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1184.02 COORDINATION WITH SUBDIVISION REGULATIONS.
   The requirements of this chapter shall be in addition to the requirements of the Subdivision Regulations, where applicable. Where the regulations of this chapter are in conflict with the Subdivision Regulations, the more restrictive shall apply. Subdivision plats shall be in full compliance with and contain all information as required under the Subdivision Regulations.
   If the proposed development meets the requirements for the subdivision of land under the Subdivision Regulations, the preliminary subdivision plan shall be submitted simultaneously with the preliminary site development plan and the final subdivision plat shall be submitted simultaneously with the final site development plan.
(Ord. 98-176. Passed 8-3-98.)
1184.03 REVIEW PROCEDURE.
   No building permits shall be issued and no building shall be permitted within the above designated districts until the final site development plans have been submitted to and approved by the Planning Commission. Prior to the granting of the building permit, the Building Inspector shall receive from the Planning Commission a signed copy of the approved final site development plans.
   The Commission may approve the plans as submitted, modify or disapprove the plans. The Commission may impose such reasonable conditions as necessary upon its approval, including the recording of covenants.
   The Secretary of the Commission shall be notified two weeks in advance of a regularly scheduled Commission meeting by the developer of his or her intent to submit the preliminary site development plan for the final site development plan.
   The Commission shall review and take action upon the plans submitted within thirty (30) days, or within such further time as the applicant may agree to. Upon completion of the review, the action of the Commission shall be noted on two copies of all submitted plans, referenced and attached to any conditions determined necessary for approval. One copy shall be retained by the Commission and filed with the records of the City, and the other returned to the applicant.
   Upon approval of the submitted plans, the signature of the Chairperson of the Commission shall be affixed to all documents. Building permits may then be issued. If the Commission determines that a plan should be disapproved and a building permit cannot be issued, the Commission shall stated in its records the reasons for such determination and shall transmit to the applicant an attested copy of the reasons and recommendations thereon.
   Approval of plans shall be conditional upon compliance with all other applicable statutes, ordinances, resolutions and regulations of the City and the State.
(Ord. 98-176. Passed 8-3-98.)
1184.04 EFFECT OF APPROVED SITE DEVELOPMENT PLANS.
   Building permits issued on the basis of submitted material, including site development plans, authorize only the use and arrangement set forth in such approved plans and applications or amendments thereto, and any other use, arrangement or construction at variance with that authorized shall be deemed a violation of this chapter and punishable as provided in Chapter 1199. When any of the terms, conditions or restrictions upon which approval was granted are not being followed, the Planning Commission may rescind and revoke such approval.
(Ord. 98-176. Passed 8-3-98.)
1184.05 PRE-APPLICATION PROCEDURE.
   The pre-application procedure shall be as follows:
   A.   The applicant shall meet with the Planning Commission prior to the submission of the preliminary site development plans. The purposes of this meeting are to discuss early and informally the intent and effect of these regulations and the criteria and standards contained in the applicable zoning district regulations; to familiarize the developer with the City's Comprehensive Future Land Use Plan, the Major Thoroughfare Plan, the Parks and Public Open Space Plan, this Zoning Code, and the drainage, sewerage and water systems for the City; to discuss the physical characteristics of the site and the environmental impact of the proposed development; and to apply for a rezoning if needed.
   Generalized conceptual plans (in sketch form) may be submitted. They should indicate the types of units to be used; the approximate location of all buildings; the type and location of parking facilities; access points and the location of public and private streets; and the location, the type and approximate acreage of all open spaces.
   B.   The Planning Commission shall discuss with the developer the changes, if any, that will be required and the procedure for submitting the preliminary site development plan. The Planning Commission's approval at this stage should indicate a general willingness to approve the proposed development in principle if the applicant meets the necessary requirements contained in the applicable district regulations and any and all additional requirements and conditions imposed by the Planning Commission.
(Ord. 98-176. Passed 8-3-98.)
1184.06 SUBMISSION OF PRELIMINARY SITE DEVELOPMENT PLANS.
   Following the pre-application procedure, the applicant may submit preliminary site development plans to the Planning Commission. These plans shall conform with all requirements set forth herein. Twenty (20) copies of the plans shall be submitted.
    The following shall be submitted on one or more drawings as needed:
   A.   Survey Plat.
   The survey plat shall be prepared by a professional engineer or surveyor registered in the State of Ohio and must be affixed with the registration seal of such professional engineer or surveyor. The survey plat shall contain the following information:
      1.   A vicinity map drawn to scale showing the location of the project within the City, dedicated streets, easements, proposed lots and the location of the perimeter boundary of the area included in the application;
      2.   A boundary survey or a boundary map containing a point of reference to a permanent monument or the centerline intersection of two public street rights-of-way, showing the dimensions and bearings of the property lines, the site acreage and a legal description of the property and the proposed stages;
      3.   A topographic survey based upon U.S.G.S. datum of all land within the proposed development showing two (2) foot contours or less as required by the Planning Commission in order to delineate the character of land within the proposed project;
      4.   A drawing indicating all significant features of the site, including wooded areas, existing buildings and structures, dedicated streets and ways, utility lines and easements, water and sewer lines, watercourses and drainage channels, significant historic structures and similar land features;
      5.   A soils map indicating the soil type, drainage characteristics, buildability and other soil characteristics as required by the Planning Commission; and
      6.   The name, address and phone number of the professional engineer or surveyor making the survey, and the date of the survey.
   B.   Site Development Plans.
   The site development plans should be prepared by an architect or landscape architect or professional engineer registered in the State of Ohio and should be affixed with the registration seal of the architect, landscape architect or professional engineer. The site development plan shall contain the following information:
      1.   The name of the development and the names, addresses and phone numbers of the property owner, the developer and the architect, landscape architect or professional engineer and other individuals assisting in the preparation of the site plans; and the date, north point and scale;
      2.   The zoning classification of the site and surrounding properties;
      3.   The location and use of all proposed buildings, indicating height, setback lines and yard areas;
      4.   A statement of the average net residential density and the number of dwelling units to be contained in the total tract, and, where applicable, in each stage thereof;
      5.   Proposed general grading and/or other methods to be used for adequate drainage control;
      6.   The location, use and acreage of all required open spaces and access thereto;
      7.   Pedestrian circulation features, including walks and adjoining paved areas for pedestrian use;
      8.   The location of all public and private streets, the width of rights-of-way, the types and widths of pavements, and the approximate location of all permanent accesses from publicly dedicated streets, roads or highways;
      9.   The location and types of surfaces of all parking areas and loading areas, and the number of parking spaces;
      10.   The proposed sanitary sewers, storm sewers and central water utilities, showing their connections with the existing system;
      11.   A general landscaping plan, showing all existing trees to be retained and indicating all proposed plants and walls, fences, paved areas and similar structures; and
      12.   The location, height, orientation and square footage of signs.
   Upon approval of the preliminary site development plans, the final site development plans may be submitted.
(Ord. 98-176. Passed 8-3-98.)
1184.07 SUBMISSION OF FINAL SITE DEVELOPMENT PLANS.
   After the preliminary site development plans have been approved, the final site development plans may be submitted. The final site development plans should be prepared by an architect, landscape architect or professional engineer registered to practice in the State of Ohio, and should be affixed with the registration seal of the State. The final site development plans shall contain the following information:
   A.   All of the items as required on the preliminary site development plans and all additional criteria, amendments and revisions required by the Planning Commission drafted in the form of construction drawings; and
   B.   A stage development schedule, if applicable.
(Ord. 98-176. Passed 8-3-98.)
1184.08 STAGE DEVELOPMENT.
   Developments larger than five (5) acres may be built in stages. A stage shall be at least five (5) contiguous acres in size. The last proposed stage remaining in the project, which is less than five (5) acres in size, shall be considered in its entirety as one stage. Each proposed stage submitted for approval shall contain all the requirements listed herein.
(Ord. 98-176. Passed 8-3-98.)
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