Site plan review shall be required for any of the following conditions:
(a) In any district, the construction of more than five (5) parking spaces on a property to be developed for any use.
(c) The construction of a principal building in any district other than A-1 or R-1 District.
(d) The expansion of any existing or principal building in a district other than A-1or R-1. “Expansion” shall include a floor space increase of twenty-five percent (25%) or more in any commercial or industrial district. “Expansion” shall also include the construction of five (5) or more parking spaces to service the existing use or building.
Within any commercial or industrial district, a permit for the construction, exterior alteration, relocation, occupancy, or change in use of any building shall not be given and no existing use shall be established or expanded in floor area, except in conformity with a site plan approved by the Planning and Zoning Commission.
(Ord. 05-08. Passed 4-10-08.)
General standards for parking areas, circulation, and access shall be incorporated as part of the site plan. These standards are found in Chapter 1183 of this Ordinance. As part of the site plan review process, access shall be reviewed relative to the distance from other drive approaches and from roadway intersections. The preferred method of providing access to parcels is to minimize or eliminate driveways by using service roads, rear access roads, or shared driveways. The Planning and Zoning Commission may, as part of the site plan review process, require that driveways be moved, combined, re-aligned, or eliminated to reduce the potential for accidents.
(a) Conditional Approval of Driveways. As part of the site plan review process, the Planning and Zoning Commission may approve a site plan with a specific driveway location, with the condition that an agreement be first entered into between the property owner and the Village of Edon. This agreement may require that if a service road is constructed in the future, or if the opportunity for a shared driveway should present itself with development of adjacent property, one or more approved driveways shall be closed and measurements taken to utilize such service road or shared drive. Approval of driveways may also include restrictions on turning movements, locations, or other requirements to ensure safe and efficient traffic movement.
(b) Construction and Use of Service Roads. When a service road is required, such improvement shall be constructed by the developer of the involved property before any occupancy or use permit is granted. When a service road is provided, all access to an adjacent property shall use that service road and no direct access to the main thoroughfare shall be provided.
(Ord. 05-08. Passed 4-10-08.)
(a) Formal submission and approval of a site plan is required before any zoning permit may be issued. Formal submission and approval of a site plan includes following the review procedures and submission requirements defined herein. Notwithstanding these requirements, however, at any time prior to the formal submission and review of a site plan, an applicant may, at his or her option, submit a sketch site plan to the Planning and Zoning Commission for informal review and comment. The purpose of such a sketch site plan is to provide an opportunity to conceptually discuss a proposed development and to provide general guidance to assist in the preparation of a formal site plan. A sketch site plan need not include all items described in Section 1185.07, and informal review of the site plan need not include the notifications required under Section 1185.04.
(b) An applicant for formal site plan approval shall file such number of copies of a plan as is required by the Zoning Inspector, up to a maximum of ten (10) copies. Said filing shall be made to the Zoning Inspector along with other required documents and the appropriate application fee. For developments also requiring special use approval, the procedure established in Chapter 1177 shall be followed. The Planning and Zoning Commission may concurrently address the issue of site plan approval and consider a recommendation on a special use approval and, in such case, the approval of the site plan shall be contingent upon special use approval.
(c) After reviewing an application for formal site plan approval for completeness and determining that the application and site plan is complete, the Zoning Inspector shall transmit copies of the site plan and application to the members of the Planning and Zoning Commission, along with other departments and agencies as deemed necessary. If all information required is not provided, the Zoning Inspector shall promptly notify the applicant following the determination that the application is complete, the Planning and Zoning Commission shall meet and consider the proposed site plan, and shall make a decision concerning:
(1) The adequacy of the information presented to determine the impacts of the proposed site.
(2) The impacts of the proposed development compared to the standards established under Section 1185.06.
(3) Whether to approve, conditionally approve, or deny the site plan, along with any conditions or remedial measures to accommodate or mitigate the expected impacts of the proposed development.
The final action, shall consist of either:
A. Approval of the site plan based upon a determination that the proposed plan will constitute a suitable development and the plan meets the standards set forth in this Ordinance.
B. Disapproval of the site plan based upon a determination that the proposed project does not meet the standards for review set forth in Section 1185.06.
D. Approval of the site plan subject to any conditions, modifications, and restrictions as required to ensure that the project meets the standards for review.
If the site plan is disapproved, the specific basis for such disapproval shall be provided along with a clear description of how the site plan could be modified to be acceptable. Any re-submission of a site plan may be considered after the adjoining property owners previously notified have been provided a ten (10) day notice by first class mail of such a subsequent meeting.
(Ord. 05-08. Passed 4-10-08.)
Within five (5) days following the determination that the application is complete, notices of the meeting to be held by the Planning and Zoning Commission on the proposed development shall be sent by first class mail to all adjoining property owners within 300 feet of the proposed development.
(Ord. 05-08. Passed 4-10-08.)
A site plan shall be prepared at a scale of one (1) inch equals twenty (20) feet (developments more than five (5) acres may be drawn at a scale of one (1) inch equals fifty (50) feet) on standard 24” x 36” sheets, with continuation on 8-1/2” x11” sheets as necessary for narrative. A site plan shall include all data, details, and supporting information as outlined in Section 1185.07. Additional fees may be required to defray the expenses associated with the public review of the plans, including but not limited to, the estimated expenses of retaining a registered professional engineer, architect, landscape architect, or other professional consultant to advise the Village of Edon on any or all aspects of the site plan.
(Ord. 05-08. Passed 4-10-08.)
The Planning and Zoning Commission shall review the site plan and supporting documents taking into consideration the reasonable fulfillment of the objectives listed below:
(a) Traffic: Convenience and safety of both vehicular and pedestrian movement within the site and in relationship to adjoining ways and properties.
(b) Parking: Provisions for the off-street loading and unloading of vehicles incidental to the normal operation of the establishment, adequate parking, adequate lighting, and internal traffic control.
(c) Services: Reasonable demands placed on municipal services and infrastructure.
(d) Pollution Control: Adequacy of methods for sewage and refuse disposal, and the protection from pollution of both surface water and groundwater. This includes controlling soil erosion both during and after construction.
(1) Nuisances: Protection of abutting properties from any undue disturbance caused by excessive or unreasonable noise, smoke, vapors, fumes, dust, odors, glare, storm water runoff, etc.
(2) Existing vegetation: Minimizing the area over which existing vegetation is to be removed. Where tree removal is required, special attention shall be given to planting of replacement trees.
A. Amenities: The applicants efforts to integrate the proposed development into the existing landscape through design features such as vegetative buffers, roadside planting, and the retention of open space.
B. Community Character: The building set-backs, area and location of parking, architectural compatibility, signage, and landscaping of the development, and how these features harmonize with the surrounding landscape.
(Ord. 05-08. Passed 4-10-08.)
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