A. 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.
B. Building Placement: All building(s) shall be designed to locate the main front facade facing the principal street to which it has frontage or oriented towards the primary access for vehicular and pedestrian access for the property.
C. Vehicular Circulation:
1. Developments which generate significant increases in traffic shall include an analysis of the proposed development's impact on the current and future transportation system, and methods to control such traffic.
2. Primary entry drives for automobiles, especially visitors, shall be enhanced with: ornamental landscaping, low-level decorative walls, monument-type signs, or decorative paving to emphasize site access locations.
3. Uses where trucks are anticipated, such as distribution centers, shall be planned to accommodate safety and maximize visibility for both truck maneuvering and other traffic.
4. The design and location of loading areas and dock facilities shall be designed to minimize the interaction between trucks and other automobiles. Access to loading and delivery areas should be separated from parking areas.
5. The design and location of loading facilities shall take into consideration the specific dimensions required for the maneuvering of large trucks and trailers into and out of loading position at docks or in stalls and driveways.
6. 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.
7. 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.
D. Parking Location:
1. Parking lots should not be the dominant visual element at the front of the site. Expansive paved areas located between the street and the building are prohibited.
2. Large parking areas (over one hundred (100) spaces) shall be divided into smaller multiple lots and provided with trees located throughout the parking area to reduce the visual impact
3. Landscaping of parking areas shall comply with all other applicable standards of this title.
4. Visitor parking spaces should be located to produce the shortest route of travel to a building entrance.
5. Convenient public access and short-term visitor parking shall be provided at the main entrance of the building
E. 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. Pedestrian walkways shall be a minimum of five feet (5') wide.
3. Similar pedestrian access from public transit stations and stops into the site and to main building entrance shall be provided.
4. Differing roadway materials within parking lots shall be used directly in front of entrances to slow motorists and create a safer environment for pedestrians.
5. Parking lot pedestrian walkways shall provide safe, convenient, and well-defined access between parking areas and the public sidewalk and the main public access to the building.
6. Parking lot pedestrian circulation shall be clearly delineated and separate from vehicle circulation. The use of landscaping, walkways, or decorative paving to delineate pedestrian circulation must be used.
F. Landscaping: Landscaping shall be used as a tool to enhance and beautify the site.
1. Landscape design should follow an overall concept and link various site components together.
2. Landscaped areas should incorporate a three (3) tiered planting system:
a. Grasses, ground covers, or flowers;
b. Shrubs or vines; and
c. Trees.
3. The landscape design shall use a variety of trees, especially in parking areas and pedestrian open space areas.
4. More intense landscaping and special landscape features shall be provided at major focal points, such as entries and pedestrian gathering areas.
5. The front, public portions of buildings shall be separated from parking areas by landscaping and pedestrian walkways.
6. Drought resistant shrubs and trees are required in conjunction with efficient low water use smart automatic irrigation systems.
7. 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. Landscaping improvements may also include berming, contouring, rocks, and boulders.
8. 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.
9. 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 employees 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. 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.
G. Site 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 and should be provided where appropriate.
3. All off-street parking area lighting shall be designed and installed to meet the following minimum requirements:
a. The height of all lighting poles shall not exceed twenty feet (20'), measured to the top of the pole or luminary.
b. All light fixtures, including security lighting, shall be fully hooded or shielded and aimed 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.
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 semi-public 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. Miscellaneous Site Considerations: The following considerations shall be made during initial site planning:
1. Outdoor Refuse And Garbage Collection Containers: Outdoor refuse and garbage collection containers shall be screened from view of a public right-of-way using the same materials as the building or approved masonry fencing. Additionally, enclosures should be surrounded by landscaping to further soften their visual impact. The general public shall be restricted from accessing such areas.
2. 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 to screen equipment.
3. Chainlink Fencing: Chainlink fencing shall not be permitted adjacent to a public right-of-way, in a required front yard, or in an area that is visible from a public right-of-way.
4. 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 above-ground where necessary.
5. 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.
6. 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. 2020-09, 3-10-2020; amd. Ord. 2022-06, 2-22-2022)