Chapter 11
SITE PLAN REVIEWlinklink

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11-11-1: PURPOSE:
11-11-2: INTENT:
11-11-3: APPLICABILITY:
11-11-4: EXCEPTIONS:
11-11-5: DESIGN STANDARDS:
11-11-6: PREAPPLICATION REVIEW:
11-11-7: SITE PLAN PREPARATION:
11-11-8: CONTENTS OF SITE PLAN:
11-11-9: SITE PLAN SUBMISSION AND REVIEW:
11-11-10: PUBLIC NOTICE:
11-11-11: ISSUANCE OF BUILDING PERMIT:
11-11-12: AMENDMENTS:
11-11-13: OCCUPANCY PERMIT:
11-11-14: PENALTY:
11-11-15: VARIANCE:

11-11-1: PURPOSE:linklink


By reason of potential adverse effect on public services, community appearance, environment, welfare, and to neighboring land uses, site plan review and approval shall be required for development. For the purpose of assuring proper accessibility, circulation, functional relationships of uses, and compatibility with adjoining and nearby development, no building or occupancy permit shall be issued, nor use commenced, except in accordance with a site plan submitted and approved by the city. (Ord. 80-29, 12-16-1980, as amended)
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11-11-2: INTENT:linklink

The site plan review process recognizes that the developments to which it is made applicable, even though generally suitable for location in a particular district or on a particular site, are, because of their nature, size, complexity, or other indicators of probable impact, capable of adversely affecting the purposes for which the regulations of this title are established, unless careful consideration has been given to critical design elements. Therefore, it is the intent of this process to ensure that all elements are reviewed for compatibility with the provisions of this title. A site plan, much like a preliminary plat of subdivision, is intended to serve as a working document for the developer and the city. It shall provide sufficiently detailed information to allow an informed decision concerning the overall acceptability of the proposed development. (Ord. 80-29, 12-16-1980, as amended)
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11-11-3: APPLICABILITY:linklink

Site plan review shall be required, as a precondition to the issuance of a building or occupancy permit, in the following instances:


A. Residential Uses: The development or establishment of any residential land use consisting of more than one residential structure containing three (3) or more dwelling units.


B. Commercial Or Public Uses: The development or establishment of any commercial or public use.


C. Convalescent Or Group Homes: The initial establishment or development of any convalescent, rest or nursing home; group home; rooming or boarding house that will house more than ten (10) residents excluding staff. (Ord. 80-29, 12-16-1980, as amended)

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11-11-4: EXCEPTIONS:linklink


A. Enumeration: This chapter shall not apply to:

1. Permitted uses in A agricultural districts nor for their related accessory uses and structures.

2. Proposed development or redevelopment in any I-1, I-2, or I-3 industrial zoning district not abutting an arterial.

3. One- or two-family subdivisions or an individual three- or four-family dwelling.

4. New occupancies or existing structures in the C-4 central business district zone.

5. Planned unit developments, mobile home parks, and planned industrial parks, which shall be developed in accordance with the site plan requirements of the PUD regulations, the R-6 mobile home regulations, and the I-1 planned industrial development plan regulations.

6. Additions or enlargements of existing individual dwellings, unless the total number of units exceeds four (4) within a residential structure.

7. Additions to existing nonresidential buildings or uses when such addition does not exceed five thousand (5,000) square feet or one-third (1/3) of the gross floor area of the existing building or use.

8. Any use permitted on a temporary basis for a period not to exceed six (6) months. (Ord. 2013-38, 9-17-2013)

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11-11-5: DESIGN STANDARDS:linklink

The following design standards shall apply to any development requiring site plan review:


A. Access: All developments requiring site plan review shall have adequate and safe vehicular access to adjacent streets. All entrance and exit driveways to public streets shall be located with due consideration for traffic flow so as to afford minimum conflict to traffic on public streets. All such entrances and exits shall be so located and designed so as to comply with the traffic control policies of the city and in the case of state highways, they shall comply with the Oklahoma state highway commission's "Driveway Regulations For Oklahoma Highways".


B. Drainage: Proper surface drainage shall be provided so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system and will, so far as practicable, avoid flooding, erosion, and detrimental depositing of silt, gravel or stone. Surface water shall be removed from all roofs, canopies and paved areas and disposed of in an appropriate drainage system. Surface water in all paved areas shall be disposed of in a manner approved by the city engineer.


C. Landscaping: Landscaping shall be included as an integral part of the development to provide a quality of life and amenities in keeping with the natural physical surroundings of the city. All developments shall be landscaped with trees, ornamental shrubs and green areas according to the following standards:

1. Not less than five percent (5%) of the total land area of the development shall be landscaped with trees, ornamental shrubs, walkways, and green areas. At least seventy five percent (75%) of this area shall be in the front or side yards.

2. All site plans shall include a detailed landscaping plan indicating the type and number of plants to be provided.

3. Artificial grass or any form of synthetic plant shall not be permitted as landscaping.

4. The use of gravel as ground cover shall not be considered as meeting the minimum requirements of this section.

5. The plan shall especially respect sight triangles at intersections and be approved for all elements relating to traffic control.

6. A certificate of occupancy shall not be issued until landscaping has been installed in accordance with the approved site plan. If the season of the year will not permit planting, a temporary certificate of occupancy shall be issued until growing season. Failure to plant landscaping shall be a violation of this title.

7. All landscaping improvements shall be maintained in a live and healthy manner.

8. The planning commission and mayor and board of commissioners may require that existing landscaping and vegetation on the site be retained in order to satisfy the requirements of this section.


D. Lighting: All lighting in parking areas, as part of signs and advertising or special lighting, shall be so arranged to avoid unreasonable reflection, glare, or radiation onto operators of motor vehicles, pedestrians, and neighboring land uses or properties. Outdoor lighting, when provided, shall have an arrangement of reflectors and an intensity which will not interfere with adjacent land uses or the use of adjacent streets. In particular, no flickering, moving or flashing lights shall be permitted.


E. Parking: The location, width and layout of interior drives shall be appropriate for the proposed interior circulation. The location and layout of accessory off street parking and loading spaces shall provide for efficient circulation and the safety of pedestrians and vehicles. The location of parking areas shall not detract from the design of proposed buildings and structures or from the appearance of the existing neighboring buildings, structures and landscape. Provisions shall be made for access by police, fire and emergency vehicles.

1. Landscaping: All parking lots containing more than ten (10) spaces must have a minimum five foot (5') landscaped strip adjacent to their perimeters with shade trees planted in the amount equivalent to one shade tree for every thirty five feet (35') of the perimeter linear footage. On parking lot perimeters adjacent to residentially zoned or developed land, the landscaped strip shall contain seventy five percent (75%) opaque screening which shall include a solid wall, fence or compact evergreen hedge not less than five feet (5') in height. In addition, unenclosed parking lots with more than twenty (20) spaces shall have a minimum of two percent (2%) of the interior surface area landscaped and shall have a permanent underground watering system. The interior landscaping shall be in planting islands at aisle ends or strips between aisles. Where planting will be susceptible to injury by pedestrians or motor traffic, they shall be protected by appropriate curbs, tree guards, or other devices. Parking lot landscaping as required herein shall be considered as a part of the five percent (5%) landscaping requirements specified in subsection C1 of this section.

2. Surfacing: All property used for parking of vehicles, storage and display of merchandise, and all driveways used for vehicle ingress and egress shall be paved with a permanent hard surface.


F. Relation Of Proposed Structures To Environment:

1. Proposed structures on the site shall be related in style and design and shall also relate visually to the terrain and existing buildings and roads in the vicinity. The achievement of such harmonious relationship may include the enclosure of space in conjunction with other existing buildings or other proposed buildings and the creation of focal points with respect to avenues of approach, terrain features or other buildings. Proposed structures shall be so sited as to minimize any adverse impact upon the surrounding area, and particularly upon nearby residences, by reason of:

a. Building location, height, bulk and shadows;

b. Location, intensity, direction and time usage of outdoor lighting;

c. Likelihood of nuisances;

d. Other similar considerations.

2. Appropriate screening shall be required to minimize any such adverse impact.


G. Screening: Development and maintenance of planting, fences, and walls shall be provided as an aesthetic barrier against traffic, noise, heat, glare, and dust for the protection and conservation of property. Whenever any lot located in any commercial zone is to be developed or occupied by commercial uses and it abuts a lot located in any residential zone or a lot developed residentially and whenever any residential lot is to be developed at a density three (3) times greater than the density permitted on adjacent property, the lot shall be screened by, and developed with, a minimum seventy five percent (75%) opaque barrier not less than five feet (5') in height along the entire abutting lot line. Said screening or barrier shall be dense landscaping, earthen berm, solid lumber or masonry fence, wall, or combination thereof. Solid lumber fencing shall be treated or painted in earth tone colors. More extensive screening may be required by the planning commission and mayor and board of commissioners in instances where the above described screening does not adequately protect adjacent properties from unsightly or distractive activity and more extensive screening is required to improve compatibility. The screening as shown on the approved site plan shall be maintained in good condition. Prescribed fences, walls or dense landscaping need not be provided along a lot line if a building, fence, wall or dense landscaping of at least equivalent height, opacity, and maintenance exists immediately abutting on the opposite side of said lot line. In addition, the planning commission and mayor and board of commissioners may require that existing landscaping and vegetation on the site which serves as partial or full screening be retained in order to satisfy the requirements of this section.


H. Special Features: Outside storage areas, service and machinery installations, service areas, truck loading areas, utility buildings, and structures, and similar accessory areas and structures shall be subject to such setbacks, screen plantings or other screening methods as shall reasonably be required to prevent any adverse effect upon the environment or nearby property.


I. Waste Disposal: All containers for the disposal of wastes shall be located on a concrete pad and shall be screened to the extent that the container cannot be viewed by the public, except that location and screening shall permit ready accessibility as required by title 8, chapter 4 of this code.


J. Public Rights Of Way, Streets And Easements: Each site plan shall provide for the appropriate dedication and improvement of needed rights of way and easements as are necessary to adequately serve the proposed development and occupancy, comply with the minimum requirements of the metropolitan area transportation plan and the minimum design standards of the city. (Ord. 80-29, 12-16-1980, as amended)

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11-11-6: PREAPPLICATION REVIEW:linklink

Prior to submission of a site plan, the applicant should discuss with the director of community development the procedure and the requirements for the general layout of the site, utilities, access to arterials, general design and narrative, the availability of existing services, and similar matters. The director shall also advise the applicant, where appropriate, to discuss the proposed development with those officials who must eventually approve the various aspects of the proposal. The intent of the preapplication review is to expedite the site plan review process and to facilitate the approval of the development. (Ord. 80-29, 12-16-1980, as amended)
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11-11-7: SITE PLAN PREPARATION:linklink


A. Engineering Improvements: Site plans, or any portion thereof, involving public engineering improvements shall be certified by a professional engineer registered in the state of Oklahoma.


B. Boundary Survey: Every site plan shall include a boundary survey completed and certified by a land surveyor licensed by the state of Oklahoma.


C. Scale Drawing: Site plans shall be prepared to a scale of one inch equals fifty feet (1" = 50') or larger. The size of a plan sheet shall be at dimensions of twenty four inches by thirty six inches (24" x 36").


D. Information Format: A site plan shall be prepared on one or more sheets to show clearly the information required by this title and to facilitate the review and approval of the plan. If appropriate, match lines shall clearly indicate where sheets join.


E. Number Of Copies: Site plans shall be e-mailed in PDF format to the current assistant city planner and shall also include any supportive maps or data as may be required.


F. Application Form; Filing Fee: The site plan must, at the time of submittal, be accompanied by the completed application form. The filing fee for site plan review shall be twenty dollars ($20.00). An application for the approval of a site plan may be processed simultaneously with, and contingent upon, the approval of an application for a zoning amendment. (Ord. 2013-38, 9-17-2013)

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11-11-8: CONTENTS OF SITE PLAN:linklink

All site plans shall contain the following information:


A. Location of the tract, with references to names of adjoining streets, streams, bodies of water, railroads, subdivisions, or other landmarks sufficient to clearly identify the location of the property.


B. The name, address and telephone number of the owner or developer, north arrow, date, scale of the drawing, and number of sheets.


C. Boundary dimensions and references as indicated by survey.


D. Existing topography, with a maximum contour interval of two feet (2').


E. All existing and proposed streets, pedestrian circulation systems, utilities and easements, indicating their name, type and dimensions and the location of all private utility service lines and connections to public utilities.


F. Zoning of all adjacent properties.


G. The delineation of any flood hazard areas and drainage features as defined by the federal insurance administration.


H. Location, type and dimensions of vehicular entrances to the site.


I. All off street parking and loading areas in accordance with off street parking regulations as specified in chapter 12 of this title.


J. The proposed location, use, number of floors, height and gross floor area for each building; any outside display areas; signs and lighting; and, where applicable, the number, size and type of dwelling units. Elevation drawings shall be submitted for all signs and buildings.


K. Location, type, size and height of fencing, retaining walls, screening, plantings, or landscaping. Elevation drawings shall be submitted for all screen planting and fencing.


L. Provisions for the adequate disposition of natural stormwater in accordance with the adopted design criteria, standards, and ordinances of the city indicating the location, size, type and grade of ditches, catch basins and pipes, and connections to existing drainage systems and on site stormwater detention systems. All such design criteria shall be approved by the city engineer.


M. Proposed finished grading by contours of two feet (2') supplemented where necessary by spot elevation. (Ord. 80-29, 12-16-1980, as amended)

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11-11-9: SITE PLAN SUBMISSION AND REVIEW:linklink


A. Plans For Development On Property Abutting Arterials:

1. All site plans shall be reviewed and approved by city staff prior to the issuance of any building permit or occupancy permit for the property.

2. City staff shall review the site plan for completeness and compliance with the provisions of this title. Any necessary modifications shall be forwarded to the applicant for resubmittal.

3. Planned unit development (PUD) site plans and plans for improvement within the comprehensive plan shall be reviewed by the planning commission.

a. PUD site plans shall be submitted to the director of community development no later than fourteen (14) days prior to the metropolitan area planning commission meeting date at which it is to be considered.

4. After review, the director shall provide to the planning commission, a written report recommending and listing reasons for the approval or denial of the site plan.

a. The planning commission shall conduct a public hearing regarding the proposed site plan and shall consider:

(1) Whether the proposed site plan is consistent with the land use plan.

(2) Whether the proposed site plan harmonizes with the existing and expected development of surrounding areas.

(3) Whether provision has been made for proper accessibility, circulation and functional relationships of land uses.

(4) Whether the proposed site plan is consistent with the purposes and standards of this title.

b. The planning commission may take the following actions:

(1) Approval: If the site plan is recommended for approval, the developer may proceed to the code enforcement office to make application for permits in compliance with the approved site plan.

(2) Conditional Approval: The planning commission may recommend conditional approval of the site plan subject to any necessary amendments.

(3) Denial: If the site plan is recommended for denial, the reasons for such shall be recorded in the minutes of the planning commission meeting. The reasons for denial shall refer to specific provisions of this title to which the site plan does not conform.

5. If the developer or any other person wishes to appeal the recommendation of the planning commission, he shall file a written application to appear before the mayor and board of commissioners. Said appeal shall be made to the director of community development no later than seven (7) days after the date of the planning commission hearing. The mayor and board of commissioners shall then conduct a public hearing to consider the site plan.

6. The mayor and board of commissioners shall approve, conditionally approve or deny the site plan. In the case of any action other than approval, the mayor and board of commissioners shall state the reasons for its action. As a condition of approval, the mayor and board of commissioners may require certain on site and off site improvements to be installed.


B. Master Development Plan On Property Abutting Arterials:

1. For purposes of this subsection, a "master plan" shall be a plan for the prospective development of a tract of land which will be developed in multiple phases over a period of time and for which many of the specifics of individual parcel developments are not known.

2. All master plans abutting arterials shall be reviewed and approved by city staff and such plans shall be submitted to the director of community development.

3. A master plan shall contain as much detail as is known at the time of submission and shall include the following minimum specifications:

a. Location of the tract(s) with references to the names of adjoining roads, streams, bodies of water, railroads, subdivisions, or other landmarks sufficient to clearly identify the location of the property.

b. The name, address, and telephone number of the owner or developer, north arrow, date, scale of the drawing and number of sheets.

c. Boundary dimensions and references as indicated by a surveyor.

d. Existing topography, with a maximum contour interval of two feet (2').

e. All existing and proposed streets, pedestrian circulation systems, public utilities, and easements indicating their name and type.

f. Zoning of all adjacent properties.

g. The delineation of any flood hazard areas and drainage features as defined by the federal insurance administration.

h. Location of vehicular entrances to the site.

i. Proposed location and size in acres or square feet of all land uses by general classification, including off street parking areas, and landscaping areas.

4. In addition to the master site plan submission requirements in subsection B3 of this section, a written set of covenants containing requirements which meet or exceed the minimum standards of this section shall be submitted. Said covenants shall include:

a. General development standards for location, height, setback, and size of buildings and other structures.

b. General design standards for all proposed signs.

c. General development standards for proposed landscaping.

d. General standards controlling design treatment of the boundaries of the master plan site and its relationship to adjoining uses.

5. City staff shall review the master plan for completeness and compliance with the provisions of this title. Any necessary modifications shall be forwarded to the applicant for resubmittal.


C. Plans For Development On Property Not Abutting Arterials And On Property Included Within Previously Approved Master Plans:

1. All such plans shall be reviewed only by city staff for approval or disapproval.

2. City staff shall review the site plan for completeness and compliance with the provisions of this title. In the case of a site plan for the development of any property within a previously approved master plan, the director and city engineer shall also review the site plan for compliance with the approved master plan and covenants. If modifications are necessary, these shall be forwarded to the applicant for resubmittal.

3. Should the director determine that the site plan violates the provisions of this title, other ordinances of the city, or, if applicable, the approved master plan, he shall notify the developer that no building or occupancy permit will be issued for the property. (Ord. 2013-38, 9-17-2013)

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11-11-10: PUBLIC NOTICE:linklink


A. Posting Property: After the director receives an application for planned unit development (PUD) site plan or plans for improvements within the comprehensive plan, the subject property shall be posted with a notice or notices which shall describe the development being proposed and the time and place in which the application may be viewed by any interested person.


B. Time Of Posting: Said notice shall be posted no later than seven (7) days prior to the planning commission meeting at which it will be considered. The subject property shall remain posted until a final decision has been made concerning the application. (Ord. 2013-38, 9-17-2013)

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11-11-11: ISSUANCE OF BUILDING PERMIT:linklink

Upon approval of the site or master plan, building permits may be issued in accordance with the provisions of the approved site or master plan. (Ord. 80-29, 12-16-1980, as amended)
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11-11-12: AMENDMENTS:linklink

Minor changes to the site plan may be accomplished administratively through the director of community development, so long as substantial compliance is maintained with the approved site plan. Proposed changes which could represent a significant departure from the site plan, as approved by the planning commission or mayor and board of commissioners, shall require resubmittal. Major changes to an approved site plan which would require resubmittal shall include, but not be limited to, an increase in the bulk of any building by more than five percent (5%), an increase in residential density, or an increase in total ground area covered by buildings by more than five percent (5%). (Ord. 80-29, 12-16-1980, as amended)
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11-11-13: OCCUPANCY PERMIT:linklink

Prior to the issuance of any certificate of occupancy, the applicant shall complete, in a manner satisfactory to the city engineer and director, all improvements required by this title and as required by the planning commission or mayor and board of commissioners. (Ord. 80-29, 12-16-1980, as amended)
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11-11-14: PENALTY:linklink

Any person, corporation, partnership, firm, association or entity who shall violate any of the provisions of this title shall be guilty of a class C offense. Each act in violation of any of the provisions hereof shall be deemed a separate offense. Each day's continued violation of any of the provisions hereof shall constitute a separate offense and may be chargeable as such. (Ord. 80-29, 12-16-1980, as amended; amd. 2003 Code)
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11-11-15: VARIANCE:linklink

When a variance to the provisions of this chapter is requested, the appeal for a variance shall be heard by the board of adjustment. A variance may be granted only under the provisions specified in subsection 11-3-7B of this title. (Ord. 2013-38, 9-17-2013)
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