(a) Review of site plans.
(1) No multi-family, commercial or industrial use specified under Chapters 1274 through 1290 shall be permitted until the site plans therefor are reviewed and approved by the Planning Commission, with a finding by the Commission that the plan is consistent with the purposes and general requirements of this Zoning Code and that the specific standards set forth in Chapters 1274 through 1290 and the following general requirements will be complied with. The Commission may seek expert advice or cause special studies to be made. The cost of securing such advice or studies shall be borne by the applicant and forthwith deposited with the municipality in advance upon request of the Commission.
(2) In order to promote the orderly development of the site plan to the required specifications, the Commission and the Zoning Inspector shall encourage informal discussions by and with the applicant prior to formal application for a zoning certificate or conditional zoning certificate. The formal application shall include the following:
A. The site plan shall be drawn to a legible scale, show topographical features of the lot, building placement and activity areas and include a circulation and parking plan, planting and landscaping plan and architectural plans with engineering and constructional information. A description of the proposed development or operation shall be provided in sufficient detail to indicate possible emission of energy or matter beyond the lot lines, with engineering plans for the handling of any excesses thereof.
B. The site plan shall show that a proper relationship will exist between thoroughfares, service roads, driveways and parking areas to encourage pedestrian and vehicular traffic safety on both public and private lands.
C. All development features, including principal buildings, open spaces, service roads, driveways and parking areas, shall be so located and related as to minimize the possibility of adverse effects upon adjacent development.
D. The architectural design of buildings shall be developed with consideration given to the relationship of adjacent development in terms of building height, mass, texture, material, line, pattern and character.
E. Building location and placement shall be developed with consideration given to minimizing the removal of trees and changes of topography.
F. Maximum possible visual and auditory privacy for surrounding properties and occupants shall be provided through good design and the use of proper building materials and landscaping.
G. In large parking areas, visual relief shall be provided through the use of tree-planted and landscaped dividers, islands and walkways.
H. Screening of parking areas and service areas from surrounding properties shall be provided through landscaping and/or ornamental walls or fences, where necessary, to promote harmony with adjacent developments.
I. On-site traffic circulation shall be designed to make possible adequate fire and police protection.
J. In the case of an industrial use, adequate provisions shall be made for the disposal of industrial wastes. Wastes containing poisonous, corrosive, flammable or explosive solids, liquids or gases, or oils or greases, shall not be discharged into the sanitary sewer.
K. Parking and loading provisions shall meet the requirements of Chapter 1292.
L. All buildings and occupancies shall be in conformity with all applicable codes.
M. Prior to approval by the Commission, grading and surface drainage provisions shall be reviewed and approved by the Municipal Engineer.
N. Prior to approval by the Commission, the design and construction standards of all private streets, driveways and parking areas shall be reviewed and approved by the Municipal Engineer.
O. Prior to approval by the Commission, adequacy of fire protection shall be established by review and approval of the Fire Chief.
(3) The site plan shall be fully implemented within one year from the date of approval by the Planning Commission unless an extension of said time period, which shall not exceed six months, is requested by the applicant and granted by the Planning Commission within the said one year time period. And in the event that the site plan is not fully implemented within said time period, which shall not exceed 18 months, the approval thereof, by the Planning Commission shall be null and void and no certificate of occupancy shall be issued to the site plan applicant.
(b) Conformity with site plans.
(1) The use, placement and dimensions of all buildings, driveways, sidewalks, parking areas, truck loading and unloading areas, curb cuts, traffic control devices and activity areas, and the installation of landscaping, fences and walls, shall conform to the approved site plan. No injurious or offensive effects shall result from the development or operation, and the control of effects such as noise, smoke, dust, fumes, odors, electrical interferences and the storage and disposal of wastes shall be in conformity with accepted current standards.
(2) A performance bond or other financial guarantee shall be placed on deposit with the municipality to ensure that the landscaping, hard surfacing of private drives and parking areas and surface water drainage shall be installed in conformity with approved plans. Such bond or guarantee shall be in an amount equal to the cost of the construction of the improvements, based on an estimate approved by the Municipal Engineer, shall be for a period not to exceed three years and shall provide for the complete construction of the improvements within that period.
(Ord. 74-O-128, passed 10-17-1974; Ord 05-O-2185, passed 2-15-2005; Ord. 13-O-2734, passed 7-16-2013)