Section 880-RICR-00-00-4.10 - Site Design StandardsA. The following Site Design Standards are intended for use by those developing or modifying sites, parcels and/or premises located within the Park. Site Design Standards are a method and means of ensuring high quality development within the individual parcel while accomplishing the desired goals for the entire Park. Development should be located to preserve the natural features of the site and to avoid areas of environmental sensitivity.B. The architectural design of new buildings in the Park is important in maintaining and enhancing the curb appeal, providing an aesthetically pleasing built environment, and establishing a sense of place. Buildings that are visible from Post Road, residential neighborhoods, and/or from major streets are particularly important in establishing the visual character in the Park. "Building Design Standards" are found in the Guidance Document. The Building Design Standards shall be incorporated into all Development Plans to the maximum extent practicable. 1. Setbacks and Height a. Dimensional Regulations: Table 4 below depicts the dimensional regulations for the Quonset Business Park Land Use Districts. These regulations have been Amended for the purpose of regulating the development while maintaining maximum flexibility within each use district. (1) Table 4. Dimensional Regulations Table Dimensional Requirements | QGID | QLID | QMUDD/ QAD***** | QWD |
MINIMUM DIMENSIONS |
Lot Area | 80,000 SF | 60,000 SF | 40,000 SF | 80,000 SF |
Lot Width | 175' | 175' | 150' | 125' |
Lot Frontage | 175' | 175' | 150' | 125' |
BUILDING SETBACKS (Including solar arrays)* |
Front Yard | 35' | 35' | 15' | 30' |
Side Yard | 30' | 30' | 10' | 10' |
Rear Yard | 30' | 30' | 10' | 10' |
From Residential Structure | 50' | 50' | 50' | 50' |
MAXIMUM DIMENSIONS |
Building Height | *** | 45' | 150'**** | 150'**** |
MINIMUM PARKING SE | TBACKS |
Front | 30' | 30' | 10' | 30' |
Side | 10' | 10' | 10' | 10' |
Rear | 10' | 10' | 10' | 10' |
MINIMUM STORAGE SETBACKS |
Front | 35' | 35' | - | 30' |
Side | 30' | 30' | - | 10' |
Rear | 30' | 30' | - | 10' |
Maximum Storage Height | 40'** | 30' | - | 50** |
*Where the height of a building exceeds the value for this setback and the property is adjacent to an existing residential district, the setback value from the residential district shall be equal to the building height as measured from the lot line of an approved residential parcel as shown on NK plat maps. This does not include open space, common areas, or undevelopable land. **Storage Height may be exceeded only if an individual component (e.g., |
submarine hull or turbine foundation) exceeds 40'. 14 C.F.R. § 77, incorporated in § 4.3(B) of this Part, apply. |
*** Building Height shall not exceed the distance from the lot line, or applicable requirements in 14 C.F.R. § 77, incorporated in § 4.3(B) of this Part. |
**** 14 C.F.R. § 77, incorporated in § 4.3(B) of this Part, Horizontal Surface restricts all buildings to a maximum of 150 feet above runway grade. |
*****QAD dimensional standards shall be applied only to new development abutting public streets and/or non-aviation uses. |
2. Sidewalk Maintenance a. All areas subject to pedestrian traffic shall be paved with a durable material. b. Snow removal shall be the responsibility of the adjacent tenant and/or property owner and snow storage areas shall not interfere with pedestrian traffic.c. Access to sidewalks shall be provided in accordance with the Americans with Disabilities Act, 42 U.S.C. § 12101.d. The original construction and appearance of all sidewalks shall be maintained in good repair and in safe condition.3. Parking and Circulation a. Parking is permitted only in paved designated areas. Spaces must be striped. Exceptions may be made on lots where the Rhode Island Coastal Resource Management Council (CRMC) prohibits the use of non-porous materials. Spaces shall be no smaller than 9' by 18'. b. Parking is not permitted on Park streets, within the front, rear, or side yard parking setbacks.c. Snow storage areas shall not interfere with vehicular or pedestrian traffic.d. Parking spaces for people with disabilities must be provided in accordance with the Americans with Disabilities Act, 42 U.S.C. § 12101.e. Off-street parking shall be provided in accordance with Table 5. If a regulation is not otherwise specified, the developer must refer to the Institute of Parking Generation Manual, incorporated above in § 4.3(I) of this Part. (1) Table 5. Parking Standards Parking Requirements by Use | QAD** QGID, QLID, QMUDD, and QWD, |
Industrial | 1 space per 500 sq. ft. *gross floor area |
Office | 1 space per 200 sq. ft. net office space |
Commercial | 1 space per 200 sq. ft. gross floor area |
Marina | 1 space per boat slip |
Hotel/ plus Meeting Room | 1 space per room/ plus 1 space for each 80 sq. ft. of meeting floor area |
*A variance may be requested based on projected employment. **Parking in the QAD requires RIAC approval. |
f. Large tract, multiple tract, or mixed use development parking requirements may be satisfied in total or in part by an agreement between the developer and the QDC. Such exception to Table 5 shall be determined on a case by case basis per the results of a Parking Generation Report submitted to the QDC by the developer.g. An applicant may petition the TRC to construct fewer parking spaces than what is required pursuant to Table 5. The TRC may grant approval of this request through a condition of Development Plan Review approval provided the applicant demonstrates that adequate land is set aside to meet the parking demands in the future and that all drainage calculations reflect the amount of parking area at build-out.4. Loading and Service Areas a. For every twenty thousand (20,000) square feet of gross floor area above four thousand (4,000) square feet, there shall be at least one off-street loading space for industrial uses, at least twelve (12) feet wide, fifty (50) feet long, with fourteen (14) feet height clearance if covered. QDC may approve smaller loading docks if it finds that only smaller trucks requiring less space will be used for a period of ten (10) years. b. Loading facilities located on the side of a building facing a street shall be screened from view from the street unless such facilities are entirely enclosed within the buildings.c. Any loading or unloading in front of the building shall be prohibited.d. Distance from the loading dock to the property line shall be one hundred and ten feet (110).5. Driveways and Access Points a. Joint access - The sharing of driveway access by two (2) or more properties is encouraged. Such driveways shall require a waiver from the QDC and an access easement agreement between the property owners. b. Access to roads - All entrance and/or exit driveways onto state roads shall be in accordance with 290-RICR- 20-00-4. All entrance and/or exit driveways onto Town roads shall be in accordance with the requirements of the Town's Department of Public Works. All entrance and/or exit driveways onto Park roads shall be in accordance with these regulations.c. Sight distance - Appropriate sight line shall be maintained where a driveway or street intersects with a public street depending on speed limit.d. Maximum driveway grade - The gradient of a driveway shall have a slope of no greater than three (3) percent for the first one hundred (100) feet.e. Driveway placement - Driveways should not be located beyond the crest of a vertical curve or on the inside of a horizontal curve where stopping site distance in not available for the design speed of the street. Driveways must be placed such that an exiting vehicle has an unobstructed sight distance according to the following table (Table 6): (1) Table 6. Driveway Site Distance Street Speed Limit (mph) | Sight Distance (feet) |
5-30 | 200 |
35 | 225 |
40 | 275 |
f. Radii, Width and Spacing - Radii is related to the width of the driveway. The width of most two-lane driveways measured parallel with the roadway since the driveway will typically be at right angles to the roadway is 30 feet for two-way operation and 15 feet for oneway operation. Table 7 shows basis driveway dimensions. The TRC may reduce these values upon petition from an applicant to suit the design of lower traffic areas. (1) Table 7. Driveway Dimensions Dimensio n Reference (Figure 1) | Commercial | Industrial |
Width | W | 15 feet one-way | 20 feet one-way |
Right-turn Radius | R | 25 feet | 25 feet |
Minimum Spacing |
From Property Line | P | -R | -R |
From Corner | C | 10 feet | 10 feet |
From Driveway | S | (see Table 8) |
g. Driveway Spacing - At least one (1) curb cut shall be permitted per site. An additional curb cut per site may be allowed if warranted per review by the TRC and/or the RIDOT depending on the street classification. The limits of lot frontage, driveway spacing, both on site and to a driveway on an adjacent site, should be determined as a function of street speed limit according to the following table (Table 8): (1) Table 8. Driveway Spacing Street Speed Limit (mph) | Minimum Spacing (feet) |
25 | 105 |
30 | 125 |
35 | 150 |
40 | 185 |
45 | 230 |
50 | 275 |
h. Spacing distances are based on average vehicle acceleration and deceleration rates and are considered necessary to maintain safe traffic operation. Spacing shall be measured from the centerline of each driveway. 6. Fire Department Access. a. A fire access road shall extend around the exterior of the building with a section of the access road within 50 feet of a single exterior door providing access to the interior of the building and the remaining fire access road located no more than 150 feet from the exterior wall of the building.b. The access shall have an unobstructed width of not less than 20 feet with an unobstructed vertical clearance of 13 feet 6 inches.c. The turning radius shall be a minimum outside radius of 50 feet.d. The gradient of the access rood shall not exceed 1 foot change in elevation in 20 linear feet.e. Fire access road shall be covered with a surface material that is capable of supporting the fire apparatus, preferably gravel or bituminous pavement, and will permit access under all climate conditions and be maintained free of ice and snow.f. Yard fire hydrants shall be installed a minimum distance of 30 feet away from the structure.7. Fencing and Walls - Design of Fencing and walls shall comply with the provisions of § 4.12(A)(5) of this Part.8. Storage Areas a. All areas for the outdoor storage of materials, waste, and finished products shall be indicated on the plans. The plans shall state the chemical composition and form of the materials, type of storage, and height of the materials. b. Storage setbacks and height shall comply with the provisions of § 4.10(B)(1) of this Part and limitations required by 14 C.F.R Part 77, incorporated in § 4.3(M) of this Part, where applicable.c. Open storage shall be screened from view of adjacent properties and from public streets.d. All open storage shall be contained and/or covered as necessary so as to prevent its movement or transport by act of nature, including leaching into the ground.e. Open storage of any substance that can be moved or damaged by water, or which is wholly or partly soluble in water is not permitted. QDC will notify users that materials shall be moved 24 hours in advance of a major storm event in "A" and "V" Flood Zones as defined by Federal Emergency Management Agency National Flood Insurance Program.f. Open storage shall be secured from unauthorized access.g. Liquid bulk storage containers must meet standards as set forth by the National Fire Protection Association and RIDEM.880 R.I. Code R. 880-RICR-00-00-4.10
Amended effective 11/27/2018