This article establishes procedures and regulations for the review and approval of site plans for certain types of buildings and uses for the purpose of assuring compliance with the regulations of this chapter.

(Ord. No. 2005-11, 11-21-05)

(a)

The provisions of this article do not apply to the construction or expansion of individual single- and two-family dwellings located on individual platted lots or site-condo lots.

(b)

Site plan review and approval by the planning commission is required for:

(1)

All new buildings, uses, and off-street parking areas having 3,000 square feet or more of gross floor or land area;

(2)

The expansion of existing buildings, uses and off-street parking areas where such expansion results in the addition of 3,000 square feet or more of gross floor or land area;

(3)

All condominium projects, regardless of type;

(4)

All nonresidential uses permitted by right or special approval in residential zoning districts; and

(5)

All special approval uses.

(c)

Administrative review and approval by planning department staff is required for the construction or expansion of buildings and off-street parking areas for multiple-family and nonresidential uses when such construction or expansion is less than 3,000 square feet in area.

(Ord. No. 2005-11, 11-21-05)

Applicants are required to submit materials for informational and advisory review and consultation with planning department staff, other city departments and the planning commission prior to filing applications under the provisions of this article. The purpose of this pre-application consultation is to provide applicants with information pertinent to the city's development policies and regulations, and to present an overview of the procedural and material regulations of the site plan review and approval process. Materials presented and discussions held during such consultation shall be for informational purposes only and shall not be legally binding on either the applicant or city. There shall be no fee for this consultation process. Applicants must submit a preliminary site plan which includes the following information in order to initiate this process:

(1)

The name, address and telephone number of the applicant and property owner. The name of the proposed use, if any;

(2)

A scale and north arrow;

(3)

The exterior boundaries (with dimensions) of the property. The location and name(s) of abutting street;

(4)

The type(s) and location of proposed land use(s), and an indication of the approximate land area to be devoted to each use;

(5)

The approximate location of lots and buildings with an indication as to the use of each;

(6)

Driveways providing ingress and egress. Driveways on adjoining properties and on properties separated from the subject property by a public or private street;

(7)

Routes for vehicular and pedestrian circulation;

(8)

Off-street parking and loading areas;

(9)

Open space, common and recreation areas;

(10)

Natural features, including stands of trees, drainage and water courses and wetlands; and

(11)

Existing utilities.

(12)

For projects along Euclid Avenue, information shall also be provided on the location proposed access points and its spacing from other access points and intersections to comply with the standards of section 122-634.

(Ord. No. 2005-11, 11-21-05; Ord. No. 2015-15, § 2, 11-16-15)

Applications for site plan review shall be submitted to the planning department and shall consist of the following materials and information:

(1)

A completed application form;

(2)

An application fee; and

(3)

Three sets of plans at 24 by 36 inches; nine sets, Z-folded, at 11 by 17 inches; and if requested one digital copy in a format designated by the planning department of a site plan illustrating the following information (unless deemed unnecessary by planning department staff):

a.

The name, address and phone number of the applicant. The name, address and phone number of the property owner. The proposed name of the project, if any;

b.

The date of preparation, scale, a north arrow and location map. The date(s) of subsequent revisions shall also be indicated;

c.

A small scale illustration indicating the zoning designation of the subject and adjoining properties;

d.

The area of the property in acres and square feet;

e.

Exterior and interior lot lines with dimensions;

f.

Adjoining streets and sidewalks with an indication of pavement width;

g.

Driveways on adjoining properties and on properties separated from the subject property by a public or private street;

h.

All existing and proposed buildings and structures with an indication as to the use of each. Indicate exterior dimensions, number of stories and height in feet, and square footage;

i.

Existing and proposed driveways, on-site roadways, off-street parking and loading areas (indicate number and typical dimensions of parking and loading spaces) and pedestrian circulation system. Include a typical cross-section of proposed roads, driveways and access aisles;

j.

All exterior lighting fixtures (building mounted and freestanding) indicating height and type of luminaires;

k.

Refuse receptacles. Indicate method of screening, if required;

l.

Proposed landscaping and screening with an indication as to size, type and quantity of plant materials. Whether an in-ground irrigation system is to be provided. Existing trees having a caliper of six inches or greater measured 12 inches above grade;

m.

Exterior HVAC and electrical equipment and similar appurtenances. Indicate method and location of screening;

n.

Existing natural features, if any;

o.

Utilities and utility easements, including storm drainage improvements and structures (existing and proposed);

p.

Outdoor storage areas, if any. Indicate method and location of screening;

q.

Required setback lines. The distance between individual buildings and buildings and lot lines;

r.

Proposed and required walls and fences, indicating type and height;

s.

Location of signs (building mounted and freestanding) with an indication as to type, size, height and illumination; and

t.

Ancillary structures, such as walls columns, gates and similar structures delineating nonresidential and residential developments.

u.

Proposed building elevations.

v.

Professional seal from a licensed architect, landscape architect, engineer or surveyor when required by planning department staff.

w.

For projects along Euclid Avenue, the locations and spacing from proposed access to existing access points and intersections to confirm compliance with the standards set forth in section 122-634.

(Ord. No. 2005-11, 11-21-05; Ord. No. 2010-21, § 17, 12-20-10; Ord. No. 2015-15, § 3, 11-16-15)

The planning department shall distribute copies of the site plan to appropriate public utilities and city departments having review authority over development of the site. Copies of the site plan shall be forwarded to the planning commission.

(Ord. No. 2005-11, 11-21-05)

(a)

The planning commission shall review the site plan and any reports or findings prepared by the planning department and other city departments. The planning commission may approve, approve with conditions or deny approval of the site plan. It may also table action on the application at the request of the applicant, or pending receipt of a revised site plan or other supplemental information requested by the planning commission, deemed necessary to an informed decision.

(b)

An approved site plan shall become part of the record of approval of the development proposed therein. Subsequent actions related to the authorized use or development of the site shall conform to the approved site plan unless a change is approved as provided by this article.

(c)

Four copies of the approved site plan shall be signed and dated by planning department staff. One copy shall be kept on file in the planning department. Planning department staff shall forward one copy to the building division. Two copies shall be returned to the applicant. The applicant shall provide one approved copy of the site plan to the party responsible for construction. A building permit may be revoked in any case where the conditions of the approved site plan have not been met.

(Ord. No. 2005-11, 11-21-05)

The planning commission shall approve a site plan upon finding that:

(1)

The uses proposed comply with applicable zoning district use and dimensional regulations.

(2)

All elements of the site plan are harmoniously and efficiently organized in relation to the size, shape and character of the lot, the type and size of proposed buildings, the location and layout of landscaping and off-street parking areas, and the character of uses on adjoining properties.

(3)

The location and design of driveways is safe in relation to streets providing access to the site and in relation to pedestrian traffic. Access to the site is designed to minimize conflicts between vehicles and pedestrians and with traffic using adjacent streets and driveways. Vehicular circulation on the site is designed to be safe and convenient.

(4)

Safe and convenient pedestrian and bicycle access and circulation is provided.

(5)

Off-street parking and loading areas comply with the provisions of article XVII.

(6)

Greenbelts, landscaping and screening are provided in accordance with the regulations of article XVIII.

(7)

Walls and fences, if required, are provided in accordance with the regulations of article XIX.

(8)

Signs comply with the provisions of article XX.

(9)

Refuse receptacles are adequately screened from view from streets and adjoining property in accordance with the regulations of section 122-68.

(10)

All exterior lighting (building mounted and freestanding) is designed and installed so as to comply with the regulations of section 122-60, to result in minimal light trespass onto adjoining property, and to avoid interference with the vision of motorists on adjoining streets.

(11)

Access routes to all buildings, structures and uses are provided for emergency services vehicles.

(12)

Public utilities are provided in accordance with the regulations of public utility providers. Storm water management is consistent with city, state and federal regulations.

(Ord. No. 2005-11, 11-21-05)

Any conditions imposed with the approval of a site plan shall be in accordance with the regulations of the City and Village Zoning Act (P.A 207 of 1921, as amended).

(Ord. No. 2005-11, 11-21-05)

As a condition of approval of a site plan, the planning commission may require an applicant to provide a performance guarantee in accordance with the regulations of section 122-61.

(Ord. No. 2005-11, 11-21-05)

Construction and/or establishment of a use approved with a site plan must commence within one year from the date of approval or such approval shall become null and void. Upon written request, an extension of one year may be granted by the planning commission for good cause shown.

(Ord. No. 2005-11, 11-21-05)

Planning department staff may approve minor changes to approved site plans provided that no change authorized by this section may cause any of the following:

(1)

A change in use or increase in the intensity of use of the property;

(2)

An increase in the coverage of the site by buildings and structures;

(3)

A reduction in open space; or

(4)

A reduction of off-street parking areas and loading spaces.

Changes which are not minor must be approved by the planning commission in accordance with the application, review and approval regulations of this article.

(Ord. No. 2005-11, 11-21-05)