Cassville City Zoning Code
ARTICLE VIII
Site Plan Review
Section 400.490 Intent.
[R.O. 1997 §400.490; Ord. No. 1088 §2, 12-9-1991]
A.
The City of Cassville recognizes that the very nature of land development creates potential for traffic congestion, overcrowding, adverse environmental impacts, and health problems. It seeks to ensure that any location within the City that has a potential for such problems, referred to as "areas of critical concern," shall be subject to Site Plan Review by the Zoning Administrator and approval by the Planning and Zoning Commission. Site plan reviews shall help ensure that the meaning and intent of the Zoning Code, and all portions thereof, are fully complied with.
B.
The site plan review regulates the development of structures and sites in a manner which considers the following concerns:
1.
The balancing of landowners' rights to use their land, with the corresponding rights of abutting and neighboring landowners to live without undue disturbances (e.g., noise, smoke, fumes, dust, odor, glare, stormwater runoff, etc.);
2.
The convenience and safety of vehicular and pedestrian movement within the site, and in relation to adjacent areas or roads;
3.
The adequacy of waste disposal methods and protection from pollution of surface or groundwater; and
4.
The protection of historic and natural environmental features on the site under review, and in adjacent areas.
Section 400.500 Applicability.
[R.O. 1997 §400.500; Ord. No. 1088 §2, 12-9-1991]
A.
All applications for building permits in the multiple-family, commercial and industrial districts shall be subject to site plan review in accordance with the provisions established below. Petitions for planned developments and conditional uses shall receive site plan review, but shall not require separate site plan review approval. Site plan reviews shall be performed by the Zoning Administrator and presented to the Planning and Zoning Commission for approval.
B.
Site plan review shall also be required for the expansion of any existing use. "Expansion" shall include a floor space increase of twenty-five percent (25%) or more within any ten-year period, or the introduction of new materials or processes not previously associated with the existing use. Required approval includes proposals for commercial, industrial, office, multiple-dwelling residential developments, municipal, institutional, utility, fraternal or recreational purposes.
Section 400.510 Authority.
[R.O. 1997 §400.510; Ord. No. 1088 §2, 12-9-1991]
Building permits shall not be issued for any use of land or proposed construction on a lot in the zoning districts in which site plan review is applicable, unless site plan review approval has been granted by the Planning and Zoning Commission.
Section 400.520 Submission Requirements.
[R.O. 1997 §400.520; Ord. No. 1088 §2, 12-9-1991]
A.
The site plan shall include, at the discretion of the Zoning Administrator, the following data, details, and supporting plans which are found relevant to the proposal. The number of pages submitted will depend on the proposal's size and complexity. The applicant shall make notations explaining the reasons for any omissions.
B.
Site plans shall be prepared by a registered professional engineer, architect, or landscape architect at a scale of one (1) inch equals twenty (20) feet, on standard sheets of twenty-four (24) inches by thirty-six (36) inches, with continuation on sheets of eight and one-half (8 1/2) inches by eleven (11) inches as necessary for written information.
C.
Items which may be required for submission include:
1.
Name of the project, boundaries, and locus maps showing the site's location in town, date, North arrow and scale of the plan.
2.
Name and address of the owner of record, developer, and seal of the engineer, architect or landscape architect.
3.
Name and address of all owners of record of abutting parcels.
4.
All existing lot lines, easements, and right-of-way. Include area in acres or square feet, abutting land uses, and the location and use of structures within one hundred eighty-five (185) feet of the site.
5.
The location and use of all existing and proposed buildings and structures within the development. Include all dimensions of height and floor area, and show all exterior entrances and all anticipated future additions and alterations.
6.
The location of all present and proposed public and private ways, parking areas, driveways, sidewalks, ramps, curbs and fences. Location, type, and screening details for all waste disposal containers shall also be shown.
7.
The location, height, intensity, and bulb type (e.g., fluorescent, sodium incandescent) of all external lighting fixtures. The direction of illumination and methods to eliminate glare onto adjoining properties must also be shown.
8.
The location, height, size, materials, and design of all proposed signage.
9.
10.
Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff, excessive raising or lowering of the water table, and flooding of other properties, as applicable.
11.
Existing and proposed topography at a two-foot contour interval. All elevations shall refer to the nearest United States Coastal and Geodetic Benchmark. If any portion of the parcel is within the one-hundred-year floodplain, the area will be shown and base flood elevations given. Indicate areas within the proposed site and within fifty (50) feet of the proposed site, where ground removal or filling is required, and give its approximate volume in cubic yards.
12.
A landscape plan showing all existing natural 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, brooks, streams, wetlands, floodplains, and drainage retention areas.
13.
Zoning district boundaries within three hundred (300) feet of the site's perimeter shall be drawn and identified on the plan.
14.
Traffic flow patterns within the site, entrances and exits, loading and unloading areas, curb cuts on the site and within one hundred (100) feet of the site. The Planning and Zoning Commission may require a detailed traffic study for large developments or for those in heavy traffic areas, to include:
a.
The projected number of motor vehicle trips to enter or leave the site, estimated for daily and peak-hour traffic levels;
b.
The projected traffic flow pattern, including vehicular movements at all major intersections likely to be affected by the proposed use of the site; and
c.
The impact of this traffic upon existing abutting public and private ways in relation to existing road capacities. Existing and proposed daily and peak-hour traffic levels, as well as road capacity levels, shall also be given.
15.
For new construction or alterations to any existing building, a table containing the following information must be included:
Section 400.530 Standards of Review.
[R.O. 1997 §400.530; Ord. No. 1088 §2, 12-9-1991]
A.
The recommendations of the Zoning Administrator shall be based on the following standards:
1.
The extent to which the proposal conforms to the provisions of this Chapter.
2.
The extent to which the proposal, if implemented, would be compatible with the surrounding area.
3.
The extent to which the proposal conforms to the provisions of the City's Subdivision Code set out in Chapter 405.
4.
The extent to which the proposal conforms to customary engineering standards used in the City.
5.
The extent to which the location of streets, paths, walkways, and driveways are located so as to enhance safety and minimize any adverse traffic impact on the surrounding area.
6.
The extent to which the buildings, structures, walkways, roads, driveways, open space (if any), and parking lots have been located to achieve the following objectives:
a.
Preserve existing off-site views and create desirable on-site views;
b.
Conserve natural resources and amenities available on the site;
c.
Minimize any adverse flood impact;
d.
Ensure that proposed structures are located on suitable soils;
e.
Minimize any adverse social or environmental impact; and
f.
Minimize any present or future cost to the municipality and private providers of utilities in order to adequately provide utility services to the site.