Noland Road Corridor Community Improvement District Board Of Directors
Gerry Winship
Kenneth Mcclain
Karen Downey
Carlos Ledezma
Dee Pack
Independence, Missouri City Staff
Zachary Walker City Manager
Ann Smith-Tate Economic Development Manager
Thomas Scannell Community Development Director
Consultant Team
Previous Planning Efforts
Noland Now Revitalization Plan (2016) Ochsner Hare & Hare, a design studio of Olsson Associates
Noland Road Corridor Concept Plan (2011) Jennifer Clark and Ann Smith-Tate, City of Independence, Missouri
Noland Road Design Guidelines
Communities are often defined by their commercial areas. WIthout exception, Noland Road has played a vital and defining role for the City of Independence, Missouri within the greater Kansas City metropolitan area. Noland Road has been a major north/ south commercial arterial corridor since the 1960s, when the I-70 interchange was built. For decades this corridor served as Independence’s “Main Street,” providing access to basic retail services. The corridor also developed as one of the metropolitan’s premier locations to purchase a new automobile. Over time, as development patterns changed and the preference for lifestyle centers grew, the corridor became less desirable to potential retailers and developers. Though, recent redevelopment efforts have taken place throughout the corridor, demonstrating that the time to reshape the corridor is now.
In order to provide parameters for the design of the streetscape, buildings, sites, and signs along the corridor, the Noland Road Design Guidelines (Guidelines) were developed.
The Guidelines that follow serve as a supplement to the Noland Road Corridor Plan and are overseen by the Noland Road Community Improvement District. Both documents should be reviewed in concert to best understand the intent and guiding principles of the Noland Road Community Improvement District.
The Guidelines specifically apply to the properties within the Noland Road Community Improvement District (CID), established in 2015. The north half of the CID boundary is shown on the previous page and the south half is presented below.
To the north, the corridor extends slightly beyond Farmer Street. From there, it travels south along Noland Road to just north of 23rd Street. This northern portion of the corridor consists only of Noland Road’s public rightof-way. At 23rd Street, the corridor expands to the east and west to include the properties lining Noland Road.
To the south, the corridor extends to the properties abutting the south side of US 40 Highway. The southern portion of the corridor does not include Noland South or Noland Fashion Square, Truman High School, or any residential properties.
Much of the guidelines that follow reference specific future land uses; these are shown in the Future Land Use Plan shown below. Eight different land uses are displayed in this figure, and are described as follows:
This is the most broadly defined of the land use types, and the one that most commonly aligns with the current uses along Noland Road. Allowable uses include retail and service, dining, entertainment, and lending institutions. Lots are typically limited in size, accommodating oneto two-story buildings that are either of the stand-alone or strip center variety. They generally front or have direct access to Noland Road, and their tenants tend to be a mix of local and national businesses, servicing the residents and employees of the surrounding community.
Office and medium/high density residential should also be allowed within this land use type, under the condition that they are part of a mixed use development or building that includes an approved commercial use. If uses are combined within a single, multi-story building, retail, and other commercial uses should occupy the ground floor.
As the name suggests, this land use type applies to large lots located at major nodes. Lots are ideally positioned for big box retail and accompanying uses, such as hotels or restaurant pad sites, that operate as a destination for the community and possibly the region. Essential neighborhood services that require larger lots, like a grocery store, also apply.
While mixed uses should be allowed to exist within the Retail, Business and Entertainment zones, this category refers to developments that might typically include a combination of commercial, office, flex space, light industrial, and varying densities of residential. Buildings of different scales and stories should be encouraged, mixing one or more uses within a single development. Developments should incorporate common open space and amenities that can be accessed by residents, employees, and business owners.
NORTH
CID Boundary
Commercial Node
Retail, Business, and Entertainment
Large Lot Retail
Auto Sales and Service
Mixed Use
Office
Parks and Open Space
Low Density Residential
Medium/High Density Residential
The office land use type refers to uses intended solely for professional service and medical office space. Typically, this single-function land use type should not directly front Noland Road.
The Auto Sales and Service land use type includes the auto dealerships that define the “Miracle Mile,” but also automobilerelated services and sales, such as body and repair shops, parts stores, rental companies, car washes, and gas stations. Though some of these uses naturally extend into the Commercial Retail, Business and Entertainment zones, the intent is to encourage the majority of them to be concentrated in the portion of the corridor from Gudgell Avenue to 33rd Street. This can be done by coordinating the development and design standards for this stretch to better accommodate the needs of Auto Sales and Service uses.
This land use type refers strictly to infill single family housing. Lot sizes and architectural characteristics should complement the surrounding neighborhoods.
The medium/high density residential category refers to a variety of multifamily housing types that should aim to diversify the housing market, attracting college students, young professionals, and senior citizen. Examples may include apartment complexes with shared amenities, walk-up apartments, townhomes, senior housing, and condominiums.
This category refers to preserved land, either privately or publicly owned, that serves as a dedicated park or open space. Parks should provide a tangible amenity to the community, while open space should add to its aesthetic character.
At its simplest level, the purpose of this document is to facilitate the implementation of the Vision for the Noland Road Corridor Plan, outlined in the table to the right.
At its most practical level, the purpose of this document is to communicate with the development community and property owners in advance the design expectations for projects within the CID.
The Guidelines are not meant to be restrictive of development; flexibility is integrated throughout this document. Property owners and developers are encouraged to make design choices unique to their brand, while still maintaining consistent design themes throughout the corridor. Overall, this document exists because appearance matters to the success of commercial corridors; addressing and rectifying visible signs of physical degradation and less-than-adequate architectural character and site design is key for Noland Road’s successful revitalization.
The Unified Development Ordinance (UDO) provides quantitative standards that outline the basic shape of development along Noland Road. These standards are generally numerical and offer a high level of predictability. The Guidelines build on the UDO to address more detailed design considerations in order to achieve an elevated level of quality. Therefore, while some quantitative standards are set forth, the Guidelines do not offer the same level of predictability as the UDO, but do offer increased flexibility.
“Once thought of as the community’s ‘Main Street’, Noland Road is still a bustling, yet largely undervalued commercial corridor. The revitalization of Noland Road shall focus on creating an inviting and vibrant atmosphere that reinvigorates both the businesses and the surrounding community.”
Help transform those properties along Noland Road into a vibrant and attractive mixed use, pedestrian-oriented corridor reflecting the community’s character and quality;
Maximize the corridor’s opportunities to diversify and strengthen its tax base by enhancing property values and revenue opportunities;
Assure the fair and consistent application of design objectives.
PROMOTE QUALITY DEVELOPMENT
Protect investment within the corridor by encouraging consistently high quality development;
ENCOURAGE CREATIVITY
Embolden developers and property owners to be creative and seek project identity and visual interest;
ACHIEVE ACCESSIBILITY
Promote the development of a livable corridor designed for all user types; and
To achieve the stated purposes, the Guidelines apply to all commercial, office, residential, and mixed use developments, redevelopments, or substantial alterations, such as façade improvements. Each project within the CID boundary is subject to Guidelines review in one of two ways:
Encourage environmentally sensitive site and building design to conserve energy and reduce negative impacts.
• CID Funding Assistance: If the project has applied for funding assistance from the CID through the Property Redevelopment & Development Program, Façade Improvements Program, or Sign Improvements Program, the Guidelines are binding. Assisted projects require approval by the CID Board of Directors at both the preliminary design phase and construction documents phase.
• No CID Funding Assistance: If the project has not applied for funding assistance or has been denied funding assistance from a CID program, the Guidelines are advisory, but non-binding. City planning staff will utilize the Guidelines during the development review process and encourage applicants to reference the Guidelines during their design process in order to create positive additions to the corridor.
As previously stated, the actual enforcement of the Guidelines is dependent on whether CID funds are awarded. The Guidelines are designed to go “above and beyond” the UDO requirements; they establish additional or more stringent development and design standards. Though, during the City development review process, the Guidelines will not supersede the Unified Development Ordinance (UDO) if CID funds are not being used. If CID funds are being utilized, it is the job of the CID Board of Directors to enforce the Guidelines and ensure the development, redevelopment, or substantial alteration’s compatibility with the Guidelines.
All projects, whether receiving CID funding assistance or not, are subject to the City development review process. Additional details regarding this review are noted in City Review Process under Review and Approval Process.
This document outlines the review and approval procedure for those projects receiving CID funding assistance in Review and Approval Process. Following this section are the Guidelines, organized into five design sections: public streetscape, site design, architectural character, signage, and multi-family and mixed use supplemental guidelines. Each design section begins with a brief narrative that explains its intent. The accompanying subsections provide illustrations, graphics, and detailed descriptions related to the expected design characteristics.
This document includes precedent images from around the United States to illustrate specific design principles. The images are intended to illustrate only those principles referenced in the adjacent text and/or the caption; they do not necessarily illustrate development that will appropriate in every context along Noland Road.
The light blue plus sign denotes positive features to be integrated throughout the corridor. The red minus sign signifies qualities that are to be avoided along Noland Road.
Any general concerns or questions regarding the application, submittal requirements, or design guidelines should be directed to the Noland Road CID Board of Directors:
Gerry Winship Executive Director 4315 S. Noland Rd., Suite B Independence, MO 64055 816.809.2922
gerry.winship@acendas.com
Power Independence Power & Light Company 816.325.7500
Gas Missouri Gas Energy 816.756.5252
Water, Storm, and Sanitary Sewer City of Independence Water Department 816.325.7700
Missouri One Call System 1.800.DIG.RITE (1.800.344.7483)
The intent of this section is to outline the procedural approach that those developers and property owners receiving CID fundin g assistance must follow prior to construction. The submittal, review, and approval process aims to ensure that both the develope r, property owner, and CID members are satisfied with the end product and that it is a positive contributor to the corridor both aesthetically and functionally. Deviations from these procedures could result in unnecessary delays and revisions, added costs, and mutual frustr ations.
The CID Board of Directors is given the authority to review and approve the design for new commercial, offi ce, residential, and mixed use developments and redevelopments, as they relate to public streetscape design, site design, architectural character, and signage. The CID Board of Directors will review proposed projects relative to the appearance of any structure and/or site improvements to ensure that the design, layout, and material selections maintain the appropriate aesthetic relationships and standards of design. As part of th e review, the CID Board of Directors may recommend specific development or design revisions that serve to align the project with the purp oses and objectives of the Guidelines, as well as the effects of the proposed improvements upon adjacent properties.
Before a property owner is capable of receiving CID funding assistance for improvements on private property, the property must be declared a blighted area. Section 67.1461.2, R.S.Mo. provides additional authority to the District to spend CID funds on private property located in a blighted area. More specifically, § 67.1461.2(1) provides that “…(w)ithin its blighted area (the District may) contract with any private property owner to demolish and remove, renovate, reconstruct, or rehabilitate any building or structure owned by such private property owner; and (2) to expend its revenues or loan its revenues pursuant to a contract entered into pursuant to this subsection, provided the governing body of the municipality has determined that the action to be taken pursuant to such contract is reasonably anticipated to remediate the blighting conditions and will serve a public purpose.”
The District will provide assistance to a property owner with respect to determining whether the owner’s property meets the criteria of a blighted area under the CID Act. To further assist property owners, the District map on page 17 shows those areas within District previously designated as blighted areas by the City Council.
The Guidelines are non-binding if the proposed improvements do not receive CID funding assistance. Instead, the Guidelines are to be used as a framework by City staff and others, as processes require, in reviewing plans and proposals within the CID boundary.
Those projects receiving CID funding assistance will be subject to the complete City development review process, but must secure approval from both the City, as well as the CID, before moving to construction. It is recommended to advance through each review process simultaneously, recognizing that the City’s final approval is contingent on the CID’s approval.
Each year the CID Board of Directors will adopt a budget for the next ensuing year. The distribution of CID revenues will generally fall into the following four categories, listed by priority:
1. Quarterly Distribution for TIF Projects
2. Capital Improvements (Including Design Fees)
3. Priority Operations and Maintenance
4. Parcel-Specific Investment
While the priority rankings are fi xed, the percent of revenue distributed to each category may vary from year to year. For example, the amount required for the quarterly distribution to the City for TIF Projects, will be determined first by the number of TIF Projects within the CID boundaries and secondly, the amount of TIF Revenue generated within the TIF Project.
The sole fi xed revenue allocation will be priority two, capital improvements, once the CID issues debt. Priority three will be determined year to year based upon the projected needs of the CID for operations and the level of maintenance obligations incurred to maintain the capital improvements completed by the CID.
The final category, parcel-specific investment, is the amount remaining in the CID budget from year to year, after all other priority obligations have been met and after any reserve has been created by the Board of Directors. Expenditures from this priority four category are within the sole discretion of the Board of Directors.
Three financial incentive programs are administered by the CID, all which encourage property owners to make investments of their own that will have a positive impact on the larger corridor. Each incentive program leverages allocated funds at a different assistance to applicant investment ratio.
The CID Board of Directors has the sole authority to make decisions related to the allocation of CID funding assistance to projects they feel will have the greatest impact on the corridor as a whole.
Each of the three CID Funding Assistance Programs are funded by the parcel-specific investment allocation; therefore, each program is subject to funding availability.
*The maximum assistance amount may be increased per the CID Board’s discretion. The Board is authorized to increase the maximum assistance amount if the improvement project is deemed to greatly enhance Noland Road’s aesthetic and functionality.
**The matching grant ratio is defined as CID assistance grant monies to applicant investment. For example, under the Property Redevelopment and Development Program, the CID will pay 20% of the total improvement cost, and the property owner will pay 80% of the total improvement cost.
The Noland Road CID recognizes the impactful jolt that catalyst projects can have on the revitalization of a commercial corridor. These redevelopment, development, and major site improvement projects can set the tone for the expected quality of enhancements and demonstrate an atmosphere of reinvestment.
The Property Redevelopment and Development Program was created to stimulate the private sector to invest in the corridor through permanent major site improvements, the construction of new buildings on vacant or underutilized land, or site redevelopment. The CID Board of Directors reserves the sole right to amend, modify, add, or delete any part or subpart of this program.
Approved projects are eligible to receive reimbursement after project completion in the form of a matching grant at a 1:4 ratio (assistance : applicant investment) for the eligible redevelopment or development improvement costs, up to a maximum of $200,000 of the available allocation funds for a given year.
Note that the CID Board of Directors is authorized to grant greater than $200,000 to a specific project under this program, dependent on the level of positive impact the improvement will bring to the Noland Road corridor as a whole. This increased grant amount is at the complete discretion of the CID Board of Directors.
All properties within the Noland Road CID boundary are eligible for this grant. The property must be current on all applicable City licenses, fees, and taxes. The use of the building or proposed building must conform to all current codes and ordinances; nonconforming uses of any kind are not allowed. If a violation is present, correction of the violation must be made prior to disbursement of grant monies.
Eligible applicants include the owner of the building, business, or property. All applications must be signed by the property owner to indicate consent for the proposed improvements (see Property Owner Affidavit).
The determination of eligibility and priority for assistance is at the discretion of the CID Board of Directors and is subject to funding availability. The CID Board of Directors may approve grants of less than a 1:4 match, if deemed appropriate.
Though all properties are to be eligible for this program, location and forecasted economic impacts may be prioritized when allocating project incentives.
The primary goal of the Noland Road CID Redevelopment and Development Program is to achieve significant visual improvements and infill along the corridor. These transformational projects should advance the goals of the Noland Road CID, strengthen the corridor’s integrity, improve the livability of the corridor, and create a marked change. Improvements that otherwise would be substantially difficult to undertake but for the grant assistance will be looked at more favorably.
Work that qualifies for assistance includes major site improvements, full property redevelopment, or new construction on vacant or underutilized land. Work must be completed within eighteen months of receiving the grant award. All work must be permanently fi xed to the real estate. The eligible uses of the Redevelopment and Development Program matching funds include:
• Significant site improvements, such as improved parking lot layout and screening, added pedestrian connectivity, consolidation of site access, and enhanced landscaping and open space treatments
• Building redevelopment costs, including exterior accessibility code requirements, repair/replacement of roof, exterior walls, and exterior windows
• New construction design, contract, and buildings costs, not related to interior improvements
• New signage
• Other permanent exterior improvements to property consistent with the architectural integrity of the building and the Noland Road Design Guidelines
• Related professional design or consultant fees
More than one improvement project may be completed with program matching funds under the same application, keeping in mind the total awarded grant amount.
The following activities are ineligible uses of the Redevelopment and Development Program matching funds:
• Any site or building improvements mandated by dealerships or national chains
• Improvements in progress or completed prior to preliminary approval
• Routine and deferred maintenance
• Interior furnishings
• Pole, pylon, temporary, or roof signs
• Tenant finish work that is specifically related to the use of the building
The CID Board of Directors is not obligated to provide reimbursement to any project not completed within eighteen months of final project approval. A time extension may be negotiated during the application process in order to accommodate larger or significant projects. Once a project has begun, written requests for time extensions may be considered by the CID Board of Directors, but are ultimately left to the Board’s discretion. A maximum of two one-year time extensions may be awarded. If there is a significant change in the scope of the project after the application has been approved, the applicant must re-apply with the scope of the new project.
The following documents must be submitted with the application:
1. Current digital photographs of the existing site and current building facades that will receive improvements, if applicable
2. Evidence of available funding (a letter from the financial institution providing financing should be included, if applicable)
3. Preliminary design documents, as detailed in Preliminary Design Phase – Redevelopment and Development Program
4. Signed vendor contract(s) with detailed costs for each proposed improvement, excluding ineligible portions of improvements
5. Evidence that contractors are licensed, bonded, and/or insured
6. Signed affi davit of consent from the building owner for proposed improvements
7. Description of the project, including location, work plan, construction estimate, schedule, design, building and/ or site materials, and square footage of uses
8. Description of the business to occupy the building and/or site receiving improvements
9. How the sought improvements will improve the business and corridor as a whole
10. Any unusual or expected difficulties or hardships in making the proposed improvements
11. Other information as requested by CID Board of Directors
Submittal and approval of a complete grant application and final construction documentation is required prior to the start of construction for any improvements receiving assistance. The applicant is also responsible for securing all required City permits and approvals prior to starting construction. The application and project approval process is detailed in the figure on page 20.
Once the improvements are completed, the applicant must submit the following documentation:
1. Copies of paid invoices from all contractors
2. Signed Reimbursement Request Form
3. Signed and notarized Affi davit for Reimbursement
4. Verification of permit and taxes paid
5. Proof of final inspection and/or Certificate of Occupancy by the City of Independence
6. Digital photographs of all improved sites or new construction (before and after)
The CID Board of Directors or their representative will review the completed improvements to ensure that the work was performed as outlined in the application and in line with the Guidelines.
Once approved, a check will be distributed to the applicant in the awarded amount.
The Noland Road CID recognizes the positive impact that individual façade improvements can have on the overall appearance, quality, revitalization, and vitality of the corridor.
The Façade Improvements Program was created to facilitate the private sector in making these desired exterior improvements. The CID Board of Directors reserves the sole right to amend, modify, add, or delete any part or subpart of this program.
Approved projects are eligible to receive reimbursement after project completion in the form of a matching grant at a 1:3 ratio (assistance : applicant investment) for the eligible façade improvement costs, up to a maximum of $100,000 of the available allocation funds for a given year.
Note that the CID Board of Directors is authorized to grant greater than $100,000 to a specific project under this program, dependent on the level of positive impact the improvement will bring to the Noland Road corridor as a whole. This increased grant amount is at the complete discretion of the CID Board of Directors.
The determination of eligibility and priority for assistance is at the discretion of the CID Board of Directors and is subject to funds availability. The CID Board of Directors may approve grants of less than a 1:3 match, if deemed appropriate.
The primary goal of the Noland Road CID Façade Improvements Program is to achieve significant visual improvements in façade appearances along the corridor. Improvements that otherwise would be substantially difficult to undertake but for the grant assistance will be looked at more favorably.
Work that qualifies for assistance includes improvements to the exterior of a building that are visible from the right-of-way. Work must be completed within one year of receiving the grant award. Applicants must plan to install a minimum of $10,000 of tangible, material improvements to qualify.
Existing structures within the Noland Road CID boundary are eligible for this grant. The exterior of the property must meet all Independence Codes and Ordinances and the property must be current on all applicable City licenses, fees, and taxes. Use of the building must conform to all current codes and ordinances; non-conforming uses of any kind are not allowed. If a violation is present, correction of the violation must be made prior to disbursement of grant monies.
Eligible applicants include the owner of the building or occupying business. All applications must be signed by the property owner to indicate consent for the proposed improvements (see Property Owner Affidavit).
The eligible uses of the Façade Improvements Program matching funds include:
• Significant façade repair and treatment
• New windows or frame replacement and repair (if replacement, windows must be architecturally appropriate)
• Exterior painting, re-siding, or professional cleaning
• Installation or repair of exterior facademounted signage
• Removal of barriers to access the building from outside for people with disabilities (ADA compliance)
• Exterior doors (if replacement, doors must be architecturally appropriate)
• Awning installation or repair
• Exterior lighting
• Foundation landscaping directly adjacent to the sides of the building that are visible from the public right-of-way
• Restoration of original architectural features that are historically or locally significant
• Removal of architecturally inappropriate or incompatible exterior materials
• Exterior materials for building additions
• Masonry or tuck pointing work undertaken in conjunction with work resulting in the substantial visible improvement and/or renovation of the building façade
• Patio dining enhancements
• Other permanent exterior improvements to property consistent with the architectural integrity of the building and the Noland Road Design Guidelines
• Related professional design or consultation fees
More than one improvement project may be completed with program matching funds under the same application, keeping in mind the total awarded grant amount.
The following activities are ineligible uses of the Façade Improvements Program matching funds:
• Improvements in progress or completed prior to preliminary approval
• Routine or deferred maintenance that is not part of an eligible façade improvements
• Fencing, roofing, or billboards
• Mechanical and HVAC systems
• Interior work
• New construction
• Pole, pylon, temporary, or roof signs
• Interior window displays
• Security systems, including metal roll down gates, window bars, and cameras
• Trash and mechanical enclosures
• Parking areas or perimeter, parking lot, or open space landscaping
• Improvements to a building interior, rear, or side not visible from the public rightof-way
The CID Board of Directors is not obligated to provide reimbursement to any project not completed within one year of final project approval, though a time extension may be negotiated during the application process. Once a project has begun, written requests for time extensions may be considered by the CID Board of Directors, but are ultimately left to the Board’s discretion. A maximum of one one-year time extension may be awarded. If there is a significant change in the scope of the project after the application has been approved, the applicant must re-apply with the scope of the new project.
The following documents must be submitted with the application:
1. Current digital photographs of all building facades visible from the public right-ofway that will receive improvements
2. Evidence of available matching funding
3. Preliminary design documents, as detailed in Preliminary Design Phase –Facade Improvements Program
4. Signed vendor contract(s) with detailed costs for each proposed improvement, excluding ineligible portions of improvements
5. Evidence that contractors are licensed, bonded, and/or insured
6. Signed affi davit of consent from the building owner for proposed improvements
7. Description of the proposed façade work, including the proposed building materials and methodology for proposed changes
8. Description of the business to occupy the building receiving improvements
9. How the sought improvements will improve the business and corridor as a whole
10. Any unusual or expected difficulties or hardships in making the proposed improvements
11. Other information as requested by CID Board of Directors
Submittal and approval of a complete grant application and final construction documentation is required prior to the start of construction for any improvements receiving assistance. The applicant is also responsible for securing all required City permits and approvals prior to starting construction. The application and project approval process follows the CID Incentive Programs Approval Process diagram on page 20.
Once the improvements are completed, the applicant must submit the following documentation:
1. Copies of paid invoices from all contractors
2. Signed Reimbursement Request Form
3. Signed and notarized Affi davit for Reimbursement
4. Verification of permit and taxes paid
5. Proof of final inspection by the City of Independence
6. Digital photographs of all improved facades (before and after)
The CID Board of Directors or their representative will review the completed improvements to ensure that the work was performed as outlined in the application and in line with the Guidelines.
Once approved, a check will be distributed to the applicant in the awarded amount.
The Noland Road CID recognizes the negative impact that dated pylon and monument signs can have on the overall appearance, quality, and vitality of the corridor.
The Sign Improvements Program was created to facilitate the private sector in making these desired sign improvements. The CID Board of Directors reserves the sole right to amend, modify, add, or delete any part or subpart of this program.
Approved projects are eligible to receive reimbursement after project completion in the form of a matching grant at a 1:2 ratio (assistance : applicant investment) for the eligible sign improvement costs, up to a maximum of $20,000 of the available allocation funds for a given year.
Note that the CID Board of Directors is authorized to grant greater than $20,000 to a specific project under this program, dependent on the level of positive impact the improvement will bring to the Noland Road corridor as a whole. This increased grant amount is at the complete discretion of the CID Board of Directors.
For an approximate 18-month period, the CID Board of Directors will offer an additional incentive to properties within the CID to enhance the signage quality. During this timeframe, the CID will pay for the entire cost of a Sign Improvements Program applicant’s new sign, up to a maximum value of $30,000. The demolition of the existing sign and procurement of the necessary blight study is the responsbility of the applicant, but the remaining design, construction, and installation costs of the new sign — up to the maximum allowable value — will be paid by the CID. All eligibility, application, and project requirements and processes within this section still apply.
Preference will be given to those signage improvements with the greatest aesthetic impact on Noland Road. The start and end dates of the Short-Term Signage Replacement Incentive are at the complete discretion of the CID Board of Directors.
Existing detached (monument, pylon, pole, and directional) signs associated with businesses/properties within the Noland Road CID boundary are eligible for this grant. The property/sign owner must be current on all applicable City licenses, permits, fees, and taxes. The use of the property must conform to all current codes and ordinances; nonconforming uses of any kind are not eligible. If a violation is present, correction of the violation must be made prior to disbursement of grant monies. Eligible sign improvements must conform to the City’s UDO, including any overlay or special character districts that regulate the property in question.
Proposed signs must be designed and constructed to withstand a wind pressure and dead loads as required in the International Building Code and/or other ordinances adopted by the City of Independence. All lighting elements, such as wires, conduits, junction boxes, transformers, ballasts, switches, and panel boxes should be concealed from view as much as possible.
Eligible applicants include the owner of the sign and the associated property and/or business. All applications must be signed by the property owner to indicate consent for the proposed sign improvements (see Property Owner Affi davit).
The determination of eligibility and priority for assistance is at the discretion of the CID Board of Directors and is subject to funds availability. The CID Board of Directors may approve grants of less than a 1:2 match, if deemed appropriate.
The primary goal of the Noland Road CID Sign Improvements Program is to achieve significant visual improvements in sign appearances along the corridor. Improvements that otherwise would be substantially difficult to undertake but for the grant assistance will be looked at more favorably.
Work that qualifies for assistance includes improvements to detached signs, including monument and pylon signs. Work must be completed within nine months of receiving the grant award. Applicants must plan to install a minimum of $1,000 of tangible, material improvements to qualify.
The eligible uses of the Sign Improvements Program matching funds include:
• New sign
• Repair or replacement of existing sign
• Other permanent improvements to signs consistent with the Noland Road Design Guidelines
• Related professional design or consultation fees
More than one improvement project may be completed with program matching funds under the same application, keeping in mind the total awarded grant amount.
Ineligible uses of Sign Improvements Program matching funds include the installation or repair of a pole, wall, projecting, blade, painted, or roof top sign.
The CID Board of Directors is not obligated to provide reimbursement to any project not completed within nine months of final project approval, though a time extension may be negotiated during the application process. Once a project has begun, written requests for time extensions may be considered by the CID Board of Directors, but are ultimately left to the Board’s discretion. If there is a significant change in the scope of the project after the application has been approved, the applicant must re-apply with the scope of the new project.
The following documents must be submitted with the application:
1. Current digital photographs of existing sign that will receive improvements, if applicable
2. Evidence of available funding
3. Preliminary design documents, as detailed in Preliminary Design Phase –Sign Improvements Program, including colored rendering of proposed signage, showing exact copy, type, materials, dimension, Pantone Matching System (PMS) colors, and lighting of sign
4. Site plan indicating the building, parking area, and street right-of-way, as well as the proposed sign with dimensions to all property lines
5. Signed vendor contract(s) with detailed costs for each proposed improvement, excluding ineligible portions of improvements
6. Evidence that contractors are licensed, bonded, and/or insured
7. Signed affi davit of consent from the property owner for proposed sign improvements
8. Description of the proposed sign work, including the methodology for proposed changes
9. How the sought improvements will improve the business and corridor as a whole
10. Any unusual or expected difficulties or hardships in making the proposed improvements
11. Other information as requested by CID Board of Directors
Submittal and approval of a complete grant application and final construction documentation is required prior to the start of construction for any improvements receiving assistance. The applicant is also responsible for securing all required City permits and approvals prior to starting construction. The application and project approval process follows the CID Incentive Programs Approval Process diagram on page 20.
Once the improvements are completed, the applicant must submit the following documentation:
1. Copies of paid invoices from all contractors
2. Signed Reimbursement Request Form
3. Signed and notarized Affi davit for Reimbursement
4. Verification of permit and taxes paid
5. Digital photographs of all improved signs (before and after if applicable)
The CID Board of Directors or their representative will review the completed improvements to ensure that the work was performed as outlined in the application and in line with the Guidelines.
Once approved, a check will be distributed to the applicant in the awarded amount.
• It is important for the developer or property owner to understand that not all criteria identified in the Guidelines are required by the City of Independence’s UDO. Much of the criteria extends beyond the scope of the development code; the additional criteria are to ensure quality development, capable of incrementally fulfilling the Vision of the Noland Road Corridor Plan. By signing the Façade Improvements/Sign Improvements/ Property Redevelopment Program Participation Agreement, the developer or property owner agrees to abide by the Guidelines.
• It is the responsibility of the developer or property owner to schedule adequate time for preliminary review, subsequent reviews if necessary, the production of the final construction drawings, and the final review of the improvements.
• It is the developer or property owner’s responsibility to visit the site and verify all existing conditions prior to finalizing construction documents.
• All submittals shall be submitted to the CID Board of Directors’ Representative. Contact information is provided on page 13.
The developer or property owner’s, at his or her expense, must select a team of design professionals to prepare completed plans for the improvements to the premises. Team members shall include a registered architect(s), landscape architect(s), and/or engineer(s), depending upon project scope. Developers or property owners needing assistance in locating an experienced, locally licensed professional should contact the CID Board of Directors’ Representative. The developer or property owner shall forward a copy of this document and associated details to their design professionals. It is the developer or property owner’s and their design professionals’ responsibility to obtain, review, and comply with all applicable codes. The developer or property owner shall also notify the CID Board of Directors’ Representative of the design professionals’ contact information.
All drawings must be signed and sealed by an appropriate design professional (architect, landscape architect, or engineer) registered in the State of Missouri.
Submit full-size electronic drawings in PDF format to the CID Board of Directors for design review. All drawings shall be clearly identified with the applicant’s name and site address. Final construction documents should have the seal of the architect, landscape architect, and engineer preparing the drawings, indicating that he or she is registered in the State of Missouri. The preliminary design and construction document phase documentation requirements are detailed below for each incentive program.
• Preliminary Site Layout Plan, showing the location and dimensioning for all site improvements
• Preliminary fl oor plans indicating interior design concept, approximate location of fi xtures and equipment, interior partitions, toilet rooms, exists, seating, etc., identifying all materials and colors
• Storefront elevations and sections, including any graphics and signage. Indicate all materials and fi nishes
• Sketches, perspectives, sections, or other details that will clarify the design of the storefront
• Material fi nish and color sample board(s), properly mounted and labeled
• Preliminary landscape plan identifying the location of all landscaping improvements. A listing of plant species to be used shall accompany the plan
• Set of photographs illustrating the exterior fi xtures, specialty lighting fi xtures, façade signage, and other special treatments to be used
• Elevation(s) of proposed monument signage
• Storefront elevations and sections, including any graphics and signage. Indicate all materials and fi nishes
• Sketches, perspectives, sections, or other details that will clarify the design of the storefront
• Material fi nish and color sample board(s), properly mounted and labeled
• Set of photographs illustrating the exterior fi xtures, façade signage, and other special treatments to be used
• Preliminary Plan, identifying the sign’s dimensions and proximity to right-of-ways, access drives, sidewalks, etc. The plan shall also identify all existing and proposed landscape areas in proximity to the sign
• Preliminary Sign Section and Elevations (front, back, and side elevations), indicating sign dimensions and material selections and colors
• Material fi nish and color sample board(s), properly mounted and labeled
• Supporting photography and imagery that illustrates expected materials for the sign’s masonry base and display area, as well as proposed lighting applications
Redevelopment and Development Program
• Civil Engineering & Landscape Architecture
• Site Layout Plan
• Landscape Plan
• Hardscape Plan
• Grading Plan
• Utility Plan
• Irrigation Plan
• Construction Details
• Architectural Plans
• Architectural Floor Plan
• Refl ected Ceiling Plan
• Storefront & Interior Elevations
• Construction Details
• Schedules
• Material fi nish and color sample board(s), properly mounted and labeled (if different from the Preliminary Design Phase)
• Permitting Plans
• Entire set of Permitting Plans and Specifi cations submitted to the City, to include the plans above, as well as all Plumbing, Mechanical, Electrical, and Fire Protection Plans
• Architectural Plans
• Storefront Elevations
• Construction Details
• Material fi nish and color sample board(s), properly mounted and labeled (if different from the Preliminary Design Phase)
• Permitting Plans
• Entire set of Permitting Plans and Specifi cations submitted to the City
• Layout Plan
• Landscape Plan
• Irrigation Plan (if applicable)
• Grading Plan (if applicable)
• Lighting & Electrical Plan
• Sign Construction Details (Sections and Elevations)
• Material fi nish and color sample board(s), properly mounted and labeled (if different from the Preliminary Design Phase)
The intent of this section is to outline a coherent system of public streetscape improvements that will work to increase the am ount of landscaped space, improve circulation, and accommodate all modes of transportation along Noland Road. The following guidelines, when implemented in concert with each other, will create a more accessible and modern urban roadway. What follows are guidelines that will assist the CID in its capital improvement projects, and that will also provide specific standards for redevelopment and development projects along Noland Road. By setting the standard for public streetscape improvements, the expected level of site-specific design and enhancements can be easily understood. Additionally, property owners and developers can be assured of the high level of improvements to come. Each category provides descriptions, example images, and/or diagrams to effectively communicate the requirements of the guidelines.
Pedestrian access along Noland Road is limited at best. Sidewalks are the basic building block of the pedestrian network, and significant gaps in the network can limit the value of those walks that do exist. A continuous pathway should be provided along both sides of the entire length of the corridor, with clear access points to the retail, entertainment, and service uses along the corridor from the residential uses. The following guidelines establish the minimum widths and design features of sidewalks along Noland Road.
• Sidewalks must be a minimum of fi ve (5) feet wide; a six (6) to ten (10) foot sidewalk is desired within commercial nodes. A minimum seven (7) foot buffer should be provided on each side of the pedestrian walkway where possible. Street trees should be placed behind the sidewalk, along the centerline of the landscape buffer.
• Vertical obstructions—light poles and signs—shall be set back at least two (2) feet back from the edge of the sidewalk.
• Sidewalks should be constructed of grey concrete with a broom finish.
Medians play an important role in separating road users and are commonly used on urban roadways with higher volumes of traffic and intermediate or high travel speeds. While medians can be either open (pavement markings only) or channelized (raised medians or islands), it is recommended that medians along Noland Road be channelized, due to the higher travel speed and level of traffic. Benefi ts of raised medians are many, including reduced vehicle speeds, space for landscaping within the right-of-way, and reduced vehicle crashes. While existing medians should continue to be properly maintained, new landscaped median locations should be identified as well, helping to soften the visual aesthetic of the corridor.
Additional medians should be installed according to the following guidelines:
• Twelve (12) to twenty (20) feet in width
• Interior to be landscaped, except in narrower segments near intersections that must accommodate turn lanes
• Utilize colored, stamped concrete near intersections where landscaping is not appropriate
• Place left turn lanes appropriately
• Provide maintenance regularly and in a responsive manner
As mentioned under Street Trees and Landscaping, landscaped medians should be installed from 42nd Terrace south until 40 Highway due to the larger lot sizes and nature of the businesses. Also, the existing medians north of 23rd Street until Woodlawn Cemetery should be landscaped where possible.
Crosswalks and their associated sidewalks are the heart of a viable pedestrian network. With increased pedestrian activity, the public perception of Noland Road will change. Crosswalks provide the infrastructure, in part, for this perception change. Three types of crosswalks shall be used along the entirety of Noland Road, including standard, high visibility ladder, and decorative (stamped colored concrete or colored concrete with a broom finish). Crosswalk guidelines include:
• Ten (10) feet wide
• ADA accessible curb ramps with detectable warnings
• Decorative crosswalks in all directions at secondary gateway intersections
• High visibility ladder crosswalks (plastic or epoxy material embedded with refl ective glass beads) in all directions at primary gateway intersections, tertiary gateway inersections, and all other east/ west crossings
• Standard (painted) crosswalks for the remainder of the corridor’s street crossings and development entries, prioritized to align with primary destinations and transit stops
Utilities are a necessity for any successful commercial corridor, yet their presence can detract from other visible street enhancements. Oftentimes, through careful and intentional screening, the focus can turn from unsightly utility meters to other streetscape features, further increasing the worth and success of streetscape treatments, such as banners or gateways. Utility-related infrastructure shall be:
• Softened through the use of landscaping; and
• Located in inconspicuous areas.
As topography or site design warrants, retaining walls are permitted along the public right-of-way.
• Retaining walls shall be constructed of natural stone, masonry veneers, or modular wall products with a natural stone aesthetic.
• The wall material shall complement the principal and/or adjacent building, as well as the gateway monuments.
• All retaining walls shall be constructed to accommodate drainage.
• All retaining walls must be ADA compliant, incorporating attractive guardrails or landscape buffering where the wall height exceeds thirty (30) inches.
• Required guardrails shall be commercial grade and ornamental in nature.
As noted in Fencing – “The Miracle Mile,” under Site Design Guidelines, fencing is not permitted along the entire roadway. Permitted fencing locations include the Miracle Mile and the railway frontage.
The railway, generally visible from Hansen Court to 35th Street, is a negative visual distraction for pedestrians, motorists, and adjacent properties. As such, low decorative fencing segments, no taller than four (4) feet and complementary in design to the gateway monuments shall screen the railway. Street trees and understory landscaping shall be intermittent with the fencing.
Along the Miracle Mile, low decorative fencing shall be combined with low understory landscaping as an alternative to street trees, allowing the car dealerships to improve the aesthetic of the streetscape in front of their dealerships without sacrificing visibility. The Miracle Mile is spatially defined in Miracle Mile District Boundaries under SingleTenant Pylon Signs in Signage Guidelines.
Location and design guidelines for the fencing shall include:
• Decorative fencing shall be no higher than four (4) feet at its highest point.
• Decorative fencing shall be combined with understory landscaping, as well as ornamental and evergreen trees where appropriate.
• Allowable fencing materials include wrought iron, commercial-grade ornamental steel, or masonry walls; chain link and stockade fencing is prohibited.
• Decorative fencing shall incorporate regularly-spaced masonry columns, breaking up the visual monotony of an extended run.
Pedestrian pavement material within the corridor should primarily consist of grey concrete, which allows for relatively easy and inexpensive maintenance. Primary and secondary gateways (23rd Street, Interstate 70, and 40 Highway) and pedestrian plazas, such as the triangular-shaped transit plaza south of 23rd Street, should utilize an enhanced hardscape treatment, such as colored concrete or decorative pavers. Such applications provide visual interest by introducing color in the ground plane, defining areas of importance, and helping to guide those with visual impairments.
While fl exibility is permitted when incorporating these pavement types into development sites, as detailed in Site Design Guidelines, more decorative treatments are expected within th high-activity nodes of the public streetscape. Preferred hardscape selections are detailed in Hardscape Examples to the right, and requirements for the different pavement types follow:
• Grey concrete with a broom finish is to be used as the predominant material in all sidewalks along the streetscape.
• Crosswalks in secondary gateways and medians (where landscaped medians are not appropriate) should be either stamped or smooth colored concrete.
• Pedestrian plazas and pedestrian collections areas at all gateway intersections should consist of some combination of grey concrete banding, concrete pavers, stamped colored concrete, and colored concrete with a broom finish.
• Pavers are to be made of precast concrete.
• As an exception, permeable pavers should be installed on an aggregate subbase. Permeable pavers can be used to increase runoff absorption, but their use should largely be limited to private property.
Well-maintained landscaping is a standard requirement along any modern roadway, both within adjacent properties and along the public street. Without the softening effect that landscaping provides, the visual character of a streetscape can suffer. Furthermore, a lack of landscaping often results in higher vehicular travel speeds, causing pedestrians and bicyclists to feel uncomfortable utilizing the roadway. Both street trees and understory landscaping should be integrated in the public right-of-way to further change the aesthetics and perceptions of Noland Road.
Street trees soften the built environment, provide a vertical structure to the corridor, and work as a traffic calming strategy. Consistently-spaced street trees will truly have a transformative effect on the corridor, positively impacting the form and function of the built environment. As such, street trees should be planted along each property’s frontage, between the back-of-curb and the public sidewalk, as a widespread capital improvement project.
• Street trees should not block signage, building entrances, or fire lanes.
• Street trees should be planted every forty (40) feet along each property’s street frontage, per City Code, to create a consistent rhythm, and should be located along the centerline of the landscape buffer area behind the sidewalk.
• When space is limited or views must be protected, groupings of ornamental trees may be planted as a substitute.
• Selected street tree species should have a tolerance to urban conditions and a root growth pattern that will not put adjacent sidewalks in peril. Additionally, they should require limited maintenance.
• Diversity in the type of street tree should be explored to reduce the spread of diseases or pests.
As an exception, auto sales uses along the Miracle Mile, as defined in Single-Tenant Pylon Signs in Signage Guidelines, are not required to plant street trees along their frontage, so as to minimize any visual obstructions to the sales lots. Instead, decorative fencing with understory landscaping is required.
Understory landscaping, located within landscaped beds or planters, should be integrated into the primary and secondary nodes, located at 23rd Street, Interstate 70, and 40 Highway. These high traffic intersections will benefi t from the softening effect that landscaping provides, and will also become more appealing locations for businesses.
• Understory landscaped beds and/or planters should not block any signage or buildings in entirety.
• Landscaped beds and planters shall be situated around gateway monuments.
• Appropriate understory material shall include ornamental tree groupings, combined with low evergreen and deciduous shrubs, colorful perennials, ornamental grasses, and attractive groundcovers.
• Perennials shall be planted in highly utilized gateway nodes, providing a consistent source of color throughout the growing season.
• Understory landscaping within the gateways shall be irrigated by an automatic irrigation system that includes a rain shut-off device. In lieu of an irrigation system, low-maintenance, drought tolerant plants shall be selected for the beds.
• Landscape beds shall be covered by a three-inch (3”) layer of double ground oak or hardwood mulch of its natural color.
• Dyed or colored mulch shall not be used, as these alternatives lose their color quickly and can stain pavements.
• Rock shall not be used as a source of landscape mulch.
To improve both the functionality, aesthetic, and level of safety along the corridor, landscaped medians should be installed. The opportunity to create green space in the middle of Noland’s abundant roadway is invaluable.
• Landscaped medians should be twelve (12) to twenty (20) feet wide with appropriately placed left turn lanes.
• Landscaped medians should be prioritized south of 42nd Terrace along the corridor. Landscape enhancements should be installed on the existing medians north of 23rd Street to Woodlawn Cemetery.
• Appropriate understory material shall include ornamental trees groupings, combined with low evergreen and deciduous shrubs, colorful perennials, ornamental grasses, and attractive groundcovers.
• Special consideration should be given to sight triangles; installed landscaping should maintain adequate visibility at intersection and property access points for both motorists and pedestrians.
For both aesthetic and safety purposes, turf buffers should be installed between the curb and sidewalks wherever possible. The buffer should be wide enough to separate vehicles and pedestrians, and provide for snow storage and the placement of underground or aboveground utilities. Given the realities of the corridor, turf buffers should only be landscaped with street trees when the width and conditions of the buffer are sufficient for a mature street tree to survive.
A full landscape palette, to be used for both specifi c sites’ landscaping and public streetscape landscaping, is provided in Landscaping, under Site Design Guidelines.
• Turf buffers shall be, at a minimum, fi ve (5) feet in width.
• Turf buffers shall not be planted with street trees, unless they meet a minimum width requirement of eight (8) feet. If the buffer does not meet this minimum width requirement, street trees shall be planted within site perimeter landscaping— behind the sidewalk—along the centerline of the bed.
While sidewalks and crosswalks provide the required infrastructure necessary for a walkable corridor, they do not represent the full span of amenities that users have come to expect along commercial corridors. To effectively encourage pedestrians to stroll through the district, the streetscape should incorporate site furnishings. These furnishings should be integrated into the primary and secondary nodes, located at 23rd Street, Interstate 70, and 40 Highway. The overall aesthetic of Noland Road is to be of traditional design; the site furnishings should align with this aesthetic. The guidelines associated with these furnishings are detailed as follows:
Benches offer the opportunity stop, relax, and take in the surrounding environment, before proceeding to the next destination. To maximize their value, they should be located at existing and future activity hubs along Noland Road. Guidelines for bench selections and locations are as follows:
• Constructed of steel and aluminum, with a grey/silver powdercoat finish
• Approximately six (6) feet in length
• Locate the entry/exit of the shelter to align with where the bus door will open to allow for convenient boarding.
• When near an intersection, transit shelters should be set back from the crosswalk ten (10) feet to avoid conflicts with pedestrian traffic.
• Ten (10) feet should be open between the transit shelter and the curb to allow for free boarding movement.
• Surface mounted to the pavement
• Located at transit stops, particularly those that have higher ridership rates
• Located at secondary and tertiary gateways, and areas where higher pedestrian activity is anticipated
Waste receptacles become more necessary as pedestrian traffi c increases. Guidelines for receptacle selections and locations are as follows:
• Constructed of steel and aluminum, with a grey/silver powdercoat finish
• Closed on top with a side opening
• Surface mounted to the pavement
• Located at transit stops, particularly those that have higher ridership rates
• Located near benches at secondary and tertiary gateways, and areas where higher pedestrian activity is anticipated
• Accessible from the roadway
As bike traffic increases along Noland Road, storage racks will become more important, as will their placement. Guidelines for bike rack selections and locations are as follows:
• Constructed of steel and aluminum, with a grey/silver powdercoat finish
• Surface mounted to the pavement
• Located at transit stops, particularly those that have higher ridership rates
• Located near building entrances
• Located in areas that are well-lit and highly visible from the roadway
Integrated into both transit stops and pedestrian plazas, informational kiosks can provide valuable directions and guidance on corridor destinations and events. Often, kiosks alert visitors to the entire range of features and facilities along, and in close proximity to, the corridor. Guidelines for informational kiosk selections and locations are as follows:
• Selected to match the aesthetic and material finish of other site furnishings
• Directly buried within a paving field
• Located at transit stops, particularly those that have higher ridership rates
• Located within pedestrian plazas at gateway intersections, and areas where higher pedestrian activity is anticipated
Transit stops are an integral component to improve mobility along Noland Road. While the current number of transit stops is adequately serving existing ridership levels, enhancements to the stops will encourage higher ridership, reducing vehicle trips from the roadway. Shelter design and placements must be coordinated with IndeBus and KCATA. Guidelines for transit shelter characteristics are as follows:
• Selected to match the aesthetic and material finish of other site furnishings.
• Shelters shall provide for an unobstructed view of approaching buses; a minimum of fifty (50) percent of each side shall provide visibility inside and outside of the shelter.
• The shelters should incorporate encased lighting (of the shelter and boarding area), sitting areas, leaning rails, protection from the weather, and information (brochures, digital displays, posters, etc.) on bus arrival/departure times and routes.
• Shelters should have a pitched roof to prevent maintenance concerns related to the collection of snow, rain, and debris.
• The transit shelter should be placed behind the sidewalk.
• The long side of the shelter should be parallel to the sidewalk to minimize interferences with pedestrian circulation.
• Entries and exits to transit shelters should be oriented to minimize the amount of wind, while maintaining a street frontage orientation to allow for easy boarding.
• Informational kiosks should be located downstream from transit shelters to eliminate view obstructions of
Gateways, which mark the boundaries of the corridor and major activity centers along the corridor, will play an important role in Noland Road’s new identity. Gateways can establish a brand or identity and welcome visitors. A family of gateways shall be integrated throughout the corridor; the monuments should acknowledge the corridor’s automotive history, while utilizing modern materials.
The Noland Road/Interstate 70 node is the district’s primary gateway; it serves as the main entry point to Noland Road for visitors. As such, it should receive the highest level of improvements, including:
• High visibility crosswalks ( painted ladder style) at Lynn Court Drive, 42nd Street, and Interstate 70 on and off ramps (west side only)
• Sidewalk infill along Noland Road
• Pedestrian-activated signals in all directions
• Primary gateway monumentation along Noland Road and I-70
• I-70 overpass bridge enhancements
• Understory landscaping along on and off ramps, as well as intersection corners
• Street light banners
• LED illuminated street signs
• Targeted/prioritized site and façade enhancements
Decorative Fence & Lighting A
Bridge Barrier & Formliner B
Formliner Enhancements to the Retaining Wall C
Primary Gateway Column (I-70) D
E Primary Gateway Column (Noland Rd)
F Landscape Improvements
The intersections of 23rd Street and 40 Highway shall receive secondary gateway enhancements, as they serve to mark the corridor’s northern and southern boundaries. Enhancements shall include the use of high quality materials, integrated into the following enhancements:
• Decorative crosswalks (stamped or smooth colored concrete) in all directions at both intersections
• Enhanced pedestrian refuge islands at the 40 Highway intersection, surfaced with stamped or smooth colored concrete
• Enhanced pedestrian plazas or collection areas at each corner, incorporating some combination of grey concrete banding, concrete pavers, stamped colored concrete, and colored concrete with a broom finish
• Sidewalk infill on both sides of Noland Road
• Street trees with understory landscaping
• Pedestrian-activated signals in all directions
• Secondary gateway monumentation, located at the southeast and southwest corners of the 23rd Street intersection and northeast and northwest corner of the 40 Highway intersection
• Street light banners
• LED illuminated street signs
• Targeted/prioritized site and façade enhancements
Additionally, the 23rd Street Gateway enhancements shall incorporate improvements to the triangular shaped island to the south, including:
• Public art installment
• Decorative pedestrian plazas
• Site furnishings
• Enhanced transit stop
The tertiary gateways, located at Gudgell Avenue, 35th Street, and 39th Street, should receive similar enhancements, simply at a smaller scale. These intersections act as tertiary gateways largely because of the commercial uses and their level of activity. The following enhancements shall be included:
• High visibility ladder crosswalks in all directions at all intersections
• Enlarged pedestrian collection areas at all corners
• Sidewalk infill on both sides of Noland Road
• Street trees with understory landscaping
• Pedestrian-activated signals, prioritized at the 39th Street intersection
• Tertiary gateway monumentation located behind the sidewalk, outside of the sight triangle, where space allows
• Street light banners
• LED illuminated street signs
• Targeted/prioritized site and façade enhancements
High visibility ladder crosswalk A
Pedestrian collection area B
Sidewalk infi ll C
Street trees D
Pedestrian-activated signals E
F Tertiary gateway monumentation
G Street light banners
LED illuminated street signs H
Banners and flags are a relatively simple and cost effective way to establish an identity along a corridor, and can help separate the corridor into distinct districts if desired. Further, they can actively fight misconceptions or initiate change—both of which Noland Road requires.
• The corridor logo, color scheme, and theme should be incorporated in the street light banner design. Banner designs shall be standardized in order to establish a clear identity.
• Banners shall be affi xed to every street light within the nodes (23rd Street, Gudgell Avenue, 35th Street, 39th Street, Interstate 70, and 40 Highway). Banners
may be placed on alternating—between either side of the road—street lights between the nodes.
• Banners shall have a 2:1 height to width ratio, not to exceed four (4) feet by two (2) feet.
• The structural capacity of the light pole shall be considered when determining the dimensions of the banner.
• Banners shall be double-sided and made of vinyl or canvas.
• A series of complementary banners should be designed and rotated by season.
• Flags should be located at a pedestrian scale and be of a reasonable size, primarily within the Miracle Mile district.
Wayfinding signage serves multiple purposes. Information, such as corridor destinations and directions, can be dispersed; it also provides a space to further integrate corridor branding standards. Wayfinding shall serve both the motorist and the pedestrian. As such, wayfinding must come in a variety of forms and scales. The Noland Road wayfinding system shall include:
• Informational kiosks
• Directional arrows on signage
• Elevated signs identifying multiple destinations and directions
• Public art
Additional wayfinding requirements include:
• The information included on wayfinding signage should span a wide spectrum, from retail centers and dining options to the Harry S. Truman Home.
• Informational kiosks and vehicular signage should be placed at regular intervals along the corridor. The colors and typeface used should create a clear, concise, and graphically consistent signage network.
For both safety and security purposes, lighting is needed for the movement of pedestrians, bicyclists, and vehicles along the roadway. In a similar fashion, lighting is needed on each property adjacent to the corridor. Site specific lighting is detailed in Lighting, under Site Design Guidelines. Lighting along the public street comes in many forms: vehicular scale, pedestrian scale, and accent. Each will play an important role in defining the corridor as a safe, pedestrian-friendly environment.
• As a general requirement, high-efficiency LED lighting shall be utilized along the roadway to reduce energy use and replacement and maintenance expenses; metal halide and high pressure sodium are prohibited.
Street lights should be chosen for both their design characteristics and durability. The design should not draw attention, but rather blend into the surrounding streetscape. The current street light design is simple, yet modern, and should continue to be used along Noland Road.
• The current spacing of street lights should be maintained; street lights alternate between sides of the roadway, and are placed approximately every one hundred ten (110) feet. Where a raised median exists, the street light should be placed within the center of the median, with adjusted spacing to effectively light both sides of the roadway.
• Design criteria for the street lights must meet MoDOT standards.
Successful commercial areas generate pedestrian traffi c in part through a well-lit pedestrian realm. This scale of lighting creates a feeling of safety and vibrancy. Practically, lighting is also needed for both the movement of pedestrians and for detection by vehicles when pedestrians are crossing the roadway.
• Pedestrian scale lighting shall be situated within high-traffic areas (the commercial nodes) and pedestrian gateway plazas.
• Pole heights shall be in the twelve (12) to sixteen (14) foot range.
• Luminaires should feature a white light (3500 Kelvin to 4500 Kelvin), which is more friendly to pedestrians.
• Pedestrian lights shall be selected and spaced to provide even and linear distribution of light along the pathways; lights should be situated to avoid spillage into non-commercial uses and to minimize glare.
• Pedestrian lights may be standalone or attached to the existing street lights, oriented toward the sidewalk.
In contrast to street lighting and pedestrian scale lighting, accent lighting does not explicitly work to establish a sense of security, but instead acts as a design element. Lighting entrances, archways, columns, and other architectural features develops a sense of drama during the evening hours.
• Focal points, such as public art, fountains, gateway elements, and monuments should be uplit or accented with lighting.
• Landscaping may also be uplit for effect.
• Accent lighting should be integrated into pedestrian plazas through the use of bollards, the channel lighting of masonry seat walls, and the uplighting of aforementioned focal points and landscaping.
Edge-lit LED illuminated street signs offer another valuable method of accent light incorporation along Noland Road. Benefi ts include increased street sign visibility at night, an attractive aesthetic, and a widespread branding opportunity to further establish the corridor’s identity. Such lights require minimal maintenance and offer easy customization possibilities.
Cool White 5000K - Above
LED illuminated street signs to be utilized along Noland Road shall be:
Pedestrian Scale Lighting 3500K - 4500K
• Located at each of the fourteen (14) signalized intersections within the district boundaries
• Single-sided
• Of a clean profile (a maximum of four (4) inches thick, including frame)
Bright White 3000K - 4900K
• Wide and tall enough to effectively incorporate the corridor logo and decorative trim
Additionally, the finishes for the street sign and its exterior frame shall be as follows:
• The sign face shall be black with white trim.
Warm 0K - 2900K
• The exterior frame shall have a black powdercoat finish.
The intent of this section is to outline the desired site layouts, materials, and amenities necessary to create quality develop ments that positively contribute to the corridor’s overall wellbeing. The layout of a site impacts adjacent properties and the larger corridor in a way that should not be overlooked; good site design tends to result in more of the same, raising the ambitions and expectations for all. This section also acknowledges that the materials used on each property has a collective impact on the corridor’s aesthetic. What fo llows is a summary of the site considerations to be followed within the CID; these guidelines specifically apply to those sites being improved through the Redevelopment & Development Program funding. Each category provides descriptions, examples images, and/or diagrams to effectively communicate the requirements of the guidelines.
Please note that residential uses, including rowhomes, townhomes, or apartments, as well as mixed use developments that are constructed along Noland Road, must meet separate architectural and site design standards. These standards are detailed in MultiFamily and Mixed Use Additional Guidelines. Any specific standards detailed in these sections go “above and beyond” the standards provided in Site Design Guidelines and Architectural Character Guidelines. Where the Multi-Family and Mixed Use Additional Guidelines are silent, the general site design and architectural guidelines will stand.
The shape and scale of the corridor is largely dependent on the placement and orientation of buildings. If Noland Road is to be more pedestrianfriendly, increased density and better engagement between buidldings and the public streetscape is necessary to support a walkable corridor.
• The principal building entrance and majority of windows should be oriented to the primary street frontage, in an effort to enhance the image of the corridor.
• If the building’s principal entrance is not able to front the primary street, distinctive window or façade treatments should be added along the visible street front façade.
• Corner buildings should consider angled corner entrances.
• Commercial buildings shall utilize storefront windows and convenient and attractive entrances.
• Multi-building commercial developments should purposefully site buildings in order to establish a dense and attractive frontage along the primary road.
In order to realize the desired visual density, principal building front-yard setbacks should be minimized to encourage a pedestrian-friendly corridor.
• The maximum front-yard setback is forty-fi ve (45) feet.
• Alternative parking layouts with larger setbacks may be considered for buildings of 40,000 square feet of ground fl oor space or greater.
• Side setbacks should receive landscaping, sidewalks, and pedestrian wayfinding enhancements to create public passageways to shared rear parking, when applicable.
Acceptable Options
In order to promote a seamless pedestrian, bicyclist, and vehicular experience along Noland Road, the number of access drives must be decreased. The driveways create conflict between all user types, work against the pedestrian-oriented atmosphere, and inhibit the implementation of coherent public streetscape enhancements. Side street vehicular access to parking areas is prioritized, rather than primary streets, to reduce primary street access drives. The number of allowable access drives per property is as follows:
• One (1) access drive (non-shared) is allowed for lots with 200 feet or less width of Noland Road frontage.
• A maximum of two (2) non-shared access drives is allowed for lots with greater than 200 feet width of Noland Road frontage.
• If a lot has over 800 feet of frontage, additional access drives may be considered.
• Food establishments are encouraged to locate one of their access drives along a side street or to share an access drive with an adjacent property.
• For all abovementioned situations, shared access drives count as one-half of an access drive for each site that is sharing the shared access drive.
In order to provide appropriate access to properties, adjacent parking lots between neighboring property owners should be encouraged to connect and access points should be shared. Shared parking agreements between neighboring property owners are also encouraged, specifically when peak patronage levels vary between the two properties.
In order to minimize contact between pedestrians and vehicles, the following guidelines must be integrated into each site:
• Commercial and office sites shall provide a continuous sidewalk along the roadway in front of their site, adequately protected from the vehicular traffic on the roadway through the use of landscaped buffers. This sidewalk shall provide clear access to the building entrance.
• Highly visible and accessible crosswalks shall be installed at potential vehicular/ pedestrian conflict points within the site.
• Parking island walkways, directed toward building entrance(s), should be installed within parking lots of greater than thirty (30) parking spaces. The walks should be buffered by landscaping, and the use of pavers is encouraged.
• Approved pedestrian hardscape materials include grey concrete with a broom finish, stamped colored concrete, colored concrete with a broom or smooth finish, and concrete pavers and tiles. Permeable pavers are encouraged, particulary within plazas and parking lots.
Clearly visible and easily accessible bicycle parking facilities shall be provided on-site, near the building entrance. Bike parking must be provided at the ratio of fi ve (5) percent of the required off-street vehicle parking spaces for non-residential uses, per the UDO.
Commercial and office development shall provide appropriate access to on-site transit facilities through the use of sidewalks where appropriate.
The large, poorly maintained parking lots that front Noland Road prohibit the establishment of a consistent street wall along the corridor. Further, their layouts rarely accommodate pedestrian circulation.
• Parking lots shall be located at the side or rear of the principal building.
• Parking lots should not be located within a 200-foot radius of the center point of a gateway intersection, unless located behind a building.
• Parking stalls shall be brightly painted and repainted as part of a regular site maintenace program.
• Parking areas must be paved with a permanent surface and maintained; the use of pervious pavement is encouraged. Gravel is not an acceptable pervious pavement.
• Curbed landscaped islands shall be installed at the ends of each row of parking stalls.
• A single row of parking shall have landscaped islands ten (10) feet wide and seventeen (17) feet long.
• A double row of parking shall have landscaped islands ten (10) feet wide and thirty-four (34) feet long.
• Parking lots shall be screened from public view along all roadways through the use of landscaping, berms, hedge plantings, and shrubs, as described in Perimeter and Internal Parking Lot
Landscaping
• Clearly marked and/or parking island pathways shall be provided within parking areas to reduce large swaths of asphalt and improve pedestrian safety.
Outdoor storage, loading docks, back-up power generators, ground-mounted HVAC equipment, chillers, solar equipment, towers, satellite dishes, and trash, grease, and recycling containers shall be located at the rear of the building, screened completely from public view through the use of landscaping or decorative masonry materials similar to those used on the principal building. Outdoor storage is prohibited.
Utility-related infrastructure shall be screened from public view through the use of landscaping or decorative masonry materials similar to those used on the principal building.
Utility meters shall be enclosed or located in an inconspicuous area, screened from public view through a combination of landscaping and masonry walls. All utility conduits, pipes, cables, and roof access ladders shall be fully screened.
As topography or site design warrants, retaining walls may be used.
• Retaining walls shall be constructed of natural stone, masonry veneers, or modular wall products with a natural stone aesthetic that complements the principal and/or adjacent building.
• Retaining walls shall not directly abut a pedestrian walkway.
• All retaining walls shall be constructed to accommodate drainage.
• All retaining walls must be ADA compliant, incorporating attractive guardrails or landscape buffering where the wall height exceeds 30 inches.
• Required guardrails shall be commercial grade and ornamental in nature.
As mentioned in Fencing under Public Streetcape, fencing shall be permitted to be combined with low understory landscaping as an alternative to street trees, allowing the car dealerships to improve the aesthetic of the streetscape in front of their dealerships without sacrificing visibility.
• Decorative fencing shall be no higher than four (4) feet at its highest point.
• Decorative fencing shall be landscaped with low shrubs and ornamental grasses.
• Allowable fencing materials include wrought iron, commercial-grade ornamental steel, or masonry walls; chain link and stockade fencing is prohibited.
• Decorative fencing shall incorporate regularly-spaced masonry columns, breaking up the visual monotony of an extended run.
Landscaping should be an integral part of any modern and pedestrian-oriented site design. Landscaping provides much needed form and function, as it can be source of shade, highlight building entryways, introduce color, and soften the built environment. The following general landscaping requirements apply to each of the following subsections.
• All landscape selections should be environmentally sensitive, properly maintained, and able to provide visual interest year-round. Drought-tolerant native plantings should be used to minimize irrigation needs. Stormwater best management practices to store and filter runoff should be encouraged when using drought-tolerant plantings.
• Landscape beds must be covered by a three-inch (3”) layer of double ground oak or hardwood mulch of its natural color.
• Dyed or colored mulch shall not be used, as these alternatives lose their color quickly and can stain pavements.
• Rock shall not be used as a source of mulch in landscaped areas.
• Landscaped areas within a property must be irrigated by an automatic irrigation system that includes a rain shut-off device. In lieu of an irrigation system, low-maintenance, drought tolerant plants should be selected for the site.
• Installed landscaping should maintain adequate sight lines into and out of developments for motorists and pedestrians.
Street trees, as stated in Street Trees and Landscaping under Public Streetscape Guidelines, can have a softening effect on the corridor. Per the UDO, street trees should be planted along each property’s frontage. While the widespread planting of street trees should be a capital project, any future redevelopments or developments will be required to meet the UDO standard for street trees:
• Street trees should not block signage, building entrances, or fire lanes.
• Street trees should be planted every forty (40) feet along each property’s street frontage, per City Code, to create a consistent rhythm, and should be located along the centerline of the landscape buffer area behind the sidewalk.
Specific to Noland Road, street trees must meet the following additional requirements:
• A mix of ornamental and/or understory trees should be planted to diversify the planting design when space is limited.
• Adjacent street trees should be of similar caliper and height to maintain continuity in the vertical structure of the corridor.
As an exception, auto sales uses along the Miracle Mile, as defined in Single-Tenant Pylon Signs in Signage Guidelines, are not required to plant street trees along their frontage, so as to minimize any visual obstructions. Instead, decorative fencing with understory landscaping is required.
In order to improve the aesthetic of parking lots, and screen from public view, perimeter and internal landscaping should be utilized.
• Perimeter parking lot landscaping should not block signage, site features, or the building in entirety.
• A landscaped buffer of at least seven (7) feet in width should be provided to screen the perimeter of surface parking lots and service areas visible from public right-of-ways. The buffer shall be landscaped with a continuous row understory landscaping.
• Appropriate landscape material shall include street trees and ornamental tree groupings, combined with low evergreen and deciduous shrubs, colorful perennials, ornamental grasses, and attractive groundcovers.
• Internal parking island landscaping shall include one (1) canopy tree or two (2) ornamental trees, and a mix of understory material with seasonal interest. Within the Miracle Mile, only understory material with seasonal interest is required on parking islands.
Internal plazas and open spaces within the site shall be appropriately landscaped. Pedestrianoriented plazas—high-traffic and high-impact areas—require plantings with a smaller scale, a wide color palette, and a mixture of textures; open space areas can include an even broader range of types, sizes, and textures.
• Internal plazas should include landscaped beds and planters.
• Internal plaza trees should be smaller in size or moderately transparent in order to avoid blocking the building’s visibility, while still providing shade to patrons.
• Understory shrub plantings should be of a smaller size than those planted in open space areas.
• Perennials should be highly utilized in internal plazas, providing a consistent source of color throughout the growing season.
Landscaping can frame views, soften structural features, and contribute to the overall aesthetic of a site if used properly.
• Flowering perennials and annuals, ornamental grasses, and colorful groundcovers shall be planted adjacent to building and site entrances, signs, and other prominent site features.
• Decorative planters, rather than landscaped beds, should be placed in close proximity to building entrances to direct visitors.
• Planters shall not block pedestrian or bicyclist site circulation.
Where commercial properties abut residential properties, “vertical” landscaping should be planted to guard against adverse impacts of the dissimilar, adjoining uses.
• Landscaping materials shall include evergreens and berms.
• Decorative masonry walls may be used as a supplement to the landscaping.
• Decorative features, such as columns, shall be placed at a minimum of every fifty (50) feet.
• All decorative masonry walls used for screening shall be arhitecturally compatible with the materials and design of the principal building on the site.
• Properly maintained stockade fencing may be used as a supplement to the landscaping, but may not replace the landscaping.
• The fencing shall be repaired in a timely fashion and maintained over time, including restaining.
• The screen shall run along the entire length of the shared property line.
• The screen shall be a minimum of fi ve (5) feet tall, and make the view of the nonresidential property from the residential property virtually opaque.
• Screening must not block existing or proposed pedestrian or vehicular access points to the corridor.
The Softscape Palette that follows outlines the preferred list of trees, shrubs, grasses, groundcover, and perennials to be planted along Noland Road. It is important to note that this is not a comprehensive list of acceptable plantings. Additional species with similar qualities may be considered for both the public streetscape and specific sites.
Perennials
Commercial developments shall prioritize the pedestrian experience by providing various pedestrian amenities.
• Site furniture should be placed appropriately and provide convenient and clear pathways between external sidewalks, internal sidewalks, adjacent properties, parking lots, outdoor pedestrian plazas, and building entries.
• The following pedestrian amenities are encouraged along building frontages for all commercial and office developments:
• Outdoor pedestrian plazas
• Site furniture
• Public art
• Bicycle parking
• Covered walkways and arcades
Pedestrian site furnishings are expected on each site, as they work to better the entire pedestrian experience. Often, furnishings encourage visitors to relax and enjoy their surroundings. While they vary in use, benches, trash/recycling receptacles, bike racks, informational kiosks, and planters should be integrated into each site or coordinated to serve multi-tenant properties.
• Each furnishing should be conveniently placed (e.g., bike racks in close proximity to the building entrance).
• Furnishings shall not block pedestrian, bicyclist, or vehicular site circulation.
• Trash and recycling receptacles should be side loaded with a closed top and a side opening for trash collection.
• Benches should be placed close to building entrances, and shaded through the use of trees or building overhangs.
• Multi-tenant developments, typically of a larger-scale, should coordinate site furnishings to ensure a consistent and functional aesthetic, as well as to limit maintenance requirements.
• Multi-tenant developments are encouraged to incorporate attractive informational kiosks near public plazas to provide direction to visitors.
A full collection of site furnishings, to be used for both specifi c sites’ and along the public streetscape, is provided in Pedestrian Amenities, under Public Streetscape Guidelines.
The collection of site furnishings detailed in Pedestrian Amenities, under Public Streetscape Guidelines, outlines the preferred list of benches, receptacles, and bike racks, to be sited along Noland Road. This is not a comprehensive list of acceptable furnishings; additional styles with similar qualities may be considered, specifically within multi-tenant developments.
Lighting provides a feeling of safety and security, but also can accent the decorative or prominent features of a property. Various types of lighting should be used by property owners along the corridor, including (1) exterior façade lighting; (2) pedestrian and specialty lighting; and (3) parking lot lighting.
• High-efficiency LED lighting shall be utilized within developments to reduce energy use and replacement and maintenance expenses. Light output, for all scales of lighting fi xtures, should be of a warmer color range, utilizing yellow to light yellow tones (3500 Kelvin to 4000 Kelvin). Pedestrian-oriented lighting should be of a slightly whiter tone—3500 Kelvin to 4500 Kelvin.
• Metal halide and high pressure sodium are prohibited light sources.
• Building entries, signage, displays, pedestrian plazas, and significant architectural details may be illuminated.
• Lighting should only be directed to the object intending to be illuminated. Front and rear entries should be adequately illuminated for security and visibility purposes.
• Light fi xtures should be compatible and complementary to the building’s architecture.
Additional building façade lighting standards are included in Exterior Building Lighting under Architectural Character Guidelines.
• Pedestrian scale lighting (maximum of 14 feet tall) is encouraged within parking lots, specifically along internal pedestrian pathways.
• Bollard lighting is permitted as an accent, specifically to highlight pedestrian walkways and crossings within parking lots and pedestrian plazas.
• Festoon or string lighting is encouraged within pedestrian plazas.
An example of appropriate pedestrian scale lighting is provided in Lighting under Public Streetscape Guidelines.
Parking lot lighting is intended to establish a sense of safety and increase visibility. Parking lot lights are larger in scale and often more utilitarian in form, compared to pedestrian scale lighting.
• Parking lot lights should be no taller than twenty-fi ve (25) feet, including the height of the pole base.
• While the light poles should be architecturally pleasing, they should not make a statement; they should fade into the background.
• Parking lot lighting shall not result in hot spots, glare, or overspill into residential areas.
Developments along Noland Road must plan for all abilities and knowledge levels. Automatic doors and ADA curb ramps are examples of these general design features.
Retail establishments are permitted to have intermittent outdoor displays and sales. This is encouraged, as it enlivens the streetscape and provides a unique shopping opportunity.
Retail properties may delineate limited areas within the site for temporary outdoor displays and sales.
• Such areas shall be located adjacent to the principal establishment.
• The layout of outdoor displays and sales shall not inhibit internal or external vehicular or pedestrian traffic circulation.
Retail developments along Noland Road are encouraged to have outdoor sales where appropriate and where space allows. This increased level of activity outside of the buildings will help attact passersby. Such sales are also an opportunity for joint marketing and collaboration between businesses.
Both the Universal Design Principles and the Americans with Disabilities Act guidelines should be utilized during the site design and architectural phases to ensure the usability and safety of all site users.
• Each site along the corridor should be fundamentally accessible to people with and without disabilities, as well as older populations.
• Site and building design should accommodate a wide range of individual preferences, abilities, and knowledge levels.
• Any necessary information should be effectively communicated to all users, regardless of the user’s sensory abilities.
• Hazards should be mitigated.
The intent of this section is to detail the standards expected for architectural quality and appearance along Noland Road. As t he quality of the built environment improves, both in materials used and architectural design, the perception of Noland Road will benefit and private investment from developers and property owners will grow. The following guidelines will serve to establish a more modern, visually appealing, and complementary corridor, while still allowing flexibility for businesses to define their brand. The primary users of these guidelines will be those applying for the Façade Improvement Program or Property Redevelopment or Development Program. Each category provides descriptions, example images, and/or diagrams to effectively communicate the requirements of the guidelines.
Please note that residential uses, including rowhomes, townhomes, or apartments, and mixed use developments that are constructe d along Noland Road, must meet separate architectural and site design standards, as detailed in Multi-Family and Mixed Use Additional Guidelines. Any specific standards detailed in these sections go “above and beyond” the standards provided in Site Design Guidelines and Architectural Character Guidelines. Where the Multi-Family and Mixed Use Additional Guidelines are silent, the general site design and architectural guidelines will stand.
Buildings development helps to spatially define public spaces (streets and sidewalks); how a building faces these spaces is a primary factor in what it contributes to the corridor’s character. Therefore, it is important that all buildings along Noland Road be attractive at both the vehicular and pedestrian scale. The following standards shall be met in order to achieve the desired pedestrian-friendly environment.
• All building frontages, which typically include display windows, architectural detailing, and welcoming entrances, shall face the corridor wherever possible. When not possible, display windows or façade treatments shall be integrated into the facade fronting the primary street.
• Architectural details shall be highly visible from the public right-of-way. Buildings shall not be set back so far that doing so reduces the details’ aesthetic impact.
• All loading facilities, service entrances, and trash enclosures shall be located at the rear of the building to limit visibility from the public right-of-way.
• Covered walkways, arcades, and pedestrian plazas should be placed at the fronts of multi-tenant buildings to create visual interest and a pedestrian-friendly orientation. The building shall be used to “frame” these outdoor spaces.
• Outdoor dining areas shall be screened through the use of landscaping and set back from parking lots, driving aisles, and high traffic areas so as to provide a pleasant atmosphere.
All three developments above face the roadway, are pedestrian-oriented, and incorporate defi ning architectural features, concen trated around the entryways. Said architectural features work to welcome patrons in, and often serve a practical function, such as protecting visitors from weather conditions.
To maintain a relatively consistent corridor sightline, buildings should have no more than four (4) stories; the first story fl oor to fl oor height must be at least twelve (12) feet. With the large number of single family homes to the east and west of Noland Road, it is important to utilize architectural and green space transitions to buffer any negative impact of the differing use intensities:
• Architectural Transition Design Standards
• Mimic building height, roof forms, setbacks, and materials
• Reduce building height as development moves closer to single family developments
• Commercial and multi-family developments adjacent to single family developments should be utilize similar materials and be of a similar scale of the residential area
• Avoid direct views from multi-story commercial buildings into single family properties
• Green Space Transition Design Standards
• Integrate reasonably-sized green spaces, courtyards, parks, or plazas where appropriate within a commercial development
• Utilize existing site features, such as stands of trees, as a natural screen
• Employ a mixture of landscaping, walls, and/or berms where existing site features do not adequately screen
• Provide clear and highly landscaped connections between the residential and commercial areas
To add visual interest to the built form along Noland Road, buildings can have a flat, pitched, or gable roof, in line with the standards that follow:
• Rooflines should complement the overall design and architecture of the building; building facades should follow the detail of the roofline.
• Rooflines and parapets must be complete when viewed from all sides of the building.
• Rooflines that define building entrances must complement the building’s overall roofline, yet are encouraged to utilize a unique architectural character.
Quality building materials are of top importance. As a general guideline, natural versus manmade materials are preferred and often better achieve the desired character and quality. To achieve this level of quality, the following materials are largely prohibited:
• Vinyl, fiberboard, and metal siding/trim
• Non-architectural grade metal panel or concrete
• Concrete block
• Imitation masonry
• Asphalt shingles (except for premium grade laminate)
In turn, the following materials are acceptable; a combination is to be integrated into all sides of each building along the corridor:
• Masonry (stone, cast stone, or brick)
• Stucco
• Laminated wood and steel (accent option)
• Integral color architectural metal panel and fiber cement siding and panel (accent option)
• Tile (accent option)
• EIFS (only as an accent, defined as ten (10) percent or less of each façade)
The color scheme throughout the corridor should utilize a neutral palette. Trim colors should provide an appealing contrast; and brighter accent colors or metal accents may be used to highlight specific architectural features, such as an entryway.
To ensure visual interest for both the driver and pedestrian, façade and roof articulation is necessary. Building articulation can include vertical or horizontal changes in material, texture, or wall plane that influence the perceived building scale. The following standards will provide for the required articulation:
• There shall be no blank, unarticulated walls along any side of the building.
• A single wall may not continue for more than thirty (30) feet using a single material, a single wall height, or as a single plane. To meet this standard, the following architectural details should be used:
• Recesses
• Reveals
• Projections
• Material diversity
• Trim
• Given the large percentage of retail uses along Noland Road, windowless facades where the interior of the building contains shelving, storage, or other inactive uses are likely. In these cases, other architectural detailing methods may be employed in addition to to the abovementioned architectural details, including:
• Screens
• Pergolas
• Vertical trellises with landscaping
• Do not change material at outside corners, so as to limit the visibility of veneer applications. If material changes are planned, they should generally occur at inside corners or be delineated by a specific transitional detail, such as a substantial reveal.
• All rooflines in excess of forty (40) feet wide shall be divided through the use of gables, dormers, or other appropriate architectural means.
Transparent storefronts provide a form of natural surveillance of the streets and sidewalks for business owners, and invite pedestrians in. To develop a pedestrianfriendly corridor, display windows and transparent doors are a necessity; spans of solid walls reduce the opportunities to display goods for sales and may be subject to defacement. This requirement will largely benefi t retail and service businesses, though professional offices will also gain from the increased levels of natural lighting and the visual connection between the sidewalk and interior, as well. The following standards, when met, will produce the expected building transparency:
• Windows and transparent panels within entry doors shall be made of clear glass. Plexiglas is prohibited.
• Transparency requirements for entryway facades include:
• First story: Seventy (70) percent of the front building facade within the first twelve (12) feet of height— parapet not included—shall be transparent.
• Second to fourth story: Fifty (50) percent of the front building facade on the second through fourth stories shall be transparent.
• Thirty-fi ve (35) percent of any nonentryway façade must be transparent, unless the interior use does not allow for transparency.
• If the facade must be windowless, utilize screens, wall art, pergolas (or other similar structures), or vertical trellises with landscaping along the facade. These acceptable architectural details must cover thirty-fi ve (35) perfect of the nonentryway facade.
WIndows + Landscaping
Display Areas + Landscaping
Landscaping + Site Furnishings
Wall Art or Decorative Detailing + Landscaping
Building entries play an important role in any pedestrian-oriented development. Often, the most intricate architectural details are concentrated around the entrance. The standards below should be followed to properly integrate welcoming, high quality entryways into the building architecture:
• Store entrances shall be recessed—not flush—with the face of the building façade in order to articulate the storefront and provide shelter for patrons.
• Entry fl oors shall be at grade, or slightly above.
• Entries should have a defining architectural feature; such as a roof pitch or a canopy.
• Each retail store, service store, or office— even within a multi-tenant development— should have their own entryway. Single entryways through a garage or rear entry should be avoided whenever possible.
When properly designed, awnings and canopies can introduce unique architectural detailing to a building, while also providing necessary protection to pedestrians from sun and inclement weather. To ensure both quality and function, awnings and canopies shall meet the following standards:
• Awnings and canopies should be integrated into the overall façade design and have a thin profile.
• Awnings and canopies shall not mask key architectural details or block visibility through storefront windows.
• Awnings shall be constructed of a durable, UV stable material that complements the buildings’ design, whether by adding an appropriate accent color or utilizing unique building materials, such as metal (so long as a decorative metal material is used). Vinyl, plastic, or corrugated or nondecorative metal materials for awnings are prohibited.
• Awnings and canopies used within a multi-tenant development must be constructed of similar material and be of a similar design (size and location).
• Awnings and canopies must provide a ten (10) foot height clearance.
• Backlit awnings are prohibited.
Window treatments shall not completely block visibility into storefronts, but are permitted to reduce interior sun exposure. The treatments shall be of a neutral color, simple design, and not draw attention to itself.
The top left image shows acceptable uplighting to highlight decorative building detailing. Wall-mounted light fi xtures, as shown in the top right image, should complement the fi xtures throughout each site. Wall signs should be lit from behind, creating a halo effect, as seen in the bottom left image. Lastly, the bottom right image highlights how amenities within pedestrian plazas can be lit in order to create an interesting and welcoming atmosphere.
Lighting provides necessary visibility for patrons, and can draw attention to key functional or aesthetic elements of a building, including entryways, windows, signage, sidewalks, crosswalks, or other architectural or site features. Strategic lighting can deter criminal activity and increase the perception of pedestrian safety. As a general requirement, each lighting type should focus the attention on what its subject is, not to the light fi xture itself. The following standards should be employed when designing a light plan for a building:
• Where appropriate, light fi xtures should be incorporated into the following building-specific features:
• Entryways
• Public plazas
• Pathways and other walking surfaces around a building
• Wall signs
• Projecting signs
• Merchandise storefronts
• Decorative architectural detailing
• Building lights should be architecturally integrated with the style, materials, and colors of the building.
• Light fi xtures affi xed to a building must be energy efficient, such as LEDs.
• Light fi xtures must be located, aimed, and shielded to minimize the glare that is emitted on objects other than those intended to be illuminated.
• Decorative wall-mounted lighting along the primary street frontage should be utilized to increase the perception of safety for pedestrians.
• Lighting in pedestrian areas, such as bollards and wall lighting, shall be of a warmer light than parking lot and roadway lighting—between 3500K and 4500K.
• Back doors/service entries shall not be lit at all times. Motion-detector lighting, at a relatively low-level, may be used. Glare must be minimized so as to not impede the vision of passing pedestrians, cyclists, or drivers or shine into residential areas.
The nature of the businesses along Noland Road often require drive-thru facilities. Any business permitted by the UDO to have a drive-thru, such as a pharmacy, bank, or fast food establishment, should meet the standards as follows:
• Sites should be designed so that the drive-thru lanes and pickup windows are not featured along the primary roadway.
• The drive-thru canopy shall be constructed of similar materials and of a similar architectural design of the principal building.
• The drive-thru must be located such that vehicular access does not compromise pedestrian safety and circulation.
• The use of both shared and side street access drives are encouraged for properties with drive-thru facilities, reducing the demand for access points along the primary roadway.
Rooftop-mounted equipment must be screened from view along all sides of a building; the equipment must not extend above the height of the screen. The building materials used to screen the equipment must be integrated into the building and the overall design.
Franchise businesses with standardized site, building, and signage design must comply with all of the stated guidelines/standards herein. Creativity and customization for Noland Road is encouraged.
• Franchise brand architecture shall not dominate or distract from the quality of the overall site and building design.
• Franchise brand integration is encouraged, but designs shall adapt to the expected material and form palette of the multi-tenant development within which it is located (if applicable), as well as the design expectations for the larger corridor, as defined in these Guidelines.
The intent of this section is to outline the design, size, and placement requirements for all exterior sign types along Noland Road. This section acknowledges that the placement, construction, color, fo nt styles, and graphic composition of signs has a collective impact on the entire corridor. Careful implementation of the following guidelin es will improve the aesthetic appeal of the corridor, while st ill providing the visibility and customization required by property and business owners. The following guidelines aim to simplify the design process, providing descriptions, example images, and/or diagrams to help illustrate the requirements for each sign type. The guidelines apply to those signs that are being improved or replaced through the Sign Improvements Program.
All signage shall comply with the City of Independence sign regulations as set forth in Section 14-504 in the Unified Development Ordinance, except as herein modified.
One (1) freestanding small lot singletenant monument sign is permitted per lot. Businesses that have frontage on more than one (1) street are permitted the use of a second small lot single-tenant monument sign, but in no case will more than two (2) small lot single-tenant monument signs be permitted per lot.
The minimum setback required for small lot single-tenant monument signs is fi ve (5) feet along street frontage and a side setback of three (3) feet. Small lot single-tenant monument signs may not be placed within the sight triangle of any street intersection or access drive to ensure a clear and unobstructed view of approaching traffi c and pedestrians.
Size
• The maximum height shall not exceed fi ve feet and six inches (5’-6”), including the sign base.
• The maximum width shall not exceed four (4) feet.
• The maximum length shall not exceed eleven (11) feet.
The maximum sign display area of a small lot single-tenant monument sign shall not exceed twenty (20) square feet. Double-faced signs are allowed to have the maximum square footage permitted on each side of the small lot single-tenant monument sign.
All small lot single-tenant monument sign bases shall be designed to complement other site signage and building architecture.
• Monument sign bases must be constructed of masonry materials approved by the CID Board or staff and complementary of those used on the principal building.
• Materials used on all sign bases must be natural in color and utilize earth tones.
• The sign itself should enhance the architectural elements of the building through strong graphic character and creative use of color, texture, scale, proportion, and form.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any small lot single-tenant monument sign.
• Landscaping must be installed around the base of small lot single-tenant monument signs and must cover a minimum of three (3) feet in width on all sides of the sign base.
• The exposed back of all signs should be adequately finished and maintained.
Small lot single-tenant monument signs may utilize:
• Surface-mounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect;
• Punch-through translucent lettering and graphics that are lit by components internally mounted to the sign body; or
• Ground-mounted directional lighting with shielding to minimize glare.
Medallion Incentive All Sign Improvements Program incentive funding applicants are encouraged to incorporate the “n” medallion (shown above), representing Noland Road, into their sign designs. The CID will develop a standard medallion and will offer a material cost rebate for installing the medallion to each Sign Improvements Program funding recipient. This way, the Noland Road brand will be bolstered.
One (1) freestanding multi-tenant monument sign is permitted for a development with two (2) or more leasable tenant spaces, in lieu of separate, single-tenant monument signs. Developments that have frontage on more than one (1) street are permitted the use of a second multi-tenant monument sign, but in no case will more than two (2) multi-tenant monument signs be permitted per lot.
The minimum setback required for multitenant monument signs is fi ve (5) feet along street frontage and a side setback of three (3) feet. Multi-tenant monument signs may not be placed within the sight triangle of any street intersection or access drive to ensure a clear and unobstructed view of approaching traffi c and pedestrians.
For developments with two (2) to eight (8) tenants, the following size guidelines apply:
• The maximum height shall not exceed eight (8) feet, including the sign base.
• The maximum width shall not exceed four (4) feet.
• The maximum length shall not exceed eleven (11) feet.
For developments with greater than eight (8) tenants, the following size guidelines apply:
• The maximum height shall not exceed ten (10) feet, including the sign base.
• The maximum width shall not exceed four (4) feet.
• The maximum length shall not exceed eleven (11) feet.
For two (2) to eight (8) tenants:
• The maximum sign display area of a multi-tenant monument sign shall not exceed fifty (50) square feet.
• Double faced signs are allowed to have the maximum square footage permitted on each side of the multi-tenant monument sign.
For greater than eight (8) tenants:
• The maximum sign display area of a multi-tenant monument sign shall not exceed seventy (70) square feet.
• Double faced signs are allowed to have the maximum square footage permitted on each side of the multi-tenant monument sign.
All multi-tenant monument sign bases shall be designed to complement other development signage and building architecture.
• Monument sign bases must be constructed of masonry materials approved by the CID Board or staff and complementary of those used on the principal building.
• Materials used on all sign bases must be natural in color and utilize earth tones.
• The sign itself should enhance the architectural elements of the building through strong graphic character and creative use of color, texture, scale, proportion, and form.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any multi-tenant monument sign.
• Landscaping must be installed around the base of multi-tenant monument signs and must cover a minimum of three (3) feet in width on all sides of the sign base.
• The exposed back of all signs should be adequately finished and maintained.
Multi-tenant monument signs may utilize:
• Surface-mounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect;
• Punch-through translucent lettering and graphics that are lit by components internally mounted to the sign body; or
• Ground-mounted directional lighting with shielding to minimize glare.
Standard Multi-Tenant Monument Signs (8+ Tenants, 8 Tenants, and 2-8 Tenants)
Medallion Incentive All Sign Improvements Program incentive funding applicants are encouraged to incorporate the “n” medallion (shown above), representing Noland Road, into their sign designs. The CID will develop a standard medallion and will offer a material cost rebate for installing the medallion to each Sign Improvements Program funding recipient. This way, the Noland Road brand will be bolstered.
One (1) freestanding large lot singletenant monument sign is permitted for a development with one tenant with a lot size equal to or greater than 50,000 square feet. Developments that have frontage on more than one (1) street are permitted the use of a second large lot single-tenant monument sign, but in no case will more than two (2) large lot single-tenant monument signs be permitted per lot.
The minimum setback required for large lot single-tenant monument signs is eight (8) feet along street frontage and a side setback of fi ve (5) feet. Large lot single-tenant monument signs may not be placed within the sight triangle of any street intersection or access drive to ensure a clear and unobstructed view of approaching traffic and pedestrians.
• The maximum height shall not exceed eight (8) feet, including the sign base.
• The maximum width shall not exceed four (4) feet.
• The maximum length shall not exceed eleven (11) feet.
The maximum sign display area of a large lot single-tenant monument sign shall not exceed fifty (50) square feet. Double-faced signs are allowed to have the maximum square footage permitted on each side of the large lot singletenant monument sign.
All large lot single-tenant monument sign bases shall be designed to complement other site signage and building architecture.
• Monument sign bases must be constructed of masonry materials approved by the CID Board or staff and complementary of those used on the principal building.
• Materials used on all sign bases must be natural in color and utilize earth tones.
• The sign itself should enhance the architectural elements of the building through strong graphic character and creative use of color, texture, scale, proportion, and form.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any large lot single-tenant monument sign.
• Landscaping must be installed around the base of large lot single-tenant monument signs and must cover a minimum of fi ve (5) feet in width on all sides of the sign base.
• The exposed back of all signs should be adequately finished and maintained.
Large lot single-tenant monument signs may utilize:
• Surface-mounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect;
• Punch-through translucent lettering and graphics that are lit by components internally mounted to the sign body; or
• Ground-mounted directional lighting with shielding to minimize glare.
Standard Large Lot Single-Tenant Monument Sign
Medallion Incentive All Sign Improvements Program incentive funding applicants are encouraged to incorporate the “n” medallion (shown above), representing Noland Road, into their sign designs. The CID will develop a standard medallion and will offer a material cost rebate for installing the medallion to each Sign Improvements Program funding recipient. This way, the Noland Road brand will be bolstered.
The use of pylon signs along Noland Road is largely prohibited. A special exception exists within the Miracle Mile District for automotive dealerships in order to accommodate the unique advertising needs of these dealerships. For the purposes of this document, the Miracle Mile District is spatially defined on the following page in Miracle Mile District Boundaries.
One (1) freestanding single-tenant pylon sign is permitted per each automobile dealership (e.g., Chevrolet or Ford), in addition to one single-tenant monument sign for secondary advertising purposes. In no case will more than one (1) single-tenant pylon sign be permitted per automobile dealership.
The minimum setback required for singletenant pylon signs is eight (8) feet along street frontage and a side setback of six (6) feet. Single-tenant pylon signs may not be placed within the sight triangle of any street intersection or access drive to ensure a clear and unobstructed view of approaching traffi c and pedestrians.
• The maximum height shall not exceed twenty (20) feet, including the sign base.
• The maximum width shall not exceed fi ve (5) feet.
• The maximum length shall not exceed twelve (12) feet.
The maximum sign display area of a pylon sign shall not exceed ninety (90) square feet. Double-faced signs are allowed to have the maximum square footage permitted on each side of the single-tenant pylon sign.
All single-tenant pylon sign bases shall be designed to complement other site signage and building architecture.
• Separated single-tenant pylon sign bases must be wrapped in masonry materials approved by the CID Board or staff and complementary of those used on the principal building.
• Materials used on all sign bases must be natural in color and utilize earth tones.
• The sign itself should enhance the architectural elements of the building through strong graphic character and creative use of color, texture, scale, proportion, and form.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any singletenant sign.
• Landscaping must be installed around the base of single-tenant pylon signs and must cover a minimum of fi ve (5) feet in width on all sides of the sign base.
• The exposed back of all signs should be adequately finished and maintained.
Single-tenant pylon signs may utilize:
• Surface-mounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect;
• Punch-through translucent lettering and graphics that are lit by components internally mounted to the sign body; or
• Ground-mounted directional lighting with shielding to minimize glare.
Medallion Incentive All Sign Improvements Program incentive funding applicants are encouraged to incorporate the “n” medallion (shown to the left), representing Noland Road, into their sign designs. The CID will develop a standard medallion and will offer a material cost rebate for installing the medallion to each Sign Improvements Program funding recipient. This way, the Noland Road brand will be bolstered.
As Applied to Single-Tenant Pylon Sign Standards
The use of pylon signs along Noland Road is largely prohibited. A special exception exists within the Interstate 70 node in order to accommodate appropriate and visible interstate advertising. For the purposes of this document, the Interstate 70 node is spatially defined on the following page in Interstate 70 Node Boundaries.
One (1) freestanding multi-tenant pylon sign is permitted on each corner of the I-70 node, in lieu of a monument sign. In no case will more than one (1) multi-tenant pylon sign be permitted per I-70 corner node.
The minimum setback required for multitenant pylon signs is ten (10) feet along street frontage and a side setback of eight (8) feet. Multi-tenant pylon signs may not be placed within the sight triangle of any street intersection or access drive to ensure a clear and unobstructed view of approaching traffi c and pedestrians.
• The maximum height shall not exceed twenty-fi ve (25) feet, including the sign base.
• The maximum width shall not exceed fi ve (5) feet.
• The maximum length shall not exceed twelve (12) feet.
The maximum sign display area of a pylon sign shall not exceed one-hundred twentyfi ve (125 ) square feet. Double-faced signs are allowed to have the maximum square footage permitted on each side of the single-tenant pylon sign.
All multi-tenant pylon sign bases shall be designed to complement other site signage and building architecture.
• Separated multi-tenant pylon sign bases must be wrapped in masonry materials approved by the CID Board or staff and complementary of those used on the principal building.
• Materials used on all sign bases must be natural in color and utilize earth tones.
• The sign itself should enhance the architectural elements of the building through strong graphic character and creative use of color, texture, scale, proportion, and form.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any multi-tenant pylon sign.
• Landscaping must be installed around the base of multi-tenant pylon signs and must cover a minimum of seven (7) feet in width on all sides of the sign base.
• The exposed back of all signs should be adequately finished and maintained.
Multi-tenant pylon signs may utilize:
• Surface-mounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect;
• Punch-through translucent lettering and graphics that are lit by components internally mounted to the sign body; or
• Ground-mounted directional lighting with shielded to minimize glare.
Medallion Incentive All Sign Improvements Program incentive funding applicants are encouraged to incorporate the “n” medallion (shown to the left), representing Noland Road, into their sign designs. The CID will develop a standard medallion and will offer a material cost rebate for installing the medallion to each Sign Improvements Program funding recipient. This way, the Noland Road brand will be bolstered.
Two (2) freestanding interior directional signs are permitted per parking lot.
Each interior directional sign must be located in landscaped islands or medians. The minimum setback required for interior directional signs is fifteen (15) feet from any public right-of-way. Interior directional signs may not be placed so as to inhibit a clear and unobstructed view of approaching traffi c and pedestrians.
The maximum sign area of an interior directional sign shall not exceed six (6) square feet. Double faced signs are allowed to have the maximum square footage permitted on each side of the interior directional sign.
• The maximum height shall not exceed three (3) feet.
• The maximum width shall not exceed two (2) feet.
• The maximum length shall not exceed three (3) feet.
All interior directional sign bases shall be designed to mimic the principal building’s architecture.
• Interior directional sign bases must consist of masonry, cast stone, or concrete that is natural in color, utilizing an earth tones color palette. All exposed materials must be approved by the CID Board or staff.
• The exposed back of all signs should be adequately finished and maintained.
Interior directional signs may not be illuminated.
For the purposes of advertising freestanding, single-tenant businesses:
• One (1) attached single-tenant wall sign is permitted per freestanding business.
• Businesses that have frontage on more than one (1) street are permitted the use of a second single-tenant wall sign, but in no case will more than two (2) single-tenant wall signs be permitted per business, with a maximum of one (1) single-tenant wall sign per wall.
Single-tenant wall signs should be located where architectural features or details suggest a location, size, or shape for the sign.
• No single-tenant wall sign shall extend above the uppermost roofline or parapet of a building or project out from the building or attached structures, such as an awning, more than twelve (12) inches.
• Signs should not dominate or obscure the architectural elements of the building or window areas.
The maximum size of a single-tenant wall sign shall not exceed seven (7) percent of the total building front façade area.
All single-tenant wall signs shall be of the highest quality and utilize materials complementary to the principal building.
• Single-tenant wall signs must be constructed of a metal material.
• Text shall consist of surface-mounted channel letters.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any singletenant wall sign.
• Internally illuminated cabinets and painted single-tenant wall signs are prohibited.
Single-tenant wall signs may utilize surfacemounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect.
For the purposes of advertising specific businesses within multi-tenant developments:
• One (1) attached multi-tenant wall sign is permitted per business within an attached building.
• Businesses that have frontage on more than one (1) street are permitted the use of a second multi-tenant wall sign, but in no case will more than two (2) multi-tenant wall signs be permitted per business, with a maximum of one (1) multi-tenant wall sign per frontage.
• One (1) projecting/blade sign advertising a single business may be placed on the same wall as a multi-tenant wall sign.
Multi-tenant wall signs should be located where architectural features or details suggest a location, size, or shape for the sign.
• No multi-tenant wall sign shall extend above the uppermost roofline or parapet of a building or project out from the building or attached structures, such as an awning, more than twelve (12) inches.
• Signs should not dominate or obscure the architectural elements of the building or window areas.
The maximum size of a multi-tenant wall sign shall not exceed seven (7) percent of the total businesses’ front façade area. In the case that a tenant is not oriented towards a building frontage and desires to place a sign the building’s front elevation, the maximum allowable signage shall not exceed seven (7) percent of the front façade area.
All multi-tenant wall signs shall be of the highest quality and utilize materials complementary to the principal building.
• Multi-tenant wall signs must be constructed of a metal material.
• Text shall consist of surface-mounted channel letters.
• Colors should be selected to contribute to the legibility of the sign; limit the total number of colors used in any multi-tenant wall sign.
• Internally illuminated cabinets and painted multi-tenant wall signs are prohibited.
Multi-tenant wall signs may utilize surfacemounted channel lettering and graphics that are lit by lighting components applied to the back side, creating a halo effect.
Standard Allowable Dimensions
Of the projecting/blade, window, and awning sign types, only two are allowed per business in addition to a wall and monument sign. The wall and monument sign shall function as the primary signage; projecting/blade, window, and awning signs should be secondary in nature.
For purposes of encouraging pedestrian scale signage:
• One (1) rigidly attached pedestrian projecting/blade sign is permitted per business within a multi-tenant attached development.
• Swinging signs are prohibited.
• A multi-tenant wall sign may be placed on the same wall as a pedestrian projecting/ blade sign.
• No pedestrian projecting/blade sign shall extend into the public right-of-way.
• A minimum height clearance of ten (10) feet is required.
• The maximum projection from the face of the building or attached structures, such as an awning, shall be three (3) feet.
• Pedestrian projecting/blade signs shall have both sign faces oriented to run perpinducular to the building frontage line.
The maximum size of a pedestrian projecting/ blade sign shall not exceed fi ve (5) square feet, nor six (6) inches of thickness.
Projecting/blade signs may not be illuminated.
Graphics, logos, or lettering are allowed on the inside of window glass, provided that they cover no more than twenty (20) percent of the area of any window. Only one window sign per business is permitted.
Graphics, logos, or lettering are allowed on the inside of window glass, provided that they cover no more than twenty (20) percent of the area of any window. Only one window sign per business is permitted.
One illuminated window sign is allowed on the inside of window glass per business, provided that it (1) is only illuminated during business hours; (2) does not flash; and (3) does not utilize neon or animated elements.
Text on awnings should be decorative and/or thematic, as shown in the top left image. Special event advertising, such as grand openings, should be be simple in design and reasonably sized, as shown in the image above.
Awning signs are permitted, provided the following requirements are met:
• The signed area on an awning is deducted from the maximum allowable area of a single or multi-tenant wall sign.
• The awning signage is professionally added.
• Awning signage is not illuminated.
• Awnings are visually balanced over the entire façade of the building.
• Awnings are only permitted on the ground fl oor of the building.
Straight, more steeply sloped awnings are preferred.
The use of banners, not exceeding thirty (30) square feet and A-frame signs are permitted for business opening/closing and special event advertising so long as they do not interfere with access or mobility. Such signs may only remain in place for a total of 60 days per calendar year per business location.
Pole signs are expressly prohibited within the Noland Road Community Improvement District boundary.
Certain signs are ineligible for funding through the Sign Improvements Program, including those listed in the Unified Development Ordinance Sec. 14-504-06.
The intent of this section is to outline general development and design requirements for the medium/high density residential an d mixed use developments along Noland Road, including apartment complexes with shared amenities, walk-up apartments, townhomes and rowhomes, senior housing, condominiums, and large scale mixed use developments. This section encourages higher density resident ial development along the corridor and seeks to provide flexibility in both site and architectural design for developments of this type. In addition, this section acknowledges the unique nature and needs of mixed use developments. Walkability and proximity to amenities is encouraged in both uses.
The following guidelines provide descriptions, example images, an d/or diagrams to illustrate the requirements for medium/high density residential and mixed use developments, which will typically include a combination of residential, retail, service, and/or offi ce uses. Variation and customization within the context of the guidelines is supported, with the hope that these developments will have a positive impact on the built character of Noland Road.
It is important to note that the applicable development and design guidelines in previous sections also apply to medium/high density residential and mixed use developments, unless the guidelines that follow contradict a previous guideline.
The density of multi-family developments will complement the high-activity commercial nodes along Noland Road. In order to continue to concentrate activity towards the nodes, medium/high density residential developments should be located adjacent to the nodes or within close, walking distance of neighborhood commercial uses.
Additionally, multi-family residential uses may also be integrated into larger mixed use developments.
Similar to mixed use developments, multifamily residential developments can activate the streetscape. To accommodate this activation, building/unit entrances shall front the street, rather than an internal parking lot. Each entryway shall either be recessed or covered by a projection from the façade. This recession or projection shall be no more than four (4) feet deep.
A porch, balcony, or patio should be provided for each residential unit.
Townhomes and rowhomes function well within high activity areas, providing a greater variety of housing products in close proximity to amenities, as shown in the top images. Similarly, walk-up apartments (bottom left image) add necessary density to commercial areas, and can activate the streetscape with street-facing entrances and balconies.
As shown above, walk-up apartments without adequate fenestration add little character to a corridor and promote little to no pedestrian activity.
All multi-family residential developments shall be compatible in size and scale to the surrounding established single family neighborhoods. Residential buildings should have no more than four (4) stories; the first story fl oor to fl oor height shall be at least ten (10) feet.
When adjacent to a single family neighborhood, medium/high density residential developments shall utilize similar materials, colors, and architectural details to aid in the transition in intensities.
A minimum of thirty-fi ve (35) percent of the street-facing and rear facades must be fenestration. Fenestration refers to the presence of openings, such as windows and doors, in a building.
Appropriate parking for multi-family residential developments includes carports, attached or detached garages, or enclosed parking areas. Limited surface parking should be provided; when surface parking is provided it should be enclosed by a building on two sides, screened through the use of landscaping on sides facing a roadway, and accessed from the side or rear of the property. Garage entrances shall be placed to the side or rear of a development; they should not be highly visible from the public right-of-way.
Multi-family developments should ideally situate parking behind the buildings. At a minimum, parking should be at the side of the buildings. Front parking, as shown to the right, is unwelcoming and reduces the corridor’s visual density.
Pedestrian walkways shall connect all parking areas to unit entrances. The walkways shall also link all on-site common areas, such as pedestrian plazas, storage areas, open space, and recreational facilities.
Sidewalks shall be a minimum of six (6) feet wide within a medium/high density residential development.
Multi-family developments are expected to provide pedestrian amenities, such as seating areas and playgrounds, as well as bike racks at an increased ratio. Mixed use developments are to be architecturally compatible with the surrounding businesses and incorporate public plazas located in close proximity to other amenities, as shown in the far right images.
Bicycle parking shall be provided at the ratio of eight (8) percent of the required off-street parking, with a minimum of ten (10) bicycle racks/storage spaces per medium/high density residential development.
Due to the nature of mixed use developments, conceptual development plans for the entire property must be submitted at one time. Architectural details, landscape selections, and amenities should be standardized and should encourage a walkable atmosphere by their nature.
The shape and scale of the corridor is largely dependent on the placement, orientation, and height of buildings. Noland Road is to be pedestrian-friendly; therefore, increased density is encouraged in order to support a more walkable corridor. The Guidelines document as a whole encourages buildings to be oriented toward the primary street and to incorporate decorative and welcoming features at the pedestrian scale.
Similar to the wider corridor requirement, mixed use developments shall have a maximum of four (4) stories.
In order to realize the desired density unique to mixed use developments, no minimum setbacks are mandated. In fact, principal building front-yard setbacks should be minimized to encourage a pedestrian-friendly corridor. When a mixed use development abuts a residential property, the minimum residential setback of the adjacent residential lot must be applied to the mixed use development, but only on the side of the shared property line.
Where buildings are set back from the public sidewalk, such areas should be designed to include plazas or courtyards that serve as public spaces.
Whereas fenestration refers to the presence and arrangement of openings in a building, transparency is focused solely on windows.
Similar to the general architectural character guidelines, seventy (70) percent of the entryway façade must be transparent; this encourages an active streetscape. For stories above the ground fl oor, no less than twenty-fi ve (25) percent of the façade must be windows.
In order to maximize privacy and minimize overlook concerns, windows of residential units in mixed use development shall not directly face (1) windows of other residential units within the development or (2) windows of residential units on abutting lots.
A minimum of thirty-fi ve (35) percent of the street-facing and rear facades must be fenestration.
• Where residential uses are combined with commercial or office uses in the same building, the residential uses shall be located above.
• Where residential uses are combined with commercial/office uses within the same development in separate buildings, the residential uses must be located behind the commercial or office uses, providing pedestrian connections throughout the entire development. The commercial/office uses will offer a higher density and should be concentrated along the Noland Road frontage.
Residential uses may be attached or multiunit residences, such as apartments, condominiums, townhomes, or rowhomes. These units shall be provided with useable front porches, patios, and/or balconies. Single story, single use buildings are discouraged within a mixed use development.
• To encourage visual density along the roadway, at-grade parking shall not be located between any building and Noland Road.
• Parking areas shall be framed and enclosed with a building on a least three sides.
• Vehicular access to corner lot developments shall be from a side street
• Residential buildings should provide attached, enclosed parking where feasible.
• Garages, carports, and surface parking lots must be screened from view along the public right-of-way.
Shared parking between buildings is required; decreased parking requirements should be considered through planned development approval.
Outdoor display areas and storage are prohibited within mixed use developments. Temporary, small-scale sidewalks sales are permitted. Regulations for such sales shall be determined by the development manager.
Due to the nature of mixed use developments, holistic Low-Impact Development stormwater best management practices should be integrated into the site design. The following practices should be considered for each mixed use site and used when appropriate.
• Avoid altering or obscuring natural drainage ways on a site.
• Minimize the use of rip rap that does not appear natural in character.
• Permeable pavements should be used within smaller areas on the site, such as driveways and gathering areas.
• Curbs cuts should be placed along internal and perimeter landscaped areas to allow for stormwater to infiltrate the soil and particulates to settle prior to entering the storm drainage system.
• Buffer plantings should be installed around pedestrian plazas, internal drives, and parking lots to filter water prior to entering the storm drainage system.
• Incorporate a detention area into the open space scheme for the site.
• Locate plazas or courtyards into and around aesthetically pleasing stormwater management systems.
• Green roofs and rainwater barrels/ cisterns should be utilized to increase the site’s albedo and increase alternative water sources, respectively.
Turf buffers and perimeter landscaping with curb cuts and natural plantings can decrease the amount of stormwater running off of a site, and increase the quality of the runoff
Pedestrian Infrastructure and Amenities
• Pedestrian walkways shall connect all primary building entrances to one another. The walkways shall also link all on-site common areas, such as pedestrian plazas, parking areas, storage areas, open space, and recreational facilities.
• Sidewalks adjacent to active building facades shall be a minimum of eight (8) feet wide within a mixed use development.
• The front of all mixed-use buildings should include pedestrian-oriented features, such as: transparent display windows; outdoor seating for dining areas; public art and pedestrian amenities, such as fountains and benches.
Developers and employers should consider providing changing and shower facilities within office buildings for the use of those employees actively commuting to work.
Bicycle parking shall be provided at the ratio of ten (10) percent of the required offstreet parking, with a minimum of ten (10) bicycle racks/storage spaces per mixed use development.
Mixed use developments typically have social spaces created for residents, shoppers, workers, and visitors to gather, recreate, and interact. Social space shall be of varying scales and highly useable, providing a wide range of activities for patrons.
Internal roadways shall be oriented towards cyclists and pedestrians by design; they should encourage low vehicle speeds.
Transit stops, if applicable, shall be designed as integral elements of the development by locating them nearby pedestrian amenities, such as plazas, commercial uses, and courtyards.