[Ord. No. 97-1, 10-14-1997]
A.
The Village of Indian Point recognizes that the very nature of intensive
land development creates potential for traffic congestion, overcrowding,
adverse environmental impacts, and health-related problems. The Village
is also sensitive to the fact that Indian Point Road (76-60) is a
two-lane road and is the only access road on the peninsula. It seeks,
therefore, to insure that any location within the Village that has
a potential for such traffic problems shall be subject to site plan
review by the Planning and Zoning Administrator, who may receive advice
and consultation from time to time as deemed necessary; and subject
to approval by the Planning and Zoning Commission. Site plan reviews
shall help ensure that the meaning and intent of the zoning regulations,
and all portions thereof, are fully complied with. The site plan review
regulates the development of structures and sites in a manner which
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 and continuation of low-intensity use of publicly
owned forested lands in order to retain the rural character of the
Ozark Region;
4.
The adequacy of waste disposal methods and protection from pollution
of surface or groundwater; and
5.
The protection of historic and natural environmental features
on the site under review, and in adjacent areas.
[Ord. No. 97-1, 10-14-1997]
B.
Site plans shall be submitted to the Planning and Zoning Administrator
and presented to the Planning and Zoning Commission for approval at
the first regular Commission meeting for which the application may
be scheduled.
C.
Site plans shall not be required for the granting of zoning compliance permits unless required under Subsection (A) above. It shall be sufficient for an applicant to state for the record that the intentions of the proposed construction or alteration will meet the requirements of the Zoning Ordinance and the specific requirements of the district where the property is located, as the applicant must in any regard.
[Ord. No. 97-1, 10-14-1997]
Site clearance permits or Planned Development Districts shall
not be issued for any use of land or proposed construction on a lot
in the zoning districts in which site plan review is applicable, unless
site plan review approval has been granted by the Planning and Zoning
Commission.
[Ord. No. 97-1, 10-14-1997]
A.
The site plan or preliminary plat 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.
B.
Site plans shall be prepared by a registered professional engineer,
architect, or landscape architect at a scale of one (1) inch equals
twenty (20) feet, on standard twenty-four-inch-by-thirty-six-inch
sheets, with continuation on eight-and-one-half-inch-by-eleven-inch
sheets as necessary for written information.
C.
The site plan requirements for development in the R-1 Zoning District
shall include the following data and details:
1.
Drawing of building site or lot showing all existing structures,
utility lines, roads, streams, irrigation or drainage structures and
easements according to criteria set forth in this Section of this
Article.
2.
All distances from property lines and existing structures for
the proposed structure. The drawing shall be drawn to scale and shall
show all dimensions.
3.
Approval from the designated health official allowing hookup
to proper wastewater treatment system.
4.
The filing fee for a permit for residential and accessory structure
shall be according to the schedule of filing fees maintained in the
Village of Indian Point administration office.
D.
Items which shall be required for submission for all nonresidential
development and all development in C-1 and C-2 Districts include:
1.
Name of the project, boundaries, and locus maps showing site's
location in the Village, date, North arrow and scale of the plan.
2.
Name and address of the owner of record, developer, and seal
of the engineer, architect or landscape architect.
3.
Name and address of all owners of record of abutting parcels
and those within one thousand (1,000) feet of the property line with
postcard notices for mailing to property owners. Notices shall conform
substantially to the following format: "The Village of Indian Point
Planning and Zoning Commission will consider an application from [insert
developer name] for site plan review of [project]. The site plan review
is located [insert legal description]. Public comment will be accepted
at a meeting held on [month and day] at [time] at [location]."
4.
All existing lot lines, easements, and rights-of-way. Include
area in square feet, abutting land uses, and the location and use
of structures within one thousand (1,000) feet of the site.
5.
The location and use of all existing and proposed buildings
and structures within the development. Include all dimensions of height
and floor area, and show all exterior entrances, and all anticipated
future additions and alterations.
6.
The location of all present and proposed public and private
ways, parking areas, driveways, sidewalks, ramps, curbs, fences. Location,
type, and screening details for all waste disposal containers shall
also be shown.
7.
The direction of illumination and methods to eliminate glare
onto adjoining properties must be shown.
8.
The location, height, size, materials, and design of all proposed
signage.
9.
A landscape plan showing all existing open space, natural features,
trees, forest cover and water sources.
10.
The location of all present and proposed utility systems, including:
11.
Plans to prevent the pollution of surface or groundwater, 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.
12.
Existing and proposed topography at a two-foot contour interval
for sites less than two and five-tenths (2.5) acres, and at five-foot
contour intervals for larger sites with slopes up to 16% grades. All
elevations shall refer to the nearest United States Coastal and Geodetic
Bench Mark.
13.
Traffic flow patterns within the site, entrances and exits,
loading and unloading areas, curb cuts on the site and within one
hundred (100) feet of the site.
E.
The Planning and Zoning Commission may require a detailed traffic
study for large developments or for those in heavy traffic areas,
to include:
1.
The projected number of motor vehicle trips to enter or leave
the site, estimated for daily and peak-hour traffic levels;
2.
The projected traffic flow pattern, including vehicular movements
at all major intersections likely to be affected by the proposed use
of the site;
3.
The impact of the projected 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.
F.
For new construction or alterations to any existing building in any
C-1 and C-2 District, a table containing the following information
must be included:
G.
For new construction, elevation plans at a scale of one-quarter (1/4)
inch equals one (1) feet for all exterior facades of the proposed
structure(s) or existing facades, plus addition(s) showing design
features and indicating the type of materials to be used.
H.
Provision for solid waste refuse collection on-site, and pickup service
assured to the Village by letter from an approved solid waste hauler.
I.
The following certificates, which may be combined, where appropriate:
1.
A certificate signed and acknowledged by all parties having
any record, title, or interest in the land in the site plan and consented
to the preparation and recording of said site plan.
2.
A certificate signed and acknowledged as above, dedicating or
reserving all parcels of land shown on the final plat and intended
for any public or private use, including open space, and those parcels
which are intended for the exclusive use of the lot owners of the
subdivision, their licensees, tenants, and servants.
[Ord. No. 97-1, 10-14-1997; Ord. No. 04-07, 12-14-2004]
A.
The review of the Planning and Zoning Administrator and the decision
of the Planning and Zoning Commission shall be based on the following
standards:
1.
The extent to which the proposal conforms to the provisions
of these regulations.
2.
The extent to which the proposal if implemented would be compatible
with the surrounding area.
3.
The extent to which the proposal conforms to the provisions
of the Village's subdivision regulations, any ordinances or regulations
pertaining to water and wastewater treatment systems and other regulations
of the Stone County Health Department, Missouri Department of Natural
Resources or other entities with applicable jurisdiction.
4.
The extent to which the proposal conforms to customary engineering
standards used in the Village.
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.
6.
The extent to which the buildings, structures, walkways, roads,
driveways, open space, and parking lots, have been located to achieve
the following objectives:
a.
Minimize any adverse flood impact;
b.
Ensure that proposed structures are located on suitable soils, including
compliance with separation distances from known or suspected sinkholes
and from well heads;
c.
Minimize any adverse social or environmental impact; and
d.
Minimize any present or future cost to the Village and private providers
of utilities in order to adequately provide utility services to the
site.
[Ord. No. 97-1, 10-14-1997]
A.
Proper use of buffers and screens shall be incorporated into site
plans in order to lessen the differences between land use and diminish
the visual impact of undesirable elements. The key issues include:
[Ord. No. 97-1, 10-14-1997]
A.
For developments subject to site plan review, and in excess of two
and five-tenths (2.5) acres, a minimum of fifteen percent (15%) of
the land area shall be green space.
B.
Architectural screens should be an extension of the development's
architectural treatment and consistent in color and design.
C.
Screening walls should be constructed of low-maintenance, high-quality
materials which are consistent with the building facade material.
D.
Painted or coated screening walls should be avoided.
E.
Landscape screens shall be provided between all parking areas and
streets so as to shield the view of automobiles parked in stalls facing
the street from a point four and five-tenths (4.5) feet high at the
nearest edge of the street.
F.
Landscape screens may include a combination of plant massing, earth
berming and walls.
G.
A ten-foot-to-fifteen-foot-wide landscape buffer should be provided
to separate a high-density residential use, commercial or industrial
use from single-family residential land uses. A masonry wall or combination
wall and landscaping may be substituted for this buffer.
[Ord. No. 97-1, 10-14-1997]
A.
General stipulations are outlined in this Section.
B.
For a development in all zoning districts except R-1 and R-2, a landscaped
planting plan of the entire project should be submitted with site
plan review.
1.
Approximately fifteen percent (15%) of the area between the
main building face and the front property lines should be of a permeable
landscaped surface and/or green space. (Secondary buildings located
between the main building and the front property line should not be
included in the area calculation.)
2.
Landscape areas should generally consist of a combination of
trees, shrubs and ground cover.
3.
Use landscape areas for transition and integration between pad
sites and surrounding land uses.
4.
Minimum one-and-one-half-inch caliper required for ornamental
trees and three-inch caliper required for shade trees.
5.
Special landscape treatment should be employed to highlight
and identify entrances.
6.
Landscape areas should be regularly spaced in parking lots to
break up massiveness of pavement.
7.
Mechanical irrigation systems are typically recommended to ensure
maintenance of plant materials.
8.
Landscaping should be used in conjunction with screening walls
when multistory buildings abut an adjacent property where topography
lessens the effect of a wall alone.
9.
The location and design of landscaped areas, entrances and edges
shall be identified on site plans and planned effectively to reinforce
a development's character and quality, and identify its entry points.
C.
Artificial plants are prohibited.
D.
Any tree existing on a site that is four (4) inches or greater in
caliper should be preserved if possible.
