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HomeMy WebLinkAboutEDD Task Force agenda 102094 John Link , Jr . County Manager �( V I - 40 / OLD N . C . 86 ECONOMIC DEVELOPMENT DISTRICT WORK GROUP DATE : OCTOBER 20 , 1994 TIME : 7 : 30 P . M . LOCATION : GOVERNMENT SERVICES CENTER AGENDA r 1 . pproval of Minutes - October 6 , 1994 .� 2 . mange County Transportation Priority List 3 . I - 40 / Old 86 Permitted Uses I 4 . Infrastructure South of I - 40 5 . Review Performance Standards 6 . Process 7 How to create seamless / softer portion of node South of I - 40 1 MINUTES I - 40 / OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT WORK GROUP OCTOBER 6 , 1994 The I - 40 / Old NC 86 Economic Development District Work Group met on Thursday , October 6 , 1994 at 7 : 30 p . m . in the Planning and Agricultural Building , Planning Conference Room , Revere Road , Hillsborough , North Carolina . PRESENT : Orange County Commissioners Verla Insko , Stephen Halkiotis and Alice Gordon , Hillsborough Town Commissioners Evelyn Lloyd , Orange County Planning Board members Bill Waddell , and Economic Development Commission members Stick Williams and Steve Yuhasz . STAFF : County Manager John Link , Jr . , Economic Development Director Ted Abernathy , and Development Specialist Oli DeVaud , Planner Mary Willis , and Hillsborough Town Manager Eric Swanson , Planning Director Margaret Hauth , and Engineer Tom Haryte , and Deputy Clerk to the Board Kathy Baker . The meeting was called to order by the Chair of this Work Group Commissioner Insko . A motion was made by Evelyn Lloyd , seconded by Steve Yuhasz , to approve the minutes of the September 13 , 1994 meeting . VOTE : UNANIMOUS Commissioner Insko indicated that the focus of this meeting would be a discussion of the infrastructure . She outlined on the map the areas for which consensus had been reached at the previous meetings . She also mentioned that the Board of County Commissioners were asked at the October 5th meeting to grant an easement through the Orange Enterprise property . The Board decided to delay making a decision until after this groups ' discussion . Although Hillsborough does have the right of eminent domain every effort will be made to reach consensus on this request . Tom Haryte mentioned that Hillsborough became involved in this sewer project because of the new middle school ' s need for sewer . This project would also solve the problem being experienced by Eurosport whose septic systems have failed . Hillsborough determined that the Wildwood pump station could not handle this increase of services . He mentioned that the sewer line runs along Cates Creek because it is the only option in this area . Commissioner Inkso asked if there was agreement that water and sewer was necessary to serve the area marked with the heavy black line on the map , ( Attachment # 1 ) and that it would require an 18 " line . Commissioner Gordon agreed with encouraging different levels of development north and south of I - 40 . She opposed allowing intensive development up to the Rural Buffer . z Commissioner Insko mentioned that there was consensus that the south side of I - 40 would be a softer , less intensive type of development encouraging a seamless transition to the Rural Buffer starting with high intensity and transitioning to lower and finally to residential . A consensus was reached to support the proposed 18 " sewer line marked with the dotted black line on the map ( Attachment # 1 ) . PERFORMANCE STANDARDS CATEGORIES Ted Abernathy distributed the Performance Standards ( Attachment # 2 ) a copy of which is located in the permanent file in the Clerk ' s office . He briefly reviewed each of the following standards . LAND USE INTENSITY " Building Volume Ratio ( BVR ) " Landscape Volume Ratio " Site Volume Ratio ( SVR ) " Minimum Required Site Volume Ratios ENVIRONMENTAL FACTORS " Noise " Vibration " Air Pollution " Information Requirements Request for Air Quality Permit Determination " Electromagnetic Interference " Hazardous Materials " Solid Waste " Grading & Erosion Control " Slope Grading Standards " Stormwater Management " Water Use Limitations " Construction & Maintenance " Construction Standards ARCHITECTURAL DESIGN " Site Consideration " Compatibility with Neighbors " Unified Design Concepts " Architectural Scale " Building Setbacks and Heightss " Exterior Finish Materials " Roof lines " LANDSCAPE DESIGN " Landscape Plan " Preservation of Existing Features " Buffering Neighboring Uses " Landscaping Parking Areas " Building and Grounds CIRCULATION & PARKING " Location & Configuration " Entrances and Exits " Pedestrian Vehicular Conflicts " Parking Standards " Pedestrian & Bicycle Facilities " Pedestrian Circulation 3 SERVICE & STORAGE " Screening SIGNS & LIGHTING " Signs " Lighting Eric Swanson commented that once a performance standard is approved it allows staff to interpret for a citizen applying for a permit . These standards are in place so that it will be clear from the beginning what type of building standards are being encouraged . Ted Abernathy mentioned that builders are not totally bound by these standards . Requests for exceptions will go before the Board of Commissioners on a individual basis . The placement of antennas was discussed and staff was requested to reword this section so that they would be allowed if they were screened and met other requirements , such as height . The definition of outdoor storage , and the section on signs , will be clarified and discussed at the next meeting . The entire document will be read for subjective words , such as attractive , and rewritten where necessary . The requirement for areas of pedestrian circulation to be impervious surface will be clarified . The water use limitation will be reviewed and the unit of measure will be rechecked . Nursing Homes and / or Medical facilities will be added to the table . I - 40 / OLD 86 PERMITTED USES : An updated copy of these uses was distributed ( Attachment # 3 ) . They will be discussed at the next meeting . ORANGE COUNTY TRANSPORTATION PRIORITY LIST - DRAFT : A copy of Slade McCalip ' s memo and list was distributed ( Attachment # 4 ) . This will be discussed at the next meeting . Ted Abernathy asked if there were other transportation issues to be discussed . He mentioned that a transit node within this node has been discussed as a possibility . AGENDA ITEMS FOR OCTOBER 20TH MEETING : " Orange County Transportation Priority List " I - 40 / OLD 86 Permitted Uses " Infrastructure South of I - 40 " Review Performance Standards " Process " How to create a seamless / softer portion of the node South of I - 40 Steve Yuhasz requested that the Rural Buffer be clearly marked on the map . Commissioner Insko requested that logical changes for the southern boundary be discussed on the 20th . 4 Commissioner Gordon suggested looking at obvious alternatives and mixing and matching so that the outcome is a naturally softer type of development . She also suggested that a summary of the characteristics of primary and secondary areas and uses be presented . Respectfully submitted , Kathy Baker , Deputy Clerk • OPTIONS TO SOFTEN THE SOUTHERN QUADRANTF OF I - 40 / OLD NC 86 1 . Option One - Designation of the southern area as " secondary " would restrict the uses to residential and office uses . The concept of secondary is used in the 2 existing nodes as a buffer between residential and more I ntense uses . 2 . Option Two - Determine a service boundary that prevents water and sewer provision south of I - 40 . Alternative systems would still allow a broad range of uses but at a significantly lower intensity . 3 . Option Three - Designate the area as a " transitional " or other term EDD and restrict the permitted uses by eliminating more intense uses such as retail from the permitted use table . This is the same concept as Option 1 , but tailored for the unique nature of this node . 4 . Option Four - Adjust the site volume ratio to require greater vegetation in the southern area . For instance , require all uses to have 50 % higher vegetation south of the interstate . ECONOMIC DEVELOPMENT DISTRICTS Project Review Process Any development project located within the boundaries of an Economic Development District is subject to the review and approval process described below. I . CONCEPT REVIEW Prior to developing specific site plans or designs for a proposed development, the applicant is encouraged to contact the Planning Department or the Economic Development Commission to make sure that the proposed use is allowed in the district, and to gain a basic understanding of the design standards which must be met . In addition, major issues or problems that will need to be addressed in the design of the project can be identified. Depending on the size and complexity of the proposed development, a more formal meeting between the applicant, Planning Staff and EDC Staff may be desirable . A meeting will be scheduled at the request of the applicant or either Staff. II . PRE -APPLICATION CONFERENCE After a site plan has been prepared, the applicant must schedule a pre-application conference. The pre-application conference would be attended by Planning and EDC staff, and the applicant . The purpose of this meeting is to explain the review and approval process and identify any remaining problems and/or issues that must be addressed prior to submittal of an application. Once the problems and/or issues identified in the pre-application conference have been addressed, the application may be submitted for review in accordance with the EDD Project Review Schedule (attached) . III . PROJECT REVIEW CYCLE A new EDD review cycle begins on the first and third Monday of each month. Key dates within each cycle, beginning with the application deadline, are shown in the attached table. A summary of the various steps in the approval process is provided below. A. Accept or reject application Each EDD review cycle begins with an application submittal deadline . Following the submittal deadline is a 5 - day period during which the Planning Staff will review the application to make sure that it is complete, and contact the applicant if additional information is needed. If the application is not complete by 5 * 00 p .m. of the 5th day after submittal, then the entire application package with a list of deficiencies will be returned to the applicant, and he/she may re- submit in a subsequent EDD review cycle . B . Preliminary staff review Distribution to review agencies During the first 7 days after an application is accepted, the Planning Staff will conduct its preliminary review and distribute the application materials to review agencies, including but not limited to, those listed below: County Engineer - Reviews plans for providing water and sewer, and design of structural stormwater controls . County Attorney - Reviews and approves legal documents and agreements . Erosion Control Division - Reviews and approves grading plans, erosion control plans, and design of structural stormwater controls . Inspections Division - Reviews and approves building plans consistent with the North Carolina Building Code . Public Works - Reviews plans to assure adequate provision for solid waste disposal. Emerency Services - Reviews site plan to assure adequate access and maneuverability for emergency vehicles . Sheriff' s Department - Reviews proposal to assure adequacy of Sheriff's Department personnel. NC Dept . of Transportation - Reviews plans to determine adequacy of proposed public road improvements . Applicable Fire District - Reviews plans to assure for adequate access and maneuverability of fire vehicles and adequacy of water supply for fire-fighting. Applicable Utility Providers - Provide assurance, through a written agreement, that utility service can and ided to the proposed development .will be prov C . Agency Review Review agencies will have 14 days to comment on the proposal. Comments will be submitted in writing to the Planning Staff De Compile agency comments and prepare Preliminary Report Following the 14 - day agency review period is a 7- day period during which Planning Staff will compile comments and prepare a Preliminary Report . The report will be distributed to the review agencies and to the applicant prior to the Development Review Meeting, E . Development Review Meeting The Development Review Meeting will take place on the scheduled date at 3 * 00 p . m. in Conference Room # 1 of the Planning and Agricultural Building. All review agencies as well as the applicant are invited. Agency comments will be summarized and discussed, including any conflicting requi mar rements received from different agencies . The decision to approve or deny the project is made by Staff at the Development Review Meeting. Project approval will include all conditions and requirements necessary to comply with the Zoning Ordinance and the EDD Design Manual. F . Letter of approval, approval with conclitions, or denial sent to applicant The applicant will be notified in writing of the decision to approve or deny the project, and any conditions of approval which must be met to comply with the EDD Design Manual. If the applicant believes that some aspect of the project complies with the intent of the EDD District in a manner which is not addressed in the design manual, then he/she may resubmit the project as a Planned Development . The project will be presented at a quarterly public hearing and the decision to approve or deny the project would be made by the Board of Commissioners . ECONOMIC DEVELOPMWANT DISTRICTS - PROJECT REVIEW SCHEDULE APPLICTION ACCEPT/REJECT DISTRIBUTE AGENY DISTRIBUTE DEVELOPMENT NOTIFY DEADLINE APPLICATION TO REVIEW COMMENTS PRELIMINARY REVIEW APPLICANT AGENCIES DUE REPORT MEETING " 5 / 16/94 5/20/94 5 / 27/ 94 6/9/94 6/ 16/94 6/21 /94 6/23 /94 6/ 6/94 6/ 10/94 6/ 17/94 6/ 30/94 7/7/94 7/ 12/94 7/ 14/94 6/ 20/ 94 6/24/94 7/ 1 /94 7/ 14/94 7/21 /94 7/26/94 7/28 / 94 7/5 /94 7/ 8/94 7/ 15 / 94 7/28/94 8/4/94 8 /9 /94 8/ 11 /94 7/ 18 /94 7/22/94 7/29/ 94 8/ 11 / 94 8/ 18 /94 8/23 /94 8/25 /94 8 / 1 / 94 8 /5 /94 8/ 12/94 8/25 /94 9 / 1 / 94 9/ 6/ 94 9 / 8 /94 8/ 15 / 94 8 / 19/ 94 8 /26/94 9 / 8/94 9/ 15 /94 9/20/94 9/22/94 9 /5 /94 9/9/94 9/ 16/94 9/29/94 10/6/94 10/ 11 /94 10/ 13 /94 9 / 19 / 94 9/23 /94 9/ 30/94 10/ 13 /94 10/20/94 10/25 /94 10/27/94 10/ 3 /94 10/ 7/ 94 10/ 14/ 94 10/27/94 I 1 /3/94 11 / 8/94 11 / 10/94 10/ 17/94 10/21 /94 10/28/94 11 / 10/94 11 / 17/94 11 /22/94 11 /24/94 11 / 7/ 94 11 / 11 /94 11 / 18/94 12/ 1 /94 12/ 8 /94 12 / 13 /94 12 / 15 /94 I 1 /21 /94 11 /28 / 94 12 /2 / 94 12 / 15 /94 12 /22/94 12/28 /94 12 / 30/ 94 12 /5/94 12/9 /94 12/ 16/94 12/29 /94 1 /7/95 1 / 12/95 1 / 14/95 12 / 19 / 94 12 /28 / 94 12/ 30/94 1 / 12/95 1 / 19/95 1 /24/ 95 1 /26/95 APPLI CATI O N FO R APPR OVAL 0 F A COMPREHENSIVE SITE DEVELOPMENT PLAN IN THE ECONOMIC DEVELOPMENT DISTRICT DATE PROJECT NAME : LOCATION ; DESCRIBE PROPOSED USE ; OWNER /DEVELOPER , ADDRESS ; PHONE # AGENT /CONTACT . ADDRESS ; PHONE # A . SUMMARY INFORMATION ; Orange County Tax Map : Block : Lot ( s ) : Twp : Primary or Secondary Development Area Total acreage : Phases : Adjacent zoning and land uses : VAter Supply : Public ( Provider ) ; Community ; or . Individual Sewage Disposal : Public ( Provider ) ; Community ; or Individual Fire District : B , SUBMITTAL REQUIREMENTS Ten ( 10 ) copies site plan ( see below for specifications ) Site plan application form Application fee Current Orange County Tax Map with property identified Legal documents establishing entities responsible for maintenance of common areaslffacilities Three copies Environmental Assessment or Environmental Impact Statement , if required Site Analysis Grading and Erosion Control Plan Stormwater Management Plan Landscape Plan by registered Landscape Architect B . SUBMITTAL REQUIREMENTS ( CONTINUED ) ; Lighting Plan showing *, size , placement , appearance , and coverage patterns of all fixtures Sign Plan showing , size , placement , and appearance of all signs Hazardous Materials Management Plan ( Material Safety Data Sheet and Tier Two Form ) Solid Waste Management Plan Projected water consumption rates with documented data Approval by utility providers ( resolution or agreements ) Calculations for Site Volume Ratio including Building Volume , Impervious Surface , Floor Area, and Landscape Volume FCC permit , if required for electrical disturbance Air Quality permit , or notice from E M C that permit not required Minimum of two drawings of sections through the entire site showing existing and proposed grades and the relationship of buildings and site features Trip generation estimate with Traffic Impact Analysis for 800 + trips per day Architectural Submittal Requirements : Building Construction Plans Elevation of each facade of principal structures , and one elevation per accessory structure Documentation of existing character of the surrounding area and statement of how the proposal improves on or incorporates surrounding neighborhood qualities Schedule of exterior materials and finishes Site Plan Specifications ; All site plans must be prepared by a registered engineer , landscape architect , architect, or land surveyor . See Article 14 of the Zoning Ordinance for exceptions . Scale adequate to show required detail Boundary of the lot ( s ) to be developed labeled with bearings and distances Name , address , and phone number of applicant and property owner Name of project , vicinity map , north arrow , scale , tax map reference number , date of plan preparation and revision dates Adjacent right - ofw,vay widths , road names and numbers Site Volume Ratio , Building Volume , Landscape Volume Maximum and proposed impervious surface Streams , ponds , drainage swales , stream corridors ( buffers ) , swamps , floodplain and floodway boundaries Land use buffers , front, side and rear building setbacks Existing and proposed contour lines at 5400t intervals , 2400t intervals acceptable Existing and proposed buildings and structures labeled according to floor area, building height and function , finished floor elevation Vehicular use areas including streets , driveways , parking and loading areas Overhead and underground utilities with accompanying easements including storm drainage facilities Solid waste collection and recycling facilities Free - standing and wall mounted signs as per Sign Plan Light fixtures as per Lighting Plan Site Plan Specifications ( Continued ) ; Berms , retaining walls , tree wells , or rip rap as part of the grading plan Phase lines and numbers if the development is to be phased Staging area for storage of construction materials , equipment , and vehicles Temporary construction trailer /office if proposed NOTE ; Additional information may be required based on the site location and the type of use proposed , I , the applicant , hereby certify that the foregoing application is complete and accurate . Applicant 's signature Owner 's signature Date Date QUESTIONS AND ANSWERS FROM EDD DISCUSSIONS 1 . Should radio and television transmitting and receiving towers be allowed ? Recommended : Only communication antennae that are necessary to a business use should be allowed , ground mounted and , where possible , screened . If a vertical tower cannot be reasonably screened , it cannot exceed 40 � of the building height or 10 feet which ever is greater . 2 . Do county - required directional signs count towards the 3 per use or 200 sq . foot total limits ? No , the sign restrictions refer to name or advertising signage . 3 . How will water usage limits be established for types of establishments not specifically named in the performance standards ? All applicants must submit documented data for normal use in a similar establishment . If their facility projects excess consumption , they will be required to obtain approval through the Planned Development Process . 4 . What is the intent of painted public walkways ? This refers to crosswalks on material of similar nature ( pavement , concrete , etc . ) . S . Can we remove subjective language ? Because the notes provided included introductions or intent sections , subjective words appeared . In all cases , the full document goes into explanations , sometimes in great detail , of what is acceptable to satisfy " appropriate or sufficient " . SPECIAL STEPS PROPOSED TO PROVIDE A SOFTER , GREENER TRANSITION AREA IN THE TWO SOUTHERN QUADRANTS OF THE I40 / OLD NC A. A. ECONOMIC DEVELOPMENT DISTRICT RECOINENDATION : DESIGNATE THE SOUTHERN QUADRANTS AS SECONDARY II ECONOMIC DEVELOPMENT DISTRICTS . INCREASE THE REQUIRED SITE VOLUME RATIOS ( SRV ) FOR SERVICE , FLEX , AND INDUSTRIAL USES FROM I TO 24) THEREBY DOUBLING THE AMOUNT OF VEGETATION REQUIRED . OFFICE USES WOULD REMAIN AT A SVR OF 2 AND DISTRIBUTION / WHOLESALE USES WOULD REMAIN AT A SVR OF 3 . THIS WOULD REDUCE THE INTENSITY AND INCREASE VEGETATION . IN ADDITION , " SECONDARY II " WOULD HAVE A REDUCED PERMITTED USES TABLE WITH THE FOLLOWING USES TgAT WOULD BE ALLOWED IN THE PRIMARY AREA NOT ALLOWED IN THE SECONDARY TI AREA . RETAIL TRADE , SALES AND RENTAL OF DTTRABLE AND CONVENIENCE GOODS , MERCHANDISE AND EQUIPMENT IN A SEPARATE , FREESTANDING BUILDING OR A SERVICE BUILDING , PLAZA MALL OR COURT , ASSUMPTION Water / sewer south of I - 40 will put pressure on New Hope - I40 to develop Approval of I - 40 / 01d 86 will relieve pressure on New Hope Water / sewer under I - 40 will promote dense growth into the rural buffer Growth into the rural buffer will come from the south Cannot control growth long - term through zoning a Ridge line is natural barrier to growth ALTERNATIVE ADVANTAGES Some density limits Allow locational f leXibility ALTERNATIVE DISADVANTAGES Contamination of ground water Possible limited life span LiyyIi s use of site State approval eXtends permitting process State inspections centralize control Politically unacceptable Cost relative to water and sewer - County management inspection guidelines inadequate Some density limits May compromise quality of open space WATER / SEWER ADVANTAGES Technically simple and proven Protects ground and surface water - Public confidence Directs Growth a WATER / SEWER DISAWANTAGES Public perception of uncontrolled growth Expensive Dying technology ( non - emerging ) OPTIONS Time limit on water and sewer Use % development on north to trigger South O WORKGROUP RECOMMENDATIONS I - 40 / NC 86 Workgroup October 24 , 1994 1 . BOUNDARIES OF DISTRICT The perimeter the district is indicated on the attached map . The portion of the district on the south side of I - 40 is designated as Secondary II , 2 . PERMITTED USES A . Disclosure ( text to precede Permitted Use Table ) " The following table indicates uses which may be permitted in each of the three Economic Development Districts . Many of the uses listed ( e . g . manufacturing and processing , and recreational facilities ) encompass a wide range of specific uses or activities . Orange County recognizes that application of the standards set forth in this manual may limit the feasibility of some specific uses within these more broad categories due to land area or design features which would be required . A use is included in the following table if there are circumstances under which a one or more specific uses or activities which would be classified under that use could , in some circumstances , be appropriate within an Economic Development District . " B . Changes To Permitted Use Table ( in relation to I - 40 / NC 86 EDD only , except as noted ) Day Care - Class A SUP Large Day Care Home - Allowed Towers / Antennas - Allowed as accessory only ( in all EDDs ) Golf Courses and Driving Ranges - Not permitted Free - standing commercial uses - Class A SUP , except in Secondary II All Retail - Prohibited in Secondary II 3 . DESIGN STANDARDS The following changes to the Economic Development Districts Design Manual are recommended : A . Site Volume Ratio ( page 2 . 3 . 12 ) MINIMUM REQUIRED SITE VOLUME RATIOS LAND USE REQUIRED SVR Primary IF SIF - ecoI IFndary II Secondary I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I.F _ . . . . . . _ . Residential 2 . 0 3 . 0 . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a . . . . . . . . . . . . . . . . . . . a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Office Institutional 2 . 0 . . . 3 . 0 Service Retail 1 . 0 »» 2 > . 0: . Flex Space 1 . 0 2 : Q < « ... :I. :. .. I. Distribution o Wh lesale 3 . 0 IF I IF Industrial 1 . IF 0 2 Q »< <»> B . COMMUNICATION EQUIPMENT Communication equipment which would be considered a principal use , such as radi prnc o or TV transmitting towers and cellular telephone towers , are not permitted . Communication equipment which is accessory to the principal use would be allowed as follows : a ) Dish antennas would be allowed on the ground or on roof - tops . If on the ground , landscape screening would be required . If on the roof , screening would be accomplished through architectural design of the isibility of the antennas roof . In both cases , v would be minimized . b ) Tower antennas would be allowed on the ground or on roof - tops , with a height limit of 15 feet . Higher towers would require approval of a Special Use Permit . Page 3 . 1 . 7 of the Design Manual addresses the use of towers and antennas . The text is proposed to be modified as indicated by the following crossed - out / underlined text , and would apply in all EDD districts . Roof Lines The roof line design must be considered as a component of the overall architectural design theme and must be taken into consideration during the initial design phase for the structure ( s ) . Nearly vertical roofs (A - frames ) and piecemeal mansard roofs ( used on a portion of the building perimeter only ) must not be utilized . Mansard roofs must wrap around the entire perimeter of the structure . All rooftop mechanical equipment , vents , and ducts , and communication antennas and towers must be screened from view or designed and installed in a manner using materials and colors compatible with the building architecture . All such equipment must be located below the highest vertical element of the building , with exception of tower - type communication antennas which do not exceed a height of 15 feet from base to top . With exception of standing rib metal roofs and copper roofs , the following roof materials must not be used . Corrugated metal , highly reflective surfaces ; and illuminated roofing . Rooftop solar collectors , skylights , and other reflective rooftop building elements must be designed and installed in a manner which prevents reflected glare . Solar panels must be integrated into the roof design , flush with the roof slope . Frames must be colored to complement the roof . Natural aluminum frames are prohibited . Support solar equipment must be enclosed and screened from view . _ weirs a :E: e —preh T b i ted 3 . PROCESS A . PROJECT REVIEW SCHEDULE ( add as footnote to Table ) " Timelines shown in the above table do not include the time involved for the Concept Review and Pre - application Conference . Both of those steps occur prior to submittal of an application , and are considered to be a part of its preparation .