§9231.3 SITE DEVELOPMENT PERMITS

Table 27 establishes the procedures for review and processing of site development permits. Table 27 establishes three (3) levels of site development permits based on the size of the project.

A. Purpose: Site development permit procedures are intended to focus on design issues and solutions that will have the greatest effect on community character and to encourage innovative design solutions and quality design. The purposes of this section are to:

1. Recognize the interdependence of land values and aesthetics and encourage the orderly and harmonious appearance of development within the community. 2. Ensure that new uses and structures enhance their sites with high standards of improvement and are compatible with surrounding neighborhoods.

2. Protect the increasing values, standards, and importance of land and development in the community.

3. Retain and strengthen the visual quality of the community.

4. Assist project developers in understanding the public’s concerns for the aesthetics of development.

5. Ensure that development complies with all applicable City standards and guidelines, and does not adversely affect community health, safety, aesthetics, or natural resources.

• B. Design Criteria: Design criteria have been established to provide guidance in the design and development of projects. The following criteria shall be considered in reviewing a site development permit application and establishing conditions for the project. 1. Site layout, buffers, and setback distances and physical relationship of structures and uses on the site and to surrounding topography, natural resources, uses, and structures. 2. Protection, preservation, and integration of historic, cultural and scenic resources and orientation to natural site amenities and scenic views. 3. Incorporation of low impact development (LID) design principles into the design of new development, redevelopment, and the expansion or modification of existing development, including parking, access and circulation areas where feasible. 4. Site access, including pedestrian, bicycle, parking for vehicles and bicycles, and loading areas, and on-site and off-site traffic and pedestrian circulation. 5. Integration of the site into the pedestrian and traffic circulation system, including off-site improvements and opportunities for connections to adjoining streets, parks, open space, community facilities and commercial areas. 6. Height, bulk, and area of buildings and the overall mass and scale of the project in relation to the site characteristics, neighborhood, and surrounding land uses.

7. Landscape elements that integrate opportunities for outdoor use areas and adequate shading of pavement and windows.

8. Articulation in building facades, exterior architectural design details, quality of materials, variation of textures, and harmony of colors.

9. Articulation in rooflines and the type and pitch of roofs and/or mechanical screening and overhangs for proper shading and solar access to windows.

10. Location, size, and spacing of windows, doors, and other openings and orientation for passive solar heating and cooling and provision of awnings, enclosures, and overhangs for entryways. 11. Location and orientation of windows, doorways, and outdoor use areas and the potential for heat, glare, odors, noise, or other disturbances from on-site or off-site sources (i.e., direct sun from west exposures, outdoor lighting, food services areas, recycling and refuse areas, mechanical equipment, roadways, railroads, aircraft overflight, etc.).

11. Location of towers, chimneys, roof structures, flagpoles, radio, telecommunications and television masts/poles or other projections.

12. Use of durable, quality materials and provisions for long-term maintenance including identification of responsible party and funding source for public improvements and open space areas.

13. Location, design, access, and visual screening for recycling and refuse disposal areas and utility installations.

14. Location, design, and standards of all exterior illumination, including parking lot and sign lighting.

15. Signage including the size, type, location, material quality, durability, textures, height, color, light intensity, and integration into the building and street design, and the potential for distraction of traffic and/or obstruction of other signs, access ways, and sight visibility areas.

• C. Findings: The review authority may approve a site development permit application only after first finding that:

1. The proposed project is consistent with the City of Ukiah General Plan, Ukiah City Code, and this code. 2. Design: The design of the proposed project is consistent with the architectural standards of this code and compatible with the character of the neighborhood; will maintain the community’s character, provide for harmonious and orderly development, and create a desirable environment for the occupants, neighbors, and visiting public; includes the appropriate use of materials, texture, and color, which will remain aesthetically appealing and appropriately maintained; and the location and orientation of windows, doorways, and outdoor use areas reduce the potential for heat, glare, noise, or other disturbance from on-site or off-site sources. The neighborhood compatibility part of this finding does not apply if it would render the project inconsistent with the architectural requirements of the zoning district in which the project is located. 3. Siting: The siting of the structure(s) on the parcel is compatible with the siting of other structures in the immediate neighborhood. This finding does not apply if the resulting setbacks are inconsistent with the requirements of the zoning district in which the parcel is located. 4. Ingress, Egress, Circulation, Parking: The project provides adequate ingress, egress, parking for vehicles and bicycles, and internal circulation for vehicles, bicycles, pedestrians, and delivery vehicles designed to promote safety and convenience and to conform to City standards and will not create potential traffic, pedestrian, or bicycle hazards or a distraction for motorists. Low impact development (LID) design has been incorporated into the project where feasible. 5. Landscaping: The landscaping for the project provides opportunities for shading west and south facing windows and outdoor use areas, utilizes native and drought tolerant species, is in keeping with the character and design of the project, and consistent with requirements of this code and City standards. 6. Resource Protection: The proposed project will not excessively damage or destroy resources or natural features, including cultural and historic resources, trees, shrubs, creeks, and the natural grade of the site. 7. Health, Safety, Welfare: The proposed project would not be detrimental to the public health, safety, or welfare; is not materially injurious to the properties or improvements in the immediate vicinity; and will not tend to cause the surrounding area to depreciate materially in appearance or value or otherwise discourage occupancy, investment, or orderly development in the area. (Ord. 1139, §2 (Exh. A, 12.030), adopted 2012) §9231.4 USE PERMITS Table 28 establishes the procedures for the review and processing of use permits. Table 28 establishes two (2) levels of review for use permits, minor use permit and major use permit. (Ord. 1139, §2 (Exh. A, 12.040), adopted 2012) §9231.5 EXCEPTIONS Where this code allows specific requirements to be modified, such modification may be allowed with approval of an exception. Table 29: Exception Procedures, establishes two (2) levels of exceptions, major and minor, and the procedures for the review and processing of exceptions. (Ord. 1139, §2 (Exh. A, 12.050), adopted 2012) §9231.6 SUBDIVISIONS Subdivisions shall comply with the requirements of Chapter 1 of this division. (Ord. 1139, §2 (Exh. A, 12.060), adopted 2012) §9231.7 VARIANCE Variances are prohibited within the boundaries of this code. Deviations from the requirements of this code are allowed through an exception as provided for in section 9231.5 of this code. (Ord. 1139, §2 (Exh. A, 12.070), adopted 2012) §9231.8 PLANNED DEVELOPMENTS Planned developments are prohibited within the boundaries of this code. Modifications to the standards required by this code are allowed through approval of an exception(s) as provided in section 9231.5 of this code. (Ord. 1139, §2 (Exh. A, 12.080), adopted 2012)

ception as provided for in section 9231.5 of this code. (Ord. 1139, §2 (Exh. A, 12.070), adopted 2012) §9231.8 PLANNED DEVELOPMENTS Planned developments are prohibited within the boundaries of this code. Modifications to the standards required by this code are allowed through approval of an exception(s) as provided in section 9231.5 of this code. (Ord. 1139, §2 (Exh. A, 12.080), adopted 2012)

§9231.9 AMENDMENT

The boundaries or provisions of this code, including the Zoning Map, Circulation Map, and Special Designations Map, may be amended as prescribed in section 9265 of this code; provided, that all regulations and zoning designations applied within the boundaries of this code incorporate transect-based design and block perimeters with appropriate transitions to abutting areas. (Ord. 1139, §2 (Exh. A, 12.090), adopted 2012)