1111.01
Purpose, applicability, and common review procedures.
1111.03
Pre-application meetings (optional).
1111.05
Concept Plan (optional).
1111.07
Preliminary development plan (PDP) review for major subdivisions, PRDs,
and condominium developments.
1111.09
Final Development Plan (FDP) review.
1111.11
Supplemental regulations related to development plan review.
1111.13
Council review of Final Development Plans for major subdivisions, PRDs, and condominium developments.
1111.15
Minor subdivision and resubdividing review procedures.
1111.17
Community Development Administrator review and issuance of zoning certificates.
1111.19
Review procedures for development of public property.
1111.21
Preconstruction review.
1111.23
Procedures and requirements for zoning compliance certificate.
1111.25
Supplemental regulations for plats.
1111.27
Post construction requirements and records.
The purpose of this Chapter is to set forth the procedures and criteria for reviewing proposed construction and development to assure compliance with all applicable Municipal ordinances, standards and specifications and to achieve the maximum protection of the public health, safety, and general welfare of the community.
(a) Review Responsibilities and Summary of Process. The persons or entities responsible for the review of applications is summarized in Schedule 1111.01(d) with the review responsibilities allocated into the categories below.
(b) Planning Commission/Council Authority. Development plan and subdivision review and action by the Planning Commission, and Council when applicable, shall be required for:
(1) New construction of all permitted uses, which includes those uses with a P*, in the multiple family, commercial and industrial districts, excluding single family and two-family homes;
(2) New construction of all conditional uses;
(3) Planned Residential Developments;
(4) Major Subdivisions;
(5) Minor subdivisions, lot consolidation and lot line adjustments;
(6) Any existing or previously approved development meeting the criteria of sub-sections (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 multi-family development; changing the use which requires an increase in the amount of parking or a change in the site's vehicular circulation; modification of existing surface water drainage patterns; earth moving activities; or any other alterations to an existing development where development plan requirements are modified;
(7) If a Preliminary or Final Development Plan requires a variance, the applicant shall file an application for variance in accordance with Chapter 1117 (Appeals and Variances).
(c) Community Development Administrator Review Authority. Administrative review and action by the Community Development Administrator, according to Section 1111.17, shall be required for:
(1) Single-family and two-family dwellings and structures and uses accessory thereto;
(2) Minor Construction which, for the purposes of this Section, includes:
A. Non-residential construction of small incidental accessory structures of 1,000 square feet in area or less.
B. An addition of ten percent (10%) or less of the floor area of the building, not to exceed 2,000 square feet.
C. The interior alteration of an existing building without change to the building's exterior architectural design, style or finish materials.
D. Minor design modifications with no discernible impact on neighboring properties, the public, or intended occupants.
(3) A change of occupancy in an existing structure, without change to the interior partitioning, plumbing fixtures, exterior appearance of the building or structure, parking requirements or site improvements.
(d) Approvals Required. The development approval(s) required and the development projects to which each applies, are set forth in Table 1111.01(d) (Approvals Required).
1. Preliminary Plan | 2. Final Dev. Plan | 3. Other Approval | 4. Construction Docs | 5. Preconstruction Submittal | 6. Construction Inspection | 7. Field Change Request | 8. Final Inspection | 9. Record Documents | |
Lot line adjustment/lot consolidation | PC | A, PC | |||||||
Minor Subdivision (Lot Split) | PC | A, PC | |||||||
Dedication Plat | A, PC, CC | ||||||||
Variance | PC | ||||||||
Conditional Use | PC | ||||||||
Sign deviation | PC | ||||||||
Zoning amendment: text | PC, CC | ||||||||
Zoning amendment: zoning map | PC, CC | ||||||||
Architectural style or design changes (exterior) | PC | A | A | ||||||
Minor construction | A | A | A | A | |||||
1&2 family dwellings & assoc, accessory structures | A | A | A(1) | A | A | A | |||
Other single building site development | PC | A | A | A | A | A | A | ||
New Municipal project (installation of new roads & new public infrastructure) (2) | PC | A | A | A | A | A | |||
New municipal project (parks improvements) | PC (3) | A | A | A | A | A | |||
Major subdivision | PC, CC | PC, CC | A | A | A | A | A | A, PC, CC | |
Condominium development | PC,CC | PC,CC | A | A | A | A | A | A,PC,CC | |
Planned Residential Development (PRD) | PC,CC | PC,CC | A | A | A | A | A | A,PC,CC | |
[1] The Preconstruction Submittal for 1 & 2 family dwellings shall be made with the Construction Documents submittal; no preconstruction meeting is required.
[2] This does not include maintenance to existing roadways or public infrastructure, which are not subject to Planning Commission review.
[3] Park Improvements are exempt from P&Z regulations if a "P" use in a district. Plans are reviewed and recommendations are made to Council.
A = Administrative Review; CC = City Council; PC = Planning Commission
(e) Application Review for Completeness.
(1) Within three (3) business days of receipt of a bona fide application, the Community Development Administrator shall review the application and verify that the fees have been paid. If the submission does not satisfy the applicable submission requirements in Chapter 1113, the Community Development Administrator shall notify the applicant of the changes and revisions, or additional information needed.
(2) When the application is complete, the Community Development Administrator shall accept the application for review and forward the application copies to the City staff, Municipal Engineer and municipal consultants for their review and comments. Any submittal that proposes new buildings, or modifications to the architectural design, style or exterior finish materials of an existing building, shall also be transmitted to the City Architect for review and recommendations regarding compliance with the architectural design criteria and standards in the Planning and Zoning Code.
(f) Administrative Review of Plans and Documents. The Municipal staff, Municipal Engineer, City Architect and municipal consultants shall review the plans/documents for compliance with the Comprehensive Plan and other master plans of the City; municipal ordinances, standards and specifications; compliance with accepted professional engineering and architectural standards and practices, and compliance with previously approved submittals for the project. The reviewers shall prepare written comments of their findings and deficiencies noted; recommendations to Planning Commission and Council, as applicable; and to the applicant for improving the project. The reviewers may recommend approval, approval with revisions, or denial. A plan reviewer who notes a deficiency and recommends approval with revisions or denial shall refer to the specific ordinance, standard or specification upon which such comment is based.
(1) Written review comments shall be returned to the Community Development Administrator within the time frames established by the Community Development Administrator and when received by the Community Development Administrator, the comments shall be promptly forwarded to the applicant by the Community Development Administrator.
(2) When Planning Commission review is required, the application, as submitted or revised by the applicant, shall be forwarded to the Planning Commission within three (3) weeks of the application being deemed complete, subsection (e), above, unless the applicant requests delay of the application being transmitted to the Planning Commission to provide more time to address the staff comments.
(Ord. 3273. Passed 5-9-24.)