Site plan review shall be as follows:
(a) Applicability. This section shall apply to new property development and any collective substantial expansion of existing structures, except for individual single-family dwellings and two-family dwellings (duplexes) and parking lots of five spaces or smaller. Substantial expansion of existing structures shall be defined as an increase of the existing structure by 20 percent or more in gross floor area. Furthermore, no building shall be erected or structurally altered on any lot or parcel in zones where a site plan is required, except in accordance with the regulations of this section and an approved site plan. No Zoning Certificate or Zoning Certificate of Compliance shall be issued prior to the approval of a site plan.
(b) Contents of Site Plan. Before a permit is issued for construction, copies of a site plan at a scale no smaller than 1 inch to 100 feet (1"=100') shall be filed with the Zoning Officer setting forth, identifying and locating the following:
(1) The total area in the development in square feet and acres.
(2) The existing zoning of the property in question and all adjacent properties including properties located across a street from the subject property.
(3) All right-of-way and easement lines located on or adjacent to the property which is proposed to be continued, created, relocated or abandoned.
(4) Existing topography with a maximum of ten-foot contour intervals.
(5) The proposed finished grade of the development shown by contours not larger than five feet.
(6) 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.
(7) Location and dimension of all curb cuts, driving lanes, off-street parking and loading areas including the number of spaces, angles of stalls, grades, surfacing materials, drainage plans, and illumination of facilities.
(8) All sidewalks and other open areas.
(9) Location of all walls, fences, and buffer yards.
(10) Location, size, height, colors, typeset, materials, lighting, and orientation of all signs.
(11) Location of all existing proposed streets, highways and alleys.
(12) All existing and proposed water and sanitary sewer lines indicating pipe sizes, types and grades.
(13) The schedule of phasing of the project, if applicable.
(14) A lighting plan for the project including a photometric plan and proposed lighting fixture types/styles and mounting heights.
(15) A landscape plan.
(16) A storm water management plan.
(17) Proposed plans for the exterior of the building, including building elevations, photographs and proposed finishes or materials.
(18) A traffic impact study, if required by the Planning Commission.
(19) Such other information as required by the Planning Commission to determine the conformance with this Code.
(c) Site Plan Review guidelines. The following principles shall guide the exercise of site planning review by the Planning Commission:
(1) The use or expansion is in conformance with the most recent Woodlawn Master Plan.
(2) The natural topographic and landscape features of the site shall be incorporated into the plan and the development to the greatest extent feasible.
(3) Buildings and open spaces should generally be in proportion and in scale with existing structures and spaces in the area within 300 feet of the development site.
(4) A site that has an appearance of being congested, overbuilt or cluttered can evolve into a blighting influence and therefore such should not be congested, over built or cluttered.
(5) Open spaces should be linked together.
(6) 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.
(7) Screening of intensive uses should be provided by utilizing landscaping, fences or walls to enclose internal areas.
(8) Buildings should be sited in an orderly, non-random fashion. Long, unbroken building facades should be avoided.
(9) In connection with the siting of buildings taller than one story, the location should be oriented to maximize the privacy of the occupants of adjacent buildings.
(10) Short loop streets, cul-de-sacs and residential streets should be used for access to low- density residential land uses in order to provide a safer living environment and a stronger sense of neighborhood identity.
(11) Street location and design should conform to existing topographic characteristics. Cutting and filling shall be minimized in the construction of streets. Flat as possible grades should be utilized proximate to intersections.
(12) Pedestrian circulation in nonresidential 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.
(13) 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.
(14) 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 or 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.
(15) Drive-through establishments 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.
(d) Action by Planning Commission for Site Plan Review. Upon submission of the complete application as outlined under § 1254.12(b) for site plan review to the Zoning Officer, the application shall be transmitted to the Planning Commission within 30 days, where they shall review the site plan pursuant to this section. A public hearing shall be held by the Planning Commission in reviewing a site plan. Notice shall be given not less than ten days prior to the date of public hearing, by posting notice on or near the parcel of land involved, at places which will be conspicuous to the neighboring properties and to the public, by mailing notice to the adjacent property owners, and by publishing notice in a newspaper of general circulation. The Planning Commission may approve, disapprove or approve with modifications the site plan as submitted.
The Planning Commission shall act upon all site plans within 30 days after the receipt of the complete application from the Zoning Officer. 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 for a period of time not to exceed an additional 60 days.
(e) Appeal of Planning Commission decision for Site Plan Review. An appeal can be made to the Woodlawn Council regarding a decision by the Planning Commission regarding approval of a site plan review. An applicant, or other aggrieved party, may appeal to the Woodlawn Council to evaluate the decision of the Planning Commission as related to a site plan review application. The Council may uphold the decision of the Planning Commission, overturn the decision of the Planning Commission or modify the decision of the Planning Commission. An affirmative vote of five members of the Council is required to overturn or modify the recommendation of the Planning Commission. Appeals to the Planning Commission decision shall be made within 30 days of action by the Planning Commission.
(Ord. 17-2013, passed 9-24-2013)