108-1-4 Considerations In Review Of Applications

The planning commission and/or the planning director shall consider the following matters and others when applicable, in their review of applications and where the plan is found deficient, the plan design shall be amended or conditions imposed to mitigate such deficiencies when considering: Considerations relating to traffic safety and traffic congestion. The effect of the development on traffic conditions on abutting streets. The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives, and walkways. The arrangement and adequacy of off street parking facilities to prevent traffic congestion. The location; arrangement, and dimensions of truck loading and unloading facilities. In the case of a commercial or industrial development which includes an on-site owner/employee residential use, all residential windows should face away from loading docks. The circulation patterns within the boundaries of the development. In the case of a commercial or industrial development which includes an on-site owner/employee residential use, a separate ingress/egress may be required, depending on the size and/or type of use, and for any multiple use complex. The surfacing and lighting of off street parking facilities. Considerations relating to outdoor advertising. The number, location, color, size, height, lighting, and landscaping of outdoor advertising signs and structures in relation to the creation of traffic hazards, the blanketing of adjacent property signs and the appearance and harmony with other signs and structures with the project, with adjacent development and with Sign Standards Chapter 110___. Considerations relating to landscaping. Screening. The location, height, and materials of walls, fences, hedges, and screen plantings to ensure harmony with adjacent development, or to conceal storage areas, utility installations, or other unsightly development. Ground cover. The planting of ground cover or other surfacing, such as bark or colored/natural gravel, as described in Chapter 108-2 of this section, to prevent dust and erosion and provide a visual break from the monotony of building materials, concrete and asphalt. Drought tolerant plants. A minimum landscape space of ten percent of the project area shall be provided with consideration of drought resistant and water conserving landscape materials, following Xeriscape procedures, or as required in Title 108, Chapter 2. Size and number of plants. The number and type of mature and planted size of all landscape plantings. Watering. All landscaped areas containing living plant material shall be provided with an automatic watering system except as authorized by the land use authority. An automatic watering system shall provide unique watering stations, each with their own valve, whereon vegetation with similar watering needs are grouped. Low emitting watering devices shall not be located on the same station as sprinkler heads. Removing trees. The location, type, and size of any existing trees over four-inch caliper that are to be removed. Landscape standards. Plant sizes at the time of installations shall be as follows: Deciduous trees shall have a minimum trunk size of two inches caliper. Evergreen trees shall have a minimum height of six feet as measured from top of root ball. All woody shrubs shall have a minimum height or spread of 18 inches, depending upon the plant's natural growth habit, unless otherwise specified. Plants in fivegallon containers will generally comply with this standard. Vines shall be five-gallon minimum size. Turf grass species, if used, shall be hardy to the local area. Application rates shall be high enough to provide even and uniform coverage within one growing season. Turf grass, if used, shall be limited to no more than 50 percent of the landscaping requirement. Areas where erosion is expected to occur under normal conditions, such as drainage swales, berms and/or slopes greater than 30 percent shall be planted with deep-rooting water-conserving plants for erosion control and soil conservation. Impervious surfaces should be limited to no more than 60 percent of the landscaping. Ground cover may consist of natural or colored gravel, crushed rock, stones, tree bark, or similar types of landscaping materials. Plants to be hardy. Plants used in conformance with the provisions of this section shall be hardy and capable of withstanding the extremes of individual site microclimates. The use of drought tolerant and native plants is preferred within areas appropriate to soils and other site conditions. All irrigated non-turf areas shall be covered with a minimum layer of three inches of mulch to retain water, inhibit weed growth and moderate soil temperature. Nonporous material shall not be placed under mulch. Maintenance. The owner of the premises shall be responsible for the maintenance, repair, and replacement, within 30 days of removal, of all landscaping materials on the site. In cases where the 30-day time limit for replacement extends beyond the normal growing season, replacement shall be made at the beginning of the following growing season. Considerations relating to buildings and site layout. Consideration of the general silhouette and mass of buildings including location of the site, elevations, and relation to natural plant coverage, all in relationship to adjoining buildings and the neighborhood concept. Consideration of exterior design and building materials in relation to adjoining structures in height, bulk, and area openings, breaks in facade facing on a street or streets, line and pitch of roofs, and the arrangements or structures on the parcel. Alternative building materials and construction methods may be approved where the applicant demonstrates structural integrity, durability, and compliance with applicable building codes. Use of natural, traditional, or innovative materials shall not be prohibited solely because they are uncommon. Considerations relating to utility easements, drainage, and other engineering questions. Provision within the development shall be made to provide for adequate storm water and surface water drainage, retention facilities, and for utilities to and through the property. Considerations relating to prior development concept plan approval associated with any rezoning agreement, planned commercial or manufacturing rezoning, or planned residential unit development approval. Does any proposed phase or phasing sequence of an approved concept or preliminary development plan provide for logical workable independent development units that would function adequately if the remainder of the project failed to materialize? Is this plan or phase thereof a more detailed refinement of the approved concept plan? Are any modifications of a significant nature that first need to follow the procedure for amending the approved concept plan? Design review shall be based on objective, measurable standards and shall not regulate architectural style, construction methods, or building materials except where directly related to adopted design standards, building code, fire code, or engineering standards. Alternative building materials or construction methods, including but not limited to straw bale, rammed earth, mass timber, earthen construction, modular construction, or other innovative systems, shall be permitted if they meet applicable building code and safety requirements. The planning commission shall not require changes based solely on architectural style preference. Agricultural and agritourism structures shall be reviewed with consideration of functional agricultural needs, durability, and cost practicality. Approval or denial shall cite specific code standards. Compatibility alone shall not be grounds for denial.