18.96.210 Standards for large scale development.
The following standards shall apply to large scale development when a conditional use permit is required pursuant to other sections of this title:
A. Purpose and Intent. The purpose and intent of this section is to ensure that large scale development is integrated into the surrounding area. Large scale development should protect and contribute to the health, safety and welfare of the community. This section is intended to require, prior to approval of any large scale development, a careful review of any substantial impacts on the citing, environment and community. These potential impacts include, but are not limited to, noise and traffic. Where these requirements conflict with other provisions of this title or city code, the more restrictive regulations shall apply.
B. Applicability. The provisions in this section shall apply to any new or relocated large scale development and to any expansion of an existing use in which the expansion and the existing use together constitute a large scale development as defined herein.
C. Application Requirements. In addition to including information as specified in this title for conditional uses, an application for large scale development shall address the standards set forth in this section and contain:
1. Traffic Impact Analysis. A traffic impact analysis completed by a licensed traffic engineer shall be submitted that assesses the impacts to surrounding properties and contains recommendations for mitigating potential impacts to the traffic system. This requirement can be satisfied by submitting a completed report as required by another public agency having traffic authority over the affected area.
2. Citizen Participation Meeting. A citizen participation meeting shall be conducted, and a report prepared, including the following information:
a. Details of techniques the applicant used to involve the public, including:
i. Date and location of a minimum of one meeting where invited citizens discussed the developer’s proposal; and
ii. Content, dates mailed, and numbers of mailings, including letters, meeting notices, newsletters and other publications; and
iii. Location and date of meeting advertisements; i.e., notice posting locations within Fairbanks and newspaper publishing dates; and
iv. Mailing list of residents, property owners, and interested parties receiving notices, newsletters, or other written materials, and proof of advertisements and other notices; and
v. The number of people that participated in the process.
b. A summary of concerns, issues and problems expressed during the process, including:
i. The substance of the concerns, issues, and problems; and
ii. How the applicant has addressed or intends to address concerns, issues and problems expressed during the process; and
iii. Concerns, issues and problems the applicant is unwilling or unable to address and why.
3. Site Plan. A detailed site plan drawn to scale and prepared by a licensed architect or engineer registered in the state of Alaska showing the location of setbacks, easements, all existing and proposed buildings and structures, access points, buffering, vehicular and pedestrian circulation patterns, parking, loading and delivery areas, mechanical equipment, drainage, landscaping, and the specific location of the use or uses of the development, elevation plans of all proposed structures, artist renditions and any other information necessary to establish that the requirements will be met shall be submitted with the application. Site design shall utilize the natural features and topography of the individual site to the maximum extent possible.
D. Standards. The following standards are applicable to all large scale development:
1. Building and Aesthetics. The intent of these standards is to establish minimum requirements to protect public health, safety and welfare and to help create an attractive facade by reducing the mass of large buildings, create structures in scale with existing development, and create a pedestrian friendly environment, while recognizing that buildings for certain uses may not be able to meet these goals. In such instances, the Planning Commission may allow increased landscaping and improved siting to mitigate the perceived mass and visual impacts of the large building.
a. Design Elements. Architectural variation and segmentation shall be provided for at least 60 percent of the walls within public view. This variation and segmentation shall provide features that contribute to visual interest at the pedestrian scale and reduce the massive scale effect by breaking up the exterior building walls. Architectural variation and segmentation may include, but is not limited to, color changes, texture changes, offsets, arcades, windows, awnings, material changes or other architectural features that meet the intent of this section.
b. Landscape Elements. Regardless of the location of the large scale development, the landscaping must, at a minimum, comply with the standards of the special landscape area (SLA) overlay designation. If another agency’s landscaping ordinance applies to the property, the more stringent standard shall apply.
c. Parapets. Architectural parapets shall be constructed to conceal flat roofs and rooftop equipment from public view and shall be architecturally treated to avoid a plain, monotonous reveal.
d. Signs. The maximum height of freestanding pole or pylon signs, measured from the recorded grade, shall not exceed 25 feet.
e. Lighting. All exterior lights shall be designed, located, installed and directed in such a manner and contained within the target area so that no direct light source is visible at the property line at ground level or grade. All parking area lighting, building security lighting, and externally illuminated signs, displays, building and aesthetic lighting shall be full cut-off type fixtures. Landscape, general signage and building architectural features, including flag poles, may be illuminated upward near the primary property and building entrances, provided the lights are shielded to prevent light from being reflected upon any adjoining property, public street or vehicular circulation area. Internally lighted signs, seasonal ice carving lighting and special event lighting is permitted.
f. Outdoor Storage and Loading Dock Facilities. Areas used for storage, truck, trailer and Connex van parking, trash collection or compaction, loading and unloading of delivery trucks and similar uses shall be provided with a sight-obscuring screen. Materials, colors and design of approved screening walls, decorative fences and their covers shall be complementary to those of the primary structure. Outdoor seasonal sales and special promotions are exempt from this requirement.
g. Buffers. A sight-obscuring screen no less than 10 feet in width shall be required if a lot containing large scale development adjoins a residential zone.
2. Maintenance. The buildings, grounds and required landscaping on the site of a large scale development shall be maintained whether the building(s) are occupied or not. Such maintenance shall include, but not be limited to, the following: (a) parking lots shall be kept free of garbage, debris and abandoned vehicles, (b) buildings shall be secured from unauthorized entry, (c) broken windows and doors shall be replaced, and (d) vandalism including graffiti and exterior disfigurement shall be removed and/or replaced. In the event the property is not maintained, the agency having jurisdiction may cause the work to be completed and will pursue recovering documented maintenance costs, including by obtaining a lien against the property.
3. Parking Lot Design. Parking lots and parking structures may not visually dominate the site and should enhance the local aesthetic qualities and natural surroundings. The visual impacts of parking lots shall be mitigated through measures such as landscaping, screening, or situating parking areas away from the front of buildings adjacent to arterials.
a. Pedestrian and Bicycle Facilities. Access to the main entrances of a building shall be provided with raised pedestrian walkways or sidewalks which are continuous to the full length of the building. Pedestrian walkways or sidewalks shall also be provided along any facade abutting a public parking area. Continuous pedestrian walkways shall be provided from existing public pedestrian facilities or, if not, present from adjacent public rights-of-way to and between the customer entrances of all buildings on the site. Pedestrian walkways or sidewalks shall be a minimum of eight feet in width and shall comply with local accessibility requirements and federal law. Bicycle parking racks usable with U-locks and cable locks and that support bicycles in an upright position shall be provided near the main entrances to the building.
b. Central Pedestrian Walkway or Sidewalk. Parking lots which have 400 or more parking spaces shall be constructed with a central pedestrian walkway or sidewalk. The walkway or sidewalk shall be a minimum of eight feet in width and located perpendicular to the main entrance sidewalk. The walkway or sidewalk shall serve as a collector, providing parking lot subdivision and convenient pedestrian access from the parking lot to the main entrance. All required central pedestrian walkways and sidewalks shall be provided with landscaping along both sides of such walkway.
c. Public Transit Facilities. The parking lot design shall include features friendly to public transit buses such as signed bus stops and bus pull-offs located near the store entrances. These features must be functionally integrated with the pedestrian facilities.
d. Snow Removal. Parking facilities and pedestrian walkways and sidewalks shall be designed for efficient snow removal and storage. (Ord. 2006-82 § 9, 2007. 2004 Code § 18.50.200.)