1111.1309 Approval Criteria.

   The City Council may approve an Institutional Master Plan application only if it determines that the proposed use/development in its proposed location:

   A.   Is consistent with adopted plans of the City and the stated purposes of this Zoning Code;

   B.   Complies with all applicable standards of this Zoning Code;

   C.   Will not result in significant adverse impacts to other property in the vicinity of the subject tract or to the natural environment;

   D.   Will not have significant adverse impacts on the livability of nearby residentialzoned lands due to:

      1.    Noise, glare from lights, late-night operations, odors, and litter; and

      2.    Privacy, traffic and other safety issues.

   E.   Any differences in appearance or scale from the surrounding area will be mitigated through setbacks, screening, landscaping, or other design features;

   F.   Has adequate mitigation measures for any other identified adverse impacts.

(Ord. 170-04. Passed 3-23-04.)

1111.1310 Effect of Approval.

   A.   Property covered by a valid, approved, Institutional Master Plan shall be entitled to building permits to develop in accordance with the approved Institutional Master Plan until the Plan expires or is amended in accordance with the procedures of this section.

   B.   Review pursuant to Special Use or Major Site Plan Review shall not be required for development in accordance with a valid, approved, and unexpired Institutional Master Plan.

(Ord. 170-04. Passed 3-23-04.)

1111.1311 Amendments.

   A.   The procedure for amending an approved Institutional Master Plan shall be the same as required for a new Institutional Master Plan under this section, except that the Planning Director may approve minor revisions administratively. Minor revisions shall be interpreted as those that meet all of the following criteria:

      1.    Will not result in the addition of more than 3,000 square feet of floor area; and

      2.    Will not result in the coverage of more than 10,000 square feet of site area.

   B.   The Planning Director has discretion to require minor revisions to go through the amendment process.

(Ord. 170-04. Passed 3-23-04.)

1111.1400 Maumee Riverfront procedure and guidelines.

1111.1401 Required Review.

   A.   No person shall make a change, as defined below, before such change is approved unless it has been exempted under the terms of this section or is for emergency work.

   B.   Emergency work may be commenced concurrent with an application for review when there is imminent danger of personal injury or material damage to property. Plans for emergency change shall be filed for review as soon as possible not later than the first working day after repairs have commenced. No building, use and occupancy, Health Department or other permit or license shall be issued for a change required to be reviewed under this section unless the change has been approved or is proceeding as emergency work under concurrent review.

   C.   For the purposes of the -MRO District, "change" means:

      1.    Development of premises;

      2.    Occupancy of vacant premises; or

      3.    Commencement of a different land use.

(Ord. 170-04. Passed 3-23-04.)

1111.1402 Application Filing.

   Before a change is commenced, site plans, building plans, and elevations and operational plans as required by the Plan Commission for its review, shall be submitted to the Plan Commission. The Plan Commission may review proposals without detailed plans as provided in Section 1111.1403.

(Ord. 170-04. Passed 3-23-04.)

1111.1403 Administrative Review.

   Review of changes not otherwise exempted, related to existing uses, which involve paragraphs 1111.1403A. and 1111.1403B. below may be reviewed by the Planning Director within 30 days following his receipt thereof. The Planning Director shall mail or give personal delivery of written notice of each proposal or plan to the Plan Commission within one working day after it is approved and report on such proposals at the first Plan Commission meeting following approval. A building permit may be issued 15 days after approval unless an appeal is filed. Whether the Planning Director approves or disapproves the proposal, the Planning Director shall inform the applicant and the Plan Commission in writing of his or her decision. The applicant or any member of the Plan Commission may, within 15 days thereafter, appeal the decision to the Plan Commission, by written notice to the Plan Commission for their review and determination.

   A.   A total expenditure of less than two hundred fifty thousand dollars ($250,000) or 25 percent of the total appraised value of the premises, as listed by the Lucas County Auditor, whichever is the lesser amount; and

   B.   All proposals pursuant to Section 1111.1406.

(Ord. 170-04. Passed 3-23-04.)