A.
For the purpose of promoting compatible development
and stability of property values and to preserve the integrity of
discernible character or aesthetic quality of a neighborhood and the
community, no person shall commence any use or erect any structure,
with the exception of single-family and two-family dwellings, without
first obtaining the approval of the Plan Commission of detailed site
and architectural plans as set forth in this article.
B.
The Building Inspector shall review the site, natural
features of the site, existing and proposed structures, architectural
plans, neighboring uses, parking areas, driveway locations, and utilization
of landscaping and open space areas as deemed appropriate for all
development in the A-2 Rural Home/Holding District and the R-1, R-2,
and R-3 Single- and Two-Family Residential Districts.
C.
The Plan Commission shall review the site, natural
features of the site, existing and proposed structures, architectural
plans, neighboring uses, parking areas, loading and unloading areas,
driveway locations, highway access, traffic generation and circulation,
drainage, sewerage and water systems, utilization of landscaping and
open space, and the proposed operation in all districts except the
A-2 Rural Home/Holding District and the R-1, R-2, and R-3 Single-
and Two-Family Residential Districts.
A.
To implement and define criteria for the purposes set forth in § 435-66, the following standards are established to apply to all new structures and uses and to changes or additions to existing structures and uses:
(1)
The proposed use(s) shall conform to the uses allowed
in the applicable zoning district.
(2)
The dimensional arrangement of buildings and structures
shall conform to the required area, yard, setback, and height restrictions
of this chapter.
(3)
Compatibility. All buildings and structures shall
be compatible with the established architectural character of the
surrounding area by utilizing a design or style that complements the
surrounding uses and structures. Compatibility may be achieved through
the use of various visual architectural elements, such as similar
rooflines, building orientation, forms/shapes, proportions, door and
window patterns (fenestration), textures, materials, colors, and other
architectural detailing. Building lighting, signage, and mechanical
equipment also shall be presented as an integral part of the building
design and shall not detract from the architectural style of the building.
(4)
Landscaping. Landscape designs shall be integrated
with overall building and site plans and shall complement the design
theme for the development and the surrounding neighborhood or community
character. Interesting or creative planting patterns that use a diverse
variety of plants integrated with other landscaping materials or features
shall be provided to avoid uncreative and monotonous landscaping.
Landscaping shall be maintained in a healthy condition.
(5)
The relative proportion, or scale and mass, of a building
in relation to the proportion of existing neighboring buildings, to
pedestrians or observers, and to the surrounding landscape shall be
maintained or enhanced when new buildings are constructed or when
existing buildings are remodeled or altered.
(6)
The visual continuity of roof shapes, rooflines, and
their contributing elements (e.g. parapet walls, coping, and cornices)
shall be maintained in building development or redevelopment where
applicable.
(7)
No building shall be permitted where the design or
exterior appearance will be of such unorthodox or abnormal character
in relation to its surroundings as to be unsightly or offensive to
generally accepted taste and community standards.
(8)
Monotony. No building shall be permitted where the
design or exterior appearance will be so similar to those adjoining
as to create excessive monotony or drabness.
(9)
Facade. No building or addition to a building shall
be permitted where any exposed facade will be constructed or faced
with finished material which is not aesthetically compatible with
nearby facades of surrounding buildings or presents an unattractive
appearance to the public and to surrounding properties.
(10)
Material selection for architectural design
shall be compatible with or mostly based upon the prevailing material
already used on existing buildings in the area. Where the proposed
materials are dissimilar to such prevailing materials, other characteristics,
such as form, proportion, texture, color, and detailing, shall be
utilized to ensure that adequate similarity exists for the building
to be compatible, despite the use of different materials.
(11)
All facades of commercial, industrial, governmental,
institutional, recreational, and multifamily residential buildings
shall be finished with an aesthetically pleasing material(s) such
as natural or cultured stone, brick, wood, glass panels, or ornate
masonry materials, except where the building style requires a different
material. No plain concrete-block or plain concrete-panel buildings
or smooth or corrugated metal-faced buildings that are devoid of any
architectural character, except those with an attractive finished
surface listed above, shall be allowed. Building facades clad with
a single exterior surface material shall provide some additional architectural
design elements to break up the plane of large faceless and/or nondescript
walls. This may be achieved by architectural design treatments consistent
with the principal building design.
(12)
Glass/mirrors. Building materials shall not
create excessive glare which may pose a safety hazard or nuisance.
(13)
Colors. Color schemes shall consist of neutral
hues or earth tone colors while complementary accenting colors are
used for highlighting purposes without overbearing the integrity of
the facade.
(14)
Accessory buildings and structures shall be
compatible with the principal building in terms of building facade
character, roof shapes, materials, colors, and architectural details.
(15)
No overhead service doors or loading docks for
commercial, manufacturing, institutional, or recreational buildings
or rows of garage doors of multifamily residential developments shall
face a public street. The Plan Commission may permit such features
to face a public street when it has made a finding that there is no
feasible alternative location for such doors or docks and, insofar
as is practicable, such doors and docks facing public streets are
screened with landscaping and/or softened by architectural detailing.
(16)
Outside storage areas for inventory, materials,
equipment, supplies, scrap, and other materials utilized in the day-to-day
operation of the principal use shall be paved, as determined by the
Plan Commission, and screened from view from public streets with appropriate
vegetation, fencing, and/or wall of a material compatible with the
principal structure and the surrounding area. The Plan Commission
may permit the outdoor display of products or merchandise when it
makes a finding that such a display is essential to a business or
industrial use, such as a landscape nursery business, provided that
said displays do not overly dominate the publicly viewed frontage
and attractive periphery landscaping is provided.
(17)
Mechanical equipment, such as heating, air-conditioning,
and ventilating equipment, at grade level and on rooftops, shall be
screened from public view or be located in a manner that is unobtrusive.
(18)
No building or use shall be permitted that would
have a negative impact on the maintenance of safe and healthful conditions
in the Village.
(19)
Building and uses shall maintain existing topography,
drainage patterns, and vegetative cover insofar as is practical to
prevent indiscriminate or excessive earthmoving or clearing of property,
disfiguration of natural land forms, and disruption of natural drainage
patterns, except that areas dominated by invasive or nonnative plant
species may be enhanced by conversion to more natural, presettlement
vegetation types.
(20)
Traffic circulation. Buildings and uses shall
provide for safe traffic circulation and safe driveway locations.
(21)
Parking and loading areas. Buildings and uses
shall provide adequate parking and loading areas.
(22)
Landscaped buffers shall be provided between dissimilar uses in accordance with § 435-12J of this chapter.
(23)
Erosion control measures shall be utilized in
all new development or redevelopment.
(24)
Refuse and recycling areas shall be screened
by completely enclosing such areas with a solid wall and gate of a
material compatible with the principal structure and surrounding area.
The top of screening structures shall extend at least one foot above
the top of the dumpster.
(25)
Designated historic sites and structures shall meet the requirements of § 435-11B(2).
(26)
Open space. Buildings and uses shall make proper
use of open spaces. The Building Inspector or Plan Commission may
require necessary landscaping and planting screens.
(27)
Development and redevelopment shall be consistent
with the public goals, objectives, principles, standards, policies,
and design guidelines set forth in the adopted Village of Wales Master
Plan, including those related to the Wales Historic Village Center.
B.
Modifications
or exceptions. In certain situations, the Plan Commission may grant
modifications or waivers to these standards on the basis of compelling
architectural merit or where the strict application or adherence to
established standards may be impractical or impossible due to site
conditions or other circumstances beyond the control of the applicant.
A.
Plan data
shall be submitted to the Building Inspector who shall review all
applications. The Building Inspector shall transmit to the Plan Commission
all applications and their accompanying plans and data that require
Plan Commission review and approval.
B.
Plan data
to be submitted with all plan review applications shall include the
following:
(1)
Site plan drawn to a recognized engineering scale.
(2)
Name of project.
(3)
Owner's and/or developer's name and address.
(4)
Architect's and/or engineer's name and address.
(5)
Date of plan submittal along with all dates of revision,
if applicable.
(6)
Scale of drawing, North arrow, and site size information
(area in square feet or acres) as well as square footage devoted to
building space, parking, any other pavement, landscaping, and open
space.
(7)
Density of proposed residential uses and the number
of dwelling units by type.
(8)
Existing and proposed topography shown at contour
intervals of one foot, with point elevations where sites have less
than one foot of topography change, or combinations of both. Data
shall be based on the National Geodetic Vertical Datum of 1929. Topography
shall extend 40 feet onto adjacent property(ies) or to the building(s)
on the adjacent property(ies), whichever is greater. New proposed
topography shall clearly depict drainage patterns of all site surfaces
within the boundaries of the property.
(9)
The characteristics of soils related to contemplated
specific uses. Soil borings may be required by the Village Engineer,
Building Inspector, or Plan Commission.
(10)
Where applicable, both the one-hundred-year
recurrence interval floodplain and the floodway; environmental corridors
and isolated natural resource areas; and specific natural features
such as streams, bodies of water, wetlands, woodlands, slopes exceeding
12%, and isolated individual trees. Copies of any letters of review
or permits granted by applicable federal or state regulatory agencies
having jurisdiction over any natural resources shall also be submitted.
(11)
Total number, size, and location of off-street
parking spaces, loading areas, driveways or traffic aisles, and driveway
openings or curb cuts. If the proposed development abuts an existing
or planned arterial street or highway as identified on the adopted
Village of Wales Master Plan, the locations of all driveway openings
on adjoining properties within 200 feet of the site shall be graphically
indicated and dimensioned with distances and widths noted.
(12)
Exterior facilities for the disabled, including
ramps and parking spaces.
(13)
All building and yard setback lines.
(14)
The location, type, and size of all existing
and proposed structures, including fences and walls, with all building
and other structural dimensions shown, including height.
(15)
Architectural plans, elevations, and perspective
drawings and sketches illustrating the design, character, materials,
texture and colors, building signage, and dimensions, including floor
area, of proposed structures. Samples of actual materials to be used
for buildings shall be provided for Plan Commission review.
(16)
Existing and proposed street names shall have
a Welsh connection.
(17)
Existing and proposed public rights-of-way and
widths, including street and utility rights-of-way.
(18)
Existing and general location of proposed on-site
wastewater treatment systems (POWTS), wells or water mains, fire hydrants,
storm sewers, including direction of flow, and other drainage facilities
and features.
(19)
Proposed stormwater management facilities, including
detention/retention areas.
(20)
Proposed location, type, and size of all signs
to be placed on the site.
(21)
Location, type, height, and illumination level
(in footcandles) of all outdoor lighting.
(22)
Location, extent, type, and size of proposed
landscape materials and plantings. This information may be provided
on a combined site/landscape plan or a separate landscape plan.
(23)
Location and size of pedestrian sidewalks and
walkways and bicycle lanes or paths.
(24)
Easements. Location and dimensions of existing
and proposed easements on the site, including natural resource protection
easements, access control easements, utility easements, and any other
easements.
(25)
Highway access. Copies of any letters of review
or permits granted by applicable federal, state, or county regulatory
agencies having jurisdiction over highway access, if applicable.
(26)
A graphic representation of any development
staging or phasing.
(27)
Other data as required by the Plan Commission,
Building Inspector, or Village Engineer. Such other data may include
the preparation and submittal of detailed traffic impact analyses
performed by a transportation engineer or fiscal impact analyses.
The Plan Commission shall review the referred plans within 60 days following their submittal. The Plan Commission will approve said plans only after determining that the proposed development or redevelopment will not impair an adequate supply of light and air to adjacent property or substantially increase the danger of fire or traffic congestion or otherwise endanger the public health or safety and meets the purpose and intent set forth in § 435-66.
The Plan Commission may impose time schedules
for the completion of buildings, parking and loading areas, open space
utilization, utilities, and landscaping. The Plan Commission may require
appropriate financial sureties to guarantee that such improvements
will be completed on schedule.
Any person aggrieved by any decision of the
Plan Commission related to plan review may appeal the decision to
the Zoning Board of Appeals. Such appeal shall be filed with the Village
Clerk within 30 days after filing of the decision with the Building
Inspector.
All plan approvals by the Plan Commission shall
expire if the proposed project has not started construction within
12 months of the date of approval and finished construction within
18 months of the construction date, unless the date is extended by
mutual consent.
