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§ 151.110 PURPOSE.
   Commercial building design standards regulate the exterior design of commercial buildings to create a pedestrian-friendly environment; provide natural surveillance of public spaces; and maintain and enhance the rural, small-town character of downtown Banks. The standards in this section are intended to be clear and objective to allow a streamlined review process. Each standard has an associated guideline that provides flexibility for discretionary (Type III) review before the Planning Commission if necessary or desired by the applicant.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.111 APPLICABILITY.
   The standards in this section apply to all new commercial and mixed-use development and substantial remodels of, or additions to, existing buildings in the C, DC and MU Zones. For this section, a substantial remodel or addition is any expansion or alteration that impacts more than 50% of the street-facing facade of an existing building.
   (A)   Transparency standards.
      (1)   Ground floor entrances oriented to the street shall be at least 40% transparent. This standard may be met by providing a door with window(s), a transom window above the door, or sidelights beside the door. Windows used to meet this standard may count toward the storefront window percentage in division (A)(2) below. Transom windows above a door shall not be covered by an awning, canopy, or similar cover.
      (2)   Transparent windows shall cover at least 60% of the ground-floor, street-facing elevation of all buildings. For this standard, the ground-floor elevation is the area between the building base (or 30 inches above the sidewalk grade, whichever is less) and a plane 6 feet above the sidewalk grade.
      (3)   Upper floor, street-facing elevations may have less window coverage than ground-floor elevations. Orientation of upper floor windows shall have a width that is no greater than height.
      (4)   Side and rear ground-floor building elevations shall provide a minimum of 30% window transparency.
      (5)   All windows shall have trim, reveals, recesses or similar detailing of not less than 4 inches in width or depth, as applicable.
      (6)   Windows and display cases shall not break the front plane of the building (e.g., projecting display boxes are not permitted). For durability and aesthetic reasons, display cases, when provided, shall be flush with the building facade (not affixed to the exterior) and have trim that matches the window trim. Window flower boxes are allowed.
   (B)   Transparency guideline (for discretionary review). Ground floor building elevations should be pedestrian oriented and treated with windows, display areas or glass doorway openings to the extent possible and where appropriate to the design and use of the building. This guideline particularly applies to ground floor building elevations situated along Main Street in the DC Zone.
   (C)   Defined upper story standard. Building elevations shall contain detailing that visually defines street-level storefronts from upper stories. This standard may be met through any of the following elements:
      (1)   Awnings or canopies.
      (2)   Belt course (molding or projecting bricks or stones running horizontally along the face of a building to emphasize the junction between 2 floors).
      (3)   Similar detailing, materials, or fenestration.
   (D)   Defined upper story guideline. Building heights at or near the street should help form a sense of enclosure but should not create an undifferentiated high wall out of scale with pedestrians. Upper stories should be clearly differentiated from the ground floor.
   (E)   Building articulation standards. All building elevations that orient to a public street or civic space must have at least one break in the wall plane for every 25 feet of building length or width, as follows:
      (1)   A "break" for the purposes of this division is a change in wall plane of not less than 24 inches in depth. Breaks may include but are not limited to an offset, recess, window reveal, pilaster, frieze, pediment, cornice, parapet, gable, dormer, eave, coursing, canopy, awning, column, building base, balcony, permanent awning or canopy, marquee, or similar architectural feature.
      (2)   Changes in paint color and features that are not designed as permanent architectural elements, such as display cabinets, window boxes, retractable and similar mounted awnings or canopies, and other similar features, do not count toward meeting this break-in-wall-plane standard.
      (3)   See Figure 3.2-A for visual illustration of building articulation standards.
   (F)   Building articulation guideline. Building elevations should be varied and articulated to provide visual interest to pedestrians. Within larger projects, variations in architectural elements such as: building elevations, roof levels, architectural features, and exterior finishes should be provided. To balance horizontal features on longer building elevations, vertical building elements, such as building entries, should be emphasized.
   Figure 3.2-A
 
   (G)   Pedestrian shelter standards.
      (1)   Permanent awnings, canopies, or recesses shall be provided along at least 60% of ground-floor elevation(s) that abut a public sidewalk or civic space. Pedestrian shelters used to meet this standard shall extend at least 5 feet over the pedestrian area.
      (2)   Pedestrian shelters shall comply with applicable building codes. If mezzanine or transom windows exist, the shelter shall be below such windows. Pedestrian shelters shall maintain required vertical clearance.
   (H)   Pedestrian shelter guideline. Ground floor elevations that are located on a sidewalk, or other space where pedestrians are allowed to walk should provide weather protection for pedestrians to the greatest extent possible.
   (I)   Screening of equipment standard. Rooftop mechanical equipment shall be setback or screened behind a parapet wall so it is not visible from any public right-of-way or civic space. Where such placement and screening is not practicable, the city may approve painting of mechanical units in lieu of screening.
   (J)   Screening of equipment guideline. All roof, surface, and wall-mounted mechanical, electrical, communications, and service equipment should be screened from view from adjacent public streets by the use of parapets, walls, fences, enclosures, dense evergreen foliage, or by other suitable means.
   (K)   Exterior building materials standard. This standard applies to the exterior wall(s) of buildings that face a public street or civic space. Table 3.2-1 lists building materials that are primary (P), secondary (S), accent (A), and not allowed (N).
      (1)   Buildings shall utilize primary materials (P) for at least 60% of the applicable building facades.
      (2)   Secondary materials (S) are permitted on no greater than 40% of applicable building facades.
      (3)   Accent materials (A) are permitted on no greater than 10% of applicable building facades as trim or accents only.
      (4)   Materials listed as N in Table 3.2-1 are prohibited on applicable building facades.
   (L)   Exterior building materials guideline. Exterior building materials and finishes should convey an impression of permanence and durability. Materials such as masonry, stone, wood, terra cotta, and tile are encouraged. Windows are also encouraged, where they allow views to interior activity areas or displays. Where masonry is used, decorative patterns (other than running bond pattern) should be provided, especially at entrances, building corners and at the pedestrian level. These decorative patterns may include multi-colored masonry units, such as brick, tile, stone, or cast stone, in a layered or geometric pattern, or multi-colored ceramic tile bands used in conjunction with materials such as concrete.
TABLE 3.2-1 EXTERIOR BUILDING MATERIALS
Building Material
Designation
TABLE 3.2-1 EXTERIOR BUILDING MATERIALS
Building Material
Designation
Brick
P
Stucco
P
Stone/masonry
P
Glass
P
Finished wood, wood veneers, wood siding
P
Fiber reinforced cement siding and panels
P
Vegetated wall panel or trellis
P
Concrete (poured in place or precast)
S
Concrete blocks with integral color (ground, polished or glazed finish)
S
Finished metal panels (anodized aluminum, stainless steel, or copper) with polished, brushed or patina finish
S
Ceramic tile
S
Concrete blocks with integral color (split-face finish)
A
Standing seam and corrugated metal
A
Glass block
A
Vinyl siding
N
Plywood paneling
N
 
(Ord. 2021-08-02, passed 10-12-2021)
RESIDENTIAL BUILDING DESIGN
§ 151.125 PURPOSE.
   (A)   The following standards are intended to create walkable residential neighborhoods that are visually interesting, compatible with existing development, and avoid monotony in design.
   (B)   The standards in this section are intended to be clear and objective to allow a streamlined review process. Each standard has an associated guideline that provides flexibility for discretionary review before the Planning Commission if necessary or desired by the applicant.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.126 RESIDENTIAL DESIGN STANDARDS.
   (A)   Applicability. The standards in this section apply to all new single detached, duplex, triplex, fourplex, and townhome development, unless otherwise indicated per the divisions below. The standards in this section also apply to conversion of an existing dwelling into one of the subject dwelling types (for example, conversion of a single detached dwelling into a duplex).
   (B)   Entry location and orientation standard. At least one main entrance for each structure that faces a street, and each townhome unit that faces a street, must meet the following standards.
      (1)   Be set back no further than 20 feet from the abutting public street or public pedestrian way.
      (2)   Either:
         (a)   Face the street;
         (b)   Be at an angle of up to 45 degrees from the street;
         (c)   Face a common open space that is adjacent to the street; or
         (d)   Open onto a porch. If the entrance opens onto a porch, the porch must:
            1.   Be at least 24 square feet in area with a minimum four-foot depth.
            2.   Have at least 1 porch entry facing the street.
            3.   Have a roof that is no more than 12 feet above the floor of the porch.
            4.   Have a roof that covers at least 30% of the porch area.
   (C)   Entry location and orientation guideline. Building elevations facing streets, shared courts, and common greens should include pedestrian oriented entrances. Special attention should be given to designing a primary building entrance that is both attractive and functional. Primary entrances should incorporate changes in mass, surface, or finish to emphasize the entrance.
   (D)   Limitation on parking. Off-street parking is not allowed within the front yard of a dwelling except within a designated driveway or garage.
   (E)   Garage standards. Where 1 or more garages face a street, the following standards apply:
      (1)   The front elevation of the garage(s) may not extend in front of the longest, street-facing elevation of the primary dwelling structure.
      (2)   The width of all garages on the street-facing elevation shall not exceed 60% of the total width of that elevation. The width of the garage shall be measured from the edges of the finished exterior garage wall.
      (3)   If the front elevation of the garage is set back at least 5 feet from the street-facing elevation of the primary dwelling structure, the garage width standard in division (E)(2) does not apply.
      (4)   Garages that face a street shall contain at least one of the following design features:
         (a)   Garage trellis or pergola extending at least 12 inches from the building face;
         (b)   Windows on 15% of the garage door;
         (c)   Decorative hardware;
         (d)   Natural wood finish;
         (e)   A recess of at least 3 feet behind the primary dwelling; or
         (f)   Multiple materials finish or colors are used.
   (F)   Garages guideline. Garages should not be a dominant feature of the front residential elevation. Garage doors should be articulated to reduce their visual impact.
   (G)   Windows standard. A minimum of 15% of the area of all street-facing facades must include windows or entrance doors. Facades separated from the street property line by a dwelling are exempt from meeting this standard.
   (H)   Windows guideline. Building elevations facing streets, shared courts, and common greens should include ample levels of glazing to ensure articulation on the facade, daylighting of interior spaces and visibility into the public realm.
   (I)   Detailed design standards.
      (1)   All single detached dwellings, duplexes, triplexes and fourplexes shall incorporate at least 5 of the following elements on the street-facing facade. All townhome units shall incorporate at least 2 of the following elements on the street-facing facade. For corner lots, this standard applies to both street-facing facades.
         (a)   Covered porch at least 36 square feet with a depth not less than 6 feet as measured perpendicular from the face of the main building facade to the edge of the porch.
         (b)   Recessed entry area at least 2 feet deep, as measured horizontally from the face of the main building facade, and at least 5 feet wide.
         (c)   Offset on the building face of at least 16 inches from one exterior wall surface to the other.
         (d)   Dormer that is at least 4 feet wide.
         (e)   Roof eaves with a minimum projection of 12 inches from the intersection of the roof and the exterior walls.
         (f)   Roof line offsets of at least 2 feet from the top surface of 1 roof to the top surface of the other.
         (g)   Tile shingle roofs.
         (h)   Horizontal lap siding between 3 to 7 inches wide (the visible portion once installed).
         (i)   Brick, cedar shingles, stucco, or other similar decorative materials covering at least 40% of the street-facing facade.
         (j)   Gable roof, hip roof, or gambrel roof design.
         (k)   Window trim around all windows at least 3 inches wide and 5/8 inches deep.
         (l)   Window recesses, in all windows, of at least three inches as measured horizontally from the face of the building facade.
         (m)   Balcony that is at least 3 feet deep, 5 feet wide, and accessible from an interior room.
         (n)   Bay window at least 1 foot deep and 3 feet wide.
         (o)   Attached garage width, as measured between the edges of the exterior finished garage wall, of 30% or less of the total width of that elevation.
         (p)   Permanent solar rooftop panels covering at least 60% of the roof area.
         (q)   Workable shutters on the exterior of ground floor windows.
   (J)   Detailed design guideline. Building elevations facing streets, shared courts, and common greens should include pedestrian oriented design elements and other design features that provide articulation, variety, interest and quality.
   (K)   House plan variety standards. This standard applies to new detached single dwelling developments only.
      (1)   No 2 directly adjacent or opposite dwellings in a single dwelling detached development of more than four units may have the same front or street-facing facade. This standard is met when front or street-facing facades differ from one another by at least 3 of the elements listed in divisions (K)(2) through (K)(7) below. Where facades repeat on the same block face, they must have at least 3 intervening lots between them that meet this standard.
      (2)   Materials. The plans specify different exterior cladding materials, a different combination of materials, or different dimensions, spacing, or arrangement of the same materials. This standard does not require or prohibit any combination of materials; it only requires that plans not repeat or mirror one another.
      (3)   Articulation. The plans have different offsets, recesses, or projections; or the front building elevations break in different places. For example, a plan that has a stoop entry (recess) varies from one that has an entry under a front porch (projection). For this standard to apply, a recess must have a minimum depth of 4 feet and a projection or offset must be at least 4 feet in depth.
      (4)   Variation in roof elevation. The plans have different roof forms (e.g., gable versus gambrel or hip), different roof height (by at least 10%), different orientation (e.g., front-facing versus side-facing gable), different roof projections (e.g., with and without dormer or shed, or different type of dormer or shed), or different roof pitch by more than 2 feet of vertical rise to 12 feet of horizontal run.
      (5)   Entry or porch. The plans have different configuration or detailing of the front porch or covered entrance.
      (6)   Fenestration. The plans have different placement, shape, or orientation of windows or different placement of doors.
      (7)   Height. The elevation of the primary roofline (along the axis of the longest roofline) changes by not less than 4 feet from building to building, or from dwelling unit to dwelling unit, on abutting lots, as applicable. Changes in finished grade of 8 feet or more from 1 lot to the adjacent lot are counted toward change in height for purposes of evaluating facade variation.
   (L)   House plan variety guideline. New residential developments should provide a variety of house styles and means of articulation along the front facade to avoid repetitive facades along a block face.
   (M)   Access and parking. This standard applies to new townhome development only. Townhomes with frontage on a public street shall meet the following standards:
      (1)   Garages on the front facade of a townhouse, off-street parking areas in the front yard, and driveways in front of a townhouse are prohibited unless the following standards are met. For the purposes of this section, "driveway approach" means the edge of a driveway where it abuts a public right-of-way.
         (a)   Each townhouse lot has a street frontage of at least 15 feet on a local street.
         (b)   A maximum of 1 driveway approach is allowed for every townhouse. Driveways may be shared.
         (c)   Outdoor on-site parking and maneuvering areas do not exceed 12 feet wide on any lot.
         (d)   The garage width does not exceed 12 feet, as measured from the inside of the garage door frame.
   (N)   Driveway approach. This standard applies to new triplex and fourplex developments only. Driveway approaches shall comply with the following:
      (1)   The total width of all driveway approaches must not exceed 20 feet per frontage, as measured at the property line. For lots or parcels with more than one frontage, see division (N)(3) below.
      (2)   Driveway approaches may be separated when located on a local street. If approaches are separated, they must meet applicable driveway spacing standards for local streets.
      (3)   In addition, lots or parcels with more than one frontage must comply with the following:
         (a)   Lots or parcels must access the street with the lowest classification. For lots or parcels abutting an alley, access must be taken from the alley.
         (b)   Lots or parcels with frontages only on collectors and/or arterial streets must meet the applicable access standards for collectors and/or arterials.
         (c)   Triplexes and fourplexes on lots or parcels with frontages only on local streets may have either:
            1.   Two driveway approaches not exceeding 20 feet in total width on 1 frontage; or
            2.   One maximum 12-foot-wide driveway approach per frontage.
   (O)   There is no design guideline associated with divisions (M) or (N) related to access, parking, or driveways. Adjustments to those standards require an adjustment or variance approval pursuant to §§ 151.320 through 151.324.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.127 DESIGN STANDARDS FOR COTTAGE CLUSTERS.
   (A)   Cottage orientation. Cottages must be clustered around a common area and must meet the following standards. A minimum of 50% of cottages within a cluster must be oriented to the common area and must:
      (1)   Have a main entrance facing the common area;
      (2)   Be within 10 feet from the common area, measured from the facade of the cottage to the nearest delineation of the common area; and
      (3)   Be connected to the common area by a pedestrian path.
         (a)   Cottages within 20 feet of a street property line may have their entrances facing the street.
         (b)   Cottages not facing the common area or the street must have their main entrances facing a pedestrian path that is directly connected to the common area.
   (B)   Common area design standards. Each cottage cluster must share a common area in order to provide a sense of openness and community of residents. Common areas must meet the following standards. For cottage cluster subdivisions, the common area may satisfy the open space requirement of § 152.007, Preliminary Plat Approval Criteria and §§ 151.335 through 151.344, Master Planned Development:
      (1)   The common area must be a single, contiguous, useable piece.
      (2)   Cottages must abut the common area on at least two sides of the courtyard.
      (3)   The common area must contain a minimum of 150 square feet per cottage within the associated cluster.
      (4)   The common area must be a minimum of 15 feet wide at its narrowest dimension.
      (5)   The common area shall be developed with a mix of landscaping and lawn area, recreational amenities, hard-surfaced pedestrian paths, and/or paved courtyard area. Impervious elements of the common area shall not exceed 75% of the total common area.
      (6)   Pedestrian paths qualify as part of a common area. Parking areas, required setbacks, and driveways do not qualify as part of a common area.
   (C)   Community buildings. Cottage cluster projects may include community buildings for the shared use of residents that provide space for accessory uses such as community meeting rooms, guest housing, exercise rooms, day care, or community eating areas. Community buildings must meet the following standards:
      (1)   Each cottage cluster is permitted 1 community building.
      (2)   A community building shall not exceed 1,400 square feet of floor area.
   (D)   Pedestrian access.
      (1)   An accessible pedestrian path must be provided that connects the main entrance of each cottage to the following:
         (a)   The common area;
         (b)   Shared parking areas;
         (c)   Community buildings; and
         (d)   Sidewalks in public rights-of-way abutting the site or roadways if there are no sidewalks.
      (2)   The pedestrian path must be hard-surfaced and a minimum of 5 feet wide.
   (E)   Parking design.
      (1)   Clustered parking. Off-street parking may be arranged in clusters of not more than 5 contiguous spaces separated from other clusters by at least 4 feet of landscaping. Clustered parking areas may be covered.
      (2)   Off-street parking spaces and vehicle maneuvering areas shall not be located:
         (a)   Within of 20 feet from any street property line, except alley property lines;
         (b)   Between a street property line, except alley property lines, and cottages abutting the street property line.
      (3)   Off-street parking spaces shall not be located within 10 feet of any other property line, except alley property lines. Driveways and drive aisles are permitted within 10 feet of other property lines.
      (4)   Screening. Landscaping or architectural screening at least 3 feet tail shall separate clustered parking areas and parking structures from common courtyards and public streets.
      (5)   Garages and carports. Garages and carports (whether shared or individual) must not abut common courtyards. Garage doors for individual garages must not exceed 12 feet in width.
   (F)   Existing structures. On a lot or parcel to be used for a cottage cluster project, a preexisting detached single dwelling may remain within the cottage cluster project area under the following conditions:
      (1)   The existing dwelling may be nonconforming with respect to the requirements of this Code.
      (2)   Existing dwellings may be expanded up to the maximum height or footprint required by this code; however, existing dwellings that exceed the maximum height, footprint, and/or unit size of this Code may not be expanded.
(Ord. 2021-08-02, passed 10-12-2021)
ON-SITE PEDESTRIAN ACCESS AND CIRCULATION
§ 151.140 PURPOSE.
   This section is intended to provide consistency with the Oregon Transportation Planning Rule (Oregon Administrative Rules, 660-012), Banks Transportation System Plan, and to provide for safe, reasonably direct, and convenient pedestrian access and circulation.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.141 APPLICABILITY.
   The standards in this section apply to all new commercial, mixed-use, industrial, civic, and multi-family development.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.142 STANDARDS.
   (A)   Continuous walkway system. An on-site pedestrian walkway system shall extend throughout the development site and connect to adjacent public sidewalks, if any, consistent with the following:
      (1)   For commercial, civic and multi-family developments, on-site walkways shall provide direct connections between primary building entrances and all on-site parking areas, adjacent recreational areas and activity/commercial hubs, future phases of development if applicable, and public rights-of-way.
      (2)   For industrial developments, on-site walkways shall provide safe, reasonably direct, and convenient connections between primary building entrances and all on-site parking areas.
      (3)   Walkways shall be free from hazards and provide a smooth and consistent surface. The city may require landscape buffering between walkways and adjacent parking lots or driveways to mitigate safety concerns.
      (4)   The walkway network shall connect to all primary building entrances, consistent with Americans with Disabilities Act (ADA) requirements where required.
   (B)   Except as required for crosswalks, per division (C) below, where a walkway abuts a driveway or street it shall be raised 6 inches and curbed along the edge of the driveway or street. Alternatively, the city may approve a walkway abutting a driveway at the same grade as the driveway if the walkway is physically separated from all vehicle maneuvering areas. An example of such separation is a row of bollards (designed for use in parking areas) with adequate minimum spacing between them to prevent vehicles from entering the walkway.
   (C)   Crossings. Where a walkway crosses an on-site parking area or driveway, it shall be clearly marked with contrasting paving materials (e.g., pavers, light-color concrete inlay between asphalt, or similar contrasting material). The crosswalk may be part of a speed table to improve driver-visibility of pedestrians. Painted or thermoplastic striping and similar types of non-permanent applications may be approved for crossings not exceeding 24 feet in length.
   (D)   Walkway width and surface. Walkways shall be constructed of concrete, asphalt, brick or masonry pavers, or other durable surface, meeting ADA requirements, as approved by the City Engineer. Walkways shall be not less than 4 feet in width, except that concrete walkways a minimum of 6 feet in width are required in commercial developments. The city may also require 6-foot-wide, or wider, concrete sidewalks in other developments where pedestrian traffic warrants walkways wider than 4 feet.
(Ord. 2021-08-02, passed 10-12-2021)
LANDSCAPING, SCREENING AND FENCING
§ 151.155 LANDSCAPING REQUIREMENTS.
   (A)   Applicability. The standards in this section apply to all new development requiring Site Design Review per §§ 151.250 through 151.256.
   (B)   Minimum landscape area. All lots shall conform to the minimum landscape area standard of the applicable zone.
   (C)   Plant selection. A combination of deciduous and evergreen trees, shrubs, and ground covers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions, among other factors. When new vegetation is planted, soils shall be amended and irrigation shall be provided, as necessary, to allow for healthy plant growth. The selection of plants shall be based on all the following standards and guidelines:
      (1)   Use plants that are appropriate to urban areas and the local climate, exposure, and water availability. The presence of utilities and drainage conditions shall also be considered. The city may rely on Oregon State University Extension Service bulletins/University of Washington Urban Forestry Program guidelines/or other expert sources in evaluating landscape plans.
      (2)   Plant species that do not require irrigation once established (naturalized) are required.
      (3)   Trees shall be not less than 2-inch caliper at the time of planting. Trees to be planted under or near power lines shall be selected so they will not conflict with power lines at maturity.
      (4)   Shrubs shall be planted from 5-gallon containers, minimum, where they are for required screens or buffers, and 2-gallon containers minimum elsewhere.
      (5)   Shrubs shall be spaced in order to provide the intended screen or canopy cover within 2 years of planting.
      (6)   All landscape areas, whether required or not, that are not planted with trees and shrubs or covered with allowable non-plant material, shall have ground cover plants that are sized and spaced to achieve plant coverage of not less than 75% at maturity.
      (7)   Bark dust, chips, aggregate, or other non-plant ground covers may be used, but shall cover not more than 25% of any landscape area. Non-plant ground covers cannot be a substitute for required ground cover plants.
      (8)   Where storm water retention or detention, or water quality treatment facilities are proposed, they shall be planted with water-tolerant species.
      (9)   Existing mature trees that can thrive in a developed area and that do not conflict with other provisions of this Code shall be retained where specimens are in good health and do not present a hazard.
      (10)   Landscape plans shall avoid conflicts between plants and buildings, streets, walkways, utilities, and other features of the built environment.
      (11)   Evergreen plants shall be used where a sight-obscuring landscape screen is required.
      (12)   Deciduous trees should be used where summer shade and winter sunlight are desirable.
      (13)   Landscape plans should provide focal points within a development, for example, by preserving large or unique trees or groves or by using flowering plants or trees with fall color.
      (14)   Landscape plans should use a combination of plants for seasonal variation in color and yearlong interest.
      (15)   Landscape plans shall provide for both temporary and permanent erosion control measures, which shall include plantings where cuts or fills, including berms, swales, storm water detention facilities, and similar grading, is proposed.
      (16)   When new vegetation is planted, soils shall be amended and irrigation provided, as necessary, until the plants are established and able to grow on their own.
   (D)   Xeriscape requirements. All industrial and commercial development that is subject to the requirements of this chapter must incorporate the following xeriscape methods in any landscape plan submitted for city review. For residential development, xeriscape methods are encouraged but not required.
      (1)   Limited turf areas. Within the required vegetated area, the total amount of lawn (i.e., turf) may not exceed 25% of the total vegetated area. In addition, lawns should be separated from trees, flower beds and other groundcover that do not have similar water needs as lawn/turf. Lawns may not be planted in strips less than 5-feet wide due to the difficulty in controlling irrigation over-spray and resulting water waste in such areas.
      (2)   Use of drought tolerant plants. Only drought tolerant native and non-invasive exotic species may be used in xeriscape plantings.
      (3)   Alternative groundcover. Whenever possible, mulched planting beds and native plant communities should be used to meet landscape requirements. Beds may be mulched with any suitable organic or inorganic groundcover, provided that no more than 25% of the total vegetated area ismulched with inorganic material. Preservation and re-establishment of native plant communities as part of landscape designs is encouraged.
   (E)   Landscaping plan required. A landscape plan is required for submittal and approval for all new subject developments. Submittal of a landscape plan drawn to scale shall show information and conform to requirements as follows:
      (1)   The location and height of existing and proposed fences, buffering or screening materials.
      (2)   The location, size, and type of existing trees having a 6-inch or greater diameter measured 4.5 feet above ground.
      (3)   Method of irrigation for proposed trees and plant materials.
      (4)   An arborist's report may be required for sites with mature trees to be preserved and protected during construction.
      (5)   Other information as deemed appropriate by the Planning Official.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.156 SCREENING AND BUFFERING.
   (A)   Screening. Screening shall be used to eliminate or reduce the visual impacts of the following uses:
      (1)   Commercial and industrial uses when abutting residential uses.
      (2)   Industrial uses when abutting commercial uses.
      (3)   Service areas and facilities, including garbage and waste disposal containers, recycling bins, and loading areas.
      (4)   Outdoor storage areas.
      (5)   Parking areas for 20 or more vehicles.
      (6)   At and above grade electrical and mechanical equipment, such as transformers, heat pumps, and air conditioners.
   (B)   Screening methods. Screening may be accomplished by using sight obscuring plant materials (generally evergreens), earth berms, walls, fences, building parapets, building placement or other design techniques. Screening should be a minimum height of 6 feet.
   (C)   Buffering. Buffering is required between an industrial use and any non-industrial use to mitigate adverse visual impacts, dust, noise or pollution, and to provide for compatibility between dissimilar adjoining uses. Where buffering is required, one of the following buffering alternatives shall be employed:
      (1)   Planting area. Width not less than 15 feet, planted with either one row of trees staggered and spaced not more than fifteen 15 feet apart; or, at least one row of shrubs forming a continuous hedge at least 5 feet in height within 2 years of planting.
      (2)   Berm plus planting area. Width not less than 10 feet, with the combined total height of the berm and hedge not less than 5 feet.
      (3)   Wall plus planting area. Width must not be less than 5 feet with a masonry wall or fence not less than 5 feet in height and lawn, shrubs or ground cover covering the remaining area.
      (4)   Other approved methods which produce an adequate buffer considering the nature of the impacts to be mitigated.
(Ord. 2021-08-02, passed 10-12-2021)
§ 151.157 FENCES.
   (A)   Purpose. This section contains the general policies and requirements regarding the location, placement, restrictions, permitting, and fees associated with fences.
   (B)   Permitting and fees. All new fences and major renovations that change the height or location of an existing fence must have permits. It shall be unlawful for any person, firm, or corporation to construct a fence or modify an existing part thereof without compliance with the standards described herein and first obtaining a permit from the city. A fence permit application signed by the property owner shall include information regarding the type, height, and location of the proposed fence; agreement to maintain the landscape strip in the front yard (if applicable); and be accompanied by a filing fee to cover the cost of permit review and site inspection.
   (C)   General fence provisions.
      (1)   A fence on a corner lot shall not violate the 20-foot vision clearance triangle as specified in § 151.205.
      (2)   In no instance shall a fence extend beyond the property line or be constructed higher than 6 feet above the finished grade of the lot. (A lower height fence may be required as described under division (E) below.).
      (3)   Fencing shall be installed at least 3 feet from a utility pedestal or electrical transformer and not completely enclose them.
      (4)   Requirements specified under divisions (C)(1) through (C)(3) above and the specific restrictions specified under divisions (E) through (G) below are applicable to site landscaping such as hedges, trees, and shrubbery.
      (5)   Fencing for residential swimming pools shall comply with the barrier requirements specified in the International One- and Two-Family Dwelling Code, as administered by the Washington County Building Services Division.
      (6)   The use of barbed wire, electric fencing (above grade), or other types of injury causing fencing material shall be prohibited in the residential and CF Zones.
   (D)   Specific front and street side yard fence restrictions.
      (1)   A fence located in a required front yard or street side yard shall not exceed 3.5 feet in height measured from the original finished grade of the lot, except as provided in (D)(2) below.
      (2)   Street side yards of corner lots may have a 6-foot fence or hedge installed in the street side yard, provided the following requirements are satisfied.
         (a)   The street intersection for the corner lot shall be controlled by stop signs on at least 1 of the intersecting streets.
         (b)   A minimum clear sight distance of up to 250 feet measured from the street intersection along the side yard street shall be provided for a street with a speed limit of 25 mph. For streets with higher speed limits, the minimum clear sight distance shall be equal to 10 times the legal speed of the street.
         (c)   Driveway access is allowed in the street side yard on the subject property or abutting lot so long as such access is not obscured by a fence.
   (E)   Specific side and rear yard fence restrictions. Fences located within a required side or rear yard shall not exceed 6 feet in height as measured from the ground on either side of the fence. The fence may be located on the common lot line.
   (F)   Through lot fence restrictions. In the case of a through lot, the yard facing the rear of the house may be considered a rear yard for fence height purposes, provided there is no driveway access from the rear yard and the minimum clear sight distance for adjacent driveways on either side of the lot is maintained as required under division (D)(3)(b) above. See the illustration in § 151.009.
   Figure 3.5-A Fence Height in Front and Street Side Yards
 
   Figure 3.5-B Corner Lots Having Abutting Street Side Yards
 
   Figure 3.5-C Corner Lot Having Street Side Yard Abutting Neighbor's Front Yard
 
(Ord . 2021- 08- 02, pass ed 10- 12- 2021)
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