In order to administer the provisions of this Zoning Ordinance and to evaluate site plans in the interest of the public health, safety and general welfare, this Chapter shall apply to new property development and any collective substantial expansion of existing structures, except for individual single family dwellings and two family dwellings (duplexes) and parking lots of five (5) spaces or smaller. Substantial expansion of existing structures shall be defined based on the criteria established below:
When Existing Structure is . . . | A Substantial Expansion is. . . |
0 - 1,000 Sq. Ft. | 50% or Greater |
1,001 - 10,000 Sq. Ft. | 40% or Greater |
10,001 - 25,000 Sq. Ft. | 30% or Greater |
25,001 - 50,000 Sq. Ft. | 20% or Greater |
50,001 Sq. Ft. and larger | 10% or Greater |
Furthermore, no building shall be erected or structurally altered on any lot or parcel in cases where a site plan review is required, except in accordance with the regulations of this section and an approved site plan. No Zoning Certificate shall be issued prior to the approval of a site plan.
(Ord. 26-99-0. Passed 8-23-99.)
(Ord. 26-99-0. Passed 8-23-99.)
Before a permit is issued for construction, one copy of the site plan at a scale no smaller than l inch to 100 feet shall be filed with the Zoning Inspector setting forth, identifying and locating the following:
(a) The total area in the development.
(b) The existing zoning of the subject property and all adjacent properties.
(c) All public and private right-of-way and easement lines located on or adjacent to the property.
(d) Existing topography with a maximum of five (5) foot contour intervals.
(e) The proposed finished grade of the development shown by contours not larger than one (1) foot.
(f) The locations of all existing and proposed buildings in the described parcels, the uses to be contained therein and the total number of buildings including dimensions, heights, gross floor area and number of stories.
(g) Location and dimension of all curb cuts, driving lanes, off-street parking and loading areas including the number of spaces, angles of stalls, grades, surfacing materials, drainage plans, and illumination of facilities.
(h) All sidewalks and other open areas.
(i) Location of all walls, fences, and buffer yards.
(j) Location, size, height, colors, typeset, materials, lighting, and orientation of all signs.
(k) Location of all existing streets, highways and alleys.
(l) All existing and proposed water and sanitary sewer lines indicating pipe sizes, types and grades.
(m) The schedule of phasing of the project.
Such other information as required by the Planning Commission to determine the conformance with this Ordinance.
(Ord. 26-99-0. Passed 8-23-99.)
(Ord. 26-99-0. Passed 8-23-99.)
The following principles shall guide the exercise of site planning review by the Planning Commission:
(a) The natural topographic and landscape features of the site shall be incorporated into the plan and the development.
(b) Buildings and open spaces shall be in proportion and in scale with existing structures and spaces in the area within three hundred (300) feet of the development site.
(c) A site that has an appearance of being congested, over built or cluttered can evolve into a blighting influence and therefore such shall not be congested, over built or cluttered.
(d) Open spaces shall be linked together.
(e) Natural separation shall be preserved or created on the site by careful planning of the streets and clustering of buildings using natural features and open spaces for separation. Existing vegetation removal shall be kept to a minimum.
(f) Screening of intensive uses shall be provided by utilizing landscaping, fences or walls to enclose internal areas.
(g) Buildings shall be sited in an orderly, non-random fashion. Long, unbroken building facades shall be avoided.
(h) Short loop streets, cul-de-sacs and residential streets shall be used for access to low density residential land uses in order to provide a safer living environment and a stronger sense of neighborhood identity.
(i) Pedestrian circulation in nonresidential areas shall be arranged so that off-street parking areas are located within a convenient walking distance of the use being served. Handicapped parking shall be located as near as possible to the entrance of the structure. Pedestrian and vehicular circulation shall be separated as much as possible through crosswalks designated by pavement markings, signage, or grade separation.
(j) Path and sidewalk street crossings shall be located where there is a good sight distance along the road, preferably away from sharp bends or sudden changes in grade.
(k) Parking lots and garages shall be located in such a way as to provide safe, convenient ingress and egress.
Whenever possible there shall be a sharing of curb cuts by more than one facility. Parking areas shall be screened and landscaped and traffic islands shall be provided to protect circulating vehicles and to break up the monotony of continuously paved areas.
(l) Drive through establishments, such as restaurants and banks, shall be located to allow enough automobile waiting space for peak hour operation without interference with other parking lot circulations, or overflow onto streets.
(Ord. 26-99-0. Passed 8-23-99.)
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