Walnut Valley Focal Point Plan
(Complete Document, Adopted 06-03-99, Amended 01-02-03)
The objective of the Walnut Valley Focal Point Plan is to create a highly urban and attractive entrance to the City of Bowling Green, making the most effective and efficient use of each acre.
WV-1 To maximize the use of land in the Focal Point in the most efficient and effective means possible and to provide for an attractive and cohesive development, minimum design standards should be required and incorporated into all General Development Plans submitted for consideration:
All new streets should have curbs, gutters, and sidewalks. Streets, utilities, and drainage features should be of adequate capacity to serve the proposed development. No lot should be developed without connecting to public sanitary sewer. All utility lines should be placed underground. A property owner could offer to upgrade or otherwise provide adequate facilities to support the proposed intensity of the development. Public facilities already included in an adopted Capital Improvements budget could be considered a demonstration of adequate capacity if properly timed with anticipated construction of the development.
A minimum of 50 percent of all required parking should be to the rear of the front building line for office, commercial, and multi-family development. Parking should not be located within any required building setback line. The General Development Plan must provide for vehicular access and internal circulation to adequately support the operational needs of the development itself in a manner which maintains and protects the operational integrity of the community's major streets and highways. Further, the traffic circulation system should be designed in a manner which directs commercial traffic away from residential streets.
Any project should be designed and developed in a manner that will not impair the reasonable long term use of nearby properties in fulfillment of the land use policies of this Focal Point Plan and the Comprehensive Plan.
Any General Development Plan should be designed to afford opportunity for eventual implementation of the Greenbelt System Master Plan for Warren County and Bowling Green. It should take all reasonable measures to protect the visual and operational integrity of an existing or proposed green way corridor by means of sensitive orientation and placement of improvements to the land and the protection of mature vegetation and natural land forms. All reasonable measures should be taken to incorporate features of historical or archaeological significance into the design and development of each General Development Plan in a manner which contributes to the protection and preservation of those features.
WV-2 Residential Standards The Focal Point Plan is intended to encourage highly urban residential development offering a variety of styles, design, size, and tenancy. Highly urban residential development is encouraged on the majority of land while preserving the prime space for planned shopping centers to be built when the market is right. Residential design standards, in addition to the general standards listed above, are recommended as follows:
Residential development should be compatible with adjacent land uses. New development should not exceed the overall density of adjacent development by more than 50 percent.
To create visual interest in single family residential neighborhoods, no single facade or elevation should be repeated on adjacent lots or more than twice within the same block. Variation in exterior building covering material is encouraged.
To encourage the development of rear service drives, no more than 25 percent of the units should utilize front loaded garages. The garage portion of any house structure should have staggered alignment extending beyond the front building line of the house or recessed back from the front building line of the house.
The minimum lot size normally required for the zoning district could be lessened so long as the net residential density of the development is not greater than that allowed by a conventional lot arrangement. Lot widths at the building line may vary depending on the topography, but the average of widths should meet the minimum under the specific zoning district.
A minimum of 20 percent of the tract to be developed should be set aside and maintained as open space. All open spaces should interconnect by a minimum of a three feet wide walking trail. Actual construction of paved walking trails dedicated to public use may substitute for some portion of the minimum open space requirement. Likewise, dedication, and acceptance by a public entity, of a portion of land for a public purpose may substitute acre for acre for the minimum open space requirement.
To prevent future traffic complications, no residential lot should directly access the proposed collector street referred to herein as "Southern Parkway" or the major arterial U.S. 68-KY 80.
In order to provide for the development of housing that is affordable to residents throughout the community, incentives should be considered for construction of such within the Focal Point area. These incentives may include some density or other bonus for a commitment to providing affordable housing.
Multi-family developments should be under a singular management unless the development is undertaken under condominium ownership provisions.
WV-3 Commercial Standards Highly urban commercial development contains pre-planned, fully developed, multiple tenant centers of 100,000 square feet or more with separate access and parking, rather than freestanding, independent commercial buildings. Strip commercial development is more dependent on traffic volume along its frontage than on the amount of resident population within an immediate service area. Moderate cost land fronting highly traveled streets is becoming increasingly rare in Bowling Green. As a result, the Focal Point area is under significant pressure for strip development of highway oriented business. Commercial standards, in addition to the general standards listed previously, should include:
To ensure the quality of commercial development in the Focal Point, minimum acceptable design standards should be established. All building exterior facades and materials should be reviewed by a committee of professionals such architects, planners, and others.
Commercial zoning should be limited to Planned Unit Development, Office/Professional, Neighborhood Business, and General Business.
To ensure visual compatibility and suitability in all commercial zoning districts, except Planned Shopping Center, signage should be limited to two signs, one freestanding and one wall sign, per property. Any freestanding sign should be ground-mounted, monument style with proper landscaping; the sign should be set back from the road sight triangle as to prohibit obstruction of view. Free-standing pole signs must be prohibited. For Planned Shopping Centers, one ground-mounted, monument style sign should be allowed on each street frontage; the sign should carry the name of the shopping center only. Each tenant in the Planned Shopping Center should be allowed one wall sign. Billboards and temporary signs must be prohibited within the Focal Point.