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Sioux Falls City Zoning Code

ALTERNATIVE SITE

PLANS

§ 160.594 PROCEDURE.

   The city planning commission, after a public hearing, may approve alternatives for common open space, parking reductions, landscaping buffer yards, signage master plans, and streetcar forms upon finding that an applicant has demonstrated that the intent of the appropriate zoning ordinance section can be more effectively met, in whole or in part, through an Alternative Site Plan. The planning commission encourages alternative site plans that enhance the aesthetics and improves the livability of the community through the adopted Sioux Falls Comprehensive Plan land use and development policies. Acceptable types of situations where alternative site plans will be approved are included with the following standards. Alternative site plans cannot allow variance from bulk regulations unless specifically delineated in the alternative site plan standards in §§ 160.598—160.603.
(Ord. 9-13, passed 3-19-2013; Ord. 23-16, passed 4-5-2016; Ord. 34-26, passed 5-5-2026)

§ 160.595 APPLICATION REQUIREMENTS.

   (a)   An alternative site plan application must have all elements that are included before a staff review is completed. If the application does not contain all the elements of an alternative site plan application, then the applicant shall be notified in writing of the specific deficiencies and the application shall not be scheduled for a public hearing until all elements of the application are submitted.
   (b)   Elements of a complete application include the following:
      (1)   Site plan. In addition to the following information, plans shall be drawn to scale upon substantial paper or provided electronically and shall be of sufficient clarity to indicate the location, nature, and extent of the work proposed and all work must conform to the provisions of this chapter and all relevant laws, ordinances, rules, and regulations. Alternative site plans require a complete plan check by planning, zoning, and building services prior to obtaining a building permit.
         A.   The name of the project and/or business.
         B.   The scale and north arrow.
         C.   All existing and proposed buildings or additions and uses.
         D.   Dimensions and total square footage of all buildings. Include height and number of stories.
         E.   Distance from all building lines to the property lines at the closest points.
         F.   Dimensions of all property lines including platted property lines.
         G.   Name and location of all adjacent streets, alleys, waterways, and other public facilities.
         H.   Name and dimensions of the parking lots; designate each space, stall, and aisle.
         I.   Include access to public right-of- way in accordance with subdivision ordinance § 157.113 [Streets system].
      (2)   Additional elements of an application. Each type of alternative site plan requires a different set of information to adequately review the application. Below is additional information by each type of alternative site plan application that is required to be included with an application.
         A.   Common open space alternative plan.
            1.   Amount of reduction in front yard.
            2.   Common open space area plan and description.
         B.   Landscaping and buffer yard alternative plan.
            1.   Illustrate and show dimensions of the landscaping alternative options included in § 160.599.
         C.   Parking reduction alternative plans.
            1.   Parking study based upon § 160.600(b).
               a.   Site survey.
               b.   Information requested by planning and building services director.
            2.   Parking demand to be generated by the proposed use.
            3.   Demonstrate how storm water runoff change or other LEED certification efforts will be enhanced with parking reduction.
            4.   Show on plan how pedestrian access will be enhanced to the site with parking reduction.
         D.   Signage alternative plans.
            1.   Show all eligible sign types and the size and design for each of those signs.
            2.   Show on the site plan the location of all sign types.
         E.    Streetcar forms alternative plan.
            1.   Show the sidewalk width that is parallel to the front yard(s).
            2.   Show the location of any street furniture on the site plan.
            3.   Show if front doors are recessed when the buildings are adjacent to a front yard sidewalk.
            4.   Include a scale drawing with the size and location of the proposed structure including the proposed façade's color scheme, window size and placement, and articulation design treatments.
(Ord. 9-13, passed 3-19-2013)

§ 160.596 ALTERNATIVE SITE PLAN - PLANNING COMMISSION HEARING.

   Upon the filing of an application for an alternative site plan, the department of planning and building services shall set a date for public hearing on the request. The date for the public hearing shall be a day when the planning commission is regularly scheduled to meet as determined by the rules, policies and regulations as adopted or which may hereafter be adopted by the planning commission for holding public hearings on those requests, or the planning commission may designate a special meeting at which to hear a requested alternative site plan application.
   (a)   Public notice.
      (1)   Signs. Signs shall be posted on the property for a continuous period of ten days immediately prior to the public hearing held by the planning commission or city council to consider the conditional use permit. The signs shall be furnished by the department of planning and building services; state the date, time and location of the public hearing and be posted by the applicant in the numbers, design and locations prescribed by the director. Before any action shall be taken by the planning commission, the applicant shall first file with the department of planning and building services a certificate verifying that the signs have been posted at the property location before the time specified by this section.
      (2)   Written notice. Written notice shall be sent by the city to adjacent property owners within 300 feet, measured from lot line to lot line. The letters shall be postmarked at least ten business days prior to the hearing and state the date, time, and location of the public hearing.
      (3)   Publication. The public hearing date, time, and location shall be published at least ten days in advance of the hearing in a legal newspaper in the community.
      (4)    Approval of plan as presented. The alternative site plan approved by the planning commission shall be the plan presented during the public hearing. Planning staff will then only approve a zoning permit if the plan for construction provided is substantially the same.
(Ord. 9-13, passed 3-19-2013)

§ 160.597 AMENDMENTS TO ALTERNATIVE SITE PLANS.

   (a)   A major amendment to an approved alternative site plan may be amended the same as a new alternative site plan permit as provided in this section, or entirely withdrawn by the applicant. A major amendment includes any amendment that is not categorized as a minor amendment.
   (b)   A minor amendment to an alternative site plan may be approved by the director of planning and building and services. Standards for minor amendments will include slight changes of element locations such as trees, landscaping, and signs. Also, a parking layout may be slightly different as long as the number of parking spots and orientation to the buildings is the same as the approved plan.
(Ord. 9-13, passed 3-19-2013)

§ 160.598 COMMON OPEN SPACE ALTERNATIVE PLANS - MD1, MD2, MD3, NF2, BCF3 FORMS.

   The city planning commission may approve an alternative common open space plan to reduce setbacks when adequate and appropriate common open space is planned and accommodated in the site plan for the following situations (also see MD1, MD2, MD3, NF2, BCF3 form regulations).
   (a)   For MD2 and MD3 forms. There may be up to a 10-foot reduction in front yard, 5-foot reduction in side yard, and 5-foot reduction in rear yard when the same overall square footage as is required by the minimum yards is reserved and approved by the planning commission as a common open space area.
   (b)   For MD1, NF2, and BCF3 forms. There may be up to a 10-foot reduction in the front yard setback when the same overall square footage as is required by the minimum yards is reserved and approved by the planning commission as a common open space area.
   (c)   Common open space area standards. The planning commission shall determine a common open space when it includes open space that is aesthetically planned and designed with active or passive recreational amenities including, but not limited to, walking paths, plazas, playgrounds, tennis courts, swimming pools, lakes, seating areas, gardens, basketball courts, and other similar recreational amenities. All common open space areas must be designed in a way that is very accessible to residents or employees of the development area. Common open space alternative plans shall not reduce open space on the site to a level under the total minimum square feet of required yards (front, side, and rear yards). Common open space alternative plans shall not reduce any required buffer yards. The intent of common open space alternative plans is to allow a redistribution from one required yard to another required yard. A common open space alternative plan must not impede on the intersection of driveway vision clearance area (see § 160.517).
(Ord. 9-13, passed 3-19-2013; Ord. 22-15, passed 3-3-2015; Ord. 41-19, passed 4-2-2019; Ord. 114-22, passed 10-4-2022)

§ 160.599 LANDSCAPING AND BUFFER YARD ALTERNATIVE PLANS.

   Intent: The substitution of the general landscape standards (§ 160.485) for the alternative landscape plan should perform at the same or higher level in regard to land use transitions that are required by ordinance through methods such as orientation, parking lot islands, topography, higher level of aesthetics, or barriers that are used to create comparable performance. Reduction of landscape units is not allowed except by a variance granted by the Zoning Board of Adjustment.
   The city planning commission may approve an alternative landscaping or buffer yard plan in the following situations:
   (a)   Street trees are included in the boulevard except along an arterial street.
   (b)   Pedestrian and bike paths connecting adjacent development areas, public parks, and other pedestrian and bike paths.
   (c)   Outdoor seating areas and/or plazas are designed in such a way to include additional landscaping and incorporate natural drainage areas, rain gardens, or permeable pavement to mitigate the drainage issues.
   (d)   Buffer yard alternatives may include, but are not limited to, one or more of the following characteristics:
      (1)   Native brick, natural stone, or manufactured stone are included.
      (2)   Building scale is designed to reflect the surrounding neighborhood context.
      (3)   Architectural techniques are added as details and benefits to contextual elements within neighborhood context.
      (4)   Walls and berms or combination of the two with high quality building materials that create a barrier 6 feet in height.
(Ord. 9-13, passed 3-19-2013; Ord. 79-14, passed 10-14-2014; Ord. 23-16, passed 4-5-2016; Ord. 37-19, passed 4-2-2019)

§ 160.600 PARKING REDUCTION ALTERNATIVE PLANS.

   A parking reduction alternative plan is eligible for MD, BCF, RE, MU, and WM forms only. Any other parking reductions must be granted a variance by the Zoning Board of Adjustment. When an applicant can show that the required parking amounts are in excess of what is needed for the proposed use, the applicant may submit a request with justification based on the standards below to the planning commission for off-street parking space reductions. The planning commission will consider and act on this request as a part of the full development application process (see application requirement in § 160.595).
   (a)   Application standards. One of the below standards is required along with a standard that any adjacent or nearby properties will not have significant parking overflow created due to the application.
      (1)   The requirements for parking found in §§ 160.550 et seq. (Parking, Loading, and Stacking Regulations) do not accurately depict the parking needs of the proposed use and the requested reduction will accommodate the parking demand to be generated by the proposed use. Surplus nonresidential on-street or public spaces in the area may be taken into consideration.
      (2)   The reduction in parking will provide a benefit for reduced storm drainage runoff with open drainage areas.
      (3)   The reduction in parking will provide a benefit for pedestrian access to the site.
      (4)   The reduction in parking will provide a benefit to the overall environment through a certified LEED designed building
   (b)    Parking study.
      (1)   Content. A parking study submitted to satisfy the requirements of §§ 160.550 et seq. (Parking, Loading, and Stacking) shall include the following information based upon the reason the parking study is required. The director of planning and development services, or their designee, upon consultation with the city engineer and the agency responsible for approval of off-street parking facilities, may waive any of these required contents or require additional information depending upon the specifics of the application. The parking study shall be reviewed by, and must be acceptable to, the director of planning and development services and the city engineer, or their designees.
      (2)   A site survey that includes an analysis of the peak demand for two similar or like facilities in terms of use and size. The analysis should include the facilities’ peak parking days of the week and hours of the day, as depicted by a study of the existing parking spaces hourly during the peak hours of usage and hourly four hours before and after the time for each facility. It should also include the number of spaces each facility contains. The study will include the expected number of people, type of land uses, and times of occupancy of each building in the plan.
      (3)   Any other information requested by the director of planning and development services, or their designee, or the agency responsible for approval of off-street parking facilities.
      (4)   A site plan showing the location of on-street and off-street parking spaces used in the parking study. The map shall clearly delineate the location and number of spaces used in the study.
(Ord. 9-13, passed 3-19-2013; Ord. 37-19, passed 4-2-2019; Ord. 30-23, passed 5-2-2023; Ord. 34-26, passed 5-5-2026)

§ 160.602 SIGNAGE ALTERNATIVE PLANS.

   (a)   Purpose. Sign alternative plans allow limited modifications from the on-premise sign regulations subchapter of §§ 160.570 et seq. for MMU1, MMU2, MMU3, C-4, S-2 PUD, PO-PUD, and V-PUD districts.
   (b)   Standards.
      (1)   The proposed sign(s) are architecturally and aesthetically compatible with the major structures on the subject site and adjacent sites and is compatible with the major character of the established neighborhood and general environment.
      (2)    The proposed sign(s) are consistent with the standards within the adopted Sioux Falls Comprehensive Plan while also meeting the below standards.
         A.   Larger signs may be warranted when a street or highway is designed with speeds and sight distances that require larger sizes to be readable.
         B.   The proposed sign should only be as large as what is required to adequately communicate intended messages without distracting motorists, inhibiting visibility, or presenting other visual conflicts or safety hazards. Periodic review of the engineering office's adopted MUTCD standards should be considered.
         C.   The proposed sign should be spaced far enough from other signs so as to avoid visual clutter and provide adequate visibility at driveways and intersections and from one sign to another along a street corridor.
         D.   The proposed sign shall be oriented away, when possible, from adjacent residential neighborhoods.
         E.   In pedestrian-oriented business districts, limit signs to appropriately-scaled signs, including wall or attached projecting signs; or monument signs when buildings are setback from the street property line.
      (3)   Sign is allowed within the applicant's area that is otherwise allowed by the on-premises sign regulations subchapter §§ 160.570 et seq.
      (4)   A master sign plan may be provided for all current and future signs within a campus identified by size, color, shape, height, and common theme. This master plan can allow additional flexibility for size, height, and location of signage if it can be demonstrated that the master sign plan is superior and more innovative than general standards and promotes a more attractive environment.
(Ord. 9-13, passed 3-19-2013; Ord. 30-23, passed 5-2-2023; Ord. 34-26, passed 5-5-2026)

§ 160.603 ALTERNATIVE SITE PLANS FOR STREETCAR (RE2) FORMS.

   (a)   Purpose. The alternative site plan is to allow, in appropriate circumstances, for up to zero foot front yards for RE2 forms. The purpose is to maintain or improve the streetcar development style along appropriate street corridors.
   (b)   Standards. The following standards must be included within the alternative site plan.
      (1)   When the sidewalk is attached to the street and the building is adjacent to the sidewalk, the sidewalk must be at least 12 feet in width.
      (2)   Include appropriate street furniture to help develop a pedestrian-oriented entrance.
      (3)   When the building is adjacent to the sidewalk, but not adjacent to a street, the sidewalk must be at least eight feet in width.
      (4)   Front doors adjacent to attached sidewalks must be recessed.
      (5)   Thirty percent square footage of the façade must be windows or 20% windows and 10% articulated façade.
      (6)   No parking is allowed in the areas designated on the plan for pedestrians.
      (7)   Streetcar alternative plans shall provide the same level of landscaping as generally required by each form regulations, but allowed to do so in different locations on the parcel.
      (8)   Street car alternative plans shall also adhere to all standards of alterative landscape and buffer yard plans (§ 160.599).
(Ord. 9-13, passed 3-19-2013)