Sec. 112-8. Development plan.
(a) General: Before a building permit can be issued for a development, other than a single family dwelling or a duplex, a development plan must be submitted to the planning and community development division for review and approval by the city planning commission. Development includes construction, such as multifamily development, mobile home parks, shopping centers, commercial and industrial development, or cultural and recreational facilities, whether they are subdivided into lots or not. Developments of one acre or greater shall be classified as a large scale development and shall be approved by the city planning commission. Developments less than one acre shall be classified as a non-large scale development and must be reviewed and approved by the director of the planning and community development division or the authorized representative. The director of planning and community development division may require development plans to be submitted to the city planning commission where there are significant problems with storm drainage, traffic, or pedestrian circulation, utility access, construction methods, impact on adjacent property, or other factors.
Developments within a platted commercial or industrial subdivision whose final plat was approved by the city planning commission and the city council and filed with appropriate county after January 1, 2002 shall not be required to have a large scale development plan approved by the city planning commission. These developments shall be considered as non-large scale developments unless one of the previously stated factors would require submission of a large scale development plan by the director of planning and community development division.
(b) Pre-application: The developer is encouraged to consult with the director of the planning and community development division or the appointed representative for assistance before the preparation of the large-scale development plan. At this time, he/she may request instructions and/or checklists to guide him/her in the preparation of the plans. This will familiarize the owner with these regulations, the master street plan, the land use plan, zoning regulations, and other official plans, policies and public improvements.
(c) Submission:
(1) Large scale development plan: The developer shall submit to the director of the planning and community development division or the appointed representative 15 copies of a large scale development plan and one copy of the preliminary drainage report (as required by the Springdale Drainage Criteria Manual before the submission deadline for technical plat review as established by the director of the planning and community development division and published as the schedule of meeting dates and submission deadlines.
(2) Non-large scale development plan: The developer shall submit to the director of the planning and community development division or the appointed representative six copies of a non-large scale development plan. The approval of the non-large scale development plan shall lapse after one year unless construction is on-going and work is actively progressing on the installation of the required improvements.
(d) Technical plat review:
(1) Large scale development plan: The developer or his representative shall meet with the technical plat review committee at the appointed time to discuss the submitted plat and to answer questions concerning said plan, grading, utilities/services, and drainage report. The developer shall address all comments of the technical plat review committee and resubmit the plan, grading, and drainage report (if required) by the time of the above-mentioned schedule of meeting dates and submission deadlines. The resubmittal shall contain 18 copies of the plans, one digital copy, and a written response to all comments of the technical plat review committee. Submission of all these items shall constitute a formal filing of a large scale development plan with the city.
(2) Non-large scale development plan: No submittal is required unless so stipulated by the director of planning and community development as indicated in subsection (a) above.
(e) Planning commission:
(1) Large scale development plan: Within 60 days after acceptance for review of the large-scale development plan, the planning commission shall conduct a public meeting to review said plan. The subdivider or his designated representative shall be responsible for providing notice to all adjacent property owners of the project by certified mail, return receipt requested, to the last known address of all such record owner(s) as certified by a licensed abstractor or licensed land surveyor within the past 60 days. The developer or his/her representative, who has been designated in writing and who has full authority to make decisions in the developer's absence, shall be present to address all questions by the planning commissioners. The planning commission shall approve, approve with conditions, disapprove, or table the large-scale development plan. If the large-scale development plan is tabled, it will be placed on the agenda of the next planning commission meeting.
If the developer desires to develop only a portion of the total area intended for development, the planning commission shall require large-scale development plan approval for the entire area to insure that the purpose and intent of these regulations are compiled with. Each phase shall be clearly defined on the large scale development plan.
The approval of the large scale development plan shall lapse after one year unless construction is on-going and work is actively progressing on the installation of the required improvements.
(2) Non-large scale development plan: No submittal is required unless so stipulated by the director of planning and community development as indicated in subsection (a) above.
(f) Plans and specifications:
(1) Large scale development plan: After the approval of the large scale development plan but before improvements are started, the developer shall submit engineering plans, a final drainage report, and specifications for the streets, grading, and storm drainage improvements including, but not limited to, profiles, specifications, and cross-sections along with grading and storm drainage plans and computations, pursuant to and in compliance with chapter 106, Stormwater Drainage of this Code, to the director of the planning and community development division for review and written approval prior to commencement of improvements. No work shall begin without prior approval of the director of the planning and community development division.
All streets shall be dedicated and constructed in conformance with the master street plan and chapter 110 of this Code, with right-of-way dedicated when such right-of-way is needed to conform to the master street plan.
All provisions of chapter 112 governing subdivisions also apply to large scale developments in the city.
(2) Non-large scale development plan: After the approval of the non-large scale development plan but before improvements are started, the developer shall submit engineering plans, a final drainage report (if required), and specifications for the streets, grading, and storm drainage improvements including, but not limited to, profiles, specifications, and cross-sections along with grading and storm drainage plans and computations, pursuant to and in compliance with chapter 106, Stormwater Drainage of this Code, to the director of the planning and community development division for review and written approval prior to commencement of improvements. No work shall begin without prior approval of the director of the planning and community development division.
All streets shall be dedicated and constructed in conformance with the master street plan and chapter 110 of this Code, with right-of-way dedicated when such right-of-way is needed to conform to the master street plan.
All provisions of chapter 112 governing subdivisions also apply to large scale developments in the city.
(g) Fees: When the developer submits a large scale development plan to the director of the planning and community development division he/she shall remit a fee of $500.00.
(h) Plan requirements: The development plan shall be drawn on acceptable material and at a scale of no smaller than 1" = 100' on a maximum sheet size of 24 inches by 36 inches (the director of the planning and community development division may approve other sizes and scales in special cases).
(i) Plan information: The following information shall be submitted to the director of the planning and community development division for a development plan review and approval: