APPENDIX C - ZONING REGULATIONS\ARTICLE 30 SITE PLANS

ARTICLE 30 SITE PLANS

SECTION 30-1           INTENT

30-101.  

a.    The very nature of land development creates potential for traffic congestion, overcrowding, adverse visual environmental impacts, and health problems.  It is the intent of these Regulations to achieve the goal of promoting growth while stabilizing established development patterns, particularly residential. This Article requires that any location that accommodates intense urban use be subject to Site Plan Review by the Planning Commission.  Site Plan Review helps ensure that the meaning and intent of these zoning regulations are fully complied with and helps ensure that property owners and developers understand requirements under these Regulations before projects begin.

b.    Site Plan Review regulates the development of structures and sites in a manner that considers the following:

1.    The balancing of landowners rights to use their land, with the corresponding rights of abutting and neighboring landowners, as well as the larger community, to live without undue disturbances, including, for example, noise, smoke, fumes, dust, odor, glare and stormwater runoff;

2.    The convenience and safety of vehicular and pedestrian movement within the site, and also in relation to adjacent areas or roads;

3.    The adequacy of waste disposal methods and protection from pollution of surface water or groundwater;

4.    The protection of historic and natural environmental features of the site under review, as well as those of adjacent areas; and

5.    The stability of the built environment, particularly residential neighborhoods, by promoting urban development that is compatible with clearly identified natural resources.

SECTION 30-2           APPLICABILITY

30-201.

a.    The Zoning Administrator shall require that all applications for building permits for commercial and industrial developments in the C-4, I-1 and I-2 Districts be subject to site plan review in accordance with these Regulations, and for redevelopments which enlarge the size of the original structure by more than fifty percent (50%) in the case of a renovation or alteration.  The Zoning Administrator may require a site plan review in accordance with these Regulations for any development requiring a building permit upon the Administrator’s determination that such development may impact parking, storm water, traffic or create other impacts upon public health, safety or welfare.  Developments shall be encouraged to implement the objectives of any relevant adopted comprehensive plan in order to foster compatibility among land uses. 

b.    Prior to application, the Zoning Administrator may require a pre-application conference between the applicant and the Zoning Administrator to discuss the site review requirement and other site or application issues specific to the proposed development or redevelopment.  The applicant should submit preliminary plans for initial review and comment at this time.

SECTION 30-3           AUTHORITY

30-301.  Building permits shall not be issued for any use of land or proposed construction on a lot for which site plan review is applicable, unless site plan review approval has been granted.

SECTION 30-4           FILING FEE

30-401.  A filing fee shall be charged and collected from the applicant in an amount as established by the applicable Governing Body by ordinance or resolution.  The site plan shall not be accepted until a completed site plan application has been submitted and the filing fee paid by the applicant.

SECTION 30-5           SUBMISSION REQUIREMENTS

30-501. 

a.    The site plan shall include the following data, details, and supporting plans which are found relevant to the proposal.  The applicant shall make notations explaining the reasons for any omissions.

b.    Site plans shall be prepared at the largest scale possible, but no less than a scale of one (1) inch equals 20 feet, on standard 24” x 36” sheets, with one copy on 8 ½ “ x 11” or 11” x 17”.  The number of copies of the site plan to be submitted for review shall be set by the Zoning Administrator.  Items required for submission include:

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

2.    Name and address of the owner of record, developer, and seal of any engineer, architect or landscape architect.

3.    All existing lot lines, easements and rights-of-way.  Include area in acres or square feet, abutting land uses and structures.

4.    The location and use of all existing and proposed structures within the development.  Include all dimensions of height and floor area, show all exterior entrances and all anticipated future additions and alterations, side views of structure, building elevations of structure, and proposed building materials. 

5.    The location of all present and proposed public and private ways, parking areas, driveways, sidewalks, ramps, curbs and fences.  Location, type and screening details for all waste disposal containers shall also be drawn.

6.    The Zoning Administrator may require location, height, intensity and bulb type (e.g. fluorescent, sodium incandescent) of all external lighting fixtures.  The direction of illumination and methods proposed to eliminate glare onto adjoining properties must also be shown. 

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

8.    The location of all present and proposed utility systems including:

(a)   sanitary sewerage system;

(b)   water supply system;

(c)   telephone, telecommunication, cable and electrical systems; and

(d)   storm drainage system including both existing and proposed.

9.    Plans to prevent:  pollution of surface water or groundwater, erosion of soil both during and after construction, excessive run-off, and flooding of other properties. 

10.  Zoning district boundaries adjacent to the site’s perimeter shall be drawn and identified on the plan.

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

12.  For new construction or alterations to any existing structure, a table containing the following information:

(a)   Area of structure to be used for a particular use, such as retail operation, office, storage, etc.;

(b)   Maximum number of employees;

(c)   Maximum seating capacity, where applicable;

(d)   Number of parking spaces existing and required for the intended use; and

(e)   A landscape plan for improving large areas of paved parking with appropriate landscaping may be required.

SECTION 30-6           STANDARD OF REVIEW

30-601.  The recommendations of the Zoning Administrator shall be based on the following standards:

a.    The extent to which the proposal conforms to this Article and these Regulations.

b.    The extent to which the development would be compatible with the surrounding area.

c.    The extent to which the proposal conforms to the provisions of any applicable and adopted subdivision regulations and/or comprehensive plans.

d.    The extent to which the proposal conforms to customary engineering standards.

e.    The extent to which the location of streets, paths, walkways, and driveways are located so as to enhance safety and minimize any adverse traffic impact on the surrounding area.

SECTION 30-7           DEVELOPMENT STANDARDS

30-701.  No building that is subject to this Article shall be erected that does not meet the following minimum standards:

a.    Rooftop equipment shall be screened from view from the ground near the building with vertical extensions of the building walls or with parapets or other architectural design features of the same materials used on the wall of the building.   

b.    Dumpster Enclosure and Improvements:

1.    Exterior refuse shall be kept in an enclosed area large enough to contain one week’s production of refuse and shall be contained in a refuse bin equipped with a lid.

2.    The enclosure shall be a minimum of 12 feet wide to allow access for the truck picking up the refuse bin.  The depth of the enclosure should be the depth of the refuse bin being used plus an additional four (4) feet to allow for the mechanical dumping of the refuse bin.  The enclosure shall have a minimum height of five (5) feet.

c.    The form and proportion of buildings shall be consistent or compatible with the scale, form and proportion of existing development in the immediate area.

d.    Architectural design should create visual interest through the use of different textures, complementary colors, shadow lines and contrasting shapes.  The use of walls in a single color, with little detailing or completely bland, is discouraged.

e.    Use of substantial amounts of masonry materials (face brick, stucco, stone) is encouraged.  The use of aluminum siding, metal ribbed panels, and extensive mirrored glass surfaces is discouraged.  Corrugated metal facades should be complemented with abundant use of masonry, whether brick, stone, stucco or split-face block, especially along perimeter streets.  Architectural metal panels may be an acceptable substitute for masonry.  Appropriate landscaping can be used to complement and enhance a building’s design, color and material.

f.     Architectural treatments (e.g., building material, colors, facade design, roof lines, screening) should be consistent and compatible on all sides.  Adjacent land uses, visibility from public streets, use of screening devices (walls, fences, berms, landscaping) are criteria to be considered when varying this treatment. 

30-702      Mini-warehouse facilities shall be developed in accordance with the following minimum standards:

a.    Off street parking shall be provided as follows:

1.    Parking shall be provided by parking/driving lanes adjacent to the buildings.  These lanes shall be at least twenty feet (20’) wide for one-way access lanes and at least twenty-five feet (25’) wide for two-way access lanes.

2.    One parking space for every one hundred fifty (150) storage cubicles shall be located adjacent to the leasing office.  A minimum of three (3) such spaces shall be required.

3.    Required parking spaces may not be rented as or used for vehicle storage, unless identified on the site plan or development plan.

b.    There shall be landscaped screening and fencing around the perimeter of the project.  The fending shall be a minimum of six feet (6’) in height.  When a development borders an arterial street, adjoining residential or commercial development, the fence shall be constructed of decorative material approved by the Zoning Administrator along those sides.  Chain link fencing may be used on sides that adjoin other industrial property of similar or greater intensity, as approved by the Zoning Administrator.