Rome City Zoning Code
ARTICLE XXVI
Design Standards
§ 360-130 Purpose.
The following shall set the design standards for business and industrial development in the Town of Rome which are located outside of the Alpine Village Business Park. Locating and designing a new development which respects sensitive natural resources and places the development within, or visually related to, a forested setting and visually complements the overall naturalness is desired. Existing development can serve as a justification for new development only to the extent that the existing development meets the design standards. This article does not require changes to existing development which does not meet the design standards; however, it encourages changes towards the approved standards.
§ 360-131 Standards.
A.
Parking. Parking must be provided in an amount that is reasonably necessary given the nature of the development and must be carefully designed to fit the site, with sensitivity to location, size and perimeter screening.
(1)
Where quality forestland exists, existing trees are to be preserved as much as possible between the parking area and the highway right-of-way.
(2)
Parking areas with 10 or more spaces may require perimeter landscaping to visually reduce the adverse impacts.
(3)
Large parking space requirements must demonstrate that they will not provide an urban parking lot appearance. Parking should be located in an area with the least visual impact, include extensive perimeter landscaping, interior plant islands, maintain existing vegetation where appropriate and, if necessary, incorporate several smaller parking areas to meet parking space requirements. The Plan Commission will determine when these additional performance standards are needed.
B.
Building.
(1)
Building architecture must complement, rather than dominate, the forested character setting of Rome.
(2)
Earth-tone colors are strongly preferred and color accents must be visually compatible.
(3)
Roofs with darker earth-tone colors are expected.
(4)
All sides of a structure shall receive full design consideration.
(5)
All projections and mechanical details, such as louvers, exposed flashing, flues, vents, gutters, and downspouts are to be recognized as architectural features and should match the color of the adjacent surface or an approved complementary color.
(6)
If the Plan Commission finds the project to be a large structure, or structures, the design must avoid a monolithic big-box appearance of frontages and rooflines. The structure must be diminished by breaking up building sections, or by the use of such elements as variable planes, projections, bays, dormers, setbacks or changes in roofline.
(7)
If the Plan Commission finds the project to be unusually large, or if it is likely to become a Town landmark, or if it is in a visually prominent area (i.e., lakeshore or highway intersection), or if it is located so as to become part of the Town's gateway, the design must acknowledge the special impact the project would have on the entire community, by addressing the design solution in an exemplary manner.
(8)
The clustering of smaller, visually compatible, commercial structures is desired over singular large structures.
(9)
New development should fit into the existing woodlands character through building design, and the use of materials, colors, landscaping and signage which compliment naturalness, open space, a clean appearance and maintain visual order.
(10)
The size, shape, scale and location of the structure(s) must be architecturally compatible with the existing site features.
(11)
In very limited situations, smaller, isolated retail buildings may contrast in color or style, or theme with the dominant woodlands character expectation. The applicant must explain why these design expressions are essential to their business and demonstrate that the new development will:
(12)
One of the intents of this article is to achieve design appearance compatibility among separate individually owned parcels which visually appear as one continuous development. Design solutions must consider proposing a building which is similar, or compatible, in design style, materials, color and landscaping with the adjacent development which meets the intent of positive woodlands character. In situations in which the architectural expressions are different, the developer should strive for a strong landscape transition between properties using trees and shrubs or existing natural vegetation which reduces the visual dominance of the buildings.
C.
Landscaping. The intent is to provide a landscape design which preserves existing natural vegetation, such as quality forested areas, streams and steep topography and incorporates additional locally native plants which complement the plant communities and ecosystem of the area. The site plan shall integrate natural resources, buildings, parking and landscaping into a functional and aesthetic solution which respects the desired woodlands character. The design review plan shall indicate:
(1)
Adequate open space and natural resources incorporated into design solutions to provide an overall appearance of woodlands character. Roadside trees/vegetation are very important to the woodlands character and their removal must be minimized.
(2)
The size, species and location of plant materials to be retained and/or placed on the site.
(3)
That adequate levels of green space are provided. The green space must be located to provide resource protection, transitions between adjacent sites, setback distance between the public road property line and the building and/or parking lot. The majority of the green space allotment shall be on the side facing the street or highway.
(4)
Planting concepts which screen storage or service areas and parking lots from public view. Vegetative buffers separating incompatible land uses, as determined by the Plan Commission, shall provide effective screening within three years of planting.
(5)
The planted size of shade trees, which shall be not less than one-and-one-half-inch caliber (diameter measured six inches above ground) and eight feet in height; conifers (evergreen) trees should be at least four feet in height; shrubs should be of good nursery stock and provide effective landscape development within three years of planting.
(6)
Plants should be native to the area and provide woodlands appearance.
(7)
Where open space, natural resources or topographic patterns contribute to the beauty and utility of the area, they shall be to the extent practical, incorporated into the design. However, when grading or contouring the site, the finished grades should appear natural to the site and surrounding area, protect the natural resources and adjacent properties.
(8)
Waterfront development should demonstrate the maximum protection of the natural shoreline along with transition areas, forest preservation, a minimum amount of impervious development, and a minimum amount of lawn area.
D.
Perimeter buffer.
(1)
Purpose. The intent of buffer requirements is to create a screen between zoning districts and between properties to minimize the potential for noise, dust, odor, litter, glare of lights and to reduce the visual impact of development and to provide for the separation of spaces.
(2)
Definition. A buffer is a naturally planted screen that visually blocks the use and development of one property from another so as to shield and block noise, lights, accessory buildings and any outdoor storage including waste dispensers. All setback areas are considered "tree preservation zones" where the existing trees remain to sustain the woodland character of Rome and where the development of sites is visually and acoustically minimized.
(3)
Specifications. A natural vegetative buffer with a minimum maturity height of 25 feet and consisting of at least two rows of trees with a minimum of one tree per each 10 linear feet per row shall be established on the perimeter of all uses in the business, planned unit development and special purpose districts and for all conditional uses in the Public/Semipublic District. The perimeter buffer width shall be as follows:
(a)
Perimeter adjacent to a parcel in a residential district: 100 feet.
(b)
Perimeter adjacent to a nonresidential parcel that is zoned differently than the subject parcel: 50 feet.
(c)
Perimeter adjacent to roadway: 25 feet.
(d)
The buffer requirements may be relaxed by the Plan Commission upon its finding that intended use of the parcel is not reasonably likely to have an adverse impact on neighboring properties. The relaxing of the buffer requirements shall be set forth in an order issued by the Plan Commission and the order shall specify that the relaxed requirements only apply to the use of the property specified in the order.
(4)
Permitted species. Trees must be a minimum of four feet tall at the time of planting. Buffer trees include all spruce species including Norway, Black Hills, Blue Colorado, Green Colorado and Serbian; and the following fir species: Balsam and White Frasier.
(5)
Equipment buffering. Buffering of mechanical equipment, trash dumpsters, loading/service areas and open storage areas must be accomplished in a manner which visually screens them from roads and surrounding parcels. Suitable screening types include opaque wood fences and a mixture of dense evergreen/deciduous landscaping.
(6)
Enforcement. If the trees do not live, are removed or do not sufficiently block as required in this article, the Town's Zoning Administrator shall be responsible for the enforcement of this article.
E.
Exterior lighting.
(1)
Lighting design should provide the necessary lighting which reflects woodlands character by intensity, location, placement, color and overall design integration with the total development.
(2)
All exterior lighting shall balance on-site needs for safety, security and aesthetic effects, with off-site impacts from public view.
(3)
All exterior lighting shall be part of the architectural and landscape design concept in color, location and type of lighting.
(4)
In general, the height of exterior lighting fixtures shall not exceed the height of the building to which it relates.
(5)
The height, location and direction of lighting must be designed and located in such a manner as to be shielded from the direct view of the highway user and shielded above to reduce night sky illumination.
(6)
Exterior lighting shall be designed in a manner which does not permit an adverse effect upon neighborhood properties, especially residential property.
F.
Outdoor storage/display. No items may be stored or displayed outside unless authorized in the permit required in § 360-132 herein. The outside storage or display of items may only be permitted if such items are incidental to the primary use of the property and the storage/display is maintained in a neat and orderly manner. The site plan must detail the area of storage/display and the items to be stored/displayed therein.
§ 360-132 Permit procedure.
A.
Permit required. No development of a new business and no expansion or substantial modification of an existing business may be commenced unless a permit pursuant to this section has been granted.
B.
Preapplication conference. The applicant shall obtain a copy of Article XXVI, Design Standards. Prior to the official submission of an application for the approval, the owner or agent shall meet with the Zoning Administrator to discuss the scope and size of the proposed development.
C.
Application. Following the preapplication conference, the owner or agent shall submit a completed application and seven copies of a site plan(s) and plan of operation setting forth the applicant's proposal for complying with the requirements in this article to the Zoning Administrator. At the time the application is submitted, the application fee established by the Town Board shall be paid.
D.
Review process.
(1)
The Zoning Administrator shall distribute one complete set of documents to each Commission member, the Fire Chief, Police Chief and Director of Public Works at least seven days before the Commission's public hearing.
(2)
The Commission shall have 30 days to schedule the design review meeting from the time a completed application is received. A completed application must respond to all of the appropriate requirements of this article. The Commission may, in its discretion, elect to defer official action for more than 30 days, if more information is needed or if additional consideration is deemed necessary.
(3)
The applicant or agent shall be present at the design review meeting to present and explain how the project meets the standards of this article and the district in which the property is located. The Plan Commission shall review the materials and approve, approve with conditions, or deny the applicant's project proposal. An approval shall be conditioned upon an assurance of performance as required in § 360-133 herein.
(4)
The Zoning Administrator shall issue a permit consistent with the approval, if any, of the Plan Commission.
§ 360-133 Performance assurance.
A.
At the time the permit is issued, the applicant shall, at the discretion of the Plan Commission, file a bond, certificate of deposit, irrevocable letter of credit, or certified check, with the Town Clerk/Treasurer in an amount equal to the estimated cost of the required improvements as determined by the Plan Commission.
B.
The security posted shall be in such form as is acceptable to the Plan Commission and approved by the Town Attorney. When a certificate of deposit or certified check is posted as security, the instrument must be negotiable by the Town. When a letter of credit is posted as security, the Town must be the beneficiary.
C.
The security posted shall guarantee that all required improvements will be completed according to Town specifications by the applicant or its contractors not later than 18 months from the date that the plan is approved.