The site design review process is intended to:

A. Guide future growth and development in accordance with the comprehensive plan and other related ordinances;

B. Provide an efficient process and framework to review development proposals;

C. Ensure safe, functional, energy-efficient developments which are compatible with the natural and man-made environment; and

D. Resolve potential conflicts that may arise between proposed developments and adjacent uses.

E. The site design review provisions are not intended to preclude uses that are permitted in the underlying zones.

F. Provide design standards for the commercial business and commercial industrial zones intended to allow new development that is visually compatible with the historic context of commercial development within Carlton. (Ord. 622, 2004)

Site design review applications shall be reviewed in accordance with the Type II review procedures.

(Ord. 619, 2003)

An application for site design review shall be filed with the city recorder and accompanied by the appropriate fee. It shall be the applicant’s responsibility to submit a complete application that addresses the review criteria of this chapter. (Ord. 619, 2003)

A. Site design review shall be applicable to all new developments and major expansion or remodel (twenty-five (25) percent or more increase in total square footage) of existing developments except:

1. Single-family detached dwellings;

2. A duplex.

B. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections of this title. (Ord. 619, 2003)

The following information shall be submitted as part of a complete application for site design review:

A. Site Analysis:

1. Existing site topography;

2. Identification of areas exceeding ten (10) percent slopes;

3. Site drainage, areas of potential flooding;

4. Areas with significant natural vegetation;

5. Classification of soil types;

6. Existing structures, roadway access and utilities;

7. Fire flow information;

8. Existing and proposed streets, bikeways, and pedestrian facilities within three hundred (300) feet.

B. Site Plan:

1. Proposed grading and topographical changes;

2. All proposed structures including finished floor elevations, setbacks, exterior elevations, and exterior finishing;

3. Vehicular and pedestrian circulation patterns, parking, loading and service areas;

4. Proposed access to public roads and highways, railroads or transportation systems;

5. Site drainage plan including methods of storm drainage, sanitary sewer system, water supply system and electrical services. Invert elevations may be required for all underground transmission lines;

6. Proposed landscape plan, to include appropriate visual screening and noise buffering, where necessary, to ensure compatibility with surrounding properties and uses;

7. Proposed on-premise signs, fencing or other fabricated barriers, together with their heights and setbacks;

8. Proof of ownership and signed authorization for the proposed development if applicant is not the owner of the site; and

9. A schedule of expected development;

10. A traffic impact analysis if requested by the city manager;

11. Other appropriate studies and information that may be required by the city manager to adequately evaluate the project. (Ord. 619, 2003)

The review of a site plan shall be based upon consideration of the following:

A. Conformance with the General Development Standards, Chapters 17.60 through 17.104 of this title.

B. Characteristics of adjoining and surrounding uses;

C. Drainage and erosion control needs;

D. Public health factors;

E. Parking, traffic safety, and connectivity of internal circulation to existing and proposed streets, bikeways and pedestrian facilities;

F. Provision for adequate noise and/or visual buffering from non-compatible uses;

G. Retention of existing natural features on site; and

H. Problems that may arise due to development within potential hazard areas.

(Ord. 619, 2003)

As part of the design review process, the city may impose the following conditions on a new or expanding development:

A. Limit or prohibit access to local streets which principally serve residential uses;

B. Require a traffic impact analysis;

C. Require the dedication of additional right-of-way and/or street improvements where necessary to meet city street standards. (Ord. 619, 2003)

A. Site design review approval shall be effective for a period of one year from the date of approval. If substantial construction of the approved plan has not begun within the one-year period, the approval shall expire.

B. Site design review approval shall be voided immediately if construction on the site is a departure from the approved plan.

C. The city manager shall upon written request by the applicant and payment of the required fee, grant an extension of the approval for a period not to exceed six months provided that:

1. No changes are made to the approved site design plan;

2. The applicant can show intent to initiate construction on the site within the six month extension period;

3. There have been no changes in existing conditions, facts, or applicable policies or ordinance provisions on which the original approval was based; and

4. The request for extension is submitted, in writing, thirty (30) days prior to the expiration of the approval period. (Ord. 622, 2004)

All public utility improvements required by this title or as conditions of approval shall be completed prior to the issuance of an occupancy permit, unless there exists a performance guarantee acceptable to the city attorney, as provided for in Chapter 17.216. (Ord. 619, 2003)

As part of the site design review process, all developments as defined by Section 17.156.040, in the commercial business or commercial industrial zones shall be subject to compliance with the following design standards.

A. Building Orientation. The primary entrance to a business shall be oriented toward the major street frontage. Businesses on corner lots may be oriented toward the street corner.

B. Building Height.

1. Building heights shall vary from adjacent buildings, using either “stepped” parapets or slightly dissimilar overall height to maintain the traditional “staggered” streetscape appearance;

2. Multi-story development is the standard without a variance and shall be required on corner lots.

C. Setbacks. All buildings shall extend to the side lot line, except to accommodate areas specifically designed and maintained as plaza spaces, courtyards, or rear access for pedestrian walkways.

D. Building Openings.

1. The primary ground level street access shall be recessed from the public right-of-way to create a sense of entry through design or use of materials;

2. Ground level entry doors shall be primarily transparent;

3. Ground level elevation shall maintain a consistent proportion of transparency (i.e. windows) with the pattern found in the downtown commercial area;

4. Scale, proportion and materials used in alteration or additions to existing structures, such as the size and relationship of new windows, doors, entrances and other building features shall be visually compatible with the original architecture of the building;

5. Upper floor windows shall be vertically orientated, their height greater than their width;

6. Except for transom windows, windows shall not break the front plane of the building;

7. Blank walls adjacent to a public sidewalk shall be prohibited in new structures.

E. Rear and Alley Entrances.

1. Where applicable, alley entrances shall be designed to encourage pedestrian access;

2. Signs shall be of modest scale to fit the visual characters of an alley or rear entrance;

3. Security lighting shall be provided and focused on rear entries;

4. Refuse containers and service facilities shall be screened from view.

F. Rhythms.

1. Prominent horizontal lines at similar levels along the street front shall be maintained;

2. A clear visual division shall be maintained between the ground level floor and upper floors;

3. Buildings shall provide a foundation or base from ground level to the bottom of the lower windowsills, with changes in volume or material;

4. Buildings shall reflect a vertical orientation, through either actual volume or the use of surface detail to divide large walls.

G. Roof Forms.

1. Sloped or residential style roof forms are prohibited unless visually screened from the right-of-way by either parapet or false fronts incorporating a well-defined cornice line;

2. Roof mounted equipment shall not be seen from street level and shall not extend above the parapet of a building.

H. Building Materials and Color.

1. Exterior building materials shall consist of traditional building materials originally found on buildings in the downtown commercial area or new materials that closely approximate traditional building materials;

2. Glass, metal panels, smooth stucco, metal shingles or highly polished surfaces used as a majority of the building’s exterior surface is prohibited;

3. Traditional materials shall not be used in non-traditional applications;

4. Masonry facades shall not be painted;

5. Subdued colors are encouraged and bright “neon” paint colors or intense white shall be avoided.

I. Awnings and Marquees. Awnings, marquees or similar pedestrian shelter over sidewalk areas shall be provided and placed giving due consideration to the building architectures such as using the prominent horizontal lines of the building. The use of illuminated, barrel shaped or plastic awnings shall be prohibited.

J. Remodeling, restoration, rehabilitation or remodeling projects shall incorporate, whenever possible, original design elements that were previously removed, changed or covered over. (Ord. 622, 2004)

The planning commission may grant an exception to the design standards in the commercial business and commercial industrial zones if all of the following circumstances exist:

A. There is demonstrable difficulty in meeting the specific requirements of Section 17.156.100 due to a unique or unusual aspect of the site, an existing structure or proposed use.

B. There is demonstrable evidence that an alternative design accomplishes the purpose of Section 17.156.100 in a manner that is equal or superior to a project designed pursuant these standards or historical precedent.

C. The exception requested is the minimum necessary to alleviate the difficulty of meeting the standards of Section 17.156.100. (Ord. 622, 2004)