§ 17.07.132. Property development standards—BP zone.

Site Planning. Site design in the BP zone shall include the following elements:

A.

Controlled and convenient access, vehicular circulation, employee and visitor parking and truck loading areas;

B.

Service areas located at the sides and rear of buildings;

C.

Screening of outdoor storage, work areas and equipment; and

D.

Landscaped areas a minimum of five feet wide separating buildings from paved parking and vehicle circulation areas.

E.

Varying building and parking setbacks to avoid long monotonous building facades and to create diversity.

F.

Where manufacturing uses are adjacent to non-industrial zones, appropriate buffering techniques such as setbacks proportional to building size and screening with walls and landscaping shall be provided to mitigate any negative effects of manufacturing operations.

G.

Architectural Design Guidelines.

1.

Employ a diversity of materials and structure forms, to create visual character and interest. Appropriate alteration of colors and materials shall be used to produce diversity and enhance architectural forms.

2.

Design elements that are undesirable and shall be generally avoided include:

a.

Highly reflective surfaces;

b.

Large blank, unarticulated building facades and wall surfaces;

c.

Exposed, untreated precision block walls;

d.

Chain link, barbed wire or razor wire fencing visible from public rights-of-way;

3.

Quality building materials that will withstand weather extremes and accidental damage from machinery and vehicles shall be chosen, whenever feasible.

4.

No metal buildings shall be allowed unless the building is designed with architectural enhancements on facades visible from public rights-of-way.

5.

All roof top equipment must be screened from public view by screening materials of the same nature as the building's basic materials. The roof design should be considered as a component of the overall architectural design theme. Mechanical equipment generally shall be located below the highest vertical element of the building.

H.

Parking and Loading.

1.

Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple lots separated by landscaping and buildings.

2.

The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, combine circulation and access areas where possible, provide adequate maneuvering and stacking areas and consideration for emergency vehicle access.

3.

Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided. The use of sidewalks, pavement, gates, lighting and landscaping to and from entrances and exits shall also be used to clearly guide the public.

4.

Vehicles shall not be required to enter the street in order to move from one area to another on the same site.

5.

Parking lots adjacent to and visible from public streets shall be adequately screened from view through the use of rolling earth berms, low screen walls, changes in elevation, landscaping or combinations thereof whenever possible.

6.

The manufacturing site shall be a self-contained development capable of accommodating its own parking needs. The use of the public street for parking and staging of trucks is not allowed.

7.

Uses that rely on larger trucks for pickup and deliveries shall include separated truck parking facilities on-site to support the use.

8.

Loading facilities shall be screened from public view. Loading facilities should be located at the rear of the site where special screening may not be required.

I.

Landscaping. Landscaping shall be used to help define entrances to buildings and parking areas, separate buildings from adjacent paved parking and vehicle circulation areas, providing transition between neighboring properties (buffering) and providing screening for outdoor storage, loading and equipment areas.

1.

A landscape and irrigation plan showing the location of all landscaped areas with the proposed shrubs, trees, groundcover and irrigation equipment clearly labeled. The landscape plan shall be subject to review and approval by the planning director.

2.

A minimum of fifteen percent of the net lot area between the building and the public right-of-way and the building shall be landscaped and irrigated.

3.

A ten-foot-wide landscape strip shall be installed along all street frontages, except for driveway openings. This may include landscaping within the public right-of-way,

4.

Where provisions for a six-foot-high solid fence or wall are made along the side street property line, a minimum of five and one-half feet of the public right-of-way shall be permanently landscaped and maintained.

5.

All primary entrances to business park developments shall receive special landscape treatment.

6.

Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended purpose.

7.

Use of vines on walls is appropriate in manufacturing areas because such walls often tend to be large and blank.

8.

Landscaped areas a minimum of five [feet] wide shall be provided around the perimeter of buildings, especially where offices and similar customer-oriented areas are located to soften the edge between the building and adjacent paved areas.

9.

Trees and other landscaping shall be distributed throughout the parking lot and between the public street and parking areas, not simply at the ends of parking aisles. Landscaping shall be protected from vehicular damage by raised planting surfaces, use of curbs or some other appropriate manner.

10.

Landscaping plant materials and features for individual lots shall be made an integral part of the overall landscaping park theme. The use of earth mounds is recommended, both to screen and to add to the natural theme of landscaping semipublic to private space. Walls should also be used to screen automobiles, loading and storage areas and utility structures and provide barriers to conflicting uses. Walls should be as low as possible while still performing their screening and security functions.

J.

Walls and fences.

1.

Where walls are used to screen storage and equipment areas, they shall be designed to blend with the site's architecture. Plant materials should be used in combination with such walls.

2.

When security fencing is required, it shall be a combination of solid pillars or short solid wall segments and open fence work. No chain link fencing will be allowed along the public right-of-way.

3.

Long lengths of fence or wall surfaces shall be offset a minimum of two feet every fifty feet or articulated to the satisfaction of the planning director. and shall be consistent with the architecture of the buildings.

K.

Screening.

1.

Screening for outdoor storage shall be determined by the height of the material being screened.

2.

Where screening of outdoor storage or equipment yards is required, a combination of elements shall be used including buildings, solid masonry walls, landscaping and landscaped berms.

3.

Black powder or vinyl-coated chain link fencing with slatting is an acceptable screening material only for areas of a lot not visible from the public right-of-way.

4.

Any equipment, whether on the roof, side of building or ground, shall be screened from view of public and private streets. The method of screening shall be architecturally integrated in terms of materials, color, shape and size. The screening design shall blend with the building design. Where groupings of equipment are provided, a continuous screen is desirable.

5.

Roof-mounted mechanical equipment and/or duct work which projects one and one-half feet or more above the roof or roof parapet is to be painted in its entirety consistent with the color scheme of the building.

6.

No mechanical equipment except for emergency equipment and air conditioning equipment is to be exposed on the wall surface of a building. Such mechanical equipment shall be screened by an enclosure which is consistent with the building architecture.

7.

All outdoor storage areas and service yards, loading docks and ramps, electrical cage enclosures and storage tanks are to be screened from view from adjacent streets, by an eight-foot high fence or wall.

8.

No outdoor storage of materials or equipment shall be permitted in required setbacks, off-street parking and loading, required access drives, maneuvering areas or public streets.

9.

Except for trucks or other vehicles necessary for the operation of the business, no materials or equipment shall be stored to a height greater than eight (8) feet if visible from the public right-of-way.

10.

Except for properly screened outdoor storage of materials and finished products, all processes and activities related to a permitted or conditional use shall be conducted within a completely enclosed structure.

11.

All outside refuse collection areas shall be screened by a six-foot high decorative block concrete, or stucco wall with concrete floor and apron and a solid or chain link gate with wood slats. The location, size and number of trash bins and enclosures shall be subject to review and approval by the director of community development.

L.

Lighting.

1.

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking lots, walkways, entrances, exits and related areas.

2.

The design of light fixtures and their structural support shall be architecturally compatible with main buildings on-site. Lighting shall be integrated with the architectural design for the buildings.

3.

As a security device, lighting shall be adequate but not overly bright. All accesses to buildings shall be well lighted.

4.

All exterior fixtures shall be illuminated from dusk until dawn, unless otherwise approved for the site.

5.

When feasible, any exterior lighting device designed for security lighting shall be protected by weather and vandal-resistant covering.

6.

All lighting shall be shielded to confine light spread within the site boundaries and reduce glare impacts to adjacent properties.

7.

Lighting shall be maintained at all times to the standards approved for the site.

(Ord. No. 1173, § 3, 10-12-16)