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Transcription:

ARTICLE 1: Purpose and Administration... 1-1 17.1.1: Title...1-1 17.1.2: Purpose and Intent...1-1 17.1.3: Relationship to Comprehensive Plan...1-1 17.1.4: Effective Date...1-2 17.1.5: Applicability...1-2 17.1.6: General Provisions...1-2 17.1.6.1: Compliance with Other Adopted City Standards... 1-2 17.1.6.2: Conflicting Provision... 1-2 17.1.6.3: Rules for Measurement... 1-3 17.1.7: Administration and Roles...1-3 17.1.7.1: Director... 1-3 17.1.7.2: Planning Commission... 1-4 17.1.7.3: Board of Adjustment... 1-4 17.1.7.4: Historic Preservation Commission... 1-4 17.1.8: Common Facilities...1-4 17.1.9: Building Permits...1-4 17.1.10: Fees...1-5 17.1.11: Violation and Penalty...1-5 17.1.12: Severability...1-5 17.1.13: Repealer...1-5 ARTICLE 2: Procedures and Appeals... 2-1 17.2.1: General...2-1 17.2.2: Planning Applications, General...2-1 17.2.2.1: Application Process... 2-1 17.2.2.2: Public Input Process... 2-3 17.2.2.3: Public Hearings... 2-4 17.2.3: Initial Zoning, Rezoning and Legislative Zoning...2-6 17.2.3.1: Applicability... 2-6 17.2.3.2: Types of Zoning Applications... 2-6 17.2.3.3: Review Criteria... 2-7 17.2.3.4: Review Authority... 2-8 17.2.3.5: Review Procedure... 2-8 17.2.4: Special Use Permits... 2-11 17.2.4.1: Applicability... 2-11 17.2.4.2: Review Criteria... 2-11 17.2.4.3: Review Authority... 2-12 17.2.4.4: Review Procedure... 2-12 17.2.4.5: Expiration of Special Use Permit:... 2-13

17.2.5: Variances... 2-13 17.2.5.1: Applicability... 2-13 17.2.5.2: Types of Variances... 2-13 17.2.5.3: Review Criteria... 2-14 17.2.5.4: Review Authority... 2-15 17.2.5.5: Review Procedure... 2-15 17.2.6: Waivers... 2-17 17.2.6.1: Applicability... 2-17 17.2.6.2: Types of Waivers... 2-17 17.2.6.3: Review Criteria... 2-18 17.2.6.4: Review Authority... 2-18 17.2.6.5: Review Procedure... 2-19 17.2.6.6: Expiration of Waivers... 2-21 17.2.7: Major Site Plans... 2-21 17.2.7.1: Applicability... 2-21 17.2.7.2: Review Criteria... 2-22 17.2.7.3: Review Authority... 2-22 17.2.7.4: Review Procedure... 2-22 17.2.7.5: Expiration of Major Site Plans... 2-23 17.2.8: Revocation of Uses... 2-24 17.2.8.1: Applicability... 2-24 17.2.8.2: Revocation of a Special Use Permit... 2-24 17.2.8.3: Revocation of a Nonconforming Use... 2-24 17.2.8.4: Revocation of a Temporary Use... 2-25 17.2.9: Comprehensive Sign Plans... 2-26 17.2.9.1: Purpose and Intent... 2-26 17.2.9.2: Applicability... 2-26 17.2.9.3: Review Authority... 2-26 17.2.9.4: Review Criteria... 2-26 17.2.9.5: Review Procedures... 2-27 17.2.9.6: Modifications... 2-28 17.2.10: Permit Applications, General... 2-30 17.2.10.1: Application Process and Review Authority... 2-30 17.2.11: Review of Supplemental Standards for Limited and Accessory Uses... 2-31 17.2.11.1: Applicability... 2-31 17.2.11.2: Review Procedures... 2-31 17.2.12: Sign Permit... 2-31 17.2.12.1: Applicability... 2-31 17.2.12.2: Review Procedures... 2-31 17.2.13: Fence Permit... 2-33 17.2.13.1: Applicability... 2-33 17.2.13.2: Review Authority... 2-33 17.2.13.3: Review Procedures... 2-33 ARTICLE 3: Zone Districts... 3-1 17.3.1: General...3-1

17.3.1.1: Purpose and Intent... 3-1 17.3.2: Districts and Maps...3-1 17.3.2.1: Applicability... 3-1 17.3.2.2: Creation of Districts... 3-1 17.3.2.3: Zoning District Map... 3-1 17.3.2.4: Interpretation of District Boundaries... 3-2 17.3.2.5: Lot Line Changes... 3-2 17.3.3: Residential Districts...3-3 17.3.3.1: Purpose and Intent... 3-3 17.3.3.2: Residential District Descriptions... 3-3 17.3.4: Mixed-Use Districts...3-4 17.3.4.1: Purpose and Intent... 3-4 17.3.4.2: Mixed Use District Descriptions... 3-4 17.3.4.3: Mixed-Use District Contexts... 3-5 17.3.5: Commercial and Light Industrial Districts...3-7 17.3.5.1: Purpose and Intent... 3-7 17.3.5.2: Commercial and Light Industrial Descriptions... 3-7 17.3.6: Planned Development District...3-8 17.3.6.1: Purpose and Intent... 3-8 17.3.6.2: Applicability... 3-9 17.3.6.3: Official Development Plan... 3-9 17.3.6.4: Allowed uses... 3-9 17.3.6.5: Other Standards and Modifications... 3-9 ARTICLE 4: Use and Supplemental Standards... 4-1 17.4.1: General...4-1 17.4.1.1: Purpose and Intent... 4-1 17.4.1.2: Uses... 4-1 17.4.1.3: Determination of Use... 4-1 17.4.1.4: City Owned Open-Space and Parks... 4-2 17.4.2: Use Table...4-2 17.4.3: Supplemental Standards... 4-10 17.4.3.1: Purpose and Applicability... 4-10 ARTICLE 5: DIMENSIONAL AND DEVELOPMENT STANDARDS... 5-1 17.5.1: General...5-1 17.5.1.1: Purpose and Intent... 5-1 17.5.1.2: Setback Requirements... 5-1 17.5.1.3: Setback Measurements... 5-2 17.5.1.4: Height Requirements... 5-4 17.5.1.5: Height Measurements... 5-5 17.5.1.6: Build-To-Zone Measurements... 5-6 17.5.1.7: Sites with Uses that Have More than Two Public Street Frontages... 5-7 17.5.2: Residential Standards...5-7

17.5.2.1: Dimensional Standards... 5-7 17.5.2.2: Driveway Length Requirements... 5-7 17.5.3: Mixed-Use Standards... 5-12 17.5.3.1: Dimensional Standards... 5-12 17.5.3.2: Minimum Building Story Requirement... 5-18 17.5.3.3: Maximum Building Height in Defined Station Areas... 5-18 17.5.3.4: Height Transition to Adjacent Residential Districts... 5-18 17.5.3.5: Additional Building Setback Regulations... 5-20 17.5.3.6: Requirements for Specific Mixed-Use Zone District Contexts... 5-20 17.5.3.7: Incentives for Increased Height... 5-24 17.5.4: Commercial and Light Industrial Standards... 5-24 17.5.4.1: Dimensional Standards... 5-24 17.5.4.2: Height Transition Requirements Adjacent to Residential Zone Districts... 5-25 17.5.5: Accessory Structures and Elements... 5-26 17.5.5.1: Detached Structures... 5-26 17.5.5.2: Satellite Dish Antenna... 5-27 17.5.5.3: Solar Collection System... 5-28 17.5.5.4: Wind-Powered Electric Generator... 5-30 ARTICLE 6: Residential Building and Site Design Standards... 6-1 17.6.1: General...6-1 17.6.1.1: Purpose and Intent... 6-1 17.6.1.2: Applicability... 6-1 17.6.1.3: Design and Development Manuals... 6-1 17.6.2: Building Design Standards...6-1 17.6.2.1: Architecture... 6-1 17.6.2.2: Parking within a Multi-family Building or Structure... 6-4 17.6.2.3: Exterior Building Elements... 6-4 17.6.3: Screening of Utility Structures, Outdoor Storage and Service Areas...6-5 17.6.3.1: General Standards... 6-5 17.6.4: On-Site Pedestrian Circulation Standards...6-5 17.6.4.1: Sidewalk Design Standards... 6-5 17.6.5: Landscape Design Standards...6-6 17.6.5.1: General Standards... 6-6 17.6.5.2: Street Tree Placement... 6-7 17.6.5.3: Single-family Dwelling and Duplex Landscape Standards... 6-7 17.6.5.4: Attached Dwelling and Multifamily Landscape Standards... 6-8 17.6.5.5: Landscape Materials... 6-9 17.6.5.6: Landscape Installation... 6-10 17.6.5.7: Landscape Maintenance... 6-11 17.6.5.8: Landscape Replacement... 6-11 17.6.5.9: Existing Tree Preservation... 6-11 17.6.6: Residential Fence and Wall Standards... 6-12 17.6.6.1: General Standards... 6-12 17.6.6.2: Fence and Wall Height... 6-13 17.6.6.3: Fence and Wall Placement... 6-14

17.6.6.4: Fence and Wall Materials... 6-15 17.6.7: Exterior Lighting Standards... 6-16 17.6.7.1: General Standards... 6-16 17.6.7.2: Exceptions... 6-16 17.6.7.3: Prohibitions... 6-17 ARTICLE 7: Institutional, Mixed-Use, Commercial, and Light Industrial Building and Site Design Standards... 7-1 17.7.1: General...7-1 17.7.1.1: Purpose and Intent... 7-1 17.7.1.2: Applicability... 7-1 17.7.1.3: Design and Development Manuals... 7-1 17.7.2: Building Design Standards...7-2 17.7.2.1: Architecture... 7-2 17.7.2.2: Materials and Colors... 7-3 17.7.2.3: Exterior Building Elements... 7-3 17.7.2.4: Additional Standards for Mixed-Use Zone Districts... 7-3 17.7.3: Screening of Utility Structures, Outdoor Storage and Service Areas...7-4 17.7.3.1: General Standards... 7-4 17.7.4: On-Site Circulation Standards...7-5 17.7.4.1: Sidewalk Design Standards... 7-5 17.7.4.2: Internal Street Connectivity for Mixed-Use Zone Districts... 7-5 17.7.5: Open Space and On-Site Amenities...7-6 17.7.5.1: General Standards... 7-6 17.7.5.2: Additional Requirement for Mixed-Use and Commercial Zone Districts... 7-6 17.7.6: Standards for Motor Vehicle Design Elements...7-7 17.7.6.1: General Standards... 7-7 17.7.6.2: Drive-Through Facility... 7-8 17.7.6.3: Motor Vehicle Service Facility... 7-9 17.7.6.4: Parking within a Building or Structure... 7-12 17.7.7: Landscape Design Standards... 7-13 17.7.7.1: General Standards... 7-13 17.7.7.2: Street Tree Placement... 7-14 17.7.7.3: Institutional, Mixed-Use, Commercial, and Light Industrial Landscape Standards... 7-14 17.7.7.4: Landscape Materials... 7-16 17.7.7.5: Landscape Installation... 7-17 17.7.7.6: Landscape Maintenance... 7-17 17.7.7.7: Landscape Replacement... 7-18 17.7.7.8: Existing Tree Preservation... 7-18 17.7.8: Fence and Wall Design Standards... 7-19 17.7.8.1: General Standards... 7-19 17.7.8.2: Fence and Wall Height... 7-20 17.7.8.3: Fence and Wall Placement... 7-22 17.7.8.4: Fence and Wall Materials... 7-23 17.7.9: Exterior Lighting Standards... 7-24

17.7.9.1: General Standards... 7-24 17.7.9.2: Exceptions... 7-25 17.7.9.3: Prohibitions... 7-26 ARTICLE 8: Parking and Loading Standards... 8-1 17.8.1: General...8-1 17.8.1.1: Purpose and Intent... 8-1 17.8.1.2: Applicability... 8-1 17.8.1.3: General Standards... 8-1 17.8.1.4: Design and Development Manuals... 8-2 17.8.2: Parking Substitutions and Reductions...8-9 17.8.2.1: General Standards... 8-9 17.8.3: Bicycle Parking... 8-10 17.8.3.1: General Standards... 8-10 17.8.3.2: Long-term Bicycle Parking... 8-10 17.8.4: Single-family, Duplex and Attached Residential Parking Standards... 8-11 17.8.4.1: Driveways and Parking Areas... 8-11 17.8.5: Multifamily, Institutional, Mixed-Use, Commercial, and Light Industrial Parking and Loading Standards... 8-12 17.8.5.1: Americans with Disabilities Act Parking Standards... 8-12 17.8.5.2: Loading Space Standards... 8-12 17.8.5.3: Vehicle Stacking... 8-12 17.8.6: Surface Parking Lot Dimensions... 8-14 17.8.6.1: General Standards... 8-14 17.8.7: Parking Lot Placement and Design... 8-16 17.8.7.1: Parking Lot Location... 8-16 17.8.7.2: Parking Blocks... 8-17 17.8.8: Parking Lot Landscape Standards... 8-19 17.8.8.1: Landscaping in Parking Lots... 8-19 17.8.8.2: Screening of Parking Lots... 8-20 ARTICLE 9: Sign Standards... 9-1 17.9.1: General...9-1 17.9.1.1: Purpose and Intent... 9-1 17.9.1.2: Applicability... 9-1 17.9.1.3: Severability... 9-1 17.9.1.4: Prohibited Signs... 9-2 17.9.2: Types of Signs...9-2 17.9.2.1: Purpose and Intent... 9-2 17.9.2.2: Signs Exempt from the Sign Permit Process... 9-2 17.9.2.3: Signs Requiring a Sign Permit... 9-6 17.9.3: Sign Design Standards... 9-10 17.9.3.1: Design, Materials and Landscaping... 9-10

17.9.3.2: Sign Lighting... 9-11 17.9.3.3: Measuring Signs... 9-11 17.9.4: Signs on Nonconforming Buildings... 9-13 17.9.4.1: Purpose and Intent... 9-13 17.9.4.2: Process... 9-13 17.9.5: Maintenance of Signs... 9-14 17.9.5.1: Purpose and Intent... 9-14 17.9.5.2: Maintenance of Signs... 9-14 17.9.5.3: Abandoned On-Premise Signs... 9-14 ARTICLE 10: Wireless Services and Communications... 10-1 17.10.1: General... 10-1 17.10.1.1: Purpose and Intent... 10-1 17.10.1.2: Applicability... 10-1 17.10.2: Wireless Facilities By Zone District... 10-1 17.10.3: Wireless Facility Standards... 10-2 17.10.3.1: Wireless Stealth Facilities... 10-2 17.10.3.2: New Wireless Facilities on Existing Structures... 10-2 17.10.3.3: New Freestanding Support Non-Stealth Structures... 10-3 17.10.3.4: Other Wireless Facility Types... 10-4 17.10.3.5: Accessory Equipment... 10-4 17.10.4: Abandonment and Removal... 10-5 ARTICLE 11: Historic Preservation... 11-1 17.11.1: General... 11-1 17.11.1.1: Purpose and Intent... 11-1 17.11.1.2: Definitions... 11-1 17.11.2: Historic Preservation Commission... 11-5 17.11.2.1: Creation... 11-5 17.11.2.2: Composition... 11-5 17.11.2.3: Term of Office... 11-6 17.11.2.4: Area of Authority... 11-6 17.11.2.5: Powers and Duties... 11-6 17.11.2.6: Meetings... 11-7 17.11.2.7: Vacancies... 11-8 17.11.2.8: Removal... 11-8 17.11.3: Designation Criteria... 11-8 17.11.4: Designation Procedure... 11-8 17.11.4.1: Initiation... 11-8 17.11.4.2: Property Owner Consent Required... 11-9 17.11.4.3: Application... 11-9 17.11.4.4: Preliminary Review... 11-9 17.11.4.5: Review of Application... 11-9 17.11.4.6: Notice of Designation Hearing... 11-9

17.11.4.7: Designation Hearing before the Preservation Commission... 11-10 17.11.4.8: Findings and Recommendations of the Preservation Commission... 11-10 17.11.4.9: Proceedings before the City Council... 11-11 17.11.4.10: Recording of Designation... 11-11 17.11.4.11: Notification... 11-11 17.11.4.12: Appeal of Preservation Commission s Denial of Application... 11-11 17.11.5: Alteration Certificate... 11-12 17.11.5.1: Requirement... 11-12 17.11.5.2: Criteria... 11-13 17.11.5.3: Application and Review... 11-14 17.11.5.4: Economic Hardship... 11-15 17.11.5.5: Appeal of Denial of Alteration Certificate... 11-15 17.11.6: Relocation of a Designated Structure or Landmark... 11-15 17.11.6.1: Initiation... 11-15 17.11.6.2: Application... 11-15 17.11.6.3: Review of Application... 11-16 17.11.6.4: Decision... 11-16 17.11.7: Maintenance... 11-16 ARTICLE 12: Nonconformities... 12-1 17.12.1: General... 12-1 17.12.1.1: Purpose and Intent... 12-1 17.12.1.2: Authority to Continue... 12-1 17.12.1.3: Nonconformities Detrimental to Health and Safety... 12-1 17.12.1.4: Determination of Nonconformity Status... 12-1 17.12.1.5: Nonconforming Certificate... 12-1 17.12.1.6: Nonconformities Created by Public Action... 12-1 17.12.2: Nonconforming Buildings or Structures... 12-2 17.12.2.1: Nonconforming Buildings or Structures in Single-Family and Two-Family Residential Zone Districts... 12-2 17.12.2.2: Nonconforming Buildings or Structures in Multifamily, Mixed-Use, Commercial and Light Industrial Zone Districts... 12-3 17.12.3: Nonconforming Use... 12-4 17.12.4: Nonconforming Fences... 12-4 17.12.5: Nonconforming Signs... 12-5 17.12.6: Nonconforming Parking... 12-5 ARTICLE 13: Definitions and Interpretations... 13-1 17.13.1: General Interpretations... 13-1 17.13.2: Definitions... 13-1

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