(A) Consultation with Planning Department staff. Applicants shall meet with the Planning Director or his or her designated representative prior to making application in order to review the zoning classification of their site, obtain copies of the regulatory ordinances and application forms, review the procedures and examine the proposed use and development of the property. The Planning Director shall advise the applicant in preparing his or her application and supporting documents as necessary.
(B) Application and supporting documents.
(1) The adopted application forms and copies of the site plan or conceptual subdivision plat shall be submitted in the form and quantities prescribed by the Plan Commission. As a minimum, the following must be part of the plans submitted.
(a) Site Plan and/or Plat;
(b) Existing and proposed primary structures and accessory structures on-site and on adjacent sites;
(c) Architectural design standards;
(d) Traffic circulation plan (vehicular and pedestrian);
(e) Drainage plans and calculations;
(f) Parking Plan;
(g) Landscape Plan;
(h) Utility Plan (on-site and off-site);
(i) Lighting Plan;
(j) Sign Plan.
(2) Following the receipt of the written application and accompanying documents, the Planning Director shall then determine if the application is complete and if so, schedule the plan for review by the Technical Advisory Committee and the Overlay Review Committee. Detailed review procedures and plan content shall be established by the Plan Commission in its written rules of procedures.
(C) Technical Advisory Committee review.
(1) The Technical Advisory Committee shall review the proposed development and make a recommendation to the Plan Commission. Review of the plans shall be completed prior to the Overlay Committee's review of the plans.
(2) As part of its review, the Technical Advisory Committee shall consider:
(a) Circulation, ensuring that:
1. The design and location of proposed street and highway access points minimize safety hazards and congestion;
2. The capacity of adjacent streets and highways are sufficient to safely and efficiently accept traffic that will be generated by the new development;
3. The entrances, streets, and internal traffic circulation facilities in the development plan are compatible with existing and planned streets and adjacent developments; and
4. Vehicle and pedestrian circulation are coordinated.
(b) Utility layout. Availability and coordination of water, sanitary sewers, storm water drainage and other utilities;
(c) Site design and context:
1. Compatibility of the development with surrounding land uses;
2. Building setback lines;
3. Building coverage;
4. Building separation;
5. Parking;
6. Landscaping;
7. Height, scale, materials and style of improvements;
8. Signage;
9. Recreation space;
10. Outdoor lighting;
(D) Overlay Review Committee.
(1) An Overlay Review Committee shall be established and appointed by the Plan Commission for purposes of reviewing projects proposed to be located in the Overlay District. At the discretion of the Plan Commission, staff may serve as the Overlay Review Committee until project load warrants the formation of a separate committee.
(2) The Overlay Committee shall hold a public meeting to review the plans required by this subchapter and make recommendations to the Plan Commission. Review of the plans shall be completed prior to the Plan Commission's consideration of said plans.
(3) As part of its review, the Overlay Committee shall consider:
(a) Compatibility of the development with surrounding land uses;
(b) Management of traffic in a manner that creates conditions favorable to health, safety, convenience, and the harmonious development of the community;
(c) Building coverage;
(d) Vehicle and pedestrian circulation;
(e) Parking;
(f) Landscaping;
(g) Height, scale, materials and style of improvements;
(E) Plan Commission action. At said subsequent public meeting, the Plan Commission shall review the application and plans, the recommendations of the Technical Advisory Committee, and the recommendations of the Overlay Committee before making its determination. The matter may be continued from time to time as may be deemed necessary by the Commission. Within 15 days of the initial public meeting for consideration, the Plan Commission shall notify the applicant in writing of any further changes which are required before approval or denial of the application can be given. Within 30 days of the receipt of the materials incorporating the required changes into the application, the Plan Commission shall then approve or deny the application and may require written conditions.
(1) If the proposed development is denied by the Plan Commission, the Commission shall provide the applicant with the reason for denial in writing.
(2) If the proposed development is approved by the Plan Commission, but requires variances or other approvals from the Board of Zoning Appeals, the applicant shall then make the appropriate application with the Board before proceeding on to division (E)(3) below.
(3) If the proposed development is approved by the Plan Commission and all other applicable approvals have been granted, the applicant shall record any required commitments before proceeding with the project.
(a) Site Plan. After approval and necessary recordings, the applicant may apply for applicable permits to begin site work and construction.
(b) Subdivision. After approval and necessary recordings, the applicant may apply for Primary Plat approval per the application process adopted by the Plan Commission.
(1985 Code, § 36-7-4-600(4.5.1)) (Am. Ord. 12-2008, passed 4-15-2008)