Loading...
(a) Plan Levels. Varying levels of site plan review are established, depending on the scale of the proposed development and potential impacts it may have on the community and immediate surroundings. This section defines the parameters under which varied levels of plans will be required for all non-residential, attached single-family and multiple family development and defines the review authority, as follows:
(1) Administrative Review. The Zoning Administrator shall review site plans in connection with the creation of a use or the erection of a building or structure as indicated in Table 1145.02; provided, if a use is subject to the requirements of the design review overlay district, the Design Review Board shall first review the plan and submit a recommendation to the Zoning Administrator.
(2) Preliminary Plan Review. The City Council, after review and recommendation by the Planning Commission and, if applicable, the Design Review Board, shall act upon all preliminary site plans in connection with the creation of a Mixed-Use or PUD district, or as otherwise required.
(3) Final Plan Review. The Planning Commission shall act upon all final site plans in connection with the creation of a use or erection of a building or structure as indicated in Table 1145.02; provided, if a use is subject to the requirements of the design review overlay district, the Design Review Board shall be responsible for review and action with regard to building design, signs and landscaping.
(b) Applicable Projects. Table 1145.02 specifies the project categories applicable to each level of site plan.
(Ord. 4-21. Passed 1-4-21.)
Site plan review shall not be required for a single or two-family dwelling when permitted by right on a lot on which there exists no other building or use or for any home occupation or accessory building for a residential use in a residential district or mixed-use district.
(Ord. 4-21. Passed 1-4-21.)
The process of reviewing a site plan shall be as follows:
(a) Administrative Plan Reviews. Administrative reviews shall be performed by the Zoning Administrator, as follows:
(1) Copies of a complete site plan and an electronic version, in a quantity and format specified by the City, shall be submitted to the Zoning Administrator along with an application for that purpose and a fee, as established by the City Council.
(2) The Zoning Administrator shall review the site plan for completeness, and shall obtain comments, as he or she considers necessary, from City departments or consultants.
(3) The Zoning Administrator shall consider the site plan, any comments received, and the applicable standards of this Ordinance and shall either approve the site plan, as submitted, if all applicable requirements and standards have been met; approve the site plan with conditions; or deny approval of the site plan, if applicable requirements and standards have not been met. At the Zoning Administrator's sole discretion, the application may be submitted to the Planning Commission or Design Review Board, as applicable, for comment or a decision.
(4) The reasons for the Zoning Administrator's action, along with any conditions that may be attached, shall be stated in writing and provided to the applicant.
(5) If approved, two (2) copies of the final site plan shall be signed and dated by the Zoning Administrator and the applicant. One (1) copy shall be kept on file with the City and one (1) copy shall be returned to the applicant or his designated representative. If the plan is approved with conditions, a revised plan, including an electronic version, shall be submitted reflecting those conditions and signed by the applicant and Zoning Administrator prior to issuance of any permits.
(b) Preliminary Plan Reviews. Preliminary plan reviews shall be performed by the Planning Commission and City Council, as follows:
(1) Copies of a complete site plan and an electronic version, in a quantity and format specified by the City, shall be submitted to the Zoning Administrator along with an application for that purpose and a fee, as established by the City Council.
(2) The Zoning Administrator shall review the site plan for completeness, and shall obtain comments, as he or she considers necessary, from City departments or consultants. If the proposed project is located within the design review overlay district, the Zoning Administrator shall also distribute the application materials to the Design Review Board for review and comment.
(3) Once the Zoning Administrator determines that the site plan is complete, he or she shall transmit the site plan, along with comments from City departments and consultants to the Planning Commission for consideration at its next meeting. The Zoning Administrator shall not be required to submit any site plan for review which was submitted less than fifteen (15) business days (excluding weekends and holidays) prior to the next regularly scheduled Planning Commission meeting.
(4) The Planning Commission and, if applicable, the Design Review Board shall consider the site plan and shall recommend that the City Council either approve the site plan, as submitted, if all applicable requirements and standards have been met; approve the site plan with conditions; or deny approval of the site plan, if applicable requirements and standards have not been met. The Planning Commission review shall be based on the requirements of this chapter and, specifically, the review standards of Section 1145.06.
(5) The Planning Commission's recommendation and, if applicable, any proposed conditions shall be forwarded to the City Council for action on the request. If the proposed project lies within the design review overlay district, comments and recommendations from the Design Review Board shall also be submitted to the City Council. The City Council shall make its decision based on the standards of Section 1145.06.
(6) The applicant or authorized representative shall be present at all meetings at which the request is to be considered. If the applicant or authorized representative is not present, the matter may be tabled. In the event the matter is tabled at the request of applicant, or as a result of the applicant or the applicant's representative not being present, an additional administrative fee of one hundred dollars ($100.00) shall be charged and paid prior to the matter being placed on the agenda of a future meeting.
(7) If approved, two (2) copies of the final site plan shall be signed and dated by the Mayor and the applicant. One (1) copy shall be kept on file with the City and one (1) copy shall be returned to the applicant or their designated representative. If the plan is approved with conditions, a revised plan, including an electronic version, shall be submitted reflecting those conditions and signed by the applicant and the mayor, prior to issuance of any permits.
(c) Final Plan Reviews. Final site plan review shall be performed by the Planning Commission, as follows:
(1) Copies of a complete site plan and an electronic version, in a quantity and format specified by the City, shall be submitted to the Zoning Administrator along with an application for that purpose and a fee, as established by the City Council.
(2) The Zoning Administrator shall review the site plan for completeness, and shall obtain comments, as he/she considers necessary, from City departments or consultants.
(3) Once the Zoning Administrator determines that the site plan is complete, he/she shall transmit the site plan, along with comments from City departments and consultants to the Planning Commission for consideration at their respective next meeting; provided, if the proposed project falls within the design review overlay district, he or she shall also forward copies of the final plan to the Design Review Board. The Zoning Administrator shall not be required to submit any site plan for review which was submitted less than fifteen (15) business days (excluding weekends and holidays) prior to the next regularly scheduled meeting of the Planning Commission.
(4) The Design Review Board, if applicable, shall review the plan and submit its comments relevant conditions, if any, and decision regarding building design, signs and landscaping to the Planning Commission.
(5) The Planning Commission shall consider the site plan, along with the comments and actions of the Design Review Board, and shall either approve the site plan, as submitted, if all applicable requirements and standards have been met; approve the site plan with conditions; or deny approval of the site plan, if applicable requirements and standards have not been met. The Planning Commission review shall be based on the requirements of this chapter and, specifically, the review standards of Section 1145.06.
(6) If approved, two (2) copies of the final site plan shall be signed and dated by the Planning Commission Chairman and the applicant. One (1) copy shall be kept on file with the City and one (1) copy shall be returned to the applicant or his designated representative. If the plan is approved with conditions, a revised plan, including an electronic version, shall be submitted reflecting those conditions and signed by the applicant and the Planning Commission Chairman, prior to issuance of any permits.
(Ord. 4-21. Passed 1-4-21.)
(a) Required Content. Each site plan submitted shall contain the following information, as applicable:
(b) Information Waiver. Specific requirements of any required site plan may be waived by the respective reviewer, as applicable, where it is determined that such information is not relevant to the subject request.
(Ord. 4-21. Passed 1-4-21.)
A site plan shall be approved only upon a finding of compliance with the following standards:
(a) The site plan must comply with all standards of this chapter and all applicable requirements of this Ordinance and all other applicable laws and regulations.
(b) The site must be designed in a manner that is harmonious, to the greatest extent possible, with the character of the surrounding area.
(c) The site must be designed to minimize hazards to adjacent property and reduce the negative effects of traffic, noise, smoke, fumes and glare to the maximum extent possible.
(d) Unless a more specific design standard is required by the City through a different ordinance, all uses and structures subject to site plan review shall comply with the following design standards:
(1) Traffic Circulation. The number, location, size of access and entry points, and internal vehicular and pedestrian circulation routes shall be designed to promote safe and efficient access to and from the site, and circulation within the site. In reviewing traffic features, the number, spacing, and alignment of existing and proposed access points shall be considered relative to their impact on traffic movement on abutting streets and adjacent properties. Right-of-way recommendations for major streets, as contained in any adopted standards or thoroughfare plan, shall be met and setbacks from such streets shall be measured accordingly.
(2) Stormwater. Stormwater detention and drainage systems shall be designed so the removal of surface waters will not adversely affect neighboring properties or public stormwater drainage systems. Unless impractical, stormwater shall be removed from all roofs, canopies and paved areas by underground surface drainage system.
(3) Landscaping. The landscape shall be preserved in its natural state, insofar as practicable, by minimizing unnecessary tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Provision or preservation of landscaping, buffers or greenbelts may be required to ensure that the proposed uses will be adequately buffered from one another and from surrounding property.
(4) Screening. Where non-residential uses abut residential uses, appropriate screening shall be provided, in accordance with Chapter 1147, to shield residential properties from noise, headlights and glare.
(5) Lighting. Lighting shall be designed to minimize glare on adjacent properties and public streets. As a condition of site plan approval, reduction of lighting during non-business hours may be required.
(6) Utility Service. All utility service shall be underground, unless impractical and approved by the City Engineer.
(7) Exterior Uses. Exposed storage areas, machinery, heating and cooling units, service areas, loading areas, utility buildings and structures, and similar accessory areas shall be located to have a minimum negative effect on adjacent properties, and shall be screened, if reasonably necessary, to ensure compatibility with surrounding properties.
(8) Emergency Access. All buildings and structures shall be readily accessible to emergency vehicles.
(9) Water and Sewer. Water and sewer installations shall comply with all city specifications and requirements.
(10) Signs. Permitted signs shall be located to avoid creating distractions, obstructions and visual clutter.
(11) Building Design. New or substantially remodeled buildings shall be reasonably compatible in appearance with, or shall enhance, the established general character of other buildings in the immediate vicinity.
(Ord. 4-21. Passed 1-4-21.)
Changes to an approved site plan shall be permitted only under the following circumstances:
(a) The holder of an approved site plan shall notify the Zoning Administrator of any proposed change to the site plan.
(b) Changes to an administrative site plan may be approved by the Zoning Administrator.
(c) Minor changes to final site plans may be approved by the Zoning Administrator upon determining that the proposed revision(s) will not alter the basic design nor any specified conditions imposed as part of the original approval. Minor changes shall include the following:
(1) Reduction in building size or increase in building size up to five percent (5%) of total approved floor area.
(2) Movement of buildings or other structures by no more than ten (10) feet.
(3) Replacement of plant material specified in the landscape plan with comparable materials of an equal or greater size.
(4) Changes in building materials to a comparable or higher quality; provided, such change does not alter the exterior architectural design of the building as approved.
(5) Changes in floor plans which do not alter the character of the use.
(6) Changes required or requested by a City or county, state, or federal regulatory agency in order to conform to other laws or regulations.
(d) A proposed change to a final site plan, not determined by the Zoning Administrator to be a minor change, shall be submitted to the Planning Commission as a site plan amendment and shall be reviewed in the same manner as the original application, including recommendations by the Design Review Board, if applicable, and approval by the City Council of revised preliminary plans.
(Ord. 4-21. Passed 1-4-21.)
Loading...