Article 10, Site Plans and Design Standards

A.Obligation. The Site Plan (i.e., scaled drawings of existing and proposed buildings/structures, landscaping, outdoor lighting, parking areas, utilities, easements, roads and other city requirements used in physical development), when approved by the Planning Commission, or the Governing Body when required, shall create an enforceable obligation to build and develop in accordance with all specifications and notations contained in the Site Plan instrument. The applicant prior to the issuance of any development or building permit shall provide a final approved Site Plan (paper and electronic) containing the authorized signature of the developer or applicant.

B.When Site Plans Are Required. Site Plans are required for all of the following application types:

1.All development applications involving mixed-use development (when more than one type of land use is to be integrated into one site); Planned Unit Development; Multi-family residential; Office; Commercial; and Industrial projects.

2.All new buildings and proposed expansions and enlargements of more than ten percent (10%) of the existing floor area of the existing building or structure except single-family dwellings, two-family dwellings, group homes and residential designed single-family and two-family manufactured homes shall prepare and submit a Site Plan for Planning Commission approval in accordance with Article 10 prior to the issuance of a building permit.

3.When required by the specific provisions of this Unified Development Code.

4.For a proposed change in use to determine if additional requirements are necessary for site access, parking, etc.

C.Preliminary and Final Site Plans. Whether a Preliminary and/or Final Site Plan is required depends upon the type of development.

1.Preliminary Site Plans may be utilized to determine the acceptability of a detailed design concept and are reviewed by staff for compliance with the Unified Development Code prior to presentation to the Planning Commission. Preliminary Site Plans are required when a development contains multiple buildings, several streets/roads, complex layout, extensive landscaping, trails, sidewalks, etc. Preliminary Site Plans are required for office, commercial, business complexes, planned unit developments, and multi-family developments. If a Preliminary Site Plan is approved with conditions or stipulations, the applicant should incorporate those conditions/stipulations into a Final Site Plan for staff review. If all conditions/stipulations are met by the submitted Final Site Plan, staff may provide final administrative approval. The Planning Commission shall have the final decision on whether a Preliminary Site Plan is required.

2.Final Site Plans may be used in lieu of a Preliminary Site Plan if the detailed design concept is fairly simple and does not involve multiple buildings. The Final Site Plan is also reviewed by staff for compliance with the Unified Development Code prior to presentation to the Planning Commission. Once approved by the Planning Commission, any conditions or stipulations outlined during the review process must be made and an amended Final Site Plan must be submitted. If all conditions/stipulations are met by the submitted Final Site Plan, staff may review and provide final administrative approval.

D.Public Hearing.

1.A public hearing is required for Site Plan applications at either the Preliminary or Final Site Plan stage, depending upon which is submitted first.

2.Notice of the public hearing shall be published in the official city newspaper at least twenty (20) days prior to the date of the hearing.

3.The public hearing shall be conducted in accordance with Article 8, Section 8.1.F.1 through 3, The Conduct of Hearings.

4.The Planning Commission may approve the Site Plan, deny or approve with conditions/stipulations.

E.Submission Requirements.

1.A fully completed Site Plan Application with the Site Plan Fee, established within the Fee Schedule for the Unified Development Code, shall be submitted with a complete set of Site Plan documents.

2.Two paper copies of the Site Plan plus an electronic copy must be submitted to the Zoning Administrator at least forty-nine (49) calendar days in advance of a scheduled Planning Commission meeting and/or public hearing.

3.All paper copies of Site Plans must be submitted on superior quality paper (sized 34” by 42”). The scale shall be a professionally acceptable standard suitable to the area of the proposed project.

4.One copy of the proposed Site Plan shall be made available for public inspection at least twenty (20) days in advance of a public hearing.

5.An electronic copy of a Microsoft Word document containing the legal description of the parcel.

F.Certifications. Unless otherwise specified, each Site Plan shall contain the following certifications on the front sheet of the submittal:

CERTIFICATE:

Received and placed on record this day of , 20 .

Zoning Administrator

Approved by the Edgerton City Planning Commission this day of , 20 .

Chair of the Planning Commission I certify that I have reviewed this SITE PLAN and will comply with all specifications, changes, conditions required during Site Plan approval and amendments herein, and that this instrument creates a legally enforceable obligation to build and develop in accordance with all final agreements.

Applicant signature : Date: Title: Organization

G.Contents of Site Plan Drawings. All materials shall be adequately labeled and should provide complete details which show compliance with District requirements.

1.A scale vicinity map showing the relationship of the site to surrounding neighborhoods, zoning of surrounding properties, roads and other physical features.

2.A project title, zoning designation and applicant name.

3.A street, lot or tract address of the project.

4.An index of content pages.

5.A data table which, at a minimum, includes: acreage of the site and number of units per acre (if applicable), gross square feet of the building(s) area, the proposed use of each building, number of employees and the total number of parking spaces to be provided.

6.The name of the architect, engineer, surveyor and landscape architect, all licensed in the State of Kansas, who prepared the Site Plan.

7.Engineer’s seal with original signature.

8.All Site Plan submissions shall include a landscape plan sealed by a landscape architect licensed to practice in the state of Kansas which is in conformance with applicable zoning district requirements. All landscape features shall be shown in relation to sidewalks, paths, lawns, parking areas and drives. The submitted landscape plan drawn to scale, shall show the following:

a.All sides of the parcel site;

b.Name/type and size of existing trees to be retained;

c.Proposed building locations;

d.Planting timetable and seeding/sodding schedules;

e.All landscaping and screening;

f.A table entitled "Planting Schedule" which lists botanical name, the common name, size and condition of all planting materials.

9.The submitted Site Plan shall include the following features.

a.Existing and proposed topography including contours at two (2) foot intervals unless the property is too flat and then spot elevations shall be provided;

b.Exterior lot lines with any survey pins;

c.Location of buildings, proposed and existing if existing buildings will remain;

d.Parking areas, paths, sidewalks with sizes and surface material specifications;

e.Exterior lighting specifications including a preliminary photometric plan. A final photometric plan will be required at the time the applicant applies for a Building Permit. Lighting should be installed in an effort to minimize spillover onto adjacent properties and streets. The maximum light level at any point on a property line shall not exceed 0.0 foot-candles when adjacent to an agricultural or residential property or 0.2 foot-candles when adjacent to a nonresidential district, measured five (5) feet above grade. Lights shall be aimed away from adjacent properties and streets and may need to be shielded to meet the foot-candle requirements. The maximum height for luminaries shall not exceed 25 feet as measured between the bottom of the luminaire and grade;

f.Site entrance and connections to streets;

g.The location of existing and proposed easements;

h.Connection point for utilities and the location and size of all utility lines including but not limited to sewer lines and manholes; water lines and fire hydrants; telephone, cable, fiber, and electrical systems; and storm drainage systems including inlets, catch basins, lines and other appurtenances, existing and proposed;

i.Vehicular and pedestrian circulation within the site, entrances and exits, loading and unloading areas, and adjacent curb cuts;

j.Storm Drainage Systems and Facilities shall be provided in connection with the proposed development of land in accordance with the Kansas City Metropolitan chapter of the American Public Works Association Construction and Material Specifications Section 5600 Storm Drainage Systems and Facilities. Said Site Plan shall show, by use of directional arrows, the proposed flow of storm drainage from the site. A summary table shall be provided on the Site Plan in the following format:

A Storm Water Pollution Prevention Plan (SWPPP) shall also be provided and shall meet the known requirements of the National and Kansas General Permit. A signed and dated copy of the NOI shall be provided to the City prior to any disturbance of the soil on the construction site;

k.Scale drawings of all proposed signage including location, height, size, area, materials and design to be used on the premises with construction drawings required when applying for a sign permit in accordance with Article 12, Sign Regulations, of the Unified Development Code;

l.Features to facilitate handicapped access;

m.Profile and detail for roads the location and width of sidewalks and the location of trails;

n.Scale drawing of building floor plans with dimensions and square foot calculations;

o.Scale drawings in full color with dimensions of all building facades or elevations including the labeling of exterior materials and color;

p.Roof pitch and materials;

q.The location of any HVAC systems (roof or ground), utility boxes and any other above ground facilities. Include line of sight drawings which indicate view from the street, right of way, and/or adjacent properties. Ground-based mechanical equipment shall be located away from property lines adjacent to public streets and residential property. Include type of screening that will be used around equipment;

r.Areas or facilities used for trash, trash compacting, recycling containers, service and loading are to be located out of public view from streets, adjacent to residential properties, and other highly visible areas such as parking lots, access drives, and similar areas.

i.Refuse storage and pick-up areas shall be combined with other service and loading areas.

ii.Service areas and refuse storage areas shall not front onto streets and open public places. Service areas shall be located to the rear or side of buildings and screened from view from the street and/or public open space.

iii.The enclosure shall provide full screening on all four (4) sides and be constructed with permanent building materials that are similar to or complement the building materials and colors used on the principal building on the site. One screening side may be a gate;

s.Depending upon circumstances the Zoning Administrator may require additional information related to business operations and their impact on adjacent properties including, but not limited to the requirement of additional information for hazardous material or other environmental impacts;

t.The Zoning Administrator may also require a detailed traffic impact study prepared by a Traffic Engineer, licensed in the State of Kansas, for large uses, mixed use and multi-tenant developments, or for developments in heavy traffic or congested areas to include:

i.The projected number of motor vehicle trips to enter and leave the site, estimated for daily and peak hour traffic levels;

ii.The projected traffic flow pattern including vehicular traffic movements at all major intersections likely to be affected by the proposed use of the site;

iii.The impact of the proposed traffic upon existing, public and private ways in relation to existing and projected daily and peak hour road capacities.

iv.A recommendation of whether additional improvements would be needed such as turning lanes or traffic signals to accommodate the projected traffic;

v.Any other information as determined by the City Engineer; u. Site Plan shall include the layout and design of all property designed required parking and loading areas in accordance with Article 16, Parking and Loading Regulations, of the Unified Development Code; v. If applicable and allowed within the zoning designation, location of permanent outside storage including building materials which meet aesthetic guidelines must be included on the Site Plan;

w.Outdoor Storage Requirements. Include adequate details on Site Plan to confirm individual District requirements are met.

i.Permanent Outdoor Storage – If applicable and allowed within the zoning designation, permanent outdoor storage areas, attached to the main structure and enclosed with screening or fencing, may be allowed if the enclosure meets aesthetic guidelines. Permanent outdoor storage areas must be indicated on the Site Plan.

ii.Seasonal Outdoor Storage - If applicable and allowed within the zoning designation, placement and dimensions of Seasonal Outdoor Storage area must be shown on the Site Plan. Administrative approval for a Seasonal Outdoor Storage Permit is granted by the Zoning Administrator upon the submission of a permit application which includes, but is not limited to, parking implications, time parameters (hours of operation and duration of display), signage, pedestrian and vehicular traffic flow, lighting requirements, security, maintenance of merchandise, and fencing.

iii.Temporary Sales Area – Temporary Sales Areas may be allowed within certain zoning designations. If the applicant wishes to request a Temporary Sales Permit, the Temporary Sales Area must be indicated on the Site Plan.

H.Standard of Approval. The Planning Commission shall give consideration to the following criteria in approving or disapproving a Site Plan:

1.The site is capable of accommodating the building or buildings, parking areas and drives with appropriate open space and landscaping.

2.Utilities are available or can be extended to serve the proposed development.

3.The proposed plan provides for adequate management of stormwater runoff.

4.The plan provides for safe and easy ingress, egress and internal traffic circulation.

5.The plan is consistent with good land planning and site engineering design principles.

6.An appropriate degree of compatibility will prevail between the architectural quality of the proposed building or buildings and the surrounding neighborhood.

7.The plan provides adequate landscaping, screening and buffering for the benefit of adjacent properties.

8.The plan represents an overall development pattern that is consistent with the Comprehensive Plan and other adopted City policies.

I.Improvements. The Planning Commission may require the construction or installation of infrastructure improvements such as sidewalks, trails, traffic signals, street improvements, turn lanes or and channelization, acceleration and deceleration lanes, storm drainage improvements and other similar improvements that are related to the proposed project and may require the dedication of any necessary easements.

J.Site Plan Modifications. Minor modifications may be made to an approved Site Plan by the applicant with the approval of the Zoning Administrator and without resubmittal to the Planning Commission provided that the modifications do not meet or exceed the basic requirements of the district in which the project is located and do not:

1.Substantially change the pedestrian or vehicular flow;

2.Alter the juxtaposition of land uses;

3.Alter the relationship of open space in the development;

4.Reduce the degree of screening or buffering and the architectural appearance and building design approved for the project;

5.Vary the proposed gross residential density or intensity by more than 5 percent;

6.Increase the floor area of nonresidential buildings by more than 5 percent;

7.Increase the ground coverage or height of the buildings by more than 5 percent;

8.Alter utility locations and connections so as to adversely affect the quality of the project.

If, in the opinion of the Zoning Administrator, a Site Plan has substantially changed from the approved plan, the applicant is required to resubmit the revised Site Plan to the Planning Commission for approval. If, in the opinion of the Zoning Administrator, the revised Site Plan contains significant changes, a new Public Hearing may be required.

K.Planning Commission Action and Appeals. Building permits shall not be issued for use of any land or proposed construction in which a Site Plan approval is required, until such time as Site Plan approval has been granted by the Planning Commission. The Planning Commission may require revisions to the Site Plan, building designs and materials, landscaping, screening or any other element in order to improve the compatibility of the proposed project.

The applicant may appeal the decision of the Planning Commission to the Governing Body by filing a letter detailing the reason for appeal of the decision, with the City Clerk within fourteen (14) calendar days after the decision has been rendered by the Planning Commission.

A.General Design and Layout Criteria.

1.Relation to Adjoining Street System. The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining subdivisions (or their proper projection where adjoining property is not subdivided) where required by the Planning Commission or the Governing Body.

2.Street Provisions for Future Development. Where appropriate, right-of-way shall be platted for future street usage in conjunction with the development of adjacent tracts and said street shall be paved to the property line by the applicant.

3.Lot Access. The Planning Commission may disapprove any point of ingress or egress to any lot, tract, or development from any street or highway when the proposed ingress or egress would create unsafe conditions, reduce the capacity of the adjoining street or highway, or result in substandard circulation and impaired vehicle movement.

4.Construction Standards. All streets shall be built to standards established by the City of Edgerton.

A.A building permit shall not be issued for any building, structure or addition required to have a Site Plan, until such time as said Site Plan has been approved.

B.An application for a building permit shall include a complete set of construction drawings based on the approved Site Plan. If in the opinion of the Zoning Administrator, the submitted drawings are significantly different from the approved Site Plan, the applicant shall either revise the drawings to comply with the approved Site Plan or resubmit the Site Plan to the Planning Commission for consideration. See Section 10.1 (J).

A.Within sixty (60) calendar days after the approval of the Site Plan, the applicant shall submit one signed set of paper drawings plus an electronic copy to the Zoning Administrator. All corrections/stipulations outlined during the Planning Commission meeting must be listed on a cover letter submitted with the revised plans.

B.The Site Plan shall be approved for a period of one year from the date of approval provided the applicant has been issued a building permit for the project or has requested an extension of time from the Planning Commission. If a building permit has not been issued for the project or an extension of time has not been requested from the Planning Commission within that one year period, the Site Plan approval shall expire and become null and void. Prior to the one-year expiration date, the applicant may request an extension of time, for a maximum of one year, from the Planning Commission. If an extension is not granted, the approved Site Plan shall become null and void.