A. Application Requirements:
1. All site plan applications shall include applicable fees, as established by City Council.
2. All site plan applications shall include the following information in a format which meets standards and policies set forth by the City of Hayden:
a. Record of survey or plat showing property pins, lot dimensions, and scale;
b. Location, purpose, and beneficiary of all existing or proposed easements;
c. Building footprint dimensions and location in relation to parcel boundaries and property pins; proposed uses; floor elevations; and building height in relation to the proposed finish grade at the front of the building;
d. Dimensions and locations of existing buildings and site improvements, both on site and adjacent to the site. Indicate all structures and improvements planned for demolition;
e. Parking and circulation, including:
(1) The number and type of spaces, and their dimensions;
(2) The circulation plan, including the dimension of driveways, aisleways, pedestrian walkways, and queuing areas;
(3) The location and dimensions of off street loading areas;
(4) Pavement plans including dimensions, proposed finish grade, and paving materials; and areas of site not to be paved, or those that will be paved in a future phase; and
(5) Ingress/egress details including location, dimensions, turning radius, and traffic control improvements designed to meet MUTCD standards;
f. Landscaping plan, including:
(1) The location and type of existing and proposed trees, bushes, shrubs, and other such plantings;
(2) The location and type of proposed ground coverings;
(3) Irrigation system improvements;
(4) Hardscape improvements, including, but not limited to:
(a) Patios;
(b) Walkways;
(c) Planters;
(d) Benches;
(e) Water features;
(f) Public art displays; or
(g) Other such “fixtures”;
g. Required landscaping to include but not be limited to buffers, parking areas, street frontage, greenways, greenbelt tracts, etc.
h. Other existing and proposed site improvements, including, but not limited to, fencing, location of refuse and recycling receptacles, outside storage plans, and lighting plans and specifications;
i. Utility plan, including:
(1) The location of existing and proposed new sewer and water service lines and connections, including locations for domestic water and irrigation meters;
(2) The location of existing and proposed dry utilities service lines and connections; and
(3) The location of all existing and proposed utility easements;
j. Sign plan, including:
(1) The location of all existing and proposed signs; and
(2) The proposed dimensions, materials, and construction details for all signage proposed;
k. Grading plan, showing:
(1) Existing and finish elevations in 1' contours;
(2) Compaction requirements;
(3) Total cut and fill volumes;
(4) Grade break lines; and
(5) The location and dimensions of all retaining structures, with structural engineering details for all retaining structures over four feet in height;
l. Stormwater management plan, including GIA standards, hydraulic calculations, impervious area, culverts and dry wells;
m. Compliance with ADA accessibility standards and requirements of local, State, and Federal Code with regard to accessibility.
3. All required plans, as detailed in subsection B of this section, shall be signed, stamped and dated by an Idaho licensed architect, landscape architect, and/or engineer, who, along with their consultants, is acting within their area of education, training, experience and competency in the specific technical areas involved. Where stormwater infrastructure is required or proposed, the stormwater plan shall be prepared by an Idaho licensed engineer acting within their area of education, training, experience and competency in the specific technical areas involved. This requirement for preparation by a licensed professional shall not apply to the construction of single-family residential structures.
4. For projects which may result in potential negative impacts from the proposed development, additional studies to evaluate the impacts and identify potential mitigation measures may be required as part of the site plan review process. Such studies may include, but not be limited to those identified in 12-3-4(A) (19).
B. Required Site Improvements:
Type of Site | Proposed Work | Required Improvements |
New Sites | ||
Existing Sites | a) Activity or series of activities over a three year period of time in which over 40% of the gross area of the site is reconstructed or increase of site improvements by 40% of the existing improvements being developed unless the development occurs through a master site agreement. (Does not include surface overlays of existing asphalt parking lots.) | Site improvements shall be required for the entire site. |
b) Activity or series of activities over a three year period of time in which less than 40% of the gross area of the site is reconstructed. (Does not include surface overlays of asphalt parking lots.) | Site improvements apply to any expanded portion of a site. | |
c) Gravel is resurfaced. | Must be in accordance with surfacing standards. |
1. Site improvements shall consist of the following in compliance with the standards of this title:
a. Landscaping, and irrigation systems in support thereof;
b. Lighting;
c. Paved driving, maneuvering and parking areas;
d. Paved and screened storage areas and/or display lots, if applicable;
e. Screened refuse disposal and recycling areas;
f. On site stormwater management facilities; and
g. Underground utilities - electric, gas and cable, and communication utilities service connections shall be installed underground unless otherwise allowed by the City Engineer working in consultation with the utility company.
C. Required Frontage Improvements:
1. Paving, curbs, swales, greenbelts, sidewalks and other items per the typical sections shown in the City’s adopted transportation or corridor plan which is in effect at the time of application are all part of frontage improvements. Dedications and easements shall extend from the boundary of the existing right-of-way to the extent of required public improvements and utilities.
Type of Construction | Construction of Frontage Improvements | Right-of-way Dedication & Grant of Utility Easement |
All New Construction of Principal Structures | Yes | Yes |
Commercial Additions & Changes of Use | Yes | Yes |
Residential ADU | Yes | Yes |
All other accessory uses | No | Yes 5 |
Maintenance | No | No 4 |
1 The said requirement(s) to be incorporated as a condition of building permit or other approval.
2 When an accessory structure or residential addition is to be located on a street having less than a required right-of-way and easements; and dedication of such is not required by code, the structure shall be set back the needed distance identified by the adopted transportation or corridor plans plus the required setbacks.
3 New Parking Lots without a building structure, public or private, shall be required to construct all on-site and off-site improvements as may be required for any non-residential site plan to include landscaping, lighting, paving, frontage improvements, and dedications of right-of-way and granting of easements.
4 Maintenance shall not include the following: Improvements necessary to correct an immediate life safety concern as identified by the building and/or fire official; energy efficiency upgrades; reroofs; installation of commercial hood systems; and installation of fire alarm or sprinkler systems.
5 In areas where the final, finish grade and/or street section cannot be established; where a frontage improvement has been installed at a prior time which is not fully consistent, but is generally consistent, with currently adopted standards; where there are safety concerns; or if there are other factors, which, as determined by the City, merit waiving or deferring the obligation to construct said improvements, the obligation(s) may be deferred or waived, in whole or in part, by the City Engineer. If deferred, the developer shall be required to enter into a deferred improvement agreement incorporating the approved deferral(s) as a condition of approval for the application. With the agreement, the City may require financial sureties in a form it deems appropriate to guarantee the deferred items and may require the dedication of right-of-way and easements be provided. In the case of single family dwelling units, if the obligation is deferred in whole or in part, this will not require a separate deferred improvement agreement, but shall be incorporated as a condition of approval of the application, along with sureties if determined necessary by the City.
6 In areas where the dedication of right-of-way or easement would create a non-conforming lot of record, the dedication of right-of-way shall be to the required setback.
D. Standards For Site Plan Approval:
1. In order for a site plan to be approved, the development proposal must meet the following standards:
a. The proposed use is allowable as based upon the current zone designation of the subject property;
b. The proposed development meets all City design standards, including, but not limited to, stormwater management, landscaping, parking and circulation, lighting, building layout and design, and other established City standards as may be applicable to the proposed development;
c. Utilities and infrastructure are sufficient to support the development and the uses proposed, or the developer will construct necessary infrastructure improvements to support the development as part of the proposed construction, and has entered into a commercial construction improvement agreement with the City; and
d. The transportation system is adequate to support the additional traffic loading created by the proposed development, or the developer will construct transportation system improvements necessary to maintain the City’s minimum level of service as required off-site improvements, or otherwise pay for their proportionate share of such required improvements, consistent with the provisions of title 9, chapter 2 of this Code.
2. Should a site plan be denied based upon the plan’s failure to meet the above listed standards for approval, staff shall provide the applicant a written decision detailing the basis for such denial, and identifying what (if anything) may be done to make the application approvable.
E. Construction Of Site Improvements:
1. Construction of improvements, as depicted on the approved site plan, shall be required as a condition placed on the building permit.
2. No site disturbance, with the exclusion of staging of materials and equipment, shall take place prior to site plan approval, unless authorized by the City. The City may place conditions upon the permit to mitigate the impacts of the disturbance.
3. No certificate of occupancy shall be issued until the City has inspected and approved all required site improvements, with said improvements constructed in conformance with the approved plans.
4 In the event that required improvements must be postponed for causes beyond the control of the developer, the City, at its discretion, and consistent with the adopted Building Codes, may choose to issue a temporary certificate of occupancy, with provision of surety in the amount of 150% of cost estimates for the required installation, or as an additional option for residential development at a per deferred item cost. The deferred items will be incorporated into an agreement for which the City may charge a fee to create, process, and maintain. In no event shall a final certificate of occupancy be issued until all required improvements have been constructed in accordance with the approved site plan.
F. Duration Of Site Plan Approval:
1. Site plan approval is for two years from date of approval by City staff. Failure to complete the improvements within two years after the date of staff approval shall cause all approvals of said site plan approval to be null and void, unless an extension of one year has been applied for by the developer and approved by the Director, except if a phased site plan for which the phasing plan was approved by City staff as part of the initial site plan approval. After the two years have elapsed, the developer may apply for and receive additional extensions for good cause of time if actual work has been commenced and is continuing on the installation of the improvements up to a maximum of three years, after which the site plan approval shall be null and void and reapplication for a new site plan application shall be required.
2. Phased Site Plan Master Agreement: Should a project be proposed to be constructed in phases, then a site plan master agreement to identify the where, when, and what of the site shall be completed in each phase of the project site.
3. Maintenance: The continuing maintenance of any improvement required for compliance with any development or use standard of this title shall be required. This provision applies to:
a. Off-street parking and loading areas;
b. Improvements required for on-site stormwater treatment systems (grass swales);
c. Landscaped areas, including any required buffers; and
d. Any other improvement required for compliance with this title.
e. The maintenance of landscaped areas includes irrigation, maintenance of the irrigation system, and weed and pest control.
Should the above items not be maintained as required, the City shall address the maintenance requirements per the standards identified in 11-4-4(C). (Ord. 619, 4-13-2021)