Duquesne City Zoning Code
SECTION 404
115 Site Plan Review.
[R.O. 2004 § 404.115; Ord. No. 106 § 1, 7-21-2008]
A.
Intent.
1.
The City of Duquesne recognizes that the very nature of land development creates the potential for traffic congestion, overcrowding, adverse visual environmental impacts and health problems. Also, the City strives to achieve the goal of promoting growth in Duquesne, while stabilizing the established residential patterns of the area. The City seeks to ensure that any location that must accommodate intense urban uses shall be subject to site plan review by the City Clerk, City Engineer, Commission and the Board of Aldermen. Site plan review shall help ensure compliance with the meaning and intent of the zoning regulations.
2.
The site plan review regulates the development of structures and sites in a manner which considers the following concerns:
a.
The balancing of landowners' rights to use their land with the rights of abutting and neighboring landowners to live without undue disturbances (e.g., noise, smoke, fumes, dust, odors, glare, stormwater runoff, etc.);
b.
The convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas or roads;
c.
The adequacy of waste disposal methods and protection from pollution of surface or ground water;
d.
The protection of historic and natural environmental features on site under review and in adjacent areas;
e.
The stability of the built environment — particularly residential neighborhoods — by promoting urban development which is compatible with clearly identified natural resources; and
f.
The development guidelines set out in the City Comprehensive Plan.
B.
Applicability. All applications for land use permits or building permits, other than for single-family and two-family dwellings and buildings accessory to single-family or two-family dwellings, shall be subject to site plan review.
C.
Authority. Land use permits or buildings 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.
D.
Submission Requirements.
1.
The site plan shall include the following data, details and supporting plans which are found relevant to the proposal. The number of pages submitted to the City Clerk will depend on the proposal's size and complexity. The applicant shall make notations explaining the reasons for any omissions.
2.
Site plans shall be prepared by a registered professional engineer, architect or land surveyor registered in the State of Missouri; architect at a scale of one (1) inch equals one hundred (100) feet for projects one thousand two hundred (1,200) square feet or larger. Items required for submission include:
a.
Name of 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 land surveyor.
c.
Name and address of all owners of record of abutting parcels.
d.
All existing lot lines, survey pin locations, easements and rights-of-way. Include area in acres or square feet, abutting land uses and structures.
e.
The location and use of all existing and proposed structures within the development. Include all dimension of heights and floor area and show all exterior entrances and all anticipated future additions or 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 be shown.
g.
The location, height, intensity and bulb type of all external lighting fixtures. The direction of illumination methods to eliminate glare onto adjoining property must also be shown.
h.
The location, height, size, materials and design of all proposed signage in conformance with the Duquesne City Code.
i.
The landscape plan which shows all existing open space, trees, forest cover, water sources and all proposed changes to these features. In addition the size, type, location and number of plant materials existing or proposed as well as a notation of all areas to be seeded and sodded shall be shown.
k.
Plans to prevent the pollution of surface or ground water, 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.
l.
Topography (unless specifically waived) with contour intervals of not more than two (2) feet except that, where the ground is too flat for contours, spot elevation shall be provided.
m.
Zoning district boundaries adjacent to the site's perimeter shall be drawn and identified on the plan.
n.
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. For developments in heavy traffic areas, the City Engineer may require a detailed traffic study.
o.
For new construction, alterations to any existing structure, a table continuing the following information must be included:
(1)
Area of structure to be used for a particular use, such as retail operation, office, storage, etc.;
(2)
Maximum number of employees;
(3)
Maximum seating capacity, where applicable;
(4)
Number of parking spaces existing and required for the intended use; and
(5)
A landscape plan for improving large areas of paved parking with appropriate landscaping may be required.
E.
Standards Of Review. The recommendations of the City Planning and Zoning Commission to the Board of Aldermen shall be based on the following standards:
1.
The extent to which the proposal conforms to the provisions of these regulations.
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, Sign Code, Building Code, Fire Code, Storm Water Management Code and all other applicable City codes and ordinances.
4.
The extent to which the location of streets, walkways and driveways are located so as to enhance safety and minimize any adverse traffic impact on the surrounding area.
F.
Approval Of Site Plan. After consideration of the recommendations of the City Planning and Zoning Commission, the Board of Aldermen may approve or disapprove of the site plan. The Board of Aldermen may also grant conditional approval of the site plan by stipulating such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the proposed site as is deemed necessary for the protection of the public interest and to secure compliance with the standards and conditions contained herein.