Agenda - Planning Commission - 12/06/2007

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In northern climes, is every parking lot designed to accommodate removed snow? Urban Design The design character of the proposed devel- opment should be assessed. Is it compatible with the existing and desired future character of the neighbo'rhood and the community as a whole? For example, should the buildings be built up to the property line to continue a par- ticular neighborhood urban deSign character! Are there landscape elements in the sur- rounding area that might be duplicated on this site to establish design continuity? ing trees to be planted in a line in a perimeter parking lot, the approving body may allow a more attractive cluster of shrubs or trees. Other examples of site development standards that must be reviewed include noise and light buffering at drive-through facilities and making sure that signs for multi- tenant commercial developments are coordi" . nated in size, placement, and design. ::'AM('LI:. ::'111:. ('LAN KI:.VII:.W ::'IANUAIW::' Within a zoning ordinance, the site plan review elements explained above would translate into review standards that read similar to the following: · the organization of circulation systems to minimize potentially dangerous traffic move- ments, provide adequate and safe access to the site, separate pedestrian and auto circulation wherever practical, and minimize curb cuts . the design of off-street parking lots or garages to minimize adverse impacts on adjacent proper- ties and to promote logical, safe parking and interconnection with adjacent parking lots · the design of landscaping, screening, and . related improvements to provide harmonious transitions to adjoining lots and develop- ments; to create a desirable and functional environment for motorists, pedestrians, occu- When a community does not have a design review commission in place, this is an important aspect of site plan review. The site plan review process becomes the arena for these issues, both subjective and objective. When a community adopts a design-oriented ordinance, whether through the use of form- based techniques or the inclusion of design standards within the ordinance, the site plan review process will implement these regula- tions. For example, if the intent is to match the existing historic character, a standards-based, qualitative assessment of the proposed devel- opment by the body conducting the review is required to make that determination. Certain site development standards may also be assessed through the site plan review process. Most site plan review applicatiol1s require landscape plans to be incorporated into the larger site plan, though there may be some flexibility for landscaping specifics as the overall plan is approved. For example, instead of requir- o conformance of the proposed development to the requirements of this zoning ordinance and other applicable codes and ordinances . the relationship of the site plan to adopted land-use policies and the comprehensive plan . the arrangement of the structures on the site to ensure compatibility with development on adjacent property, and respond to existing off-site utilities and service conditions to min- imize the demand for additional municipal services, utilities, and infrastructure ii pants of residential dwellings, business own- ers, and employees; to screen incompatible uses; and to minimize the visual impact ofthe development on adjacent sites and roadways THE END RESULT Site plan review is not site planning. The reviewer's role is to respond to plans submitted by others and make constructive suggestions about those plans and the programs for their completion. In some communities, however, Site plan review is not site planning. The reviewer's role is to respond to plans submitted by others and make constructive suggestions about those plans and the programs for their completion. ZONING PRACTICE 11.07 AMERICAN PLANNING ASSOCIATION I po'1 '3