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19.13.060 Development plan requirements for new construction of an undeveloped site of commercial/industrial and multi-family permitted and conditional uses, or remodeling of existing structures

            Applications for new construction on an undeveloped site of permitted uses shall be accompanied by the following:

            (1)        Appropriate application form and fees.

            (2)        Ten (10) copies of the development plan shall be required and shall include the following:

                        (a)        A site plan which also shows:

                                    (i)         The location of neighborhood box units for mail delivery, screened trash receptacles, and loading areas;

                                    (ii)        As a minimum, all curb cuts and intersections within one hundred fifty feet (150') of the subject property.  A greater distance may be required by the City.  Proposed rights-of-way in, and adjacent to, the subject property shall be shown;

                                    (iii)       Exterior lighting for structures, walkways, and parking lots.  Such lighting shall be directed away from adjacent properties;

                                    (iv)       Pedestrian access to all public rights-of-way and between all structures within the development.  Access through parking areas shall be separated from vehicular traffic by raised curbing and landscape strips, including trees on thirty foot (30') centers on either side of the walkway.  When it is not possible to have raised walkways, pedestrian accesses should be defined.  Crossings through parking areas should be minimized.  The landscaping shall be counted towards the required landscaping in Subsection 3(e) of this Section.  Lighting shall also be provided for pedestrians.

            If developments have more than one (1) parcel, an overall pedestrian plan shall be submitted and approved as part of the preliminary approval;

                                    (v)        If open space is proposed, show all areas to be reserved or dedicated as common park areas or as sites for schools or other public buildings.  Include a statement concerning the development schedule and method by which open space is to be preserved;

                                    (vi)       The development phasing and associated schedule, if phasing is anticipated.  Phasing shall be carefully developed so that each phase can adequately function on its own;

                                    (vii)      The proposed and existing easements and their type, on and adjacent (within fifty feet (50')) to the subject property.  Include any solar access easements;

                                    (viii)     The site plan shall include a table indicating the total area of the site and the percentage of that total which is occupied by structures, parking, and service areas, and usable open space;

                                    (ix)       All existing and proposed fences including type, height, and location; and

                                    (x)        Proposed location and size of sewer and water lines as approved by the City Engineer.

                        (b)        A preliminary grading and drainage plan which shall:

                                    (i)         Be completed by a professional engineer.  Existing and proposed contours at one foot (1') intervals are required unless a variation from the one foot (1') topographic interval is allowed by the City.  The final grading plan must be approved by the City prior to the issuance of first building permit;

                                    (ii)        Show waterways and ditches on and adjacent to the subject property and within fifty feet (50').  Piping or relocation shall be approved in writing by the appropriate ditch company and/or independent water users before issuance of the building permit; and

                                    (iii)       Delineate all areas subject to potential 100 year flood events as designated by FEMA.

                        (c)        A landscape plan shall include plant location, type, size, and quantities.

                        (d)        An architectural plan which shall include appropriate drawings of adequate scale showing building materials, exterior elevations, and proposed colors.

                        Garish or bright colors (i.e., orange, bright yellow, or fluorescent colors) should only be used as accents and not the main color.  In no case shall such coloring exceed five percent (5%) of each wall area.

                        (e)        Include any other information, exhibits, or models that the applicant deems pertinent.

                        (f)        Any other information, plans, or modifications specifically required by the following departments, divisions, or other agencies shall be attached or incorporated in the final development plan:

                                    (i)         Layton City:

                                                            -- Building Inspection Division

                                                            -- Fire Department

                                                            -- Public Works Department

                                                            -- Police Department

                                                            -- Planning & Zoning Division

                                                            -- Legal Department

                                                            -- Parks & Recreation Department.

                                    (ii)        County agencies.

                                    (iii)       State agencies.

                                    (iv)       Federal and other agencies.

                                    (v)        Public Utilities.

                        (g)        A traffic impact study may be required by the City, and must be prepared by a registered traffic engineer.  The traffic study shall include an analysis of on-site circulation, capacities of existing streets, number of additional trips which will be generated, origin/destination studies, and peak home traffic generation and movements.

            (3)        The following design criteria shall be required:

                        (a)        All requirements of Sections 19.13.040 and 19.13.050, unless modified by any of the following items:

                        (b)        Dedication and improvements of streets shall be made in accordance with the Master Street Plan, plus any additional right-of-way or fee as may be determined by the City for special circumstances where it is necessary to serve the vehicular and pedestrian needs of proposed development.

                        (c)        A minimum of ten percent (10%) of any CP-1, CP-2, CP-3, C-H, and PB commercial site, and twenty-five percent (25%) of any B-RP commercial site, and thirty percent (30%) of a multiple family residential site shall be landscaped.  The landscaped buffer required along public streets by the Layton Municipal Code may be included in computing the percentage of landscaping.  Upon request, landscaping requirements may be reduced by the City when, due to the size of the parcel, the amount of landscaping required is unreasonable and cannot be located in useful locations.

                        (d)        Landscaping shall be distributed throughout the project by placing landscaping along street frontages, throughout parking areas and adjacent to service and delivery areas.

                        (e)        If more than fifty percent (50%) of the required parking for a development is located between the structure and the public right-of-way, then there shall be an eight hundred (800) square foot planter area for every twenty (20) parking stalls.  Said planter(s) shall be irrigated and have a minimum of two (2) trees and other horticultural plantings.  Said planters shall be dispersed throughout the parking area and not combined.  This requirement is in addition to the minimum required landscaping for the underlying zoning district.

                        Said requirements shall apply to developments with a minimum size of one (1) acre.  On lots with more than one (1) frontage, the above requirements shall apply to the street with the highest traffic count, excluding any Interstate Highway.

                        (f)        For the purpose of buffering and site compatibility with surrounding development, commercial and industrial projects may require additional landscaping and architectural integration.  Landscaping percentages and buffer strips may be increased to ensure compatibility.  Site compatibility is particularly important when commercial or industrial projects are developed adjacent to residential and professional office zones.

                        (g)        Fencing may be required depending on the adjacent land use and the applicant's security needs.  Where visual barrier fencing containing wood, metal, plastic, or vinyl strips is either proposed by the applicant or required by the City, such strips shall be properly secured.  Screening of any outside storage shall be required if appropriate, with a combination of fencing, walls, live plants, and/or earth berming.  Fences shall be constructed so that significant variations in top line, bottom line, and/or height does not occur due to erratic grading of the site.

                        (h)        Exterior masonry.  Masonry will be required on the exterior of all developments.  The minimum area (A) of masonry required (measured in square feet) will be determined by multiplying the outside perimeter (P) of the foundation (measured in feet), by four feet (4') as follows:

P x 4 = A

                        The percentage of masonry used can be as a wainscot around the periphery of the building or a higher percentage at the main entrance(s).  Corner lots and lots on arterial streets are required to use the majority of the masonry on the front and sides of the building facing streets.

                        (i)         Alternative materials other than masonry may be used with the approval of the Planning Commission only upon the Commission finding that the proposed building design will create a more attractive project.

                        (j)         Facade and lengths must be varied.

            Structures greater than sixty feet (60') but less than one hundred twenty feet (120') in length must exhibit a prominent shift in the façade(s) predominantly visible from a public street so that no greater than seventy-five percent (75%) of the length of the building façade appears unbroken.  Each shift shall be in the form of either a ten foot (10') change in building facade alignment or a ten foot (10') change in roofline height, or a combined change in facade and roofline totaling ten feet (10').  Structures which exceed one hundred twenty feet (120') in length on any facade shall provide a prominent shift in the mass of the structure at each one hundred twenty foot (120') interval (or less if the developer desires) reflecting a change in the function or scale.  The shift shall be the form of either a fifteen foot (15') change in the building facade alignment or fifteen foot (15') change in roofline.  A combination of both the roofline and facade change is encouraged.  To that end, if the combined change occurs at the same location of the building plane a fifteen foot (15') total change will be considered as full compliance.

                        (k)        A clearly defined entry with consideration to the following items will be required:

                                    (i)         Peaked roof forms.

                                    (ii)        Arches.

                                    (iii)       Canopies or porticos.

                                    (iv)       Raised corniced parapets.

                                    (v)        Outdoor patios.

                                    (vi)       Wing walls with integral planters.

                                    (vii)      Overhangs.

                                    (viii)     Architectural details which are integrated into the building structure and design.

                        (l)         On commercial/industrial buildings where the Planning Commission determines that an unreasonable hardship is created by compliance with Subsection 19.13.060(j), any two (2) of the following items may be required on at least sixty percent (60%) of the façade(s) predominantly visible from a public street(s):  (An unreasonable hardship is considered to be financial, structural, or topographical.)

                                    (i)         Arcades.

                                    (ii)        Awnings.

                                    (iii)       Raised or ground level integral planters.

                                    (iv)       Windows.

                                    (v)        Reveals projecting ribs, false columns, etc.

            In allowing this option, the Planning Commission must find that the proposal will provide a project that will be as, or more aesthetically pleasing, as a proposal required to implement the requirements in Subsection 19.13.060(j).  (See Diagram A-12.)  For the purposes of this Section, unreasonable hardship may be considered to be significant financial increases, or structural, or topographic difficulties.

Ord. No.97-35, Recodified, 6/19/1997
Ord. No. 99-29, Amended, 6/17/1999
Ord. No. 00-21, Amended, 5/18/2000
Ord. No. 01-01, Amended, 1/18/2001
Ord. No. 01-14, Amended, 4/5/2001
Ord. No. 97-19, Enacted, 4/17/1997
Ord. No. 04-69, Recodified, 12/16/2004