A. Site plan submittals and review shall be required in each of the following circumstances, regardless of the size or magnitude of the intended action:
1. When applying for a site clearance permit.
2. When applying for a Planned Development District.
3. When applying for a special use permit.
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.
D. Site plan submittals are also required as part of the platting and subdivision process and the requirements for such are (or should) be outlined in
Chapter 410: Subdivision Regulations.
Authority.
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.
Submission Requirements.
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:
a. Sewage or septic system;
b. Water supply system;
c. Telephone, cable and electrical systems; and
d. Storm drainage system, including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls, hydrants, manholes, and drainage swales.
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:
1. Area of building to be used for a particular use such as retail operation, office, storage, etc.;
2. Maximum number of employees;
3. Maximum seating capacity, where applicable; and
4. Number of parking spaces existing and required for the intended use.
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.
Standards of Review.
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.
