1. The purpose of this chapter is to define the requirements, approval process and appeals process for permitted commercial, industrial, manufacturing, research and development projects, institutional, and other non-single family residential site plans. Site plans are divided into two (2) categories - those with minor potential detrimental effects, called "minor", and those with major anticipated detrimental effects, called "major". Site plan review is an administrative process with minor site plans eligible for administrative review and approval by the Zoning Administrator as the Land Use Authority and major site plans reviewed by staff, and approved by the Planning Commission as the Land Use Authority. It is the intention of this chapter to set standards and provide an efficient, yet thorough development review to allow the applicant to obtain approval of a building permit in a timely manner.
2. The purposes of these architectural, engineering, and site plan approval requirements are to assure compliance with this chapter and related chapters in this title and find:
   1. That higher quality site and building designs will assist in increasing or maintaining value to the commercial community of Bluffdale City and attract businesses which positively contribute to the overall quality of life in Bluffdale City.
   2. That quality long lasting materials are required for all buildings in order to contribute to the aesthetics of the community over the long term. Permanence in design and construction will add to and assist in maintaining the overall value and sustainability of the community.
      
   3. That Bluffdale City welcomes a variety of businesses, including local and national retailers, for whom branding has become an important aspect of developing a successful and competitive business. While Bluffdale City acknowledges this fact, the design standards and guidelines enumerated in this chapter are intended to help and encourage development of imaginative and unique design solutions which meet these branding needs, while at the same time preserving Bluffdale City's community identity and community design objectives.
   4. That the provisions in this chapter are meant to supplement the objectives of other chapters in this title which also impose certain design standards or requirements that are zone specific.
   5. These requirements are intended to improve the quality and compatibility of development, particularly with regard to building design, site design, and compatibility with surrounding neighborhoods. These criteria apply to all applicable projects and are the minimum standards.
   6. That these design standards are intended to ensure quality development and permanence in design. The implementation of these standards ensures that the goals and values of the community are reflected in each applicable development and contribute positively to the overall built environment. 
   7. That these standards promote the health, safety and welfare of city residents by establishing minimum standards for the preservation, installation and continued maintenance of landscaping and buffering. 
   8. That these standards can assist in protecting existing desirable and significant vegetation and trees, as practicable.
   9. That these standards promote water efficiency by encouraging landscape design in accordance with Jordan Valley Water Conservancy District water efficiency standards.
   10. That these standards enhance the value and appearance of property by buffering land uses.
   11. That these standards may assist in the reduction of air, noise, water pollution.
   12. That increased emphasis on landscaping design and maintenance may improve environmental conditions by providing air purification, oxygen regeneration, groundwater recharge and decreased stormwater runoff, noise and glare.
   13. That these standards improve the aesthetic appearance of all development by establishing minimum landscaping, buffering, and site design standards.
   Except as may be specifically provided elsewhere in this title, or applicable development agreements, the standards of this chapter shall apply to all new development and to expansions and modifications of existing development. All landscaping, buffering and site design features required by this chapter and previous regulations shall be continuously maintained according to the standards herein. (Ord. 2018-05, 3-14-2018)

Each commercial, industrial, manufacturing, research, non-single family residential, or institutional development project, reviewed under this chapter is also subject to the requirements of the zone in which the proposed project is located and all other applicable ordinances and regulations, including any applicable development agreements. (Ord. 2018-05, 3-14-2018)

1. Application: The applicant is encouraged to arrange a pre-application meeting with the City staff prior to submitting a formal site plan application. The applicant for a site plan review shall submit a completed application form and a site plan with the required information and plans listed in subsection B of this section. The applicant shall also pay a fee in an amount established by the City's consolidated fee schedule.
2. Required Maps And Drawings: Maps and drawings shall be prepared and drawn to a standard engineering scale large enough to show details clearly with dimensions thereof and submitted in 'PDF' format. Said maps and drawings shall be stamped by a registered architect, landscape architect, or engineer in accordance with the laws of the State. The following shall be shown on said maps and drawings as a minimum:
   1. Site Plan Requirements: In addition see section 11.150.050, "General Requirements", of this chapter:
      1. A vicinity map showing site orientation and location in relation to streets and arterial roads.
      2. Statement of building use, occupancy, area tabulations, parking and landscaping tabulations.
      3. The location of all proposed and existing structures on the subject property and within fifty feet (50') on immediately adjoining properties to show that light and air are preserved, and to show that the development will not impose significant detrimental effects.
      4. Location and types of landscaping and/or fencing and screening within yards and setback areas, including proposed sprinkling and irrigation systems in compliance with section 11.150.050 of this chapter. Landscape plans shall include a plant materials list and detail of installation, including the sprinkler and irrigation plan.
      5. Location/size and system design of existing and proposed utilities (i.e., power, water, sewer, gas, telephone, cable, storm drains) and other public infrastructure improvements (i.e., curb, gutter, sidewalk, streets) together with existing easements and rights-of-way.
      6. Design of ingress and egress to provide a functional on-site traffic flow and to prevent interference with traffic on adjacent streets along with a traffic study to assess the traffic impacts of the development, as per subsection 11.150.070(A) of this chapter.
      7. Off street parking areas including parking space striping, landscaping, parking tabulations, plans for snow removal and storage, and loading facilities shall comply with the standards as set forth in chapter 12 of this title, including provisions for pedestrians and the disabled. A parking demand study as per section 11.150.070 of this chapter may be required by the Zoning Administrator if the development has unique characteristics that are contrary to the standards found in chapter 12 of this title.
      8. Existing and proposed contours at one foot (1') intervals and spot elevations drawn to a maximum scale of 1"=40'.
      9. Drainage report as per the requirements included in title 8, chapter 6 of this Code.
      10. Building elevations and sections, including the location of all proposed signs.
      11. Diagrams showing typical road or access cross-sections drawn to a scale no greater than 1"=10'.
      12. Utility plans (sewer, water, irrigation, electric, gas, communication).
      13. Lighting plans including location, height, and shielding to direct light downward and away from neighboring properties as per subsection 11.150.060(F) of this chapter.
      14. Maps showing areas of substantial earth moving and grading with an erosion control plan.
      15. Description of master sign program, pursuant to the requirements of 11.220.050(A).
      16. A materials board containing a sampling of the proposed materials and their colors. No photos shall be permitted.
           (Ord 2020-18, 8/26/2020)
          
3. Review/Approval Process:
   1. Types Of Review:
      1. Minor site plans: Are defined as having less than fifty (50) parking spaces and/or less than fifteen thousand (15,000) square feet of gross floor space:
         
         Any proposed commercial, industrial, manufacturing, institutional, non-single family residential or research and development building or site plan that does not require more than fifty (50) parking spaces in accordance with chapter 12 of this title and/or does not contain more than fifteen thousand (15,000) square feet of gross floor space may be approved administratively by the Zoning Administrator or designee, acting as the Land Use Authority. Approval shall be in accordance with all of the laws, ordinances and resolutions of the City, the State and the United States.
         
         Site plans determined to create significant detrimental effects on the zone/area in which it is located, by traffic, parking, access or circulation, or applications which request deviations from strict compliance as allowed by the Chapter, can, by a determination of the Zoning Administrator, become "major" site plans, and administered through that review process with the Planning Commission as Land Use Authority.
      2. Major site plans: Are defined as site plans with fifty (50) or more parking spaces and/or greater than fifteen thousand (15,000) square feet of gross floor space or having significant detrimental effects as determined by the Zoning Administrator:
         
         On major commercial, industrial, manufacturing, institutional, or research and development projects, the Zoning Administrator or designee will provide the application information to the Planning Commission, at their regular meetings, regarding the proposed site plan, building locations and, if known, types of businesses. The Planning Commission, acting as the Land Use Authority, in a public meeting, shall make a decision of approval as submitted or approval with modifications based on compliance with City ordinances. Failure to adhere to City ordinances will halt processing of the application. (Ord. 2018-05, 3-14-2018)
         

Each parcel or land use application approved in accordance with this chapter shall satisfy all applicable requirements of this title, the subdivision ordinance, as well as any applicable requirements of the design guidelines and standard specifications of the City, including any approved development agreements. (Ord. 2018-05, 3-14-2018)

1. Landscaping Plan Required: All areas not covered by approved buildings, structures, parking, drive aisles, and roadways, must be completely landscaped and maintained using an automatic irrigation system. Landscaping shall be used as a tool to enhance and beautify the site, and the building's architecture and design. A complete landscaping plan is required to be submitted with the site plan application and shall be sealed by a landscape mulch, licensed to practice in the state of Utah. Each landscaping plan shall include the types and sizes of all planting materials along with plans for an automatic irrigation system. All landscaping plans shall meet or exceed the following standards:
   1. General: Trees and plants used in landscape design pursuant to this chapter shall, to the greatest extent possible, be:
      1. Drought tolerant;
      2. Water efficient;
         
      3. Appropriate for the setting in which they are to be planted;
      4. Have non-invasive growth habits;
      5. Have low maintenance characteristics and provide high quality appearance; and
      6. Be commercially available.
   2. Plant Quality: Plants installed pursuant to this chapter conform to or. exceed the plant quality standards of the most recent edition of "American Standard For Nursery Stock" (ANSI Z60.1), published by the American Horticulture Industry Association.
   3. Artificial Plants: No artificial plants or vegetation shall be used to meet any standards of this chapter.
   4. Ground Treatment: The ground area within required landscape areas shall receive landscape treatment and present a finished appearance and reasonably complete coverage upon planting. Areas not planted with trees, shrubs, ground cover, perennials, or bedding plants may be sodded, except as set forth for in this subsection. Sodded lawn areas shall be sodded with a species suitable as permanent lawns in the city. Sod shall not exceed 20% of non-residential site plans, pursuant to adopted Jordan Valley Water Conservancy District (JVWCD) efficiency standards.
      
   5. Tree Diameter and Height:
      1.  For the purpose of this subsection, "caliper" means a trunk diameter measurement for nursery grown trees taken six inches (6") above the ground up to and including four inch (4") caliper size. If the caliper at six inches (6") above the ground exceeds four inches (4"), the caliper shall be measured at twelve inches (12") above the ground.
      2. Shade and deciduous trees planted to satisfy the standards of this chapter shall have a minimum caliper of two inches (2"). 
      3. Ornamental trees planted to satisfy the standards of this chapter shall have a minimum height of six feet (6'). Ornamental trees shall be a species that has flowers, colored foliage, or a unique growth habit or other distinguishing characteristic that adds variety to the overall landscape plan. 
      4. Evergreen trees planted to satisfy the standards of this chapter shall have a minimum height of eight feet (8').
      5. For trees within 50 feet of powerlines, please refer to BCC 7.40.030.D and BCC 7.40.050. Trees adjacent to other utilities shall be subject to those utilities' requirements.
         
   6. Quantities: 
      1. There shall be a minimum of one evergreen no less than eight feet (8') in height or deciduous tree with no less than two inches (2") caliper for every four hundred (400) square feet of land not covered by an approved building or parking.
      2. There shall be a minimum of one (1) 5-gallon or larger shrub for every two hundred (200) square feet of land not covered by an approved building or parking.
      3. Deciduous and Evergreen Shrubs: Shrubs required as part of a land use buffer or adjacent to parking lots in perimeter plantings shall have a minimum height of eighteen inches (18") at the time of planting. Shrubs in other areas may be a minimum 5-gallon shrub.
         
      4. Annuals, biennials and perennials, decorative stone or similar materials shall be used in planting beds and may be used as an alternative to grasses. Ground covers and bedding plants may be used together with mulch to provide complete coverage of bare ground. Where ground cover is not used, planting beds shall be mulched with bark chips, decorative stone, or similar materials. Mulch or decorative stone shall not be used by itself as a substitute for required landscaping. Mulch shall meet the standards found in this chapter and be installed and maintained at a minimum depth of three inches (3") on all planted areas except where ground cover plants are fully established. Mulch may be approved as a permanent ground treatment in landscape designs where ground cover or sod is impractical. Rock mulch with an accompanying weed barrier may be used in a limited way when appropriate to a design concept and as a ground treatment in areas where drainage is a problem; provided, that the use of rock adjacent to buildings shall be minimized. Dirt, weeds and similar materials are not considered acceptable ground cover. Weeds, wild grass, garbage and other distracting materials shall be eliminated from planting areas on a regular basis.
      5. Ground cover may be planted in lieu of sod. Ground cover shall be of a size and spacing to provide a minimum of fifty percent (50%) coverage after the first full growing season and complete coverage at maturity. Edging shall be provided for all ground cover.
         
      6. Vegetative ground cover shall be utilized for at least eighty percent (80%) of a development site's frontage along any public right-of-way not including sidewalks, driveways, and entry points. Percentage is calculated based on the plant coverage at maturity.
   7. Landscaping shall be used to enhance the site as well as buffer it from surrounding uses. An irrigated landscaped setback with a minimum depth of ten feet (10') is required adjacent to residential uses and/or residential zones with medium sized trees (see section 7.040.030 of this Code) planted at a maximum interval of thirty feet (30'), and shall comply with all required land use buffer standards.
   8. Vertical Landscaping: All areas adjacent to buildings shall have vertical landscaping (trees, shrubs, bushes, etc.) planted in a minimum five foot (5') deep planting bed except where entries and other necessary paving preclude it.
   9. Water Efficient Landscaping: The use of water efficient landscape practices to minimize the need for supplemental watering is required. Landscape plans shall reflect the following conservation techniques, which are intended to comply with Jordan Valley Water Conservancy District (JVWCD) standards:
      1. Water efficient design definitions per JVWCD:
         1. Activity Zones: Portions of the landscape designed for recreation or function, such as storage areas, fire pits, vegetable gardens, and playgrounds.
         2. Active Recreation Areas: Areas of the landscape dedicated to active play where Lawn may be used as the playing surface (ex. sports fields and play areas).
         3. Central Open Shape: An unobstructed area that functions as the focal point of Localscapes and is designed in a shape that is geometric in nature.
         4. Gathering Areas: Portions of the landscape that are dedicated to congregating, such as patios, gazebos, decks, and other seating areas.
         5. Hardscape: Durable landscape materials, such as concrete, wood, pavers, stone, or compacted inorganic mulch.
         6. Lawn: Ground that is covered with grass or turf that is regularly mowed.
         7. Localscapes®: A landscaping approach designed to create locally adapted and sustainable landscapes through a basic 5-step approach (central open shape, gathering areas, activity zones, connecting pathways, and planting beds).
         8. Mulch: Any material such as rock, bark, compost, wood chips or other materials left loose and applied to the soil.
         9. Park Strip: A typically narrow landscaped area located between the back-of-curb and sidewalk.
         10. Paths: Designed routes between landscape areas and features.
         11. Planting Bed: Areas of the landscape that consist of plants, such as trees, ornamental grasses, shrubs, perennials, and other regionally appropriate plants.
         12. Total Landscaped Area: Improved areas of the property that incorporate all of the completed features of the landscape. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, and other non-irrigated areas intentionally left undeveloped.
      2. Water efficient Landscaping Requirements:
         1. All irrigation shall be appropriate for the designated plant material to achieve the highest water efficiency. Drip irrigation or bubblers shall be used except in Lawn areas. Drip irrigation systems shall be equipped with a pressure regulator, filter, flush-end assembly, and any other appropriate components.
         2. Each irrigation valve shall irrigate landscaping with similar site, slope and soil conditions, and plant materials with similar watering needs. Lawn and planting beds shall be irrigated on separate irrigation valves. In addition, drip emitters and sprinklers shall be placed on separate irrigation valves.
         3. Landscaped areas shall be provided with a WaterSense labeled smart irrigation controller which automatically adjusts the frequency and/or duration of irrigation events in response to changing weather conditions. All controllers shall be equipped with automatic rain delay or rain shut-off capabilities.
         4. At least three (3) inches of mulch, permeable to air and water, shall be used in planting beds to control weeds and improve the appearance of the landscaping.
         5. At maturity, landscapes are recommended to have enough plant material (perennials and shrubs) to create at least 50% living plant cover at maturity at the ground plane, not including tree canopies.
         6. Lawn shall not be installed in parkstrips less than eight feet in width, paths, or on slopes greater than 25% or 4:1 grade, nor be less than 8 feet wide at its narrowest point in other applications To the extent reasonably practicable, lawn shall be free from obstructions (trees, signs, posts, valve boxes, etc.).
         7. In commercial, industrial, institutional, and multi-family development common area landscapes, lawn areas shall not exceed 20% of the total landscaped area, outside of active recreation areas.
         8. Certain special purpose landscape areas (e.g. stormwater management areas, etc.) may receive exceptions from the slope limitations and other elements of the landscaping requirements and may request a deviation from strict compliance.
         9. These outdoor standards are not intended to be in conflict with other landscaping requirements as defined by Utah law, including stormwater retention requirements and low-impact development guidelines. Notwithstanding these outdoor standards, whenever any requirement may be in conflict with Utah law, such conflicting requirements shall not apply.
            
   10. Parking Lots: Any parking lot designed to provide ten (10) or more parking spaces or three thousand five hundred (3,500) shall provide landscaping as follows:
       
       1. When lots are provided on a multiuse site, the amount shall be determined based on the predominant use served by the parking spaces.
       2. Total parking lot area shall be measured along the perimeter of the lot, including all parking spaces, accessways, and landscaped islands within the perimeter and at the corners of the lot. Total parking lot area shall not include loading and service areas, but shall include customer service drive-up areas and accessways jointly used by parking lot and service traffic. Minimum percentage of parking lot required to be in landscaping is as follows:
          1. Multiple-family residential sites: Ten percent (10%) of total parking lot area.
          2. Office and commercial sites: Seven percent (7%) of total parking lot area.
          3. Industrial or warehouse sites: Five percent (5%) of total parking lot area.
          4. Materials and Design: Parking lot islands shall be at least five feet (5') wide and one hundred (100) square feet in area and dispersed throughout the parking lot. A minimum of one tree shall be planted per three hundred (300) square feet of overall internal landscaped area, with at least one shade tree planted in each island. The remainder of the island shall be landscaped with additional shrubs, ground cover, or turf, and shall include an appropriate irrigation system. Plants and trees may be grouped in order to create larger landscaped area. Plantings should:
             1. Anticipate foot traffic patterns;
             2. Be used to discourage foot traffic where dictated by safety concerns;
             3. Not impair adequate visibility for the safety of pedestrians and vehicles;
             4. The landscaping shall include a concrete curb border to separate the plants from the parking lot to protect the planting area.
             5. Landscape islands shall allow for storm drainage to enter the island, if the drainage plan design can reasonably accommodate directing the flow to the islands.
             6. For parking lots adjacent to a street, a screen wall 2.5 feet to three feet (3') in height or a landscaped berm of the same height shall be constructed.
          5. Location: Islands shall be located in the following priority:
             1. To define major drives and accessways;
             2. To delineate ends of parking rows;
             3. At aisle intersections; and
             4. Within parking rows.
          6. Exemptions: In heavy commercial and industrial zones, hard surfaced area used as operational yard areas for trucks, trailers and other incidental vehicles, other than passenger automobiles and delivery trucks, and which are not parking lots for employees, clients, and customers, shall be exempt from parking lot interior landscaping requirements, as long as the overall site meets all applicable landscape percentage and other requirements of this Title.
   11. Tree and Vegetation Protection: Development shall be designed to preserve existing trees and vegetation to the greatest extent possible and shall incorporate existing significant stands of trees as well as individual trees. Existing trees and vegetation that are to be preserved shall be identified on site plans and shall be protected from all construction activities, including earthwork operations, movement and storage of equipment and materials and dumping of toxic materials. A minimum protection zone shall be established by installing temporary fencing at or beyond the drip line of the vegetation to be preserved. Protective fencing shall be maintained throughout the construction period.
   12. Park Strip Landscaping. All park strips shall be landscaped pursuant to applicable requirements of the BCC and shall include shade providing deciduous tree species, not ornamental varieties, where feasible. Sod is not allowed on parkstrips less than eight feet wide, pursuant to water efficiency standards.
   13. Perimeter Landscaping. Plantings as specified in this section and accompanying tables shall be provided around the perimeter of each development site which requires site plan approval, except single-family lots, based on the orientation of property and the classification of the roads adjacent to the site. Perimeter plantings may be located anywhere between the property line and adjacent pavement or structure, in a landscaped area of the minimum horizontal depth designated. However, the minimum number of shade trees along street frontages should be located within fifteen feet (15') of the right of way or as close to the right of way as site features allow. The minimum depth of the perimeter landscaped area along front, rear and interior lot lines shall be ten feet (10'). In instances where the minimum building setback is allowed to be zero or reduced below 10 feet (10’) per this title, no perimeter landscaping is required between a building and the front property line in order to encourage building presence in the streetscape. Where the requirements of a land use buffer along the same property line exceed those of the perimeter plantings, the land use buffer requirements shall supersede.
       
       Table 1 Perimeter Plantings Along Street Frontages
       
       

       Per 100 Linear Feet	Freeway	Arterial	Collector	Local
       Adjacent to building or open area	2 shade trees	2 shade trees; 1 ornamental tree; 16 shrubs; 100 sq ft beds1	2 shade trees; 1 ornamental tree; 12 shrubs; 75 sq ft beds1	2 shade trees
       Adjacent to parking lot2	As above plus: 3' shrubs or berm for continuous screening	As above plus: 3' shrubs or berm for continuous screening	As above plus: 3' berm for continuous screening	As above plus: 3' berm for 75% screening
       Adjacent to service areas (loading docks, outside storage, generators, and trash compactors)3	As above plus: evergreen trees, shrubs, and/or berm for 100% screening	As above plus: evergreen trees, shrubs, and/or berm for 75% screening	As above plus: evergreen trees, shrubs, and/or berms for 75% screening	As above plus: evergreen trees, shrubs, and/or berm for 50% screening

       
       Notes: ¹ Decorative planting bed with flowers, other color, small shrubs, and non-turf ground cover. ² A 3 foot high decorative wall, compatible with the design of the main building, may be used in lieu of berms or shrubs for parking lot screening. ³ Service area screening shall be designed to meet the above criteria after 5 years of normal growth.
       
       Table 2. Perimeter Plantings Along Interior Lot Lines
       
       

       Per 100 Linear Feet	Side	Rear
       Adjacent to building	1 shade tree	1 shade tree
       Adjacent to parking lot	1 shade tree, 9 shrubs	1 shade tree
       Adjacent to service area	As above, plus: evergreen trees and shrubs that at maturity will screen from view 50% of the service area	As above, plus: evergreen trees and shrubs that at maturity will screen from view 50% of the service area

       
       Notes: ¹ Perimeter plantings may be reduced or deleted when adjacent to a service area, nonpublic area, or area with substantially obscured view from multiple vantage points. ² Perimeter plantings not required when buildable area abuts a lot line, pursuant to all other applicable requirements.
   14. Installation, Irrigation, Maintenance, and Replacement.
       1. Any required landscaping shall be installed, maintained, irrigated and replaced in accordance with the following standards:
       2. Installation: All landscaping and buffering shall be installed according to sound nursery practices and water efficiency standards in a manner designed to encourage vigorous growth.
          
          1. For trees to be installed within 50 feet of powerlines, please refer to BCC 7.40.030.D and BCC 7.40.050. Trees proposed adjacent to other utilities shall be subject to their specific requirements.
             
       3. Irrigation: Landscape areas shall be irrigated as necessary to maintain required plant materials in good and healthy condition, in accordance with water efficiency standards.
       4. Maintenance: Landowners and their successors in interest shall be jointly and severally responsible for all of the following:
          1. Regular maintenance of all landscape areas, including park strips, in good condition and in a way that presents a healthy, neat and orderly appearance. All landscaping shall be maintained free from disease, pests, weeds and litter. This maintenance shall include weeding, watering, fertilizing, pruning, mowing, edging, mulching or other maintenance, in accordance with acceptable horticultural practices.
          2. The repair or replacement of landscape structures (e.g., walls, fences) to a structurally sound condition and original appearance.
          3. Perpetual maintenance to prohibit the reestablishment of undesirable and harmful species within landscape and preservation areas.
          4. Regular maintenance, repair or replacement of any plant material, screening or buffering required by this chapter in conjunction with approved plans. Any landscaping required to be planted or preserved by this chapter shall be replaced with the largest available equivalent vegetation.
          5. The city may require that any dead trees, shrubs and plants be replaced within the current or next planting season.
   15. Substitution of Plant Materials. The land use authority may approve the installation of comparable substitute plant species or materials to satisfy the requirements of an approved landscape plan when the approved plants and landscape materials are not available at the time that installation is to occur or when other unforeseen conditions prevent the use of the exact materials shown on the approved landscape plan. The land use authority may not reduce the number of plants required. Any significant change to landscaping plans previously approved by the land use authority shall be subject to review and approval of the land use authority.
   16. Temporary Suspension of Landscaping Installation. The installation of landscaping required by this chapter may be temporarily suspended, in individual cases, by the zoning administrator during periods of adverse weather conditions or when plants and landscape materials are not available. If the landscape standards of this chapter are suspended, the developer shall enter into an escrow assurance (cash escrow deposit) agreement with the city that will cover the cost of installation and determine a date to be completed by.
2. Fences and Walls: Each applicant shall be required to furnish and install fences when the Land Use Authority determines that a hazardous condition to the public or abutting properties or uses may exist or where the proposed project abuts residential parcels and when required as a land use buffer. The fences shall meet the standards found in this chapter and be architecturally compatible with the buildings and other improvements within the surrounding area, and shall be noted as to height (maximum 8 feet), color, and material on the site plan. Chainlink fencing is prohibited unless located within the Sand and Gravel (SG-1) Zone. Where chainlink fencing is approved, it shall be dark vinyl coated. No certificate of occupancy shall be issued until required wall and fence improvements have been duly installed or bonded for in accordance with this Title.
   1. Parking lots adjacent to residential zones shall include a solid wall as described in this Chapter with a maximum height of eight feet (8'), pursuant to land use buffer requirements.
   2. The provisions of this section shall not apply to:
      1. Fences required by State law to surround or enclose public utility installations, hazardous areas, public schools or other public buildings.
      2. Temporary construction fences that are installed to protect the public from injury during construction or to maintain security for the development which is under construction. Temporary construction fences must be removed as soon as construction is finished. A permit will be required before installation.
   3. All fences and walls shall be constructed of substantial materials and the design and construction shall be consistent with the quality of buildings and other improvements within the surrounding area. It shall be unlawful to erect or to maintain any barbed wire, concertina or razor wire, or electric fence along or adjacent to any public street in this Chapter with a site plan approval.
3. Land Use Buffers. Land use buffers shall be provided along the side and rear property lines of commercial, institutional, multi-family, and industrial properties to enhance community appearance and to protect residents, neighboring property owners, and visitors from the traffic, noise, glare, trash, activity, vibration, odor, visual disorder and other adverse or harmful effects typically associated with such land uses.
   1. Land Use Buffer Requirements: The amount of landscaping and fencing required for a land use buffer shall be as follows:
      1. A landscape buffer of twenty feet (20') shall be provided between all commercial and office uses when adjacent to a residential zone and when a multi-family use is adjacent to a single-family zone.
      2. A landscape buffer of thirty feet (30') shall be provided between industrial uses and residential uses or zones.
      3. Trees within the buffer area shall described in this Title shall be planted at one tree per four hundred (400) square feet of buffer area.
         1. Trees may be grouped.
         2. At least one buffer tree shall be planted between commercial, office, institutional, multi-family and industrial uses and each single-family residential lot. Trees shall be arranged to provide linear coverage between commercial, office, institutional, and industrial uses and adjacent residential units.
      4. The rest of the buffer area shall consist of ground covers, shrubs and planting beds, consistent with this Chapter.
      5. A minimum eight (8’), tall, solid sight-obscuring constructed of masonry, precast concrete, or lightweight precast fiber reinforced concrete wall shall be used between abutting commercial, industrial, institutional, office, and multi-family residential land uses and residential zones. Except for required footings or foundations, the wall shall extend from the adjacent finish grade of the property upward to the required height. Any gaps in the bottom of the fence panel and the adjacent finish grade of the property may not exceed four inches (4”). Such gaps are not counted toward the required height of the fence. The height of fences shall be reduced in clear view triangle areas or where they may impact sight visibility with a driveway as specified in this Title.
   2. Exemptions: No land use buffer shall be required between land uses located in the same zone or where a commercial zone abuts an existing institutional use, such as a school, church, or municipal facility.
   3. Reductions:
      1. The Land Use Authority may reduce land use buffer requirements based on the impact of specific uses, building orientations, topographic features, or other unique characteristics of adjoining uses. A reduced buffer shall consist of a minimum ten foot (10') wide landscape buffer and an eight foot (8') tall, solid sight obscuring wall which is in compliance with all required specifications of BCC section above.
         1. Where a project that requires a land use buffer is separated from an adjacent residential zone or residential development by a canal, public park or trail, or similar permanent or dedicated open space, those features may be considered a horizontal land use buffer which justifies a reduced buffer that is a minimum ten foot (10') wide.
      2. The Land Use Authority may approve additional deviations to landscape buffer requirements if all of the following criteria are met:
         1. Physical site features or existing building locations preclude strict compliance. In this case an alternative landscaping scheme shall be provided which meets or exceeds the intent of the code.
         2. Additional landscaping shall be added to the overall site to compensate for any approved reduction in buffer area widths, up to the amount of trees required for the original buffer width.
         3. An eight foot (8') tall, solid sight-obscuring wall has been provided.
         4. In no case shall a landscape buffer be less than five feet (5') in width.
   4. Relationship To Other Requirements: When the requirements of a land use buffer exceed those of other requirements along a property line, the land use buffer requirements shall apply.
      1. Existing Buffer Vegetation And Trees: Retention of existing plant material is strongly encouraged in land use buffers. Existing trees and vegetative ground cover should be retained where possible by avoiding scraping, grading, sodding and other construction activity within the land use buffer. Where land use buffer standards call for additional trees or shrubs to be installed in an existing landscaped area, it should be done in a manner which minimizes disturbance to existing plants. In determining whether existing trees and vegetation qualify as satisfying a land use buffer standards, the Land Use Authority shall consider the following factors:
         1. The type and quality of the vegetation being preserved;
         2. The effectiveness of the visual screening that will be provided;
         3. The extent to which the proposed buffer makes use of existing topography and vegetation; and
         4. The ability and availability to relocate existing, healthy, noninvasive, drought tolerant vegetation that would otherwise be removed from the site to a land use buffer.
   5. Compatibility Of Plantings: Supplemental buffer plantings shall be compatible with any existing vegetation within the buffer area.
   6. Development Within Land Use Buffers: Land use buffers may contain nonmotorized trails. In no event shall structures or uses, such as, but not limited to, play fields, stables, swimming pools, golf courses, tennis courts, parking lots and vehicular use areas, equipment storage and other open storage, or buildings be permitted within land use buffers.
4. Deviations From Strict Compliance With Landscaping Requirements: Because site conditions and development constraints vary greatly among sites, the Land Use Authority may approve landscape plans that deviate from the requirements of this chapter. Such a deviation may include the use of water efficient materials in lieu of otherwise required materials.
   1. Proposed Deviation: Any proposed deviation from the requirements of this chapter shall be:
      1. Clearly identified on the proposed landscape plan; and
      2. Accompanied by a written description of the proposed deviation showing how the purpose and intent of this chapter will be met by the proposed plan.
   2. Findings Required: The Land Use Authority may authorize a landscape plan deviation only if it finds the deviation:
      1. Is consistent with the purpose of this section, this Title, and any applicable City standard;
      2. Reflects a design that conforms to the requirements of this section to the greatest extent possible and offers alternative methods for addressing the landscape requirement for which a deviation is being requested. Alternative methods may include additional fencing or walls, berming and plant material in excess of what would otherwise be required;
      3. Will not adversely affect sight distance or otherwise diminish public safety;
      4. Is justified by site constraints; and
      5. Is of high quality and integrates aesthetically with the design of the primary buildings on site and established streetscape.
      6. Complies with all land use buffer requirements. (Ord. 2018-05, 3-14-2018)

1. Adopted Design Standards: All buildings and developments shall satisfy the adopted design standards for the zone in which the building or development is located and the following criteria:
   1. Arrangement: All elements of site development shall be arranged to create a safe, functional, convenient, healthful, durable and attractive living environment for residents, tenants, workers and occupants of properties. All sloped areas shall be stabilized against erosion by living or rock/paving landscaping or other appropriate means as determined by the city, both during and following development.
   2. Buildings: Buildings shall be located to ensure the provision of adequate open space for outdoor living areas, facilities, services and amenities and to provide natural indoor light, air and privacy.
   3. All buildings, other structures, and parking lots shall be located to integrate with the natural topography and to minimize deep cuts and fills, excessive foundation wall depth, unnecessary steps, use of vertical retaining walls, and steep access gradients.
   4. Circulation: Safe and convenient pedestrian and vehicular circulation shall be provided.
   5. Climate: Extreme temperature, sunlight, wind and other climatic factors should be mitigated by appropriate site layout and design, including placement of landscaping.
   6. Grading: Site grading shall be designed and implemented to:
      1. Retain desirable major vegetation whenever practicable;
      2. Make use of existing natural drainageways;
      3. Minimize increased runoff and erosion; and
      4. Buffer objectionable noise and views.
   7. Integration: Landscaping design should be integrated with building and site design. Consideration should be given to planting types, growth rates, canopy sizes and required maintenance in relationship to building location, sightlines and underground/aboveground utilities.
   8. Landscape plans shall conform to the visual obstruction and clearview requirements found within the BCC.
   9. All areas not approved as impervious surface area, parking, walkways, and buildings on a development site shall be devoted to landscaping.
   10. Landscaping shall be integrated into the design, placement, and enhancement of pedestrian plazas, sitting areas, walkways, flagpoles, and signs. This may be accomplished by giving special attention to any plantings immediately adjacent to pedestrian areas and walkways. This landscaping shall not overgrow or impede pedestrian areas but rather allow for detail and aesthetics more amenable to pedestrians.
2. Context: All building designs shall consider surrounding or nearby buildings and developments and implement design solutions which are sensitive to those nearby buildings, neighborhoods, and developments. The review of this requirement shall be based on the following:
   1. The buildings reflect the character of surrounding development through use of similar and compatible features;
   2. The buildings demonstrate imaginative design; and
   3. Where proposed building designs closely copy or mirror surrounding development, the buildings shall vary in colors, materials, or architectural elements.
3. Non-residential buildings and sites:
   1. Windows: Windows shall make up at least forty percent (40%) of first floor street-facing facades. For buildings over three (3) stories, top floors shall have architectural differentiation from the other floors in the building. Mirrored glass shall not be allowed on the ground floor. On buildings which are constructed with single story high ceiling construction, this requirement shall be measured within the first nine feet (9') of the structure. Above the first nine feet and on non street facing facades, windows shall make up at least 10% of the facades.
      1. If it is determined through a site specific visual analysis submitted by the applicant, which includes post construction conditions, that a facade on the interior of a site is not visible from any public right of way, no minimum window percentage is required. However, provision of natural light into building spaces is strongly encouraged.
         
   2. Corner Lots: Corner lots are deemed to have two (2) front yards with only one building entrance required facing the principal street to which it has frontage, shall orient main facades to each street, give detailed architectural treatment to each facade.
   3. Landscaping: Landscaping shall comply with all applicable provisions in the BCC, adopted standards and water efficiency requirements.
      1. Landscaped areas and solid walls shall be used to decrease noise levels and separate loading and service bays from customer parking where possible. Service and loading bays (automotive, service, tire, etc.) should be oriented away from neighboring residential areas and major public streets and screened from view with solid walls and landscaping. The general public should be restricted from accessing such areas when possible.
         
   4. Signage: Signage for commercial or office uses is defined in chapter 22 of this title.
   5. Parking And Circulation: 
      1. Developments which shall include an analysis of the proposed development's impact on the current and future transportation system, and methods to control traffic (such as signage, turn lanes, medians, and traffic signals). The content of such analysis should follow guidelines established by the city.
      2. Major internal circulation roadways that provide access from the public right of way or between buildings on the same site shall be separated from parking areas using curb and gutter and a combination of any of the following methods:
         1. Landscaping;
         2. Pedestrian walkways; or
         3. Lighting.
      3. Pedestrian walkways shall have a minimum five foot (5') wide free travel width. Where deadmen or parking stops are not used to keep vehicles off the walkway, one foot (1') shall be added to the walkway for vehicle overhang in addition to the five foot (5') wide free travel width. Additionally, where other encroachments into the walkway exist, widths of the walkways shall be increased to ensure the five foot (5') wide free travel width. 
      4. Cross access for automobiles and pedestrians to future and existing commercial developments shall be legally provided during site planning and construction, and in perpetuity.
         
   6. Garbage And Recycling: The development shall be designed to accommodate and efficiently manage the collection, storage, and removal of garbage so as to minimize detrimental effects of the collection, storage, and removal on any residence within the development or abutting neighborhoods. If dumpster or trash receptacle enclosures are provided for the development, no refuse dumpster or dumpster enclosure structure shall be located closer than ten feet (10') to any perimeter property line. Enclosure structures must have a minimum of four (4) sides that shall be constructed of masonry walls no less than six feet (6') in height of the same or compatible materials and in accordance with the design, architecture, and quality of the overall development. Enclosures shall provide complete visual screening of the receptacle and be screened through the use of landscaping or incorporation into the building architecture. All developments are encouraged to provide recycling services.
   7. Building Materials: Exterior materials shall be of a durable or resilient nature such as brick (as defined in BCC 11.20), stone, stucco ceramic tile, concrete masonry units (CMU) prefinished composite or pre-finished architectural metal panels, composite materials, architectural pre-cast concrete, or other materials of similar quality, hardiness, and low maintenance characteristics, which meet the City requirements for composition and percentage of primary and secondary materials, shall be used. No single material is allowed to exceed fifty percent (50%) on street-facing facades, unless required by other adopted City guidelines. Other materials may be considered for soffits, or as an accent or architectural feature. Minimum twenty (20) year guarantee, architectural shingles and/or other longer lasting roof materials are required. For commercial buildings unfinished/plain concrete block shall not be permitted. Vinyl and aluminum lap siding, shall not be permitted as a primary exterior surface. Pre-engineered metal buildings shall have aprimary architectural treatment of stone, brick, composite siding, stucco, insulated metal panels with exterior finishes or another similar material, as indicated below. Pre-engineered metal buildings with exterior fastening methods, such as PBR (Purlin Bearing Rib) or R-panels (ribbed steel) may only be allowed without additional exterior finishes in the SG-1 Zone and for approved livestock arenas, stables, and barns in the R-1-43 Zone.
      1. When utilized, CMU must be colored and feature decorative or architectural finishes such as honed, scored, offset, split face, or exposed aggregate. Gray CMU block is not an acceptable finished building material and shall not be permitted on any finished building elevation with the exception of minimal foundation exposure.
      2. Brick, rock, concrete masonry units and stone elements of a building shall not be painted to create compliance with the color palette of the site.
      3. Each building face shall have a minimum of two (2) durable primary materials as listed above. At least seventy five percent (75%) of each building's face shall be in primary materials.
      4. No single material is allowed to exceed 50% on street facing facades unless required by other specific design standards in this Title. However, when brick is used as a primary material, it may be utilized up to one hundred percent (100%) of the facade material, in which case, no secondary material shall be required.
      5. Doors, glass and roofing materials shall not be included in the calculations of primary and secondary materials.
      6. Secondary materials may include stucco; EIFS, including specialty finishes; metal, excluding corrugated sheet metal; exposed concrete; vinyl; shake shingles or wood siding. Materials such as awnings, wood timbers and other similar features will be considered accent and not figured into the totals of secondary materials; stone, fiber/cement composite siding, metal and metal panels, concrete masonry units, exposed and patterned concrete, wood or similar material in composition and of a complementary hue and shade to the brick. A maximum of two (2) accent colors may be allowed for secondary materials, in addition to primary material. Stucco type systems may be used in a percentage not to exceed 25% of any one building façade, and shall include breaks and/or other features to show relief. 
      7. Pre-engineered metal buildings, constructed of insulated metal panels (IMP's), shall not expose any metal panels which do not have architectural finishes, such as embossing, striation, wood grain, and other textured finishes, and shall comply with all other architectural standards in this chapter and Title. IMP's with an exterior finish of paint only may only be used as a secondary or accent material.
         
      8. Exposed tilt-up concrete. Variation in materials along the base and near the entrances of concrete tilt-ups is required, in addition to other requirements in this Chapter.
      9. All facades visible from public streets shall present multiple finishes.
         
   8. Facade Articulation: All commercial buildings shall provide variation in the facade, especially in the use of materials and relief, to avoid monotonous design. Relief is defined as foundation jogs or recesses in the vertical plane of the facade, window variation, cantilevered spaces, color variations, etc. Buildings designed with completely flat facades and monotone color or finish schemes are not permitted. A minimum of two (2) colors per elevation shall be required. Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated. More than three (3) colors are discouraged for front facades. All buildings shall demonstrate articulation of all facades.
      1. Horizontal and vertical facade variations shall occur at least every forty feet (40') or along a minimum of sixty percent (60%) of the horizontal length of buildings with facades one hundred feet (100') or greater, as applicable, based on length of building. This shall be accomplished by using methods such as:
         1. Variation in the vertical surface plane, that may include pop outs, bays, columns, and recesses shall be at least four inches (4");
         2. Variation in the horizontal plane shall be at least one foot (1")
            
         3. Variation in the surface pattern such as arches, banding, and paneling; or
         4. Distinguished treatment of windows, doors, and eaves that may include molding or framing.
      2. Facades greater than 100 feet in length shall include major relief features in the vertical surface plane of at least 20 feet (20') wide, which are greater than four inches (4").
      3. Primary color tones shall be complimentary in hue and shade to the brick included in the primary façade material and shall generally be subtle, subdued, low reflectance, neutral, or earth tones.
      4. Reveals and joinery are not considered relief.
         
   9. Height And Roofline: All buildings shall vary rooflines in order to add architectural interest and avoid the appearance or sense of monotonous roofline expanses. All buildings shall:
      1. Provide roofline and parapet variations where there are long, continuous, and undisturbed rooflines fifty feet (50') or greater;
      2. Use similar materials and colors on the back of false fronts, parapets, cornices, or other parts of the building which extend beyond the roofline or main building so that the building appears cohesive from all views; and
      3. Provide for screening of mechanical equipment and systems that need to be mounted on the roof. Any minimal portion of these pieces of equipment that may not be fully shielded shall be painted a color which is compatible with the roofing or parapet materials.
   10. Massing: Buildings shall have a composition which clearly relates to surrounding buildings, as well as the overall scale of the built environment in nearby residential or commercial neighborhoods. Proper massing reduces the impact of the massive bulk created by large buildings that may not otherwise relate in scale to surrounding development. Vertical articulation, horizontal articulation, and multi-planed roof and awning designs should be used to mitigate the impact that may occur on surrounding development and the overall landscape.
   11. Pedestrian Considerations: Buildings designed at the human scale effectively relate to pedestrians and create inviting and hospitable commercial districts that encourage pedestrian activity and social interaction. All buildings shall consider pedestrians as an integral part of the design. Additionally, buildings that contain more than one story or that are above twenty feet (20') in height shall provide a clearly articulated and more detailed base that relates to pedestrians. Measures shall be taken to ensure adequate access and safety for pedestrians on the site.
       1. Pedestrian access from the public right of way through the site to main entrances shall be provided. These walkways shall be constructed of different materials than the roadway or parking area, and provide for clearly defined crossings where there are points of conflict with automobiles.
       2. Similar pedestrian access from public transit stations and stops into the site and to each building entrance shall be provided.
       3. Differing roadway materials within parking lots shall be used directly in front of entrances to slow motorists and create a safer environment for pedestrians.
       4. Pedestrian drop off locations when incorporated within overall circulation patterns shall be convenient and safe for pedestrians.
       5. Benches, pedestrian scaled lighting, bike racks, and other pedestrian amenities shall be placed appropriately throughout the site.
   12. Bicycle Parking.
       1. Bicycle parking shall be provided at a ratio of one (1) space for every twenty (20) automobile Parking Spaces. There shall be no fewer than two (2) and no more than thirty (30) bicycle parking spaces.
       2. Bicycle parking shall not be located where it will obstruct pedestrian movement and circulation. It shall be located at a maximum distance of one-hundred (100) feet of a central Building Entrance or at least as close as the closest automobile space, excluding handicapped Parking Spaces.
       3. All bicycle racks, lockers, or other facilities shall be securely anchored to the ground or to the structure.
       4. Businesses which are solely auto-oriented including automobile sales and car washes shall be excluded from the bicycle parking requirements.
   13. Signs: Signs located on any building facade shall be compatible with the building's overall design. As an integral design element, signs shall be compatible with the style of the buildings in terms of location, scale, color, and lettering.
       1. The locations for signs on a building's facade shall be planned for as part of the building's overall design.
       2. Signs located on facades should integrate similar or complementary materials as the building.
   14. Windows: Windows are key to the overall design of a building and the relationship between the exterior and interior. The majority of windows shall relate to the scale of the person.
       1. Windows should be at eye level when possible and provide for transparency into the building.
       2. Where buildings are adjacent to pedestrian walkways, transparent windows shall be used to relate the scale of the building and the building's interior to pedestrians. Where transparent windows may not be desirable or possible due to building design or structural concerns, tinted windows, false windows, spandrel glass or glass block shall be used.
          1. Window awnings are an effective way to add detail and variation to a building, emphasize pedestrian scale windows, and create an exciting and inviting environment. When placing awnings:
             1. Quality materials shall be used which are durable and are able to withstand extremes in the weather;
             2. Colors should be complementary to the color of the building on which the awning is located; and
             3. Styles should be compatible with the architectural features and overall architecture of the building on which the awning is located.
   15. Roof Mounted Heating And Air Conditioning: Roof mounted heating and air conditioning shall be concealed on all sides by elements that are an integral part of the building design and which are equal to or greater in height than the mechanical equipment.
       
   16. Building Entrances: All building entrances shall be clearly articulated to indicate a transition from the exterior to the interior of the building. Every main entrance shall have a special emphasis when compared to the other portions of the building. This shall be accomplished through any combination of the following:
       1. A prominent architectural feature that is unique to the overall building design;
       2. Complementary yet differing building materials or colors;
       3. Increased use of windows or glass;
       4. Pedestrian amenities that may include patios, porches, special paving treatments, seating areas, or awnings; or
       5. Increased landscaping.
       6. For commercial buildings the entrance shall face the adjacent street. On corner lots, only one street frontage needs to serve as the entrance.
   17. Ground Mounted Utility Boxes, Meters And Mechanical Equipment: Ground mounted utility boxes, meters, and mechanical equipment shall be screened from off site view by landscaping or other architectural elements compatible in material and color with the primary structure. Screening requirements may be waived in rear and rear side yard locations when adjacent to other service or mechanical areas, or when not subject to primary views from off site. 
   18. Outside storage areas: Where allowed by the underlying zone, approved outdoor storage areas shall be fully screened from view using the a solid masonry wall, compatible in colors and materials to the building, a minimum of eight feet in height (8'). Enclosures shall also be surrounded by landscaping to further minimize their visual impact. The general public shall be restricted from accessing such areas.
       
   19. Shopping cart corrals are highly visible and needed to keep development sites safe and orderly. Corrals shall be located in fixed positions and be made of the same as or complimentary material to the building. Shopping corrals shall also contain some similar architectural or design features as the building.
   20. Generators and other large auxiliary equipment shall be placed at locations where they will be least intrusive in terms of noise, appearance, and odors, particularly for occupants of neighboring properties. Site plans should also consider public utilities equipment placement and communicate early in the planning process with the various public utility providers about potential utility equipment placement on the site.
       1. Equipment should be kept low to the ground.
       2. Exhaust systems shall not protrude above the equipment.
       3. Walls, landscaping, and other screening shall be used.
   21. Security: Security of the site shall be strongly considered in any site design. To maximize safety and crime deterrence, site development should take into account features which maximize surveillance ability, access control, territoriality, and property maintenance.
       
       
   D. Transitional Development Standards For Uses Abutting Residential Zones: The purpose of this subsection is to provide standards for transitional areas between abutting lots zoned for dissimilar uses so that potential negative effects are mitigated.
   1. Landscaping Along Property Line; Setback: All landscaping and setbacks shall met the standards of the underlying zone and all required land use buffer and perimeter landscaping standards.
   2. Minimum Side Yard Setback On Corner Lot: All setbacks shall meet the standards of the underlying zone and all required land use buffer and perimeter landscaping standards.
   3. Landscaped Front Yard: Where a front yard in any multiple-family residential, business, commercial or industrial zone abuts a front yard in any single-family residential or agricultural zone or where a business, commercial or industrial zone abuts a lot in a multiple family residential zone, there shall be provided a landscaped front yard on such lot equal to the residential zone requirement on the abutting property. Where the developing property abuts a residentially zoned lot, which is planned in the land use element of the General Plan as a non-residential use, the landscaped front yard requirement may be reduced to that required in the underlying zone.
   4. Screening Parking Lot Areas: Any multiple-family residential, business, institutional, commercial or industrial parking lot consisting of four (4) or more spaces and that portion of the driveway back of the building line shall be screened from the street and from adjoining properties in the abutting residential or agricultural zone by either a landscaped berm with trees and shrubs, two feet (2') high at the crown, a hedgerow at least three feet (3') high at maturity, or a masonry wall not less than three feet (3') high in the front yard, and not more than eight feet (8') high located back of the building line.
   5. Lighting: All building and parking lot lighting shall comply with the outdoor lighting regulations of subsection F of this section.
   6. Pollution: Notwithstanding a permitted or conditional use provision to the contrary, a use that involves open storage of merchandise or equipment, trade or industry that is noxious or offensive by reason of the emission of odor, smoke, gas, vibration, or noise shall be set back one hundred feet (100') from property line abutting a residential or agricultural zone.
   7. Overhead Doors: No overhead/bay doors shall be permitted in the wall of a building which faces a residential or agricultural zone if said wall is closer than twenty five feet (25') to the property line.
   8. Mechanical Equipment: All mechanical equipment (i.e., air conditioners, fans, pumps, etc.) shall be located within a building or on a roof with parapet walls. Any mechanical equipment located on the outside of a building within twenty five feet (25') of the nearest residential zone shall have a visual/noise barrier (masonry wall/landscaping) that completely surrounds the equipment and extends at least one foot (1') above the equipment. Noise from mechanical equipment shall not exceed levels defined in the noise ordinance.
   9. Loading And Delivery Areas: No loading dock or delivery pick up area shall be located within fifty feet (50') of a residential dwelling. These areas shall be screened from public view with a eight foot (8') masonry wall.
   10. Trash Containers: No trash container shall be located closer than ten feet (10') from the side property line of a lot in a residential or agricultural zone.
   11. Required Wall; Noncompatible Uses: For proposed non-single family residential projects abutting an established commercial or industrial use or proposed commercial or industrial projects abutting an established residential use a masonry, precast concrete, or lightweight precast fiber reinforced concrete wall of a minimum height of eight feet (8’) shall be installed on all property lines abutting a noncompatible use, unless exempted in the land use buffer requirements in this Chapter. It shall be the responsibility of the newest incoming development to install the required wall. Where there is a difference in the grade of the properties on either side of the required wall the height shall be measured from the property with the highest grade or in such a way that provides the greatest possible visual screening.
       
4. - duplicate outline letter to be removed-
   
5. Deviations from Design Standards: In the event an applicant formally requests a deviation from the development or design standards of this chapter and has submitted a project that contains features and excellence in design above and beyond those required, the Land Use Authority shall have the discretion to amend some or all of the architectural design standards as long as such deviation is consistent with the purpose and intent of the policies and development standards pertaining to the applicable zoning district as described in this Title and makes adequate findings on the record.
   1. Deviation Criteria: The Land Use Authority shall take into consideration at least three (3) of the following criteria in considering a deviation of architectural design standards:
      1. That the application of the particular design standard in question is infeasible or impractical due to adopted building and fire codes or structural design requirements.
      2. That the standard in question is replaced with a suitable feature and design proposal that can be found to address the same architectural objective.
      3. That additional landscaping or architectural site features are utilized to replace or shield from view the standard in question.  
      4. The variations are consistent with the purpose of this chapter and any applicable master plan or ordinance.
      5. That the deviation for the project is required to create a consistent and compatible design in cases which involve redeveloped buildings, additions to existing buildings, minor structures added to a site, or new buildings within a previously approved phased project, which was originally developed under differing ordinance requirements.
      6. Significant additional landscape plant material is provided more than the minimum required, including additional planting beds, plants, trees or a combination thereof.
      7. The building design is a specific architectural style, such as contemporary or modern, which utilizes facade materials differently than prescribed in the applicable subsection of this chapter and is designed by a licensed architect.
      8. The amount of primary materials used for a facade is at least ten percent (10%) greater than the minimum required amount.
      9. Request Responsibility: The applicant shall demonstrate to the Land Use Authority that deviating from strict compliance to the standards of this chapter will meet the goals of the Land Use Ordinance by:
         1. Providing a written description and analysis of the specific development standards to be lessened or modified and how that standard will be mitigated or replaced. The analysis shall be written by a licensed design professional, such as an architect, engineer or landscape architect;
         2. Providing a written justification as to how the deviation meets the required findings of this subsection.
         3. Findings Required: The Land Use Authority may approve deviations from the development standards listed in this chapter only if it finds, based upon a finding of facts as stated in subsection B of this section, that the deviation is in the benefit of the health, safety and welfare of the city and the project and substantially complies with the objectives of the Land Use Ordinance.
6. Outdoor Lighting Standards: The purpose of this subsection is to regulate the placement, orientation, distribution patterns and fixture types of outdoor lighting installed as part of a site plan. It is the intent of the City to encourage lighting that provides safety, utility and security while preventing glare on public ways, protecting the enjoyment of private property rights, conserving energy resources and reducing atmospheric light pollution.
   1. Design: Carefully planned lighting schemes shall have the effect of creating safe environments for pedestrians and motorists. Lighting shall also be considered an integral design element which adds to the overall site plan and building design.
      1. Lighting schemes should include coordinating parking, wall, and pedestrian scaled fixtures which complement building architecture and site features.
      2. Sensitively placed low light landscape lighting that highlights a site's desirable features is encouraged.
         
   2. Outdoor Lighting Plan: If a proposed development, involves the installation or alteration of outdoor lighting fixtures, an outdoor lighting plan shall be submitted and shall include the following information:
      1. A site plan drawn to a scale of one inch (1") equaling no more than twenty feet (20'), showing the location, height, manufacturer, model, lamp type, lumens, output and wattage of each outdoor lighting fixture in relationship to buildings, streets and parking areas. The City encourages yellow tint LED type site lighting.
      2. A photometric plan showing the levels of illumination, in foot-candles, that would result at ground level from the lighting installation.
      3. A certification that the lighting fixtures to be installed are fully shielded, cutoff type fixtures that will not allow light dispersion or direct glare to shine above a ninety degree (90°) horizontal plane from the base of the fixture.
      4. A certification that the exterior lighting will comply with the maintained horizontal illuminance recommendations of the Illuminating Engineering Society of North America.
         
   3. General Requirements:
      1. All commercial outdoor lighting shall be turned off after business hours, except for essential security lighting. All exterior lighting shall be fully shielded and directed downward to prevent off-site glare.
      2. Lighting of signs, buildings and displays shall be directed downward. Uplighting shall be prohibited; provided, that in landscaped areas, low level uplighting may be allowed if approved by the Zoning Administrator.
      3. Electrical service to outdoor lighting fixtures shall be underground unless fixtures are mounted directly on utility poles.
   4. Exemptions: The following types of outdoor lighting shall be exempt from the provision of this subsection:
      1. Holiday lighting during the months of November, December and January. Seasonal decorations do not have to be shielded; provided, that they do not have a brightness of more than 0.1 foot-candles at the property line on which they are installed.
      2. Temporary lighting, including, but not limited to, circuses, fairs, carnivals and civic uses, for a period not to exceed thirty (30) calendar days, unless specified differently in an approved temporary use permit.
      3. Lighting associated with agricultural operations.
      4. Construction or emergency lighting; provided, that such lighting is temporary and is discontinued immediately upon the completion of the construction work or abatement of the emergency circumstances necessitating such lighting.
      5. Roadway lighting.
   5. Parking Lot Lighting:
      1. Parking lots should be illuminated adequately for security and safety, but such illumination shall be controlled to prevent glare and avoid decreasing the visibility of neighboring properties.
      2. Parking lot lighting shall be installed at a maximum height of twenty feet (20') in residential zones and twenty feet (20') in commercial, office and industrial zones. Height shall be measured from the ground surface being illuminated to the bottom of the lighting fixture. Parking lot lighting shall not be located in any required setback.
      3. Parking lot lighting fixtures shall include "cutoff" and/or shielded fixtures and the maximum initial lumens generated by each fixture shall not exceed two hundred (200) (equivalent to a 150 watt incandescent bulb). The height of such lighting fixtures shall not exceed twenty feet (20').
      4. Parking lot lighting shall be designed so the minimum illumination at grade level is between two-tenths (0.2) and threetenths (0.3) in residential zones and between three-tenths (0.3) and five-tenths (0.5) foot-candles in commercial, office and industrial zones. Parking lot lighting shall not exceed three-tenths (0.3) at the property line in commercial office and industrial zones, and two-tenths (0.2) when adjacent to a residential use or zone. The ratio of average parking lot illumination to minimum parking lot illumination shall not exceed four to one (4:1).
   6. Lighting Of Gasoline Station/Convenience Store Canopies:
      1. Gasoline station and convenience store canopies shall provide adequate lighting for customers.
      2. Lighting fixtures in the ceiling of canopies shall be fully recessed in the canopy.
      3. Light fixtures shall not be mounted on the top or fascia of such canopies.
      4. The fascia of such canopies shall not be illuminated, except for approved signage.
      5. Areas around gasoline pump islands and under canopies shall have a minimum illumination at grade level between one foot-candle and five and one-half (5 1/2) foot-candles. The ratio of average illumination to the minimum illumination at grade in the areas around the gasoline pumps shall not exceed four to one (4:1).
   7. Lighting Of Exterior Sales/Display Areas: The following provisions apply to businesses such as automobile, heavy equipment and recreational vehicle dealerships and other businesses, such as material stores, which rely on outdoor display of merchandise:
      1. Areas designed for parking or passive display of merchandise shall be lighted in accordance with the standards for parking lots in subsection F4 of this section.
      2. Light fixtures shall be shielded, cutoff type fixtures located, mounted and aimed so that direct light is not cast onto adjoining streets or properties.
      3. Light fixtures shall be installed at a height not to exceed twenty feet (20').
      4. Exterior display/sales areas shall be designed so that the minimum illumination at grade level is between one footcandle and five (5) foot-candles. The ratio of average display/sales area lighting to minimum display/sales area lighting shall not exceed four to one (4:1).
   8. Lighting Of Outdoor Sports Or Performance Facilities:
      1. The lighting plans to be submitted with the development plan shall be prepared by a qualified lighting designer, experienced in lighting such facilities. The plan shall demonstrate that the location, selection and aiming of the lighting fixtures will focus light on the playing or performing areas, minimize glare and visibility from neighboring areas, minimize night sky illumination, and promote energy efficiency.
      2. A dual lighting system shall be provided. The primary system shall be adequate for the sports or performing event. The primary system shall be shut off within forty five (45) minutes of the conclusion of the event. The secondary system shall be designed to facilitate the exiting of patrons, clean up and maintenance.
   9. Security Lighting: Adequate lighting shall be provided to protect persons and property and to allow for the proper functioning of surveillance equipment as provided in this subsection:
      1. A security lighting plan shall utilize shielded fixtures. Floodlights shall not be permitted.
      2. Vertical features, such as walls of a building, may be illuminated for security to a maximum height of eight feet (8') above grade.
      3. Security lighting poles shall not exceed twenty feet (20') in height in residential zones and twenty feet (20') in commercial, office and industrial zones.
      4. Security lights intended to illuminate a perimeter, such as a fence line, shall be allowed only if regulated by a motion detection system that triggers the lighting when an intruder moves to within five feet (5') of the perimeter.
      5. The average horizontal grade level or vertical surface illumination of security lighting in residential zones shall not exceed one-half (1/2) foot-candle. The average horizontal grade level illumination of security lighting in commercial, office and industrial zones shall not exceed one and one-half (1 1/2) foot-candles.
   10. Lighting Of Building Facades:
       1. Lighting of building facades is not allowed, except for approved security lighting. Government buildings, church buildings, and historic buildings listed on a City or State approved historic register shall be exempt from this requirement. When allowed, lighted facades shall not exceed an illumination of five (5) foot-candles on a vertical surface.
   11. Illumination Of Signage:
       1. Externally illuminated signs shall be served by light fixtures that are shielded and directed downward. The average level of illumination on the sign face shall not exceed three (3) foot-candles and the ratio of average to minimum illumination shall not exceed two to one (2:1).
       2. Internally illuminated signs shall be designed with light lettering or symbols on a darker background. If fluorescent lighting tubes are utilized, they shall be spaced on at least twelve inch (12") centers and be mounted at least three and one-half inches (3 1/2") from the sign face. (Ord. 2018-05, 3-14-2018)

The following matters shall be considered by those reviewing site plans concerning a need for additional studies, and may require the applicant to obtain specific expert reports.

1. Studies relating to traffic, parking, safety, and traffic congestion, including:
   1. A site-specific traffic study, paid for by the applicant, performed by a qualifying traffic engineer, shall be required as part of the land use application. The traffic study shall consider project demand (for multi-family projects demand should be based on the number of bedrooms), current and future traffic congestion, available street ROW's and potential reconfiguration, pavement striping, stacking issues, turning issues, transit, sidewalk connections, safety, anticipated directional demands, etc.
   2. A use specific parking study may substitute for but not necessarily supersede the requirements of chapter 12 of this title, as determined by the developer and/or the Land Use Authority for uses with unique parking demands. Such studies shall be paid for by the applicant and submitted with the application. A parking study, undertaken by a qualified traffic engineer, shall justify the need for a different parking standard and take into account the setting, the quality of available transit, biking, bedrooms, stall dimensions, area walkability, visitor parking, trends in occupancy, and the potential for overflow parking needs.
      
      If the conclusions or findings from these studies require additional expertise, a peer review, may be commissioned by the City. Such reviews shall be paid for by the applicant.
2. Considerations relating to drainage: The effect of the site development plan on the adequacy of the stormwater drainage facilities. (Ord. 2018-05, 3-14-2018)
   

1. Completion Of Installation: Landscaping, sprinkling systems, walls, fences and/or screening structures, walks, parking areas and other on and required off-site improvements shall be installed in accordance with the approved site plan and construction drawings prior to issuance of any occupancy permit. To guarantee the installation of any required public improvements, an improvement completion assurance shall be posted in accordance with the standards in Subsection B prior to the issuance of any building permit within the approved site plan area. If the installation of other required private on or off-site cannot be completed do to weather or other reasonable circumstances, as approved by the Zoning Administrator, a conditional certificate of occupancy may be issued if a performance agreement is signed by the applicant/owner or developer which shall guarantee completion of all unfinished improvements, in a form approved by the City.
2. Public Improvement Completion Assurance:
   1. The applicant shall post an acceptable improvement completion assurance ("completion assurance") prior to the issuance of any building permit within an approved site plan, in an amount estimated by the City Engineer, sufficient to secure to the City the satisfactory construction, installation, and dedication of all required public infrastructure improvements. The amount of the completion assurance shall be in accordance with the City’s Consolidated Fee Schedule.
   2. The completion assurance shall comply with all statutory requirements and shall be satisfactory to the City attorney as to form, sufficiency and manner of execution as set forth by the City attorney. The completion assurance shall not be used to pay any contractual obligations of the applicant.
   3. The completion assurance agreement shall be completed on the City supplied bond agreement form for the full infrastructure improvements cost and be in one of the following forms:
      1. An escrow agreement and deposit account with a federally insured bank or credit union making proceeds available to the City in the case of the developer's default upon the City presenting a sight draft at an office located within fifty (50) miles of the City. (Three party bond agreement.)
      2. Cash or a cashier's check, for deposit with the City in its bank accounts. (Two party bond agreement.)
      3. The completion assurance shall be approved by the City Engineer with surety and conditions satisfactory to protect the public's interest and ensure construction of required improvements.
      4. Interest, if any, earned by the City on the deposited sum shall be retained by the City as reimbursement and an offset for the cost of administering the completion assurance.
      5. All required public improvements shall be completed within one year of Certificate of Occupancy. At such time, if the improvements have not been completed, the City Engineer may complete the remaining improvements using the completion assurance.
   4. Temporary Improvements: The applicant shall build and pay for all costs of temporary public improvements required by the City and shall maintain them for the period specified. Prior to construction of any temporary public facility or improvement, the developer shall file with the City Engineer a separate suitable completion assurance, in accordance with this title, for temporary facilities, which ensures that the temporary facilities will be properly constructed, maintained, and removed.
   5. General Procedure and Fees: The City Engineer or designee shall inspect the required public improvements and amenities during construction and ensure their satisfactory completion. The applicant shall, in accordance with the City fee schedule, pay the City inspection fees. These fees shall be due and payable upon demand of the City. Completion assurance and/or improvement warranty monies may not be released until all outstanding inspection fees are paid. The applicant shall be responsible for correcting all the improvement deficiencies as listed in the preliminary and/or final inspection punch list provided by the City Engineer. The City shall use any and/or all completion assurance monies to correct any public improvements deficiencies.
   6. Completion assurance will be fully released when all required public improvements have been completed and accepted by the City Engineer. No partial reduction will be allowed.
   7. Acceptance Of Public Improvements: The applicant, upon completion of all public improvements shall request in writing that the City perform a final inspection to verify that the construction of the improvements meets all City requirements. The City Engineer shall inspect the improvements and formally accept them once it is verified, they meet all City standards by sending a memo to the applicant.
   8. Release of Improvement Completion Assurance: Subject to the maintenance provisions contained in this title, the City will not accept dedication of required improvements or amenities, or release a completion assurance, until the City Engineer has verified that all required public improvements have been satisfactorily completed and until the applicant's engineer or surveyor has certified to the City Engineer, through submission of detailed "as-built" drawings of the development indicating location, dimensions, materials, improvements and other information required by the City Engineer, that the layout of the line and grade of all public improvements is in accordance with the approved construction plans for the subdivision. The "as-built" plans must comply with adopted City standards. Upon such approval and recommendation, the City Engineer shall thereafter accept the improvements for dedication in accordance with the established policy and procedure.
   9. Warranty After Acceptance and Dedication: The applicant shall be required to file an improvement warranty with the City with the original completion assurance, in an amount equal to ten percent (10%) of the estimated construction cost and in a form satisfactory to the City attorney, in order to assure the satisfactory condition of the required public improvements and amenities for a period of one (1) year after the date of their acceptance by the City Engineer and dedication to the City.
3. Phased Development: Installation of landscaping with each phase of a multiphase development shall be permitted, provided that all landscaping required for each phase is installed concurrently with each phase. At no point shall the amount of installed landscaping go below the required percentage for the developed portion of the parcel or project. Partial releases of such bonds may occur by request of the applicant/owner or developer and after inspection and acceptance by the City. (Ord. 2018-05, 3-14-2018)
   

Any applicant or person aggrieved by any final decision made on an application processed under this chapter shall appeal the decision, within ten (10) calendar days of the decision, to the Appeal Authority. Any applicant or person aggrieved by any application processed by the Appeal Authority shall appeal the decision, within thirty (30) calendar days of the decision, to the District Court. (Ord. 2018-05, 3-14-2018)