Approval of a Type III design review application shall be based on the following criteria:
(A) Relation of site plan elements to the environment.
(1) The elements of the site plan shall be compatible with the natural environment and existing buildings and structures having a visual relationship with the site
(2) The elements of the site plan should promote energy conservation, and provide protection from adverse climatic conditions, noise and air pollution.
(3) Each element of the site plan shall effectively, efficiently and attractively serve its function. The elements shall be on a human scale, interrelated, and shall provide spatial variety and order.
(4) In commercial and industrial zones adjacent to State or Federal highways, and/or lying in County jurisdiction within urban growth boundaries, a coordinated circulation and access plan shall be submitted for the site and all properties in the immediate vicinity (no more than 1/4 mile to each site) to assure the public’s safety in entering or leaving the site, as well as when traveling through the area. This requirement may be waived by the planning staff if adequate access control and efficient and safe circulation can be obtained without the development and approval of a coordinated circulation and access plan.
(5) Safety and privacy. The site plan should be designed to provide a safe environment while offering appropriate opportunities for privacy and transitions from public to private spaces.
(6) Preservation of natural landscape. The landscape and existing grade shall be preserved to the maximum practical degree, considering development constraints and suitability of the landscape or grade to serve the applicant’s functions. Preserved trees and shrubs shall be protected during construction.
(7) Pedestrian and vehicular circulation and parking. The location and number of points of access to the site, the interior circulation patterns, the separations between pedestrians and moving and parked vehicles, and arrangement of parking areas in relation to building and structures, shall be harmonious with proposed and neighboring buildings and structures.
(8) Drainage. Surface drainage systems shall be designed so as to not adversely affect neighboring properties, streets and/or surface and subsurface water quality. All surface water shall be contained on-site.
(9) Buffering and screening. Areas, structures, and facilities for storage, machinery and equipment, services (mail, refuse, utility wires, and the like), loading and parking, and similar accessory areas and structures shall be designed, located, buffered, or screened to minimize adverse impact on the site, adjacent right-of-way and neighboring properties. All roof-mounted equipment visible from neighboring properties or adjacent right-of-way shall be screened with materials complimentary to the building design materials.
(10) Utilities. All utility installations above ground, if such are allowed, shall be located so as to minimize adverse impacts on the site, adjacent right-of-way and neighboring properties.
(B) Required landscaping. Areas subject to landscape requirements: All use types as allowed in the particular zoning district, and subject to design review shall meet the provisions of this section.
(1) Multi-family residential: 15% landscaping of the gross lot area required. All areas subject to the final site plan and not otherwise improved shall be landscaped.
(2) Community commercial and mixed use: 5% landscaping of the gross lot area required. All areas subject to the final site plan and not otherwise improved shall be landscaped.
(3) General commercial: 5% landscaping of the gross lot area required. All areas subject to the final site plan and not otherwise improved shall be landscaped. Screening by tall trees between highway commercial and adjacent residential zones, on side of highway commercial zone from highway to which it relates, such that the trees provide an attractive backdrop to elevated signage and adjacent residential uses.
(4) Light industrial: 5% landscaping of the gross lot area required. All areas subject to final site plan and not otherwise improved shall be landscaped.
(5) Institutional and public uses: 5% landscaping of the gross lot area required. All areas subject to the final site plan and not otherwise improved shall be landscaped.
(6) Landscape management: Natural vegetation is acceptable if maintained in a neat and fire safe manner.
(7) Other landscape areas: All areas utilized for subsurface sewage disposal land treatment, except for single-family residences are required to be landscaped and maintained.
(C) Landscaping in parking and loading areas. In addition to the above provisions, the following landscape requirements apply to parking and loading areas.
(1) A parking or loading area shall be separated from any lot line adjacent to a roadway by a landscaped strip at least five feet in width.
(2) A landscaped strip separating a parking or loading area from a street shall contain:
(a) Street trees spaced as appropriate to the species, not to exceed 50 feet apart, on the average; and
(b) Low shrubs, not to reach a height greater than 3'0", spaced no more than eight feet apart, on the average; and
(3) Vegetative ground cover if required.
(4) Landscaping in a parking or loading area shall be located in defined landscaped areas which are uniformly distributed throughout the parking or loading area.
(5) The landscaping in a parking area shall have a width of not less than three feet.
(D) Irrigation. Provisions shall be made for watering planting areas where such care is required. Underground sprinklers may be required.
(E) Maintenance. Required landscaping shall be continuously maintained.
(F) Special requirements. The Planning Commission may require the following, in addition to the minimum requirements and standards of this chapter, as a condition of design review approval.
(1) An increase in building separation, to afford improvement in light reception or air circulation or to afford greater fire resistance, based on building structural and fire flow requirements.
(3) Screening of the proposed use by a fence, or landscaping.
(4) Limitations on the size, location, intensity and number of exterior lights.
(5) Limitations on the number, and location of curb cuts.
(6) Improvement or enlargement of utilities serving the proposed use, where existing facilities will be burdened by the proposed use.
(7) Landscaping, or increases in landscaping requirements for the site.
(8) Limitations on the number and size of signs.
(9) Review of and adjustments in design for conformance with the historic architectural design theme.
(10) Any other limitations or conditions it considers necessary to achieve the purposes of this chapter and the Comprehensive Plan.
(Prior Code, §16.175.050) (Ord. 445, passed 5-15-2017; Ord. 450, passed 12-18-2017; Ord. 451, passed 6-4-2018; Ord. 477, passed 2-22-2022)