Euless City Zoning Code
ARTICLE VIII
SITE PLAN REQUIREMENTS
§ 84-380 Purpose.
This section establishes a site plan review process for proposed development. The purpose of the review is to ensure efficient and safe land development, harmonious use of the land, compliance with appropriate design standards, safe and efficient vehicular and pedestrian circulation, parking and loading, and adequate water supply, drainage and stormwater management, sanitary facilities, and other utilities and services.
(Ordinance 1133, § 1(8-100), 3-22-94)
§ 84-381 Applicability.
No development or construction of any structure or occupancy of any land shall commence, unless a site plan is first submitted to and receives a recommendation from the planning and zoning commission and approval by the city council. It is suggested that the site plan be submitted and approved prior to the land plan as in article IX. No building or site shall be occupied unless all construction, development and operations conforms to the plan as approved by the city council. Failure to comply with city council’s approved plan may result in nonissuance or revocation of an occupancy permit.
Exemptions.
Site plan approval by city council shall not be required for the following:
Waiver of requirements.
The planning and zoning commission and city council may, at the request of the applicant, waive any of the various site plan detail requirements hereinafter set forth.
(Ordinance 1133, § 1(8-200), 3-22-94)
§ 84-382 Site plan details.
The site plan shall contain sufficient information relative to site design considerations, including but not limited to the following:
Structure locations along with building wall elevations.
On-site and off-site circulation.
Parking.
Grading.
Landscaping.
Placement of utilities.
Screening.
Location of present and proposed streets, drainage and utilities.
Location, size of existing and proposed detached signs.
Provision of the above items shall conform to the principles and standards of this chapter. To ensure the submission of adequate site plan information, the administrator is hereby empowered to maintain and distribute a list of specific requirements for site plan review applications. Upon periodic review, the administrator shall have the authority to update such requirements for site plan details. |
(Ordinance 1133, § 1(8-300), 3-22-94)
§ 84-383 Supplemental requirements.
Under special instances, the planning and zoning commission and/or city council may require other information and data for specific site plans.
(Ordinance 1133, § 1(8-400), 3-22-94)
§ 84-384 Principles and standards for site plan review.
The following criteria have been set forth as a guide for evaluating the adequacy of proposed development in the City of Euless. The planning and zoning commission and city council shall review the site plan for compliance with all applicable ordinances and the comprehensive plan; for harmony with surrounding uses and the overall plan for development of the City of Euless; for the promotion of the health, safety, order, efficiency and economy of the city; and for the maintenance of property values and the general welfare.
Based upon its review, the commission and council may approve, conditionally approve, request modifications or deny approval of the site plan. Evaluation of the site plan details shall be based on the following:
The site plan’s compliance with all provisions of the zoning ordinance and other ordinances of the city including but not limited to off-street parking and loading, lighting, open space and the generation of objectionable smoke, fumes, noise, odors, dust, glare, vibration or heat.
The environmental impact of the development relating to the preservation of existing natural resources on the site and the impact on the natural resources of the surrounding properties and neighborhood.
The relationship of the development to adjacent uses in terms of harmonious design, setbacks, maintenance of property values and negative impacts.
The provision of a safe and efficient vehicular and pedestrian circulation system.
The design and location of off-street parking and loading facilities to ensure that all such spaces are usable and are safely and conveniently arranged.
The sufficient width and suitable grade and location of streets designed to accommodate prospective traffic and to provide access for firefighting and emergency equipment to buildings.
The coordination of streets so as to compose a convenient system consistent with the thoroughfare plan of the city.
The use of landscaping and screening (1) to provide adequate buffers to shield lights, noise, movement or activities from adjacent properties when necessary, and (2) to complement the design and location of buildings and be integrated into the overall site design.
Exterior lighting to ensure safe movement and for security purposes, which shall be arranged so as to minimize glare and reflection on adjacent properties.
The location, size and configuration of open space areas to ensure that such areas are suitable for intended recreation and conservation uses.
Protection and conservation of soils from erosion by wind or water or from excavation or grading.
Protection and conservation of water courses and areas subject to flooding.
The adequacy of water, drainage, sewerage facilities, garbage disposal and other utilities necessary for essential services to residents and occupants.
(Ordinance 1133, § 1(8-500), 3-22-94)
§ 84-385 Approval process.
The decision to approve or deny a site plan shall be made by the city council after receiving a recommendation from the planning and zoning commission. A majority denial by the planning and zoning commission may be appealed to the city council. The appeal shall be filed in writing with the administrator not more than seven days after the date of the action taken by the planning and zoning commission. The appeal shall state all reasons for dissatisfaction with the action of the planning and zoning commission. If the city council, by majority vote, deems the appeal to be without merit, it may refuse to accept the appeal, and the action of the planning and zoning commission shall stand.
If the city council, in a public hearing and by majority vote, accepts the appeal, the decision by the city council to approve, conditionally approve, request modifications, or deny a site plan shall be final and binding.
(Ordinance 1133, § 1(8-600), 3-22-94)
§ 84-386 Effect of site plan approval.
No property requiring site plan approval shall be developed except in accordance with the site approved by city council.
Expiration of approved site plan.
If development of a lot with an approved site plan has not commenced within 12 months of the date of final approval of the site plan, the site plan shall be deemed to have expired, and a review and reapproval of the approved site plan by the planning and zoning commission and city council shall be required before construction commences on the project. Said review and approval shall be evaluated according to the standards of section 84-384, taking into account changes in the surroundings and in applicable ordinances which have occurred subsequent to the prior approval of the site plan.
Minor adjustments to site plan.
It is recognized that final architectural and engineering design may necessitate minor changes in the approved site plan. In such cases, the administrator shall have the authority to approve minor modifications of an approved site plan, provided that such modifications do not materially change the circulation and building location on the site.
(Ordinance 1133, § 1(8-700), 3-22-94)