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(a) New Development. On properties where any of the following conditions exist, a site plan for the area proposed for development must be submitted and approved in accordance with the provisions of Division 59-D-3:
i. The property is not a recorded lot.
ii. There are no existing structures on the site; or
iii. Complete demolition of existing structures prior to redevelopment is proposed.
The site plan must include the area of the lot proposed for development and also demonstrate that the proposed development will not have an adverse impact on adjoining properties.
(b) Existing development or developments for which a building permit was issued before June 15, 1993. When one or more of the following circumstances exist, a site plan must be submitted and approved in accordance with the provisions of Division 59-D-3 for the area occupied by the enlargement of an existing structure or the addition of a free-standing structure, including the associated parking, landscaping and other appurtenances:
i. Any enlargement of an existing or approved structure that results in the addition of a gross floor area of 5 percent of the gross floor area of the entire lot or tract, or 10,000 square feet, of a structure, whichever is less.
ii. The addition of a new free-standing structure with a gross floor area of 3,000 square feet or more.
(c) Cumulative Additions and Major Redevelopment
i. If demolition of 50 percent or more of the gross floor area of a building containing 3,000 square feet or more occurs, and the demolition does not exceed 50% of the existing or approved floor area of the entire tract, site plan review in accordance with the provisions of Division 59-D-3 will be required only for the area encompassed by redevelopment or reconstruction, including the associated parking, landscaping and appurtenances, and must also demonstrate that the proposed redevelopment or reconstruction will not have an adverse impact on adjoining properties.
ii. When the addition of a free-standing structure or proposed additions will result in a gross floor area increase over the entire lot or tract of more than 5% of the existing or approved gross floor area, or where demolition of more than 50% of the gross floor area of the entire lot or tract occurs, site plan review will be required for the entire tract in accordance with the provisions of Division 59-D-3.