17.07.050 - General Design Review Considerations.

In addition to the specific design standards required for each Building form all Development shall comply with the following: A.

General. All Development shall:

1.

Minimize the impacts of Development on utility facilities including water, sewer, storm drainage, power, gas, and communications;

2.

Incorporate CPTED principles in Building design, site layout, and Landscaping design;

3.

Integrate permitted signage into architectural and site design; and

4.

Design patios, Accessory Structures, awnings, and other appurtenances to blend with the design of the Primary Buildings and site.

B.

Façades.

1.

All Buildings shall be designed with all Façades using similar quality materials and percentage of windows.

2.

Primary Façade. All Buildings shall have at least one Primary Façade. The Primary Façade shall contain at least one primary entrance. Buildings on Corner Lots shall locate the Primary Façade on the corner closest to the adjacent Street intersection.

3.

Every man-door shall have overhead weather protection at least four-feet in depth.

C.

Height Transition. Any Building located within 100 feet an R-1 district, as measured from the closest Property Line, shall be subject to the following Height transition requirements:

1.

Beginning at the Setback of the subject property abutting the R-1 district the maximum Building Height shall be 35 feet measured from Grade to the peak of the roof or, for flat roofed structures, from Grade to the top of the parapet;

2.

An additional one (1) vertical foot of Building Height for every two (2) horizontal feet of distance from the subject property Setback abutting the adjacent R-1 district may be added to achieve the lesser of the maximum district Height or the maximum Building form Height;

3.

This Building Height transition requirement shall end 100 feet (100') from the abutting R-1 district; and

D.

Traffic Safety and Congestion. All Development shall design and locate on a Site Plan all:

1.

Vehicular and pedestrian entrances, exits, drives, and walkways;

2.

Off-street parking;

3.

Loading and service areas;

4.

Circulation patterns within the Development;

5.

Connections to abutting and nearby sites; and

6.

Site lighting to minimize the impacts of the Development on traffic safety and congestion in the surrounding neighborhood.

E.

Building and Site Layout. All Developments shall:

1.

Minimize Structure silhouette and massing, site location, elevations, and impacts on abutting and nearby Buildings;

2.

Ensure Compatibility of Building Façades with abutting and nearby Buildings in terms of height, color, materials, Primary Façades, placement of windows, rooflines and roof pitches, and the arrangement of Buildings on approved Development Lot(s);

3.

Design energy efficient Structures through the use of energy efficient building materials, passive solar designs or Solar Energy Systems, and Landscaping; and

4.

Use durable, high quality building materials.

F.

Roofs. All roof vents, pipes, Antennae, satellite dishes, and other roof penetrations and equipment, except chimneys, shall be located on the rear Façade or configured to have a minimum visual impact as seen from any adjacent Street.

G.

Fencing and Clear View Regulations.

1.

Fences.

a.

All fences shall meet the Clear View Area requirements contained in this Title.

b.

All fences shall be maintained in a state of good repair.

c.

All Fences and retaining walls shall meet applicable building code requirements and shall meet or exceed City engineering standards.

d.

Development of all fences over six feet (6') and any retaining wall require a Building Permit.

e.

Retaining Walls. Where a retaining wall protects a cut below or a fill above the natural Grade and abuts a Boundary Line, such retaining wall may be topped by a fence, wall, or hedge of the same height that would otherwise be permitted at the location, as measured from the Grade of the higher side ground level.

f.

Barbed Wire. Fences containing strands of barbed wire, including all forms of security wire, shall be prohibited in all districts, except that barbed or security wire shall be permitted as a security fence on Jail property.

g.

Electrified Fences. Electrified fences shall be prohibited in all districts, except that electrified fences shall be permitted as a security fence on Jail property. This provision does not prohibit an "invisible" fence (wired or wireless) to contain canines with a collar receiver.

h.

Vacant Lots and Parcels. Vacant Lots and Parcels shall be fenced with a six-foot (6') temporary security fence.

i.

All Development shall ensure that the location, height, and materials of walls and fences are Compatible with abutting and nearby Development and the character of the neighborhood, and shall completely conceal storage areas, utility installations, waste containers, or other Uses that are required to be screened from view by the standards in this Title.

j.

Exceptions.

i.

The height and location requirements contained in this Section shall not limit state imposed fencing requirements for public utility installations, public schools, or other public Buildings.

ii.

Specialty fences requiring greater heights than allowed in this Title, such as tennis courts or basketball backstops may be allowed, subject to the following conditions:

a)

They do not create a hazard, nuisance, or violation of other ordinances; and

b)

The Applicant has submitted the signed approval of all property Owners whose property abuts the Applicant's property.

2.

Clear View Regulations.

a.

On Corner Lots, no obstruction to view will be permitted on that portion of the Lot defined as the Clear View Area.

b.

No view-obstructing fence, wall, hedge or planting exceeding four feet (4') in height above the level of the sidewalk shall be located in the triangular area bounded by lines drawn from a point on the centerline of any driveway, set back fifteen feet (15') from the Front Property Line to points on the Property Line at the Street in front of the property fifteen feet (15') on either side of the driveway.

c.

Shade trees may be located or maintained in the Clear View Area in excess of the permitted height, provided the Clear View Area shall be clear of all obstruction between (1) the ground and 14 feet in height above all public Right-of-Ways; or (2) the ground and six feet (6') in height above any private property.

H.

Permanent Structures and Occupiable Space.

1.

All Structures and Occupiable Space shall be permanently affixed to a foundation and of permanent construction without a chassis, hitch, wheels, or other features that would make the Structure mobile.

2.

Prefabricated or relocatable Structures or Occupiable Space shall conform to one of the Building forms and accompanying design standards established in this Code.

3.

Prefabricated or relocatable Structures or Occupiable Space shall be permanently affixed to a foundation, in compliance with the International Building Code.

I.

Loading and Service Areas. Loading and service areas shall be configured to avoid disruption of primary vehicular access and circulation on the site and shall be separated from customer parking, pedestrian areas, and main Drive Aisles.

J.

Waste Containers and Enclosures.

1.

Waste container enclosures are required for all new non-residential, Multi-Family, Townhome, Homeless Shelter, or Family Interim Non-Congregate Children Housing Facility Development, redevelopment, improvement, or construction.

2.

All waste container enclosures shall be constructed according to the requirements of this Title.

3.

All waste containers shall be located at the rear of each Building, in the service area, or in another properly fenced and screened area approved by the land use authority.

4.

All waste containers shall be located so they are not visible from a public Right-of-Way.

5.

Height. Waste container enclosures shall be constructed to a Height 12" above the highest part of the waste container that the waste container enclosure will house. Waste container enclosures shall not be less than six feet (6') in height, including gates.

6.

Materials and Construction Methods. Waste container enclosures shall have walls constructed of finished masonry units (block or brick), decorative pre-cast concrete, metal, or a combination of these materials. The materials and colors used for all waste container enclosures shall be Compatible with the materials used on the Primary Building.

a.

Masonry and Brick Walls. All exterior Façades of waste container enclosures shall be constructed with finished block, brick, or split-faced blocks installed according to industry standards. All masonry walls shall have a permanent block or pre-cast end cap to prevent deterioration from climate exposure.

b.

Concrete Walls. Pre-cast or poured concrete walls shall have a decorative textured finish. Pre-cast walls shall be installed according to industry standards.

c.

Metal Enclosures.

i.

Exterior walls of any metal waste container enclosure shall be constructed of at a minimum, 16-gauge metal cladding.

ii.

Attachments of cladding to structural frame shall not exceed 32 inches (32") center-to-center in either direction.

iii.

All structural posts, and their foundations, shall be adequately sized to support the walls and gates and shall be spaced at a maximum of six feet (6') center-to-center.

iv.

Structural frame members shall have a minimum steel thickness of 3/16 th of an inch and consists of structural tubing, angle iron.

v.

Corrugated roofing or other metal roofing materials are prohibited.

7.

Gates. All enclosures shall have service access gates.

a.

All gates shall be constructed with a sturdy metal frame.

b.

Gate posts shall be embedded on the outside of the enclosure to limit damage when the waste container is removed from the enclosure.

c.

All gates shall be constructed with commercial grade hinges, poles, and hasps.

d.

Waste container enclosures with gates that swing out from the dumpster shall be set back from the Property Line a distance at least equal to the width of the gate.

e.

Gates shall be closed except during scheduled collection periods.

f.

Vinyl gates are prohibited.

8.

Pads.

a.

All waste container enclosures and waste containers shall be placed on poured concrete or any existing hardened paving system.

b.

New pads shall be a minimum thickness of six inches (6") using 3,500 psi steel- reinforced concrete. If subgrade conditions are poor, the minimum thickness increases to eight inches (8").

c.

All pads shall have an interior drain or shall have a maximum two percent (2%) grade for water to drain from the enclosure.

d.

When an enclosure is constructed as part of new construction there shall be a minimum ten-foot (10') apron with a minimum 12-inch thickened edge.

9.

Bollards and Wheel Stops. The corners of all waste container enclosures, where the gate hinges are attached, shall be protected with colored bollards to prevent vehicles from driving into the enclosure. Each waste container enclosure shall have bollard or pre-cast concrete curb wheel stops attached to the slab to keep the waste container from hitting the back of the enclosure.

10.

Location. All waste containers and enclosures shall be located on major drives within Developments to provide adequate circulation of waste collection vehicles. Waste container enclosures shall be located so that waste collection vehicles can pull in front of the enclosure, empty, and reset the container without physically removing the container from the enclosure. Waste Containers in Townhome Developments shall be located within 150 feet of each Townhome building and shall be hidden from public view.

11.

Maintenance. Waste container enclosures shall be maintained in good condition and appearance at all times.

a.

Screening materials shall be replaced immediately when found to be in disrepair.

b.

Gates and latches shall remain in place and shall be kept fully operable.

c.

Gates shall be closed except during scheduled collection periods.

d.

Waste container enclosure pads and access drives shall be repaired or rebuilt whenever the pavement Structure deteriorates.

e.

Graffiti shall be removed immediately.

K.

Utilities. All utility lines shall be underground in designated easements.

1.

Underground utility lines serving multi-Building Developments shall be placed within Drive Aisles or fire lanes.

2.

No pipe, conduit, cable, water line, gas, sewage, drainage, or any other energy or service equipment shall be installed permanently above ground, except for backflow devices.

3.

Gas meters, electric service meter panels, transformers, and other utility equipment shall be grouped together and shall be painted to match the adjacent Building wall.

L.

Solar Energy Systems. All Solar Energy Systems shall comply with the following standards:

1.

Solar Energy Systems that do not comply with the following standards are prohibited.

2.

Solar Energy Systems in the Historic and Landmark district shall be subject to additional standards found in Chapter 17.03.

3.

Panels shall be constructed of non-glare glass with an aluminum frame or equal or better quality.

4.

All Solar Energy Systems shall minimize visual impacts on the surrounding neighborhood by preserving natural vegetation, Screening adjoining properties, or other appropriate measures.

5.

Setback and Location.

a.

Building-mounted systems shall be mounted only on lawfully permitted Structures.

b.

Free-standing Solar Energy Systems are subject to the Accessory Structure design standards in this Chapter.

c.

Free-standing Solar Energy System shall not extend into the Yard area.

6.

Roof-Mounted Systems. The following design standards apply to all roof mounted Solar Energy Systems:

a.

All Solar Energy Systems shall meet all design review, Screening, and visibility requirements found elsewhere in this Chapter.

b.

Pitched Roofs.

i.

Solar Energy Systems that face the Front Yard shall be mounted a maximum 12 inches from the roof, as measured from the roof surface and the highest edge or surface of the system.

ii.

No Solar Energy System shall extend past the roof ridge, roof bottom, or side edges of the roof.

iii.

Solar Energy Systems that face the Front Yard or a public Right-of-Way shall be installed at the same angles and contour as the roof on which they are installed.

c.

Flat Roof. Solar Energy Systems installed on flat roofs shall only extend up to six feet (6') above the roof and shall be placed at a maximum 20° angle.

7.

Design.

a.

Solar Energy Systems shall be designed to blend into the architecture of the Building upon which it is mounted and the surrounding neighborhood.

b.

Solar Energy Systems shall be screened from view from public Rights-of-Way through use of one or more of the following methods:

i.

Parapet wall;

ii.

Setback from the roof edge; or

iii.

Architectural Elements attached to the Building.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2021-06, § XVIII, 5-26-2021; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2022-08 , § I(Exh. A), 4-13-2022; Ord. No. 2024-28, § II (Exh. B, § VII), 12-11-2024)

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