(a) No permitted commercial or office-research use, nor any conditional use specified under Chapters 1167 through 1181 shall be permitted until review and approval of the site plans by the Planning Commission with findings by the Planning Commission that the plan is consistent with the purposes and requirements of the Zoning Ordinance, and that the specific standards set forth in Chapters 1167 through 1181 and the general requirements set forth below will be met. The Commission may seek expert advice or cause special studies to be made. The Planning Commission shall act on any site plan submitted under this section within sixty days of the time of official submission to the Zoning Inspector, or the secretary of the Planning Commission. Any person submitting a site plan may agree to a longer period of review by the Planning Commission.
(b) The cost of securing expert advice or studies shall be borne by the applicant, but in no event shall such cost exceed the sum of five hundred dollars ($500.00), which sum shall be on deposit with Council, upon request of the Commission.
(c) In order to promote the orderly development of the site plan to required specifications, the Commission and the Zoning Inspector shall encourage informal discussions by and with the applicant and the Planning Commission prior to formal application for a zoning certificate or conditional zoning certificate.
(d) The site plan shall include:
(1) The site plan shall be drawn to a legible scale, shall show topographical features of the lot, building placement and activity area, and shall include a circulation and parking plan, planting and landscape plan, and architectural plans with engineering and constructional information. A description of the proposed development of operation shall be provided in sufficient detail to indicate possible emission of energy or matter beyond the lot lines, with engineering plans for the handling of any excesses thereof.
(2) The site plan shall show that a proper relationship will exist between thoroughfares, service roads, driveways and parking areas to encourage pedestrian and vehicular traffic safety on both public and private lands.
(3) All development features, including the principal buildings, open spaces, service roads, driveways and parking areas, shall be so located and related as to minimize the possibility of adverse effects upon adjacent development.
(4) The architectural design of buildings shall be developed with consideration given to the relationship of adjacent development in terms of building height, mass, texture materials, line and pattern, and character.
(5) Building location and placement shall be developed with consideration given to minimizing removal of trees and change of topography.
(6) Maximum possible visual and auditory privacy for surrounding proper In large parking areas, visual relief and traffic channelization shall be provided through the use of trees planted and landscaped dividers, islands and walkways.
(8) Screening of parking areas and service areas from surrounding properties shall be provided through landscaping and/or ornamental walls or fences where necessary to promote harmony with adjacent development. Materials used in any ornamental wall or fence shall be compatible with the character of adjoining properties.
(9) On-site traffic circulation shall be designed to make possible adequate fire and police protection.
(10) In the case of commercial or office-research uses, adequate provision shall be made for the disposal of all wastes. Wastes containing poisonous, corrosive, flammable or explosive solids, liquids or gases, shall not be discharged into the sanitary sewer.
(12) All utilities on site shall be located underground.
(13) Grading and surface drainage provisions shall be designed to minimize adverse effects on abutting properties, streams and public streets, and to minimize the possibility of erosion. The Commission may require that such grading plans be reviewed by the County Engineer with any costs borne by the developer. The costs of any unusual means necessary to alleviate surface drainage problems on adjacent property due to development shall be borne by the developer of the property causing the problem.
(14) The design and construction standards of all private roads, driveways and parking areas shall conform to the provisions of the Zoning Ordinance.
(Ord. 1500. Passed 12-14-99.)