Valencia County Unincorporated
City Zoning Code
City Zoning Code
SITE DESIGN
§ 154.035 PURPOSE.
The site design review process is intended to guide future growth and development in accordance with the comprehensive plan and other related county ordinances, to provide for an effective process and framework to review commercial and industrial development proposals, to ensure safe, functional, energy-efficient developments which are compatible with the natural and man-made environment, and to resolve potential conflicts that may arise between proposed developments and adjacent uses. This subchapter shall apply to all development in all Commercial Districts, Industrial Districts, the PRO District, and all other uses as may be required by this chapter in the SR and PD districts, or as otherwise may be required by this chapter.
(Ord. 2004-05, passed 9-15-2004; Am. Ord. 09, passed 9-15-2004)
§ 154.036 EVALUATION OF SITE DEVELOPMENT PLANS.
(A) The review of a site development plan shall be based upon consideration of the following:
(1) Characteristics of adjoining and surrounding uses;
(2) Economic factors relating to the proposed use;
(3) Traffic safety, internal circulation and parking;
(4) Provisions for adequate noise and/or visual buffering from non-compatible uses;
(5) Retention of on-site existing natural features in any residential development; and
(6) Problems that may arise due to development within potential hazard areas.
(B) All development applications for site design review are subject to the development standards of the underlying zoning district and may be modified pursuant to satisfaction of the considerations provided in § 154.037 (A). The Department may waive submission requirements consistent with the scale of the project being reviewed, upon determining that requirements requested to be waived are not necessary for an effective evaluation of the site development plan.
(Ord. 2004-05, passed 9-15-2004)
§ 154.037 SITE DEVELOPMENT PLAN REVIEW PROCEDURES.
The Department shall review site development plans subject to the following procedures:
(A) Pre-application conference.
(1) A pre-application conference shall be held prior to submission. An application form together with appropriate chapter requirements shall be provided to the applicant at the pre-application conference.
(2) The requirements discussed at the pre-application conference may or may not be all that is required of the applicant under this chapter. It is the applicant's responsibility to ascertain what is required under this chapter.
(B) Preliminary site development plan submission and review.
(1) A preliminary plan, together with a site design review application, shall be submitted for review in accordance with the requirements of this section and the underlying zoning district.
(2) The Department shall determine whether the application will be reviewed under the Type A or Type B application procedures set forth in §§ 154.075 et seq., based on the type, scale, location and potential impacts of the development.
(3) The Department shall inform the applicant in writing concerning compliance with applicable chapter and development standards, and shall stipulate any modifications or changes necessary for final plan approval.
(4) If modifications or changes are not required, a preliminary plan may be approved as a final plan.
(C) Final site development plan submission.
(1) If a final site development plan is required, the final plan shall be submitted for review in accordance with the requirements of this section.
(2) The Department shall inform the applicant in writing within 60 days of receipt of the final site plan of action taken for approval.
(D) Appeal of Department's decision. The decision of the Department may be appealed to the Commission, pursuant to the provisions of § 154.062 for appeals.
(Ord. 2004-05, passed 9-15-2004)
§ 154.038 PRELIMINARY SITE DEVELOPMENT PLAN REQUIREMENTS.
The following site design information shall be represented at a scale of 1 inch equals 20 feet, or an appropriate scale as may be approved by the Department.
(A) Existing site conditions as follows:
(1) Site topography at the following minimum intervals:
(a) Two foot intervals for slopes of up to 15%;
(b) Five or 10 foot intervals for slopes in excess of 15%; and
(c) Identification of areas exceeding 35% slopes;
(2) Site drainage, arroyos, ponds or areas of standing water, potential flooding and soil or geologic hazard;
(3) (a) Major trees 8 inches in diameter at a height of 5 feet, together with areas of significant natural vegetation.
(b) Aerial photograph(s), not to exceed 1 inch equals 400 feet may be submitted; and only those trees that will be affected by the proposed development need be sited accurately;
(4) Classification of soil types within the site and discussion of their suitable uses;
(5) Existing structures, improvements, roadway access and utilities, together with the volume or book and page number of any instrument of record in the Office of the Clerk of Valencia County evidencing any and all easements affecting the property; and
(6) Ownership, property lines and building locations on adjoining and adjacent property within 350 feet of the subject property.
(B) Proposed changes and improvements to the site as follows:
(1) Proposed site improvements, including:
(a) Boundary lines and dimensions for the property and proposed topographical changes;
(b) All proposed structures, including finish floor elevations and setbacks;
(c) Vehicular and pedestrian circulation patterns and parking, loading and service areas;
(d) Site drainage plan, including location of sumps or settling ponds; and
(e) A boundary survey and cross sections, and profiles as may be required by the Department.
(2) Proposed utilities, including subsurface sewerage, water supply system and electrical services. Inverse elevations shall be shown for all underground transmission lines.
(3) Proposed access to public roads and highways, railroads or other commercial or industrial transportation systems.
(4) Proposed landscape plan (§ 154.167), to include appropriate visual screening and noise buffering, where necessary, to ensure compatibility with surrounding properties and uses.
(5) Proposed on-premise signs (§ 154.166), fencing or other fabricated barriers, together with their heights and setbacks.
(C) A written statement to accompany the site development plan, containing the following:
(1) A statement of present ownership of all lands included within the proposed development; and
(2) A schedule of expected development.
(Ord. 2004-05, passed 9-15-2004; Am. Ord. 09, passed 9-15-2004) Penalty, see § 154.999
§ 154.039 FINAL SITE PLAN REQUIREMENTS.
(A) The final development plans shall include the same information required for a preliminary plan together with any revisions, adjustments or refinements that may be required for compliance with the general development standards.
(B) The final plan shall include the following information and shall be labeled by the Department as follows.
Exhibit A | Site analysis (map of existing conditions) |
Exhibit B | Site plan |
Exhibit C | Final grading plan |
Exhibit D | Landscape plan in accordance with § 154.167 |
Exhibit E | Cross sections, elevations and/or architectural drawings of proposed structures |
(C) If submission of any of the above exhibits are waived by the Department, written justification to support a decision shall be provided by the Department.
(D) Any proposed changes in connection with an approved plan shall be reviewed and approved in accordance with the same procedures set forth under this section.
(E) If substantial improvements to any parcel have not been effected within 5 years of final approval of any site plan, the site plans shall be vacated by the Department pursuant to § 154.075 of this chapter.
(Ord. 2004-05, passed 9-15-2004; Am. Ord. 09, passed 9-15-2004) Penalty, see § 154.999