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(A) Purpose. Site plan review is required to ensure that the layout and general design of proposed development is compatible with surrounding uses and complies with the development standards, subdivision standards, all other relevant provisions of this ZDO, and all other applicable city regulations.
(B) Applicability. All development, unless exempted in accordance with § 162.03-06, Exemptions, shall be required to have site plan approved in accordance with this section prior to issuance of a building permit.
(C) Exemptions. Internal construction that does not increase gross floor area, increase the density or intensity of use, or affect parking or landscaping requirements shall be exempted from the requirements of this section (but is not exempted from the standards in § 162.03-13, Zoning Permit).
(1) Submission and review of application. The procedures and requirements for submission and review of a site plan are established in § 162.02, Common Review Procedures. Additional submittal requirements for nonresidential and multi-family developments shall include six copies of each of the following:
(a) A site plan drawn to a minimum scale of one inch equals 20 feet, showing the proposed structure(s) on the lot with the dimensions relative to the property line; existing neighboring building(s) adjacent to the property line; demolition of existing site features; and location of all proposed site features such as parking, driveways, walls, gates, location and size of mechanical equipment, landscaped areas, and accessory buildings.
(b) Floor plans drawn at a minimum scale of 1/8 inch equals one foot depicting the arrangement of the interior spaces of the first floor; the relationship between first and ground floors and the site; the location of windows and doors; mechanical equipment; electrical meter location; and electrical service access.
(c) Building elevations and typical building cross sections through all elevations drawn at a minimum scale of 1/8 inch equals one foot, including vertical dimensions; existing grade; proposed grade; finish floor elevations; roof slopes; mechanical vents and equipment; location and type of outdoor lighting fixtures; design and location of signage; and proposed material selections and textures, indicated by hatching where appropriate, including those for wall cladding, roofs, chimney flues, gutters and downspouts, and porches and railings.
(d) A landscape plan drawn to a minimum scale of one inch equals 20 feet, showing the location of existing trees to be retained or removed on the site; the locations, varieties, and sizes of trees and plant materials (graphically indicated) to be planted on the site; other pertinent landscape features; and indication of the type of irrigation system to be installed, where applicable.
(e) Typical construction details, including wall sections.
(f) Materials specification outline with samples, brochures, or photographs of all exterior materials, colors, finishes, and fixtures.
(g) Panoramic photograph showing a general view of the street showing the building, site and adjacent property (streetscape); individual photographs of the buildings immediately adjacent to and across from the site; and a frontal view of the building site from the street.
(h) Drawings of proposed signs illustrating the proposed lettering and graphics, drawn to scale, colors of the proposed sign shall be indicated on the drawing, and actual color samples shall also be furnished. Any proposed illumination techniques shall be indicated on the drawing.
(i) A contextual model showing the new building in the existing environment, if and when required by the DRB.
Applications for single- and two-family dwellings shall include a plot plan and a sketch of sufficient detail to determine the proposed building's compliance with § 166.05, Residential Design Standards.
(2) Review and action by Zoning Administrator. Site plan applications for single- and two-family dwellings shall be reviewed and decided by the Zoning Administrator in accordance with the procedures and requirements in § 162.02-18, Zoning Administrator or City Official Review Procedures, and the standards in § 162.03-06(E), Site Plan Standards. All other site plan applications shall be reviewed and decided by the DRB.
(3) Review and action by Design Review Board. After receipt of a staff report on a site plan application from the Zoning Administrator, review and recommendation by the DRC, the Design Review Board shall review and consider the application, the relevant support materials, the staff report, and any comments given at the meeting. After this consideration, the Design Review Board shall approve, approve with conditions, or deny the application based on the standards in § 162.03-06(E), Site Plan Standards.
(E) Site plan standards. A site plan shall be approved only upon a finding the applicant demonstrates all of the following standards are met:
(1) The use is allowed in the zoning district in accordance with Table 164.01, Table of Allowed Uses.
(2) The development and uses in the site plan comply with § 164.03, Use-Specific Standards.
(3) The development proposed in the site plan and its general layout and design comply with all appropriate standards in Chapter 166: Development Standards.
(4) The development proposed in the site plan and its general layout and design comply with all appropriate standards in Chapter 167: Subdivision Standards.
(F) Conditions of approval. In approving a site plan, the Zoning Administrator or Design Review Board may impose appropriate conditions on the permit approval in accordance with § 162.02-12, Conditions of Approval.
(1) General. The Zoning Administrator or Design Review Board (as appropriate) may prescribe a time limit within which development activity shall begin or be completed, or both. Failure to begin or complete such
development within the time specified shall void the site plan. Unless specified by the Zoning Administrator or the Design Review Board (as appropriate), a site plan approval shall automatically expire at the end of 12 months after the date of its issuance if a building permit for at least one building in the development proposed in the site plan is not approved. A change in ownership of the land does not affect this time frame.
(2) Extension. Upon written application submitted at least 30 days prior to the expiration of the permit period by the applicant and upon a showing of good cause, the Zoning Administrator or Design Review Board (whichever is appropriate) may grant one extension for a site plan not to exceed six months. Failure to submit an application for an extension within the time limits established by this section shall render the site plan void.
(H) Amendments. A site plan may be amended, extended, or modified only in accordance with the procedures and standards established for its original approval.
(Ord. 05-10, passed 3-23-10)