Copyrighted by the City of Springdale & Municipal Code Corporation, 1998.
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Sec. 13. Site plan review.
The purpose of this section is to set forth procedures for processing site plans and to establish standards for development within those districts which require regulation by this section. Site plan review is a development review process that provides for case by case consideration of project particulars including but not limited to the provision of parking and landscaping, drainage, siting of buildings, and the compatibility of the proposed development with adjacent uses.
All development shall be designed in such a way as to minimize any potential adverse impact on the surrounding area. Special attention shall be given to buffering multi-family, commercial and industrial developments from adjacent single-family areas. Design of the internal street system, ingress and egress, off-street parking, loading and pedestrian ways shall be sensitive to such conditions as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, and the proper relationship of different land uses. Landscaped areas shall be provided to reduce erosion, heat and glare, and said areas shall be maintained in an attractive condition. Existing trees on a development site shall be retained when possible. Screening, open space or other buffer may be required to give adequate separation between uses which are not compatible and shall also be provided for the beautification and enhancement of the property.
a. Applicable districts. The site plan review process shall apply to all conditional uses as specified in each of the zoning districts in article 4.
b. Procedure and authority. The planning commission shall review site plans for a conditional use. The plan will be assessed for compatibility with standards and criteria provided herein. Public hearing of a site plan proposal shall take place at scheduled meetings at which time interested persons may appear and offer information in support of or against the proposed site plan. The planning commission, following the public hearing, may then take one of the following steps: approve the site plan as submitted; approve the site plan with modifications; or deny the site plan.
In addition to the special requirements of this section, the planning commission may impose on a site plan such additional requirements as are necessary to safeguard the public health, safety and general welfare. The planning commission may require the applicant to submit a revised site plan incorporating the imposed requirements and modifications or may elect to approve a site plan on the contingency the requirements and modifications will be made.
c. Initiation. Any application for a conditional use which involves site plan review may be initiated by the owner or other person having a contractual interest in the property, or by the authorized agent of such owner or person.
d. Submission requirements.
1. Drawings. The developer shall submit the following drawings at a scale of one (1) inch equals one hundred (100) feet or larger on a maximum sheet size of twenty-four (24) inches by thirty-six (36) inches (the planning and community development director or his/her designated representative may approve other sizes and scales in special cases):
a. Site plan. Show boundary and legal description of property, contours at intervals adequate to show critical site topography, location of watercourses, ponds, streams structures, roads and other distinctive or unusual site features.
b. Architectural site plan. Show existing and proposed: Streets and street rights-of-way, storm drainage, landscaping, grading, lot sizes and shapes, driveways, curbcuts, parking and loading areas, sidewalks, pedestrian ways, building outlines on lots with setbacks noted, utility lines and easements, dedications and vacations, use and zoning of adjacent property, and open space location and treatment.
c. Street and drainage plans. When the proposal involves new or altered street plans, street and drainage plans will also be required. These plans should match the scale of the architectural site plan and should show topography, street alignment and direction of flow for storm sewers. Where an official street and/or drainage plan exists, it should also be submitted for comparison.
d. Drawings or models. Prepare at a scale appropriate to show three-dimensional character and the construction types proposed.
2. Inclusion in one drawing. The site plan, architectural site plan, and street and drainage plan may be included in one (1) drawing when practical.
3. Required written material. Written material to appear on the architectural site plan shall be as follows:
a. Gross site area;
b. Net site area (gross site area less street right-of-way);
c. Street length;
d. Number or each type of dwelling unit and total dwelling units;
e. Floor area per dwelling unit type and total floor area;
f. Floor area of commercial, industrial, cultural or recreational buildings;
g. Number of parking spaces required and provided;
h. Preliminary drainage calculations;
i. Total open space and total common open space provided;
j. List of shopping and community facilities with square footage of each;
k. Preliminary ownership and maintenance plan for common open space provided;
4. Dedication of rights-of-way. Dedications of sufficient right-of-way to conform with the right-of-way requirements of the master street plan.
5. Modifications. The building inspector or planning and community development director or his/her designated representative, as the case may be, has the authority to modify any requirements of this subsection d. where deemed appropriate.
6. Required or optional improvements. Comply with those requirements of Chapter 112-4 and 112-5 for required or optional improvements.
e. Site plan disapproval. The planning commission may disapprove the site plan for any of the following reasons (including but not limited to):
1. The proposed site plan is incomplete or contains or reveals violations of this regulation or applicable zoning regulations which the applicant has, after written request, failed or refused to supply or correct.
2. The proposed site plan does not comply with the minimum height and bulk and area or density regulations applicable to the zoning classification for which the site plan has been requested.
3. The proposed site plan does not comply with the minimum screening and landscaping requirements of the city.
4. The proposed site plan interferes unnecessarily with easement, roadways, utilities and other public or private rights-of-way.
5. The proposed pedestrian and vehicular circulation systems incorporated in the site plan create hazards to safety on or off the site.
6. The proposed site plan does not conform to the minimum drainage requirements of the city.
7. The proposed site plan violates the basic intent of this regulation or does not comply with those conditions which were stipulated by the planning commission.
f. Effect of approval.
1. An approved site plan shall be binding on the applicants and their successors and assignees. No building permit shall be issued for any building or structure not in conformance with the site plan. The construction, location, use or operation of all land and structures within the site shall be in accordance with all conditions and limitations set forth in the site plan. No structure, use or other element of an approved site plan shall be eliminated, altered or provided in another manner unless an amendment is approved in accordance with this section, provided, however, that the building inspector or the planning and community development director or his/her designated representative may approve such minor changes in the site plan as will not cause any of the following circumstances to occur:
a. Any change in the allowable use of the development.
b. Any modification compounding the problems of vehicular circulation, safety and provision of public utilities.
c. Any modification having a potential adverse impact on adjacent property.
d. Any reduction of the approved building setback lines.
e. Any reduction of the off-street parking and loading requirements below those specified in this ordinance.
2. Except for minor changes, whenever the building inspector or planning and community development director or his/her designated representative finds that any proposed construction or occupancy modification will not comply with the approved site plan, the question shall be referred to the planning commission for review.
g. Amendment and modifications. Except for minor changes, the holder of an approved site plan may request modification of the site plan or the conditions of approval by submitting an amended site plan which shall be filed and processed in the same manner as the original application.
h. Appeals. any person aggrieved by a decision of the planning commission as it relates to the site plan review process shall have the right to appeal to the city council. The reason for the appeal must be submitted by written notice to the city clerk within thirty (30) days of the planning commission action.
(Ord. No. 3307, 3-25-03; Ord. No. 4024, §§ 1, 2, 2-13-07)
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