Prior to approving the final plan, the Commission shall adopt specific findings-of-fact that include the following:
1. The development is compatible with and sensitive to the immediate environment of the site and neighborhood relative to density; architectural design; scale, bulk and building height; identity and historical character; disposition and orientation of buildings on the lot; and visual integrity.
2. Any conflicts that may exist between the proposed development and the surrounding land uses have been effectively mitigated in the PAD.
3. The project is designed so that the additional traffic generated does not have significant adverse impact on surrounding development, or the development has detailed plans to mitigate the adverse conditions.
4. The development is in accordance with the adopted elements of the General Plan including, but not limited to, the Traffic Circulation Plan and other adopted policies.
5. The development will be served by utilities with adequate capacity or the arrangements have been made for extension and augmentation of the following services: water supply, sanitary sewer, electricity, natural gas, and storm drainage.
6. The project complies with all design standards, requirements and specification for the following services: water supply, sanitary sewer, electricity, natural gas, storm drainage, flood hazard areas, telephone, streets/pedestrian, fire protection, cable television, and walks/bikeways.
7. The project provides adequate access for emergency vehicles and for those persons attempting to render emergency services.
8. All vehicular use areas, pedestrian circulation paths and exterior portions of buildings are provided with adequate security lighting.
9. If the project includes a water body, or other water channel, all necessary precautions have been taken to minimize any hazard to life or property.
10. If the project contains known areas of natural or geological hazard (e.g., unstable or potentially unstable slopes, flood, etc.) or soil conditions unfavorable to urban development, special engineering precautions have been taken to overcome those limitations or these areas have been set aside from developments.
11. The project will conform to applicable local, state and federal water quality standards including, but not limited to, erosion and sedimentation, runoff control, and prohibited solid wastes and hazardous substances.
12. The proposed land uses and activities will be conducted so that noise generated shall not exceed the minimum performance levels established herein. Detailed plans for the elimination of objectionable noises may be required before the issuance of a building permit.
13. The exterior lighting, except for overhead street lighting and warning emergency or traffic signals, is installed in such a manner that the light will be sufficiently obscured to prevent excessive glare on the public streets and walkways or into any residential area.
14. All developments will connect to the public sewer system unless granted a waiver by the City.
15. The elements of the site plan (e.g., buildings, circulation and open space area) are arranged on the site so that activities are integrated with the organizational scheme of the community and neighborhood.
16. The elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) are designed and arranged to produce an efficient, functionally organized and cohesive PAD.
17. The design and arrangement of elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) are in favorable relationship to the existing natural topography, natural water bodies and water course, existing desirable trees, exposure to sunlight and wind, and views.
18. The design and arrangement of elements of the site plan (e.g., building construction, orientation and placement, selection and placement of landscape materials, and/or use of renewable energy sources, etc.) contribute to the overall reduction of energy use by the project.
19. The design and arrangement of buildings, open space areas, and street and parking systems contribute to the overall quality of the site configuration.
20. The street and parking system provides for the smooth, safe, and convenient movement of vehicles both on and off the site.
21. The development satisfies the parking capacity requirements of the City and provides adequate space suited to the loading and unloading of persons, materials and goods.
22. Each active recreational area is suitably located and accessible to the area it is intended to serve, and adequate screening is provided to ensure privacy and quiet for neighboring uses.
23. The pedestrian circulation system is designed to assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood and site.
24. The pedestrian circulation system incorporates design features to enhance convenience and safety across parking lots and streets including, but not limited to, paving patterns, grade differences, landscaping and lighting.
25. The landscape plan provides for treatment of vehicular use, open space and pedestrian areas which contribute to their usage and visual appearance.
26. The landscape plan provides for screening of utility boxes, parking areas, loading areas, blank walls or fences, and other areas of low-visual interest from roadways, pedestrian areas, and public view.
27. If the development is adjacent to an existing or approved public park or public open space area, provision has been made in the site plan to avoid interfering with public access to that area.
28. All signs in the project are in compliance with the provisions of Article 151.10.
(Ord. 743, passed 4-10-86)