A. 
The purpose of design review is to exercise aesthetic judgment over development projects within the city in order to maintain the desirable character of the community. The community character is defined by having charm in the design of buildings, keeping buildings small in scale, honoring the beauty and ecology of the city's natural setting, and recognizing that the arts are an integral part of the community.
B. 
This broad purpose is furthered by the following specific purposes of design review:
1. 
To implement the goals and policies of the comprehensive plan;
2. 
To foster development that is designed, arranged and constructed in a manner that provides a safe, efficient and aesthetically pleasing community asset;
3. 
To encourage originality and creativity in site design, architecture and landscape design;
4. 
To ensure that the arrangement of all functions, uses and improvements of a development reflect the natural capabilities and limitations of its site and adjacent property;
5. 
To encourage development where the various structures, use areas and site elements are integrated in a manner that is visually harmonious;
6. 
To ensure that development maintains and strengthens the city's sense of place which is defined by its location adjacent to the Pacific Ocean, Ecola Creek, and the surrounding mountains; and
7. 
To encourage landscape design which complements the natural landscape, improves the general appearance of the community, and enhances specific elements of the built environment.
(Ord. 24-05, 6/5/2024)
The following shall be subject to the provisions of this chapter:
A. 
All new construction or new development except for single-family residence, mobile home, modular home and their accessory structures;
B. 
Any exterior alteration to an existing nonresidential use except for alterations which are determined to be minor, pursuant to Section 17.70.110(B);
C. 
Any alteration of site improvements, such as exterior lighting, landscaping or off-street parking, in conjunction with an existing nonresidential use, except for alterations which are determined to be minor, pursuant to Section 17.70.110(B);
D. 
Any exterior alteration to an existing duplex, triplex or multifamily structure except for alterations which are determined to be minor, pursuant to Section 17.70.110(B);
E. 
Public Improvements.
1. 
Street improvements that involve design elements such as landscaping, lighting, sidewalks, or street furniture, but not including benches that are proposed pursuant to the city's commemorative gift policy,
2. 
Installation of street furniture such as bike racks, benches, or trash receptacles, but not including benches that are proposed pursuant to the city's commemorative gift policy,
3. 
Improvements affecting the visual appearance of the beach such as beach access improvement and storm drainage outfalls but not including benches that are proposed pursuant to the city's commemorative gift policy,
4. 
Sidewalks, both new and reconstruction of existing sidewalks,
5. 
Off-street parking for public use,
6. 
New park projects or major improvements to existing parks but not including improvements that are proposed pursuant to the city's commemorative gift policy, and
7. 
Street lighting projects that involve the installation of a different type of light fixture, or a new level of illumination, or a different spacing of light fixtures.
(Ord. 24-05, 6/5/2024)
Design review plan approval, as specified by this chapter, shall be required prior to:
A. 
Site clearance activities such as tree removal, grading, excavation, or filling; and
B. 
The issuance of a building permit. The plan for which a building permit is issued shall conform in all aspects to the plan that has approval through the design review process. Where building plans do not conform to the approved design review plan, the city shall determine, pursuant to Section 17.70.110, whether the alteration or modification is a major or minor change. If it is determined that the modification is a major change, the modification shall be reviewed according to the requirements of Sections 17.70.040 and 17.70.050. If it is determined that the modification is a minor change, the city may proceed with the issuance of a building permit.
(Ord. 24-05, 6/5/2024)
A. 
Information Requirements. Information provided on the design review plan shall conform to the following:
1. 
Drawings depicting the proposal shall be presented on sheets not larger than 24 inches by 36 inches in the number of copies directed by the city; and
2. 
Drawings shall be at a scale sufficiently large enough to enable all features of the design to be clearly discerned.
B. 
Site Analysis Diagram. This element of the design review plan, which shall be to scale, shall indicate the following site characteristics:
1. 
Location and species of trees greater than six inches in diameter when measured four and one-half feet above the natural grade, and an indication of which trees are to be removed;
2. 
On sites that contain steep slopes, potential geologic hazard or unique natural features that may affect the proposed development, the city may require contours mapped at two-foot intervals;
3. 
Natural drainageways and other significant natural features;
4. 
All buildings, roads, retaining walls, curb cuts, and other manmade features;
5. 
Natural features, including trees and structures on adjoining property having a visual or other significant relationship with the site; and
6. 
Location and species of trees greater than six inches DBH on adjoining property that, in the judgment of the applicant's certified arborist, might be damaged by construction activity on the subject property. Alternatively, in the absence of a report by a certified arborist, all trees on adjoining property within one tree protection zone of the common boundary line, and all trees on adjoining street right-of-way if within one tree protection zone of the subject property.
C. 
Site Photographs. Photographs depicting the site and its relationship to adjoining sites shall also be provided.
D. 
Site Development Plan. This element of the design review plan shall indicate the following:
1. 
Legal description of the lot;
2. 
Boundary dimensions and area of the site;
3. 
Location of all new structures and existing structures proposed to be retained, including their distances from the property line;
4. 
Area of the site covered by the structures described in subdivision 3 of this subsection and their percentage of the site;
5. 
All external dimensions of proposed buildings and structures;
6. 
The location of a building's windows, doors, entrances and exits;
7. 
Parking and circulation areas, including their dimensions;
8. 
Service areas for such uses as the loading and delivery of goods;
9. 
Locations, descriptions and dimensions of easements;
10. 
Grading and drainage plans, including spot elevations and contours at close enough intervals to easily convey their meaning;
11. 
Location of areas to be landscaped;
12. 
Private and shared outdoor recreation areas;
13. 
Pedestrian circulation;
14. 
The location of mechanical equipment, garbage disposal areas, utility appurtenances and similar structures;
15. 
Exterior lighting including the type, intensity, height above grade and area to be illuminated;
16. 
Location, size and method of illumination of signs;
17. 
Provisions for handicapped persons;
18. 
Other site elements which will assist in the evaluation of site development;
19. 
The location and names of all existing streets within or on the boundary of the proposed development; and
20. 
A written summary showing the following:
a. 
For commercial and nonresidential development:
I. 
The square footage contained in the area proposed to be developed,
II. 
The percentage of the lot covered by structures,
III. 
The percentage of the lot covered by parking areas and the total number of parking spaces,
IV. 
The total square footage of all landscaped areas including the percentage consisting of natural materials and the percentage consisting of hard-surfaced areas such as courtyards,
b. 
For residential development:
I. 
The total square footage in the development,
II. 
The number of dwelling units in the development (include the units by the number of bedrooms in each unit, e.g., 10 one-bedroom, 25 two-bedroom, etc.),
III. 
Percentage of the lot covered by:
(A) 
Structures,
(B) 
Parking areas,
(C) 
Recreation areas,
(D) 
Landscaping.
E. 
Landscape Plan. Development proposals with a total project cost exceeding $250,000.00 shall have the landscape plan prepared by a licensed landscape architect or licensed landscape contractor. This element of the design review plan should indicate the following:
1. 
The size, species and locations of plant materials to be retained or placed on the site;
2. 
The layout of proposed irrigation facilities;
3. 
The location and design details of walkways, plazas, courtyards and similar seating areas, including related street furniture and permanent outdoor equipment including sculpture;
4. 
The location, type and intensity of lighting proposed to illuminate outdoor areas;
5. 
The location and design details of proposed fencing, retaining walls and trash collection areas; and
6. 
For commercial projects with a total project cost exceeding $250,000.00, a rendering showing the proposed landscape plan in perspective. Such renderings shall be prepared for each of the project's main elevations.
F. 
Architectural Drawings. This element of the design review plan shall indicate the following:
1. 
A plan specifying the building footprint and dimensions, including all points of access. Floor plans of interior spaces to the extent required to clarify access functions and the relationship of such spaces to decks, porches, balconies, and stairs or other features shown on the building elevations. Such floor plans shall be provided for all building floors and shall include appropriate dimensions;
2. 
Exterior elevations showing finish materials, windows, doors, light fixtures, stairways, balconies, decks, and architectural details. These elevations shall be provided for every exterior wall surface, including those which are completely or partially concealed from view by overlapping portions of the structure. Existing and finished grades at the center of all walls shall be shown with elevations of floors indicated and a dimension showing compliance with height limitations;
3. 
The color and texture of finish materials shall be described on the drawings and samples shall be submitted of the materials and color ranges of siding, roofing, and trim;
4. 
Location and type of exterior light fixtures including the lamp types and the levels of illumination that they provide; and
5. 
A comprehensive graphic plan showing the location, size, material, and method of illumination of all exterior signs. At the applicant's option, this plan may be submitted for approval at any time prior to the issuance of occupancy permits.
G. 
Architectural Model.
1. 
Architectural models shall be submitted for:
a. 
All new construction, other than duplexes or triplexes,
b. 
Alterations to existing structures other than duplexes or triplexes where the proposed alteration involves the addition of 1,000 square feet of gross floor area or more;
2. 
The model shall be to scale and represent the proposed development and adjoining buildings within 50 feet of applicant's property lines; and
3. 
The model need only be a massing model sufficient to illustrate the relationship of the proposed structure(s) to the site and surrounding properties.
H. 
Energy Conservation Measures.
1. 
A description of the method and type of energy to be used for heating and cooling of the building; and
2. 
An explanation of the energy use and strategy being used to minimize the amount of energy needed to heat, cool, and light the structure.
I. 
Property Survey.
1. 
A survey of the property by a licensed land surveyor clearly delineating property boundaries. The city may waive this requirement where there is a recent survey which can be used to establish the applicant's property boundaries; and
2. 
Prior to the design review board meeting, the applicant will have clearly marked the corners of proposed buildings and other significant features proposed for the site.
(Ord. 24-05, 6/5/2024)
A. 
The design review criteria are intended to provide a frame of reference for the applicant in the development of site, building and landscape plans, as well as providing the city with a means of reviewing proposed plans. These criteria are not intended to be inflexible requirements, nor are they intended to discourage creativity. The specification of one or more architectural styles is not intended by these criteria.
B. 
The design review board is not authorized, as part of the design review process, to approve projects which exceed specific development standards provided for by the zoning ordinance (e.g., building height or building setback), except the design review board may approve proposals exceeding the lumen limits in Section 17.70.130 provided that all exterior lighting on the subject property is either: (1) fully shielded relative to all adjoining residentially-zoned property; or (2) fully compliant with the maximum backlight/uplight/glare standards in Section 17.70.130 Table B.
C. 
Potential full development of a site based solely on the standards of the zoning ordinance (e.g., building height, building setback, number of permitted motel units) may be inappropriate for a given site. It is for this reason that the design review board is specifically delegated the discretion, through the application of the design review criteria, to require building or site designs which may or may not result in the potential full development authorized by the zoning ordinance.
D. 
The design review board, in making its determination of compliance with the design review criteria, shall consider the effect of their action on the availability and cost of needed affordable housing. The design review criteria shall not be used to exclude needed affordable housing types. However, this consideration shall not prevent the imposition of conditions necessary for a proposal to conform to the design review criteria. The costs of such conditions shall not unduly increase the cost of housing beyond the minimum necessary to achieve the purposes of this chapter. The design review board shall have no authority to affect dwelling unit density.
(Ord. 24-05, 6/5/2024)
The following criteria shall be used in evaluating site development plans. The number adjacent to the criterion represents the relative importance of that criterion, with "3" being the most important:
A. 
The arrangement of all functions, uses, and improvements has been designed so as to reflect and harmonize with the natural characteristics and limitations of the site and adjacent sites (x3).
B. 
In terms of setback from the street or sidewalk, the design creates a visually interesting and compatible relationship between the proposed structures and/or adjacent structures (x3).
C. 
The design incorporates existing features such as streams, rocks, slopes, vegetation (i.e., making use of a small stream rather than placing it in a culvert) (x3).
D. 
If the project is unusually large, or if it is located so as to become part of an introduction/transition to the city or to a particular district or to the beach, the design acknowledges the special impact the project would have on the entire community by addressing these design criteria in an exemplary, standard-setting manner (x3).
E. 
Where appropriate, the design relates or integrates the proposed landscaping/open space to the adjoining landscaping/open space in order to create a pedestrian pathway and/or open system that connects several properties (x2).
F. 
The arrangement of the improvements on the site do not unreasonably degrade the scenic values of the surrounding area (x2).
G. 
The improvements on the site enhance and/or do not deny solar access, light, or air within the site or to adjacent sites or structures (x2).
H. 
Where appropriate, the design includes a parking and circulation system that encourages a pedestrian rather than vehicular orientation, including a separate service area for delivery of goods (x2).
I. 
The arrangement of the improvements on the site does not unreasonably block or greatly degrade scenic vistas enjoyed from neighboring (especially public) sites (x2).
J. 
The various functions and elements of the site design have been integrated into a unified whole, except in those cases where separation is appropriate. The overall design is visually harmonious when viewed either from within the site or from outside the site (x2).
K. 
The design gives attention to the placement of storage or mechanical equipment so as to screen it from view (x1).
L. 
If the project is adjacent to, or visible from, US Highway 101, the design minimizes its visual impact on the scenic character of Highway 101 (x1).
M. 
The arrangement of functions, uses and improvements on the site have been designed to provide access to and within the site for individuals with disabilities (x1).
(Ord. 24-05, 6/5/2024)
The following criteria shall be used in evaluating architectural designs. The number adjacent to the criterion represents the relative importance of that criterion, with "3" being the most important:
A. 
The design avoids either monotonous similarity or excessive dissimilarity with existing structures, or structures for which a permit has been issued, in its section of town (i.e., downtown, midtown, etc.). If the development includes multiple structures, the design avoids either monotonous similarity or excessive dissimilarity between the component structures (x3).
B. 
The size, shape and scale of the structure(s) are architecturally compatible with the site and with the surrounding neighborhood. The structure is sufficiently modest in scale to enhance the village character of the community(x3).
C. 
The proposed materials and colors are compatible with the character and coastal setting of the city (x3).
D. 
The design avoids monotony and provides visual interest and charm by giving sufficient attention to architectural details and to such design elements as texture, pattern, and color (x3).
E. 
If the project includes a large structure or structures, such as a large motel or condominium, the design avoids a monolithic expanse of frontages and rooflines and diminishes the massing of the buildings by breaking up building sections, or by the use of such elements as variable planes, projections, bays, dormers, setbacks, or changes in the roofline (x3).
F. 
If the project is unusually large, or if it is likely to become a village landmark, or if it is located so as to become part of an introduction/transition to the city or to a particular district or to the beach, the design acknowledges the special impact the project would have on the entire community by addressing the design criteria in an exemplary, standard-setting fashion (x3).
G. 
The height of the structure(s) is architecturally compatible with the site and the surrounding neighborhood. The height of the structures contributes to the village scale (x2).
H. 
The height of the structure(s) is such that it does not unreasonably destroy or degrade the scenic values of the surrounding area (x2).
I. 
The height of the structure(s) is such that it does not unreasonably block or greatly degrade the views of scenic vistas as seen from neighboring sites (x2).
J. 
The height of the structure(s) is such that it does not unreasonably deny solar access, light, or air to an adjacent structure, on or off the site (x2).
K. 
The design sufficiently addresses the relationship of the structure(s) to the sidewalk and to pedestrian activity so as to foster human interaction (x2).
L. 
The proposed signage harmonizes with the other structures in terms of form, materials, and scale (x2).
M. 
Lighting fixtures: (1) are compatible with the architectural design; (2) produce illumination sufficiently subdued to be compatible with the village character; (3) avoid casting glare on adjoining property; (4) are sufficient for night-time safety, utility, security, and commerce; and (5) do not exceed the illumination values in the table at Section 17.70.130 (x2).
N. 
The project incorporates design elements or building improvements which result in the conservation of energy (x2).
O. 
The design of the project ensures continued privacy for the occupants of adjacent structures (x1). In cases of multifamily housing, this item is to be rated as x3.
(Ord. 24-05, 6/5/2024)
The following criteria shall be used in evaluating landscape plans. The number adjacent to the criterion represents the relative importance of that criterion, with "3" being the most important:
A. 
The design substantially complements the natural environment of Cannon Beach and the character of the site (x3).
B. 
The design harmonizes with and enhances the architectural design (x3).
C. 
The landscape design acknowledges the growing conditions for this climatic zone and the unique requirements that its specific site location makes upon plant selection (i.e., salt, wind and wind exposure, soil condition, light, shade, etc.) (x3).
D. 
Provision has been made for the survival and continuous maintenance of the landscape and its vegetation (x3).
E. 
Where it is desirable to do so, the design provides amenities for the public (x3).
F. 
The design makes use of existing vegetation and incorporates indigenous planting materials (x2).
G. 
The selection and arrangement of plant materials provides visual interest by the effective use of such design elements as color, texture and size differentiation (x2).
H. 
The hard surface portion of the design makes use of visually interesting textures and patterns (x2).
I. 
Where it is desirable to do so, the design provides visual interest through the creation of a variety of elevations (x2).
J. 
The design contributes to the stabilization of slopes, where applicable (x2).
K. 
The design successfully delineates and separates use areas, where it is desirable to do so (x2).
L. 
The lighting fixtures and level of illumination are compatible with the landscape design. The level of illumination produced enhances the overall project and does not cast glare on adjacent property or into the night sky (x2).
(Ord. 24-05, 6/5/2024)
Construction documents (i.e., drawings and specifications) shall conform to all aspects of the approved design review plan. Where circumstances, unknown or unforeseen at the time the plans are approved, make it undesirable or unfeasible to comply with some particular aspect of the approved plan, the applicant shall request in writing that the city review the modification. The city manager and the chair of the design review board shall review the proposed modification to determine whether it constitutes a "major" or "minor" revision of the approved plans.
A. 
Major Modifications.
1. 
Major modifications are those which result in a significant change in the approved plan.
2. 
The following are examples of major modifications:
a. 
Changes to the siting of a building;
b. 
Modification of the areas to be landscaped; and
c. 
Modifications to a plan element that was the subject of a design review board condition.
3. 
If the city determines that the proposed change is a major modification, the proposed alteration shall be reviewed in the same manner as a new application.
B. 
Minor Modifications.
1. 
Minor modifications are those which result in an insignificant change in the approved plan.
2. 
The following are examples of minor modifications:
a. 
Limited dimensional or locational changes to building elements such as windows or doors;
b. 
Changes in building materials where only a limited area is affected; and
c. 
Substitution of landscape materials which do not affect the overall landscape design.
3. 
If the city determines that the proposed change is a minor modification, the city will proceed with the review of the construction documents or changes in construction.
(Ord. 24-05, 6/5/2024)
The following landscape requirements are established for developments subject to design review plan approval:
A. 
Area Required. The following minimum lot area shall be landscaped for the following uses:
1. 
Duplexes and triplexes: 40 percent;
2. 
Multifamily dwellings containing four or more units: 30 percent;
3. 
Nonresidential uses (e.g., commercial, industrial, governmental): 20 percent.
B. 
Landscaping Defined.
1. 
The required landscaping for duplexes, triplexes, and multifamily dwellings described in Section 17.70.120(A) shall consist of living plant material such as trees, shrubs, groundcover, flowers and lawn. Except for areas under roof eaves as defined by Section 17.60.080(A), an area designated as landscaping must be open to the sky; areas under covered walkways, sky bridges and similar covered structures are not included in the calculation of landscaped area.
2. 
The required landscaping for nonresidential uses described in Section 17.70.120(A) shall include any combination of the following materials: living plant material such as trees, shrubs, groundcover, flowers, and lawn; and hard surfaced materials such as benches, walkways, courtyards, outdoor seating areas, and artificial turf. Living plant material shall constitute a minimum of 50 percent of the total required landscaping area. Except for areas under roof eaves as defined by Section 17.60.080(A), an area designated as living plant material must be open to the sky; areas under covered walkways, sky bridges and similar covered structures cannot be included in the calculation of the landscaped area consisting of living plant material. Landscaped areas consisting of hard surfaced material, as described above, must also be open to the sky, except for areas under roof eaves as defined by Section 17.60.080(A). However, the area of a porch, defined as a structure that projects from the exterior wall of a building and is covered by a roof and is adjacent to a sidewalk, may be included in the computation of hard surfaced landscape area.
C. 
Maintenance of Existing Vegetation. Existing site vegetation shall be utilized to the maximum extent possible consistent with building placement and the proposed landscape plan.
D. 
Parking Lots. Parking areas shall be landscaped in accordance with the requirements of Section 17.68.030(5)—(7).
E. 
Buffering and Screening. Buffering and screening areas shall conform to the requirements of Chapter 17.66.
F. 
Grading. The grading and contouring of the site, and on-site drainage facilities, shall be designed so there is no adverse effect on neighboring properties or public rights-of-way.
G. 
Plant Material Installation Standards.
1. 
Landscape plant materials will be installed to current nursery industry standards (OAN).
2. 
Landscape plant materials shall be properly guyed and staked to current industry standards. Stakes and guy wires shall not interfere with vehicular or pedestrian traffic.
3. 
Deciduous trees shall be fully branched, have a minimum caliper of one and one-half inches and a minimum height of eight feet at the time of planting.
4. 
Evergreen trees shall have a minimum size of six feet in height, fully branched, at the time of planting.
5. 
Shrubs shall be supplied in one-gallon containers or eight-inch burlap balls with a minimum spread of 12 inches. Shrubs shall be planted on a maximum of 30 inches on center.
6. 
Groundcover shall be supplied in either of the following quantities:
a. 
Four-inch containers planted on a maximum of 18 inches on center or between rows; or
b. 
Two and one-fourth-inch containers planted on a maximum of 12 inches on center or between rows.
7. 
Rows of plants should be staggered for more effective coverage.
H. 
Irrigation. All landscaping areas for uses other than duplexes or triplexes shall be irrigated or shall be certified, by a licensed landscape architect, licensed landscaper, or nursery person, that they can be maintained and survive without artificial irrigation. If the plantings fail to survive, it is the responsibility of the property owner to replace them.
I. 
Maintenance. All landscaping approved as part of a design review plan shall be continuously maintained including necessary watering, weeding, pruning and replacement of plant materials. As part of design review approval, the design review board may require the execution of a contract for the maintenance of landscaped areas.
J. 
Lighting. Lighting shall be subdued. Low-intensity ground lights for walking or parking areas are preferred. No pole-mounted light shall exceed a height of 15 feet.
K. 
Artificial turf may be used as an element of a landscape plan, subject to the following limitations:
1. 
Artificial turf shall be counted as hardscape, not living plant material, in any calculation of landscape coverage; and
2. 
Artificial turf shall be used only in those parts of a landscape plan not normally visible to the general public from public sidewalks, streets, or from other public spaces.
(Ord. 24-05, 6/5/2024)
A. 
Landscaping or other site improvements required pursuant to an approved design review plan shall be installed prior to the issuance of certificate of occupancy or final inspection, unless the property owner submits a performance assurance device committing the installation of landscaping or other site improvement within six months. In no case shall the property owner delay performance for more than six months.
B. 
Performance assurance devices shall take the form of one of the following:
1. 
A surety bond executed by a surety company authorized to transact business in the state in a form approved by the city attorney;
2. 
Cash;
3. 
A letter of credit approval by the city attorney from a financial institution stating that the money is held for the purpose of development of the landscaping or other specified site improvement.
C. 
If a performance assurance device is employed, the property owner shall provide the city with a nonrevocable notarized agreement granting the city and its agents the right to enter the property and perform any required work remaining undone at the expiration of the assurance device.
D. 
If the property owner fails to carry out provisions of the agreement and the city has reimbursable costs or expenses resulting from such failure, the city shall call on the bond or cash deposit for reimbursement. If the amount of the bond or cash deposit exceeds the cost and expense incurred by the city, the remainder shall be released. If the amount of the bond or cash deposit is less than the cost and expense incurred by the city, the property owner shall be liable to the city for the difference.
(Ord. 24-05, 6/5/2024)
Exterior lighting authorized under this chapter shall meet the requirements of this section. Three methods for determining the maximum allowable illumination are provided. The choice between these three methods is the applicant's.
A. 
Parking Space Method. An outdoor lighting installation complies with this section if it meets the requirements of subsections (A)(1), (2), and (3), below. The parking space method is applicable only to nonresidential outdoor lighting, and only to sites with 10 or fewer off-street parking spaces.
1. 
Total Site Lumen Limit. The total installed initial luminaire lumens of all outdoor lighting shall not exceed the total site lumen limit. The total site lumen limit shall be limited to 630 lumens per off-street parking space, including handicapped-accessible spaces. For sites with existing lighting, existing lighting shall be included in the calculation of total installed lumens. The total installed initial luminaire lumens is calculated as the sum of the initial luminaire lumens for all luminaires.
2. 
Limits to Off-Site Impacts. All luminaires shall be rated and installed according to Table B.
3. 
Light Shielding for Parking Lot Illumination. All parking lot lighting shall have no light emitted above 90 degrees.
B. 
Hardscape Method. An outdoor lighting installation complies with this section if it meets the requirements of subsections (B)(1), (2), and (3) below.
1. 
Total Site Lumen Limit. The total installed initial luminaire lumens of all outdoor lighting shall not exceed the total site lumen limit. The total site lumen limit shall be determined using Table A. For sites with existing lighting, existing lighting shall be included in the calculation of total installed lumens. The total installed initial luminaire lumens is calculated as the sum of the initial luminaire lumens for all luminaires.
2. 
Limits to Off-Site Impacts. All luminaires shall be rated and installed according to Table B.
3. 
Light Shielding for Parking Lot Illumination: All parking lot lighting shall have no light emitted above 90 degrees.
C. 
Performance Method. An outdoor lighting installation complies with this section if it meets the requirements of subsections (C)(1) and (2) below.
1. 
Total Site Lumen Limit. The total installed initial luminaire lumens of all lighting systems on the site shall not exceed the allowed total initial site lumens. The maximum allowed total initial site lumens shall not exceed the sum of base lumens, as determined under subsection (c)(1)(a), plus any applicable additional lumens allowed under Table C. For sites with existing lighting, existing lighting shall be included in the calculation of total installed lumens. The total installed initial luminaire lumens of all is calculated as the sum of the initial luminaire lumens for all luminaires.
a. 
Base Lumens. Two and one-half lumens per square foot of site area, up to a maximum of 7,000 lumens.
2. 
Limits to Off-Site Impacts. All luminaires shall be rated and installed using either Option A or Option B. Only one option may be used per permit application.
a. 
Option A. All luminaires shall be rated and installed according to Table B.
b. 
Option B. The entire outdoor lighting design shall be analyzed using industry standard lighting software including inter-reflections in the following manner:
I. 
Input data shall describe the lighting system including luminaire locations, mounting heights, aiming directions, and employing photometric data tested in accordance with IES guidelines. Buildings or other physical objects on the site within three object heights of the property line must be included in the calculations.
II. 
Analysis shall utilize an enclosure comprised of calculation planes with zero reflectance values around the perimeter of the site. The top of the enclosure shall be no less than 33 feet (10 meters) above the tallest luminaire. Calculations shall include total lumens upon the inside surfaces of the box top and vertical sides and maximum vertical illuminance (footcandles and/or lux) on the sides of the enclosure. The design complies if:
(A) 
The total lumens on the inside surfaces of the virtual enclosure are less than 15 percent of the total site lumen limit; and
(B) 
The maximum vertical illuminance on any vertical surface does not exceed 0.3 foot-candles or 3.0 lux.
Table A. Allowed Total Lumens per Site for Nonresidential Outdoor Lighting, Hardscape Area Method. May be used for any project. When lighting intersections of site drives and public streets or roads, a total of 600 square feet for each intersection may be added to the actual site hardscape area to provide for intersection lighting.
Base Allowance per square foot of hardscape
2.5 lumens per square foot
Additional Allowance, Outdoor Sales Lots. This allowance is lumens per square foot of uncovered sales lots used exclusively for the display of vehicles or other merchandise for sale, and may not include driveways, parking, or other non-sales areas. To use this allowance, luminaires must be within two mounting heights of sales lot area.
8 lumens per square foot
Additional Allowance, Outdoor Sales Frontage. This allowance is for lineal feet of sales frontage immediately adjacent to the principal viewing location(s) and unobstructed for its viewing length. A corner sales lot may include two adjacent sides provided that a different principal viewing location exists for each side. In order to use this allowance, luminaires must be located between the principal viewing location and the frontage outdoor sales area.
1,000 lumens per lineal foot
Drive Up Windows. In order to use this allowance, luminaires must be within 20 feet horizontal distance of the center of the window.
4,000 lumens per drive-up window
Vehicle Service Station. This allowance is lumens per installed fuel pump or per electric vehicle charging station.
8,800 lumens per pump or charging station
Table B. Maximum Allowable Backlight, Uplight and Glare (BUG) Ratings. May be used for any project. A luminaire may be used if it is rated for the lighting zone of the site or lower in number for all ratings B, U and G. Luminaires equipped with adjustable mounting devices permitting alteration of luminaire aiming in the field shall not be permitted, except as allowed under Note 2.
Maximum Allowed Backlight Rating
More than 2 mounting heights from property line: B4
1 to 2 mounting heights from property line: B3
Less than 1 but more than 0.5 mounting heights from property line: B2
Property line to 0.5 mounting height from property line: B0
Maximum Allowed Uplight Rating
U2
Maximum Allowed Glare Rating
Any luminaire mounted with its backlight perpendicular to the nearest property line: G2
Any luminaire not ideally oriented with respect to a property line of concern, 1 to 2 mounting heights from the nearest property line: G1
Any luminaire not ideally oriented with respect to a property line of concern, less than 1.0 mounting heights from the nearest property line: G0
Notes:
1.
For purposes of determining Glare Rating, any luminaire not mounted with its backlight perpendicular to the nearest property line is not ideally mounted.
2.
Unrated luminaires may be used, but must be fully-shielded, positioned in a downcast orientation, and mounted with its backlight perpendicular to the nearest property line. Adjustable mounting devices may be used to meet these requirements.
Table C. Performance Method Additional Initial Luminaire Lumen Allowances.
Rows 1 through 6: Additional lumen allowances for all buildings except service stations and outdoor sales facilities. A maximum of three (3) additional allowances are permitted.
1. Building Entrances and Exits. This allowance is per door. To use this allowance, luminaires must be within 20 feet of the door.
2,000 lumens
2. Building Façades: This allowance is lumens per unit area of building façade that are illuminated. To use this allowance, luminaires must be aimed at the façade and capable of illuminating it without obstruction
8 lumens per square foot
3. Sales or Non-Sales Canopies. This allowance is lumens per unit area for the total area within the drip line of the canopy. To qualify for this allowance, luminaires must be located under the canopy.
6 lumens per square foot
4. Guard Stations. This allowance is lumens per unit area of guardhouse plus 2,000 sf per vehicle lane. To use this allowance, luminaires must be within 2 mounting heights of a vehicle lane or the guardhouse.
12 lumens per square foot
5. Outdoor Dining. This allowance is lumens per unit area for the total illuminated hardscape of outdoor dining. To use this allowance, luminaires must be within 2 mounting heights of the hardscape area of outdoor dining.
5 lumens per square foot
6. Drive Up Windows. This allowance is lumens per window. To use this allowance, luminaires must be within 20 feet of the center of the window.
4,000 lumens per drive-up window
Rows 7 and 8: Additional lumen allowances for service stations only. Service stations may not use any other additional allowances.
7. Vehicle Service Station Hardscape. This allowance is lumens per unit area for the total illuminated hardscape area less area of buildings, area under canopies, area off property, or areas obstructed by signs or structures. To use this allowance, luminaires must be illuminating the hardscape area and must not be within a building, below a canopy, beyond property lines, or obstructed by a sign or other structure.
8 lumens per square foot
8. Vehicle Service Station Canopies. This allowance is lumens per unit area for the total area within the drip line of the canopy. To use this allowance, luminaires must be located under the canopy.
5 lumens per square foot
Rows 9 and 10: Additional lumen allowances for outdoor sales facilities only. Outdoor sales facilities may not use any other additional allowances. Lighting permitted by these allowances shall employ controls extinguishing this lighting after a curfew time to be determined by the city.
9. Outdoor Sales Lots. This allowance is lumens per square foot of uncovered sales lots used exclusively for the display of vehicles or other merchandise for sale, and may not include driveways, parking or other nonsales areas and shall not exceed 25% of the total hardscape area. To use this allowance, luminaires must be within 2 mounting heights of the sales lot area.
8 lumens per square foot
10. Outdoor Sales Frontage. This allowance is for lineal feet of sales frontage immediately adjacent to the principal viewing location(s) and unobstructed for its viewing length. A corner sales lot may include two adjacent sides provided that a different principal viewing location exists for each side. To use this allowance, luminaires must be located between the principal viewing location and the frontage outdoor sales area.
1,000 lumens per lineal foot
(Ord. 24-05, 6/5/2024)