2-2-120 Site Plan Review

A. Purpose. This section sets forth procedures for considering and approving a site plan. Such procedures are intended to provide for orderly, harmonious, safe and functionally efficient development consistent with the priorities, values, and guidelines found in various elements of the Box Elder County General Plan and this Code. B. Authority. The Planning Commission is authorized to approve site plans as provided in this section. C. Exceptions. For buildings and land uses requiring conditional use permits, site plan review shall be incorporated within such conditional use permits and need not be a separate application, provided the requirements of this Chapter are met. D. Initiation. A property owner may request approval of a site plan as provided in this section. An agent of a property owner shall provide a notarized authorization. 1. A site plan shall be required for any of the following uses unless expressly exempted from such requirement by another provision of this Code. a. Any multiple-family residential use; b. Any public or civic use; c. Any commercial use; d. Any industrial use; 2. No building permit for the construction of any building, structure, or other improvement to the site shall be issued prior to approval of the required site plan. No clearing, grubbing, grading, drainage work, parking lot construction or other site improvement shall be undertaken prior to site plan approval. E. Procedure. An application for site plan approval shall be considered and processed as provided in this subsection. A complete application shall be submitted to the Zoning Administrator in a form established by the Administrator along with any fee established by the County’s schedule of fees. 1. A site plan application shall include at least the following information: a. The names, address and telephone number of the applicant and the applicant’s agent, if any; b. The uses for which site plan approval is requested; c. A set of development plans showing the information required in subsections (d) to (h) of this subsection. The information required by each subsection shall be shown on separate sheets. Plans shall be drawn at a scale no smaller than one (1) inch equals one hundred (100) feet and shall be submitted in PDF format. Except for the landscaping plan, the plans shall be prepared, stamped and signed by a professional engineer licensed by the state of Utah and the architectural plans shall be prepared, stamped and signed by a professional, licensed architect by the State of Utah. d. Site plan showing the following: 1) All infrastructure and development facilities related to the project located within two hundred fifty (250) feet of the site boundary; 2) Layout, dimensions, and names of existing and future road rights-of-way; 3) Project name, North arrow, and tie to a section monument; 4) The boundary lines of the project site with bearings and distances; 5) Layout and dimensions of proposed streets, buildings, parking areas, and landscape areas; 6) Location, dimensions, and labeling of other features such as bicycle racks, dumpsters, trash cans, fences, signage, and mechanical equipment; 7) Location of man-made features including irrigation facilities, bridges, railroad tracks, and buildings; 8) A tabulation table, showing total gross acreage, square footage of street rights of way, square footage of building footprint, square footage of total building floor area, square footage of landscaping, number of parking spaces, and if any, the number and type of dwellings, and the percentage devoted to each dwelling type and overall dwelling unit density; and 9) Identification of property, if any, not proposed for development. 10) As per the international fire code, fire and emergency vehicle access shall be shown. e. Grading and drainage plan showing the following: 1) North arrow and scale 2) Topography contours at two (2) foot intervals 3) Areas of substantial earth moving with an erosion control plan; 4) Location of existing water courses, canals, ditches, springs, wells, culverts, and storm drains, and proposed method of dealing with all irrigation and waste water; 5) Location of any designated flood plain and/or wetland boundaries; 6) Direction of storm water flows, catch basins, inlets, outlets, waterways, culverts, detention basins, orifice plates, outlets to off-site facilities, and off-site drainage facilities when necessary based on adopted County requirement. f. Utility plan showing the following: 1) North arrow and scale 2) All existing and proposed utilities including, but not limited to, sewer, culinary water, secondary water, fire hydrants, storm drains, subsurface drains, gas lines, power lines, communications lines, cable television lines, and street lights; 3) Minimum fire flow required by the international building code and international fire code for the proposed structures, and fire flow calculations at all hydrant locations; 4) As per the international fire code, an engineer’s approved, stamped fire suppression system plans. 5) Location and dimensions of all utility easements; and 6) A letter from sewer and water providers, addressing the feasibility and their requirements the serve the project. g. Building elevations for all buildings showing the following: 1) Accurate front, rear, and side elevations drawn to scale; 2) Exterior surfacing materials and colors, including roofing material and color; 3) Outdoor lighting, furnishings and architectural accents. All lighting shall conform to Chapter 5-9, Outdoor Lighting Standards; 4) Location and dimensions of signs proposed to be attached to the building or structure. All signs shall conform to Chapter 5-3, sign regulations; and 5) Architectural guidelines, including occupancy levels and parking requirements. h. Where one (1) or more conditions of unusual soil, vegetation, geology or slope exists, resulting in increased fire, flood or erosion hazards, traffic circulation problems, sewage disposal problems and potential property damage from extensive soil slippage and subsidence, an applicant shall, upon request of the Planning Commission or county engineer, provide contour and drainage plans, cut and fill specifications, and soil and geologic reports. The required details of such reports and plans may vary depending on the severity of the unusual conditions, but in any event such plans and reports shall be reviewed and approved by the County prior to final approval of a development project. i. Any necessary agreements with adjacent property owners regarding storm drainage or other pertinent matters. j. Evidence of compliance with applicable federal, state, and local laws and regulations, if requested by the Zoning Administrator. k. A traffic impact analysis, if requested by the County Engineer. l. Warranty deed and preliminary title report or other document showing the applicant has control of the property. m. Parcel map(s) from the County Recorder’s office showing the subject property and all property located within four hundred (400) feet thereof. 2. After the application is determined to be complete, the Zoning Administrator shall schedule a public meeting before the Planning Commission. 3. A staff report evaluating the application may be prepared by the zoning Administrator. 4. The Planning Commission shall give a Class A notice of a public meeting pursuant to Section 2-2-050 of this Code and after due consideration shall approve, approve with conditions, or deny the application pursuant to the standards set forth in below: a. Any conditions of approval shall be limited to conditions needed to conform the site plan to approval standards. b. In the case of a conceptual site plan for a planned development, Planning Commission approval shall not be effective unless and until a corresponding Planned Unit Development Overlay or the Planned Community Overlay zone is approved by the County Commission. 5. After the Planning Commission makes a decision, the Zoning Administrator shall give the applicant written notice of the decision. Prior to the issuance of any building permit, the applicant shall provide the County a copy of the approved site plan which includes any required corrections or revisions. Once completed, a site plan shall be marked “Approved” by the County and shall be used as the basis for inspecting development and construction on the property subject to the site plan. 6. A record of all site plan approvals shall be maintained in the office of the Zoning Administrator. F. Standards for Approval. The following standards shall apply to the approval of a site plan. 1. The entire site shall be developed at one time unless a phased development plan is approved by the approving authority. A phased development plan shall show: a. The planned development of the entire site; and b. The timing and sequencing of improvements to be completed with each phase, particularly amenities, open space, and public improvements. 2. A site plan shall conform to applicable standards set forth in this Code and other applicable provisions of the Box Elder County ordinances. Conditions may be imposed as necessary to achieve compliance with applicable code requirements. G. Appeal of Decision. Any person adversely affected by a final decision of the Planning Commission or Zoning Administrator regarding approval or denial of a site plan may appeal that decision to the Hearing Officer as provided in Section 2-2-190 of this Chapter. H. Effect of Approval. 1. A building permit shall not be issued for any building or structure, external alterations thereto, or any sign or advertising structure until the provisions of this section have been met. No structures or improvements may be constructed unless shown on an approved site plan or required by law. 2. Approval of a site plan shall not be deemed an approval of any conditional use permit or other permit. Approval of such permits shall be obtained in accordance with applicable provisions of this Code and other applicable provisions of the Box Elder County Code. I. Amendment. Except as may be provided elsewhere in this Code, no element of an approved site plan shall be changed or modified without first obtaining approval of an amended site plan as follows: 1. Alteration or expansion of an approved site plan may be permitted by the Zoning Administrator upon making the following findings: a. The proposed amendment does not relate to a matter specifically required as a condition of approval by the approving authority. b. Any proposed change of use is consistent with uses permitted on the site; c. Existing uses were permitted when the site plan was approved, or have received a conditional use permit. d. The proposed use and site will conform to applicable requirements of the Box Elder County Code: e. The proposed alteration or expansion meets the approval standards of Subsection 2-2-120(E) of this section; f. The architecture of the proposed alteration or expansion, and landscaping, site design and parking layout are compatible with facilities existing on the site; and g. The site can accommodate any change in the number of employees on the site or any change in impact on surrounding infrastructure. 2. If the zoning Administrator cannot make the findings required in the foregoing subsection, a conditional use permit or amended site plan, as the case may be, shall be approved before any alteration or expansion occurs. 3. Except as provided in Subsection (1) of this section, the procedure for approval of an amended site plan shall be the same as the procedure for approval of an original site plan as set forth in this section. J. Revocation. A site plan approval may be revoked for failure to conform to the approved site plan or as provided in Section 2-4-070(B) of this Code. K. Expiration. 1. A site plan approval shall expire and have no further force or effect if the building, activity, construction or occupancy authorized by the approval is not commenced within one (1) year or not completed within two (2) years.