Where the provisions of this title require submission and approval of a comprehensive development plan as defined in Section 17.04.120, the following regulations shall apply. The comprehensive development plan is required of certain developments identified in this chapter for approval by the planning commission in order to ensure that the proposed development is planned in proper relationship to the configuration of the site in such a manner as to comply with all requirements of this chapter; the proposed development is planned and located on the site in a manner which will minimize any adverse impact on adjoining areas and future development; and the proposed development is properly coordinated with existing city plans and policies. Required plans shall be submitted to the planning director for distribution to all those agencies or department heads involved in or affected by the proposed development, such as the department of infrastructure and development, fire chief/fire marshal, board of education and the department of recreation and parks.

A.

Preliminary Comprehensive Development Plan. A preliminary comprehensive development plan is the first step in the process of project design or layout of a development. It is intended to provide the planning commission an opportunity to assess the proposed project while in an early planning stage, prior to the developer incurring the expense of preparing a detailed comprehensive development plan. An early review of the concept of the development in preliminary form will enable both the applicant and the planning commission to assess the proposed development and make recommendations relating to existing land use in the area, future plans for development in the area, the adequacy of on- and off-site facilities to serve the proposed development and the functional, public safety and aesthetic considerations relating to the development. Five copies, drawn to scale, of a preliminary comprehensive development plan may be submitted, at the option of the developer, and shall include the following.

1.

The existing general topographic character of the land and existing natural features of the site;

2.

The proposed approximate location, as appropriate, of all roads, vehicular and pedestrian accessways, buildings, the building footprints, parking areas, including the type and size of all spaces, open spaces, recreation facilities, natural features, drainageways, fire-fighting facilities, existing zoning, abutting property owners, stormwater management areas, setbacks for all property lines, landscaping areas and on-site loading and unloading spaces. In addition, the proposed location of any on-site refuse disposal or recycling areas and facilities, or both, as may be required by the city, shall be shown. The location shall be as determined by the director of public works. All such areas or facilities shall be shown together with measures necessary to provide screening in accordance with the requirements of chapter 17.220.

3.

The approximate density of residential development or the square footage of buildings;

4.

A general indication of the stages and timing of construction if the project is to be developed in stages; and

5.

A description of the considerations taken into account in preparing the overall development concept and any special considerations given to the location of streets, buildings, parking areas and other facilities proposed on the site.

B.

Comprehensive Development Plan. A comprehensive development plan shall be submitted and shall include the following elements. If a preliminary comprehensive development plan has been submitted and reviewed by the planning commission, all recommendations and suggested changes shall be incorporated in the final development plans submitted.

1.

Five copies of a comprehensive site plan showing the proposed development in its entirety, drawn to scale by an architect, surveyor, engineer or other person qualified to prepare a site plan acceptable to the City of Salisbury, shall be submitted to the planning director for distribution to all those agencies or department heads involved in or affected by the proposed development, such as the department of infrastructure and development, fire chief/fire marshal, planning department, board of education and the department of recreation and parks.

2.

The comprehensive site plan shall show the proposed location and dimensions of all roads, vehicular and pedestrian accessways, buildings, the building footprints, parking areas, including the type and size of all spaces, open spaces, recreation facilities, natural features, drainageways, fire-fighting facilities, existing zoning, abutting property owners, stormwater management areas, setbacks from all property lines and on-site loading and unloading spaces. In addition, the proposed location of any on-site refuse disposal or recycling areas and facilities or both, as may be required by the city, shall be shown. The location shall be as determined by the director of infrastructure and development. All such areas or facilities shall be shown together with measures necessary to provide screening in accordance with the requirements of chapter 17.220.

3.

Each site plan shall include a tabular summary of the following information relevant to the proposed use:

a.

The total area of the site;

b.

The land area devoted to buildings;

c.

The land area devoted to parking, including the amount, location and type of on-site parking spaces;

d.

The land area devoted to open space;

e.

The number of units, by bedroom type;

f.

The gross floor area and gross leasable floor area of all buildings or structures.

C.

Landscaping or Screening Plan.

1.

A landscaping or screening plan shall be submitted to the planning director as a part of the comprehensive development plan of the site; and if the submission of a comprehensive development plan is preliminary, a landscaping or screening plan may be preliminary.

2.

Three copies of a landscaping or screening plan prepared by a registered landscape architect, architect, engineer, landscape designer, or nurseryman shall be submitted to the planning director for distribution to the director of infrastructure and development. In addition to being prepared in accordance with the provisions of chapter 17.220, the plan or plans shall include the following:

a.

The approximate location of neighboring homes or other buildings in the vicinity of the proposed development site;

b.

An outline of existing wooded areas and other natural features and the features to be retained;

c.

The approximate location of branches or natural, intermittent drainage channels;

d.

The approximate location of any outstanding individual trees or special features on the development site;

e.

The location, name, size and height or diameter of shrubbery and trees to be planted within landscaped or screened areas;

f.

The height, length, type and location of fencing to be used for screening purposes.

3.

If the proposed development is within an area for which planting development guidelines have been established by the planning commission, the landscaping plan shall be prepared in accordance with such guidelines.

D.

Three copies of a lighting plan, drawn to scale, shall be submitted to the planning director for distribution to the department of infrastructure and development, which plan shall show the location, type, style and height of all exterior lighting fixtures.

E.

Three copies of a drainage plan or stormwater management plan, drawn to scale, shall be submitted to the planning director which shall show the areas to be used for stormwater management and the type of facilities proposed including the discharge point.

F.

In reviewing and approving either preliminary comprehensive development plans or final comprehensive development plans, the planning commission may establish those conditions it deems appropriate to accomplish the spirit and intent of this chapter and may grant tentative or conditional approval to any such plan subject to compliance with the conditions of approval.

G.

Once a comprehensive development plan has been approved by the commission, no building permit may be issued which does not comply with the uses and standards shown on that approved or subsequently amended plan.

(Ord. 1976 (part), 2005; Ord. 1599 § 17, 1995; prior code § 150-266)

(Ord. No. 2459, 10-9-2017)

The required plans shall be reviewed by the appropriate agencies for consistency with all local development policies and conformance with all local ordinances where applicable and shall be submitted with written comments, pro or con, to the planning department for review by the planning commission.

(Prior code § 150-267)

A.

Preliminary Comprehensive Development Plan. Following staff review, and receipt of comments from appropriate agencies, the planning commission shall review the preliminary comprehensive development plan at the next regularly scheduled meeting.

B.

Comprehensive Development Plan. After the comprehensive development plan has been submitted, reviewed and final comments received from the appropriate agencies on the plans and information required for a comprehensive development plan, the planning commission shall schedule a review for final approval of the proposed development at the next regularly scheduled meeting.

(Prior code § 150-268)

The planning commission shall review the proposed development and all comments received with respect to traffic and circulation patterns, internal and external; relation to major thoroughfares; utilities; drainage; community facilities, existing or future; historic site preservation; provisions for open space and recreational facilities, landscaping and screening; and in general with the objective of ensuring a durable, harmonious and appropriate use of land in accord with the objective of the Salisbury metro core plan. To these ends the commission shall consider the location of buildings, parking areas and other features with respect to the topography of the land and its existing natural features; the efficiency, adequacy and safety of the proposed layout of internal streets, driveways and parking areas; the adequacy and location of open space or green area provided, bearing in mind the possible effects of irregularly shaped lots; and any such other matter as the commission may find to have a material bearing upon the stated standards for the type of development proposed. Upon consideration of all these things, the commission may consider deviations from strict compliance with the standards for the development proposed, if the commission finds that an alternative arrangement or design of the site can more readily accomplish a harmonious use of the land and the intent of the purpose for which the standards are set forth. The commission may require changes or modifications to the proposed development plans to assure that the requirements of this section, the intent of the purpose for the required standards and the intent of the purpose for the district in which the development is located are met.

(Prior code § 150-269)

For all developments requiring a special exception, the planning commission shall, after reviewing applicant's preliminary comprehensive development plan, submit its review findings, together with all plans and comments and any suggested conditions or changes, to the board of appeals for consideration at a formal public hearing. A final comprehensive development plan shall not be approved by the planning commission until the Board of Appeals has rendered a decision on the special exception.

(Prior code § 150-270)

(Ord. No. 2769, § 1, 2-13-2023)

The planning commission and/or the Board of Appeals may waive any or all of the statements or studies required as part of the comprehensive development plan set forth in the definition in Section 17.04.120, after consideration of the extent and impact of the development proposed, whether the requirement is necessary and in the best interest of the city, and the hardship imposed by the requirement upon the applicant.

(Prior code § 150-271)

(Ord. No. 2769, § 1, 2-13-2023)