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Review and approval of a general development plan and/or final development plan shall be conducted in compliance with the following prior to the issuance of a zoning permit:
(a) General Development Plan. A general development plan that indicates the general concept of development for an entire site including the general location of use areas, open space, designated landmarks, and circulation pattern, shall be required for any project that is to be constructed in phases. Applicants for other types of projects may, but are not required, to submit a general development plan.
(b) Final Development Plan. A final development plan that indicates, among other things, the exact location of buildings, designated landmarks, landscaping, parking areas, access drives, signs, and outdoor storage areas shall be required for the following:
(1) For any proposed development for which, according to division (a) above, a general development plan is required;
(2) All cluster residential, attached single-family and multi-family developments;
(3) New construction of all permitted uses in business, office and industrial districts;
(4) New construction of all special uses; and
(5) Any existing or previously approved development meeting the criteria of division (b)(1) through (4) above that proposes to alter, reconstruct, or otherwise modify a use or site including expanding the floor area of the permitted use; increasing the number of dwelling units in a residential development; or changing the use which requires an increase in the amount of parking or a change in the site's circulation.
(c) Re-occupancy. Re-occupancy of an existing structure when there is no change in the bulk of the structure and no change in the required parking spaces or in the layout of the existing parking lot shall be exempt from the development plan review procedures; however, a business license, acquired through the Building Department, is required.
(Ord. 58-01. Passed 5-29-01; Ord. 139-06. Passed 1-8-07; Ord. 79-12. Passed 9-10-12.)
The applicant is required to meet with the Zoning Enforcement Officer or the Planning Coordinator or his or her designee prior to submitting an application for general development plan review or final development plan review. A meeting with the City Engineer to review all stormwater requirements (as set forth in Chapter 1050 of these Codified Ordinances) may be performed at the same time as the pre-application meeting. The purpose of this meeting is to discuss early and informally with the applicant the purpose and effect of this Planning and Zoning Code and the criteria and standards contained within. However, no action shall be taken at such a meeting and no opinions, suggestions, or recommendations discussed shall be relied on by the applicant to indicate subsequent approval or disapproval of the development plan.
(Ord. 58-01. Passed 5-29-01; Ord. 79-12. Passed 9-10-12; Ord. 39-23. Passed 4-10-23.)
When a minor alteration is proposed to an existing building, designated landmark, structure, or site arrangement on a zoning lot otherwise subject to development plan review pursuant to Section 1228.02, or on a previously approved development plan, the Planning Coordinator may make a preliminary determination that such proposal is not subject to development plan review.
(a) For the purposes of this section, a minor alteration shall include the following:
(1) Small incidental construction of accessory structures;
(2) Incidental additions or alterations to principal buildings on large zoning lots; and
(3) Proposed construction of a building or structure that is substantially distant and screened from adjacent roadways and property lines so as to have no impact on the surrounding properties.
(b) The applicant shall submit a scaled drawing indicating the proposed minor alteration.
(c) The Planning Coordinator shall review the proposal to determine that the proposal is not contrary to this Planning and Zoning Code and will not result in any material adverse impact to the site or surrounding areas. In making this determination, the Planning Coordinator shall forward the application to the appropriate City departments for review and comment. Any reports or comments shall be returned to the Planning Coordinator within 10 days from the date the application was submitted.
(d) When the Planning Coordinator makes such determination, the proposal shall then be placed on the agenda of the next regularly scheduled Planning Commission meeting. At such meeting the Planning Commission shall, by motion and majority vote, either:
(1) Confirm the Planning Coordinator’s preliminary determination, in which case the Zoning Enforcement Officer may issue a zoning permit; or
(2) Overturn the Planning Coordinator’s determination and in so doing require that the proposal fully comply with the development plan review procedures set forth in this Chapter.
(Ord. 58-01. Passed 5-29-01; Ord. 139-06. Passed 1-8-07; Ord. 79-12. Passed 9-10-12.)
Development plans, both general and final, shall be distributed and reviewed according to the following procedures.
(a) Review for Completeness. The Planning Coordinator shall review the submitted application for completeness and compliance with the applicable submission requirements. If the application is deemed insufficient, the Planning Coordinator shall notify the applicant prior to the Planning Commission meeting of the deficiencies and place the application on hold until complete. When the application is determined complete and the application fee has been paid, the Planning Coordinator shall officially accept the application for consideration and place it on the Planning Commission's agenda.
(b) Distribution of Plans. Within two days after determining that an application is complete, the Planning Coordinator shall forward the application to the appropriate City departments (including Landmarks Preservation Commission) and professional consultants for review and comment. Any reports, comments or expert opinions shall be returned to the Planning Coordinator within ten days from the date the application is deemed complete.
(c) The applicant for a general or final development plan must deposit funds for the City to conduct a review of their plans by a Certified Planner and/or any other design professional.
(d) Architectural Review in the C-2 District. Applications which include new construction or the significant alteration of a building in the C-2 French Creek district shall be forwarded to the City Architect for review and comment. The City Architect shall review such application for compliance with the design guidelines set forth in Section 1270.09. The City Architect shall provide a recommendation regarding such application to the Planning Coordinator within ten days from the date the application is deemed complete.
(e) Transmission to the Planning Commission. The Planning Coordinator shall distribute the application for development plan review and any recommendations from the individuals or departments in divisions (b) and (c) above to the Planning Commission.
(Ord. 58-01. Passed 5-29-01; Ord. 219-03. Passed 11-10-03; Ord. 139-06. Passed 1-8-07; Ord. 79-12. Passed 9-10-12.)
An application for general development plan review shall be required if the project is to be phased and shall include a plan for the entire area of the proposed project. The application, including the general development plan, and a sufficient number of copies as determined by the Planning Coordinator, along with the application fee shall be submitted to the Planning Coordinator at least 29 days prior to the meeting at which such plan is to be considered. The general development plan shall be drawn to an appropriate scale and shall indicate:
(a) The applicant's legally sufficient proof of standing to proceed on subject property;
(b) The location of all existing structures and access points;
(c) The general location of existing buildings, parking areas and access drives on parcels within 200 feet of the site;
(d) The general location of lots, cluster dwelling areas, common open space and other common areas;
(e) The general use and location of all proposed construction including buildings, structures, parking areas, and access points;
(f) The location of existing and proposed topography, major vegetation features, and wooded areas;
(g) The general layout of the proposed internal road system, indicating the proposed vehicular right-of-way of all proposed public streets and pedestrian circulation;
(h) Pedestrian circulation, including conformance with all applicable plans of the City;
(i) A summary table showing total acres of the proposed development, the number of acres devoted to each type of use, including streets and common open space, and the number of proposed dwelling units by type;
(j) Proposed phases if the project is to be developed in stages, indicating the phases during which any common facilities are anticipated to be constructed;
(k) Other documentation needed for the review of the general development plan as may be needed to evaluate the general concept of the proposed development;
(l) List and location of any designated landmarks; and
(m) Notify Landmarks Preservation Commission of any designated landmarks.
(Ord. 58-01. Passed 5-29-01; Ord. 220-03. Passed 11-10-03; Ord. 43-04. Passed 4-12-04; Ord. 139-06. Passed 1-8-07; Ord. 79-12. Passed 9-10-12.)
The applicant for a general and/or final development plan must deposit funds, in an amount deemed sufficient by the City, to enable the City to conduct a thorough review of the plan so submitted by a certified planner and/or other design professionals.
(Ord. 79-12. Passed 9-10-12.)
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