River Oaks City Zoning Code
SECTION 25
SITE PLANS REQUIRED FOR MULTIFAMILY, COMMERCIAL, INDUSTRIAL, PLANNED DISTRICTS AND ZONE CHANGES.
A.
GENERAL.
The requirements set forth in this section shall govern the approval of all site plans required by this Ordinance unless otherwise provided in this Ordinance. If any conflict exists between the language contained in this section regarding site plan requirements and any other ordinance of the city, the more stringent requirements shall apply.
B.
APPLICATION.
1.
An approved site plan is required as a condition for approval of an application for a zoning amendment for a multiple-family, a commercial or light industrial use.
2.
A person is required to submit a site plan for new construction, and expansions amounting to 50 percent or more of the existing main structure in all commercial, industrial, and multiple-family zoning districts.
3.
A written application for site plan approval shall be filed with the zoning administrator on forms prepared by the city. The application shall be signed by the property owner and shall be accompanied by a sufficient number of copies (as determined by the zoning administrator) of all conceptual or graphical representations required herein, in a size sufficient to clearly show all information required, and a copy reduced to 8-1/2 inches x 11 inches, and two copies of all written documents.
4.
A person is required to submit a site plan for approval of Accessory Buildings to be constructed and for expansions in excess of 25% of the accessory building size in all Multifamily, commercial, Industrial and Planned Zoning Districts.
C.
CONTENT OF SITE PLAN.
A site plan shall include all of the following information in graphic representation or written documents as appropriate, and shall be prepared by a registered architect, registered engineer, registered surveyor, or a registered landscape architect and shall adhere to the design standards contained in subsection H (Design Standards):
1.
Acceptable scale: 1 inch = 20 feet, 1 inch = 40 feet, 1 inch = 100 feet or as approved.
2.
North arrow, graphic and written scale in close proximity.
3.
Vicinity map indicating the area in which the property is located.
4.
Appropriate title, e.g. "SITE PLAN FOR ZONING REQUEST," including project name, City, County, State, gross acreage and date of preparation.
5.
Provide name and address of owner and/or applicant.
6.
Provide name, address, and phone of firm who prepared the plan.
7.
Legal description and a survey or plat certified by a registered professional land surveyor showing boundary dimensions, bearings, and existing easements.
8.
Representation of proposed uses and generalized representation of proposed improvements.
9.
Representation of points of connection to public rights-of-way.
10.
Approximate extent of existing tree cover.
11.
Screening and landscaping plan shall be required where such treatment is essential to the proper arrangement of the development. Such plan when required should include screening walls, ornamental planting, lawns and gardens, playgrounds, and wooded areas that are to be retained.
12.
Other information the applicant and/or owner might wish to include.
13.
Such other information as may reasonably be required by the zoning administrator, planning and zoning commission or the city council.
14.
Metes and bounds labeled on property boundary.
15.
R.O.W. on or adjacent to the site labeled and dimensioned, adjacent street widths shown.
16.
Adjacent property labeled with owner's name, existing zoning, land use map designation.
17.
Designation of the location and size of all points of ingress/egress to the site.
18.
All pedestrian walks, malls and open areas for use by tenants or the public.
19.
The location, type and height of all wall, fences, and screening devices.
20.
Site Data Summary Chart (by phase and in total) to include the following terms:
a.
Existing zoning of the tract and any proposed zoning;
b.
Gross acreage and net acreage of the project;
c.
Number of proposed lots;
d.
Residential density (where applicable);
e.
Percentage of site coverage;
f.
Anticipated schedule of development;
g.
Parking and loading spaces required and provided;
h.
Area of open space;
i.
Open space as a percentage; and
j.
Outside storage as a percentage.
21.
The following information related to existing or proposed buildings:
23.
Front, rear and side building lines shown.
24.
Location, size, height, type and orientation of signs, lighting luminaries and exterior auditory speakers.
25.
The location of all on-site facilities for liquid and solid waste temporary storage pending disposal or any proposed septic fields.
26.
Location of all trash dumpsters.
27.
The types of surfacing, such as paving (for example, asphalt, concrete, brick), turfing or gravel, to be used at the various locations.
28.
Easements on or adjacent to the site labeled and dimensioned.
29.
Nearest fire hydrant dimensioned to property corner and any proposed fire hydrants shown.
30.
The fire lane width must be designated with all curb radii adjacent to the fire lane labeled.
31.
The proposed finished grade of the site, shown to contour intervals not exceeding two feet. Spot elevations must be shown at all critical points, including but not limited to edges of pavement, curb returns, building corners, drainage paths, etc. Included must be directional flow arrows in all flow lines, and all existing drainage structures labeled with size, type and flow line elevation. Also show centerline of water courses and existing drainage easements.
32.
Note the benchmark used for the topographical information shown. This should correspond to a city-approved benchmark.
33.
Intended category of uses labeled.
34.
Show any areas intended for outside storage and method of screening.
35.
All public utilities onsite and within 100 feet of the site.
D.
REVIEW OF SITE PLAN.
1.
In granting or denying an application for a site plan approval, the zoning administrator, the planning and zoning commission and the city council, as appropriate, shall take into consideration the following factors.
a.
Safety of the motoring public and of pedestrians using the facility and the area immediately surrounding the site;
b.
Safety from fire hazards, and measures of fire control;
c.
Protection of adjacent property from floodwater damage;
d.
Noise producing elements, and glare of vehicular and stationary lights and the effect of such lights on the established character of the neighborhood;
e.
Location, lighting and type of signs; relation of signs to traffic control and the adverse effect on adjacent properties;
f.
Street size and adequacy of pavement width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood;
g.
Adequacy of parking, as determined by requirements of this Ordinance for off-street parking facilities; location of ingress/egress points for parking and off-street loading spaces; and protection of public health by all-weather surfacing on all parking areas to control dust; and
h.
Such other measures as will secure and protect public health, safety, morals and general welfare.
E.
IMPROVEMENTS.
All development, redevelopment, and improvements to planned development, multifamily, commercial, and industrially zoned land and all buildings and construction on the land shall be in accordance with the site plan approved in compliance with this section.
F.
ADMINISTRATIVE ACTION.
On approval of the site plan by the city council all necessary permits or certificates authorized thereby may be issued.
1.
Subsequent to such approval, the zoning administrator may authorize minor changes when the minor changes will not cause any of the following circumstances to occur:
a.
A change in the character of the development;
b.
An increase in the ratio of the gross floor areas in structures to the area of any lot;
c.
An increase in the intensity of use;
d.
A reduction in the originally approved separations between buildings;
e.
An increase in the problems of circulation, safety, and utilities;
f.
An increase in the external effects on adjacent property;
g.
A reduction in the originally approved setbacks from property lines;
h.
An increase in ground coverage by structures;
i.
A reduction in the ratio of off-street parking and loading space to gross floor area in the structures; and/or
j.
A change in the subject, size, lighting, flashing, animation or orientation of originally approved signs.
2.
Any proposed amendment to a site plan which in the opinion of the zoning administrator does not meet the criteria of subsection F.1. above may only be approved by the city council after a recommendation by the planning and zoning commission.
G.
CONFLICT WITH OTHER REQUIREMENTS.
If any conflict exists between the language contained herein regarding site plan requirements and any site plan ordinance of the City, the more stringent requirements shall apply.
H.
DESIGN STANDARDS.
The North Central Texas Council of Government's (NCTCOG's) "Standard Specifications for Public Works Construction," as amended, are hereby adopted as the standards by which all on-site and off-site improvements are to be constructed, when required. In the event of a conflict between the Building Code and the NCTCOG Specifications, the former shall be controlling.
(Ordinance 1394-2023 adopted 11/28/2023)