Ridgecrest Municipal Code § 106-170 Purpose

The purpose of a site plan review is:

(1) To ensure that the projects listed in section 106-171 conform to the general plan and all applicable Code provisions of the city and state;

(2) To maintain and encourage high standards of development; and

(3) To provide the applicant with an informative review to assist in the efficient and coordinated processing of projects consistent with city standards and requirements.

(Code 1980, § 20-22.1; Ord. No. 84-08, A 22, § 2201; Ord. No. 86-29, § 1)

These projects shall not be considered for approval or permit until a site plan review has been completed:

(1) Conceptual development plans.

(2) Preliminary development plans required by section 106-334.

(3) Municipal reorganizations and annexations.

(4) Specific plans.

(5) Tentative maps.

(6) Parcel maps.

(7) Precise development plans required by section 106-335.

(8) Conditional use permit applications where new buildings or substantial alterations are proposed.

(9) Conversion of residential structures to commercial or industrial uses.

(10) Any proposed new development, a building, or substantial alteration within a zoning district that requires a site plan review.

(Code 1980, § 20-22.2; Ord. No. 86-29, § 2; Ord. No. 92-07, § 3)

Site plans for staff review shall be submitted to the director of community development in a number the director determines necessary to facilitate staff review. All site plans shall be on folded sheets of a minimum 8½ inches by 11 inches size to a maximum 24 inches by 36 inches size and shall be at an easily readable scale.

(1) All submittals shall include the following information:

a. Name, address, and telephone number of the property owner.

b. Name, address, and telephone number of the property developer.

c. Name, address, and telephone number of the person preparing the plan.

d. North arrow oriented to top of plan sheet.

e. Scale.

f. Vicinity map showing site location.

g. Property lines of the entire legal parcels.

h. Delineations of any easements on the property.

i. Names of adjacent streets and intersections.

j. Width of adjacent streets and alleys.

k. Legal description of the subject property.

l. Street address of the subject property (if assigned).

m. Zoning designation of the subject property and surrounding properties.

n. Existing land uses of the site and surrounding properties.

o. Area of the subject property.

(2) Projects described in section 106-171(5) through (9) shall also include the following:

a. Street and/or alley dedications, if applicable.

b. All existing and proposed public improvements within adjacent streets and alley rights-of-way (curb, gutter, sidewalk, street lights, parkways, fire hydrants, power poles, water lines, gas lines, sewer lines, telephone lines, etc.).

c. Existing and proposed public rights-of-way within the subject property.

d. Existing or proposed easements within or immediately outside the site.

e. Location of on-site and off-site drainage facilities.

f. Area of each parcel (gross and net).

g. Physical features on the property and immediately adjacent to property lines (fences, walls, power poles, buildings, slopes, etc.).

(3) Projects described in section 106-171(8) through (10) shall also include the following:

a. Location of all buildings (main and accessory), fences and/or walls, paved areas and landscape areas, and all shall be labeled as either existing or proposed.

b. Percentage of area covered by buildings, landscaping and pavement on each parcel.

c. Location of existing and proposed on-site water lines, sewer lines, septic tanks and fire hydrants.

d. Type of construction per the state building standards code.

e. Height and number of stories of all buildings and structures.

f. Dimensions from buildings to property lines and to other buildings or structures on the property.

g. Uses of all buildings (existing and proposed) and areas on the property.

h. Exterior building materials including materials of fences, walls and accessory structures.

i. Off-street parking including dimensions of individual parking spaces, internal circulation pattern for pedestrian and vehicular traffic, wheel stops and type of surfacing proposed.

j. Driveway widths.

k. Computation of total parking required per use on each parcel and identification of total number of spaces provided (covered and uncovered indicated separately) on each parcel by type (e.g.: normal stall size, compact stall, stall for persons with disabilities).

l. Computation of landscape areas required and the square footage of areas proposed for landscaping.

m. Location of landscaping including existing and proposed trees, shrub masses and ground cover area.

n. Loading spaces including dimensions.

o. Estimated quantities of earth to be moved.

p. Direction of drainage flow with slope in percentage.

q. Signs including area, location, height, illumination and mechanical movement.

r. On-site lighting.

s. Trash enclosures.

t. Location of outdoor storage areas.

u. Exterior architectural projections.

v. Location of all entrances.

w. Location of mechanical equipment and proposed screening.

x. Proposed swimming pools, patios and/or recreation areas.

(4) The director of community development may require additional information or materials when necessary to accurately and adequately review a specific project. The director of community development may waive any information described above upon determination that it is not relevant to the review. Any decision made by the director pursuant to this section shall include a written justification which shall become part of the project record and accompany the application before the planning commission.

(Code 1980, § 20-22.3; Ord. No. 86-29, § 3; Ord. No. 92-07, § 4)

(a) The director of community development, directed by city staff, and such utility service representatives as may be available shall, within 21 working days after completion of filing, conduct a review of the submitted project. The applicant shall be invited to attend the review meeting.

(b) The director of community development shall, within 15 working days after the review, prepare and mail to the applicant a site plan review letter summarizing the Code requirements and recommendations of staff.

(Code 1980, § 20-22.4; Ord. No. 86-29, § 4)

Fees, established by resolution of the city council, shall be paid by the applicant at the time of filing or appeal, to defray costs incurred by the city related to the application or appeal.

(Code 1980, § 20-22.5; Ord. No. 86-29, § 5)

The applicant may appeal any of the conditions set forth in the director's letter of determination by filing a written request for review with the planning commission within 30 calendar days of the date of the director's letter. Such appeal must be made in writing, shall stipulate the points of disagreement, shall be accompanied by a sufficient number of copies of the plan to facilitate commission review.

(Code 1980, § 20-22.6; Ord. No. 86-29, § 6)

A subsequent site plan review application shall be required prior to issuance of building permits or commission consideration if more than 18 months have lapsed since any prior site plan review for an uncompleted project or if the applicant revises the proposed project in such a way as to materially change the requirements as determined by the director.

(Code 1980, § 20-22.7; Ord. No. 86-29, § 7)

Site plan review shall not be construed to vest or grant any development right. Should legal requirement changes occur subsequent to any site plan review, the changes will be incorporated into any building permits issued on the project or any commission actions.

(Code 1980, § 20-22.8; Ord. No. 86-29, § 8)