A. Building Placement: The following standards shall be carefully considered as part of the overall development review:
1. All buildings shall be located with the main facade facing the principal street to which it has frontage.
2. Buildings located on corner lots shall orient main facades to each street and give equal treatment to each.
3. Buildings located on corner lots should include a prominent architectural feature of greater height or emphasis at the corner where the two (2) public streets meet.
4. Buildings should be located as close to the front property line considering site, use, and other constraints or requirements.
5. Main entrances shall be oriented toward the street rather than parking in cases where buildings can be located adjacent to the public right of way.
B. Context: New development shall consider the site design and building placement of surrounding development in order to create a site which relates to its surroundings and adds positively to the overall built environment in the site area. Additionally all developments shall consider natural features, such as view corridors, water channels, topography, and vegetation, as integral features to be preserved, enhanced, and which will contribute to the site.
C. Miscellaneous Site Considerations: The following considerations shall be made during initial site planning:
1. Service And Loading Bays: Landscaped areas and walls shall be used to decrease noise levels and separate loading and service bays from customer parking where possible. Service and loading bays (automotive, service, tire, etc.) should be oriented away from neighboring residential areas and major public streets. The general public should be restricted from accessing such areas when possible.
2. Outdoor Refuse And Garbage Collection Containers: Outdoor refuse and garbage collection containers shall be fully screened from view using the same materials as the building or approved masonry fencing. Enclosures shall also be surrounded by landscaping to further soften their visual impact. The general public shall be restricted from accessing such areas.
3. Generators; Large Auxiliary Equipment: Generators and other large auxiliary equipment shall be placed at locations where they will be least intrusive in terms of noise, appearance, and odors, particularly for occupants of neighboring properties. Site plans should also consider public utilities equipment placement and communicate early in the planning process with the various public utility providers about potential utility equipment placement on the site.
a. Equipment should be kept low to the ground.
b. Exhaust systems shall not protrude above the equipment.
c. Walls, landscaping, and other screening shall be used.
4. Open Spaces: The locations of all buildings and structures shall allow and provide an interconnected system of open space allowing open space and landscaping areas to connect with similar open spaces and landscaping areas existing, or planned to be located, on adjacent properties.
5. Chainlink Fencing: Chainlink fencing shall not be permitted adjacent to a public right of way or in a required front yard.
6. Utilities: All utility distribution facilities, including electrical, telecommunications, and natural gas services shall be placed underground. Transformers, terminal boxes, meter cabinets, pedestals and other necessary appurtenances to the underground facilities may be placed aboveground where necessary.
D. Landscaping: Landscaping shall be used as a tool to enhance and beautify the site.
1. Outdoor amenities shall be provided for every development on a site with a combined building floor area totaling twenty thousand (20,000) square feet or greater. Outdoor amenities are designed for pedestrians and create plazas or other focal points that are inviting to site patrons. These amenities shall be located near entrances or other focal points within the development where they will be convenient and comfortable for users. Restaurants and other similar uses are encouraged to provide additional outdoor seating areas for their patrons, but shall not include these areas as an outdoor amenity if restricted to only paying customers. Outdoor amenities may include the following:
a. Seating areas including patios, decks, porches, benches, tables, and pergolas;
b. Water features;
c. Garden areas designed for active use.
2. Landscaping shall be integrated into the design, placement, and enhancement of pedestrian plazas, sitting areas, walkways, flagpoles, and signs. This may be accomplished by giving special attention to any plantings immediately adjacent to pedestrian areas and walkways. This landscaping shall not overgrow or impede pedestrian areas, but rather allow for detail and aesthetics more amenable to pedestrians.
3. Drought resistant shrubs and trees are required in conjunction with efficient low water use smart automatic irrigation systems.
4. All proposed plants and landscape materials shall be consistent with (but not uniform) and of a similar scale with existing natural landscape, neighboring landscape, and adjacent streetscape areas where appropriate. Drought tolerant plant materials are required. Landscaping improvements may also include berming, contouring, rocks, and boulders.
5. The size and spacing of landscape elements shall be consistent and establish a coordinated relationship to any existing or proposed streetscape plantings. The size and spacing of landscape elements shall also be of appropriate scale and character to all proposed site structures and features.
E. Lighting: All exterior lighting shall provide for the illumination of buildings and grounds for safety purposes, but in an aesthetic manner. All exterior lighting shall be reduced to the minimum levels necessary for safety and security purposes. The use of motion sensors and timers is encouraged.
1. Lighting schemes should include coordinating parking, wall, and pedestrian scaled fixtures which complement building architecture and site features.
2. Sensitively placed low light landscape lighting that highlights a site's desirable features is encouraged.
3. All off street parking area lighting shall be designed and installed to meet the following minimum requirements:
a. All lighting fixtures and poles shall be a decorative nature and painted a color as approved with site plan application.
b. The height of all lighting poles shall not exceed twenty feet (20'), measured to the top of the pole or luminary.
c. All light fixtures, including security lighting, shall be fully hooded or shielded and aimed and so that all direct illumination shall be confined to the property boundaries of the source. All motion sensing light fixtures shall be fully shielded and adjusted, according to the manufacturer's specifications, to turn off when detected motion ceases.
4. The following types of lighting shall be prohibited:
a. Exposed bulb fixtures;
b. Directional floodlights; and
c. Excessive or intense lighting of any kind.
5. Indoor lighting shall not be provided or constructed to provide lighting for any outdoor areas.
F. Parking And Circulation: The following measures shall be taken to ensure that needed parking areas are designed in such a way as to have a minimal impact on the built environment as possible:
1. Developments which generate significant increases in traffic should include an analysis of the proposed development's impact on the current and future transportation system, and methods to control such traffic.
2. Major internal circulation roadways that provide access from the public right of way or between buildings on the same site shall be separated from parking areas using curb and gutter and a combination of any of the following methods:
a. Landscaping;
b. Pedestrian walkways; or
c. Lighting.
3. Pedestrian walkways shall be a minimum of five feet (5') wide.
4. Cross access for automobiles and pedestrians to future and existing commercial developments shall be provided during initial site planning and construction, and be maintained in perpetuity.
5. The location and number of access points to the site, the interior circulation pattern, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience, and should be harmonious with proposed and neighboring buildings.
G. Pedestrian Considerations: Site layout and design shall consider with equal weight the needs of pedestrians and automobiles. Measures shall be taken to ensure adequate access and safety for pedestrians on the site.
1. Pedestrian access from the public right of way through the site to main entrances shall be provided. These walkways shall be constructed of different materials than the roadway or parking area, and provide for clearly defined crossings where there are points of conflict with automobiles.
2. Similar pedestrian access from public transit stations and stops into the site and to each building entrance shall be provided.
3. Differing roadway materials within parking lots shall be used directly in front of entrances to slow motorists and create a safer environment for pedestrians.
4. Pedestrian drop off locations shall be convenient and safe for pedestrians.
5. Benches, pedestrian scaled lighting, bike racks, and other pedestrian amenities shall be placed appropriately throughout the site.
H. Security: Security of the site and CPTED (crime prevention through environmental design) principles should be considered in any site design. Many of the goals of CPTED are supported by and accomplished through following the standards and guidelines already enumerated in this chapter. In addition to these standards and guidelines, other measures should be considered with the following four (4) overlapping CPTED principles in mind:
1. Territoriality is a design concept that plainly demarcates private space from semipublic and public areas. Clear territoriality in the design of a site also creates a sense of ownership wherein people will be more likely to defend and care for such spaces. Following this principle ultimately creates an environment where intruders stand out and are more easily identified.
a. Symbolic barriers such as landscaping or changes in paving materials or patterns can be effective in creating defined public spaces.
b. Spaces which are designed for active use such as plazas, outdoor seating and eating areas, benches, fountains, and playgrounds add to the sense of ownership.
2. Natural surveillance is a design concept directed primarily at keeping intruders under observation. Provision of natural surveillance helps create environments where there is sufficient opportunity for people engaged in their normal behavior to observe the space around them. Areas can be designed so they are more easily observed through:
a. Landscape designs and follow up maintenance that allows for clear, unobstructed views of accessible areas;
b. Walkways which are visible, well lit, and overlooked by windows from nearby buildings;
c. Mixed uses that engage a site at all hours;
d. Use of unglazed or tinted windows and doors; and
e. Lighting of alcoves, stairwells, and other areas which may otherwise provide concealment.
3. Access control is a design concept directed primarily at decreasing criminal accessibility. Provision of natural access control limits access and increases natural surveillance to restrict criminal intrusion, especially into areas where they will not be easily observed through:
a. Clearly marking entrances;
b. Restricting access to screened areas such as garbage receptacles, delivery areas, and outdoor storage areas; and
c. Eliminating design elements which allow access to roofs and upper levels.
4. Proper maintenance of landscaping, lighting treatments, and other features can facilitate the principles of CPTED.
I. Signs: The primary purpose of signs is to clearly identify businesses. Signs shall be integrated into the overall design of a commercial development including materials, and shall add to the quality of the built environment without contributing to visual clutter. While the approval of signs requires a separate review and approval process, their placement should be planned for during initial site planning and provide for required landscaping, lighting, and other related considerations.
J. Noise Impact: Site design shall include provisions and strategies for limiting noise, particularly to adjacent property. The occupants of a proposed development should be protected from noise from both outside and within the site through screening, setbacks, and building materials. Noise generating equipment shall be located and buffered to minimize potential on site and off site impacts.
K. Screening Walls, Fences, And Other Visual Barriers: Walls, fences, and barriers that create a continuous surface greater than twenty feet (20') in length shall be softened visually with acceptable landscaping. All walls and fences shall conform to the major architectural style of the site plan. (Ord. 2010-04, 1-26-2010; amd. Ord. 2020-09, 3-10-2020; Ord. 2022-06, 2-22-2022)