17-3-3 Allowed use review | Midvale Municipal Code

17-3-3 Allowed use review.

A. Plan Review Process. The following process applies to all applications for new development.

B. Initial Contact. An applicant for new development shall contact the planning and zoning department to discuss the scope and purpose of the proposed development and the requirements of this code, including that the proposed development:

1. Is an allowed use within the zone;

2. Complies with all applicable development requirements of the zone, including building height, setback, front, side, and rear yards, and lot coverage;

3. Respects lot lines of a legally subdivided lot;

4. Complies with the parking requirements for the zone;

5. Conforms with applicable design guidelines, if any, for the zone;

6. Can adequately be serviced by roads, existing or proposed utility systems or lines; and

7. Pertains to land on which all tax assessments have been paid.

C. Preliminary Staff Review. The applicant shall provide planning and zoning staff with:

1. A statement of intended use;

2. Drawings in sufficient detail to allow staff to review the proposal for compliance with this code;

3. The tax identification number for the parcel; and

4. A vicinity map to orient the parcel to its surrounding infrastructure and a statement of intended use.

D. Development Review Committee. Staff shall schedule review of complete proposals before the development review committee. The applicant shall appear before the development review committee to address its concerns and to field input. A complete proposal shall include:

1. Project identification (project name, location, developer and developer’s address and contact information);

2. Concept drawings which shall be either eight and one-half inches by eleven inches or eleven inches by seventeen inches and shall include the following:

a. Location and height of existing and proposed structures within the proposed development and within two hundred feet of the proposed development;

b. Location of fire hydrants and street lights within two hundred fifty feet of the proposed development;

c. Property lines and dimensions indicating total site area, parking and driveway area, gross area of all buildings and structures, area of proposed landscaping indicated as a percentage of lot coverage by landscaping;

d. North arrow;

e. Proposed buildings, parking areas, drive-aisle widths, road or driveway lengths and landscaped areas. Indicate number and layout of proposed parking spaces;

f. Locations of access, curb cuts, gutters, sidewalks and proposed driveways as well as proposed circulation pattern;

g. Public improvements and dedications;

h. Location and design of proposed walls, landscaping and exterior lighting;

i. Phasing plan, if any; and

j. Description and hours of intended uses.

3. Payment of the development review committee fee set by fee resolution.

E. Site Plan Review. The applicant shall cause a professional architect or engineer to prepare nine copies of the site plan for site plan review based on development review committee input, and must file a complete application with all associated fees. The site plan drawings shall include:

a. Dated drawings prepared on a twenty-two inch by thirty-four inch format;

b. Indicated scale shall be no less than one inch equals forty feet;

c. Name of project/development, address and developer’s name.

a. Parcel dimensions;

b. North arrow;

c. Indicate adjacent streets and properties. Provide street names;

d. Names of adjacent property owners;

e. Centerlines of adjacent roads;

f. Tax ID number and legal description of site;

g. Present and proposed ownership.

3. Numerical Data. Indicate the following:

a. Total site area;

b. Parking and driveway area;

c. Buildings and structures (indicate floors);

d. Landscaped area (indicate percentage of total site area to be landscaped);

e. Building area (by use);

f. Required parking; and

g. Proposed hours of operation.

4. Location and Height of Structures. Indicate the following:

a. Existing and proposed structures on-site and on adjacent properties within two hundred fifty feet; and

b. Setbacks for on-site and off-site structures.

5. Existing Improvements. Indicate the following:

a. All existing curbs, gutters, sidewalks and driveway approaches;

b. All existing sewer mains, water mains and fire hydrants within two hundred fifty feet of the property;

c. All road dedication information;

d. Important features such as railroads, water courses, etc. within two hundred fifty feet of the proposed development;

e. Existing street light locations.

6. Off-Street Parking and Loading. Provide location and layout of existing and proposed facilities.

a. Provide location and size of vehicular entrances and exits.

b. Indicate circulation patterns and relationship of proposed driveways and accesses to adjacent properties.

c. Indicate location of driveways for adjacent and/or facing properties.

a. Indicate location and design of existing and proposed walls and fences.

b. Provide information describing height and proposed materials of construction.

9. Exterior Lighting. Indicate location and height of existing and proposed exterior lighting standards and/or fixtures.

a. Indicate location and height of overhead power, communications or transmission lines, or buried utility lines within two hundred fifty feet of proposed development.

b. Provide existing and proposed utility easement information.

11. Landscaping. Indicate the following:

a. Location and dimension of all existing and proposed structures, property lines, easements, parking lots, driveways, roadways, sidewalks, signs, dumpsters and refuse areas, fences, recreation features, and any other property feature as determined by the city planner;

b. Location, size and common species name of all vegetation to be retained;

c. Location, size and common species name of all new plants including trees, shrubs, and flower bed areas;

d. Proposed grading of the site indicating contours at two-foot intervals (berming in one-foot intervals);

e. Elevation of proposed fences and retaining walls;

f. Irrigation system (separate irrigation plan may be required); and

g. Quantitative data indicating the following:

i. Total area and percentage of the site in landscaped area,

ii. Total area and percentage of the site in drought tolerant plant species,

iii. Number, species and caliper size of all trees to be retained on the site, and

iv. Number, species and caliper size of all new trees to be planted on the site.

12. Architectural and Engineering Data. Provide additional architectural or engineering data as appropriate to adequately communicate proposed project scope or intent in order to facilitate development review.

13. Building Elevations. Provide building elevations for new construction or exterior modifications of existing buildings. Denote all colors and building materials.

a. Provide a grading and drainage plan, including existing and proposed topography within two hundred fifty feet of the proposed development;

b. Use two-foot contours unless ground slope is greater than five percent, in which instance five-foot contours are appropriate; and

c. Show proposed storm drainage system, including pipe sizes and slopes, catch basins, manholes, detention basins, etc. and proved drainage calculations.

a. Provide plan and profile drawings of proposed street construction, including curb/gutter, sidewalk, park strip, asphalt paving; and

b. Provide drawings showing proposed and existing utility lines, including pipe size and material, manholes, valves, inverts, pipe slopes and lengths, connections to existing utility lines and appurtenances.

16. Future Phases. Show proposed future phases including proposed street system.

F. Building Permit. Upon approval of the building and site plan drawings, and payment of all applicable fees, the building department shall issue a building permit to the applicant.

G. Inspections. City staff shall inspect the project during construction through its completion to verify conformance with approved plans.

H. Public Improvements. Each application for new development must include the applicant’s demonstration of its capacity to offer to bond for one hundred percent of the value of all required public improvements, to provide, to construct and to dedicate required public improvements. Required public improvements include but are not limited to:

1. Streets for internal circulation including sidewalk, curb and gutter according to Midvale Standard Construction Specifications and Drawings. The applicant shall install sidewalks consistent with the zone standards;

2. Off-site street improvements to mitigate demonstrated off-site impacts;

3. On and off-site sanitary and storm sewer lines, (including mains, manholes, lateral, clean-outs, and treatment capacity sufficient to satisfy peak demand of the subdivision (i.e., duty to serve letter)). Each lot shall be designed to hold its own stormwater on-site unless otherwise approved by the city engineer;

4. Water lines and wet water rights and availability (i.e., duty to serve letter);

5. Street signs required on all roads interior to the development as well as where a private road or street conflicts;

6. Fire hydrants; and

7. Street lighting consistent with the lighting standards for the zone.

I. Rejected Uses. If an application does not meet the criteria set forth above, the community and economic development department shall notify the applicant stating specifically which criteria have not been satisfied.

J. Disclaimer. No permit shall be valid if any of the criteria listed in this section has not been met. (Ord. 12-11-2001C § 2 (part))