A.   The purpose of this chapter is to establish minimum standards for the review of site plan applications. These standards will ensure that the development of the land will be compatible while still promoting diversity, contribute to the stability of land values, and enhance the quality of life of city residents. The community values reflected in this chapter shall protect and promote the health, safety and welfare of the city residents.

   B.   Additional review may be required for specific projects, such as conditional use permits. Should there be conflicting standards including the provisions in this section and any other provisions in the city ordinances, the more restrictive standards shall prevail. (Ord. 2011-07, 5-3-2011)

Site plan review and approval shall be required for any new construction for the following uses:

   A.   Any multiple-family residential use;

   B.   Any nonresidential use. (Ord. 2011-07, 5-3-2011)

An application for site plan review shall be submitted by the property owner or an authorized representative. All site plans shall be prepared by a licensed/certified professional, such as an architect, landscape architect, planner, engineer, surveyor, etc. The requirements for a complete site plan review application are:

   A.   Letter Of Application: Letter of application, including:

      1.   Type of business.

      2.   Explanation of the daily operations of the business.

      3.   Estimated daily shipping and receiving (by way of trucks, rail, or other).

      4.   Estimated number of employees at peak shift.

      5.   If the applicant is asking for an exception to the code, describe the exception desired and justify why it should be granted.

   B.   Site Plan: Site plan, showing the following:

      1.   A vicinity map.

      2.   All lot lines with dimensions. Minimum scale one inch equals thirty feet (1" = 30').

      3.   Location of all existing and proposed structures within the boundary of the property showing setback distances from property lines and distances from other structures on the subject parcel and on adjoining parcels.

      4.   Names of all adjacent property owners.

      5.   Parking lot location showing dimensions, surrounding curb, gutter and sidewalk, number and location of parking stalls, proposed lighting, driveway approaches from city street and type of surface (see chapter 6 of this title).

      6.   Fire protection, including existing and/or proposed fire hydrants (see international fire code for spacing requirements), new water lines, tees, etc.

      7.   Proposed water and sewer lines, connections, meter box locations, lateral sizes, fire hydrants, etc.

      8.   All existing utilities on the property and on the adjacent city street right of way.

      9.   Existing and proposed easements on the property.

      10.   Location of existing and proposed curb, gutter and sidewalk on the adjacent city street (sidewalk may or may not be required). If new curb and gutter is to be installed, a profile of the TBC must be shown. Also, elevations on the existing edge of asphalt must be shown every fifty feet (50') if the street grade is greater than one percent (1%), and every twenty five feet (25') if the street grade is less than one percent (1%). Also, a cross section of the street widening showing pavement thicknesses must be shown.

      11.   Any off site improvements, including, but not limited to, acceleration and deceleration lanes, utility extensions, storm drainage facilities or other off site systems that are impacted by the proposed site plan.

      12.   A note stating that the contractor must meet all city specifications and standards within the city right of way.

      13.   Fence information, including the location, height and type (see chapter 1 of this title).

      14.   Sign information, including the location, height and size of all proposed signs (see chapter 4 of this title).

   C.   Grading, Drainage Plan: Grading and drainage plan, including the following:

      1.   Existing and proposed topographic contour lines at intervals that clearly identify the topographic layout of the land on the property, but in no case shall the contours be at an interval greater than two feet (2').

      2.   Spot elevations must be shown of the final floor elevation of all structures, flow lines of all pipes, strategic locations of existing and proposed TBC, top of storm drain grates and at other locations as deemed necessary by city staff.

      3.   Hydrology calculations based on a 10-year storm. The calculation must size the detention basin, size the orifice plate and determine the amount of flow which can be released (the release rate can be 0.2 cfs/acre). Detention basin shall retain the required 24-hour storm equivalent, as required under the Utah pollutant discharge elimination system (UPDES) general discharge permit.

      4.   A table itemizing the amount and percentage of area considered, impervious (buildings, pavement, etc.) and pervious surfaces (landscaping and natural areas).

      5.   Location of the overflow spillway, including spot elevations as needed.

      6.   Location and shape of water surface at the detained 10-year storm level, including the elevation.

      7.   Location of roof drains, including where they will tie into the storm drain system.

      8.   Stormwater pollution prevention plan (SWPPP), when required.

      9.   Low impact development (LID):

         a.   Low impact development (LID) is an approach to land development that uses various land planning and design practices and technologies to simultaneously conserve and protect natural resource systems and reduce infrastructure costs. LID still allows land to be developed, but in a cost effective manner that helps mitigate potential environmental impacts.

         b.   As part of the city of North Salt Lake permit, the city requires use of an LID approach, which includes the implementation of structural BMPs, where practicable, that infiltrate, evapotranspire or harvest and use stormwater for the site to protect water quality.

         c.   All development and redevelopment that warrants compliance with the UGCP regulation must include an LID analysis that meets the objective of mirroring the predevelopment hydrology and meets the objective of retaining on site, with no discharge, the 0.6-inch, 24-hour rainfall event.

         d.   Redevelopment of commercial, industrial, institutional, or multi-family sites that add or replace (alone or in combinations) five thousand (5,000) square feet of impervious surface or disturb five thousand (5,000) square feet of land must include an LID analysis that meets the objective of retaining on site, with no discharge, the 0.6-inch, 24-hour rainfall event. Groundwater recharge may be considered to meet this requirement, where applicable and feasible.

         e.   No LID limits are defined except designs must not negatively impact surrounding properties. The analysis must identify LID options considered and list the reasons why it will be incorporated or why the considered LIDs are not practical for the site use or conditions. Submit a report with stormwater calculations that summarizes the analysis and results.

         f.   Suggested and preferred LIDs are outlined in the city's "Stormwater Best Management Practices Handbook". The city engineer may consider and approve other innovative LID approaches not included as preferred measures that meet or exceed the objectives of the city's stormwater management plan.

      10.   Postconstruction stormwater maintenance plan and agreement:

         a.   The purpose of the postconstruction stormwater maintenance plan and agreement is to control stormwater runoff and reduce pollutants in stormwater runoff after construction is complete and the developed site is in operation. This is achieved by accomplishing the following:

            (1)   Controlling erosion.

            (2)   Controlling discharge of sediment into stormwater drainage facilities or off site.

            (3)   Preventing illicit discharges into on site soils, storm drainage facilities or off site.

            (4)   Prevention of debris and garbage from entering the stormwater system.

         b.   A postconstruction stormwater maintenance plan must be prepared and submitted with the plans for approval for all privately owned or maintained facilities that warrant compliance with the UGCP regulation. The plan shall be contained on a plan sheet of its own, rather than being a part of another plan sheet, and is to contain at least the following:

            (1)   The site plan, including vicinity map, proposed contours, permanent stormwater features, and landscaping.

            (2)   BMPs to accomplish the purpose of the plan. Examples of appropriate BMPs may include those addressing operation and maintenance of storm drainage quality control facilities, operation and maintenance of stormwater discharge control facilities, maintenance of landscaping, good housekeeping practices, etc.

            (3)   Showing the following for each BMP specified:

               (A)   Location and extent of specified BMPs, as appropriate.

               (B)   Detailed schedule of execution for each specified BMP, in terms of starting time, duration, frequency, etc., as appropriate.

               (C)   Any information in addition to or different from that shown on the BMP fact sheets as necessary to employ the BMPs on the site.

         c.   The owner of development that warrants compliance with the UGCP regulation must submit a signed stormwater maintenance agreement using the city of North Salt Lake agreement template. The postconstruction maintenance agreement needs to be recorded at the Davis County recorder's office.

   D.   Landscape Plan: Landscape plan, prepared by a licensed architect or landscape architect, showing the following:

      1.   Location and type of all landscaping. Show locations, type and size of all trees.

      2.   The total area in square feet of all landscaping.

      3.   Location of irrigation system, including heads.

      4.   All landscaping shall conform to Title 10, Chapter 22, Water Efficient Landscape Standards.

   E.   Building Plan: Building plan, showing the following:

      1.   Elevation view from front, side and rear.

      2.   Height of building.

      3.   Type of exterior construction.

   F.   Miscellaneous: The following may be required depending on field conditions, type of business, etc.:

      1.   Erosion control plan.

      2.   Retaining wall details.

      3.   Density calculations (to be provided for multi-family dwellings, condos, etc.).

      4.   Screening of yards.

      5.   Davis County flood control approval (to be provided when drainage ties into Davis County storm drain system).

      6.   Agreements with railroad companies, petroleum carrier companies, adjacent landowners, etc. (Ord. 2011-07, 5-3-2011; amd. Ord. 2014-16, 10-21-2014; Ord. 2016-12, 8-16-2016; Ord. 2022-03, 6-7-2022)

   A.   A final site plan shall conform to its approved conceptual plan. (Ord. 2011-07, 5-3-2011)

   B.   A site plan shall conform to standards set forth in this chapter and other provisions of the land use and subdivision ordinances. (Ord. 2011-07, 5-3-2011; amd. 2012 Code)

   C.   The entire site shall be developed at one time unless a phased development plan is approved by the planning commission.

   D.   A site plan review may be conducted for multiple buildings within a project simultaneously to achieve phasing, when all the buildings being reviewed are identical. (Ord. 2011-07, 5-3-2011)

   A.   Notwithstanding the process outlined in the table below, a nonresidential or multiple-family residential building located within an RDA, EDA or CDA, or located within a "P" district or planned unit development, shall be reviewed by both the planning commission and city council.

 

 

   B.   Site plan application and all applicable documents shall be submitted to the zoning administrator, or designee, for review.

   C.   Upon deeming the application complete, the zoning administrator, or designee, shall present the application to the development review committee. The development review committee shall evaluate the merits of the application and shall produce written comments for the applicant.

   D.   Upon compliance with the zoning administrator, or designee, and the development review committee recommendations, the revised application shall be presented to the planning commission for review and action. The planning commission shall review the application for compliance with the standards listed in this chapter. The planning commission shall then either approve, approve with conditions, deny the application, or shall recommend to the city council approval, approval with conditions, or denial. Action may be postponed on any site plan if the planning commission determines that further information is required or to carry out research or evaluations prior to making a final decision on the proposed site plan.

   E.   When applicable, the planning commission recommendation shall be presented to the city council. The city council shall review the site plan application and approve, approve with conditions or modifications, disapprove or modify the plan. Action may be postponed on any site plan if the city council determines that further information is required or to carry out research or evaluations prior to making a final decision on the proposed site plan.

   F.   The zoning administrator or designee shall notify the applicant of approval or denial. (Ord. 2011-07, 5-3-2011)