in an amount equal to
                        110% of the City-approved estimated cost of such installation.

               (4)     General Landscaping:
                        The landscape plan provides an opportunity to create and preserve
                        an identity for the specific site and community as a whole. The
                        plan shall show general landscaping of ground cover, shrubs, and
                        trees to make the site attractive in addition to meeting specific
                        enumerated standards.

                (5)    Bufferyard:
                         (A)     A landscape buffer shall be installed along the side and rear
                                   boundaries of the development lot or parcel adjacent to
                                   residentially zoned or used property. The landscape buffer
                                   must be Buffer yard “D” as depicted in Figure 1, unless the
                                   proposed use is industrial then the landscaping must be
                                   Buffer yard “E”. No structure shall be permitted within a
                                   required buffer yard other than a wall, fence, or earth berm.
                                   A driveway in the side yard that connects a paving area on
                                   the lot to the street shall not encroach into the buffer yard.




                         (B)     The buffer yard may include walls, fences, or earth berms.
                                  Where the minimum buffer yard depth is met and a four to
                                  six foot wall, fence, or earth berm is installed as part of the
                                  buffer yard, the required plant material may be reduced by
                                  no more than 15% in addition to reductions due to
                                  increasing the buffer yard depth.

               (6)     Street Trees:
                        The planting of street trees shall be required at the time
                         landscaping is installed. The tree species, spacing and location
                         shall be planned in consultation with the City Arborist. 
                         (A)     Generally tall trees, those reaching sixty feet or more at
                                   maturity, will be planted fifty feet apart, medium trees,
                                   those reaching between twenty and sixty feet at maturity,
                                   will be planted forty feet apart, and small trees, those
                                   reaching twenty feet or less at maturity, will be planted
                                   thirty feet apart.

                         (B)      The tree location shall be at least thirty feet from an
                                    existing stop sign or from the standard location of a stop
                                    sign at street intersections and ten feet from fire hydrants
                                    and utility poles.

                          (C)     A small tree shall be used when planting under or within
                                    ten lateral feet of overhead utility wires. A medium tree
                                    shall be used when planting within 20 lateral feet of
                                    overhead utility wires.

                  (7)     Landscaping Roadway Frontages:
                           The space between the building and adjacent public or private
                           street must be landscaped with a mixture of trees, shrubs, planting
                           beds and/or perennials in an area totaling at least 10% of the
                           minimum required front setback area.

                   (8)    Landscaping for Parking Lots:

                            (i)    For all land uses except industrial, parking lots
                                    containing more than 6,000 square feet of area or
                                    twenty (20) or more vehicular parking spaces shall
                                    provide interior landscaping.

                           (ii)     For every ten parking spaces, the applicant shall
                                    provide not less than one hundred sixty (160) square
                                    feet of interior landscaped parking lot areas with a
                                    minimum planting width of nine feet.

                            (iii)   Each landscape area shall contain at least one tree
                                    and four shrubs. (See Figure 3).


                                   (iv)     No individual landscape area shall be larger than
                                             500 square feet in size in parking areas less than                                                                           
                                             30,000 square feet and no individual area shall be
                                             larger than 2,000 square feet in parking areas over
                                             30,000 square feet. Individual landscape areas that
                                             are larger are permitted, but the area in excess of the
                                             maximum permitted in these areas may not be
                                             included in the total area required.

                         (B)      Perimeter Landscaping.
                                   (i)      Parking lots shall have perimeter landscaping in the
                                            front yards of all land uses between parking areas
                                            and adjacent streets and property lines.

                                   (ii)     The perimeter landscaping shall be a minimum
                                            width of ten feet and contain sufficient plant
                                            material that will achieve an effective, opaque
                                            screen of a height of at least three feet within two
                                            years of installation. The perimeter plantings shall
                                            also contain deciduous trees.

                                  (iii)     Perimeter landscaping is not required in addition to
                                            a required buffer yard. (See Figure 4)




                       (C)    Vehicle Overhang.
                                (i)      Parked vehicles may hang over landscape areas no
                                         more than two and one-half feet. Concrete or other
                                         wheel stops shall be provided to ensure no greater
                                         overhang into the landscaped area. (See Figure 5).

                               (ii)      Where parked vehicles will overhang, a four foot
                                         minimum spacing shall be provided from the edge
                                         of pavement to all trees.

             (9)      Screening of Service Structures and Equipment:
                       Screening shall be provided for service areas, trash receptacles,
                       ground or roof mounted mechanical equipment, storage areas,
                       ancillary equipment, loading and unloading areas, and other similar
                       accessory structures and uses. Walls, parapet walls, fencing,
                       berms, and planting material, or a combination of these screening
                       materials and methods can accomplish an effective all-season
                       enclosure.

            (10)      Landscape Materials and Specifications:
                       (A)      Landscaping shall be installed within six months of the
                                   completion of construction.
                       (B)      When walls, fences, or earth berms are used to fulfill
                                  screening requirements, they shall be detailed on the
                                  landscaping plan.
                       (C)      All plants are to be living and among the acceptable plants
                                  list identified in Appendix C: Recommended Planting List
                                  and Planting Specifications.
                       (D)     Minimum plant sizes at the time of planting:
                                  (i)     Large/medium sized deciduous trees shall have a
                                          minimum DBH of at least two inches when
                                          installed. Small sized deciduous trees shall have a
                                          minimum DBH of at least 1¼ inches.
                                  (ii)    Evergreen trees shall be a minimum of six feet in
                                          height.
                                  (iii)   Shrubs and hedges shall be at least eighteen inches
                                          in height or 24 inches in spread.
                        (E)     Any landscape material that fails to meet the minimum
                                  requirements of his section at the time of installation shall
                                  be removed and replaced with acceptable materials. All
                                  unhealthy or dead material shall be replaced within two
                                  years.

            (11)       Clear Sight Lines:
                         To insure that landscape materials do not constitute a driving
                          hazard, a clear sight triangle shall be observed at all street and
                          access drive intersections. Ground cover and trees with at least
                          eight feet of limbless trunk shall be permitted within the sight
                          distance triangle. In the case of a city street intersection, the






sight triangle shall consist of the area between points twenty
feet (20’) along both intersecting streets from their respective edge
of pavements. (See Figure 6 above.)

      (d)      Storm Water Management, Drainage, Storm Water Pollution Prevention,
                Utilities
                All development in Districts 6 and 8 must conform to storm water
                management, drainage, storm water pollution prevention, and utility
                standards set forth at Sections 1207.07, 1207.09, and 1207.11 and in the
                City's Engineering Standards for Infrastructure Construction.

       (e)     Off-Street Parking and Loading
                (1)    
Purpose:
                         The purpose of this section is to prevent or alleviate the congestion
                         of public streets, to minimize any detrimental effects of vehicular
                         use to adjacent properties, to enhance vehicular use areas with
                         landscape elements, and to promote the safety and welfare of the
                         public.
                 (2)   Applicability:
                        Any building, structure or use of land, when erected or enlarged,
                        shall provide for off-street parking and loading spaces for vehicles
                        in accordance with the following provisions:

                        A parking and loading plan shall be submitted for all uses as part
                        of the application for site plan review.
                        (A)     Whenever a building or use constructed or established is
                                  changed or enlarged such as to create a need for an increase
                                  of ten (10) percent to fifty (50) percent in the number of
                                  existing parking spaces, additional spaces shall be provided
                                  for the enlargement or change.
                         (B)    Whenever an existing building or use is enlarged to the
                                  extent of fifty (50) percent or more in floor area or in the
                                  area used, then the vehicular use area shall comply with the
                                  off-street parking requirements as set forth in this section
                                  for the resulting building or use size.

                   (3)          General Design Standards:
                         (A)    Buildings shall be set back from the edge of parking areas
                                  to provide for a sidewalk and landscape treatment in front
                                  of the building wall.
                         (B)    Where a sidewalk exists in a public right-of-way adjacent
                                  to a site, or is required to be constructed as part of
                                  development approval, a pedestrian connection shall be
                                  constructed from the building to the sidewalk in
                                  compliance with standards set forth in the American with
                                  Disabilities Act.
                         (C)    Driveways shall not be used as points of ingress and egress
                                  for individual parking spaces. Driveways shall be placed
                                  such that loading and unloading activities will not hinder
                                  vehicular ingress or egress. To the maximum extent
                                  feasible, provisions for circulation between adjacent parcels
                                  shall be provided through coordinated or joint parking
                                  systems to minimize curb cuts along the street.
                         (D)    Curb definitions shall be maintained, prohibiting
                                  continuous access along the frontage of the site.
                         (E)     Parking lots shall provide for adequate snow storage in
                                   areas that will not damage required landscaping or reduce
                                   the number of required parking spaces.
                         (F)      Land-banking of parking areas for potential future use is
                                   encouraged.

             (4)        Parking Space Requirements:
                        (A)      Each land use shall provide the minimum number of offstreet
                                   parking spaces based on the requirements set forth
                                   below or the requirements set forth in the Parking
                                   Generation Manual (Institute of Transportation Engineers,
                                   3rd Edition). The method of calculating off-street parking
                                   requirements shall be established by City staff during initial
                                   review of a development application.


                       (B)     Where building floor area is designated as the standard for
                                 determining parking space requirements, floor area shall be
                                 the sum of the gross leasable horizontal area of all floors.
                       (C)     Fractional numbers shall be increased to the next highest
                                 whole number.
                        (D)    At least one off-street parking space shall be provided on
                                 all premises.

               (5)     Location of Required Parking Spaces:
                        (A)    Off-street Parking. Required off-street parking spaces for
                                 any use shall be located on the same parcel as the use they
                                 are intended to serve, except where these regulations allow
                                 shared parking between uses on different lots pursuant to
                                 subsection (6) below.
                         (B)    Residential parking. No residential parking area shall be
                                 utilized for commercial vehicle parking.
                         (C)   Parking of Inoperable or Abandoned Vehicles. The
                                 parking or storage of inoperable, abandoned, or unlicensed
                                 vehicles is prohibited outdoors in all zone districts.

               (6)     Joint or Collective parking Facilities:
                        Shared parking facilities are strongly encouraged to reduce the
                        number of curb cuts and the amount of parking. The applicant
                        shall have the burden of proof for a reduction in the total number
                        of required off-street parking spaces, and documentation shall be
                        submitted substantiating their reasons for the requested parking
                        reduction. Shared parking may be approved if: 
                        (A)    A sufficient number of spaces are provided to meet the
                                 highest demand of the participating uses.
                        (B)     Evidence to the satisfaction of the Planning Commission,
                                 has been submitted by the parties operating the shared
                                 parking facility, describing the nature of the uses and the
                                 times when the uses operate so as to demonstrate the lack
                                 of potential conflict between them; and
                        (C)    Additional documents such as an easement, lease, deed
                                 restriction, or other agreement as may be deemed necessary
                                 by the Planning Commission are executed to assure that the
                                 required parking spaces provided are maintained and uses
                                 with similar hours and parking requirements as those uses
                                 sharing the parking facility remain for the life of the
                                 development.
                         (D)   Shared parking spaces shall be located no more than three
                                 hundred (300) feet from the uses they are intended to serve.

              (7)        Parking Lot Design:
                          Off-street parking must meet the handicapped, design, and paving
                          requirements set forth at Section 1207.12(j-o).

              (8)       Wheel Stops and Continuous Curb:
                         Wheel stops or continuous curb shall be provided to protect
                         required screening devices, landscaping, and pedestrian ways from
                         damage or encroachment of vehicles and to provide necessary
                         traffic control in the parking area.
                         (A)    Placement. The wheel stop or continuous curb shall be
                                  located a minimum of four feet (4’) from any structures,
                                  buildings, walls, or plant material, excluding ground cover.
                         (B)    Stall Dimensions. Where continuous curbs are used, the
                                  paved area of the required parking stall length may be
                                  reduced by two and one-half feet (2 ½’) provided that the
                                  vehicle overhang will not encroach on pedestrian
                                  circulation or the required setback for desirable plant
                                  growth. Where wheel stops are used, the paved area of the
                                  required parking stall length shall not be reduce.
               (9)      Off-Street Loading Requirements:
                         (A)    On the same lot with every building to be used for
                                  commercial/retail and industrial purposes, adequate space
                                  for standing, loading, and unloading of motor vehicles shall
                                  be provided to avoid interference with the public use of
                                  streets. Loading spaces shall not conflict with or overlap
                                  with the area used for off-street parking.
                         (B)     Plans and Design Standards.
                                   (i)     One (1) loading space shall be provided for all
                                            buildings having a gross floor area between ten
                                            thousand (10,000) square feet to twenty thousand
                                            (20,000) square feet.
                                    (ii)    One additional loading space shall be provided for
                                            every additional twenty thousand (20,000) square
                                            feet of gross floor area, provided that no such
                                            loading space occupies any part of a public street,
                                            alley, driveway or sidewalk.
                           (C)     General Standards for Off-Street Loading.
                                     Every loading space shall be designed, constructed, and
                                     maintained in accordance with the following standards and
                                     requirements:
                                     (i)    Location of Required Loading Spaces. Loading
                                            spaces shall be located on the same lot as the
                                            building or structure to which they are accessory.
                                            No loading space shall be located in or extend into
                                            any front yard.
                                     (ii)   Dimensions. No required loading space shall be
                                            less than twelve feet (12’) in width or thirty-five
                                            feet (35’) in length or have a vertical clearance of
                                            less than fourteen feet (14’).
                                    (iii)   Access. Loading spaces shall be designed and
                                            arranged to provide access to a street or alley in a
                                            manner that will create the least possible
                                            interference with traffic movement and parking lot
                                            circulation.

(f)      Access, Circulation, and Pedestrian Linkage
          (1)      Industrial Vehicular Circulation and Access Objectives:
                    (A)    Circulation. The street, access, and parking system in any development shall provide for safe and functional
                             movement of traffic onto, off of, and within the site. In addition, the site plan should minimize the number of curb
                             cuts, and all circulation should minimize the number of vehicular turning movements and points of vehicular
                             conflict, particularly at points of access to and from the site.
                    (B)     Access. All new commercial and industrial development and changes in usage in non-residential structures shall
                             refer to the “Guideline Manual for the Preparation of a Traffic Impact Study” on file at the City's Department of
                             Community Development, and if required by the Manual, prepare and submit a traffic impact study in accordance
                             with the provisions therein. All developments required to prepare a traffic impact study shall demonstrate compliance
                             with following level of service standards:
                             (i)     Existing levels of service at peak hour are
                                     maintained on all arterial and collector roads and at
                                     all intersections within one-quarter (1/4) mile of the
                                     site or that such level of service shall not fall below
                                     Level of Service (LOS) C as outlined in the
                                     ransportation Network Traffic Model Analysis
                                     dated November 4, 1996, or otherwise
                                     recommended pursuant to a traffic corridor study
                                     adopted by the City of Hudson. However, if the
                                     LOS on streets adjacent to the site or within onequarter
                                     (1/4) mile thereof is currently below LOS C,
                                     then the applicant shall demonstrate that the LOS
                                     will not fall below the current level.
                             (ii)    All developments required to prepare a traffic
                                     impact study shall also provide an overall access
                                     management plan that demonstrates free-flowing
                                     access to the site and avoids unsafe congestion
                                     conditions on adjacent public roads and streets.
                             (iii)   The Planning Commission may waive these
                                     requirements upon a showing by the applicant that
                                     the impact of the proposed development on roads
                                     and intersections will be de minimis.
                             (iv)   An applicant or developer shall provide roadway
                                     improvements as required by the City to maintain or
                                     improve the level of service of an arterial or
                                     collector street shown by the traffic impact study to
                                     be adversely affected by the proposed development.

       (2)     Site Access:
                Site access should be located to ensure the safest and most efficient service and shall meet the following guidelines,
                which shall be based upon, but not limited to, the results of a traffic impact study, and recommendations of the City
                Engineer.
                (A)     The operator of a vehicle approaching an intersection should have an unobstructed view of
                          both the intersection and all the intersecting roads;
                 (B)     Curb cuts and new intersections for development along arterial and collectors streets should be a
                           minimum of 400 lineal feet from any intersection.
                 (C)     All intersecting roads should meet at or near 90-degree angles.
                 (D)     The number of drive openings and curb cuts should be kept to a minimum.
                 (E)      Road improvements including right-in/right-out only and acceleration/deceleration lanes that could
                            ease traffic congestion on public right-of-way may be required.
       (3)      Emergency Access:
                 Provision for adequate emergency access must be provided as set forth at Section 1207.12(c)(9)(J).
       (4)     Pedestrian Walkways:
                Pedestrian walkways, including lanes that allow for safe passage through parking lots, should be provided and
                clearly defined. Definition may be made by landscaping or pavement changes.

(g)     Exterior Lighting
         
Purpose:
          The intent of this section is to ensure that the functional and security needs of the project are met in a way that does not
           adversely affect the adjacent properties or neighborhood.
           (2)     Applicability:
                   (A)     All nonresidential development shall submit for approval an exterior lighting plan.
                   (B)     Nonresidential development of less than 5,000 square feet of gross floor area and parking lots or parking lot
                             expansions of less than 25% or 20 parking spaces, whichever is less, is exempt from the lighting levels of
                             Table 1207.14(c) provided each light fixture has a maximum 100 watts for pole heights of 16 feet or less and a
                             maximum 250 watts for pole heights of 16 – 25 feet. The exemptions for outdoor recreational uses at Sections
                             1207.14(b)(5) also apply. 
           (3)     Lighting Levels:
                    (A)     Lighting used to illuminate buildings, parking lots, walkways, or the landscape, shall be evaluated during the
                              site plan review process.
                    (B)     The amount of nuisance glare (light trespass) projected onto a residential use from another property shall not
                              exceed 0.1 vertical foot-candles at the property line.
                    (C)      The horizontal illumination as measured horizontally as average foot-candles shall not exceed the limits specified in
                               the following table. All standards are maximums unless otherwise stated.


         (4)     Design Standards:
                 (A)     Glare shall be controlled at all times through proper equipment selection, careful aiming, and limits on
                           brightness.
                           (i)     Full cutoff, cutoff, or semi-cutoff light fixtures shall direct light toward the ground. The light source
                                   shall not be visible from the property line.
                           (ii)     Non-cut-off light fixtures shall limit the maximum initial lumens generated by each fixture not to exceed 2,000 lumens.
                           (iii)     Building façade lighting shall be located, aimed and shielded to direct light only onto the building façade.
                  (B)     Light fixtures shall be mounted on concrete or painted metal poles no higher than forty-five (45) feet.

(h)     Industrial Building Design
         (1)     General:
                  Along with the site plan, the design of the structure establishes not only the overall appearance of the development, but also the
                  development’s contribution to the character of the City. The design for the industrial structure should have elements which are
                  interrelated and ordered. This order relates the structure to the site, to neighboring sites, and to the City as a whole.

          (2)    Massing and Proportions:
                  (A)     Efforts must be made to reduce the overall visual impact for large industrial structures. This may be accomplished
                            by utilizing topography in the form of berming, landscaping, or architectural solutions that give the illusion
                            of an apparently smaller mass.
                  (B)      The size and proportion of window and wall openings in a structure should be related to one another and the spaces
                             between them within the overall development of the façade.
          (3)     Viewscapes and Materials:
                   (A)     Structures should be designed as single architectural entities rather than a collection of unrelated facades.
                             Architectural character and detailing should be provided for all sides of the structure in the public view (both existing
                             and potential).
                    (B)     Additions and accessory structures should be designed to be compatible with the main structure.
                    (C)     All exterior finished materials, including windows and doors, shall be of architectural grade with long term
                              maintenance characteristics.
                    (D)     Materials handling and loading/unloading areas should be located away from public view to the greatest extent
                              practicable.
                    (E)     Any structure or equipment that cannot be screened with walls, roof forms, and/or landscaping (e.g., water towers,
                              HVAC facilities, cranes, outdoor storage, etc.) should be located and/or stored in a location on the site that
                              minimizes the visual and noise effects to neighboring properties.