§ V. Quantitative data for the Riverchase PUD.
A.
Listed below are the gross acreages planned for each land use district of the Riverchase PUD:
Land Use District Gross Acreage 1. Planned Single-Family (PR-1) 1,370 2. Planned Multifamily (PR-2) 413.5 3. Planned Office (PO) 368.5 4. Planned Commercial (PC) 232.5 5. Planned Light Industrial (PI) 284.5 Total
2,669 * * Does not include 57 acre South Central Bell Data Center site, 40 acre Baptist Medical Center site, nor 80 acre Western Electric site.
B.
Development criteria for the land use districts of the Riverchase PUD.
Introduction. In accordance with the "Intent" of the City of Hoover planned unit development ordinance (Article XII, section 1.0 [of the zoning ordinance]), the Riverchase development will be excepted from the typical and more conventional zoning and building regulations of the City of Hoover zoning ordinance regarding minimum/maximum land use densities, setbacks or other location methods, floor areas, signage, loading, off-street parking, etc. Exceptions to the zoning and building requirements of the City of Hoover zoning ordinance shall allow Riverchase to achieve its planning objectives and the desired character of the development as stated in section III of these regulations. In lieu of the typical and conventional zoning/building regulations of the City of Hoover, more flexible development criteria combined with the review process and coordination work of the Riverchase Architectural Committee [RAC] (formed in accordance with the Riverchase protective covenants, see section VII of these regulations) will provide for the orderly development of the Riverchase PUD. It is recognized that, through the review process, the RAC will be better able to scrutinize and coordinate all development plans to assure that the planning objectives and the desired character of Riverchase are achieved.
Development in Riverchase must comply with the development criteria of subject PUD in order to satisfy requirements/regulations of the City of Hoover. Plans for development in Riverchase must also meet approval of the Riverchase Architectural Committee (RAC) which may adopt and promulgate rules and regulations (in addition to the above-mentioned development criteria) regarding the development of all or a portion of the property within the Riverchase PUD. Said rules and regulations adopted by the RAC may not be less restrictive than the above-mentioned development criteria and, at the discretion of the RAC, said rules and regulations shall become amendments to section V-B of these regulations, subject to approvals, if any, required by Article XII, section 6.0 of the City of Hoover zoning ordinance.
The Riverchase development criteria required by the PUD zoning ordinance of the City of Hoover is described on the following pages. The various land use districts are depicted in Figure 2, while the Riverchase Residential Builders Regulations are outlined in Figure 3.
1.
Development criteria for the Planned Single-Family (PR-1) District.
a.
Minimum/maximum land use density. The Riverchase PUD master development plan includes one thousand three hundred seventy (1,370) gross acres of land which is to be developed as Planned Single-Family (PR-1) at a maximum density of two point nine (2.9) dwelling units per net acre (net acreage equals gross acreage minus road acreage). This development density of two point nine (2.9) units per acre is equivalent to the density allowed for single-family zones (R-1) of Article VI of the City of Hoover zoning ordinance. Specific areas within the Riverchase PR-1 District may exceed two point nine (2.9) dwelling units per acre (for instance, attached signle-family areas designated on the master development plan will have a maximum development density of five (5) units per acre) but when the acres of single-family development are divided by the total number of dwelling units in the PR-1 District, the overall density shall be less than or equal to two point nine (2.9) dwelling units per acre.
The Planned Single-Family District of Riverchase will be developed to include all those principal permitted uses of the PR-1 land use district including detached single-family dwellings and accessory structures as well as attached single-family dwellings including townhouses, condominiums, duplexes, zero-lot-line homes, etc., with accessory structures. Conditional uses will be included in the PR-1 land use district of Riverchase as shown on the master development plan and as may be approved in the future by the planning and zoning commission.b.
Setbacks/yards. Sitings for all/each building(s) in the PR-1 District of Riverchase will be approved in the field on an individual basis by an RAC representative. The RAC will adopt and promulgate rules and regulations regarding setback/yard requirements for each subdivision and said requirements may vary from one residential subdivision to the next. Said setback/yard requirements will be based on the type of development planned for a particular PR-1 subdivision, i.e., large estate type detached homes, medium sized detached homes, small detached homes, zero-lot-line homes, townhouses, duplexes, etc. See Figure 3 of these regulations regarding residential subdivision regulations adopted by RAC for various subdivisions developed to date. The setback/yard requirements will be used as guidelines for the RAC in approving building site plans. However, the actual setback/yard requirements and approval of the building site(s) for a particular parcel or development will be based on several related factors:
(1)
Privacy. The typical minimum setback/yard requirements of the City of Hoover zoning ordinance are intended to provide privacy within a dwelling unit. Where windows are placed in only one or two (2) facing walls or there are no windows, or where the builder provides adequate screening for windows, or where the windows are at such a height or location to provide adequate privacy, it shall be appropriate to allow reduced setback/yard area requirements.
(2)
Light and air. Typical minimum setback/yard requirements provide one method of insuring that each room has adequate light and air. Setback/yard requirements may be reduced where there are no windows or very small window areas and where rooms have adequate provisions for light and air from another direction.
(3)
Use. Areas between buildings are often used as service yards, for storage of trash, clothes lines or other utilitarian purposes. Where this use is similar for both houses, the setback/yard requirements may be reduced to permit effective design of the utility space because the Riverchase covenants have provisions for controlling unsightliness of such areas. Kitchens and garages are suitable uses for rooms abutting such utility yards.
(4)
Building configuration. Where building configuration is irregular so that the needs expressed in (1), (2) and (3) above are met by the building configuration, it shall be permissible to reduce the setback/yard requirements.
(5)
Front yard. The typical minimum front setback/yard requirements are intended to provide privacy and usable yard area for residents. In practice, however, front yards are rarely used so that only the privacy factor is important. It shall be permissible to reduce front setback/yard requirements where privacy is provided by reducing traffic flow through street layout such as culs-de-sac, or by screening or planting, or by facing the structure toward open space or pedestrian way, or through the room layout of front elevation or through other design considerations which justify reduced front setback/yard requirements (i.e., townhome, condo, zero-lot-line developments, etc.).
(6)
Lot width. Typical minimum lot width requirements are intended to prevent the construction of long, narrow buildings with inadequate privacy, light and air. There are situations as in culs-de-sac, steep slopes or offset lots where, because of lot configuration or topography, narrow or irregular lots provide the best possible design. Where the design is such that light, air and privacy can be provided, especially for living spaces and bedrooms, a narrower lot width shall be permitted.
(7)
[Spacing.] The building spacing requirements for single-family development in the PR-1 District of Riverchase shall be similar to those of the Cluster Residential Development—Special Use Regulations of the City of Hoover zoning ordinance. All buildings of the Riverchase PR-1 District shall be separated by not less than:
(a)
Forty (40) feet front to front.
(b)
Fifteen (15) feet front to end—provided the end wall is blank and without windows.
(c)
Thirty (30) feet front to end—provided end wall has windows.
(d)
Forty (40) feet back to back.
(e)
Fifty (50) feet front to back.
(f)
Ten (10) feet end to end—provided that such end to end wall buildings are offset no less than one-half the width of their ends.
(g)
Twenty (20) feet end to end when there is no such offset.
(h)
Any other situation—ten (10) feet.
(8)
[Common wall.] It shall be understood that townhouses, condos, duplexes, etc., are permitted in the PR-1 District of Riverchase and hence, the typical common wall of units within buildings of said townhouses, condos, duplexes and the like are also hereby permitted.
(9)
[Conditional uses.] Minimum building setback/yard requirements for conditional uses in the PR-1 District shall be approved by the planning and zoning commission of the City of Hoover.
c.
Floor areas. The minimum floor areas for developments in the Riverchase PR-1 District shall be as follows:
(1)
Single-Family Detached Dwellings.
One-Story Two/Three Story
1500 sq. ft. First Floor Total Minimum 750 sq. ft. 1500 sq. ft. (2)
Single-Family Attached Dwellings.
One-Story Two/Three Story
1250 sq. ft. First Floor Total Minimum 600 sq. ft. 1250 sq. ft. d.
Signage regulations. The signage regulations for the Riverchase PR-1 District shall be as follows:
(1)
Those signs and entrance features expressly allowed by the "Annexation Agreement between the City of Hoover, Alabama, and the Harbert-Equitable Joint Venture" and those signs approved in the Master Development Plan of Riverchase shall be permitted.
(2)
In accordance with the Riverchase protective covenants, (see section VII of these regulations), signs subject to review and approval by the Riverchase Architectural Committee shall not be erected or displayed without prior approval of said committee. Generally, the only signs exempt from the committee reviews and approvals are governmental signs, public notices, instructional signs, traffic control and warning signs, symbols and insignia (see section VIII of these regulations) as may be necessary and required by governmental entities for the public health, safety and welfare.
(3)
Only one on-premise, unlighted real estate "for sale" or rental sign shall be allowed per residential property provided such sign is located entirely within the property, does not exceed four (4) square feet in copy area, is mounted on a stake at a height not to exceed thirty-six (36) inches to the top of the sign and is removed within five (5) days after the sale or rental of the property.
(4)
The Riverchase developers have made provisions for an information center to handle the dispensing of sales, directions, public relations and other information concerning Riverchase and property within Riverchase. Hence, off-premise real estate "for sale" or rental signs shall not be allowed in the Riverchase PUD except as otherwise provided herein. (See section VIII "Informational/directional signs") which shall provide for off-premise real estate signs to be incorporated on routed wood informational/directional signs at the request of the management of the Riverchase information center and as approved by the Riverchase Architectural Committee. Said signs shall remain for a period of time approved by the RAC and/or shall be removed within five (5) days after the sale or rental of subject property.
(5)
See section VIII for street, traffic and informational signage standards for the Riverchase PUD.
(6)
Except as otherwise stated and/or excepted above those signage regulations of Article X of the City of Hoover zoning ordinance shall also apply to the Riverchase PR-1 District.
e.
Off-street parking. The minimum off-street parking requirements for single-family developments in the Riverchase PR-1 District shall be two (2) spaces per dwelling unit.
f.
Exterior lighting. All exterior lighting fixtures in the Riverchase PR-1 District shall be constructed to direct the beam below the horizontal plane of the fixture and shall reflect away from the adjacent property. Exterior lights may not extend higher than the eaves when placed on a building nor higher than ten (10) feet above ground when placed on a pole, tree or other structure.
g.
Supplemental regulations. Those supplemental regulations of Article VII of the City of Hoover zoning ordinance which are not otherwise covered and/or excepted above shall apply to the PR-1 District(s) of Riverchase.
2.
Development criteria for the Planned Multifamily (PR-2) District.
a.
[Generally.] Except as otherwise stated herein, the development(s) of a conditional use permitted in the PR-2 District shall comply with the development criteria of the Riverchase PUD District in which it is expressly and typically permitted, i.e., [an] office development in the PR-2 District shall comply with those development criteria of the PO District; a single-family detached development shall comply with the development criteria of the PR-1 District; etc.
b.
Minimum/maximum land use densities. The Riverchase PR-2 Planned Multifamily District includes 413.5 acres of land. The maximum development density for the Planned Multifamily (PR-2) District of Riverchase shall be twelve (12) units per acre as averaged for the total gross acreage of the Multifamily (PR-2) area of the Riverchase PUD. Hence, specific parcels of Riverchase PR-2 Districts may exceed the above-mentioned density of twelve (12) units per acre[;] however, when the gross acreage of all of the PR-2 Districts in the Riverchase PUD is divided by the total number of dwelling units of all the PR-2 Districts, the overall density shall not exceed twelve (12) units per acre.
c.
Minimum setbacks/yards. In general, building sites will be reviewed and approved by the Riverchase Architectural Committee on an individual basis. In reviewing the building site plans for a PR-2 development, the RAC will concern itself with all aspects of the development including the existing [topography] and vegetation of the site; adjacent land uses; views to and from the site; the proposed architectural/building styles of the development; etc. Therefore, depending on the circumstances, setback/yard requirements for PR-2 developments may vary from site to site but the general criteria for building setbacks within a parcel shall be as follows:
Front—Thirty-five (35) feet.
Rear—Thirty (30) feet.
Side—Twenty-five (25) feet.d.
Floor areas. The minimum floor area for typical multifamily dwelling units in the Riverchase PR-2 District shall be seven hundred (700) square feet per unit. The minimum floor area for efficiency apartments/dwelling units in the PR-2 District of Riverchase shall be four hundred fifty (450) square feet per unit.
e.
Building height limitations. In accordance with the "Intent" of the City of Hoover Planned Unit Development Ordinance (Article XII, section 1.0 [of the zoning ordinance]), and the Riverchase development objectives, there shall be no height limitations to buildings in the PR-2 District of Riverchase except when subject building(s) is (are) within five hundred (500) feet of a planned single-family development and/or district[,] in which case the building height shall be limited to thirty (30) feet.
f.
[Lot width.] There shall be no minimum lot width for Multifamily (PR-2) developments in Riverchase so long as the development complies with the setback/yard requirements for buildings in the PR-2 District of Riverchase as stated above.
g.
Signage regulations. The signage regulations for the Riverchase PR-2 District shall be as follows:
(1)
Those signs and entrance features expressly allowed by the "Annexation Agreement between the City of Hoover, Alabama and The Harbert-Equitable Joint Venture" and those signs approved in the Master Development Plan of Riverchase shall be permitted.
(2)
In accordance with the Riverchase protective covenants (see section VII of these regulations), signs subject to review and approval by the Riverchase Architectural Committee shall not be erected or displayed without prior approval of said committee. Generally, the only signs exempt from the committee reviews and approvals are governmental signs, instructional signs and traffic control/warning signs, symbols and insignia (see section VII of these regulations) as may be required by governmental entities for the public health, safety and welfare.
(3)
One nonelectric identification-type sign, not to exceed thirty-two (32) square feet of sign face area is permitted per facing streets. Said sign may have direct or indirect lighting and should be so designed so as to coordinate with the subject multifamily development and/or a development theme adopted by the Riverchase Architectural Committee (RAC). Said sign shall not extend higher than ten (10) feet from the ground (no artificial earth berms may be constructed for the purpose of raising the sign).
(4)
All street, traffic and informational signage within a Riverchase PR-2 development shall comply with those signage standards for the Riverchase PUD (see section VIII of these regulations).
(5)
Any/all on-premise real estate ("for sale") or rental signs for Multifamily (PR-2) property must be approved by the Riverchase Architectural Committee and shall comply with the business location sign standards for temporary signs in Riverchase (see section VIII). Off-premise real estate "for sale" or rental signs shall not be allowed in the Riverchase PUD except as otherwise provided herein (see section VIII for informational/directional signage).
(6)
Except as otherwise stated above, those signage regulations of Article X of the City of Hoover zoning ordinance shall also apply to Riverchase PR-2 District.
h.
Off-street parking. The minimum off-street parking requirements for multifamily developments in the Riverchase PR-2 District shall be two (2) spaces per dwelling unit.
i.
Exterior lighting. When located adjacent to a single-family development and/or PR-1 District of Riverchase, exterior yard/pole lights shall not exceed twelve (12) feet in height[;] otherwise exterior yard/pole type lights in the PR-2 District of Riverchase shall not exceed sixteen (16) feet in height.
j.
Service yard. Each Planned Multifamily development in the PR-2 District of Riverchase shall have a service yard or yards, adequate for the handling of waste and garbage and the loading and unloading of vehicles. Such service yards shall be paved, have access to a public street or alley, be located to the side or rear of a development and/or building, be enclosed on all four (4) sides by a structure with access through a gate, and said structure to be at least six (6) feet high and adequate to conceal from visibility the service yard, equipment and material stored within the wall or fence.
k.
Greenbelts. All developments in the Planned Multifamily (PR-2) District of Riverchase shall have a minimum ten (10) feet wide planting area around the perimeter of the parcel (except at entrance and egress points) and said area shall incorporate plants, either planted or natural existing, as may be required by the RAC.
l.
Supplemental regulations. Those supplemental regulations of Article VII of the City of Hoover zoning ordinance which are not otherwise covered above shall apply to the PR-2 District of Riverchase.
3.
Planned Office (PO).
a.
[Generally.] Except as otherwise stated herein, developments of a conditional use permitted in the PO District of Riverchase shall comply with the development criteria of the Riverchase PUD District in which it is expressly and typically permitted, i.e., a multifamily development shall comply with those development criteria of the PR-2 District; a single-family attached development shall comply with the development criteria of the PR-1 District; etc.
b.
Minimum/maximum land use density. The Riverchase PUD Master Development Plan includes 465.5 gross acre of land (including the forty-acre Baptist Medical Center site and the fifty-seven-acre South Central Bell site) which is to be developed as Planned Office (PO) at a maximum density of twelve thousand (12,000) square feet of office space per acre.
The Riverchase Architectural Committee (RAC) may adopt and promulgate rules and regulations regarding the development density of all or part of the Riverchase Planned Office District which are more restrictive than the development density stated above. As well as limiting total permitted square footage of office space per acre, the rules and regulations may also limit the amount of area which may be covered by buildings.c.
Setback/yards. The development criteria regarding setback/yards in the PO District of Riverchase shall be as follows:
Front—Thirty-five (35) feet.
Rear—Thirty-five (35) feet*.
Side—Thirty-five (35) feet**.
*Rear yard—At the discretion of the RAC, to be fifteen (15) feet if adjoining property is within the PO District.
**Side yard—At the discretion of the RAC, to be ten (10) feet if adjoining property is within the PO District.
Sitings for all/each building in the PO District of Riverchase shall be approved by the Riverchase Architectural Committee. The Riverchase Architectural Committee may adopt and promulgate rules and regulations regarding setback/yard requirements for all or a part of the PO District of Riverchase and said rules and regulations may be more restrictive than those setback/yard requirements stated above.d.
Building height limitations. In accordance with the "Intent" of the City of Hoover planned unit development ordinance (Article XII, section 1.0 [of the zoning ordinance]), and the Riverchase development objectives, there shall be no height limitations for buildings in the Planned Office (PO) District of Riverchase except when said building(s) are within five hundred (500) feet of a planned single-family (PR-1) district of Riverchase or any other single-family district in which case(s) maximum building height for buildings in the Planned Office (PO) District of Riverchase shall not exceed thirty (30) feet in height. (Ord. No. 85-449, § 1, 10-7-85)
e.
Signage regulations. The signage regulations for the Riverchase PO-2 District shall be as follows:
(1)
Those entrance features expressly allowed by the "Annexation Agreement between the City of Hoover, Alabama and The Harbert-Equitable Joint Venture" and those signs approved in the Master Development Plan of Riverchase shall be permitted.
(2)
Generally, single and multi-tenant building developments within the Planned Office District of Riverchase shall be allowed only one free-standing ground sign or one building sign to fronting street. Multi-tenant buildings which are designed to provide individual exterior entry to the tenants will be allowed to incorporate tenant identification signage on the exterior of each [tenant's] entry door and said signage shall not exceed one (1) square foot per tenant sign.
(3)
In accordance with Riverchase covenants (see section VII of these regulations), signs subject to review and approval by the Riverchase Architectural Committee (RAC) shall not be erected or displayed without prior approval of said committee. The only signs exempt from the committee reviews and approvals are government signs, public notices, instructional signs, traffic-control and warning signs and symbols and insignias (see section VIII of these regulations) as may be necessary and required by governmental entities for the public health, safety and welfare.
(4)
All free-standing signs must be within the property line and extend no higher than five (5) feet above the ground (no artificial earth berms may be constructed to raise the height of the sign).
(5)
No building signs may extend above the face of the building nor project more than eighteen (18) inches from the wall.
(6)
Signs in the Planned Office (PO) District may be illuminated by nonflashing direct or indirect illumination and shall not contain moving parts.
(7)
The permitted sign face area for developments/parcels in the Planned Office (PO) District of Riverchase shall be approved on an individual basis by the RAC and will be based on the following:
(a)
Size (acres of the development);
(b)
Size, height and scale of the building;
(c)
Location of the sign in relation to the adjacent street(s);
(d)
The relationship of the subject sign and development to adjacent developments.
In general, the maximum permitted identification sign face area for PO developments (excluding permitted tenant identification signs in multi-tenant buildings) will be thirty-two (32) square feet for Planned Office developments on parcels less than five (5) acres; fifty (50) square feet for Planned Office developments on parcels of five (5) to twenty-five (25) acres in area; seventy-five (75) square feet for Planned Office developments on parcels of twenty-five (25) to fifty (50) acres in area; and one hundred (100) square feet for Planned Office developments on parcels of fifty (50) acres or more. For double-faced signs, only one display face shall be measured in computing the area. At the discretion of the RAC, where ground signs are used on nonthrough lots or noncorner lots, two (2) signs may be allowed if said signs will enable better traffic control and provided the sign face area of the two (2) permitted signs does not exceed the total permitted sign face area of one sign for subject development. The sign face area for building signs will be that area within the perimeter of all the character/letter/messages of the sign.
(7)[8]
All street, traffic and informational signs for developments within the Riverchase Planned Office (PO) District shall comply with those signage standards for the Riverchase PUD (see section VIII of these regulations), or shall comply with other standards as approved by the RAC.
(8)[9]
Any/all on-premise construction, real estate ("for sale") or rental signs or other temporary signs for Planned Office (PO) developments in Riverchase must be approved by the RAC. In general, only one temporary business location sign will be allowed on Planned Office (PO) development sites in Riverchase[,] except in the case(s) of corner lots or through lots [on] which will be permitted two (2) such signs. The temporary business location signs may/shall provide all the desired information regarding the owner, developer, architects and designers, real estate agents, etc., for subject development. (See section VIII of these regulations regarding specifications for temporary business location signs in Riverchase.)
(9)[10]
Except [as] otherwise covered, stated and/or excepted above, those signage regulations of Article X of the City of Hoover zoning ordinance shall also apply to the Riverchase PO District.
f.
Off-street parking. The minimum off-street parking requirements for permitted, principal uses of the Riverchase PO District shall be four (4) cars per one thousand (1,000) square feet of planned office floor space. No parking shall be permitted on any street or drive, or any other place other than approved paved parking spaces. Paved areas larger than twenty thousand (20,000) square feet shall have landscaped islands with [a] total area of not less than two (2) percent of the paved area, intermittently placed within the paved area so as to visually break the area into smaller areas. Level changes within parking areas which tend to have similar effect will be considered in lieu of landscaped islands. All parking visible from public roads shall be screened as much as possible or practical from view, by use of screening as described in Exhibit I of these regulations.
g.
Exterior lighting. Exterior lighting fixtures shall not extend higher than sixteen (16) feet as measured from the ground and must be constructed to direct and control the beam within subject parcel/development. When adjacent to a PR-1 District of Riverchase[,] exterior yard/pole light fixtures shall not exceed twelve (12) feet in height.
h.
Service yard. Each Planned Office (PO) development shall have a service yard, or yards, adequate for the handling of waste and garbage and the loading and unloading of vehicles. Such service yard(s) shall be paved, have access to a public street or alley, be located to the side or rear of a development and/or building, be enclosed by a structure on all four (4) sides with access through a gate, and said structure shall be [at] least six (6) feet tall and adequate to conceal from visibility the service yard, equipment and material stored within the wall or fence.
i.
Greenbelts. Planned Office developments in the PO District of Riverchase shall have a minimum ten (10) feet wide planting area around the perimeter of the parcel (except at entrance and egress points) and said area shall incorporate plants, either planted or natural existing, as may be required by the RAC.
j.
Supplemental regulations. Those supplemental regulations of Article VII of the City of Hoover zoning ordinance which are not otherwise covered above shall apply to the PO District of Riverchase.
4.
Development criteria for the Planned Commercial (PC) District of Riverchase.
a.
[Generally.] Except as otherwise stated herein, the development of a permitted principal or conditional use(s) other than a retail establishment in the Planned Commercial (PC) District of Riverchase shall comply with the development criteria of the Riverchase PUD District in which it is expressly and typically permitted, i.e., an office development shall comply with those development criteria of the PO District; a multifamily development shall comply with the development criteria of the PR-2 District; etc.
b.
Minimum/maximum land use density. The Riverchase Master Development Plan includes two hundred thirty-two point five (232.5) acres of land which is to be developed as Planned Commercial (PC). The maximum development density for parcels/developments in the Planned Commercial (PC) District of Riverchase shall be eighty (80) percent of the total acreage of subject parcel/development which means that a maximum of eighty (80) percent of a planned commercial (PC) parcel/development may be developed with impervious materials (including buildings, parking lots, sidewalks, except where sidewalks are minor to a landscaped courtyard, etc.), and it shall further mean that a minimum area of twenty (20) percent of a planned commercial (PC) parcel/development must be developed as green-space/planting areas. The development density shall be determined by acreage or area within the property boundary of a parcel/development. Green-space/planting areas outside of the property line shall not be considered as part of the required (twenty (20) percent) green-space/planting areas.
c.
Minimum setback/yard. In general, building sites will be reviewed and approved by the Riverchase Architectural Committee (RAC) on an individual basis. In reviewing the building site plans for a PC development, the RAC will concern itself with all aspects of the PC development including: The existing [topography] and vegetation of the site; adjacent land uses; views to and from the site; the proposed architectural/building styles of the development; etc. Therefore, depending on the circumstances, setback/yard requirements for PC developments may vary from site to site but the general criteria for building setbacks within a parcel shall be as follows:
Front—Thirty-five (35) feet.
Rear—Thirty (30) feet;*.
Side—Twenty-five (25) feet**.
*Rear yard—At the discretion of the RAC, to be fifteen (15) feet if adjoining property is within Planned Commercial (PC) District.
**Side yard—At the discretion of the RAC, side yard to be ten (10) feet if adjoining property is within the Planned Commercial (PC) district.d.
Building height limitations. In accordance with the "Intent" of the City of Hoover planned unit development ordinance (Article XII, section 1.0 [of the zoning ordinance]), and the Riverchase development objectives, there shall be no height limitations to buildings in the Planned Commercial (PC) District of Riverchase except when said building(s) are within five hundred (500) feet of a planned single-family (PR-1) district of Riverchase or any other single-family district in which case(s) maximum building height for buildings in the Planned Commercial (PC) District of Riverchase shall not exceed thirty (30) feet in height. (Ord. No. 85-449, § 2, 10-7-85)
e.
Signage regulations. The signage regulations for the Riverchase Planned Commercial (PC) District shall be as follows:
(1)
Those signs and entrance features expressly allowed by [the] "Annexation Agreement between the City of Hoover, Alabama, and The Harbert-Equitable Joint Venture" and those signs approved in the Master Development Plan of Riverchase shall be permitted.
(2)
In accordance with Riverchase protective covenants (see section VII of these regulations) all signs subject to review and approval by the RAC shall not be erected or displayed without prior approval of said committee. Generally, the only signs exempt from the committee's review and approval are governmental signs, public notices, instructional signs and traffic control and warning signs, symbols and insignia (see section VIII of these regulations) as may be necessary and required by governmental entities for the public health, safety and welfare.
(3)
The development criteria regarding signs for free-standing retail structures in the Planned Commercial (PC) District of Riverchase shall be as follows:
(a)
All signs must be within the boundary/property line of the retail establishment.
(b)
Only one building sign or one free-standing/ground sign will be allowed per free-standing retail parcel per each fronting street.
(c)
The top of ground signs shall not extend higher than ten (10) feet above ground level. (No artificial berms shall be constructed to raise the height of the sign). Said sign shall not be greater than fifty (50) square feet in sign face area.
(d)
The permitted sign face area for building signs of free-standing retail structures shall be based on the building design and characteristics as determined by the Riverchase Architectural Committee (RAC) and in no case shall subject signs exceed the maximum sign face area for building wall signs of free-standing retail structures as presently outlined in article X, section 5.0 of the City of Hoover Zoning Ordinance.
The maximum sign face area for building signs of free standing retail structures shall be one and one-half (1.5) square feet of sign face area per one (1) linear foot of the building's primary facade frontage on a public street. Each free-standing retail structure may also have, subject to RAC approval, awning/canopy signs, blade signs, a sign indicating the hours of operation, informational window signs, and graphics constructed of neon mounted near the storefront glass. (Ord. No. 12-2221, § 1, 7-2-12)
(e)
Reserved. (Ord. No. 12-2221, § 1, 7-2-12)
(4)
The development criteria regarding signs for retail establishments located in a shopping center of a Riverchase Planned Commercial (PC) District shall be as follows:
(a)
Free-standing ground signs are not permitted for individual attached retail establishments located within a shopping center. The only ground sign(s) permitted for a shopping center in the PC District of Riverchase shall be a location/identification sign for the shopping center. Said shopping center location sign(s) shall be limited to one per access or fronting street. The sign face area of ground location/identification signs shall generally be limited to fifty (50) square feet for centers less than thirty thousand (30,000) square feet of floor area; eighty (80) square feet for centers of thirty thousand (30,000) to one hundred thousand (100,000) square feet of floor area; one hundred (100) square feet for centers with one hundred thousand (100,000) to two hundred fifty thousand (250,000) square feet of floor area and one hundred fifty (150) square feet for centers with more than two hundred fifty thousand (250,000) square feet of floor area. It should be understood that, while the above can generally be considered as the maximum allowed area for shopping center location signs, the actual permitted area will be based on the sign design as determined and approved by the Riverchase Architectural Committee. Also, due to the planning, design and nature of some shopping centers, locator signs may not be approved by the Riverchase Architectural Committee.
(b)
The maximum sign face area for building signs of retail establishments located in a shopping center shall be one and one-half (1.5) square feet of sign face area per one (1) linear foot of primary storefront of the leased premises. Each retail establishment may also have, subject to RAC approval, awning/canopy signs, blade signs, a sign indicating the hours of operation, informational window signs, and graphics constructed of neon mounted near the storefront glass. (Ord. No. 12-2221, § 1, 7-2-12)
(c)
Attached retail establishments within a shopping center will be limited to one building sign per facing street or subject retail establishment.
(d)
Building sign shall not extend above the face of the building nor project more than eighteen (18) inches from the building.
(e)
Reserved. (Ord. No. 12-2221, § 1, 7-2-12)
(5)
No sign shall be painted or pasted directly on the surface of any building, wall, fence or window.
(6)
There shall be no flashing signs in the Planned Commercial (PC) District of Riverchase. Signs can be illuminated either directly or indirectly (internally or externally) but all illumination shall be kept at a constant intensity at all times when in use and shall not exhibit sudden or marked changes in lighting effects. No rotating, flashing, blinking, fluctuating or otherwise animated signs shall be permitted.
(7)
All street, traffic and informational signs for developments within the Planned Commercial (PC) District of Riverchase shall comply with those signage standards for the Riverchase PUD (see section VIII of these regulations), or shall comply with other standards approved by the RAC.
(8)
Any/all on-premise construction, real estate ("for sale") or rental signs or lease signs or other temporary signs for Planned Commercial (PC) developments in Riverchase must be approved by the RAC. In general, only one temporary business location sign will be allowed on Planned Commercial (PC) development sites except in the case(s) of corner lots or through lots which will be permitted two (2) such signs. The temporary business location signs may/shall provide all the desired information regarding the owner, developer, architect and designer, real estate agents, etc., for subject development (see section VIII of these regulations regarding specification for temporary business location signs in Riverchase).
(9)
Except as otherwise covered, stated and/or excepted above, those signage regulations of Article X of the City of Hoover zoning ordinance shall also apply to Riverchase PC District.
f.
Off-street parking. The minimum off-street parking requirements for developments in the Riverchase Planned Commercial (PC) District shall be as follows:
(1)
No parking shall be permitted on any street or drive, or any place other than approved paved parking spaces.
(2)
Paved areas larger than twenty thousand (20,000) square feet shall have landscaped islands with total areas of not less than two (2) percent of the paved area, intermittently placed within the paved area so as to visually break the area into smaller areas. Level changes within parking areas which tend to have a similar effect will be considered in lieu of landscaped parking islands.
(3)
All parking visible from public roads shall be screened as much as possible or practical, from view by the use of screening as described in Exhibit 1 of these regulations.
(4)
Permitted principal uses:
(a)
Planned commercial/retail developments—Five (5) cars per one thousand (1,000) square feet of retail space.
(b)
Planned office development—Four (4) cars per one thousand (1,000) square feet of office space.
(5)
Conditional uses:
(a)
Multifamily—Two (2) cars per dwelling unit.
(b)
Other—For all those uses not covered above refer to Article IX "Off-street Parking and Loading Requirements" of the City of Hoover zoning ordinance.
g.
Exterior lighting. Exterior lighting fixtures shall not extend higher than thirty-five (35) feet as measured from the ground and must be constructed to direct and control the beam within subject parcel/development.
h.
Service yard. Each planned commercial (PC) development shall have a service yard, or yards, adequate for the handling of waste and garbage and the loading and unloading of vehicles. Such service yard(s) shall be paved, have access to a public street or alley, be located to the side or rear of development and/or building, be enclosed by a structure on all four (4) sides with access through a gate, said structure to be at least six (6) feet tall and adequate to conceal from visibility the service yard, equipment and materials stored within the wall or fence.
i.
Greenbelts. Generally all developments in the Planned Commercial (PC) District of Riverchase shall have a minimum five-foot wide planting area around the perimeter of the parcel (except at entrance and egress points) and said area shall incorporate plants, either planted or natural existing, as may be required by the RAC.
j.
Supplemental regulations. Those supplemental regulations of Article VII of the City of Hoover zoning ordinance which are not otherwise covered above shall apply to the Planned Commercial (PC) District of Riverchase.
5.
Development criteria for the Planned Industrial District of Riverchase.
a.
[ Generally. ] Except as otherwise stated herein, the development of a permitted principal or conditional use(s) other than a light industrial development in the Planned Industrial (PI) District of Riverchase shall comply with the development criteria of the Riverchase PUD District in which it is expressly and typically permitted, i.e., an office development in the PI District shall comply with the development criteria of the PO District of Riverchase; a retail commercial development shall comply with the development criteria of the Riverchase PC District; etc.
b.
Minimum/maximum land use density. The Riverchase PUD area includes 364.5 acres of land (including the 80 acre property of Western Electric) which is to be developed as planned industrial (PI). The maximum development density for parcels/developments for the Planned Industrial (PI) District of Riverchase shall be sixty (60) percent of the total acreage of subject parcel/development which means that a maximum of sixty (60) percent of a planned industrial (PI) parcel/development may be developed with impervious materials (including buildings, parking lots, sidewalks, except where sidewalks are minor to a landscaped courtyard, etc.), and it shall further mean that a minimum area of forty (40) percent of a planned industrial (PI) parcel/development must be developed as green-space/planting areas. The development density shall be determined by acreage or area within the property boundary of a parcel/development. Green-space/planting areas outside of the property boundary shall not be considered as part of the required (forty (40) percent) green-space/planting areas.
The Riverchase Architectural Committee (RAC) may adopt and promulgate rules and regulations regarding the development density of all or part of the Riverchase Planned Industrial District which are more restrictive than the development density stated above. As well as limiting total permitted square footage of building space per acre, the rules and regulations may also limit the amount of area which may be covered by buildings.c.
Setback/yards. The development criteria regarding setback/yards in the PI District of Riverchase shall be as follows:
Front—Thirty-five (35) feet.
Rear—Thirty-five (35) feet.
Side—Thirty-five (35) feet*.
* Side yard—At the discretion of the RAC, to be ten (10) feet if adjoining property is within the PI District.
Sitings for all/each building in the PI District of Riverchase shall be approved by the RAC. The RAC may adopt and promulgate rules and regulations regarding setback/yard requirements for all or a part of the PI District of Riverchase and said rules and regulations may be more restrictive than those setback/yard requirements stated above.d.
Building height limitations. In accordance with the "Intent" of the City of Hoover planned unit development ordinance (Article XII, section 1.0 [of the zoning ordinance]) and the Riverchase development objectives, there shall be no height limitations to buildings in the Planned Industrial (PI) District of Riverchase except when said building(s) are within five hundred (500) feet of a planned single-family (PR-1) district of Riverchase or any other single-family district in which case(s) maximum building height for buildings in the Planned Industrial (PI) District of Riverchase shall not exceed thirty (30) feet in height. (Ord. No. 85-449, § 3, 10-7-85)
e.
Signage regulations. The signage regulations for the Riverchase PI District shall be as follows:
(1)
Those signs and entrance features expressly allowed by the "Annexation Agreement between the City of Hoover, Alabama and The Harbert-Equitable Joint Venture" and those signs approved in the Master Development Plan of Riverchase shall be permitted.
(2)
In accordance with Riverchase covenants (see section VII of these regulations), signs subject to review and approval by the Riverchase Architectural Committee (RAC) shall not be erected or displayed without prior approval of said committee. The only signs exempt from the committee reviews and approvals are government signs, public notices, instructional signs and traffic control and warning signs, symbols and insignia. (See section VIII of these regulations as may be necessary and required by governmental entities for the public health, safety and welfare.)
(3)
Generally, single and multi-tenant industrial building developments within the Planned Industrial (PI) District of Riverchase shall be allowed only one free-standing ground sign or one building sign per fronting street. Multitenant buildings which are designed to provide individual exterior entry to the tenants will be allowed to incorporate identification signage on the exterior of each [tenant's] quarters and said sign(s) shall not exceed ten (10) square feet per sign and shall be of a coordinated design as approved by the RAC.
(4)
All free-standing signs must be within the property line and extend no higher than five (5) feet above the ground (no artificial earth berms may be constructed to raise the height of the sign).
(5)
No building sign may extend above the face of the building nor project more than eighteen (18) inches from the wall.
(6)
Signs in the Planned Industrial (PI) District shall be nonelectric signs which may be illuminated by nonflashing direct or indirect illumination and shall not contain moving parts.
(7)
The permitted sign face area for free standing building signs and all ground signs for development/parcels in the Planned Industrial (PI) District of Riverchase shall be approved on an individual basis by the RAC and will be based on the following[:]
(a)
Size (acres of the development);
(b)
Size, height and scale of the building;
(c)
Location of the sign in relation to the adjacent street(s);
(d)
The relationship of the subject sign and development to adjacent developments.
In general, in addition to tenant signs for multi-tenant buildings, the maximum permitted sign face area will be thirty-two (32) square feet for planned industrial developments on parcels less than five (5) acres; fifty (50) square feet for planned industrial developments on parcels of five (5) to twenty-five (25) acres in area; seventy-five (75) square feet for planned industrial developments on parcels of twenty-five (25) to fifty (50) acres in area; and one hundred (100) square feet for planned industrial developments on parcels of fifty (50) acres or more. For double-faced signs, only one display face shall be measured in computing the area. At the discretion of the RAC, where ground signs are used on nonthrough lots or noncorner lots, two (2) signs may be allowed if said signs will enable better traffic control and provided the sign face area of the two (2) permitted signs does not exceed the total permitted sign face area for subject development.
(8)
All street, traffic and informational signs for developments within the Riverchase Planned Industrial (PI) District shall comply with those signage standards for the Riverchase PUD (see section VIII of these regulations), or shall comply with other standards as approved by the RAC.
(9)
Any/all on-premise construction, real estate ("For Sale") or rental signs or other temporary signs for planned industrial (PI) developments in Riverchase must be approved by the RAC. In general, only one temporary business location sign will be allowed on planned industrial (PI) development sites in Riverchase except in the case(s) of corner lots or through lots which will be permitted two (2) such signs. The temporary business location signs may/shall provide all the desired information regarding the owner, developer, architects and designers, real estate agents, etc., for subject development. (See section VIII of these regulations regarding specifications for temporary business location signs for Riverchase.)
(10)
Except as otherwise stated above, those signage regulations of Article X of the City of Hoover zoning ordinance shall also apply to the Riverchase PI District.
f.
Off-street parking. The off-street parking requirements for industrial developments in Riverchase shall be:
(1)
The minimum off-street parking requirements for planned industrial developments in the PI District of Riverchase shall be two (2) cars per one thousand (1,000) square feet of building space or one point twenty-five (1.25) spaces per employee, whichever is greater. These shall be minimum requirements and each industrial development shall be provided with adequate off-street parking to meet its maximum needs.
(2)
No parking shall be permitted on any street or drive, or any other place other than approved paved parking spaces.
(3)
Paved parking areas larger than twenty thousand (20,000) square feet shall have landscaped islands with total area of not less than two (2) percent of the paved area, intermittently placed within the paved area so as to visually break the area into smaller areas. Level changes within the parking areas which tend to have a similar effect will be considered in lieu of landscaped islands.
(4)
All parking and loading areas visible from public roads shall be screened as much as possible or practical from view, by the use of screening as described in Exhibit 1 of these regulations.
g.
Exterior lighting. Exterior lighting fixtures shall not extend higher than sixteen (16) feet as measured from the ground and must be constructed to direct and control the beam within subject parcel/development.
h.
Service yard. Each planned industrial (PI) development shall have a service yard, or yards, adequate for the handling of waste and garbage and the loading and unloading of vehicles. Such service yard(s) shall be paved, have access to a public street or alley, be located to the side or rear of a development and/or building, be enclosed on all four (4) sides with access through a gate, and be at least six (6) feet tall and adequate to conceal from visibility the service yard, equipment and material stored within the wall or fence.
i.
Greenbelts. Planned industrial developments in the PI District of Riverchase shall have a minimum twenty-foot wide planting area around the perimeter of the parcel/development (except at entrance and egress points) and said area shall incorporate plants, either planted or natural existing as may be required by the RAC.
j.
Supplemental regulations. Those supplemental regulations of Article VII of the City of Hoover zoning ordinance which are not otherwise covered above shall apply to the PI District of Riverchase.