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What is a Site Plan

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What is a Site Plan

If you have aspirations of becoming some sort of planner, whether it is an urban planner, environmental planner, transportation planner, site plan reviewer, urban designer, etc. then you better get accustomed to and acclimated to seeing and reviewing Site Plans. Now, even if your profession is something other than a planner, and you are merely someone  looking to purchase either residential or commercial real estate, it is important to know how to read site plans. An approved site plan will show you what, when, where, and how something was permitted on a property.  

For planners it is inevitable that at some point a site plan will land on your desk during your career. I for one, get assigned to review a site plan at minimum twice a week. At this point in my career reviewing site plans are second nature and I generally look for the same base-line items to be labeled and shown on each site plan. Therefore, this post is for those that are in college, those of you who are  starting your first planning job, those that are just in need of a refresher, and for those who just want to know what is a site plan and what a site plan should include. 

Site Plan Purpose

To put it simply, a site plan is a detailed architectural or engineering drawing, whose sole purpose is to show and provide reference to proposed site improvements. Site improvements can include the proposal of buildings and structures, infrastructure, landscaping, re-striping and paving, right-of-way modifications, etc. 

Who Can Create Site Plans

Well, any of us can create a site plan for the heck of it, but most municipalities only intake and approve final site plans that are designed and drafted by licensed architects, landscape architects, and engineers. But, I want to reiterate that conceptual site plans can be drawn by anyone, but once you get to the final site plan step in the approval process, the site plan will need to have an engineer seal/stamp or be signed by a licensed architect. Please note that a designer is not the same as a licensed professional. 

Difference Between a Plot Plan and Site Plan 

The term plot plan and site plan are often used interchangeably; and for the most part they are the same when it relates to the information that is shown on both drawings. So you may be asking, okay well if they are the same then why are there two different  terms? Well, there is a slight difference between a plot plan and site plan. The difference lies in that a plot plan is a micro-representation of a site plan. I know, I know you are still puzzled, but let me break this down. 

A plot plan is an architectural map that is generally used to provide reference for a single-family parcel of land whereas a site plan will be utilized for commercial, industrial, or multifamily proposals. Another difference is that a plot plan can be drawn by me or you and a municipality will intake the plan and approve it, whereas a final site plan as stated above must be drawn by a licensed architect or engineer. Lastly, a site plan will provide a significant amount of site details whereas a plot plan will provide general details.  So just remember, plot plans are for residential single-family lots and site plans are for much larger, more comprehensive, and more complex land use projects such as a 25 acre mixed-use commercial and retail development. 

What Information Should be Shown on a Site Plan

Now, that we have the general information out of the way let us get to the meat and potatoes of this blog and that is what should be on a site plan. We will begin with the base information that should be on a site plan whether it is for a commercial, multifamily, industrial, or a subdivision plan. 

General Information to be on a Site Plan

  • Name, address, telephone number, and email address of the property owner and design profession (architect/engineer) who prepared the plan.
  • Scale, now check with the municipality, but generally an engineering scale is the standard scale to use as opposed to architectural scales. The typical scale to use will be 1-inch = 10-feet through 1-inch = 40 feet. Anything smaller is generally used to show context and reference  and the overall site. Please consult the municipality on their rules and regulations regarding scale. 
  • Vicinity map to provide context and bearings. 
  • North Arrow to show bearings and location.
  • Detailed project description. 
  • Show the dimensions of the following:
    • Parcel/lot boundary lines (tie to street monument). Show lease lines if necessary to the proposal. 
    • Building and landscape setback lines, plus the distance between buildings and other structures.
    • All existing and proposed easements, rights-of-way, with dimensions.
    • All existing and proposed off-site improvements. This includes sidewalks, curbs, gutters, transit stop pads, etc.
    • All existing and proposed driveways. This is to include driveway widths. 
    • Site visibility triangles and sight lines at driveways and intersections. 
  • Adjacent and abutting zoning districts. 
  • Property address and APN (Assessor Parcel Number).
  • Site Acreage and square feet,  which should include gross and net data.
  • Existing buildings/structures  to remain, proposed buildings/structures, with the proposed uses labeled. 
  • Show all significant natural features such as rock outcroppings, washes, existing trees, etc.
  • Show and label all proposed and existing safety curbing and surface materials such as concrete, asphalt, turf, decomposed granite, etc.
  • Dimension all landscape islands and parking stalls.
  • Show and label all existing and proposed fire hydrants within 300 feet of the project site. 
  • Legal description.
  • Show and label all existing and proposed accessible routes/paths, building entrances, public sidewalks, transit stops, and parking spaces.
  • Show and label all existing and proposed above ground and underground utilities. This includes water, sewer, telecom, irrigation, electric, wireless facilities, transformers, light poles, etc. 

Additional Information to be Shown on Commercial Site Plans

In addition to the base information listed above, there is additional information that will need to be shown on a site plan for commercial developments. 

  • Existing and proposed zoning 
  • Previous entitlement case information (case numbers and applicable stipulations). This can include rezones , general plan amendments, use permits, and variances. 
  • Development summary information:
    • Existing and proposed uses.
    • Total square footage of structures/buildings, with the individual square feet of each building. 
    • Proposed and required maximum lot coverage/F.A.R.
    • Proposed and required maximum height requirements
    • Proposed phased lines for proposals that will be completed in several phases. 
    • Proposed wall/fence details with dimensions, materials, and heights.
    • Proposed and required setbacks
  • Parking calculations per the zoning ordinance or entitlement case stipulations. 
  • Location of service and refuse areas.
  • Site plan general notes. Please check with the applicable municipality planning department to see if they have a copy of standard general site plan notes that they require on site plans. These notes can include one of more of the following:
    • Development and use of this site will conform with all applicable codes and ordinances.
    • All new or relocated utilities will be placed underground.
    • Structures and landscaping within a triangle measured back 10’ from the property line and 20’ along the property line on each side of the driveways entrances will be maintained at a maximum height of 3’. 
    • Any lighting will be placed as to direct light away from adjacent residential districts and will not exceed one-foot candle at the property line. 
    • No noise, odor, or vibration will be emitted at any level exceeding the general level of noise odor, or vibration emitted by uses in the area outside of the site. 
    • Owners of property adjacent to public rights-of-way will have the responsibility for maintaining all landscaping located within the public rights-of-way, in accordance with approved plans.
    • All signage requires separate reviews, approval, and permits. No signs are approved per this plan.  

Additional Information to be Shown on Multifamily and Subdivision Site Plans

Multifamily and  and single-family subdivisions will include the above information, but will also include detailed density calculation information. 

Conclusion 

There you have it, you are now an expert on site plans. I suggest printing this out and using it as a checklist for when the time comes that you have to review or create a site plan. Remember the more information on a site plan the better because this document will be archived and may be  used for future property owners of a parcel to know where easements are, the square footage that was approved, and if an existing building located on site was permitted. Further, the document can be used to clear up misinformation about ownership or responsibility of who is to maintain common use tracts. Lastly, a site plan can be used as evidence is court proceedings.

If you found this blog to be beneficial please let me know by visiting the subscribe page and subscribing to Urban Planning Life, leaving a comment, or by reading another blog. As always if you have concerns please do not hesitate to contact the friendly neighborhood planner at support@urbanplanninglife.com. 

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What is a General Plan?

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What is a General Plan 

You are in the process of moving to a new city and you are looking for residential subdivisions. You have been on a quest all day and finally when you were about to give up you stumble across a new subdivision. It is absolutely stunning! It is located right up on a mountain preserve and as a result has an amazing viewshed of the mountains, mature landscaping, and the cityscape in the far distance. You think this is it, this is what you have always wanted! However, there is this nagging thought in the back of your mind that says, “It is what you want now, but will this view always be here, and it is not surrounded by anything else yet, but what about in the future?” So you mumble to yourself yeah will it always be this secluded and beautiful?

These are great questions to ask yourself. But, more importantly you should be asking yourself what is the future of the city/county wherever you live or intend on living. You may ask well of course, but how does anyone know what the future holds for any place? Well, I definitely know and many planners are well aware of this, and you can be too. I am here to tell you that it isn’t some big secret. All the information for what is planned for a City is mapped out and spelled out for your curious little eyes to see. It is located in a document entitled “General Plan”. You can see it online by going to your city’s website or by going down to city hall and guess what counties and towns also have them. 

What is a General Plan

A general plan is a broad planning guideline that is filled with policies and goals associated with the future development of a city or county. To be specific, a general plan provides vision, goals, and policies that determine how a city will grow and develop in the present and well off into the future. When I mean future I mean as far as 50 years into the future it just depends on the jurisdiction and how far ahead they want to plan. But typically it can be between 20 to 50 years into the future. This timeframe is regularly referred to as horizon year. Please note that a General Plan can also be referred to as a comprehensive plan, land use plan, community master plan, or a master plan.

Why do we have a General Plan?

Many times a general plan is a required document by law. Many states have statutes that require municipalities (town, city, county) to adopt, update, and readopt their General Plans every ten years (You can check with your municipality to check when the next general plan update is to occur). Please note that under many state laws, subdivisions, capital improvements, development agreements, and many other land use actions must be consistent with a muncipality’s adopted general plan. 

 

Further, The purpose of the local comprehensive plan is to guide land use planning decisions, direct and coordinate efficient and orderly development of the local government and its environs that will, based on analysis of the present and future needs, best promote the public health, safety, morals and general welfare. Apart from the vision and goals for the city,, the document provides insight on the socioeconomic makeup of the population, land uses, spatial information, and estimated current and future estimated population growth. 

Difference Between the General Plan and Zoning Ordinance 

The real difference between the general plan and zoning ordinance are:

  1. The general plan establishes the zoning ordinance and is almost like the blueprint for a municipality whereas zoning equates to the finite details needed to ensure the blueprint stays on course. 
  2. The general plan supersedes zoning. General laws, zoning, specific plans, planned area developments are required to conform to the general plan. 
  3. The general plan is a regulatory document that creates land uses and the zoning ordinance creates zoning districts that should comply with the general plan land use designation. 
  4. A zoning ordinance provides specific regulations with regards to development standards (setbacks, lot coverage, floor area ratio, height, lot size, and density) for properties located in specific zoning districts. Whereas land use designations of the general plan provide broad characteristics for a property located within a specific land use designation. 
  5. General plan is a comprehensive  land use planning is a public and democratic process that defines goals and objectives to achieve a community’s vision. Zoning ae used are rules that aid in maintaining the community’s vision. 

What is located in the General Plan

As stated above, a general plan is a long-range comprehensive plan that guides development; and this is done by addressing various elements such as land use, housing, growth areas, conservation, urban design, military and aviation, open space, circulation/transportation, fiscal public health, environmental planning, energy, etc. Below we will break down the standard sections and elements that are found in a general plan. 

Statement of Intent:

Is a statement of the overall purpose of the document, and it is where background information and history of the community is provided. 

Community Vision:

This is where recommendations and strategies for community development is announced. This includes recommendations for infrastructure, parks and community facilities, jobs and tax base growth, and community preservation. Additionally, this section describes the method on how the community came together to create these recommendations. Lastly, an action plan to execute the recommendations and provisions to monitor the action plan is presented.

Land Use: 

Designates the type, intensity, and general distribution of uses of land for housing, business, industry, open space, education, public buildings and grounds, waste disposal facilities, and other categories of public and private uses.

Circulation/Transportation: 

Correlates with the land use element and identifies the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, and other local public utilities and facilities.

Housing:

Assesses current and projected housing needs for all economic segments of the community. In addition, the housing element embodies policies for providing adequate housing and includes action programs for that

purpose. By statute, the housing element must be updated every, five or eight years, according to a schedule set by the Department of Housing and Community Development (HCD).

Conservation:

Addresses the conservation, development, and use of natural resources, including water, forests, soils, rivers, and mineral deposits.

Open Space:

Details plans and measures for the long–range preservation and conservation of open–space lands, including open space for the preservation of natural resources, the managed production of resources, agriculture, outdoor recreation, and public health and safety.

Noise:

Identifies and appraises noise problems within the community and forms the basis for land use distribution determinations.

Safety:

Establishes policies and programs to protect the community from risks associated with seismic, geologic, flood, and wildfire hazards, as well as from other concerns such as drought.

Environmental Justice:

Identifies objectives and policies to reduce pollution exposure, improve air quality, promote public facilities, improve food access, advance access to housing, and increase physical activity in identified disadvantaged communities.

Air Quality:

Establishes policies and programs to reduce impacts to air quality. Air quality considerations are also required for cities and counties who are required to include an environmental justice element in their general plans, and are optional elements in other areas of the state.

Conclusion

The general plan is a public document that will provide you with a magnitude of information about your community. So, whenever you need to know about current and future development proposed please do not hesitate to contact your city or county’s planning department to obtain a link or copy of the general plan. 

If you found this blog useful let me know by going to the next blog. If you have comments, questions and/or concerns please do not hesitate to contact the Friendly Neighborhood Planner.