(a) General Development Plan Review Authority. For any proposed development in the C-l District the applicant shall submit for review by the Planning Commission a General Development Plan (GDP) and the Planning Commission shall make a recommendation to Village Council. In recognition of the unique characteristics of the site and the expected development (with respect to such factors as: the size and location of the C-l property; the mix of uses permitted: the unique marketing and development characteristics of these uses: and the proximity of the District to adjacent single family residential areas on the south side of the C-1 zoning) the Planning Commission and Village Council have the authority and responsibility to consider: the location and appearance of buildings and structures, landscaping, storm water and sanitary sewer management, parking and circulation, site lighting, and signs and shall review the general development plan to determine that it satisfies the standards and purposes set forth in Chapter 1270 and reasonably satisfies the criteria in Section 1278.11 and Section 1220.02(d).
(b) GDP Submission Requirements. The General Development Plan application shall include plans, illustrations, and supporting documentation for the entire area of the proposed project which shall include:
(1) The completed application form along with the application fee;
(2) The gross acreage of the proposed development and the approximate size and location of all existing buildings and related facilities, trees and landscape features.
(3) The general location of existing buildings, parking areas and access drives on parcels within 200 feet of the site:
(4) The proposed uses: proposed new buildings and facilities depicting location, size, height, preliminary floor plans and preliminary design: and existing buildings to be renovated, if any;
(5) Any existing buildings or facilities to be demolished;
(6) The location of existing and proposed topography, major vegetation features, and wooded areas;
(7) The proposed location, design and standards for construction of public and private streets, driveways, sidewalks, parking and loading areas, fire lanes, utilities, waste disposal etc.
(8) A preliminary landscape, and grading plan depicting: mounding, fencing, vegetation to be retained: type of new landscaping (shrubs, trees, ground cover, etc.) and the general spacing and size of new vegetation at the time of planting;
(9) A summary table depicting floor areas for each use, and the traffic volumes to be generated by time of day.
(10) A lighting plan depicting the location of fixtures, the general direction of the light: the level of brightness (on the ground, in the air, and along the property lines of Route 8 and the residential to the south); and the hours for the illumination.
(11) A sign plan depicting the size, height, illumination and anticipated movement of each sign;
(12) A preliminary subdivision plat of the proposed development area, if any, and the manner that the requirements of the platting and Subdivision Regulations of the Village have been or will be met; and
(c) GDP Review Procedures:
(1) Review for Completeness. Within ten (10) days after receiving an application, or an amended application, the Building and Zoning Inspector shall review the submitted application for compliance with the applicable submission requirements in Sub-Section (b) above. If the application is deemed insufficient, the Building and Zoning Inspector shall notify the applicant of any deficiencies and the additional information needed. When the application is deemed complete and the application fee has been paid, the Building and Zoning Inspector shall officially accept the application, or amended application, and place it on the Planning Commission's agenda or declare the application a Minor Modification, as permitted by Section 1120.02 (f), if applicable.
(2) Distribution of Plans. When the Building and Zoning Inspector determines that the application for a GDP is complete, the Building and Zoning Inspector shall forward the application to the appropriate Village departments and professional consultants for review and comment. Any reports, comments, or expert opinions shall be returned to the Building and Zoning Inspector and be available when the Planning Commission considers the application.
(3) The Planning Commission shall review the GDP, or amendment thereto, according to the applicable criteria in Section 1220.02 (d) and shall make a recommendation to Village Council to:
A. Approve the GDP as submitted: or
B. Approve the GDP subject to specific, yet reasonable, conditions: or
C. Deny the GDP when the application does not demonstrate that the standards and criteria have been met.
When reviewing the GDP, the Planning Commission may also postpone the consideration of the application to a subsequent Planning Commission meeting in order for the applicant and/or the Commission to address concerns, comments, alternatives, or conditions expressed at a Planning Commission meeting and consider anv reasonable requests for additional information that may have been received.
In reviewing the GDP, the Planning Commission may utilize and rely on outside consultants to evaluate the proposal and make recommendations to the Commission. The reasonable cost of this review is to be paid by the applicant.
(4) Village Council shall consider the recommendation of the Planning Commission and shall:
A. Approve the GDP as recommended by the Planning Commission;
B. Approve the GDP with modified and/or additional conditions; or
C. Deny the application when Village Council determines that the application does not demonstrate that the standards and criteria have been met.
(5) Failure of the Planning Commission and Village Council to act on the GDP, or amendment thereto, within sixty days from the date the application was deemed complete, or an extended period as may be agreed upon, the applicant may deem the application denied.
(d) Review Criteria. In reviewing the GDP, the Planning Commission and Village Council shall recognize the unique development that is expected and the purposes of the C-l District; take into consideration the comments and recommendation of staff and consultants; and determine that the proposed GDP complies with the review criteria set forth below:
(1) The plan is consistent with the requirements and purposes of the C-1 District.
(2) The appropriate use and value of property within and adjacent to the proposed development will not suffer a significant negative impact.
(3) Adequate provision is made for safe and efficient pedestrian and vehicular circulation within the site and to adjacent property and roadways.
(4) The plan provides for an appropriate number of parking spaces based on the factors set forth in Section 1278.11.
(5) The development provides adequate lighting for safe and convenient use of the streets, walkways, driveways, and parking areas and is designed in a manner that balances the marketing and development interests of the applicant with the impact on adjacent areas and considers the impact of direct light, glare and glow on adjacent property so that the lighting does not unreasonably interfere with the use and eniovment of adjacent property.
(6) The proposed signs are of an appropriate size, scale, and design in relationship to the unique marketing and development characteristics of the proposed uses and buildings; are located to maintain safe and orderly pedestrian and vehicular circulation: and will not unreasonably interfere with the use and enjoyment of adjacent property.
(7) The existing and/or proposed landscaping:
A. Enhances the quality of principal buildings, parking lots and overall site development;
B. Maintains existing trees and/or shrubs to the extent possible;
C. Adequately buffers adjacent residential uses: and
(8) Adequate provision is made for storm drainage within and through the site in compliance with the applicable storm water regulations and best engineering practices for storm water drainage.
(9) The proposed sanitary sewer svstem for the property is adequate to serve the needs of the proposed Plan.
(10) If the project is to be carried out in progressive stages, each phase shall be so planned that the foregoing criteria are complied with at the completion of each phase.
Since the uses proposed are “permitted by right'”' a GDP that meets the standards, criteria, and purposes of the regulations cannot be unreasonably denied,
(e) Significance of an Approved General Development Plan:
(1) An approved GDP shall become for the proposed development a binding commitment of the specific elements approved for development. The approved GDP may be transferred to another person, corporation, or group of individuals or corporations at any time provided that the new ownership complies with all applicable approvals, stipulations and conditions related to the approved GDP.
(2) All subsequent construction and development for each component part may be approved by the Building and Zoning Inspector when he or she determines that the intended construction is in accordance with the approved GDP. Any departure from such approved plan shall be considered pursuant to Sub-Section (f) below.
(f) GDP Modifications after Approval.
(1) A minor modification to the approved GDP may be approved by the Building and Zoning Inspector. A modification shall be considered minor when it results in:
A. A small change(s) to the footprint of the buildings and/or a change in the floor area allocations for each use or in the general locations as specified on approved GDP, that does not materially impact parking:
B. Changes to signs, lighting, landscaping or parking that are essentially equivalent to what was included in the previously approved GDP.
C. An increase in the height of buildings, when such increased height complies with the building setbacks and any increase in floor area will not materially affect the amount of parking available or needed.
(Ord. 2012-52. Passed 8-8-12.)