[R.O. 1997 §400.490; Ord. No. 1088 §2, 12-9-1991]
A.
The City of Cassville recognizes that the very nature of land development
creates potential for traffic congestion, overcrowding, adverse environmental
impacts, and health problems. It seeks to ensure that any location
within the City that has a potential for such problems, referred to
as "areas of critical concern," shall be subject to Site Plan Review
by the Zoning Administrator and approval 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.
B.
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 adequacy of waste disposal methods and protection from pollution
of surface or groundwater; and
4.
The protection of historic and natural environmental features
on the site under review, and in adjacent areas.
[R.O. 1997 §400.500; Ord. No. 1088 §2, 12-9-1991]
A.
All applications for building permits in the multiple-family, commercial
and industrial districts shall be subject to site plan review in accordance
with the provisions established below. Petitions for planned developments
and conditional uses shall receive site plan review, but shall not
require separate site plan review approval. Site plan reviews shall
be performed by the Zoning Administrator and presented to the Planning
and Zoning Commission for approval.
B.
Site plan review shall also be required for the expansion of any
existing use. "Expansion" shall include a floor space increase of
twenty-five percent (25%) or more within any ten-year period, or the
introduction of new materials or processes not previously associated
with the existing use. Required approval includes proposals for commercial,
industrial, office, multiple-dwelling residential developments, municipal,
institutional, utility, fraternal or recreational purposes.
[R.O. 1997 §400.510; Ord. No. 1088 §2, 12-9-1991]
Building permits 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.
[R.O. 1997 §400.520; Ord. No. 1088 §2, 12-9-1991]
A.
The site plan shall include, at the discretion of the Zoning Administrator,
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 sheets of twenty-four (24) inches by
thirty-six (36) inches, with continuation on sheets of eight and one-half
(8 1/2) inches by eleven (11) inches as necessary for written
information.
C.
Items which may be required for submission include:
1.
Name of the project, boundaries, and locus maps showing the
site's location in town, 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.
4.
All existing lot lines, easements, and right-of-way. Include
area in acres or square feet, abutting land uses, and the location
and use of structures within one hundred eighty-five (185) 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 and fences.
Location, type, and screening details for all waste disposal containers
shall also be shown.
7.
The 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.
8.
The location, height, size, materials, and design of all proposed
signage.
9.
10.
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.
11.
Existing and proposed topography at a two-foot contour interval.
All elevations shall refer to the nearest United States Coastal and
Geodetic Benchmark. If any portion of the parcel is within the one-hundred-year
floodplain, the area will be shown and base flood elevations given.
Indicate areas within the proposed site and within fifty (50) feet
of the proposed site, where ground removal or filling is required,
and give its approximate volume in cubic yards.
12.
A landscape plan showing all existing natural features, trees,
forest cover and water sources, and all proposed changes to these
features, including size and type of plant material. Water sources
will include ponds, lakes, brooks, streams, wetlands, floodplains,
and drainage retention areas.
13.
Zoning district boundaries within three hundred (300) feet of
the site's perimeter shall be drawn and identified on the plan.
14.
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. The Planning and Zoning Commission
may require a detailed traffic study for large developments or for
those in heavy traffic areas, to include:
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.
15.
For new construction or alterations to any existing building,
a table containing the following information must be included:
[R.O. 1997 §400.530; Ord. No. 1088 §2, 12-9-1991]
A.
The recommendations of the Zoning Administrator shall be based on
the following standards:
1.
The extent to which the proposal conforms to the provisions
of this Chapter.
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 City's Subdivision Code set out in Chapter 405.
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.
6.
The extent to which the buildings, structures, walkways, roads,
driveways, open space (if any), and parking lots have been located
to achieve the following objectives:
a.
Preserve existing off-site views and create desirable on-site
views;
b.
Conserve natural resources and amenities available on the site;
c.
Minimize any adverse flood impact;
d.
Ensure that proposed structures are located on suitable soils;
e.
Minimize any adverse social or environmental impact; and
f.
Minimize any present or future cost to the municipality and
private providers of utilities in order to adequately provide utility
services to the site.
