To assure that the design and location of commercial and industrial areas will be in conformance with the zoning standards of this Zoning Code and are properly related to and in harmony with the existing and future business and industrial development of the City, including generally accepted principles of commercial, industrial and civic design, a detailed site plan shall be submitted showing the proposed use and development of all commercial and industrial sites for recommendation by the Planning and Zoning Commission to the Council for their approval.
1. Procedure.
A. A site plan review is required whenever a person or other group wishes to develop any tract or parcel of land within all zoning districts except for: (i) any detached single-family residence and two-family residences including any accessory structure thereto; (ii) agriculturally zoned property; (iii) new construction of non-residential accessory buildings less than 1,000 square feet in gross floor area; (iv) additions to existing non-residential buildings when the addition is less than ten (10) percent of the existing building’s gross floor area or the addition does not exceed one thousand (1,000) square feet, whichever is more restrictive; (v) changes to a project that has already obtained site plan approval where such change is identified by the City Council’s site plan approval as an allowed change requiring only administrative review by the planning staff; (vi) also where no new curb cuts are required and (vii) where new construction does not reduce existing parking or significantly modify existing on-site circulation as determined by the City Engineer. Said person shall cause to be prepared a site plan of such development and shall submit fourteen (14) copies of said site plan to the City Clerk. The provisions of this section shall be applicable to the redevelopment, enlargement or extension of any commercial or industrial uses or structures existing at the time of adoption of the ordinance codified herein (8-19-93). The site plan shall contain such information and data as outlined here.
(Ord. 02-23-2015 #04 (404) – June 15 Supp.)
B. The Clerk shall refer a copy of the site plan to the City Engineer, or such other person as shall be designated from time to time by the Council, who shall review said site plan as to its compliance with the ordinances of the City, its effect upon public utilities and the public street system, and submit findings as soon as possible to the Planning and Zoning Commission.
C. The Clerk shall also forward a copy of the site plan to each member of the Planning and Zoning Commission. The Commission shall, after receiving the engineer’s report, review the site plan for conformity with the regulations and design standards contained herein, and may confer with the developer on changes deemed advisable in such site plan.
D. The Commission shall forward its recommendation of action to the Clerk within forty-five (45) days of the date of submission of the site plan. If the Commission does not act within 45 days, the site plan shall be deemed to be approved by the Commission unless the developer agrees to an extension of time.
E. The Commission may, in its discretion, hold a public hearing on the site plan of the proposed development and prescribe the notice thereof and to whom such notice shall be given.
F. The Council shall, upon receipt of the recommendation of the Commission, either approve or disapprove the site plan of the proposed development.
G. No building permit or certificate of occupancy for any structure within any distance within which a site plan is required shall be issued until the site plan has been approved as provided herein.
H. Upon final action by the Commission on any site plan, a copy of said site plan with the action of the Commission noted thereon and signed by the chairman of the Commission shall be filed with the Clerk.
I. If the administrative official finds that any construction or proposed construction or occupancy of a development on a tract of land for which a site plan has been approved will not substantially comply with the site plan as approved, or if the administrative official finds that the construction and development of the tract is not being carried out in accordance with the development schedule filed with the site plan, the administrative official shall suspend all building permits for the development and order all construction stopped until such time as the owner of the project or any successors in interest shall have provided the administrative official with proof satisfactory to said administrative official that the site plan will be complied with. The administrative official shall not issue a certificate of occupancy for any structure within the development while the building permit for the development has been suspended pursuant to this paragraph. Any person aggrieved by any decision or action of the administrative official under this paragraph may appeal such action or decision to the Board of Adjustment.
J. If the owner or developer of a tract of land for which a site plan has been approved determines that an extension of time is necessary or that a modification of the site plan would provide for a more appropriate or more practicable development of the site, the owner or developer may apply for an amendment of the site plan. The Commission may grant an extension of time or a modification of a previously approved site plan if it determines that such modification of the site plan would provide for a more appropriate development of the site.
K. Pre-application Conference. Whenever any person, partnership, corporation or any other group, public or private, proposed to develop any tract or parcel of land or modify any existing development which requires a site plan submittal, a request shall be made to the Department of Community Development for a Pre-application Conference. The conference shall include the applicant or representative, the Director of Community Development, the City Engineer, The City Building Inspector, and the Public Works Director. The purpose of the conference shall be to acquaint the City Staff with proposed development and to acquaint the applicant or representative with the procedures and with any special problems that might relate to the development. The applicant shall furnish a legal description of the property to be developed at the time of requesting the Pre-application Conference, and the conference shall be held within fifteen (15) days of such request.
2. Design Standards. The standards of design are intended as minimum requirements so that the general arrangement and layout of the development requiring the site plan may be adjusted to a wide variety of circumstances.
A. All proposed developments for which site plans are required shall conform to the Comprehensive Plan of the City; the provisions of this Zoning Code, the Subdivision Regulations, if applicable; and all other applicable City ordinances and statutes and regulations of the State.
B. The proposed development shall have such entrances and exits upon public streets as are necessary for safety and the general welfare and shall have such interior drives as are necessary for free movement of emergency vehicles; and shall have such pedestrian walkways as are necessary for safety and general welfare. The proposed development shall have such entrances and exits upon adjacent streets and such internal traffic circulation pattern as will not unduly increase congestion on adjacent or surrounding public streets or create undue hazards to traffic safety.
C. The proposed development shall be designed with a proper regard to topography, surface drainage, natural drains and streams, wooded areas, and other natural features which will lend themselves to proper, harmonious and attractive development of the site. The design of the proposed improvements shall make adequate provisions for surface and subsurface drainage, for connections to water and sanitary sewer lines, each so designed as to neither overload existing public utility lines nor increase the danger of erosion, flooding, landslide, or other endangerment of adjoining or surrounding property.
D. The proposed development shall be designed with adequate water mains, provisions for sanitary sewage facilities, storm sewers (storm sewers to be designed for 5-year storm calculations) and drains and flood control, in accordance with the ordinances and regulations of the City and statutes and regulations of the State and good engineering practice to protect the public health and welfare and not overload any existing public utilities. Surface drainage shall be directed to storm sewers wherever practical, including the requirement to extend public storm sewer if deemed necessary.
E. The proposed development shall be designed and the buildings and improvements located in such a manner as not to unduly diminish or impair the use and enjoyment of adjoining or surrounding property and to such end shall have such buffers, screen fences and landscaping as may be proper and shall minimize the adverse effects on such adjoining property from automobile headlights, illuminations of required perimeter yards, refuse containers, and impairment of light and air. For the purpose of this section, the term “use and enjoyment of adjoining property” means the use and enjoyment presently being made of such adjoining property, unless such property is vacant. If vacant, the term “use and enjoyment of adjoining property” means those uses permitted under the zoning districts in which such adjoining property is located.
F. The proposed development shall not unduly increase the public danger of fire or diminish the public safety, and shall be designed to adequately safeguard the health, safety and general welfare of the public and of persons residing and working in the development and in the adjoining or surrounding property.
G. The proposed development and all structures therein shall be designed in such a manner as to create a quality environment and to such end shall be architecturally and aesthetically harmonious and attractive.
H. To such end as may be necessary and proper to accomplish the Design Standards of this section, a landscaping plan prepared by a registered landscape architect, nursery person or such other knowledgeable person shall be provided, along with plans which address erosion control and other applicable requirements of this chapter and other city regulations.
I. Building Orientation. The orientation of any proposed building shall be carefully scrutinized so as to mitigate the visual and audible impact of service areas, loading docks, loading areas or similar operations on the adjoining properties and general public.
(1) Buildings shall not be designed or oriented to expose loading docks, service areas or nonresidential overhead doors to the public right-of-ways.
(2) Buildings proposed in commercial districts that are adjacent to residential developments shall not be designed or oriented to expose loading docks, service areas or similar operations toward the adjacent residential developments.
(3) If it is not feasible to design or orient the loading docks, service areas or similar operations away from the residential developments, additional landscape buffering, screening walls, fences and setbacks may be approved by the Council.
J. Architectural Elements. In order to reduce the negative aesthetic impacts of large buildings, additional architectural elements shall be incorporated into the overall building design.
(1) Non single-family buildings proposed in residential districts shall incorporate residential design elements such as pitched roofs, dormers, cupolas or other similar roof elements into the building design in order to minimize the aesthetic impact of the differing uses.
(2) Buildings proposed in commercial districts that are adjacent to residential developments are recommended to include an articulated roofline, giving emphasis to architectural elements that will help divide the mass of a large building into smaller, identifiable pieces. Flat roof buildings shall only be approved by the Council.
(3) Commercial buildings shall incorporate architectural design elements, materials and colors into the side and rear building elevations similar to those used in the front building elevation.
(4) Commercial buildings shall incorporate façade modulation in all building elevations in order to preserve building scale and reduce the aesthetic impact of long, large expansive wall surfaces. The variation in wall surfaces can be accomplished either by physical offsets or by the use of color, pattern, or texture.
(5) Roof mounted mechanical units, satellite dishes, or other similar equipment shall be screened from public view by the extension of a parapet wall or other roof mounted equipment, point-in-place screening shall be required. Such screening shall have similar design features as the building including material, shape, and color considerations. Wooden fences shall not be considered appropriate.
(6) Buildings proposed or redeveloped in the “Old Town” area, as designated in the comprehensive plan, shall maintain the historic nature, and incorporate architectural elements and designs which complement and preserve the character of the area.
K. Exterior Material Selection. The building’s exterior material selection shall be compatible with other buildings and structures in adjoining developments. The minimum requirements shall be as follows:
(1) In all “R” zoning districts, all non-dwelling, principal permitted structures shall incorporate at a minimum, fifty percent (50%) brick, stone, or similar substantial material into the overall building design. The percentage requirement shall be calculated on the total exterior surface area exclusive of glazed surfaces.
(2) In R-3 and R-5 districts, primarily residential construction materials such as: brick, stone, wood, lap siding, and architectural shingles, shall be utilized in the design.
a. Attached dwelling structures shall incorporate at a minimum, twenty percent (20%) brick, stone, or similar substantial material in the overall building design. The percentage requirement shall be calculated on the total exterior surface area exclusive of glazed surfaces.
b. Multiple family structures shall incorporate at a minimum, fifty percent (50%) brick, stone, or similar substantial material into the overall building design. The percentage requirement shall be calculated on the total exterior surface area exclusive of glazed surfaces.
(3) In C-1, C-2, C-3, C-4, C-5, and C-6 districts, the architectural material selection shall be dominated with permanency and strength of material in proportion to the aesthetic characteristics of the buildings bulk and shape. Structures in these districts shall incorporate at a minimum, sixty percent (60%) brick, stone, or “architecturally designed” concrete tilt-up panels. The remaining surface shall be finished with split-face block, architectural tilt-up panels, stucco, or architectural aluminum panels. Accent materials not listed above may be incorporated into the building as an additional secondary material to compliment and add architectural character and design elements. The percentage requirement shall be calculated on the total exterior surface area exclusive of glazed surfaces or door enclosures.
(Ord. 7-16-2018 #01 (497) – Dec. 18 Supp.)
(4) In C-7 districts the architecture shall be of the highest quality, with detailed design. The architectural design of any building shall conform to the approved Development Plan and Design Criteria Manual approved by the City Council. The City Council, after receiving a recommendation from the Planning and Zoning Commission, shall determine the appropriateness of an architectural material when used as a building element as to whether the material enhances the physical appearance of the development or provides continuity desired to unite all structures within the development into the project theme. Buildings shall be architecturally treated on all elevations to produce an aesthetically pleasing façade which is of a design that complies with the approved Development Plan. Attention shall be paid to breaking up solid walls by incorporating window elements, multiple planes, and articulation of surfaces through the use wall modulation, offsets, parapets, and of various materials, textures and colors.
(5) The use of metal panels or sheet metal will not be considered an acceptable exterior building or accessory building material in any residential or commercial district. Metal panels may be used on the non-public faces of buildings in M-1 and M-2 districts.
(Ord. 02-17-2014 #04 (390) – June 14 Supp.)
L. Exterior Color Selection. The building’s exterior color scheme shall utilize primarily muted, neutral, or earth tone type colors. The primary use of bright, intense, or extreme colors not consistent with the adjoining developments shall not be permitted in any zoning district. This regulation is not intended to prohibit the use of these colors for specifically approved architectural detailing.
M. Waiver of Design Requirements. The City Council reserves the right to waive or modify to a lesser restriction any provision or requirement of architectural design elements contained in this chapter for structures that have been constructed, legally permitted, or a site plan approved by the City Council prior February 1, 2004. Said structures are considered “Grandfathered” as legally non-conforming. The City Council’s right to waive or modify includes subsequent remodeling, building additions, and detached accessory buildings or structures on the same lot as a “Grandfathered” principle structure. Furthermore, the Council shall find that said waiver or modification does not adversely affect the intent of these regulations to adequately safeguard the general public and surrounding property. Exceptions will only be considered for those areas where special circumstances warrant a change and whereby the modification or waiver is determined to be in the best interest of the general public. This section is not applicable to new construction, unless specified here above.
(Ord. 11-04-2013 #01 (385) – Dec. 13 Supp.)
N. Horizontal and Vertical Survey Control. The City of Altoona requires all projects that modify or add to the City’s infrastructure to be tied into the horizontal and vertical control system as adopted on June 19, 2006.
(1) Vertical Control - A project’s vertical datum must tie into the vertical control points provided in the City of Altoona’s Horizontal and Vertical Control Network with a minimum of one of the points being a Primary Control Point, other points may be Secondary Points.
(2) Horizontal Control - A project may use an existing basis of bearing and assumed coordinates that meet the project’s on the ground needs and as may be required by practical and accepted survey methods. Although an assumed horizontal coordinate system can be used, a project’s horizontal control must also be tied into the City of Altoona’s Horizontal Control Network by labeling at least two points. The basis of the tie must be from a minimum of one of the Primary Control Points listed in the City of Altoona’s Horizontal and Vertical Control Network with a listing of the points used to make the relationship.
(Ord. 6-19-06 #4 (220) – Dec. 06 Supp.)
3. Site Plan Requirements. All site plans shall be drawn at a scale not less than 1" = 50'. Fourteen (14) copies of the site plan shall be submitted to the Clerk. The purpose of the site plan is to show all information needed to enable the engineer, Commission and the Council to determine if the proposed development meets the requirements of this Zoning Code.
4. Information Required. The site plan required shall include the following information concerning the proposed development:
A. Name, address, and phone number of all persons having an interest in the property including the Engineer, Architect, Landscape Architect, Land Surveyor or person preparing the site plan.
B. Legal description of property, point of compass, scale, date and revision dates.
C. Applicant’s name, present and proposed land use and zoning, location and names of adjoining subdivisions, the numbers of the adjoining lots therein and the names and addresses of adjoining landowners.
D. If the applicant is other than the legal owner, the applicant’s interest shall be stated.
E. Ties to the City of Altoona’s Horizontal and Vertical Control Network.
(Ord. 6-19-06 #4 (220) – Dec. 06 Supp.)
5. Required Illustrations. The site plan shall clearly set forth the following information concerning the proposed development:
A. Property boundary lines indicated by a heavy line, dimensions and total area of the proposed development.
B. Existing and proposed contour lines of the proposed development at intervals of not more than two (2) feet. Soil erosion control practices must be shown where necessary
C. The availability, location, size, and capacity of existing utilities, and of proposed utilities.
D. Existing and proposed utility lines and easements in accordance with the Standard Specifications and Subdivision Regulations.
E. The proposed location, size, height, shape, use and architectural theme of all buildings or structures in the proposed development.
F. The total square footage of building floor area, both individually and collectively in the proposed development.
G. Existing buildings, rights-of-way, street improvements, railroads, easements, drainage courses, streams and wooded areas.
H. All required building setback lines.
I. Estimated number of employees for each proposed use where applicable and any other information which may be necessary to determine the number of off-street parking spaces and loading spaces required by the zoning ordinance.
J. Complete traffic circulation and parking plan showing location, number, dimensions and design of off-street parking in the proposed development, including:
(1) Driveways, islands and planters;
(2) Striping and safety curbs;
(3) Loading facilities;
(4) Type and location of lighting;
(5) Surface treatment; and
(6) Grade and direction of drainage.
K. Open spaces, yards, recreational areas, walkways, driveways, outside lighting, walls, fences, monuments, statues, signs and other man-made features to be used in the landscape of the proposed development.
L. Facilities for the collection and disposal of garbage, trash, recycling and grease dumpsters. Enclosure must be constructed of the same primary material as the exterior of the principal building, with an opaque gate. (Ord. 8-20-07 #2 (257) – Dec. 07 Supp.)
M. Location and type of all plants, grass and trees to be used in the landscape of the proposed development. Landscaping to be used for screening purposes shall be illustrated in the elevation and perspective as well as the plan, with the approximate size and name of plants, shrubs or trees to be planted clearly indicated.
N. Location of entrances and exits from the proposed development onto public roads, and interior drives and proposed sidewalks in the development.
O. Proposed drainage facilities and provisions for flood control.
P. Location, height and area of all signs (directional signs, identification signs or temporary signs) in the proposed development.
Q. Location of existing trees six inches or larger in diameter, landslide areas, springs and streams and other bodies of water, and any area subject to flooding by a one hundred year storm.
R. A “Vicinity Sketch” of legible scale showing the generalized street patterns, land use and zoning within 100 feet of the site plan boundary.
S. Three (3) copies of architectural elevations of all proposed buildings, for the purpose of understanding the structures, the location of windows, doors, overhangs, projection height, etc., and the grade relationship to floor elevation, and the number of stories or each existing building to be retained and of each proposed building.
T. Soil tests and similar information, if deemed necessary by the city engineer, to determine the feasibility of the proposed development.
6. Expiration of Approval. All site plan approvals shall expire and terminate: (A) in the case of non-residential improvements described in the Design Criteria Manual, as amended, for any C-7 zoned development, three hundred sixty-five (365) days after the date of Council approval, and (B) in all other cases where site plan approval is required hereunder, one hundred eighty (180) days after the date of the Council approval unless in all cases a building permit has been issued for the construction provided for in the site plan. The Council may, upon written request by the developer, extend (i) the time for the issuance of a building permit for sixty (60) days or (ii) the site plan approval expiration date. In the event the building permit for the construction provided for in a site plan expires or is canceled, then such site plan approval shall thereupon terminate.
(Ord. 02-23-2015 #05 (405) – June 15 Supp.)