El Reno City Zoning Code
ARTICLE XVI
Community Facilities District CF
§ 361-113 Purpose; district description.
The Community Facilities District (CF) and its regulations are established in order to accommodate governmental, civic, educational, recreational facilities and other institutional facilities and their associated uses in a manner that:
A.
Provides for the proper location and development of community facilities.
B.
Ensures that community facilities are compatible with surrounding single-family neighborhoods by requiring conditional use review and development plan review for proposed development.
C.
Ensures that community facilities comply with these objectives by establishing review requirements to ensure that all phases of a community facilities development are consistent with the regulations by:
(1)
Requiring conditional use review and final development plan review for proposed development of an institution when the proposed development is within 300 feet of a residential district boundary.
(2)
Requiring final development plan review for proposed development of an institution when the proposed development is not within 300 feet of a residential district boundary.
§ 361-114 Uses permitted.
A.
Uses permitted by right. A use listed in the Table of Permitted Uses below shall be permitted by right as a principal use in a district when denoted by the letter "X," provided that all requirements of this and all other City ordinances have been met.
B.
Conditional uses. Conditional uses are a classification of uses that are determined to generally be compatible with uses permitted by right. However, this category of uses is so classified because of the need to adequately monitor the proposed use in order to ensure that the use and its operational aspects are indeed appropriate in the specific location in which the use is proposed. Such monitoring is necessary because the external impacts of a particular use are either sufficiently varied or indeterminable in advance, making it possible that, without review by the Municipal Planning Commission, a particular use could be inappropriate in certain locations within the district. These regulations are intended to ensure that conditional uses are reviewed in a reasonable and equitable manner, while safeguarding the property rights of all individuals and the health, safety, and general welfare of the community. In considering a proposed conditional use, the Municipal Planning Commission may assign reasonable requirements to ensure that the proposed development is appropriate in the location in which it is proposed. A use listed in the Table of Permitted Uses below shall be permitted as a conditional use in a district when denoted by the letter "P," provided the Municipal Planning Commission first makes the determination that the requirements of Chapter 361 of the El Reno Code of Ordinances have been met.
C.
Accessory uses. An accessory use that is clearly incidental and subordinate to a use listed in the Table of Permitted Uses below shall be permitted, provided that the requirements of all other City ordinances and this Planning and Zoning Code have been met. Accessory uses are further regulated as noted below.
D.
Permitted uses.
Table of Permitted Uses | |||||
|---|---|---|---|---|---|
CF Community Facilities District | |||||
Land Use Category | Within 300 feet of a Residential District | Greater than 300 feet from a Residential District(a) | |||
(a) | Community facilities | ||||
(1) | Cemetery | P | X | ||
(2) | Civic facility for public assembly | P | X | ||
(3) | Day-care facility, adult and/or child, accessory to a permitted or conditional use | P | X | ||
(4) | Hospital and associated medical offices | P | X | ||
(5) | Libraries, cultural institutions, monuments | P | X | ||
(6) | Place of worship | P | X | ||
(7) | Public safety facility | P | X | ||
(b) | Educational facilities | ||||
(1) | School, college/university, including associated on-campus student housing and athletic fields | P | X | ||
(2) | School facility, public or private - elementary/secondary | P | X | ||
(c) | Recreation facilities | ||||
(1) | Golf course | P | X | ||
(2) | Outdoor recreation facilities provided by the City of El Reno | X | X | ||
(3) | Other outdoor community recreation facilities | X | X | ||
(4) | Public park and/or playground | X | X | ||
(5) | Assembly hall/membership club/conference center | P | P | ||
(d) | Residential facilities | ||||
(1) | Residential uses affiliated with a college or university, including clubs | P | X | ||
(2) | Congregate care facility/nursing home | P | P | ||
(3) | Parish residence, convent or other residential use associated with a place of worship | P | X | ||
(e) | Accessory uses | ||||
(1) | Administrative government offices | P | X | ||
(f) | Other uses | ||||
(1) | Wireless telecommunications facility, see § 361-27 | P | P | ||
NOTES: | ||
|---|---|---|
(a) | When included as part of a community facilities development for which a general development plan has been approved. | |
§ 361-115 Minimum area.
The minimum lot size for a CF District shall be one acre, and the minimum lot width shall be 150 feet.
§ 361-116 Minimum setbacks.
All buildings, outdoor activity areas and off-street parking areas shall be located in a manner that maintains the minimum setbacks set forth in this section.
A.
Minimum setback requirements.
Table of Minimum Setback Requirements | |||||
|---|---|---|---|---|---|
Buildings (feet) | Outdoor Activity Areas (feet) | Off-Street Parking (feet) | |||
(1) | Setback from public street rights-of-way | 35(a) | 35(a) | 35 | |
(2) | Setback from RE, R-1, R-2, R-3, and R-4 District boundary | 50(b) | 100 | 20 | |
(3) | Setback from all other lot lines | 20(c) | 20 | 10 | |
NOTES: | ||
|---|---|---|
(a) | Or a distance equal to the height of the building or structure, whichever is greater. | |
(b) | Or a distance equal to the height of the building or structure, or distance equal to 1/2 the length of the building wall that is parallel to or within 45° of being parallel to the lot line, whichever is greater. | |
(c) | Or a distance equal to 1/2 the height of the building, whichever is greater. | |
§ 361-117 Height regulations.
The height of buildings and structures shall not exceed 45 feet.
§ 361-118 Accessory use regulations.
Accessory uses permitted in a CF District shall conform to the regulations of this section as well as any other applicable ordinances or regulations adopted by the City of El Reno.
A.
Accessory buildings. Accessory buildings shall conform to all lot and setback regulations for principal buildings and shall be reviewed according to the development plan review policies and procedures adopted by the City of El Reno.
B.
Fences and walls. Fences and walls shall comply with the regulations set forth below:
(1)
Location.
(a)
Fences may be built up to, but not on, the property line, and shall be located entirely on the property of the person constructing them, except property owners, with written permission from abutting property owners, may connect to fences on adjoining properties.
(b)
In order to maintain clear vision lanes for vehicles and pedestrians, no opaque fences shall be permitted within 10 feet, in any direction, of the following points:
(2)
Materials and construction.
(a)
Approved fencing materials include stone, brick, finished wood, iron, metal, or synthetic look-alike products. Chain-link fences shall be permitted, provided that they are constructed of a dark, neutral-colored, nonreflective vinyl, as approved by the Community Development Director.
(b)
No fence shall be electrified or constructed of barbed or razor wire except at jails, prisons, or other detention facilities. Amendments to fencing standards may be applicable for security reasons if approved by the Municipal Planning Commission.
(d)
All fences shall be designed, constructed, and finished so that the supporting members face the property of the owner of the fence.
(e)
All fences on a single parcel shall have a unified style along a single plane and for all fence segments visible from off the premises from any single direction.
(3)
Height. No fence shall exceed eight feet in height in any rear or side yard, or exceed 42 inches in height when located in front of a building, unless otherwise required by this Zoning Code.
(4)
Screening and landscaping.
(a)
Screening and landscaping is not required for ornamental fences.
(b)
All fences, other than ornamental fences, when visible from public streets, shall be visually softened and reasonably screened from the street with appropriate landscaping as follows:
[1]
Fences that are located within required building and parking setbacks shall be considered appropriately screened when the landscaping required in § 361-25 of this chapter, Landscaping, is planted within five feet of the fence and between the fence and the property line.
[2]
Fences that are not located within the required setback areas shall be screened with the following landscape materials, planted not more than five feet from the fence and between the fence and the property line:
[a]
One tree shall be provided for every 30 feet of fence length or fraction thereof, not including gates or other fence openings. Each tree at the time of installation shall have a minimum caliper of 2.5 feet and a clear trunk height of at least six feet;
[b]
One shrub, that is 24 inches in height at planting, shall be provided for every five feet of fence length or fraction thereof, not including gates or other fence openings; and
[c]
The landscaping may be flexible in its arrangement by appropriately aggregating the required plant materials.
(c)
All fences shall be maintained in good condition, be structurally sound and attractively finished at all times.
§ 361-119 Landscaping and screening requirements.
§ 361-120 Development and design guidelines.
The following development and design guidelines are established to ensure that all proposed development in a CF District complies with the purpose and objectives of this article. The Community Development Director, along with other City staff, shall review plans for a proposed development, giving particular consideration to the following:
B.
Specific criteria.
(1)
Adequate screening, buffering, and landscaping shall be provided to limit the view of the proposed use, reduce the noise between incompatible land uses, and ease the transition from one zoning district to another.
(2)
Natural features, especially mature trees, shall be preserved and supplemented with landscaping to buffer and screen adjacent residential districts. The Municipal Planning Commission shall consider the setbacks, building mass and type when determining the extent of landscaping required.
(3)
When the proposed use abuts a single-family residential zoning district boundary, at a minimum, a thirty-five-foot buffer and landscape area shall be provided that contains no structures, with the exception of decorative fencing.
(4)
Buildings which have any facade facing a public street shall have at least one entrance facing the public street or its tangent, if the street is curved. Any facade or building wall facing a public street or its tangent, if the street is curved, shall have a harmonious building fenestration, and in no case shall a wall devoid of openings be visible from a public street.
(5)
Delivery areas and loading zones shall not face a public street and shall be screened from view of residentially zoned property by the use of walls, berms, and landscaping.
(6)
All power plants, storage or maintenance buildings which are visible from a public street shall have a buffer yard of 20 feet. This buffer yard shall contain one major tree for every 30 lineal feet of frontage or as appropriate to provide a tree canopy over the landscaped area. In addition, four-foot-high shrubs are required per 30 lineal feet of frontage. Ground cover plants must fully cover the remainder of the landscaped area.
(7)
Ambulance and emergency areas shall not abut a single-family residential district. If an ambulance or emergency area is visible from a public street, it shall have a buffer yard of 20 feet. This buffer yard shall include a six-foot-high masonry wall along the interior side of the landscaped area. One major tree is required per 30 lineal feet of wall or as appropriate to provide a tree canopy over the landscaped area. In addition, four-foot-high shrubs are required per 30 lineal feet of wall. Ground cover plants must fully cover the remainder of the landscaped area.
(8)
To provide connectivity, sidewalks shall be provided from facilities which are meant for use by the general public, like parks and playgrounds, to the sidewalks in the public rights-of-way.
(9)
Development plans shall include drawings, renderings, or perspectives of a professional quality that illustrate the scale; massing; roof shape; window size, shape and spacing; and exterior materials of the structure. Development plans shall also include samples of building materials.
C.
Design of parking areas.
(1)
The layout of parking areas, service areas, entrances, exits, signs, lighting, noise sources or other potentially adverse influences shall be designed and located to protect the character of residential areas adjacent to the development.
(2)
Access from public streets to parking areas, service areas, and pedestrian walkways within the development shall be designed to minimize traffic hazards or congestion.
(3)
Pedestrian connections from the community facilities development to adjacent parcels should minimize adverse intrusions into residential neighborhoods.
(4)
Off-street, surface parking areas shall be located behind the front building line, provided the Municipal Planning Commission, at the time of general development plan review, may grant an exception from this requirement on the basis of the depth of the parcel, the proximity of residentially zoned property, the unusual size or shape of the parcel, the location of mature trees, the location of existing principal buildings, or other similar factors.
§ 361-121 Performance standards.
In addition to the standards in Article I, General Provisions, of this chapter, all land uses shall comply with the following performance standards:
A.
Lighting. No light shall constitute a nuisance and in no way shall impair safe movement of traffic on streets or highways. If the use is located 300 lineal feet or less from a residential zoning district boundary, at the close of business, all illuminated signs and lights not necessary for security purposes shall be extinguished. Exterior site lighting shall provide adequate and sufficient security and safety lighting for the site while also protecting any adjacent residential properties from unwanted light spill. Exterior site lighting shall meet the following provisions:
(1)
Lighting structures, including poles and light fixtures, shall provide for the functional and security needs of the project without adversely impacting adjacent properties. Lighting should enhance the overall aesthetics of the site. The lighting should be integrated with the architectural design of the buildings.
(2)
Light sources (light bulbs) shall not be visible. They shall be shielded to reflect the light down on the ground and not onto the adjacent streets or adjacent property. Any light fixture installation that would interfere by reason of glare or distraction with traffic movement on the adjoining streets or produce other traffic hazards is prohibited.
(3)
The installed fixture height, spacing, mounting location, illumination levels, as well as the number and type of fixtures, shall be reviewed as part of the site plan. The lighting design must reflect the following criteria.
(a)
Illumination level. The average maintained illumination level shall not be more than 4.0 footcandles or less than 0.2 footcandle, with a maximum uniformity ratio (average to minimum) of 14:1 over the entire site.
(b)
Light trespass onto adjacent residential properties. The illumination level beyond the property line shall not be greater than 0.1 footcandle.
(c)
Glare control. Full-cut-off fixtures (90° from vertical) shall be required for all light sources greater than 2,000 initial lumens (approximately the equivalent of a 150 watt incandescent bulb).
B.
Noise.
(1)
Generally. The following test measurements and requirements will be applied for the purpose of determining any noise which may be recognized or heard continually over a length of time that would exceed more than one business day and considered to be excessive or unusually loud and declared to be unlawful and prohibited by this article.
(2)
Distance of measurement. Noise emitted within any Community Facilities District shall be measured at a distance of at least 25 feet from the noise source located within the public right-of-way, and if the noise source is located on private property or property other than the public right-of-way, at least 25 feet from the property line of the property on which the noise source is located.
(3)
Setback requirements. Any new structures, machines or stationary equipment that may be considered to cause or emit excessive noise pollution will be required to be 200 feet from any adjoining property and the roadway; and 300 feet from any other occupied nonindustrial buildings not located on that parcel of land that are in place on or before the effective date of this article.
(4)
Measurement.
(a)
Noise shall be measured on a sound level meter of standard design and quality having specifications recognized and established by the American National Standards Institute.
(b)
Measurements with sound level meters shall be made when wind velocity at the time and place of the measurement is not more than five miles per hour, or 25 miles per hour with a windscreen.
(c)
In all sound level measurements, consideration shall be given to the effect of the ambient noise level created by the encompassing noise of the environment from all sources at the time and place of the sound level measurement.
(5)
Permissible defined levels. A noise or recognized noise pollution measured or in excess of the guidelines and measured in accordance with the above requirements is declared to be excessive, unusually loud and is unlawful in Community Facilities Districts. A noise shall be found to be excessive when it exceeds the following defined levels for more than 15 minutes in duration and more than two times in one hour.
(6)
Exceptions. Noise emitted from the following sources shall be exempt from the noise standards specified herein:
[Amended 6-12-2018 by Ord. No. 9147]
(a)
All safety signals and warning devices (e.g., intrusion alarms, back-up alarms on trucks); authorized vehicles when responding to emergencies (e.g., police, fire, ambulance sirens or any other device used to alert persons to an emergency or used during the conduct of emergency work).
(b)
The provision, repair and maintenance of municipal services or public utilities.
(c)
Heavy construction equipment when being used on a specific short-term project (such as constructing a building, constructing, repairing or cleaning a road, and other similar short-term, specific construction, demolition, or repair projects) for the duration of such short-term, specified project, provided such heavy construction equipment is operated within the manufacturer's specifications and with all standard noise-reducing equipment in use, unmodified and in proper operating condition.
(d)
Lawn maintenance equipment when it is functioning in accord with manufacturer's specifications and is in proper operating condition.
(e)
All noises coming from the normal operations of railroad lines.
(f)
Road and street noise generated from the normal operation of traffic, except as regulated herein.
(7)
Special waiver. A temporary special waiver from strict compliance with the noise standards specified herein may be granted to persons or a business during emergency circumstances, and as determined by the City Council following a recommendation from the Municipal Planning Commission, to permit reasonable time to effect repairs.
[Amended 6-12-2018 by Ord. No. 9147]
C.
Enclosure. All uses and operations, except off-street parking and loading facilities, shall be performed wholly within enclosed buildings, unless specifically permitted otherwise.
D.
Outdoor vending machines. Within 300 feet of a residential zoning district boundary, there shall be no outdoor vending machines.
E.
Overhead utility lines. All utility lines, electric; telephone; cable TV lines; etc., shall be placed underground.
F.
Overnight parking. Within 300 lineal feet of any residential zoning district boundary, there shall be no overnight parking and/or outdoor storage of commercial motor vehicles or buses.
G.
Stormwater detention/retention facilities. Within 300 feet of a Community Facilities Zoning District boundary, detention/retention facilities that are visible from a public street shall be integrated into a landscaped area. Such landscaped areas shall contain any combination of the following elements: shade and ornamental trees, evergreens, shrubbery, hedges, and/or other planting materials as well as ornamental fencing.
§ 361-122 Supplemental regulations for certain uses.
The following are specific conditions, standards and regulations for certain uses:
A.
Adult care facility for six to 16 persons.
(1)
The architectural design and site layout of the adult care facility and the height of any walls, screens, or fences connected with any said facility shall be compatible with adjoining land uses and the residential character of the neighborhood.
(2)
The applicant shall demonstrate that adequate qualified supervision will exist in the home on a twenty-four-hour-per-day basis.
(3)
The applicant shall comply with the applicable parking regulations of the El Reno Code of Ordinances and shall make adequate provision for on-site parking of vehicles used by visitors and the home supervisors. Parking for visitors and employees shall be located behind the front building line. An exception to this requirement may be granted due to the shallow depth of the parcel, the location of mature trees, or other similar factors.
(4)
The adult care facility shall meet local firesafety and building code requirements for the proposed use and level of occupancy.
(5)
Evidence shall be presented that the proposed facility meets the certification, licensing or approval requirements of the appropriate state agency. Failure to maintain such license, certification or other approval requirements shall result in immediate revocation of the facility's conditional use approval.
(6)
In considering the development application, the Municipal Planning Commission shall take into consideration the proximity and location of other such facilities within the neighborhood so as not to change the character of the area, create undue congestion in the public ways, or otherwise adversely impact upon a given area with such use, but in no event shall an adult care facility be closer than 1,000 feet to where an adult care or residential facility is located.
B.
Cemetery.
(1)
Interior drives shall be installed, including the required pavement, as development progresses and as indicated on the final plans approved by the Municipal Planning Commission.
(2)
Sufficient parking spaces shall be provided throughout the cemetery so as not to hinder traffic flow.
(3)
No gravesite shall be located within 50 feet of a public street right-of-way or residential property line.
(4)
No mausoleum or crematory shall be located within 100 feet of a public street right-of-way or residential property line.
C.
Church, place of worship, library, cultural institution, and other places of assembly, including assembly halls, membership clubs, and conference centers.
(1)
Associated uses such as a convent, faculty residence, cafeteria, field house, or infirmary shall be located on the same lot as the principal use and comply with the building setback requirements set forth in this chapter.
(2)
In any district, the City of El Reno may require all outdoor children's activity areas to be enclosed by a fence or wall having a height of at least five feet but not exceeding six feet. An entry gate shall be securely fastened.
(3)
The development plan shall indicate the emergency entrances or exits.
(4)
In order to minimize any effects of the above uses, the City of El Reno may limit the hours/days of operation to ensure that the use is compatible with surrounding land uses.
D.
Community recreation facility.
(1)
Applicants must clearly demonstrate that the use will be compatible with the neighborhood, particularly with regard to traffic circulation, parking, and appearance.
(2)
The City of El Reno staff may require active recreation areas to be enclosed by a fence which complies with the requirements for fences in the applicable zoning district, having a minimum height of five feet.
(3)
All activities, programs and other events shall be directly related to the use so granted, and any proposed changes from the approved conditional use shall be reviewed and approved by City of El Reno staff.
(4)
An adequate number of public rest rooms shall be provided and maintained.
(5)
City of El Reno staff, with final approval from the Municipal Planning Commission may limit the hours of operation to ensure that the proposed use is compatible with the surrounding uses.
(6)
Swimming pools shall comply with the following additional requirements:
(7)
City of El Reno staff, with final approval from the Municipal Planning Commission, may limit the maximum lot coverage of related buildings and lounging/deck areas.
E.
Congregate care facility.
F.
Hospital/Health clinic.
(1)
Such use shall be located on an arterial or collector street.
(2)
Outdoor storage of ambulances and other vehicles used in the operation of the principal use may be permitted, provided such storage areas are located in the side or rear yard in off-street parking areas.
(3)
The areas devoted to the outdoor storage of such vehicles shall be enclosed with a fence having a minimum height of six feet.
(4)
Applicants must clearly demonstrate that the use will be compatible with the surrounding land uses, particularly with regard to traffic circulation, parking, noise, and appearance.
G.
Recreation facilities, including commercial recreation, outdoor; public park, playground; public swimming pool; golf course, except miniature golf; campgrounds.
(1)
The Municipal Planning Commission may require active recreation areas to be enclosed by a fence having a minimum height of five feet.
(2)
The proposed use shall not generate excessive noise, odor, dust or smoke beyond the premises. In order to minimize any effects of the above, the Planning Commission may require all applicable surface areas to be paved, and impose additional noise reduction measures, including mounding, landscaping and sound barriers, to ensure that the level of noise is less than or the same as the prevailing noise levels of permitted uses in the district.
(3)
Rifle ranges, skeet shooting ranges, pistol ranges, and other activities involving the use of firearms shall not be permitted.
(4)
All activities, programs and other events shall be directly related to the conditional use so granted, and shall be adequately and properly supervised so as to prevent any hazard and to assure against any disturbance or nuisance to surrounding properties, residents or to the community in general.
(5)
An adequate number of public rest rooms shall be provided and maintained.
(6)
Vehicular approaches to the property shall be designed so as not to create an interference with traffic on surrounding public streets or roads.
(7)
The City of El Reno may limit the hours of operation to ensure that the proposed use is compatible with the surrounding uses.
(8)
Swimming pools shall comply with the following additional requirements and any requirements set forth in § 142-57:
(9)
The City of El Reno may limit the maximum lot coverage of related buildings and lounging/deck areas.
(10)
Golf courses, including tees, fairways, greens and golf driving ranges, shall be designed and landscaped in such a manner as to reasonably prevent a misfired ball from landing out of the golf course.
H.
School (public/private); college/university.
(1)
Such establishment should be located so as to minimize the amount of space located in a retail setting that is inactive during normal business hours.
(2)
Applicants must clearly demonstrate that the use will be compatible with the surrounding land uses and the surrounding built environment, particularly with regard to traffic circulation, parking and appearance.
(3)
Points of ingress and egress to the site shall be minimized and placed in such a way as to maximum safety, maximize efficient traffic circulation, and minimize the impact on the surrounding area.
(4)
All activities, programs, and other events shall be directly related to the approved conditional use and shall be adequately monitored so as to prevent any hazard and to assure against any disturbance or nuisance to surrounding properties, residents, or to the community in general.
(5)
Building and roof design. The building and roof shall be designed to be compatible with surrounding development. Considerations include design elements that break up long, monotonous building or rooflines and any other design elements that are compatible with the desired character of the CF District.
(6)
Building materials. The materials used for buildings, roofs, fences and other structures shall be compatible with the surrounding built environment and/or the desired character of the CF District.
(7)
Facades facing public streets. The design and layout of the street side of the site shall provide a varied and interesting facade. Considerations include the use of setbacks, building placement, roof design, variations in materials and building walls as well as other structural elements.
(8)
Landscaping. The landscaping on the site shall provide appropriate transition from commercial to residential districts; separate and buffer the buildings from other uses especially abutting residential districts; and provide visual relief from stark, linear building walls.
I.
School, commercial, business or trade.
(1)
All activities, programs, and other events shall be directly related to the approved conditional use and shall be adequately and properly supervised so as to prevent any hazard and to assure against any disturbance or nuisance to surrounding properties, residents, or to the community in general.
(2)
Such establishment shall be located so as to minimize the amount of space located in a retail setting that is inactive during normal business hours. If such a facility is located in a retail setting, such facilities are encouraged to have associated retail uses located in the first-floor space nearest the street or sidewalk to contribute to the retail environment of the zoning district.
J.
School (public/private), elementary/secondary.
(1)
Such uses should be located on an arterial or collector street or have direct access to an arterial or collector street to minimize impacts on local streets and residential neighborhoods, with the exception of elementary schools. Elementary schools may be located on local streets, provided documentation is supplied that indicates a majority of students are within walking distance of the elementary school.
(2)
All access drives shall be located as far as practicable from existing intersections in order to maximize traffic safety and minimize congestion and constricted turning movements.
(3)
All activities, programs and other events shall be listed on the conditional use application and be directly related to the conditional use so granted. These activities shall be adequately and properly supervised so as to prevent any hazard and to assure against any disturbance or nuisance to surrounding properties, residents or to the community in general. If any additional activities are proposed that were not included with the approved conditional use, then a new conditional use shall be requested according to the procedures adopted by the City of El Reno.
(4)
The structure shall be street-oriented, with the principal entrance oriented toward the public street.
(5)
A pedestrian walkway shall be provided from the public sidewalk to the principal entrance.
§ 361-123 Development review procedures.
All development within a CF District shall be subject to the development plan review requirements set forth in the Official Code of the City of El Reno and any additional procedures set forth below:
A.
A general development plan shall be required for any project.
B.
Applications for a proposed conditional use or modifications to an existing conditional use in a CF District shall be reviewed and acted on according to the procedures set forth in the Official Code of the City of El Reno except as otherwise set forth below for community facilities developments.
C.
Requirements for community facilities development.
(1)
The area of a proposed development shall be in one ownership, or if in several ownerships, the application shall be filed jointly by all owners of the properties included in the proposed CF boundaries.
(2)
All land within a development shall be contiguous in that it shall not be divided into segments by any existing tract of land not owned by the applicant(s) of the community facilities development. Parcels that are located directly across the street from one another shall be considered contiguous.
(3)
A site plan shall be reviewed and approved for the entire community facilities development according to the following procedures:
(b)
Phased development. In cases where a community facilities project is to be developed in stages with additional plats being filed with the Municipal Planning Commission at a later date(s), the site plan will include a reasonably accurate sketch form of the entire tract which will show the future street system, lot configuration, and open space allocation for each phase.
(c)
The site plan can be submitted for review and comment to the Municipal Planning Commission prior to preparation of a preliminary plat or may serve as the preliminary plat if all requirements outlined in the Code of Ordinances of the City of El Reno are met.
(4)
Once a site plan is approved for a community facilities development, the review and approval of the final development plan(s) for new construction or additions to existing development shall comply with the following:
(a)
Whenever the area involved is within 300 feet of a CF District boundary that abuts a residential district, the proposed development shall be reviewed as a conditional use. A final development plan shall be required for the portion of the development involved.
(b)
Whenever the area involved is more than 300 feet from a project boundary abutting a residential district, a final development plan shall be reviewed by the Municipal Planning Commission and the proposed project shall not be subject to the conditional use procedures.
(5)
Whenever land is rezoned to a CF District at the request of a property owner, a site plan shall be submitted and approved at the time of rezoning.
(6)
Modification of plans. Any proposed amendment, deviation or change to an approved final site plan must be reviewed by the Community Services Director to determine whether the proposed change constitute a minor or major modification. A major modification is required for changes which include: