Pantego City Zoning Code
ARTICLE 14
09 DEVELOPMENT SITE PLAN REVIEW
§ 14.09.005 Purpose.
The site plan review process is intended to promote, among other items, the efficient and harmonious use of land, safe and efficient vehicular and pedestrian circulation, parking and loading, lighting, screening, open space, landscaping, and natural features. Through Site Plan review, zoning standards and other applicable municipal standards or ordinances that may apply to specific site development can be uniformly implemented by the planning and zoning commission for multifamily, mixed-use and nonresidential uses.
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.010 Site plan required.
All uses, with the exception of one- and two-family residential uses, shall require site plan approval prior to the issuance of a building permit or certificate of occupancy. Site plans are divided into three categories, major developments, minor developments and modified developments. Site plans shall be required in the following instances and categories:
(1)
Major development site plan.
(A)
All new developments; or
(B)
Existing construction where:
(i)
There is an increase in the number of dwelling units; or
(ii)
Renovations, alterations or expansions that involve an increase in existing building footprint, or impervious coverage of the site of more than twenty-five percent (25%) or is more than one thousand square feet (1,000 ft2); or
(iii)
The use of an existing building is changed to a use which requires the addition of more off-street parking facilities than currently exist on the site; or
(iv)
There is a significant change to the exterior of the building, or group of buildings, including but not limited to: facade changes, replacement of exterior materials such as siding, change in rooflines and materials, structural changes such as removal or addition of doors or windows.
(2)
Minor development site plan.
(A)
Renovations, alterations, or expansions to an existing building that involve an increase in existing building footprint, or impervious coverage of the site of twenty-five percent (25%) or less and is not greater than one thousand square feet (1,000 ft2); or
(B)
Expansion of an existing parking lot of up to ten (10) parking spaces or up to ten percent (10%) of spaces, whichever is less; or
(C)
Minor facade alterations which do not alter the existing architectural details such as painting, limited trim work, replacement of existing windows, doors, and awnings.
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.015 Site plan review process.
The following procedures will be utilized in the site plan review process:
(1)
Development review committee (DRC) review procedure.
(A)
Before submitting application, the applicant is encouraged to confer with the DRC in a pre-application conference to become familiar with applicable town procedures and standards. Following the conference, the reviewing officials should confer any matters that will assist the applicant in preparing further submittals. No review fee shall be required for pre-application conferences.
(B)
Upon submittal of a complete application, including completed application form, fee and site plan submittals, the zoning administrator will distribute the information to the DRC for review. The DRC will complete the initial review and return all comments and requested changes to the applicant within ten (10) business days. The applicant must then revise plans and resubmit for DRC review. This process will continue until the site plan is in a form that can be approved.
(C)
If this site plan can be decided by the zoning administrator, he may approve or deny it at this point. If this site plan must be approved by, or is appealed to, the planning and zoning commission, the process will continue to the next subsection.
(2)
Types of site plan review process.
(A)
Major development site plans shall be reviewed by the development review committee (DRC). The DRC will then forward their recommendation to the planning and zoning commission for approval or denial. If any variances are requested in the site plan submittal, then the approval must be forwarded to the town council for final approval. Any appeals of the planning and zoning commission decision shall be made to the town council. If the planning and zoning commission does not concur with town staff’s recommendations, the site plan shall automatically be sent to the town council for approval or denial.
(B)
Minor development site plans shall be reviewed for compliance by the DRC and may be approved by the zoning administrator if total compliance is met. If any variances are requested in the site plan submittal, then the site plan must be forwarded to the planning and zoning commission for approval or denial. Any appeals of the planning and zoning commission decision shall be made to the town council. If the planning and zoning commission does not concur with town staff’s recommendations, the site plan shall automatically be sent to the town council for approval or denial.
(C)
Modified development site plans shall be reviewed for compliance by the DRC and may be approved by the zoning administrator if total compliance is met. The planning and zoning commission shall make final approval or disapproval of a site plan if partial compliance is met and there is concurrence with the town staff’s recommendations. If the planning and zoning commission does not concur with town staff’s recommendations, the site plan shall automatically be sent to the town council for approval or denial.
(3)
Town council review procedure.
When it is appropriate for a site plan to be forwarded to the town council, the zoning administrator shall request that the site plan be placed on the next available town council agenda. The town council will approve, approve with modifications or deny the site plan. The town council may also choose to table any site plan for not more than ninety (90) days to receive and review additional information.
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.020 Site plan review standards.
Review and action on site plans shall be based on the following standards:
(1)
The site plan conforms to the requirements of the zoning ordinance.
(2)
The site plan shows that a proper relationship does exist between streets, driveways and parking areas to promote safe and efficient pedestrian and vehicular traffic.
(3)
All development features, including the principal buildings, open spaces, driveways and parking areas are so located and related as to minimize the possibility of any adverse effects upon adjacent development.
(4)
The site plan includes adequate provision for the screening of parking areas, service areas and active recreation areas from surrounding properties by landscaping and/or ornamental walls or fences.
(5)
Grading and surface drainage provisions are reviewed and approved by the town engineer.
(6)
The design and construction standards of all private streets, driveways and parking areas are to be built following approval of plans by the town.
(7)
Maximum possible privacy for multifamily dwellings and surrounding residential properties shall be provided through good design and use of proper building materials and landscaping. Visual privacy should be provided through structural screening and landscaping treatment.
(8)
The architectural design of buildings should be developed with consideration given to the relationship of adjacent development in terms of building height, mass, texture, materials, line and pattern and character and in conformance with the design guidelines of article 14.10 “development standards.”
(9)
Building location and placement should be developed with consideration given to minimizing removal of trees and change of topography.
(10)
On-site circulation shall be designed to provide for adequate fire and police protection.
(11)
Off-street parking facilities shall be provided in accordance with the intent and requirements of article 14.10 “development standards.” In large parking areas, visual relief shall be provided through the use of trees and landscaped dividers, islands and walkways. In multifamily developments no parking or service areas shall be permitted between any street and the main building.
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.025 Site plan submittal requirements.
(a)
Development site plan submittals shall meet the following submittal requirements. Plans will not be considered submitted and review will not begin until all required information is provided to the town. Site plans shall be prepared by a state-registered professional architect or state-registered professional civil engineer. Ten (10) twenty-four inch by thirty-six inch (24" x 36") copies of the plans, collated and folded, and one digital copy shall be submitted to the town. The overall site plan package shall contain the following six sheets with the corresponding information, unless waived by the zoning administrator:
(1)
Site plan.
(A)
Title block in the lower right hand corner to include:
(i)
Project name;
(ii)
Name, address, telephone number and contact person of the applicant;
(iii)
Name, address, telephone number and contact person of the owner;
(iv)
Name, address, telephone number and contact person of the preparer (architect or engineer);
(v)
Address and/or legal description of the project;
(vi)
Total acreage and zoning; and
(vii)
Date of preparation and dates of revisions, if any.
(C)
Graphic scale labeled with scale used.
(D)
North arrow oriented at the top or right of sheet.
(E)
Vicinity map.
(F)
Distances and bearings of lots.
(G)
The footprints of all buildings and structures.
(H)
Setback lines as required by the respective zoning district.
(I)
The names and widths of rights-of-way and pavement of existing and proposed streets and alleys.
(J)
All curbs and pavement edge and lane striping on adjacent streets with dimensions.
(K)
Driveway and sidewalk locations with dimensions and curve radii labeled.
(L)
Parking layout, including maneuvering, loading and unloading areas.
(M)
Easements, deed restrictions or other encumbrances that impact development of the lot.
(O)
Location and screening of trash receptacles with materials clearly identified.
(P)
Zoning, legal description and owner of adjacent lots or tracts.
(Q)
Location of utility boxes, cabinets and meters, which shall be located out of public view, if practical.
(2)
Utility plan.
(A)
All property lines and easements.
(B)
The footprints of all buildings and structures.
(C)
Driveway and sidewalk locations with dimensions and curve radii labeled.
(D)
Parking layout, including maneuvering, loading and unloading areas.
(E)
Location and size of all existing and proposed water and sewer lines.
(F)
Location and size of all other utilities existing and proposed, underground or overhead.
(G)
Fire protection, including locations of existing and proposed fire hydrants, fire lanes and fire lines, with all dimensions clearly designated.
(H)
Distances to closest existing fire hydrants, on-site and off-site, which would provide water access for this property in the event of a fire.
(3)
Grading and drainage plan.
(A)
All property lines and easements.
(B)
The footprints of all buildings and structures.
(C)
Driveway and sidewalk locations with dimensions and curve radii labeled.
(D)
Parking layout, including maneuvering, loading and unloading areas.
(E)
Existing and proposed contours.
(F)
Location of existing and proposed drainage structures with sizes and dimensions.
(G)
Location of the 100-year floodplain and floodway.
(H)
Location of proposed improvements in relation to flood hazard areas.
(I)
Elevation from mean sea level of new or substantially improved structures.
(J)
Description of the extent to which any watercourse or natural drainage will be altered or relocated as a result of the proposed development.
(4)
Landscape plan.
(A)
Name of preparer.
(B)
Date of preparation.
(C)
North arrow.
(D)
Location and spacing of all plants and landscaping materials and features to be used including paving, benches, fountains, etc.
(E)
Species, quantity and size of all plant material to be used.
(F)
Location, size and species of all trees to be preserved.
(G)
Depth of pond, if applicable.
(H)
Topography.
(I)
Description of provisions for maintenance.
(J)
A note that states that all landscaped areas will be irrigated and that detailed irrigation plans will be submitted with construction plans.
(K)
A note that landscaped areas will be maintained in accordance with town regulations.
(5)
Elevations.
(A)
Architectural elevations showing all sides of the proposed building and labeled north, south, east and west.
(B)
The height of the proposed building clearly dimensioned.
(C)
All exterior finishes and roofing materials clearly identified.
(D)
One 11" x 17" sheet with all elevations in color with labels and dimensions removed.
(6)
Photometric plan.
(A)
All property lines and easements.
(B)
The footprints of all buildings and structures.
(C)
Parking layout, including maneuvering, loading and unloading areas.
(D)
Type, location and height of all proposed exterior light fixtures.
(E)
Anticipated light levels generated by all exterior lights across the site and ten feet (10') beyond property lines.
(7)
Variance table.
If any variances are requested or required as part of a site plan approval, a table listing all requested variances shall be included in the submittal.
(b)
Modified site plan submittals shall include plans that contain information sufficient to determine compliance with the following standards and regulations:
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.030 Compliance with site plan.
(a)
The use, placement and dimensions of all buildings, driveways, sidewalks, parking areas, curb cuts and the installation of landscaping, fences and walks shall conform to the approved site plan.
(b)
A performance bond or other financial guarantee in an appropriate amount, established by the town engineer, and as approved to form by the town attorney, shall be placed with the town to insure that the landscaping is installed, the hard surfacing of the private drives and parking areas is installed, and that the surface water drainage is operable, all in conformance with approved plans.
(Ordinance 17-804 adopted 5/8/17)
§ 14.09.035 Revocation of site plan.
Approval of a site plan and any approved certificate or permit issued as a result of approval, shall be automatically revoked if construction has not begun within two (2) years after the date of approval. At the expiration of two (2) years, any deposit of a performance bond or financial guarantee shall be returned to the depositor, and each reapplication thereafter shall be accompanied by the required data and fees.
(Ordinance 17-804 adopted 5/8/17)