The intent of site plan approval is to further the purposes of these regulations by ensuring that redevelopment and new development are designed in a manner which reasonably protects visual environmental qualities and property values in the City of Prairie Village and assures adequate management of stormwater and safe vehicular access.

Site plan review is required in the following circumstances:

(a)

Any new building, except single-family and two-family dwellings;

(b)

Any expansion or enlargement of the existing floor area of existing buildings by more than ten percent, except single-family and two-family dwellings;

(c)

Any site development activity, grading, or other construction activity that in the opinion of the building official may cause significant impacts or changes in the relationship to adjacent property or streetscape;

(d)

If application is made for a building or structure which is not required to submit a site plan, and whose architectural style, exterior materials, or scale and massing vary substantially from the style, materials, or building patterns which are used in the area, the building official may require site plan review.

(Ord. No. 2464, § I, 12-20-2021)

Each application for site plan approval shall be submitted to the city signed by the owner of record or his agent, accompanied by 14 copies of the site plan and the appropriate filing fee.

Building permits shall not be issued for use of any land or proposed construction in which site plan approval is required, unless site plan approval has been granted by the planning commission. The planning commission may require revisions to the site plan, building designs, materials or any other element in order to improve the compatibility of the proposal. The decision of the planning commission may be appealed to the governing body by the applicants by filing a notice with the city clerk within ten working days after the planning commission has issued its decision.

The site plan shall include the following data, details, and supporting information which are found to be relevant to the proposal. All site plans shall be prepared by a registered architect, registered landscape architect or licensed professional engineer. The number of pages submitted will depend on the proposals size and complexity.

Site plans shall be prepared at a minimum scale of one inch equals 20 feet on standard 24" x 36" sheets. Items required for submission include:

(a)

Name of the project, address, boundaries, date, north arrow and scale of the plan;

(b)

Name and address of the owner of record, developer, and name, address and phone number of preparers;

(c)

All existing lot lines, easements, rights-of-way including area in acres or square feet;

(d)

The location and use of all existing and proposed buildings and structures within the development. All dimensions of height and floor area, all exterior entrances and all anticipated future additions and alterations. Typical elevations, showing building materials and colors;

(e)

The location of all present and proposed public and private ways, driveways, sidewalks, ramps, curbs and fences;

(f)

Location of required parking areas including parking stalls, setbacks and loading and service areas and the type of pavement proposed;

(g)

The location, height, intensity and bulb type (e.g., fluorescent, sodium incandescent) of all external lighting fixtures. The direction of illumination and methods to eliminate glare onto adjoining properties;

(h)

The location, height, size, materials and design of all proposed signage;

(i)

Location, type and screening details for all waste disposal containers;

(j)

A landscape plan showing all existing open space and trees to be retained, all proposed changes to these features including the location, size and type of proposed plant material, and any proposed screening for adjacent properties which may include solid or semi-solid, fencing, walls or hedges or a combination thereof;

(k)

The location of all exist and proposed utility systems including:

(1)

Sewer lines and manholes.

(2)

Water lines and fire hydrants.

(3)

Telephone, cable and electrical systems.

(4)

Storm drainage system including drain fines, culverts, catch basins, headwalls, endwalls, manholes, and drainage scales.

(l)

Plans to prevent: (a) the pollution of surface or groundwater; (b) the erosion of soil both during and after construction; (c) excessive run-off, (d) and flooding of other properties, as applicable. Said plans shall include stormwater run-off calculations and shall provide for on-site stormwater management in accordance with Chapter 14, Article 2 Stormwater Management of the City Code;

(m)

Existing and proposed topography shown at not more than two-foot contour intervals and the location of flood plains. All elevations shall refer to U.S.G.S. datum;

(n)

Zoning districts adjacent to the site;

(o)

Traffic flow patterns within the site, entrances and exits, loading and unloading areas, curb cuts on the site and within 100 feet of the site.

The Planning Commission may require a detailed traffic study for large uses, mixed use and multi-tenant developments, or for developments in heavy traffic areas to include:

a.

The projected number of motor vehicle trips to enter or leave the site, estimated for daily and peak hour traffic levels;

b.

The projected traffic flow pattern including vehicular movements at all major intersections likely to be affected by the proposed use of the site; and

c.

The impact of this traffic upon existing, abutting public and private ways in relation to existing road capacities. Existing and proposed daily and peak hour traffic levels, as well as road capacity levels, shall also be given.

In making a determination that the site plan meets the standards of the zoning ordinance and that the standards are appropriately applied to the specific site, the planning commission shall give consideration to the following criteria:

(a)

Generally.

(1)

The plan meets all applicable standards.

(2)

The plan implements any specific principles or policies of the comprehensive plan that are applicable to the area or specific project.

(3)

The plan does not present any other apparent risks to the public health, safety, or welfare of the community.

(b)

Site Design and Engineering.

(1)

The plan provides safe and easy access and internal circulation considering the site, the block, and other surrounding connections, and appropriately balances vehicle and pedestrian needs.

(2)

The plan provides or has existing capacity for utilities to serve the proposed development.

(3)

The plan provides adequate management of stormwater runoff.

(4)

The plan provides proper grading considering prevailing grades and the relationship to adjacent sites.

(c)

Building Design.

(1)

The location, orientation, scale, and massing of the building creates appropriate relationships to the streetscape and to adjacent properties.

(2)

The selection and application of materials will promote proper maintenance and quality appearances over time.

(3)

The architectural design reflects a consistent theme and design approach. Specifically, the scale, proportion, forms and features, and selection and allocation of materials reflect a coordinated, unified whole.

(4)

The building reinforces the character of the area and reflects a compatible architectural relationship to adjacent buildings. Specifically, the scale, proportion, forms and features, and materials of adjacent buildings inform choices on the proposed building.

(d)

Landscape Design.

(1)

The plan creates an attractive aesthetic environment and improves relationships to the streetscape and adjacent properties.

(2)

The plan enhances the environmental and ecological functions of un-built portions of the site.

(3)

The plan reduces the exposure and adverse impact of more intense activities or components of the site or building.

(Ord. 2407, Sec. XIV, 2019)

The planning commission may require the construction or installation of infrastructure improvements such as sidewalks, traffic signals, street widening and channelization, acceleration and declaration lanes, storm drainage improvements and other similar improvements that are related to the proposed project.

Minor modifications may be made to an approved site plan by the applicant with approval of the building inspector and without reapproval of the planning commission provided that the modifications do not:

(a)

Vary the proposed gross residential density or intensity of use by more than five percent, nor

(b)

Increase by more than ten percent the floor area proposed for non-residential use; nor

(c)

Increase by more than five percent the total ground area covered by buildings or the height of buildings; nor

(d)

Substantially change the design of plan so as to significantly alter:

(1)

Pedestrian or vehicular traffic flow.

(2)

The juxtaposition of different land uses.

(3)

The relation of open space to residential development.

(4)

The architectural appearance and building materials selected for the project.

If, in the opinion of the building official, a site plan is substantially changed from the approved plan, the applicant shall resubmit the plan to the planning commission for approval.