The following design standards shall apply to any development requiring site plan review:
A. Access: All developments requiring site plan review shall have adequate and safe vehicular access to adjacent streets. All entrance and exit driveways to public streets shall be located with due consideration for traffic flow so as to afford minimum conflict to traffic on public streets. All such entrances and exits shall be so located and designed so as to comply with the traffic control policies of the city and in the case of state highways, they shall comply with the Oklahoma state highway commission's "Driveway Regulations For Oklahoma Highways".
B. Drainage: Proper surface drainage shall be provided so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system and will, so far as practicable, avoid flooding, erosion, and detrimental depositing of silt, gravel or stone. Surface water shall be removed from all roofs, canopies and paved areas and disposed of in an appropriate drainage system. Surface water in all paved areas shall be disposed of in a manner approved by the city engineer.
C. Landscaping: Landscaping shall be included as an integral part of the development to provide a quality of life and amenities in keeping with the natural physical surroundings of the city. All developments shall be landscaped with trees, ornamental shrubs and green areas according to the following standards:
1. Not less than five percent (5%) of the total land area of the development shall be landscaped with trees, ornamental shrubs, walkways, and green areas. At least seventy five percent (75%) of this area shall be in the front or side yards.
2. All site plans shall include a detailed landscaping plan indicating the type and number of plants to be provided.
3. Artificial grass or any form of synthetic plant shall not be permitted as landscaping.
4. The use of gravel as ground cover shall not be considered as meeting the minimum requirements of this section.
5. The plan shall especially respect sight triangles at intersections and be approved for all elements relating to traffic control.
6. A certificate of occupancy shall not be issued until landscaping has been installed in accordance with the approved site plan. If the season of the year will not permit planting, a temporary certificate of occupancy shall be issued until growing season. Failure to plant landscaping shall be a violation of this title.
7. All landscaping improvements shall be maintained in a live and healthy manner.
8. The planning commission and mayor and board of commissioners may require that existing landscaping and vegetation on the site be retained in order to satisfy the requirements of this section.
D. Lighting: All lighting in parking areas, as part of signs and advertising or special lighting, shall be so arranged to avoid unreasonable reflection, glare, or radiation onto operators of motor vehicles, pedestrians, and neighboring land uses or properties. Outdoor lighting, when provided, shall have an arrangement of reflectors and an intensity which will not interfere with adjacent land uses or the use of adjacent streets. In particular, no flickering, moving or flashing lights shall be permitted.
E. Parking: The location, width and layout of interior drives shall be appropriate for the proposed interior circulation. The location and layout of accessory off street parking and loading spaces shall provide for efficient circulation and the safety of pedestrians and vehicles. The location of parking areas shall not detract from the design of proposed buildings and structures or from the appearance of the existing neighboring buildings, structures and landscape. Provisions shall be made for access by police, fire and emergency vehicles.
1. Landscaping: All parking lots containing more than ten (10) spaces must have a minimum five foot (5') landscaped strip adjacent to their perimeters with shade trees planted in the amount equivalent to one shade tree for every thirty five feet (35') of the perimeter linear footage. On parking lot perimeters adjacent to residentially zoned or developed land, the landscaped strip shall contain seventy five percent (75%) opaque screening which shall include a solid wall, fence or compact evergreen hedge not less than five feet (5') in height. In addition, unenclosed parking lots with more than twenty (20) spaces shall have a minimum of two percent (2%) of the interior surface area landscaped and shall have a permanent underground watering system. The interior landscaping shall be in planting islands at aisle ends or strips between aisles. Where planting will be susceptible to injury by pedestrians or motor traffic, they shall be protected by appropriate curbs, tree guards, or other devices. Parking lot landscaping as required herein shall be considered as a part of the five percent (5%) landscaping requirements specified in subsection C1 of this section.
2. Surfacing: All property used for parking of vehicles, storage and display of merchandise, and all driveways used for vehicle ingress and egress shall be paved with a permanent hard surface.
F. Relation Of Proposed Structures To Environment:
1. Proposed structures on the site shall be related in style and design and shall also relate visually to the terrain and existing buildings and roads in the vicinity. The achievement of such harmonious relationship may include the enclosure of space in conjunction with other existing buildings or other proposed buildings and the creation of focal points with respect to avenues of approach, terrain features or other buildings. Proposed structures shall be so sited as to minimize any adverse impact upon the surrounding area, and particularly upon nearby residences, by reason of:
a. Building location, height, bulk and shadows;
b. Location, intensity, direction and time usage of outdoor lighting;
c. Likelihood of nuisances;
d. Other similar considerations.
2. Appropriate screening shall be required to minimize any such adverse impact.
G. Screening: Development and maintenance of planting, fences, and walls shall be provided as an aesthetic barrier against traffic, noise, heat, glare, and dust for the protection and conservation of property. Whenever any lot located in any commercial zone is to be developed or occupied by commercial uses and it abuts a lot located in any residential zone or a lot developed residentially and whenever any residential lot is to be developed at a density three (3) times greater than the density permitted on adjacent property, the lot shall be screened by, and developed with, a minimum seventy five percent (75%) opaque barrier not less than five feet (5') in height along the entire abutting lot line. Said screening or barrier shall be dense landscaping, earthen berm, solid lumber or masonry fence, wall, or combination thereof. Solid lumber fencing shall be treated or painted in earth tone colors. More extensive screening may be required by the planning commission and mayor and board of commissioners in instances where the above described screening does not adequately protect adjacent properties from unsightly or distractive activity and more extensive screening is required to improve compatibility. The screening as shown on the approved site plan shall be maintained in good condition. Prescribed fences, walls or dense landscaping need not be provided along a lot line if a building, fence, wall or dense landscaping of at least equivalent height, opacity, and maintenance exists immediately abutting on the opposite side of said lot line. In addition, the planning commission and mayor and board of commissioners may require that existing landscaping and vegetation on the site which serves as partial or full screening be retained in order to satisfy the requirements of this section.
H. Special Features: Outside storage areas, service and machinery installations, service areas, truck loading areas, utility buildings, and structures, and similar accessory areas and structures shall be subject to such setbacks, screen plantings or other screening methods as shall reasonably be required to prevent any adverse effect upon the environment or nearby property.
I. Waste Disposal: All containers for the disposal of wastes shall be located on a concrete pad and shall be screened to the extent that the container cannot be viewed by the public, except that location and screening shall permit ready accessibility as required by title 8, chapter 4 of this code.
J. Public Rights Of Way, Streets And Easements: Each site plan shall provide for the appropriate dedication and improvement of needed rights of way and easements as are necessary to adequately serve the proposed development and occupancy, comply with the minimum requirements of the metropolitan area transportation plan and the minimum design standards of the city. (Ord. 80-29, 12-16-1980, as amended)