[HISTORY: Adopted by the Town Board of the Town of Arbor
Vitae 10-3-2001 by Ord. No. 2-01. Amendments noted where applicable.]
A.
The Town of Arbor Vitae does not have legal authority to mandate
compliance with these design review standards which are advisory in
nature; however, an applicant for a building permit or the applicant's
representative is still required to meet with the Plan Commission
and participate in the process of design review as a prerequisite
to obtaining a building permit. The Plan Commission's agreement
with or approval of the design is not a prerequisite to obtaining
a building permit, yet, in community spirit, the Plan Commission would
like to meet with the new business developer to encourage planned
and orderly growth.
C.
Applicants need to submit a completed application and eight copies of the required information listed in § 268-6 to the Town Clerk 14 days before the regularly scheduled public meeting of the Plan Commission.
D.
The Town Clerk distributes one complete set of documents to each
Commission member at least seven days before the Commission's
public meeting.
E.
The Arbor Vitae Plan Commission meets on the second Thursday of each
month at 7:00 p.m. at the Town hall. Additional/special meetings can
be scheduled at the discretion of the Chairman.
F.
The applicant is available to present the project, ask or answer
questions regarding the applicability of the standards to the project,
and to receive the input of the Commission members. The final decision
regarding the design is left to the applicant's discretion. After
participation in the design review process, the applicant will be
given clearance certification to proceed with obtaining a building
permit.
G.
The applicant must begin and substantially complete a project which
has been reviewed within two years from the date of the completion
of such review. If the project is not completed within that time,
the commission may elect to have the applicant participate in the
design review process as a condition of renewing the Town building
permit.
H.
For large or complex projects, visually sensitive areas, or in situations
in which the applicant is uncertain about the intent of the design
review standards, the applicant is encouraged to schedule a pre-application
review.
The Town of Arbor Vitae Planning and Zoning Committee was appointed
in 1994 by the Town Board to develop long-range plans for the community.
Prior to embarking on a comprehensive land-use planning effort, broad
public input on community growth and planning issues was obtained
by use of a survey distributed to all property taxpayers in the township.
The design review standards are intended to provide guidance to prospective
developers as to the community's preferences with regard to the
design of new developments or significant reconstruction of existing
developments. This chapter was drafted by the Arbor Vitae Plan Commission
and approved by the Arbor Vitae Town Board of Supervisors in October
of 2001.
A.
To encourage growth and development that effectively blends in with
the natural backdrop of woodlands, lakes, streams, and wetlands characteristic
of this area of northern Wisconsin's northern highlands which
has broad appeal to its residents and visitors.
B.
To safeguard property values, protect public and private investments,
and promote high-quality commercial, multifamily and industrial development
which is consistent with the area's natural backdrop.
C.
To encourage well-designed clustered highway commercial development
and to discourage highway strip development.
D.
To encourage landscape design which complements the natural landscape,
improves the general appearance of the township and utilizes locally
native plant species.
E.
To establish a formal review process and open dialogue with the Town.
A.
Design review is required prior to the issuance of a building permit
for new commercial, multifamily and industrial development or for
exterior wall and roof alterations to existing commercial, multifamily
and industrial development not previously subject to design review.
B.
Design review is required prior to site clearance activities, tree
removal, grading, excavation or filling.
A.
Open space/natural resources design standards. The intent of this
section is to ensure that adequate open space and natural resources
are incorporated into design solutions which blend with the natural
backdrop of the area.
(1)
Where open space, natural resources or topographic patterns contribute
to the beauty and utility of the area, they should be incorporated
into the design of the new development.
(2)
There is no set percentage of the parcel which is required to be
maintained in green space (this does not include impervious surface
areas such as buildings and parking areas). Generally, 20% should
be considered as the minimum level and 30% to 40% is desirable. Of
most importance is the location and quality of the green space which
is incorporated into the design of the new development rather than
absolute percentages.
(3)
To the extent possible, existing topographic grades should be incorporated
into the design; however, when grading or contouring the site, the
finish grades should appear natural to the site and surrounding area
to protect the natural resources and adjacent properties.
(4)
Roadside trees are very important to buffer the impact of development
and the design should strive to minimize their removal.
B.
Relationship of building to site design standards. The intent of
this section is to incorporate into a site plan the design standards
for commercial, multifamily, and industrial development. In particular,
the site plan should integrate natural resources, buildings, parking,
and landscaping into a functional and aesthetic solution which tends
to blend with the natural backdrop.
(1)
The majority of green space allotment should be located to provide
resource protection, transitions between adjacent sites, and as a
visual transition between public roads and the building, or parking
lot. The use of landscape buffers should be provided between incompatible
land uses which necessitate strong visual separation. A minimum buffer
width of 20 feet with landscape plantings of deciduous and evergreen
trees and shrubs is desirable for adequate screening.
(2)
Buffering of mechanical equipment, trash dumpsters, loading areas,
and open storage areas should be accomplished in a manner which visually
screens them from roads and surrounding developed parcels. Suitable
screening types include opaque wood fences and a mixture of dense
evergreen/deciduous landscaping.
(3)
It is highly desirable to place all newly installed utility services,
and service revisions necessitated by exterior alterations, underground.
(4)
Parking areas should be carefully designed to fit the site and with
sensitivity to location, size, and perimeter screening. This is especially
critical in order to minimize the visual impact of the development
on the natural backdrop. To accomplish this, the designer should consider
the following points:
(a)
In cases where quality forestland exists, existing trees should
be preserved between the parking area and the right-of-way.
(b)
When options for side-yard and rear-yard parking do not exist,
front-yard parking (between the building and public road) should have
an effective setback.
(c)
New developments with large parking space requirements should
strive for a design that locates parking in an area with the least
visual impact, including perimeter landscaping and interior plant
islands, maintaining existing vegetation where appropriate, and incorporating
several smaller parking areas to meet parking space requirements.
C.
Building design standards.
(1)
Building architecture should complement, rather than dominate, the
forested setting that characterizes Arbor Vitae. Therefore;
(a)
"Wood" architecture is strongly encouraged.
(b)
Earth-tone colors with visually compatible color accents are
strongly encouraged.
(c)
Roofs with darker earth-tone colors are encouraged.
(d)
Building designs using styles, colors, and settings of an earlier
era should be carefully evaluated to ensure that they complement the
forested setting.
(2)
All sides of a structure should receive full design consideration.
If a facade is used, it should relate well to the rest of the building.
(3)
When a development requires the use of a large structure or structures,
the designer is encouraged to diminish the monolithic ("big box")
appearance of elevations and roof lines by breaking up building sections,
or by the use of such elements as variable planes, projections, bays,
dormers, setbacks, or other changes in the roof line.
(4)
The signage and lighting fixtures should be compatible with the architectural
design.
(5)
The clustering of smaller, visually compatible, commercial structures
is encouraged rather than a single large structure.
D.
Landscaping design standards. The intent is to here provide a landscape
design which preserves existing natural vegetation and incorporates
additional locally native plants which complement the plant communities
and ecosystem of the area. The aesthetic intent is to improve the
appearance of all areas through incorporating green space into the
development in ways that harmonize and enhance the natural and built
environment, and respect the principles of naturalistic landscaping.
The landscape design plan should indicate:
(1)
A dominant visual character for the landscape design which blends
well with the site's natural environment.
(2)
The size, species, and location of plant materials to be retained
or placed on the site.
(3)
The percentage of the site which will be maintained in green space,
and the green space setback distance between the highway property
line and the building and/or parking area.
(4)
As appropriate, planting concepts which meet the needs of:
(a)
Front yard plantings.
(b)
Building entry plantings.
(c)
Building corner plantings.
(d)
Side yard plantings.
(e)
Screening of storage or service areas from public view.
(f)
Parking lot perimeter plantings.
(g)
Larger parking lot interior plantings.
(h)
Plantings related to signage.
(i)
Where buffers are needed, plantings which will create an effective
screen within three years.
(5)
The planted size of shade trees should be not less than 1 1/2-inch
caliper (diameter measured six inches above ground) and eight feet
in height; coniferous (evergreen) trees should be at least four feet
in height; shrubs should be of good nursery stock and provide effective
landscape development within three years of planting.
(6)
Plant material which provides interest in structure, texture, color,
and its ultimate growth pattern. Trees and shrubs which are exotic
cultivars and provide highly showy aesthetic patterns, such as red
or bronze summer foliage or variegated leaf patterns, are discouraged.
E.
Exterior lighting design standards. The intent of the exterior lighting
design standards is to provide lighting with the necessary location,
placement, and intensity to accomplish its desired function (without
producing extraneous light pollution off site) by integration of the
lighting into the overall design.
(1)
All exterior lighting should balance on-site needs for safety, security
and aesthetic effects with off-site impacts from public view.
(2)
All exterior lighting should be part of the architectural and landscape
design concept in location and type of lighting.
(3)
In general, the height of exterior lighting should not exceed the
height of the building to which it relates.
(4)
The height, location, and direction of lighting should be designed
and located in such a manner as to be shielded from the direct view
of the highway user, and shielded above to reduce night sky illumination.
(5)
Exterior lighting shall be designed in a manner which does not permit
an adverse effect upon neighborhood properties, especially residential
property.
(6)
Preferred sign lighting concepts are those which provide direct illumination
from a shielded light source, rather than interior sign lighting.
G.
Highway commercial and cluster development design standards. As stated in § 268-3, Statement of intent, the standards set forth in this chapter are intended to provide design review guidelines and standards which protect against the negative aspects of highway "strip" commercial development and encourage development which adheres to the principles of nodal or cluster commercial development, lessening the visual and environmental impact on the area. Highway "strip" commercial development tends to blight the roadside and generally lacks the design qualities which are desired.
The intent of this section is to provide the Commission with
sufficient information to have a clear understanding of how well a
project conforms to design review standards.
A.
Application. A completed application form supplied by the Town is
required.
B.
Documentation. As appropriate, drawings and other documents, which
illustrate the features of the design in scale and relationship to
project components. These need to be documented in a manner which
can be understood clearly by the Plan Commission. What documentation
is necessary, will be determined by the Commission.
(1)
A site plan and specifications are required which contain the following
information (this may require a separate site plan, landscape plan,
and architectural plan):
(a)
Scale (e.g., one inch equals 20 feet) and North arrow.
(b)
Address of site/development name/owner/designer.
(c)
All property lines.
(d)
Mapped two-foot contour intervals of existing and proposed grades
for that portion of the site which will be altered by development
and mapped contours as a transition into the undisturbed portion of
the site. Spot elevations should be used in combination with proposed
contours to indicate the elevation of retaining walls, steps, water
flow direction, etc.
(e)
Proposed access to the site, on-site parking stalls and adjacent
roads. Also, indicate traffic flow (with directional arrows) and directional
signage, if any, that is considered essential.
(f)
Indicate areas in which existing vegetation will need to be
removed.
(g)
Locations of existing (to remain) and proposed buildings for
the site, and all buildings on adjacent sites which are within 50
feet of the development site's boundaries. Also, the external
dimensions of buildings and distances from the property lines.
(h)
Accurate location of all proposed landscaping. This may require
a separate landscaping plan. Please indicate plant species, tree size
(diameter measured six inches above ground), and height of proposed
conifer trees.
(i)
The location, height, size, and design of all signage.
(j)
Surface material proposed for parking, storage, and access drives.
(k)
Exterior lighting concept and location.
(l)
Location and screening proposal for all dumpsters, storage areas,
and service areas.
(m)
The location of all present and proposed utility systems, including.
(n)
Basic dimensions of buffers and setbacks.
(o)
Approximate percentage of parcel in green space (natural and
landscaped) and also the percentage in impervious space (including
buildings, parking, surface storage, and drive access)
(p)
Provisions for handicapped persons under the requirements of
the A.D.A.
(2)
Complete exterior elevations of all proposed buildings and existing
buildings if they are joined to a new development.
(3)
Material samples need to be presented at the Commission meeting,
including color and material type for walls and roof.
C.
Discretionary information. In certain situations, somewhat less information may be required than that which is indicated in Subsection B. What information is required for design review is entirely of the Commission's choosing. In situations where developments are large or complex, or are in environmentally sensitive areas, or are in visually sensitive areas, the Plan Commission may require additional submission material in order to provide a complete understanding of the nature of the proposed project. This may include, but is not limited to:
(1)
Site photographs depicting the site and its relationship to adjacent
sites.
(2)
A landscape plan showing all existing natural land features, trees,
forest cover, and water sources, and all proposed changes to these
features, including size and type of plant material. Water sources
will include ponds, lakes, streams, floodplain and drainage retention/detention
areas.
(3)
Sites with steep slopes or unique natural features may require mapped
contours at less than two-foot intervals.
(4)
Location, species of trees, and condition for forested areas undergoing
new development.
(5)
Architectural renderings of perspectives and elevations in full color.
The intent of this chapter is to have full support, cross-listing, and integration among the appropriate Town and county Codes. This is especially important among this chapter, Chapter 263, Signs, the Comprehensive Land Use Plan, and the Vilas County General Zoning and Shoreland Zoning ordinances.
A.
Nothing in this chapter shall supplant, alter, replace, or amend
in any way existing zoning or sign requirements, construction codes,
or other criteria, as established by the Town, county, or state for
purposes of zoning, signage, or building permit application.
B.
In the event of any changes, alterations, or deviations from the
project's original design review during the county application process
or thereafter which would require a revised building permit, such
changes need to be resubmitted to the Commission for design review
consideration, and as necessary, a clearance certification prior to
obtaining a revised building permit.
A.
The intent of the appropriate design review elements (natural resources,
site design, building design, landscaping, lighting, and signage)
is that they will be maintained in continued good appearance to sustain
an overall high quality. Even the very best initial designs can be
compromised by improper and/or inadequate maintenance. Such maintenance
problems decrease property values and have a negative impact on the
entire Town. Therefore, it is a necessary function of design review,
to be concerned about continuing maintenance. For some design elements,
it will start with the selection of appropriate materials which can
sustain weather and demand low levels of upkeep. For other design
elements, annual maintenance may be needed. For still others, such
as landscape plants, careful upkeep is essential and if plants fail,
replacement will become necessary. The accumulation of debris, trash,
and rubbish needs to be avoided.
B.
Developments which have undergone the design review process are expected
to maintain and/or improve the property appearance, as judged by the
design review criteria, throughout the active life of the development.
If any section, subsection, sentence, clause, or portion of
this chapter is for any reason held to be invalid by a court of competent
jurisdiction, the remainder of this chapter shall not be affected.
Unless specifically defined elsewhere in this chapter, the following
definitions are provided to clarify the commonly used terms.
The aesthetic design of a building or group of buildings
which includes the site design, landscape development and signage
which blends in with the natural backdrop and complements rather than
dominates a forested setting.
Buildings which present a large monolithic appearance of
frontages and rooflines and otherwise lack the features judged desirable
by this site design review chapter.
An area of land identified on a site plan, in which landscaping
is used to provide a transition between use areas to effectively reduce
the environmental, aesthetic, and other impacts of one type of land
use upon another.
A development pattern in which uses, buildings and parking
are grouped or "clustered" rather than spread along highways.
For the purposes of this chapter, it includes the full range
of uses identified in the Vilas County commercial zoning district.
A series of design activities, listed under § 268-5, which describe the standards by which new development will be judged for appropriateness as defined by this chapter.
The existing native plant community which includes groundcover,
shrubs, and trees.
Buildings which follow the prototypical corporate design
standards and present an appearance which is repeated without regard
to regional, local, and site appearance conditions.
The full range of industrial land uses recognized in the
Vilas County zoning ordinance.
Any combination of living plants (such as ground cover, grass,
shrubs, trees) and nonliving landscape material (such as rocks, pebbles,
sand, mulch, fences or pedestrian paving materials).
Equipment, devices and accessories which may be used for
heating, ventilating, air conditioning, and similar purposes and,
without appropriate screening or design, can create an adverse visual
impact.
For the purposes of this chapter, it includes apartments,
condominiums in which multiple units are located within the same building,
townhouses and other forms of attached or higher density housing.
Single-family residences and duplexes are not included under design
review.
Any plant species indigenous to the Town of Arbor Vitae.
Plant species indigenous to areas outside the township and introduced
by humans are not normally considered native vegetation.
A planting concept in which the choice of species and placement
provides an aesthetic appearance of a native plant community or looks
natural.
A commission established by the Town Board to conduct assigned
responsibilities in land use planning which includes design review.
An ad hoc committee appointed by the Town Board in 1994 to
develop overall long-range plans for the Town of Arbor Vitae. The
Planning and Zoning Committee was dissolved upon the appointment of
the Plan Commission.
A structure or planting which conceals from view of public
ways the area behind such structure or planting.
A plan prepared to scale, showing accurately and with complete
dimensioning, the boundaries of a site and the location of all buildings,
structures, uses, and principal site design features proposed for
a specific parcel of land.
A linear "strip" of development which tends to front along
well-traveled roads, extending inward for one parcel, and generally
designed with high vehicular access, excessive signage, limited landscaping,
franchise or uncoordinated architecture, and area primarily developed
for auto uses.
Refers to Town of Arbor Vitae.
