[Ord. No. 2006.19 §1, 6-12-2006]
A. The
City of Desloge recognizes that the very nature of land development
creates potential for traffic congestion, overcrowding, adverse visual
environmental impacts and health problems. The City seeks to ensure
that any location that must accommodate intense urban use shall be
subject to site plan review by the Planning and Zoning Commission.
Site plan reviews shall help ensure that the meaning and intent of
the Zoning Code and all portions thereof are fully complied with.
The site plan review regulates the development of structures and sites
in a manner that considers the following concerns:
1. The balancing of landowners' rights to use their land with the corresponding
rights of abutting and neighboring landowners to live without undue
disturbances (e.g., noise, smoke, fumes, dust, odor, glare, stormwater
runoff, etc.);
2. The convenience and safety of vehicular and pedestrian movement within
the site and in relation to adjacent areas or roads;
3. The protection of historic and natural environmental features on
the site under review and in adjacent areas;
4. The stability of the built environment — particularly neighborhoods
— by promoting urban development that is compatible with clearly
identified natural resources.
[Ord. No. 2006.19 §1, 6-12-2006]
All applications for building permits, exclusive of single-family
dwellings and structures or additions, shall be subject to the site
plan review requirements contained herein. Redevelopments in which
fifty percent (50%) or more of the structure is altered shall also
be subject to the site plan review procedures. Building permits shall
not be issued for any use of land or proposed construction in which
site plan review is applicable, unless site plan review approval has
been granted by the Planning and Zoning Commission.
[Ord. No. 2006.19 §1, 6-12-2006]
A. Fees. All site plan applications shall be subject to a processing
and review fee of one hundred twenty-five dollars ($125.00).
B. Pre-Application Meeting. Prior to application, a pre-application
conference shall be held between the applicant and the Site Plan Review
Committee. The applicant is encouraged to provide preliminary plans
showing the proposed site location and proposed improvements for initial
review and comment at this time.
C. Staff Review. Following application submittal, site plan
reviews shall be performed by the Site Plan Review Committee. Following
the review, a recommendation of the committee and staff shall be submitted
to the Planning and Zoning Commission for consideration and action.
D. Planning And Zoning Commission Review/Approval. The Planning
and Zoning Commission shall perform their review at the next regularly
scheduled meeting of the Planning and Zoning Commission for which
the item may be scheduled and shall adjourn and reconvene as is determined
necessary.
E. Standard Of Review. The recommendations of the Planning
and Zoning Commission shall be based on the following standards:
1. The extent to which the proposal conforms to the Zoning Code.
2. The extent to which the development would be compatible with the
surrounding area.
3. The extent to which the proposal conforms to the provisions of the
City's subdivision regulations.
4. The extent to which the proposal conforms to customary engineering
standards used in the City.
5. 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.
F. Appeals. The applicant may appeal a site plan determination
to the Board of Aldermen for approval in the event that an applicant
alleges that there is an error in any order, requirement, decision
or determination made by the Planning and Zoning Commission in the
enforcement of the City's regulations or interpretation of the City's
Comprehensive Plan. The request for review by the Board of Aldermen
shall be accompanied by a complete description of the error(s) alleged.
Appeals must be filed in writing to the Building Inspector within
ten (10) days following the Planning and Zoning Commission's decision
and accompanied by a fifty dollar ($50.00) fee. The appeal shall specifically
state how the application, as initially filed or subsequently modified,
fails to meet the criteria set forth in the regulations. The Board
of Aldermen may affirm, reverse, modify, in whole or in part, any
determination of the Planning and Zoning Commission. Such action shall
be taken within thirty (30) days from receipt of said appeal. An affirmative
vote of two-thirds (2/3) of the Board of Aldermen shall be required
to reverse or modify any recommendation by the Planning and Zoning
Commission.
[Ord. No. 2006.19 §1, 6-12-2006]
A. The
site plan shall include the following data, details and supporting
plans which are found relevant to the proposal. The number of pages
submitted will depend on the proposal's size and complexity. The applicant
shall make notations explaining the reasons for any omissions.
1. Site plans shall be prepared by a registered professional engineer,
architect, land surveyor or landscape architect, scaled and on standard
twenty-four (24) inch by thirty-six (36) inch sheets. Items required
for submission include:
a. Name of the project, address, boundaries, date, north arrow and scale
of the plan.
b. Name and address of the owner of record, developer and seal of the
engineer, architect or landscape architect.
c. Name and address of all owners of record of abutting parcels.
d. A survey of the site sealed by certified surveyor registered in the
State of Missouri showing the existing lot lines, easements and rights-of-way
and including the area in acres or square feet of the project site
and all abutting lots.
e. The location and use of all existing and proposed structures within
the development. Include all dimensions of height and floor area and
show all points of ingress and egress and all anticipated future additions
and alterations.
f. 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 shown.
g. Location, height, intensity and bulb type (e.g., fluorescent, sodium
incandescent) of all external lighting fixtures. The direction of
illumination and methods to eliminate glare onto adjoining properties
must also be shown.
h. The location, height, size, materials and design of all proposed
signage.
2. A table containing the following information must be included:
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; and
d. Number of parking spaces existing and required for the intended use.
3. Architectural elevations of all building faces drawn to scale depicting
the design, scale, color and description and location of the proposed
exterior building materials.
4. A landscape plan per the requirements of this Zoning Code showing
the location of the existing and proposed vegetation and a table listing
the quantity, type and caliper/dimension of all plantings.
5. The location of all present and proposed utility systems including:
c. Telephone, cable and electrical systems; and
d. Storm drainage system including existing and proposed drain lines,
culverts, catch basins, headwalls, end walls, hydrants, manholes and
drainage swells.
6. Plans to prevent the pollution of surface or ground water, erosion
of soil both during and after construction, excessive runoff, excessive
raising or lowering of the water table and flooding of other properties,
as applicable.
7. Existing and proposed topography shown at not more than five (5)
foot contour intervals. All elevations shall refer to the United States
Geodetic Survey (USGS) datum. If any portion of the parcel is within
the 100-year flood plain, the area shall be shown, with base flood
elevations; and the developer shall present plans for meeting Federal
Emergency Management Agency (FEMA) requirements.
8. Zoning district boundaries and classifications adjacent to the site's
perimeter shall be drawn and identified on the plan.
9. Traffic flow patterns shown within the site, entrances and exits,
loading and unloading areas, curb cuts on the site and within one
hundred (100) feet of the site. The City Engineer may require a detailed
traffic study for mixed use and multi-tenant developments or for developments
in heavy traffic area which shall include, but not limited to:
a. The projected number of motor vehicle trips to enter or leave the
site, estimated for daily and peak hour traffic levels;
b. The projected traffic flow pattern including vehicular movements
at all major intersections likely to be affected by the proposed use
of the site; and
c. The impact of this traffic upon existing abutting public and private
ways in relation to existing road capacities. Existing and proposed
daily and peak hour traffic levels, as well as road capacity levels,
shall also be given.
10. Covenants, trust indentures and/or deed restrictions clearly defining
the installation and maintenance of any shared open spaces, common
areas, detention/retention areas and other requirements beyond those
provided herein.
[Ord. No. 2006.19 §1, 6-12-2006]
A. All
commercial, industrial and multi-family buildings shall meet the following
minimum standards:
1. All electrical and mechanical equipment located adjacent to the building
and visible from any adjacent public thoroughfare or a residentially
zoned area shall be completely screened from view. Such screens and
enclosures shall be treated as integral elements of the building's
appearance. Gas and electric meters located near vehicular use areas
shall be protected by bollards or other means as approved by the City.
2. All telephone and cable television lines, electrical services and
distribution lines shall be placed underground, except that this provision
shall not include meters, electric and telephone service pedestals,
transformers, three-phase feeder lines, subtransmission and transmission
lines, electrical substations and such other facilities as the utility
may deem necessary to install utilizing "overhead" type construction.
3. Pedestrian access shall be an integral part of the overall design
of each multi-family, commercial, office/institutional and industrial
development. The pedestrian access should provide not only safe and
convenient access to and from off-street parking areas but should
also connect with abutting properties and developments so as to create
an alternative means of transportation for residents of the City.
a. Sidewalks at least five (5) feet in width shall be provided along
all sides of a lot that abut a dedicated public or private street.
A continuous internal pedestrian sidewalk shall be provided from the
perimeter public sidewalk to the principal customer entrance(s). This
internal sidewalk shall feature landscaping, benches and other such
materials and facilities for no less than fifty percent (50%) of its
length.
b. Sidewalks shall be provided along the full length of the building
along any facade featuring a customer entrance and along any facade
abutting a public parking area. Such sidewalks shall be located at
least five (5) feet away from the building facade to provide planting
areas for landscaping along the foundation of the building.
4. The form and proportion of buildings shall be consistent or compatible
with the scale, form and proportion of existing development in the
immediate area.
5. 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 blank, is strongly discouraged.
6. Building facades that are one hundred (100) feet or greater in length
shall incorporate recesses and projections along at least twenty percent
(20%) of the length of the building facade.
7. Shared access, parking and/or cross access agreements are encouraged
and shall be in place with neighboring uses or properties prior to
authorization of any occupancy permits.
8. Loading docks, trash enclosures, outdoor storage and similar facilities
and functions shall be incorporated into the overall design of the
building and the landscaping so that the visual and acoustic impacts
of these functions are reduced to as great an extent as possible and
are out of view from adjacent properties and public street.
9. All buildings which are visible and which lie, in whole or in part, within one hundred fifty (150) feet of Highway 67, Highway 8, State Street and the area bounded by the centerlines of Locust, Lincoln Street, Olive Street and Desloge Drive shall comply with the Article
V, Division 1 "Standards for Buildings on Major Roads and Downtown".