(A)   Purpose. The purpose of the development plan review is to provide a process for the evaluation and approval of development plans by the city to promote logical and orderly development within the city. The development plan process does not apply to planned unit development applications, T-District applications, or any other special districts or areas as identified within this code.
   (B)   Applicability.
      (1)   Development plan review required. A development plan review by the Planning Commission shall be required for the following applications:
         a)   All applications for a conditional use permit; and
         b)   All development, changes in a site, or changes in a use that are not exempt from development plan review by § 153.203(B)(2): Exemptions.
      (2)   Exemptions. The following are exempted from development plan review by Planning Commission. A development plan review by the Building Official is still required along with the application and issuance of applicable permits for the following items:
         a)   Construction of new single-family or two-family residential dwellings or the reconstruction, enlargement, or alteration of such;
         b)   Expansion of existing non-residential uses representing an increase in floor area and/or parking area that is 10 percent or less of the existing building square footage, but does not exceed a combined square footage of over 5,000 square feet;
         c)   A change in use in a non-residential building;
         d)   Modifications to sites involving changes to landscaping, parking, or loading without the expansion of such items;
         e)   Signs; and
         f)   Accessory structures or uses.
   (C)   Development plan review procedures.
      (1)   Step 1 - Application and development plan.
         a)   The property owner or owner’s authorized agent shall submit an application and applicable development plan drawings in accordance with the provisions of this subsection.
         b)   Complete development plan applications shall include all the required information per the approved checklist.
         c)   The development plan application shall be prepared by a certified planner, engineer, landscape architect, or architect.
      (2)   Step 2 - Staff review.
         a)   The Building Official shall review the development plan application to determine completeness and shall distribute the development plan to other city departments and consulting professionals and agents of the city as appropriate for review and comment.
         b)   Upon determination that the application is complete, the Building Official shall refer the application to Planning Commission for review within 90 days.
      (3)   Step 3 - Review and decision by Planning Commission.
         a)   The Planning Commission shall review the recommendations and notations of the Building Official and evaluate whether or not the development plan complies with the requirements of this code.
         b)   The Planning Commission shall issue its findings of approval, approval with modifications or conditions, or disapproval to the Building Official.
      (4)   Step 4 - Action by the Building Official.
         a)   If the Planning Commission finds that the development plan application meets all the applicable regulations of this code, the Building Official will issue a zoning certificate for the application. The Building Official will also provide any next steps that are applicable to the subject development plan application including permitting requirements.
         b)   If the Planning Commission or Building Official determines that any variances are required for the development plan application, the Building Official will notify the owner or the owner's authorized agent of the variance procedure and requirements described in § 153.206: Variances.
         c)   If the Planning Commission denies the development plan application, the owner or the owner's authorized agent has the option to appeal the decision to the Board of Zoning Appeals subject to the requirements set forth in § 153.208: Appeals. The determination by the Board of Zoning Appeals constitutes a final decision by the city.
(Ord. 4-2016, passed 3-2-16)