§ 155.059  SITE PLAN REQUIREMENTS.
   (A)   General requirements.
      (1)   Except as provided in division (A)(4) below, all principal permitted and conditional uses in any district shall be subject to a site plan review by all applicable review agencies as determined by the Director.
      (2)   The site plan shall be presented to the Planning Commission, which shall have the authority to approve the plan as presented, approve the plan with modifications or conditions, or disapprove the plan.
      (3)   No zoning certificate or building permit may be issued until the Planning Commission has approved the plan.
      (4)   This section is not applicable to:
         (a)   Single-family dwellings;
         (b)   Multi-family dwellings, provided each individual dwelling unit is located on a separate subdivision lot; or
         (c)   Agricultural purposes, unless specifically required under Chapter 158 or required by the BZA.
      (5)   A concept site plan shall become void 12 months after the concept site plan is reviewed by the Planning Commission unless a final site plan has been submitted and accepted for review.
   (B)   Site development plans.  In approving site development plans, the Planning Commission shall have the authority to:
      (1)   Approve the location and design of all site improvements;
      (2)   Limit the number and approve the location and design of entrances and exits;
      (3)   Require a plan which shows how signs are to be located and designed and may approve, reject, or modify the sign plan to promote an attractive and pleasing appearance;
      (4)   Require a plan which shows the location, design, and effect of any outside lights to be used on the property and the effect of any inside lights to be used if their use would affect adjacent, neighboring, or contiguous properties. The Planning Commission may approve, reject, or modify the plan where appropriate to prevent visual interference to the traveling public on adjacent roadways, or glare or reflections on adjacent buildings or neighboring properties;
      (5)   Require that a binding agreement and surety be provided to the county to ensure completion of the site development plan;
      (6)   Ensure consistency with the Master Plan and this chapter;
      (7)   Require a traffic impact study be performed by the owner in accordance with criteria established by the Department of Public Works, or its successor agency. The Planning Commission may require the owner to take any action necessary to ensure the adequacy and safety of transportation that are affected by the proposed improvements and the Planning Commission may require the owner to enter into a PWA, secured by a suitable guaranty, which implements any requirements of the Planning Commission. The owner may be required to contribute to a fund to be used to upgrade the transportation facility which is determined to be inadequate on a basis that pro rates the effect of the development on the transportation facility; and
      (8)   Require certification of the adequacy of public facilities by the agencies having jurisdiction over public facilities in the county, including but not limited to the following: public water and sewer facilities, police protection, roads and traffic control devices, storm drain facilities, emergency service facilities, and solid waste disposal facilities. The Planning Commission may consider and may use the failure of any agency to certify the adequacy of any public facility or service to serve a proposed site as a basis for disapproval of a site development plan. Site plans for residential development shall be reviewed for conformity with §§ 156.01 through 156.07.
   (C)   Validity.  A site plan shall become void 18 months after the date of written approval by the Planning Commission unless a building permit or zoning certificate has been issued for the project. In the event the building permit or zoning certificate is revoked or is terminated prior to the issuance of a final use and occupancy certificate, the site plan becomes void on the date of revocation or termination. The Director may extend the time for completion of the project beyond 18 months when reasonably necessary.
   (D)   Delegation.  The Planning Commission may authorize the Chair or Secretary to act on its behalf for purposes of this section. When so authorized, the person so acting has all of the powers and duties of the Planning Commission which may be imposed or granted by this section. The Chair or Secretary of the Planning Commission or the applicant may request that the site plan be reviewed by the Planning Commission.
   (E)   Review.  The Director shall determine the review process for site plan amendments, accessory uses, and expansions or changes of nonconforming uses.
(Ord. 2019-07, passed 12-12-2019)