(a) Applicability.
(1) This section shall apply to new property development and any collective substantial expansion of existing structures, except for parking lots of five spaces or smaller. Substantial expansion of existing structures within all zoning districts except for the “H” Historic District shall be defined based on the criteria established below:
WHEN EXISTING STRUCTURE IS... | A SUBSTANTIAL EXPANSION IS... |
0 - 1,000 sq. ft. | 50% or greater |
1,001 - 10,000 sq. ft. | 40% or greater |
10,001 - 25,000 sq. ft. | 30% or greater |
25,001 - 50,000 sq. ft. | 20% or greater |
50,001 sq. ft. and larger | 10% or greater |
(2) All improvements to existing structures and new developments within the “H” Historic District shall be deemed substantial and required to follow the regulations defined within Section 1111.09.
(3) Ordinary maintenance and repair activities are exempt from these provisions and shall not require site plan review. Ordinary maintenance and repair shall be an activity where the purpose of the work is to correct deterioration to the structure and maintain the structure in its as-built condition or where no change is made to the appearance of the building. Ordinary maintenance and repair includes:
A. Repainting of a building;
B. Replacement of windows;
C. In-kind repairs to walks, patios, fences and driveways;
D. Repair or replacement of missing or deteriorating siding, trim, roof coverings, porch flooring, steps, etc.;
E. Repair or replacement of gutters and downspouts as long as the shape, color, and details match the original or existing materials.
(Ord. 2016-98. Passed 12-6-16.)
(b) Contents of Site Plan. Before a permit is issued for construction, one copy of the site plan at a scale no smaller than 1 inch to 100 feet shall be filed with the Zoning Administrator setting forth, identifying and locating the following:
(1) The total area in the development.
(2) The existing zoning of the property in question and/or all adjacent properties.
(3) All public and private right-of-way and easement lines located on or adjacent to the property which is proposed to be continued, created, relocated or abandoned.
(4) Existing topography with a maximum of ten foot contour intervals.
(5) The proposed finished grade of the development shown by contours not larger than five feet.
(6) The locations of all existing and proposed buildings in the described parcels, the uses to be contained therein and the total number of buildings including dimensions, heights, gross floor area and number of stories.
(7) Location and dimension of all curb cuts, driving lanes, off-street parking and loading areas including the number of spaces, angles of street grades, surfacing materials, drainage plans, and illumination of facilities.
(8) All sidewalks and other open areas.
(9) Location of all walls, fences, and buffer yards.
(10) Location, size, height, colors, typeset, materials, lighting, and orientation of all signs.
(11) Location of all existing proposed streets, highways and alleys.
(12) All existing and proposed water and sanitary sewer lines indicating pipe sizes, types and grades.
(13) The schedule of phasing of the project.
(14) Such other information as required by the Planning and Zoning Commission to determine the conformance with this Zoning Code.
(c) Site Plan Review Guidelines. The following principles shall guide the exercise of site planning review by the Planning and Zoning Commission:
(1) The natural topographic and landscape features of the site shall be incorporated into the plan and the development.
(2) Buildings and open spaces should be in proportion and in scale with existing structures and spaces in the area within 300 feet of the development site.
(3) A site that has an appearance of being congested, over-built or cluttered can evolve into a blighting influence and therefore such should not be congested, over-built or cluttered.
(4) Open spaces should be linked together.
(5) Natural separation should be preserved or created on the site by careful planning of the streets and clustering of buildings using natural features and open spaces for separation. Existing vegetation removal should be kept to a minimum.
(6) Screening of intensive uses should be provided by utilizing landscaping, fences or walls to enclose internal areas.
(7) Buildings should be sited in an orderly, non-random fashion. Long, unbroken building facades should be avoided.
(8) In connection with the sitting of mid-rise and high-rise building, the location should be oriented to maximize the privacy of the occupants of adjacent buildings.
(9) Short loop streets, cul de sacs and residential streets should be used for access to low density residential land uses in order to provide a safer living environment and a stronger sense of neighborhood identity.
(10) Street location and design shall conform to existing topographic characteristics. Cutting and filling shall be minimized in the construction of streets. Flat as possible grades shall be utilized proximate to intersections.
(11) Pedestrian circulation in non-residential areas should be arranged so that off-street parking areas are located within a convenient walking distance of the use being served. Handicapped parking should be located as near as possible to be accessible to the structure. Pedestrian and vehicular circulation should be separated as much as possible, through crosswalks designated by pavement marking, signalization or complete grade separation.
(12) Path and sidewalk street crossings should be located where there is a good sight distance along the road, preferably away from sharp bends or sudden changes in grade.
(13) Parking lots and garages should be located in such a way as to provide safe, convenient ingress and egress. Whenever possible there should be a sharing of curb cuts of more than one facility. Parking areas should be screened and landscaped and traffic islands should be provided to protect circulating vehicles and to break up the monotony of continuously paved areas.
(14) Drive through establishments such as restaurants and banks should be located to allow enough automobile waiting space for peak hour operation without interference with other parking lot circulations.
(d) Action by Planning and Zoning Commission for Site Plan Review.
(1) Upon submission of the complete application for site plan review to the Zoning Administrator, the application shall be transmitted to the Planning and Zoning Commission where they shall review the site plan pursuant to subsection (c) hereof. No public notice or public hearing shall be required in conjunction with the review, the approval, approval with modifications or disapproval of the site plan.
(2) The Planning and Zoning Commission shall act upon all site plans within 45 days after the receipt of the complete application from the Zoning Administrator. The Planning and Zoning Commission may approve, disapprove or approve with modifications the site plan as submitted. Within the said 45 day period, a majority of the members of the Planning and Zoning Commission present at a meeting thereof may vote to extend the said period for a period of time not to exceed an additional 45 days.