(a) General: Site plan review and landscaping shall be required under the following conditions:
(1) For all new uses.
(2) A change in use.
(3) When a building or structure is erected, changed, or enlarged by 50 percent or more or 5,000 square feet or greater in floor area.
(4) When 10 or more parking spaces are added or a parking lot is expanded by 4,000 square feet or greater.
(b) Site Plan Review: The following standards shall apply and shall be consistent with all provisions in the Zoning Code:
(1) General requirements.
A. A formal letter of submittal shall accompany the site plan. The letter should give reference to a case file number if one has been assigned for the property and shall provide the name, address and phone number of any parties who should be informed of the progress of the request. Parties to be notified should include the land owner, developer, attorney, architect, engineer, landscape architect or other appropriate consultant.
B. All site plans shall have a title indicating the type of request being made, e.g., a request for a zone change, conditional use permit, etc.
C. The site plan shall be accompanied by a complete legal description of the subject property and a general location sketch showing nearby section lines and/or residential and major roadways.
D. The site plan shall indicate the scale of the drawing and shall use an engineer's scale.
E. The site plan shall have the north arrow pointing either toward the top of the drawing or to the left side of the drawing. The location map and site plan orientation should be identical.
F. The following submissions are required:
1. Twelve blueline or blackline prints of the site plan on paper no larger than 24 inches by 36 inches. Detailed drawings other than the site plan need not be submitted at this time for the site plan review process.
2. A good quality black and white reproducible, PMT or velox reduction of the original print shall be submitted at a size ranging from 8-1/2 inches by 11 inches to 11 inches by 17 inches.
(2) Specific requirements.
A. The site plan shall show the zoning classification(s) and existing uses of the subject property and all abutting property. It shall also show the approximate location of buildings and driveway locations opposite to and adjacent to the subject property.
B. The site plan shall indicate the dimensions of the property and shall show the dimensions of existing and proposed buildings to be constructed. The site plan shall indicate any building removals or other alterations to occur on the property.
C. The site plan shall indicate the distance of existing and proposed structure(s) to the right-of-way line and the distances of the structure(s) to the side and rear property lines.
E. The site plan shall indicate by name all adjacent roadways. The site plan shall show both right-of-way and pavement widths measured from the centerline of the roadway.
F. The site plan shall indicate the locations, size (height), and material of all existing and proposed fencing and/or walls on the subject property.
G. The site plan shall show the location, height and dimensions of existing or proposed signs on the property.
H. The site plan shall indicate the width(s) and location(s) of existing or proposed sidewalks if any and drive approach aprons. The drive approach width(s) shall be dimensioned where the apron meets the roadway pavement and shall be dimensioned at the throat.
I. Site plans shall show any ditches, creeks, or other natural features that may affect the development of the property. Where appropriate, the two-foot (2') contours and the 100-year high water elevation shall be shown on the site plan. Information on this requirement may be obtained from the Wood County Engineer's Office.
J. The site plan shall show the existing and proposed method of storm water drainage and/or areas to be used for storm water detention.
K. The site plan shall show existing and proposed sanitary and storm sewers, watermains and the location(s) of fire hydrants if present. In the event these improvements are not available, the site plan shall indicate the location of proposed or existing wells and/or on-lot sewage systems both on-site and on abutting parcels.
L. The site plan shall indicate the location of existing or proposed off- street parking spaces and drive aisles with complete dimensions. The drawing shall include the number and size of the proposed parking stalls including handicap spaces. The type of pavement composition of the parking area, i.e., treated gravel, asphalt or concrete shall be indicated. If the off-street parking area is located next to an existing parking area or on another parcel, the method of circulation, if any, between the two areas, shall be shown.
M. A site plan with a proposed drive-thru window operation shall indicate where the vehicles will be lined up and how many vehicles can be stored at one time while waiting to use the order board and/or drive-up window.
(c) Landscaping.
(1) Landscaping shall be required along all road frontage.
(2) Depth of the landscaping strip shall be a minimum of 15 feet or 50 percent of the required minimum yard depth whichever is greater as applicable under Chapter 1151.
(3) Landscaping shall be a minimum of four feet in height and a sufficient height to shield the view of parking areas from adjacent roadways.
(4) Where uses are within, abut or opposite a residential district, landscaping shall be required for those yards which are adjacent to the residential district. Landscaping shall be a minimum of six feet in height to effectively shield the view from these respective adjacent parcels.
(5) Landscaping shall consist of natural materials such as plantings, mounding, stone, walls or fences of wood, decorative stone or masonry.
(6) Landscaping shall not obstruct visibility and shall be maintained at a height not to exceed 36 inches within five feet of any street or road right-of-way. Traffic visibility across corner lots shall be governed by Section 1151.15, "Traffic Visibility Across Corner Lots," of this Ordinance.
(d) Application Procedure.
(1) Site plans shall be filed with the Village Zoning Administrator.
(2) The Zoning Administrator shall transmit the completed site plan including all Specific Requirements of this Section to the Planning Commission for review and recommendation, and shall request professional review, if deemed necessary.
(3) The date the Planning Commission accepts the site plan shall constitute the official filing date.
(4) No permit shall be issued for any use or change in use prior to the review and recommendation of the site/development plan by the Planning Commission. Conditions and/or modifications may be attached to these plans.
(5) The review time for site plans, generally, shall be in keeping with the time requirements established for zoning changes.
(6) Any change in the site plan, once approved, shall require a review by the Planning Commission and the approval of the Zoning Administrator.
(Ord. 11-07. Passed 7-18-07.)