Galesburg City Zoning Code

SITE PLAN

REVIEW

§ 152.130 PURPOSE.

The purpose and intent of requiring site plan approval is to ensure that plans that are otherwise in conformance with this chapter also include the compatible arrangement of buildings, off-street parking, lighting, landscaping, ingress and egress, and drainage of the site in a manner that will promote safety and convenience for the public and will preserve surrounding property values. Site plan review is not a substitute for required state and city building permit reviews.

(Ord. 10-3277, § 1-8.1, passed 1-4-2010)

§ 152.131 APPLICABILITY.

(A) Site plan review is required for all new construction or additions and changes in the use of existing buildings or parking lots which results in any exterior alteration or construction within the following zoning districts:

(1) All special uses in the AG, ER, R1A and R1B Zoning Districts;

(2) All uses in the R1C, R2, R3A, R3B, B1 and B2 Zoning District (excluding single-family detached uses); and

(3) All uses in the I, O, B3, M1, M2 and CPD Zoning Districts.

(B) The following activities are excluded from site plan review:

(1) Normal maintenance, but not reconstruction;

(2) Construction or alteration of any building (or accessory structure) in use exclusively as a single-family or two-family dwelling;

(3) Home occupations as defined in this chapter;

(4) Government uses;

(5) Schools;

(6) Any uses in the Agriculture District (AD) devoted exclusively to agriculture, horticulture or floriculture;

(7) Construction or alteration of a one-story accessory building of 1,000 square feet or less, in any zoning district; and

(8) Building additions of less than 2,000 square feet where the construction adds less than 15% to the building size; provided, however, that all additions within a five-year period shall be considered in the aggregate.

(Ord. 10-3277, § 1-8.2, passed 1-4-2010; Ord. 12-3343, passed 1-23-2012; Ord. 17-3553, passed 6-19-2017)

§ 152.132 PROCEDURES.

(A) When required, no building or occupancy permits shall be issued for any building or use that is not in accordance with an approved site plan. A written application for site plan review shall be submitted to the Community Development Department, which shall schedule the item for review. Consultation with the appropriate city staff is encouraged throughout this process to ensure a minimum delay. If requested by the applicant, the city will review applications for site plan review concurrently with separate requests for rezoning or platting.

(B) The review process will include the following.

(1) For all other projects requiring site plan review.

(a) Development Review Committee. One copy of the complete application, along with 12 copies of the site plan shall be submitted by the property owner or his or her certified agent to the Community Development Department at least ten to 14 days prior to the Development Review Committee meeting. The purpose of the Development Review Committee meeting will be to evaluate the completeness of the application and to provide the applicant with specific feedback/input on the proposed site plan. Prior to the Development Review Committee meeting, the Director of Community Development or his or her designee shall distribute copies of the site plan to Committee members. After discussion on a proposed site plan, the Development Review Committee may approve, deny or approve with modifications. The Development Review Committee shall have 30 days to approve or reject a site plan, with or without modifications, although this period may be extended by agreement of the parties concerned. Rejection of a site plan may be appealed to the Planning and Zoning Commission. Appeals shall be accompanied by required fees and 12 additional copies of the proposed plans. The appeal shall be placed on the next Planning and Zoning Commission agenda, provided plans are received at least one week prior to the meeting.

(b) Execution of statement of agreement and conditions. If approved, the Director of Community Development or his or her designee shall prepare a statement of agreement and conditions authorizing the site plan and summarizing any conditions imposed by the city upon the plan. The statement of agreement and conditions shall be executed by both the Mayor and petitioner. As a condition of approval, the applicant shall file with the City Treasurer a letter of credit or a performance guarantee approved by the City Attorney to ensure completion of approved landscaping, fencing, parking and loading, drainage and all other specific items of the site plan. The amount of the performance guarantee and the required completion date shall be recommended by the City Engineer based on current construction costs. If the proposed construction cost is less than $50,000, no performance guarantee is required.

(Ord. 10-3277, § 1-8.3, passed 1-4-2010; Ord. 12-3343, passed 1-23-2012; Ord. 17-3538, passed 2-6-2017; Ord. 19-3594, passed 9-16-2019; Ord. 20-3609, passed 4-6-2020)

§ 152.133 APPLICATION FOR SITE PLAN REVIEW.

(A) Standing. An application for site plan review shall be made by a person, firm or corporation having a financial interest on the land which is described in the application for site plan review.

(B) Filing. Applications for site plan review shall be filed in writing with the Community Development Department and shall be accompanied by any documents and information as the Planning and Zoning Commission may require. The documents and information shall include but are not limited to the following:

(1) Completed application for site plan review;

(2) Application fee (see Fee Schedule in Appendix A); and

(3) Plans and drawings depicting compliance with the aforementioned site design standards.

(1) Name of the project, boundaries, date, north arrow and scale of plan;

(2) Name, address and telephone number of the owner and developer of record;

(3) Name, address and telephone number of the architect, land planner, engineer, surveyor or consulting firm (with contact person listed) who is responsible for compiling the plan;

(4) All existing lot lines, easements and right-of-way, including area in acres or square feet;

(5) Contiguous land uses and zoning, and location and use of structures within 100 feet of the site;

(6) Location and use of all existing and proposed structures within the development;

(7) Location of all present and proposed roads, parking areas, driveways, sidewalks, fences, curbs, paths and walls;

(8) Location and proposed screening details for all waste disposal containers;

(9) Location, height, intensity and bulb type of all external lighting fixtures. The direction of illumination and methods to eliminate glare into adjoining properties should be shown. Submit information as required in outdoor lighting regulations in § 152.032;

(10) Location of all present and proposed utilities, including but not limited to sewage or septic systems, water supply, telephone, cable and electrical systems, and stormwater drainage systems, such as drain lines, culverts, catch basins, hydrants and drainage swales;

(11) Location of existing and proposed natural features, including topography, forest cover and water sources;

(12) Elevation plans for exterior façades of proposed structures, showing design features and indicating type and color of materials to be used;

(13) Landscaping proposed for the development, including new plantings and existing plant material to be preserved, along with an indication of trees to be removed or transplanted. A separate landscape plan may be submitted in lieu of illustration on the site plan;

(14) A copy of the permit application and any revisions required by the U.S. Army Corps of Engineers for any floodplain or wetland modification;

(15) Timetable for construction of improvements; and

(16) Location of all drive through facilities.

(Ord. 10-3277, § 1-8.4, passed 1-4-2010; Ord. 17-3538, passed 2-6-2017; Ord. 19-3594, passed 9-16-2019; Ord. 20-3609, passed 4-6-2020)

§ 152.134 SITE DESIGN STANDARDS.

The following development standards are established as criteria for the review of site plans.

(A) Responsive to site conditions.

(1) Site plans should be based on an analysis of the site. This site analysis shall examine characteristics such as site context; geology and soils; topography; climate and ecology; existing vegetation, structures and road network; visual features; and current use of the site. In addition to the standards listed below, petitioners must also follow the regulations outlined in this Development Ordinance.

(2) To the fullest extent possible, improvements shall be located to preserve the natural features of the site, to avoid areas of environmental sensitivity and to minimize negative effects and alteration of natural features. Fragile areas such as wetlands and floodplains shall be preserved as open space.

(B) Traffic and parking layout.

(1) Site plans should minimize dangerous traffic movements and congestion, while achieving efficient traffic flow. The required number of parking spaces shall be provided while maintaining city design standards and adopted Building Codes and state accessibility requirements. The number of curb cuts should be minimized and normally be located as far as possible from intersections. Connections shall be provided between parking areas to allow vehicles to travel among adjacent commercial or office uses. Cross-access easements or other recordable mechanisms must be employed.

(2) Conflicts between pedestrians and vehicular movements should be minimized. When truck traffic will be present upon the site, the road size and configuration shall be adequate to provide for off-street parking and loading facilities.

(3) Traffic studies may be required by the Development Review Committee. When required, these studies shall be funded by the applicant and prepared by a qualified state licensed professional engineer. The studies shall include an analysis of the existing site traffic flow patterns as well as the projected traffic flow patterns after the proposed development for all adjacent and/or affected roadways. These traffic studies should include the following as a minimum:

(a) Existing site.

1. Existing approach and lane level of service (LOS) for weekday a.m. and p.m. peak hours as well as for Saturday a.m. peak hour by utilizing the most current version of the Highway Capacity Manual (HCM). Also, the LOS for all intersections should be determined;

2. All intersections shall be reviewed and evaluated with all Manual of Uniform Traffic Control Device (MUTCD) warrant requirements for traffic signals and/or stop or yield signs to determine if any warrants are met currently;

3. Determine the ADT from the traffic count information utilizing the appropriate seasonal adjustment factors; and

4. Determine if additional turning or through lanes are currently warranted as specified in the most current version of the Illinois Department of Transportation (IDOT) Bureau of Design and Environment (BDE) Manual.

(b) Proposed site. The most recent version of the Institute of Transportation Engineers (ITE) Trip Generation Manual shall be used to project proposed traffic volumes for the development utilizing the appropriate category or categories of proposed development that most closely match the categories as listed in the ITE Manual in order to analyze the following:

1. The projected traffic distribution from the development onto the existing or proposed roadway network;

2. The projected approach and lane LOS for weekday a.m. and p.m. peak hours as well as for Saturday a.m. peak hours by utilizing the most current version of the HCM. Also, the LOS for all intersections shall be determined;

3. The projected impacts to the LOS to any adjoining existing side street or commercial entrance;

4. All intersections shall be reviewed and evaluated with all MUTCD warrant requirements for traffic signals and/or stop or yield signs to determine if any warrants will be met with the projected traffic volumes;

5. Determine the ADT from the projected traffic information utilizing the appropriate seasonal adjustment factors; and

6. Determine if additional turning or through lanes are warranted as specified in the most current version of the IDOT BDE Manual based on the projected traffic volumes.

(C) Site layout. Improvements shall be laid out so as to preserve existing trees; minimize cut and fill; avoid unnecessary impervious cover; prevent flooding and pollution; provide adequate access to lots and sites; and mitigate adverse effects of shadow, noise, odor, traffic, drainage and utilities on neighboring properties.

(D) Consistent with Comprehensive Plan. The proposed use and the design of the site should be consistent with the Comprehensive Plan.

(E) Historical context. Site plans shall be designed to enhance historic architectural resources as identified by the National Register of Historic Places or the City Landmark Commission. Owners are encouraged to allow site research for archaeological resources.

(F) Building materials. The proposed site plan design shall provide a desirable environment for its occupants and visitors as well as its neighbors through aesthetic use of materials, textures and colors that will remain appealing and will retain a reasonably adequate level of maintenance. Buildings shall be in scale with the ultimate development planned for the area. Monotony of design shall be avoided. Variations in detail, form and setting shall be used to provide visual interest. Variation shall be balanced by coherence of design elements.

(G) Relationship to surrounding development. A site shall be developed in harmony with neighboring street patterns, setbacks and other design elements.

(H) Open space and pedestrian circulation. Improvements shall be designed to facilitate convenient and safe pedestrian and bicycle movement within and to the property.

(I) Buffering. Measures shall be taken to protect adjacent properties from any undue disturbance caused by excessive noise, smoke, vapors, fumes, dusts, odors, glare or stormwater runoff.(See landscape regulations in §§ 152.165 through 152.168 .)

(J) Emergency vehicle access. Every site shall have sufficient access for emergency vehicles.

(K) Mechanical equipment screening. All heating, ventilation and air conditioning roof-top equipment shall be screened on front and side elevations, and rear elevations where abutting residential districts, by a parapet wall or other fence equal in height to the equipment. The equipment, if placed at grade, shall be screened by walls, fences or other elements as designated on the landscape plan.

(L) Lighting. The height and shielding of lighting fixtures shall provide proper lighting without hazard to motorists on adjacent roadways or nuisance to adjacent residents by extending onto adjacent property. Cut-off lighting should be used in most locations, with fixtures designed so that the bulb/light source is not visible from general view. (See outdoor lighting regulations in § 152.032.)

(M) Refuse disposal and recycling storage areas. All refuse disposal and recycling storage areas should be located in areas designed to provide adequate accessibility for service vehicles. Locations should be to the rear of buildings or in areas where minimal exposure to public streets will exist. Refuse disposal and recycling containers, and other equipment such as grease containers or outdoor storage of materials such as pallets, should not be placed outside of enclosures. The enclosures should not be located in required aisles or landscape buffers. All refuse and recycling enclosures should be screened by a solid fence (with the finished side facing outward) or wall. Containers or material within the fence enclosure should not extend above the height of the fence. The area should be secured by a solid latchable gate. The use of chain link fences with slats is discouraged.

(N) Additional design standards in the office zoning district.

(1) All lighting shall be designed and located so as to confine direct rays to the premises and away from adjoining residential uses. The lighting shall be allowed only between the hours of 6:00 a.m. and 10:00 p.m. unless needed for safety or security, in which case the lighting shall be reduced to a minimum level necessary.

(2) Outside storage of materials shall be prohibited.

(3) Sale of products involving the handling of merchandise shall be allowed only when incidental to the primary use.

(4) No interior display shall be visible from the exterior of the building.

(5) Where a lot is in an O District and is next to an R District, the side or rear yard required in that R Class District must be provided along the boundary line.

(6) Automated teller machines (ATMs) shall be allowed to operate only within the interior of an approved building.

(7) Architectural design standards.

(a) Architectural review is intended to ensure the compatibility between adjacent uses of varying types and intensities.

(b) The proposed structure should relate favorably to the landscape, the neighborhood and follow the overall architectural character of the community. For example, office buildings adjacent to single-family homes with pitched roofs should have a similar roof style rather than the typical commercial flat roof.

(d) The color of the proposed structure should blend with the surrounding landscape and neighborhood.

(e) Durable masonry materials are encouraged, particularly on the first floor. Smoothfaced concrete block and undressed cast-in-place concrete are not permitted.

(f) Areas of blank walls on the street level frontage of a building should be minimized.

(O) Drive-through facilities shall be permitted as an accessory use in the B1, B2, I, O and CPD Districts subject to the following:

(1) The approval may permit deviation from the listed standards for drive-through facilities;

(2) Drive-through facilities may be approved only as accessory uses to a permitted use or facility;

(3) Speakers at drive-throughs shall not be audible from adjacent residential uses;

(4) No drive-through aisles shall exit directly into a public right-of-way. Aisles shall be integrated with the on-site circulation;

(5) Drive-throughs shall be architecturally compatible with nearby structures;

(6) Drive-through facilities, excluding banks, with one location where transactions are made shall provide stacking areas designed to allow for at least six stacking spaces. Drive-through facilities, excluding banks, with two locations where transactions are made shall provide stacking area designed to allow for at least five stacking spaces for each location. Drive-through facilities as banks and ATMs shall provide stacking areas designed to allow for at least three stacking spaces at each drive-through;

(7) Drive-through facilities may only have two locations where transactions are made, excluding banks, which may have three locations;

(8) Stacking space shall be provided behind each location where the transactions are made without obstructing a public street or common drive aisle used by other businesses; and

(9) Stacking spaces shall measure ten by 20 feet.

(Ord. 10-3277, § 1-8.5, passed 1-4-2010; Ord. 15-3505, passed 11-16-2015; Ord. 19-3594, passed 9-16-2019; Ord. 20-3625, passed 12-21-2020)

§ 152.135 EXCEPTIONS.

The Planning and Zoning Commission may grant exceptions from the site plan requirements as may be reasonable if literal interpretation of one or more provisions is impractical or would cause undue hardship because of unusual conditions pertaining to the land in question.

(Ord. 10-3277, § 1-8.6, passed 1-4-2010)

§ 152.136 REVOCATION.

Where a site plan has been approved and where no substantial construction work is initiated within one year from the date approving the site plan, then, without further action by the city, the site plan approval shall become null and void. An extension may be granted by the City Council, provided the extension is requested prior to the expiration of the original site plan approval.

(Ord. 10-3277, § 1-8.7, passed 1-4-2010)

§ 152.137 ENFORCEMENT.

It is the policy of the city that enforcement of this site plan review requirement shall be deemed in the highest public interest. If any person, firm or corporation violates the provisions of this subchapter the city may exercise any or all of the remedies and penalties available under law, including but not limited to the following:

(A) Imposition of a fine as detailed in the Fee Schedule of the city code, codified as Appendix A to this chapter. A separate offense shall be deemed committed on each day the violation occurs or continues;

(B) If the violation occurs in connection with the development of property or the building of structures, the city shall revoke all permits and cause the cessation of any and all construction;

(D) In addition to the fines herein, the city shall be entitled to all costs of prosecution, including attorney fees incurred by the city, and the cost, if any, of abating the violation.

(Ord. 10-3277, § 1-8.8, passed 1-4-2010) Penalty, see § 152.999

§ 152.138 MODIFICATION OF APPROVED SITE PLAN.

From time to time the proponents may make minor changes in the approved site plan so long as the changes have been approved by the Director of Community Development or his or her designee or, upon denial of approval by the Director of Community Development, with the approval of the Planning and Zoning Commission. What constitutes a minor change will be determined in the sole discretion of the Director of Community Development or his or her designee.

(Ord. 10-3277, § 1-8.9, passed 1-4-2010; Ord. 17-3538, passed 2-6-2017; Ord. 20-3609, passed 4-6-2020)