Before a permit is issued for construction, four copies 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:
(A) Content of plans. All applications for zoning permits shall be accompanied by four sets of plans, drawn to scale and shall contain the following as a minimum:
(1) The total area in the development;
(2) The actual shape and dimensions of the lot to be built upon;
(3) The existing zoning of the property in question and/or all adjacent properties;
(4) The exact size and location on the lot of the buildings and accessory buildings that exist;
(5) The lines, or footprints, within which the building or structure shall be erected or altered;
(6) The existing and intended use of each building or parts of buildings;
(7) The number of families or housekeeping units the building is designed to accommodate;
(8) 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;
(9) The schedule of phasing of the project;
(10) 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; and
(11) And any other information with regard to the lot and neighboring lots as may be necessary to determine and provide for the enforcement of this zoning code.
(B) Plan review guidelines. The following principles, where applicable, shall guide the exercise of site plan review:
(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 250 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) 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.
(9) 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 markings, signalization or complete grade separation.
(10) 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.
(11) 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.
(12) Drive through facilities, 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.
(C) Action by the Zoning Administrator and the Planning Commission for plan review.
(1) Upon submission of a complete application for plan review to the Zoning Administrator, the application may be transmitted to the Planning Commission where they shall review the site plan to determine if it meets the purpose and requirements as established in this Section, of the zoning district where the proposed or modified use is located, and of any other applicable section of this zoning code. No public notice or public hearing shall be required in conjunction with the review, approval, approval with modifications or disapproval of the site plan.
(2) The Zoning Administrator or the Planning Commission shall act upon all site plans within 30 days after the receipt of the complete application from the Zoning Administrator. The Zoning Administrator or Planning Commission may approve, disapprove, or approve with modifications the site plan as submitted. Within the said 30 day period, a majority of the members of the Planning Commission present at a meeting thereof may vote to extend the said period of time, not to exceed an additional 60 days.
(3) The application time period shall be considered to have begun upon the receipt of a completed application by the Zoning Administrator.
(Ord. 2003-51, passed 5-20-03)