(a) Submission of Application for Preliminary Plan.
(1) Prior to filing an application for rezoning to a Planned Development District, the applicant shall meet with staff in a pre-application review meeting to discuss the requirements for a preliminary plan and development standards text which are required as part of the rezoning request.
(2) The applicant shall submit the rezoning applications along with the required number of copies of the proposed preliminary plan and development standards text in accordance with the submission schedule established by the Zoning Officer. In order to defray the cost of examination of the rezoning application and the plan and text and review by the Planning and Zoning Commission, the applicant shall pay a fee in accordance with the fee schedule adopted and approved by City Council. Staff shall circulate the preliminary plan and other comments to appropriate departments in the City for review and comment.
(3) Once the applicant has submitted a completed application in accordance with the submission schedule, staff shall submit the application to the Planning and Zoning Commission for their review and action, which shall be accomplished within a reasonable time. It shall be the duty of the Planning and Zoning Commission to review the plan and determine whether it complies with the regulations of this chapter. The Planning and Zoning Commission will forward a recommendation to City Council.
(4) A preliminary plan shall be valid for three years after City Council approval. Construction of any phase of the development must begin within this period or a new preliminary plan is required.
(b) Submission of Final Development Plan.
(1) Prior to filing for final development plan approval, the applicant shall meet with the Pickerington planning staff to review the final development plan relative to the previously approved preliminary plan and development standards text as well as procedures for approval.
(2) The applicant shall submit an application to the City including the required number of copies of the proposed final development plan, development standards text modification, if appropriate, and any other required information in accordance with the submission schedule of the Planning and Zoning Commission. In order to defray the cost of examination of the materials and review by the Planning and Zoning Commission, the applicant shall pay a fee in accordance with the fee schedule adopted and approved by City Council.
(3) It shall be the duty of the Planning and Zoning Commission to review the plan and determine whether it complies with the regulations of this chapter. Such determination shall be made within a reasonable time. If the Planning and Zoning Commission finds that the final development plan complies in all respects with the regulations of this chapter and the previously approved preliminary plan and development standards text, the Commission shall approve the plan. With the approval of the Planning and Zoning Commission, minor modifications of the approved preliminary plan may be made. Such modification shall not increase the overall density of the site or change the essential character of the approved plan. If the Planning and Zoning Commission determines that such proposed changes significantly alter the approved plan, it is considered to be a major change and the plan must be resubmitted to City Council for approval.
(4) In the event that the Planning and Zoning Commission does not approve the plan, each applicant shall be notified in writing of the reason for disapproval or modification along with the decision of the Planning and Zoning Commission. Decisions of the Planning and Zoning Commission disapproving the plan or approving it with minor modifications are appealable to City Council in accordance with the provisions of Section 1272.09(c).
(c) Conformance with the Final Development Plan. Development shall be in conformance with the final development plan and construction of site improvements must be commenced within two years of Planning and Zoning Commission or City Council approval; otherwise no development of the land shall take place until a new final development plan is approved pursuant to this section. No certificates of appropriateness are necessary for projects that obtain final development approval.
(d) Modification of the Final Development Plan.
(1) Administrative approval. The Development Services Director may authorize minor design modifications that are required to correct any undetected errors or that are consistent with the purpose of the approval final development plan. Such modifications shall not allow increases in intensity of development or additions to the list of permitted or conditional uses and shall be limited to:
A. Minor adjustments in lot lines provided no additional lots are created;
B. Minor adjustments in location of building footprints and parking lots provided the perimeter setbacks, yards and buffers remain in compliance;
C. Minor adjustments in building height(s);
D. Substitution of landscaping materials;
E. Redesigning and/or relocating stormwater management facilities;
F. Redesigning and/or relocating mounds;
G. Minor modifications to the design of signs, including the sign face, and sign lighting, provided the color palette, maximum sign area and maximum sign height, approved in the final development plan, are not exceeded; or
H. Minor changes in building material that are similar to and have the same general appearance as the material approved on the final development plan.
(2) Planning and Zoning Commission approval. The Planning and Zoning Commission may approve a modification of a provision of the development standards text if it determines that all of the following provisions are satisfied:
A. The Planning and Zoning Commission determines that, for this planned development, the Code compliance is not needed in order to ensure that the planned development is consistent with the Comprehensive Plan and compatible with existing, approved, or planned adjacent development.
B. The Planning and Zoning Commission determines that the proposed modification does not significantly alter the list of permitted or conditional uses, cause an inappropriate increase in density or cause inconsistencies with the Comprehensive Plan.
C. The proposed modification results in a development of equivalent or higher quality than that which could be achieved through strict application of the requirement(s).
D. The development, as proposed on the final development plan, will have no adverse impact upon the surrounding properties or upon the health, safety, or general welfare of the community.
(3) Any minor modification that fails to meet the above criteria shall require a zoning amendment to the preliminary development plan.
(e) Variances from Development Standards. The Planning and Zoning Commission and/or City Council may approve variances from the development standards of this chapter as part of the development standards text and development plan. These variances shall be consistent with the intent of this zoning district. No action by the Board of Zoning Appeals is required for these variances.
(Ord. 2014-27. Passed 8-5-14.)