The site plan review process is to help ensure that new development and improvements on existing properties will:
(1) 
Be consistent with the purpose and intent of the Springville City General Plan and with the ordinances and adopted standards of Springville City;
(2) 
Contribute to the overall health, safety and general welfare of the City;
(3) 
Ensure adequate infrastructure to service the new development or improvements;
(4) 
Provide safe and convenient vehicular and pedestrian access and circulation;
(5) 
Provide adequate drainage of surface water and reduce potential for flood damage;
(6) 
Ensure better design, quality and character of the new development and improvement; and
(7) 
Contribute to the orderly growth and contextual and harmonious appearance of the City.
(1) 
Site plan review shall be required for:
(a) 
All new development;
(b) 
All new additions to existing sites which increase the floor area of the premises by more than twenty percent (20%) or increase the original floor area of the premises by over twenty percent (20%) when combined with one (1) or more previous expansions that have occurred over a period of time;
(c) 
Any significant change proposed after site plan approval has been granted by the approving body; and
(d) 
Any conditional use (in addition to any other specific requirements listed in Article 2 of this Chapter).
(2) 
Administrative and Planning Commission Site Plan Review and Action – All site plans for single-family detached dwellings, twin homes and duplexes, along with multi-family, commercial and industrial developments of up to fifteen thousand (15,000) square feet of gross floor area may be approved administratively by the Springville City Planning Administrator, provided no exceptions to the site plan requirements are being requested. All other site plans shall be forwarded to the Planning Commission for final action. All site plan approvals shall be subject to meeting all of the requirements of the laws, codes, standards, resolutions, and ordinances of Springville City, the State of Utah, and the United States.
(3) 
Phased Development Proposals – For any development proposed to be developed in phases, a site plan shall be prepared for the first phase, along with an overall development plan for the proposed additional phases. Any multi phase development plan and any modifications to any multi phase development plan shall be reviewed by the Planning Commission along with subsequent phases, unless those phases meet the requirements of subsection (2) of this section for allowing administrative review. The purpose of the overall development plan is to establish general planning and development control parameters for projects that will be developed in phases with multiple submittals, while allowing sufficient flexibility to permit detailed planning in subsequent submittals. The approval of an overall development plan does not establish any vested right to develop any property in accordance with the plan. Vesting shall occur as site plan approval is received for each phase of the overall development plan.
(Ord. No. 03-2011, 02/15/2011)
(1) 
Purpose – The purpose of the pre-application conference is to provide an opportunity for the applicant to present a basic sketch of what is being proposed for the site prior to formal application. The meeting is to be scheduled by the applicant with the Planning Division. During this meeting, a planning staff member will determine if the use is permitted, conditional, or not permitted in the zone. This meeting also provides a chance to discuss the process, site development standards (setbacks, landscaping, parking, fencing, etc.) and other aspects of the project in a less formal setting, along with identifying major concerns prior to formal application. This meeting will also generally include a representative from the Engineering Division of the City.
(2) 
Information Requested – The applicant should provide a site plan of the proposed development that includes basic location and size of buildings and structures, landscaping, street frontages and other significant features of the property, such as easements. The overall signage package proposed for the building and site, including proposed size, location and height, may also be included for consideration.
(3) 
Planning Staff Review and Recommendation – Based upon the information submitted for review, the Planning Division will make a recommendation to the applicant as to the adequacy of the proposal and the process necessary for preliminary review.
(1) 
Submission: The applicant shall prepare and submit a proposed site plan, along with all forms, fees, and other supporting materials required by the City to the Planning Division. The applicant shall provide a completed application, along with the required number of copies for distribution to members of the Development Review Committee. All information required in the application shall be provided prior to scheduling the item with the body making the final decision, whether it is the Planning Administrator or the Planning Commission. The applicant may request, in writing, that the Director waive items on the application form that are not applicable due to unique circumstances or conditions associated with the development proposal.
(2) 
Submission Requirements: Applications for site plan review shall include, if applicable:
(a) 
The completed site plan application form, fees and supporting documents including: written approval as needed from private utility providers, irrigation companies, State, local or Federal government agencies and adjacent property owners.
(b) 
If the property owner is different than the applicant, then a property owner's consent form must be signed and notarized granting permission for the applicant to act for and in behalf of the fee simple owner.
(c) 
Copies of the development plan shall be provided in accordance with the Community Development Department policy and at a scale of no less than one inch (1") to thirty feet (30'), which shall include the following:
(i) 
Title block stating the name of the project and common address of the proposed site, and the developer's name, address and phone number;
(ii) 
Vicinity map with a one-quarter (1/4) mile radius placed on the site plan;
(iii) 
A description of the proposed project that includes any special features and outlines the intended use of the site;
(iv) 
Names of all property owners, surrounding land uses and zoning on all parcels with boundaries located within two hundred feet (200') of the site;
(v) 
Property dimensions including radii of curves;
(vi) 
Dimensions, setback and heights of all proposed buildings and location of existing buildings;
(vii) 
Table indicating total site area and an acreage and percentage breakdown of structures, parking, landscaping and open space;
(viii) 
Existing and proposed street rights-of-way;
(ix) 
Parking lot design and dimensions, including required landscaping and ADA requirements;
(x) 
All curb cuts and intersections within a minimum distance of 150 feet of the subject property, along with cross-access between this and adjacent sites, including those lands separated from the parcel by a street or other roadway;
(xi) 
If roadway dedication is required, a notation of the distance (shown as a dimension and note on the plant) from the centerline of each existing road right-of-way (centerline of existing asphalt) to the new property line of the site plan, along with a written legal description of the proposed right-of-way;
(xii) 
All proposed signage, both freestanding and attached to the building;
(xiii) 
Exterior lighting of any structures, walkways and parking areas, including shields and other means of insuring that lighting is directed away from adjacent properties;
(xiv) 
Pedestrian access between all public rights-of-way and structures and between structures within the development, including raised curbing and landscaped islands, which serve to separate vehicular and pedestrian traffic whenever possible. When raised walkways are not possible, all pedestrian accesses shall be clearly marked;
(xv) 
Clear view areas noted and show on plan as per Section 11-6-108 of Springville City Code;
(xvi) 
Proposed phasing, if applicable, in such a manner that each phase can function independently or in connection with the previous phase;
(xvii) 
All existing and proposed fencing, including height, materials, and location;
(xviii) 
Proposed location of water and sewer lines in accordance with Springville City Engineering standards;
(xix) 
Existing and proposed easement (utility, solar, etc.) on and within 50' of the subject property. If public utility easements do not exist, the owner is required to provide utility easements as required by the City and said easements be deeded and recorded in the office of the Utah County Recorder;
(xx) 
Screened trash receptacles and loading areas;
(xxi) 
Location and screening plan for mechanical equipment;
(xxii) 
Off-site improvements designed in conformance with Springville City requirements;
(xxiii) 
Proposed street layout designed in conformance with the required block standards, as set forth in Section 14-5-102 of this Code;
(xxiv) 
Location of existing and proposed fire hydrants; and
(xxv) 
Extension of any stub streets adjacent to the property necessary to meet the City street standards.
(d) 
Scale drawings of major exterior building elevations (including all building wall signs) facing public rights of way or areas zoned for residential uses and indicate building materials to be used. Architectural drawings shall be drawn to a scale of no smaller than 1/8'' = one foot.
(e) 
A grading and drainage plan, which shall include the following information:
(i) 
Drainage system report, including calculations and an explanatory narrative, stamped and checked by a professional engineer with includes:
a. 
Use of Springville City rainfall curves to calculate 25 and 100-year floods (attach Springville City rainfall curves to this report); and
b. 
For detention basins, submit calculations to justify sizing based on a 25-year design storm with a release rate of 0/15 cfs per acre;
(ii) 
Detailed drainage plans showing existing and proposed storm drainage improvements, including:
a. 
Major drainage facilities, outfalls and discharge;
b. 
Drainage pipe locations, sizes and depths; and
c. 
Catch basin locations, types and depths;
(iii) 
Location of detention basins designed in accordance with the Springville City Engineering Designs Standards;
(iv) 
A written statement from the appropriate agency (i.e. irrigation companies, private land owners, etc.) accepting responsibility for all surface and subsurface drainage which is directed into channels owned by such agencies;
(v) 
Letter(s) of intent for any necessary off-site drainage easement across privately-owned land;
(vi) 
Existing and proposed contours at two-foot intervals, unless a variation has been approved by the City;
(vii) 
Locations of waterways, ditches and wetlands on the proposed site and on adjacent properties within 50-feet; and
(viii) 
Delineation of all areas subject to potential 100-year flood events as designated by FEMA.
(f) 
A landscape plan, which shall include:
(i) 
Plant location, type, size and quantities;
(ii) 
Planting detail; and
(iii) 
Street tree planting detail.
(g) 
Other required information required for submission with the site plans shall include:
(i) 
Preliminary title report or policy of title insurance on the property, which identifies ownership, easements of record, liens or other encumbrances;
(ii) 
Any required UDOT approval for access for other improvements along a State road;
(iii) 
An engineer's estimate of all required off-site public improvements;
(iv) 
Conveyance of water rights, unless water rights have been tendered, in which case evidence of tendering shall be provided;
(v) 
A traffic impact study may be required at the discretion of the City Engineer;
(vi) 
A geotechnical report shall be required for all areas designated for off-site improvements and may be required for other portions of the site at the discretion of the City Engineer;
(vii) 
A wetlands delineation or clearance letter as required by the City Engineer; and
(viii) 
Other data or plans deemed necessary by DRC member(s).
(3) 
Determination of Completeness: The Planning Administrator or the Administrator's designee, upon receipt of the application, shall have up to five working days to determine whether or not the application is complete and ready for review based on the requirements for submittal and the applicant's request for a waiver of certain application requirements. No application is eligible for the DRC agenda until it is deemed complete.
(Ord. No. 12-2012, 12/18/2012)
(1) 
Purpose: The Development Review Committee members will review the site plan submission to determine conformance with all applicable City ordinances and standards along with the requirements of other reviewing agencies. At the DRC meeting, members of the committee will review the submission with the applicant and discuss whether the application complies with all of the applicable requirements of the City Code and other applicable standards, along with the requirements of other reviewing agencies. Other information or studies regarding conditions of approval, which may be imposed to eliminate concerns of noncompliance or as a means of mitigating any adverse affects of the proposed development will also be presented.
(2) 
Development Review Committee Review: The Development Review committee shall review all applications to determine conformance with all applicable City ordinances and standards. If the site plan is determined to meet City ordinances and standards, the DRC will forward the completed submission to the Planning Administrator (see 11-7-402(2)) or the Planning Commission. If portions of the application are deemed incomplete, it may will be returned to the applicant for appropriate modification. The application shall not be forwarded to the Planning Administrator or the Planning Commission if it does not meet the requirements of the City Code and other applicable standards, along with the requirements of other reviewing agencies. The DRC may forward applications to the Planning Commission subject to variances, waivers, modifications or amendments being proposed by the applicant. During the meeting the applicant will be given the opportunity to make presentations, ask questions and propose alternative conditions for consideration.
(3) 
The proposal may be continued to a subsequent meeting if the Administrator determines that more information is necessary or upon request of the applicant.
(1) 
The Planning Administrator shall review relevant portions of the completed application, along with comments from DRC and the Planning Staff.
(2) 
After review of the item, the Planning Administrator may approve, conditionally approve, or deny the proposed site plan application after providing an opportunity for a public hearing.
(1) 
The Planning Commission shall review relevant portions of the completed application, along with comments from the DRC and the Planning Staff report.
(2) 
After review of the item, the Planning Commission may approve, conditionally approve, or deny the proposed site plan application after providing an opportunity for a public hearing.
Prior to a permitted use being approved and the issuance of a building permit, the applicant shall prepare:
(1) 
A revised final site plan, which shall include the changes to the site plan and conditions of approval required by the Planning Staff, DRC or Planning Commission;
(2) 
Final landscape plan;
(3) 
Dedication of property for streets and PUEs, as required;
(4) 
Final building construction plans;
(5) 
Completed engineering plans, including final construction drawings for streets, utilities, grading and drainage; and
(6) 
Satisfactory arrangements concerning bonding as required by the Springville City Codes.
(7) 
For site plans subject to obtaining a Conditional Use Permit, all conditions required by the Planning Commission shall also be met, along with the items required for a permitted use, prior to issuance of a building permit.
A building permit for an approved site plan must be applied for within six months from the date of approval by the Planning Administrator or the Planning Commission. One extension of up to six months may be requested in writing for the Planning Administrator or Planning Commission's consideration and action, provided that the request is received prior to expiration of the original approval. Approval of an extension may be granted upon finding that special circumstances prevented the applicant from obtaining a building permit and that no changes in the ordinance has occurred that would significantly alter the previous site plan approval. All site plans approved prior to adoption of this ordinance shall be valid until November 24, 2003.
All site improvements shall be completed prior to issuance of a certificate of occupancy. If certain improvements, which do not affect life safety, are not completed at the time the building is ready to occupy, the applicant may provide improvement completion assurance for the remaining improvements for a period not to exceed six (6) months from the date of the certificate of occupancy.
(Ord. No. 04-2019 § 9, 03/19/2019)
Any applicant or person aggrieved by the decision of the Community Development Director, Planning Administrator, or Planning Commission may appeal that decision to the Board of Adjustment. The request for appeal must be filed on an application provided by the City with the applicable fee, within ten days following the decision of the Planning Commission.
(Amended by Ord. No. 19-2007, 04/03/2007)