A. Applicability Of Provisions:
1. Applicable Zoning Districts: An approved site plan is required in the A-1, RS-10, RT and RM districts for the development or redevelopment of any parcel of land proposed for any land use except single-family dwellings, uses customarily accessory to a single-family dwelling and agricultural uses which do not involve additional impervious surfaces. All proposed developments in the MED, CN, CG, CM, IL and OP districts shall be required to submit a site plan. The purpose of the site plan review procedures is to enable the village to consider potential impacts upon the area in the vicinity of the property, consistency with good planning practices, and to ensure high standards of site and building design for the general welfare of the village and its residents.
2. Types Of Site Plans:
a. Site plans shall be divided between major and minor site plans.
(1) Major site plans shall follow the procedures outlined in this section. A "major site plan" is defined as a plan for the development of a parcel of land that contains no buildings or for which the existing buildings are to be removed and a new building or buildings constructed. In addition, a major site plan shall be required for any development that is adding more than five thousand (5,000) square feet of new impermeable surface to a site. A major site plan must be approved by the planning and zoning commission.
(2) "Minor site plans" shall be defined as plans for the expansion, change in use, or redevelopment of a site that already contains a building or buildings and shall not consist of any development which adds more than five thousand (5,000) square feet of new impermeable surface to a site. A minor site plan may be approved by the building and zoning administrator if it meets all of the requirements of this title.
b. Within this section, references to site plans include requirements for both major and minor site plans. Requirements that deal specifically with major site plans or minor site plans are so indicated.
c. The procedure for obtaining approval of a major site plan includes: 1) the filing of an application with the site plan; 2) the review and comments by village departments; 3) review of the site plan and comments from village departments by the planning and zoning commission; and 4) approval of the site plan by the planning and zoning commission.
3. Relationship To Other Ordinance Requirements: The requirements, procedures and standards contained in this section are in addition to the requirements, procedures and standards contained in other sections of this title which shall remain applicable to the parcel for which the application is filed. In case of conflict between the general provisions and district regulations of this title with provisions of this section, the more restrictive requirement shall control.
B. Application, Review And Approval Of Site Plan:
1. Application:
a. An applicant shall confer with the building and zoning administrator, or the administrator's designee, to become familiar with the village's regulations and requirements affecting the district in which the parcel in question lies and shall obtain copies of all provisions of the village ordinances pertaining to procedures and requirements for site plan approval.
b. An application may be made by the owner or by any person with a contractual interest in the property. Written consent of the owner shall be required if the applicant is not the owner. All owners must join if more than one.
c. The written application for review and approval of the site plan shall be filed on a form supplied by the building and zoning administrator and shall be accompanied by a site plan as described in subsection C of this section. The application shall be signed by the applicant and shall state the name and address of the applicant and of the owner. If the applicant is not the owner, the application shall identify the applicant's specific contractual interest in the property. A fee for reviewing the site plan shall be paid to the village at the time of filing the application.
2. Review Of Application:
a. Upon receipt of an application completed in satisfactory form, the building and zoning administrator shall deliver a copy of the application and accompanying papers, including the site plan, to the appropriate village departments for their review and comments on the impact of the proposed development on health, safety, traffic, public services or facilities and other relevant considerations, in both the area of the project, and other areas of the village which may be affected. Such comments shall be sent to the building and zoning administrator and forwarded to the applicant within twenty one (21) days of the receipt of the completed application.
b. Within twenty one (21) days from the forwarding of comments to the applicant, the applicant shall advise the building and zoning administrator of the applicant's desire to revise the application and site plan based on the village's comments or proceed to a review by the planning and zoning commission if the application is for a major site plan. If the applicant opts to proceed to a review of the major site plan by the planning and zoning commission, the application shall be placed on the agenda of the next available meeting of the commission. If the applicant opts to revise the major site plan, the previously outlined review periods will be repeated.
3. Major Site Plan Approval: The planning and zoning commission shall review the major site plan at a regular meeting, and the major site plan shall be approved, disapproved, or approved with conditions. In determining whether to approve, disapprove, or approve the major site plan with conditions, the planning and zoning commission shall consider:
a. All relevant information, including the comments of village officials, the major site plan's consistency with good planning practices, its compatibility with adjacent developments and uses, and its effect on the health, safety, morals and general welfare of the residents of the area in the vicinity of the property subject to the major site plan and upon the residents of the village generally.
b. The likely effect of the major site plan on vehicular or pedestrian traffic, fire hazards, fire, police and utility services, municipal expenditures, surface water drainage and control facilities and environmental aspects.
4. Minor Site Plan Approval, Disapproval And Appeal: The building and zoning administrator may approve a minor site plan if the site plan complies with all requirements of this title. If the building and zoning administrator denies approval of a minor site plan, including the provision of written comments as to the reason for such denial, the denial may be appealed by the applicant to the planning and zoning commission for review. The planning and zoning commission shall then approve the minor site plan, approve the minor site plan with conditions, or deny the site plan.
5. Validity Of Site Plan: Approval of a site plan shall be valid for a period of twelve (12) months from the date of approval by the village. If no building permit is obtained during that period, the approval shall terminate. The planning and zoning commission may grant extensions of time not to exceed twelve (12) months each, upon written request of the applicant for a substantially similar major site plan; provided, that the request is filed prior to the expiration date. The planning and zoning commission may attach new conditions when an extension is granted. If, in the opinion of the planning and zoning commission, the application contains substantial changes to the originally approved plan, a new major site plan review process must occur including the payment of a new application fee. The same procedure shall be followed by the building and zoning administrator for minor site plans. (Ord. 96-21, 9-10-1996; amd. 2001 Code)
C. Content Of Site Plan:
1. Contents: A site plan and/or development agreement shall include, but not be limited to, the following:
a. The location of the parcel in relation to surrounding uses, buildings, and zoning;
b. The location of the parcel in relation to major thoroughfares, and any roadways or drives connecting the parcel to those major thoroughfares;
c. The boundaries, dimensions and area of the parcel;
d. The proposed use and development of the parcel, including principal and accessory uses;
e. The location and size of each existing structure on the parcel;
f. The footprint of each proposed building or structure on the parcel;
g. The height and number of stories of proposed buildings and structures;
h. The amount of land area covered by buildings, structures, drives and parking facilities;
i. The form of proposed buildings and structures, including plan and elevation views;
j. A concept landscape plan, including a detailed drawing to scale and a corresponding schedule of all plant material to be provided;
k. The location, general design, and width of existing and proposed driveways and curb cuts;
l. The location, dimensions, and number of proposed parking spaces;
m. The location and size of loading areas;
n. The location and size of existing and proposed utilities including water, storm sewer, sanitary sewer, gas and electric; and all proposed and existing utility easements as well as right of way;
o. The location of refuse collection facilities and related screening;
p. The type, size and location of all signs;
q. Road ROW dedication may be required and identified on site plan;
r. Preliminary grades for entrances and parking areas to be submitted for review;
s. If necessary, cross easement access will be required to adjacent properties;
t. No overnight parking of tractor trailers or vehicles "for sale" will be allowed on the site. Statement to be placed on the site plan;
u. Submit plans for open detention area screening;
v. Submit drainage calculations;
w. Parking lot lighting plans are to be in conformance with the zoning ordinance and submitted with architectural plans and shown on the site plan;
x. Statement that off site road improvement fees may be assessed to the site;
y. Construction vehicle parking area is to be identified on the site plan;
z. Construction material storage area is to be identified on the site plan;
aa. Site plan shall identify all off site driveways and streets adjacent to the proposed site;
bb. A digital copy of the site plan, as approved by the village board of trustees, will be provided in AutoCad format;
cc. The cover sheet for the site plan shall provide the following information:
(1) Name of the proposed development.
(2) Name and address of the developer.
(3) Name and address of the property owner(s).
(4) Name and address of project engineer.
(5) Parcel identification number.
(6) Accurate metes and bounds or other adequate legal description of the tract.
(7) Preparation date.
(8) Revision dates.
(9) A statement for recording of the site plan by the Madison County recorder.
(10) A statement for approval of the village of Glen Carbon as follows:
Certificate of Board of Trustees
I, , President of the Village of Glen Carbon, do hereby certify that the site plan shown herein was duly presented to the Board of Trustees and approved at a meeting of same held on (date).
President
Village Clerk
(11) Drainage statement, as follows:
Drainage Statement
We the undersigned, do hereby certify to the best of our knowledge and belief that drainage of surface waters will not be changed by the construction of such site or any part thereof, or that if such surface water will be changed, adequate provisions have been made for collection and diversion of such surface waters into public areas, or drains which the subdivider has a right to use, and that such surface waters will not be deposited on the property of adjoining land owners in such concentrations as may cause damage to the adjoining property because of the construction of the developed site.
OWNER ENGINEER
(12) Driveway, sidewalk and parking lot certification, as follows:
DRIVEWAY, SIDEWALK AND PARKING LOT
CERTIFICATION
The owner and/or builder/developer with consultation of a qualified professional engineer will insure adequate compaction of grades under sidewalks, driveways and parking lots when installed over public road right-of-way and easements. The Village of Glen Carbon assumes no responsibility for any settlement or pavement damage and the owner and/or builder/developer hereby agrees to hold the Village harmless from any future costs or maintenance of said sidewalks, driveways and/or parking lots.
OWNER BUILDER/DEVELOPER
(Ord. 2007-20, 7-10-2007)
dd. The location, dimension, and number of proposed bicycle parking spaces. (Ord. 2008-37, 11-25-2008)
2. Site Plan Drawings: The scale for all drawings shall be no smaller than one inch equals fifty feet (1" = 50'), and the drawings shall contain the project name, street names, a scale, north arrow, and the date drawn.
3. Staff Review: The building and zoning administrator may forward a copy of the proposed site plan to the village's consulting engineer for review and to appropriate village staff and officials. Comments from the village's consulting engineer will be submitted to the building and zoning administrator and included in a staff review report submitted to the planning and zoning commission.
4. Building And Development Committee Review: The building and development committee shall consider the site plan application and all required submittals prior to the proposal being considered by the planning and zoning commission.
Recommendations and requirements shall be forwarded to the planning and zoning commission for further review and consideration.
5. Planning And Zoning Commission Approval Or Disapproval: After the public meeting, the planning and zoning commission shall, within thirty (30) days, recommend approval or disapprove the site plan application. The planning and zoning commission may grant said approval with conditions to ensure compliance with all village ordinances and administrative procedures. The planning and zoning commission will provide a written recommendation for approval or disapproval and forward said recommendation to the village board of trustees.
6. Board Of Trustees Approval Or Disapproval: All site plans must be approved by the board of trustees prior to recording. In reviewing a site plan, the board of trustees shall consider the recommendation for approval or disapproval by the planning and zoning commission. The board of trustees shall review the site plan and approve or disapprove. If the board of trustees approves the site plan, they may attach conditions to such approval necessary to ensure compliance with all village ordinances and administrative procedures. If the board of trustees disapproves a site plan, they shall provide written findings for such disapproval, including areas where the proposed site plan does not conform to the village comprehensive plan, zoning ordinance, subdivision regulations, other applicable village ordinance, or other specific written administrative rules or specifications.
7. Building And Zoning Administrator Final Review: Subsequent to the approval of the board of trustees, three (3) paper copies of the site plan, and one copy of the site plan on a reproducible Mylar shall be submitted to the building and zoning administrator for final review. No final approval shall be endorsed on the site plan until a review has indicated that all requirements of the village board have been met.
8. Recording Site Plan:
a. The president of the board of trustees will sign the reproducible Mylar original of the site plan and two (2) sepia prints of the site plan. The sepia prints will be returned to the applicant's engineer.
b. It shall be the responsibility of the applicant to file the site plan with the county recorder of deeds within ten (10) days of the date of signature. Simultaneously with the filing of the site plan, the village attorney shall record any other legal documents as shall be deemed necessary to be recorded by the village attorney.
D. Maintenance Of Constructed Improvements: Buildings, structures, landscaping and other improvements shall be constructed, installed, and maintained in accordance with the site plan as approved by the village board. It shall be the duty of the owner of the property to maintain such improvements. (Ord. 2007-20, 7-10-2007)