1. Medical Cannabis Pharmacy.

2. Internal Accessory Dwelling Unit.

3. External Accessory Dwelling Unit.

1. The mix and interaction of uses proposed (i.e., convenience commercial and housing with transit);

2. Pedestrian level amenities (i.e., pathways and paseos, benches, etc.);

3. Linkages to surrounding neighborhoods and developments.

1. Site Plan of Projected Development. A site plan depicting all parcels within the applicant’s control, including remnant parcels left from old developments, existing parcels or pads within existing center developments, and the existing and reasonably projected development on adjoining properties, determined through consultation with adjoining property owners. The proposed development must include an assemblage of parcels of sufficient area to assure compliance with required building setbacks, landscaping, access, off-street parking requirements, and walkability standards for the proposed development to assure a consistent overall mixed-use development with uniform and compatible site standards upon buildout.

2. Site Design. A site plan depicting proposed building placement, massing and uses consistent with the area specific overlay zone ordinance.

3. Crime Prevention Through Environmental Design (CPTED). The plan must demonstrate how CPTED principles will be used in the design and layout of buildings, streets, accesses and open space areas. Design shall promote natural surveillance, access control, territorial reinforcement, sense of ownership, and maintenance. CPTED landscaping guidelines shall be used, including planting shrubs with a maximum height of three feet and trees with a proper ground clearance of six feet above walkways and sidewalks and eight feet above vehicular travel and parking lanes. To encourage public safety through natural surveillance, natural access control, and territorial reinforcement, blank walls are not permitted adjacent to streets, pedestrian areas, and open space amenities. Symbolic barriers, such as low-lying fences/walls, landscaping and signage shall be used to discourage crime and to promote safety. Ground floor parking garages shall not be permitted immediately adjacent to streets. Developments shall have street side building elevations with extensive windows, and with balconies, decks or landscape terraces encouraged.

4. Visual Buffer Plan. A plan for visual buffers to protect adjacent residential uses. Within the proposed development, landscaped buffers are preferred over fences and walls. A visually open look is encouraged between compatible uses. Visual screening which creates “outdoor rooms” is often more important than a physical separation. If fences or walls are proposed, the plan must demonstrate how fences or walls will protect private space while not impeding “walkability,” or creating isolated uses or dead space void of natural surveillance. Fences or walls must be compatible in color, texture, and design with proposed buildings.

5. Aesthetically Pleasing Design From All Vantage Points. Elevations consistent with the overlay zone, that depict building mass, materials and exterior appurtenances and facades which create an aesthetically pleasing building and site, from all vantage points, that is in character with, and proportionate to, surrounding buildings and yet provides diversity in design.

6. Remodel. Plans for significant exterior modifications to any existing structures must be submitted to the planning commission for approval and must meet the same requirements as all other structures within the mixed-use zone.

7. Open Space Plan. An open space plan showing open spaces, including but not limited to: commons, pocket parks, plazas, courtyards, landscape features, water fountains and features, greenbelts, and trail connections. “Village greens,” as a commons area, may be required adjacent to mass transit connections or other significant activity. Building materials used within open space areas shall be related to the materials of adjacent buildings and walkable surfaces shall be a non-skid finish. Design shall encourage comfortable and safe pedestrian use, including landscaping, seating areas, and lighting as appropriate.

8. Steep Slope and Stormwater Plan. A plan, which depicts drainages, steep slopes and water features, if any, and how they will be preserved or enhanced.

9. Landscape/Streetscape Plan. A site-wide landscape and streetscape plan consistent with CPTED principles and the applicable area overlay zone ordinance.

10. Lighting Plan. A plan which shows proposed street, parking lot, open space and pedestrian way lighting in sufficient detail to demonstrate conformance with the standards established in the applicable area overlay zone ordinance.

11. Street, Trails, and Pedestrian Way Plan. A plan that depicts the design and placement of streets, trails, and pedestrian ways consistent with city standards and the overlay zone.

12. Parking and Circulation Plan. A plan which demonstrates the provision for, and layout of, safe, convenient, screened parking and vehicular circulation patterns which complement the:

1. Application complies in all respects with this code;

2. Use will be compatible in all respects with surrounding structures, uses, and circulation, based on the twelve criteria detailed in subsection B of this section;

3. Use is consistent with the general plan; and

4. Off-site effects of the use have been fully mitigated.

1. Site Context and Constraints. The size and location of the site and its surrounding uses, compared to the intensity of the proposed size and location of structures and the intensity of the proposed uses;

2. Traffic. Ease of on and off-site traffic circulation;

3. Pedestrian-Friendly Design. The extent to which the design and use promotes a pedestrian-friendly “walkable” environment;

4. Screening. Any proposed screening of the use. Mechanical equipment must be screened from streets, pedestrian areas, and adjacent developments. Screens shall be incorporated into the design of the building in an aesthetically pleasing manner, whether located on the ground or on the roof;

5. Compatibility/Multi-Faceted Design. Physical design and compatibility with surrounding structures. All sides of proposed buildings will receive equal design consideration, particularly where exposed to pedestrian and/or vehicular traffic and adjacent properties;

6. Off-Site Impacts. Noise, vibration, odors, steam, or mechanical factors that might affect neighbors and/or pedestrians;

7. Delivery and Service. Control of delivery and service vehicles, loading and unloading zones and screening of trash receptacles;

8. Maintenance. An overall maintenance schedule shall be implemented by property owners and/or property associations in maintaining all buildings, parking lots, roads, drainage, pavement, open spaces, courtyards, landscaping, fences, walls, drives, etc.;

9. Street Tree/Street Light Coordination. Actual tree spacing during site plan review may be adjusted, as necessary, to match existing streetscape or to adapt to unique on-site conditions that would justify such, e.g., topography, street lights, power lines and poles, and other utilities. In some cases, street trees may need to be placed behind sidewalks or eliminated in order to accommodate on-site conditions. Park strips on arterial and collector streets should accommodate street trees, streetlights, and other needed utilities. Street trees should be placed such that the street lighting system functions properly and achieves the desired result;

10. Service Areas. Loading and refuse collection areas must be screened from public view. These areas are not permitted in the area between buildings and streets unless they can be adequately screened through landscaping and/or walls less than four feet in height, as viewed by the public. Building and improvements upon lots must be designed to properly accommodate loading, unloading and refuse collection on-site. Screen walls and enclosures shall be constructed with materials compatible with the structures they serve. Loading and refuse collection areas shall be properly maintained in a debris-free condition. Except for approved and screened R.V. storage lots associated with a residential use, storage areas, including the storage of materials, merchandise, pallets, etc., shall be within buildings; and

11. Grading and Drainage. Drainage from any lot must follow current city requirements. Drainage shall not be allowed to flow upon adjoining lots unless the owner of the lot upon which the water flows grants an irrevocable easement for such purpose. A site plan with grading, drainage, and clearing plans must be approved by the city engineer before any such activities may begin. Lot grading shall be kept to a minimum. Where possible, roads and development shall be designed for preservation of natural grade. (Ord. 11-20-2001 § 2)

1. Single Family and Duplex Dwellings. There shall be no minimum side or rear setback requirement; however, where the subject property abuts a zone which requires minimum side or rear setbacks, the required minimum side or rear setbacks of the abutting zone shall apply.

2. Design Standards. Single family and duplex dwellings are subject to the design standards under this subsection if one of the following is met:

3. Traditional Neighborhood Development. Single family residential uses shall be designed using “traditional neighborhood development” (TND) design principles.

1. Parking. No parking is allowed within the required front and side yard setbacks.

2. Driveway Standards. Driveways shall comply with the following standards:

1. Aisle. The minimum aisle width is twenty-four feet;

2. Circulation. The parking structure must be designed to ensure that each required parking space is readily accessible, usable and safe for automobiles and pedestrians;

3. Location. The parking structure shall not be located on a street frontage;

4. Architecture. Architectural relief shall be integrated into all facades to soften visual impacts and to provide a visual relationship with the surrounding structures.

1. Surfacing. Parking areas and driveways must be hard-surfaced, maintained in good condition, and clear of obstructions at all times.

2. Parking Space Dimensions. All new commercial development shall provide parking spaces of the following minimum dimensions. The city engineer may approve minor variations in parking space dimensions.

3. Grading and Drainage. Parking shall be graded and constructed as follows:

4. Street Access and Circulation. Commercial development shall provide the following:

1. The application complies with all applicable provisions of this title, state and federal law;

2. The structures associated with the use are compatible with surrounding structures in terms of use, scale, mass and circulation;

3. The use is not detrimental to the public health, safety and welfare;

4. The use is consistent with the general plan, as amended;

5. Traffic conditions are not adversely affected by the proposed use including the existence of or need for dedicated turn lanes, pedestrian access, and capacity of the existing streets;

6. Sufficient utility capacity;

7. Sufficient emergency vehicle access;

8. Location and design of off-street parking as well as compliance with off-street parking standards provided for in Section 17-7-5.7;

9. Fencing, screening, and landscaping to separate the use from adjoining uses and mitigate the potential for conflict in uses;

10. Compatibility of the proposed mass, bulk, design, orientation, and location of the structures on the site, including compatibility with buildings on adjoining lots and to the street;

11. Exterior lighting that complies with the lighting standards of the zone and is designed to minimize conflict and light trespass with surrounding uses; and

12. Within and adjoining the site, impacts on the aquifer, slope retention, flood potential and appropriateness of the proposed structure to the topography of the site.

1. Conditional Use.

2. Administrative Conditional Use.