Desloge City Zoning Code
ARTICLE XI
Site Plan Review
Section 405.139 Intent.
[R.O. 2001 § 405.139; Ord. No. 2006.19 § 1, 6-12-2006]
A.
The City of Desloge recognizes that the very nature of land development creates potential for traffic congestion, overcrowding, adverse visual environmental impacts and health problems. The City seeks to ensure that any location that must accommodate intense urban use shall be subject to site plan review 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. The site plan review regulates the development of structures and sites in a manner that 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 protection of historic and natural environmental features on the site under review and in adjacent areas;
4.
The stability of the built environment — particularly neighborhoods — by promoting urban development that is compatible with clearly identified natural resources.
Section 405.140 Applicability.
[R.O. 2001 § 405.140; Ord. No. 2006.19 § 1, 6-12-2006]
All applications for building permits, exclusive of single-family dwellings and structures or additions, shall be subject to the site plan review requirements contained herein. Redevelopments in which fifty percent (50%) or more of the structure is altered shall also be subject to the site plan review procedures. Building permits shall not be issued for any use of land or proposed construction in which site plan review is applicable, unless site plan review approval has been granted by the Planning and Zoning Commission.
Section 405.141 Procedures.
[R.O. 2001 § 405.141; Ord. No. 2006.19 § 1, 6-12-2006]
A.
Fees. All site plan applications shall be subject to a processing and review fee of one hundred twenty-five dollars ($125.00).
B.
Pre-Application Meeting. Prior to application, a pre-application conference shall be held between the applicant and the Site Plan Review Committee. The applicant is encouraged to provide preliminary plans showing the proposed site location and proposed improvements for initial review and comment at this time.
C.
Staff Review. Following application submittal, site plan reviews shall be performed by the Site Plan Review Committee. Following the review, a recommendation of the committee and staff shall be submitted to the Planning and Zoning Commission for consideration and action.
D.
Planning And Zoning Commission Review/Approval. The Planning and Zoning Commission shall perform their review at the next regularly scheduled meeting of the Planning and Zoning Commission for which the item may be scheduled and shall adjourn and reconvene as is determined necessary.
E.
Standard Of Review. The recommendations of the Planning and Zoning Commission shall be based on the following standards:
1.
The extent to which the proposal conforms to the Zoning Code.
2.
The extent to which the development would be compatible with the surrounding area.
3.
The extent to which the proposal conforms to the provisions of the City's subdivision regulations.
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.
F.
Appeals. The applicant may appeal a site plan determination to the Board of Aldermen for approval in the event that an applicant alleges that there is an error in any order, requirement, decision or determination made by the Planning and Zoning Commission in the enforcement of the City's regulations or interpretation of the City's Comprehensive Plan. The request for review by the Board of Aldermen shall be accompanied by a complete description of the error(s) alleged. Appeals must be filed in writing to the Building Inspector within ten (10) days following the Planning and Zoning Commission's decision and accompanied by a $50.00 fee. The appeal shall specifically state how the application, as initially filed or subsequently modified, fails to meet the criteria set forth in the regulations. The Board of Aldermen may affirm, reverse, modify, in whole or in part, any determination of the Planning and Zoning Commission. Such action shall be taken within thirty (30) days from receipt of said appeal. An affirmative vote of two-thirds (2/3) of the Board of Aldermen shall be required to reverse or modify any recommendation by the Planning and Zoning Commission.
Section 405.142 Submission Requirements.
[R.O. 2001 § 405.142; Ord. No. 2006.19 § 1, 6-12-2006]
A.
The site plan shall include 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.
1.
Site plans shall be prepared by a registered professional engineer, architect, land surveyor or landscape architect, scaled and on standard 24-inch by 36-inch sheets. Items required for submission include:
a.
Name of the project, address, boundaries, date, North arrow and scale of the plan.
b.
Name and address of the owner of record, developer and seal of the engineer, architect or landscape architect.
c.
Name and address of all owners of record of abutting parcels.
d.
A survey of the site sealed by certified surveyor registered in the State of Missouri showing the existing lot lines, easements and rights-of-way and including the area in acres or square feet of the project site and all abutting lots.
e.
The location and use of all existing and proposed structures within the development. Include all dimensions of height and floor area and show all points of ingress and egress and all anticipated future additions and alterations.
f.
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.
g.
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.
h.
The location, height, size, materials and design of all proposed signage.
2.
A table containing the following information must be included:
3.
Architectural elevations of all building faces drawn to scale depicting the design, scale, color and description and location of the proposed exterior building materials.
4.
A landscape plan per the requirements of this Zoning Code showing the location of the existing and proposed vegetation and a table listing the quantity, type and caliper/dimension of all plantings.
5.
The location of all present and proposed utility systems, including:
6.
Plans to prevent the pollution of surface water 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.
7.
Existing and proposed topography shown at not more than five (5) foot contour intervals. All elevations shall refer to the United States Geodetic Survey (USGS) datum. If any portion of the parcel is within the 100-year flood plain, the area shall be shown, with base flood elevations; and the developer shall present plans for meeting Federal Emergency Management Agency (FEMA) requirements.
8.
Zoning district boundaries and classifications adjacent to the site's perimeter shall be drawn and identified on the plan.
9.
Traffic flow patterns shown 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 City Engineer may require a detailed traffic study for mixed use and multi-tenant developments or for developments in heavy traffic area which shall include, but not limited to:
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.
10.
Covenants, trust indentures and/or deed restrictions clearly defining the installation and maintenance of any shared open spaces, common areas, detention/retention areas and other requirements beyond those provided herein.
Section 405.143 Development Standards.
[R.O. 2001 § 405.143; Ord. No. 2006.19 § 1, 6-12-2006]
A.
All commercial, industrial and multi-family buildings shall meet the following minimum standards:
1.
All electrical and mechanical equipment located adjacent to the building and visible from any adjacent public thoroughfare or a residentially zoned area shall be completely screened from view. Such screens and enclosures shall be treated as integral elements of the building's appearance. Gas and electric meters located near vehicular use areas shall be protected by bollards or other means as approved by the City.
2.
All telephone and cable television lines, electrical services and distribution lines shall be placed underground, except that this provision shall not include meters, electric and telephone service pedestals, transformers, three-phase feeder lines, subtransmission and transmission lines, electrical substations and such other facilities as the utility may deem necessary to install utilizing "overhead" type construction.
3.
Pedestrian access shall be an integral part of the overall design of each multi-family, commercial, office/institutional and industrial development. The pedestrian access should provide not only safe and convenient access to and from off-street parking areas but should also connect with abutting properties and developments so as to create an alternative means of transportation for residents of the City.
a.
Sidewalks at least five (5) feet in width shall be provided along all sides of a lot that abut a dedicated public or private street. A continuous internal pedestrian sidewalk shall be provided from the perimeter public sidewalk to the principal customer entrance(s). This internal sidewalk shall feature landscaping, benches and other such materials and facilities for no less than fifty percent (50%) of its length.
b.
Sidewalks shall be provided along the full length of the building along any facade featuring a customer entrance and along any facade abutting a public parking area. Such sidewalks shall be located at least five (5) feet away from the building facade to provide planting areas for landscaping along the foundation of the building.
4.
The form and proportion of buildings shall be consistent or compatible with the scale, form and proportion of existing development in the immediate area.
5.
Architectural design should create visual interest through the use of different textures, complementary colors, shadow lines and contrasting shapes. The use of walls in a single color, with little detailing or completely blank, is strongly discouraged.
6.
Building facades that are one hundred (100) feet or greater in length shall incorporate recesses and projections along at least twenty percent (20%) of the length of the building facade.
7.
Shared access, parking and/or cross access agreements are encouraged and shall be in place with neighboring uses or properties prior to authorization of any occupancy permits.
8.
Loading docks, trash enclosures, outdoor storage and similar facilities and functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are reduced to as great an extent as possible and are out of view from adjacent properties and public street.
9.
All buildings which are visible and which lie, in whole or in part, within one hundred fifty (150) feet of Highway 67, Highway 8, State Street and the area bounded by the centerlines of Locust, Lincoln Street, Olive Street and Desloge Drive shall comply with Section 405.050, Standards For Buildings On Major Roadways And Downtown."