(a)   Site Plan Required. Prior to the issuance of a zoning certificate for all developments located in the C-1, C-2, C-3, and M-1 zoning districts, a Site Plan as defined herein shall be submitted to the City of Grandview Heights for review and approval.
    (b)   Purpose. The purpose of the Site Plan Review requirement is to ensure that existing and anticipated non-residential development and traffic improvements will be developed in a manner that is consistent with the goals, objectives, and planning principles of the Grandview Heights Community Plan. The importance of making the business and residential areas of the community more physically and perceptibly cohesive, to provide for the long-term vitality and viability of Grandview Heights Business Districts, and to encourage expanded business options through creative adaptations of existing structures, requires both flexibility in the zoning requirements, and a special emphasis on integrated development, shared parking areas, and urban design.
   (c)   Definitions. The following definitions apply to this Chapter:
      (1)   Development. Includes the construction of any new building or the enlargement, alteration, or relocation or any existing structure; loading areas, access drives or other paved surfaces; any excavation, landfill or other modification to the landscape; any changes to approved landscape plans including plan materials, grading, walls or fences.
      (2)   Alteration. Means a change or rearrangement in the structural parts or building service equipment or in the means of egress; or the moving from one location or position to another.
      (3)   Enlargement. Means an extension or increase in floor area or height of a building or structure.
      (4)   Building service equipment. Includes the mechanical, electrical, and elevator equipment including piping, wiring, fixtures and other accessories, which provide sanitation, lighting, heating, ventilation, fire protection, and transportation facilities essential for the habitable occupancy of the building or structure for its designated occupancy.
      (5)   Site plan. A plan, to scale, that illustrates the proposed physical changes for parcel(s) of land.
      (6)   Major site plan. A plan for a development which meets one of the following definitions:
         A.   A development involving any new construction or enlargement to a structure located within the non-residential zoning districts.
         B.   A development involving the alteration of a structure that results in a change to the exterior of the building.
         C.   A development involving changes to parking, loading, and drive areas.
         D.   A development impacting a non-residential site adjacent to a residential zoning district.
         E.   A development which conflicts with the adopted Community Plan.
         F.   A development of a non-conforming site or site which does not meet the development standards of the zoning district in which it is located.
         G.   Other unusual or unique impacts which, in the opinion of the Director of Building and Zoning, warrants public review.
      (7)   Minor site plan. A plan for a development which does not qualify as a major site plan.
   (d)   Application for Site Plan Review.
      (1)   Application. An application for a Site Plan Review shall be filed by the applicant, with the authorization of the property owner, on a form provided by the Director of Building and Zoning. Nothing shall prevent the concurrent submittal of an application for Site Plan Review with the submittal of an application for a zoning map amendment. Approval of a site plan, submitted concurrently with an application for zoning map amendment, may not become effective until the zoning map amendment application has been approved by Council.
      (2)   Submittal requirements.
         A.   A survey showing boundary information, existing and proposed development, existing and proposed easements, rights-of-way, and utilities, including storm water drainage.
         B.   The Site Plan shall indicate buildings, service areas, parking, signage, fencing, landscaping, and all required setbacks.
         C.   All parking and loading areas shall be shown, including typical dimensions of parking stalls, aisles, and loading spaces.
         D.   All major circulation routes, including arterials, adjacent curb cuts, collector and local streets, driveway and curb cuts, and including major aisle ways and service routes shall be indicated. Major pedestrian circulation routes shall also be indicated, including dimensions of path and pedestrian crossings, etc., plus any attempts at separating vehicular and pedestrian/recreation movement.
         E.   Handling of all waste and refuse materials shall be indicated.
         F.   Proposed landscaping shall be shown.
         G.   All signage and graphics may be required to be shown, per Chapter 1167, Signs.
         H.   All exterior lighting shall be shown, including parking lot, pedestrian, and building accent lighting. Lighting intensity and installation height shall be indicated.
         I.   Exterior building design and surface treatments shall be indicated, including building material and color. Color and material samples may also be requested.
   (3)   Procedure for minor site plan review.
         A.   Any applicant requesting approval of a Minor Site Plan as defined herein shall submit to the Director of Building and Zoning three copies of the application, including the items specified in Section 1157.05(d)(2) and the prescribed fee.
         B.   Within a reasonable time after the filing of a complete application, the Director of Building and Zoning shall approve the application for site plan review based upon adopted regulations and standards, design guidelines contained herein, or determine that the application is a major site plan. If the application is determined to be a major site plan, the Director of Building and Zoning will forward the application to the Planning Commission not less than fifteen days prior to its next scheduled meeting.
         C.   Actions and effect of a Minor Site Plan review. Upon approval of a Minor Site Plan, the Director of Building and Zoning shall issue a zoning certificate. The zoning certificate shall be valid for twelve months from the date it is issued. Authority to proceed pursuant to a zoning certificate shall lapse unless the action authorized by the zoning certificate is commenced within twelve months from the date the zoning certificate was issued.
      (4)   Procedure for Major Site Plan Review.
         A.   Any applicant requesting approval of a site plan as defined herein shall submit to the Director of Building and Zoning eight copies of the application, including the items specified in Section 1157.05(d)(2), the prescribed fee, and any other information as determined appropriate by the Planning Commission, not less than fifteen days prior to the next regularly scheduled meeting of the Planning Commission. The application and supporting information shall be forwarded to the Planning Commission by the Director of Building and Zoning not less than seven days prior to the date of its next scheduled meeting.
         B.   It shall be the duty of the Planning Commission to review the Site Plan and determine whether it complies with the adopted regulations and standards, design guidelines contained herein, and accepted planning principles. The Planning Commission shall endeavor to ensure that the exterior appearance and environment of such buildings, structures and spaces will:
            1.   Enhance the attractiveness and desirability of the district in keeping with its purpose and intent,
            2.   Encourage the orderly and harmonious development of the district in keeping with the improving character of the district,
            3.   Improve residential amenities in any adjoining residential neighborhood,
            4.   Enhance and protect the public and private investment and the value of all lands and improvements within the district and adjoining districts.
         C.   The Planning Commission shall either approve, approve with modification, or disapprove an application for Major Site Plan Review.
      (5)   Modifications of the Site Plan.
         A.   Development shall be in conformance with the Site Plan and construction of site improvements must be commenced within two years of Planning Commission approval; otherwise no development of the land shall take place until a new Site Plan is approved pursuant to this section.
         B.   Approval of the Planning Commission is required before any modification of the approved Site Plan may be made. Development of land or structure shall not proceed prior to final approval of the Site Plan. Any development undertaken without such final approval is in violation of this zoning ordinance and is an abatable nuisance.
      (6)   Modifications of development standards and design guidelines. The development standards guidelines contained in this chapter are derived from the Community Plan and shall be used by any applicant in preparing a development plan and by the Planning Commission in reviewing the same. This chapter contains both development standards, which set forth specific requirements, and design guidelines, which define a framework. Both the standards and guidelines shall be interpreted with flexibility. The Planning Commission shall view the standards and guidelines of this chapter as tools, since exceptional situations requiring unique interpretations are expected. Modifications to the development standards and design guidelines contained in this chapter may be approved by the Planning Commission.
      (7)   Appeal. Any party with standing, including the administrative staff of the City, aggrieved or affected by the decision of the Planning Commission involving an application for a site plan review may appeal to Council by filing notice of intent to appeal within seven days and filing a petition with the Clerk of Council within fifteen days from the time of decision and setting forth the facts of the case. Council shall schedule and attempt to hold a public hearing on such appeal not later than thirty days after such appeal has been filed with the Clerk of Council. The Council may reverse, remand, or modify such decision and shall state the reason therefore. In the event that the Planning Commission has disapproved an application, it shall take the favorable vote of three-fourths (6 of 7) of all members of Council.
(Ord. 98-13. Passed 9-8-98.)