12.08.020 Site plan review.
PURPOSE AND INTENT
The purpose of this section is to provide an integrated approach toward site and building development and a process to review and approve Site Plans for land uses which are subject to a Zoning Permit for any principle use or conditional use in any district except the A-1, A-2, and A-4 agricultural districts, the R-1, R-2, R-3, R-4, R-5, R-6, R-7 and R-8 residential districts. The intent is to promote compatible development, stability of property values, and to prevent impairment or depreciation of property values of development, changes or additions to existing structures and redevelopment
PROCESS AND SUBMITTALS
The Department of Planning and Development shall review and approve the following plans as applicable:
Building Plan
Site Plan
Parking Plan
Landscape Plan
Lighting Plan (including photometrics)
Storm Water Management Plan
Utility Plan
Traffic Impact Analysis (TIA) Plan
Natural Resource Protection Plan
Such plans are necessary to identify existing and proposed structures, architectural plans, building construction plans, neighboring uses, parking areas, driveway locations, loading and unloading, highway access, traffic generation and circulation, drainage, sewerage and water systems, location and type of lighting, type, size and location of signs, utilization of landscaping and open space, emergency vehicle accessibility, and the proposed operation for all development classified as a principal or accessory use . (8/6/02)
(a) STANDARDS AND PRINCIPLES
The following principles are established to implement and define the purpose and intent set forth above,
1. Building Design and Architecture
No building shall be permitted in which the design or exterior appearance is of such unorthodox or abnormal character in relation to its surroundings as to be unsightly or offensive to generally accepted taste and community standards or is so identical with those adjoining as to create excessive monotony or drabness.
Buildings shall avoid a “box like” appearance having horizontal and vertical articulation. Integration of features like cornices, staggered parapet walls, wall offsets, recessed or extended windows and entries, covered arcades or similar design elements shall be used. Building additions shall be designed to be consistent with the existing building(s) in conjunction with the principles of this section.
2. Building Facades
No building shall be permitted where any exposed facade is not constructed or faced with a finished material which is aesthetically compatible with the other facades and presents an attractive appearance to the public and to surrounding properties by a mixture of materials, banding, textures and colors. Buildings shall have four-sided architecture.
3. Building Materials
A minimum of 50 percent of a façade facing an existing or future street or a façade that is visible by the general public shall be finished with a combination of windows, brick, native or manufactured stone, textured concrete block, decorative masonry material or decorative precast concrete panels. Smooth face concrete block is only permitted as an accent band. Additions to existing buildings shall be permitted to maintain the appearance and materials of the existing façade so as to maintain a consistent appearance.
4. Building Scale and Mass.
The relative proportion of a building to its neighboring buildings, to pedestrians and observers, or to other existing buildings shall be maintained or enhanced when new buildings are built or when existing buildings are remodeled or altered.
5. Building Rooflines and Roof Shapes.
The visual continuity of roofs and their contributing elements (parapet walls, coping, and cornices) shall be maintained in building development and redevelopment.
6. Equipment and Mechanicals.
Roof-mounted equipment and mechanicals shall be screened from public view, when viewed from grade level as measured from the lot lines and abutting street centerlines, in a manner matching the architectural style and materials of the building. A professional line-of-sight study may be required verifying this provision. Roof-mounted equipment and mechanicals added to an existing building shall comply with this provision. Roof drains, leaders and downspouts shall be integrated into the exterior design of the building.
Ground Equipment and mechanicals shall be screened from public view with a combination of solid fencing or walls and landscaping as deemed appropriate.
7. Colors
Since the selection of building colors has a significant impact upon the public and neighboring properties, color shall be selected in general harmony with existing neighborhood buildings.
a. Frequent changes in material or color shall be avoided.
b. The use of bold, primary colors should not be used for building facades except for accent elements.
c. The use of bright colors, including but not limited to fluorescent, “hot”, and “dayglow” colors is prohibited.
8. Location and Orientation
No building or sign shall be permitted to be sited on the property in a manner which would unnecessarily destroy or substantially damage the natural beauty of the area, particularly insofar as it would adversely affect values incident to ownership of land in that area, or which would unnecessarily have an adverse effect on the beauty and general enjoyment of existing structures on adjoining properties.
9. Erosion Control and Storm Water
Appropriate erosion control and storm water management measures shall be utilized in all new development. Buildings and uses shall maintain existing topography, drainage patterns, and vegetative cover insofar as is practical. Storm water management ponds and open drainage ways shall be designed to be visual amenities. The Department of Planning and Development or the Planning, Development and Extension Education Committee may require that drainage easements be executed.
10. Traffic Circulation
Buildings and uses shall provide for safe traffic circulation and safe driveway locations. Clear and identifiable patterns of circulation shall be designed to minimize conflicts between pedestrian, automobile and truck traffic.
Buildings and uses shall provide adequate parking and loading areas. No loading dock or overhead doors shall face upon a street right-of-way without approval of the Department of Planning and Development. Site cross-access lanes and associated easements shall be provided where deemed necessary by the Department of Planning and Development and shall be a minimum of 24 feet wide. Subject to the requirements as set forth in Section 12.13.020(a) Dimensions of Parking and Section 12.13.030 Parking Requirements.
12. Public Services and Utilities
Buildings and uses shall be provided with adequate public services as approved by the appropriate utility.
13. Lighting
Subject to the requirements as set forth in Section 12.11.040 (da) Exterior Lighting Standards and 12.13.030(o) Lighting.
14. Buffers and Screening
Appropriate buffers shall be provided between dissimilar uses. Dumpsters and other trash receptacles shall be screened from view with solid fencing or walls as deemed appropriate by the Department of Planning and Development.
15. Landscaping and Open Space
Buildings and uses shall make appropriate use of open spaces. Subject to the requirements as set forth in Section 12.16 Landscaping. The development applicant shall commit, in writing, to maintain all required landscaping.
(b) Appeals. Any person or persons aggrieved by any decisions of the Zoning Administrator or the Land Use Committee related to plan review may appeal the decision to the Zoning Board of Adjustments pursuant to section 12.56.050 of this Ordinance. [Code § 12.08-2.]