(a) Site Plan Review Required. A site plan shall be submitted for review whenever a change to the site is proposed, including, but not limited to the following activities:
(1) All new construction of structures, including buildings, parking areas, and signs.
(2) Any modification to an existing use or site including, but not limited to expanding the building floor area, parking area, changing site circulation and alterations to landscaping.
(b) Site Plan Submission Requirements. An application for Site Plan Review shall be submitted to the Zoning Commissioner. The submitted site plan shall depict the location and dimensions of the following:
(1) All existing and proposed buildings, indicating the location of building entrance(s), setback from all lot lines, lot coverage, and height of buildings.
(2) All parking areas, access aisles, and access drives.
(3) Public outdoor spaces, landscaped areas, fences, walls, and pedestrian access aisles.
(4) Monument signs.
(5) Exterior building equipment and dumpster enclosures.
(6) Preliminary conceptual plans for the proposed building(s) showing exterior elevations and building floor plans, and potential materials.
(7) Any other details determined by the Zoning Commissioner to be needed in order to determine compliance with the Zoning Code.
(c) Site Plan Review Procedures.
(1) The Zoning Commissioner shall review the application to determine if the application is complete. The Zoning Commissioner shall forward the complete application to the Architectural Review Board for their review. The Zoning Commissioner shall identify any aspect(s) of the proposed site plan that does not comply with the zoning requirements.
(2) The Architectural Review Board shall review the application and shall approve any site plan determined to comply with the requirements of this Zoning Code.
(3) In the event a site plan does not comply with the regulations of the underlying Use District, general provisions of the Zoning Code and the dimensional standards set forth in Section 1365.05(c), the Architectural Review Board may approve the site plan subject to the granting of variances by the Planning and Zoning Commission. The Architectural Review Board may forward recommendations and/or comments on any requested variances to the Planning and Zoning Commission.
(d) Design Review Required. Following site plan approval, when required, and any other zoning approvals, but prior to any building permit being issued, all design elements of a proposed activity requiring compliance with this chapter shall be reviewed by the Architectural Review Board according to the procedures set forth in Chapter 1327. The applicant may choose to submit plans for design review simultaneously with an application for site plan review.
(e) Design Review Submission Requirements. In addition to the requirements set forth in Chapter 1327, the following items shall be submitted for design review.
(1) Exterior building elevations with all building materials identified for all visible building features and elements.
(2) Detailed landscape plans depicting the exact location of all plant material, a schedule of the proposed planting, including species, number, and size at planting and the irrigation system.
(3) Site details including parking lot screening, (i.e. fencing, walls, etc.) and equipment/dumpster enclosures.
(4) Detailed drawings showing the design of all signs, including size, content, style of lettering, logo and other graphic features, colors of the applied lettering and background, and materials of the sign(s) and the frame(s) or structure(s); and
(5) Any other details determined by the Zoning Commissioner to be needed in order to determine compliance with the Zoning Code.
(f) Design Review Determinations by the Architectural Review Board. In reviewing an application for Design Review, the Architectural Review Board may approve an application that either adheres to or is substantially equivalent to the requirements of this chapter as permitted below.
(1) The Architectural Review Board may consider the submitted design elements to be substantially equivalent to a requirement if:
A. The proposed plans for design review substantially comply with the design requirements and with the purposes, intent and basic objectives of this chapter;
B. The proposal results in a development of substantially equivalent or higher quality than that which could be achieved through strict application of such standards and requirements.
(2) It shall be the responsibility of the applicant to demonstrate to the Architectural Review Board that the provisions of this section have been satisfied. When evaluating the application with respect to this section, the Architectural Review Board shall make any finding of equivalency through approval of a specific motion or finding of fact which explains how and why the proposal has satisfied the above criteria.
(g) Appeals. An applicant may appeal any decision made by the Architectural Review Board on site plan approval or design review approval to the Planning and Zoning Commission within 30 days after the date of said decision.
(Ord. 245-2008. Passed 12-15-08.)