1. Purpose. The site plan review procedure provides for the administrative review, in addition to plan review required by other sections of the Denison Code of Ordinances, of projects that have potentially significant effects on traffic circulation or a significant effect on land uses on adjacent properties. The procedure provides for review and evaluation of site development features and possible mitigation of unfavorable effects on surrounding property.
2. Administration. The Zoning Administrator shall review, evaluate, and act on all site plans submitted pursuant to this procedure. An applicant may appeal a denial of any application to the Planning Commission and, if substantial satisfaction is not gained from such review, to the City Council.
3. Uses Requiring Site Plan Review. All uses indicated as subject to site plan review in Tables 167.1 through 167.6 are subject to the provisions of this section, unless otherwise subject to a special use permit procedure for specific zoning districts.
4. Application Requirements. An application for a site plan review may be filed by the owner(s) of a property or the owners' authorized agent with the Zoning Administrator. The application shall include the following information:
A. Name and address of the applicant.
B. Owner, address, and legal description of the property
C. A description of the nature and operating characteristics of the proposed use.
D. A site plan, drawn to a scale sufficient to permit adequate review and dimensioned as necessary, showing the following information:
(1) The date, scale, north point, title, name of owner, and name of person preparing the site plan.
(2) The location and dimensions of boundary lines, easements, and required yards and setbacks of existing and proposed buildings and site improvements.
(3) The location, size, and use of proposed and existing structures on the site.
(4) The location of all proposed site improvements, including parking and loading areas, pedestrian and vehicular access, sewers, sidewalks, utilities, service areas, fencing, screening, landscaping, and lighting.
(5) Location of any major site feature, including drainage and contours at no greater than five foot intervals.
(6) Any other information that may be required for review by the Zoning Administrator.
5. Erosion and Sediment Control. No clearing, grading, or construction work shall be done in any district until the necessary erosion and sediment control measures, if necessary (site land disturbance exceeds 1 acre) in accordance with an approved construction site Soil Erosion and Sedimentation Control Plan, have been provided to comply with the soil loss limit regulations adopted by the Crawford County Soil Conservation District on August 30, 1972.
6. Requirement of Erosion and Sediment Control Measures. When an application for a site plan review is filed, the Zoning Officer shall review the proposed construction and determine whether erosion and sediment control measures are necessary to comply with the soil loss limit regulations referred to in subsection 5 above. If the Zoning Officer determines that erosion and sediment control measures are necessary, said officer shall attach a written statement of the necessary measures to the site plan review. No clearing, grading, or construction work shall be done pursuant to a site plan until erosion and sediment control measures have been provided in compliance with the site plan review. The Zoning Officer may consult with and obtain the recommendations of the City Engineer or the Crawford County Soil Conservation District with respect to erosion and sediment control measures and may delay issuance of site plan approval and a land disturbance permit for a reasonable time for that purpose.
7. Storm Water Management Plan. Prior to the development of one acre or more (43,560 square feet), the Zoning Officer shall first review the proposed construction to ensure that the construction includes a connection to an existing, adequate storm sewer system. In the absence of an existing, adequate storm sewer system, the Zoning Officer shall require adequate provision for storm water management prior to issuance of an occupancy permit. Storm water management may include retention facilities and/or payment to the City by the applicant of a fee for future storm sewer outside of the applicant’s property. The Zoning Officer shall consult with the City Engineer prior to approving storm water management plans which do not connect to an existing, adequate storm sewer.
8. Administrative Action and Appeal. The Zoning Administrator must act upon each complete application within ten working days of filing. An applicant may appeal a denial to the Planning Commission within ten days of the action. The Planning Commission shall consider the appeal at the first available meeting after the filing of the appeal. An applicant may appeal a denial by the Planning Commission to the City Council within ten days of the Commission’s action. The City Council shall consider the appeal at the first available meeting after the filing of the appeal.
9. Review and Evaluation.
A. The Zoning Administrator (or the Planning Commission and City Council in cases of appeal) shall review and approve the site plan based on the criteria established in Table 174.1 and conformance with applicable regulations in these Zoning Regulations.
B. The Zoning Administrator (or the Planning Commission and City Council in cases of appeal) shall make the following findings before approval of the site plan:
(1) The proposed development, together with any necessary modifications, is compatible with the criteria established in Table 174.1.
(2) Any required modifications to the site plan are reasonable and are the minimum necessary to minimize potentially unfavorable effects.
(3) The site plan conforms to the Zoning Regulations.
10. Modification of Site Plan. The Zoning Administrator (or the Planning Commission and City Council in cases of appeal) may require modification of a site plan as a prerequisite for approval. Required modifications may be more restrictive than base district regulations and may include, but not be limited to, additional landscaping or screening; installation of erosion control measures; improvement of access or circulation; rearrangement of structures on the site; or other modifications deemed necessary to protect the public health, safety, welfare, community character, property values, and/or aesthetics.
11. Term and Modification of Approval.
A. A site plan approval shall become void two years after the date of approval, unless the applicant receives a building permit and diligently carries out development prior to the expiration of this period.
B. The Zoning Administrator may approve an application to modify a previously approved site plan if he/she determines that the modification does not affect findings related to the criteria set forth in Table 174.1.
C. The Zoning Administrator may revoke a site plan approval if he/she determines that the development is not complying with the terms and conditions of the approval. Such revocation may be appealed to the Planning Commission and City Council.
12. Approval to Run With Land. An approval pursuant to this section shall run with the land until the expiration date of such approval.
Table 174.1 – Site Plan Review Criteria
SITE PLAN REVIEW CRITERION | |
Land Use Compatibility | |
Development Density | Site area per unit or floor area ratio should be similar to surrounding uses if not separated by major natural or artificial features. |
Height and Scale | |
Height and Bulk | Development should minimize differences in height and building size from surrounding structures. Differences should be justified by urban design considerations. |
Setbacks | Development should respect pre-existing setbacks in surrounding area. Variations should be justified by site or operating characteristics. |
Building Coverage | Building coverage should be similar to that of surrounding development if possible. Higher coverage should be mitigated by landscaping or site amenities. |
Site Development | |
Frontage | Project frontage along a street should be similar to lot width. |
Parking and Internal Circulation | Parking should serve all structures with minimal conflicts between pedestrians and vehicles.All structures must be accessible to public safety vehicles.Development must have access to adjacent public streets and ways. Internal circulation should minimize conflicts and congestion at public access points. |
Landscaping | Landscaping should be integral to the development, providing street landscaping, breaks in uninterrupted paved areas, and buffering where required by surrounding land uses. Parts of site with sensitive environmental features or natural drainageways should be preserved. |
Building Design | |
Architectural design and building materials should be compatible with surrounding areas or highly visible locations | |
Operating Characteristics | |
Traffic Capacity | Project should not obstruct traffic on adjacent streets. Compensating improvements will be required to mitigate impact on street system operations. |
External Traffic Effects | Project design should direct non-residential traffic away from residential areas. |
Operating Hours | Projects with long operating hours must minimize effects on surrounding residential areas. |
Outside Storage | Outside storage areas must be screened from surrounding streets and less intensive land uses. |
Public Facilities | |
Sanitary Waste Disposal | Developments within 300 feet of a public sanitary sewer must connect to sewer system. Individual disposal systems, if permitted, shall not adversely affect public health, safety, or welfare.Sanitary sewer must have adequate capacity to serve development. |
Storm Water Management | Development should handle storm water adequately to prevent overloading of public storm water management system and be consistent with any applicable City Storm Water Ordinance. Development should not inhibit or have negative effect upon development of other properties in regards to storm water handling or conveyance. Development should not increase probability of erosion, flooding, landslides, or other run-off related effects and should be guided by a sufficient Soil Erosion and Sedimentation Control Plan, or Storm Water Pollution and Prevention Plan (SWPPP), if applicable, consistent with the Iowa Construction Site Erosion Control Manual and be in accordance, where applicable, to the Iowa Statewide Urban Design and Specifications (SUDAS). |
Utilities | Project must be served by utilities.Rural estate subdivisions should be located in designated areas which can accommodate utility and infrastructure installation consistent with the need to protect the environment and public health. |
Comprehensive Plan | |
Projects should be consistent with the City of Denison’s Comprehensive Development Plan. | |