New Melle City Zoning Code
ARTICLE XIII
Site Plan Review
Section 405.670 Purpose.
[Ord. No. 224 §§1 — 2(28.01), 10-19-2005]
A.
It is recognized by this Chapter that there is a value to the public establishing safe and convenient traffic movement, regulating site density, both within the site and in relation to access streets; that there is value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this Chapter requires site plan review and approval by the Commission for certain buildings and structures that can be expected to have a significant impact on natural resources, traffic patterns, adjacent land usage and the character of future urban development.
B.
The site plan is intended to demonstrate to the Board of Aldermen and Planning and Zoning Commission the character and objectives of the proposed development in adequate detail for the Commission to evaluate the effect the proposed development would have on the community and determine what provisions, if any, should be included as part of the plan and be binding on the use and development of the property.
C.
This Article defines the process, review and approval by Planning and Zoning for single-family residential (one (1) dwelling) or Board of Aldermen for large scale development ("PUD", subdivision and multi-family).
Section 405.675 Buildings, Structures and Uses Requiring Site Plan.
[Ord. No. 224 §§1 — 2(28.02), 10-19-2005]
A.
The City Engineer shall not issue a building permit for the construction of the following buildings and structures unless a detailed site plan has been reviewed and approved by the Planning and Zoning Commission and/or Board of Aldermen:
1.
A multiple-family building containing two (2) or more dwelling units.
2.
More than one (1) multiple-family building on a lot, parcel or tract of land or combinations of lots under one (1) ownership.
3.
A mobile and/or mobile home or development in accordance with the provisions as specified by in Section 405.165.
4.
A planned unit development in accordance with the provisions specified in Article V of this Chapter.
5.
Any building or structure or addition thereto in any residential, commercial, office or industrial district with a floor area greater than five hundred (500) square feet.
Exception: Single-family dwellings including sheds, garages and other building incidental to the dwelling.
6.
More than one (1) building or structure (except a sign, on a lot, parcel or tract of land or combination of lots under one (1) ownership) in a commercial or industrial district.
Section 405.680 Application and Fee.
[Ord. No. 224 §§1 — 2(28.03), 10-19-2005]
A.
Any persons may file a request for a site plan review by the Commission and Board of Aldermen by filing with the City Engineer the completed application upon the forms provided and payment of the review fee as set by the Board. As an integral part of said application, the applicant shall file with the City Clerk at least twelve (12) copies of a site plan.
B.
The City Engineer upon receipt of such site plan, other necessary data and payment of the required fee shall forthwith transmit the copies to the Commission and Board of Aldermen prior to its next regularly scheduled meeting and the Commission shall undertake a study of same and shall make recommendation of approval or denial of the site plan to the Board of Aldermen. Written notice will be sent to the applicant stating the time and place of review of the site plan by the Commission and Board of Aldermen.
Section 405.685 Required Data for Site Plan.
[Ord. No. 224 §§1 — 2(28.04), 10-19-2005]
A.
Every site plan submitted to the Commission shall be in accordance with the requirements of this Article.
1.
The site plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet and of such accuracy that the Commission can readily interpret the plan and shall include more than one (1) drawing where required for clarity.
2.
The property shall be identified with proposed zoning classification, lot lines and location, including dimensions, bearings, angles and size, correlated with the legal description of said property. The site plan shall be designed and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. It shall also include the name and address of the property owner(s), developer(s) and designer(s) and their registration seal.
3.
It shall show the scale, north point, boundary dimension, natural features such as woodlot, streams, rivers, lakes, drains, topography at least five (5) foot contour intervals; when terrain is irregular or drainage critical, contour interval shall be two (2) feet and similar features.
4.
It shall show existing manmade features such as buildings, structures, easements, required setback, transition strip, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within one hundred (100) yards and their existing uses.
5.
It shall show the location, proposed finished floor and proposed grade line elevations, size of proposed main and accessory buildings, their relation one to another and to any existing structures to remain on the site and the height of all buildings and structures, as well as building elevations and materials proposed for the structures under consideration.
6.
It shall show the proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service lands, service parking and loading zones in conformance with the requirements set forth in Article XI of this Chapter.
7.
It shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. All necessary utilities (public and private) will be available, functioning and usable at the time any stage of the project or the total project is ready for occupancy.
8.
A landscape plan that meets the requirements of Article X "Landscaping and Screening Regulations" of this Chapter shall be included as part of the site plans submitted.
9.
Any proposed alterations to the topography and other natural features shall be indicated including required stormwater detention facilities.
10.
The location, height and intensity of all exterior lighting.
11.
The location and screening proposed for all trash collection areas.
12.
Depict flood hazard boundaries as shown on FEMA maps.
13.
Elevations of all sides of the proposed structures and materials proposed for construction, including fence material.
14.
Any other information deemed necessary by the City Engineer, Planning and Zoning Commission and/or Board of Aldermen.
15.
Signature block for the City Engineer.
16.
Show existing and proposed fire hydrants within one thousand (1,000) feet of the property.
17.
All site plans will need to be reviewed and approval of the New Melle Fire District and the appropriate school district.
Note: All plans, architectural drawings, renderings or other materials or visual aids either submitted to the Commission or presented at their meeting shall become the property of the City and part of the permanent record of any approval. |
Section 405.690 Standard for Site Plan Review.
[Ord. No. 224 §§1 — 2(28.05), 10-19-2005]
A.
In reviewing the site plan, the Commission shall ascertain whether it is consistent with all regulations of the zoning ordinance. Further, in consideration of each site plan, the Commission and Board of Aldermen shall endeavor to assure the following:
Section 405.695 Approval of Site Plan.
[Ord. No. 224 §§1 — 2(28.06), 10-19-2005]
Upon planning and zoning approval of a site plan, the applicant shall file with the Commission four (4) copies thereof. The Secretary of the Commission shall transmit one (1) copy each to the Clerk with the Secretary's signature affixed thereto, certifying the site plan conforms to the provisions of the zoning ordinance as determined and approved by the Commission. If the site plan is denied by the Commission, explanation and notification of denial shall be given to the applicant(s).
Section 405.700 Expiration of Site Plan Certificate.
[Ord. No. 224 §§1 — 2(28.07), 10-19-2005]
The site plan certificate shall expire and be of no effect one hundred eighty (180) days after the date of issuance thereof, unless within such time a building permit for any proposed work authorized under the said site certificate has been issued. The site plan certificate shall expire and be of no effect three hundred sixty (360) days after the date of its issuance, if construction has not begun and been pursued diligently on the property.
Section 405.705 Revision of Site Plan.
[Ord. No. 224 §§1 — 2(28.08), 10-19-2005]
A site plan may be amended or revised by the Commission and Board of Aldermen so far as the Board of Aldermen approved site plan is concerned, for which the City Engineer has not issued a building permit or the work authorized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 405.680 of this Chapter.
Section 405.710 Site Plan Bond.
[Ord. No. 224 §§1 — 2(28.09), 10-19-2005]
A.
As a condition of approval of the site plan, the Commission will require a deposit by the applicant with the City Clerk in the form of cash, certified check, escrow agreement or surety bond acceptable to the Board of Aldermen to insure performance of any obligations of the applicant to make improvements shown upon the detailed site plan.
B.
The deposit shall be in an amount sufficient to insure completion of the improvements within the time specified by the Board of Aldermen as recommended by the Planning and Zoning Commission in accordance with regulations and standards established by the Board of Aldermen. The Clerk shall rebate to the applicant, as the work progresses, amounts of any cash deposits equal to the ratio of the work completed to the entire improvements shown upon the detailed site plan as verified by the City Engineer and authorized by the Board of Aldermen.
Section 405.715 Staged Development.
[Ord. No. 224 §§1 — 2(28.10), 10-19-2005]
In the event a site development plan shall provide for the construction of a complex of buildings and site improvements to be developed over an extended period of time, a detailed site development plan shall be submitted for approval by the Planning and Zoning Commission in accordance with this Article for each specific building project phase. Such detailed site development plans may be submitted in advance of or in conjunction with an application for a building permit. Of primary importance in this review will be a determination that site development plan approval for the total development project phase be taken into consideration.
Section 405.720 Violations.
[Ord. No. 224 §§1 — 2(28.11), 10-19-2005]
The filing of a site plan shall constitute an agreement by the owner and applicant, their heirs, successors and assigns that if the site plan is approved by the Planning and Zoning Commission, permits issued for the improvement of such property and activities subsequent thereto shall be in with the approved site plan for the property in question. The approved site plan shall have the full force and effect of the zoning ordinance. Any violations shall be grounds for the City Engineer to issue stop work orders, withhold further permits and take all actions necessary for the assessment of all penalties and fines as determined by the Board of Aldermen.