Bellevue City Zoning Code
CHAPTER 1208
Site Plans
1208.01 SITE PLAN REQUIRED.
Site Plans are required when construction projects involve individual buildings on individual sites, and when the proposed construction, alteration, relocation, or change of use involves any one of the following elements:
(a) The proposed construction involves establishment of new Conditional Use in the zoning district.
(b) The proposed development activity involves construction of five (5) or more new or additional off-street parking spaces.
(c) The construction of any number of housing units in a multifamily structure(s).
(d) The construction or expansion of industrial buildings greater than 5,000 square feet of gross floor area.
(e) The construction, or expansion, of a commercial, office or public building greater than 5,000 square feet of gross floor area.
(f) Any proposed development that involves the preparation of a Traffic Impact Study pursuant to this Chapter.
(Ord. 1-15. Passed 2-23-15.)
1208.02 SITE PLAN REVIEW AUTHORITY.
Site Plans may be approved administratively by the Zoning Administrator unless any of the following conditions exist:
(c) The proposed development involves the need to prepare a Traffic Impact Study pursuant to this Chapter. In such cases, Site Plan approval is required from the Planning Commission.
(d) In cases where the Zoning Administrator finds that because of the complexity of the proposed development, prominent location, surrounding land uses, or other unique attributes, there is a need for more formal review of the Site Plan. In such cases, Site Plan approval from the Planning Commission is required.
(Ord. 1-15. Passed 2-23-15.)
1208.03 SITE PLAN SUBMISSION REQUIREMENTS, IN GENERAL.
The purpose of Site Plan review procedures is to provide a mechanism to review proposed development projects with potentially greater impacts upon the community, ensure compliance with development standards and aid in the implementation of land use planning policies. Applicants have the option of requesting that one or more of the required elements of a Site Plan be omitted or deferred, and such a decision is made by the Zoning Administrator. Before any Site Plan is approved all of the required elements must be submitted before a decision is rendered. The applicant may also request a two-step Site Plan review and seek preliminary approval of a Conceptual Site Plan. A Conceptual Site Plan approval does not guarantee final approval.
(Ord. 1-15. Passed 2-23-15.)
1208.04 SITE PLANS, VARIANCES AND CONDITIONAL USES.
No Site Plan may be approved, unless a required variance or conditional use is also approved.
(Ord. 1-15. Passed 2-23-15.)
1208.05 SITE PLAN SUBMITTAL REQUIREMENTS.
Site Plans shall meet the following requirements:
(a) All Site Plan drawings shall be prepared by a professional engineer or architect and shall bear their professional seal, unless it is determined by the Zoning Administrator, that due to the simplicity of the project, a professional seal is not required at this stage of the project development. The Zoning Administrator may also waive any submission requirement by determining that such information is not needed or relevant to making a determination regarding compliance with requirements of this Zoning Ordinance.
(b) The cover letter shall indicate the applicant name, address, and phone number; the owner name, address, and telephone number; and provide an overview of the project being proposed.
(c) Site Plan drawings should include the following information:
(1) Name, address, telephone number and State of Ohio registration number of the registered surveyor or professional engineer/architect who prepared the Site Plan;
(2) Name, address and telephone number of the builder;
(3) Proposed name of the site, original lot or section number, sub-lot number, street address;
(4) Proposed use of structure or site;
(5) North arrow, legend, date prepared, and scale.
(6) Site Plan drawings shall be drawn to a scale so that all features required to be shown on the plans are readily discernible, preferably one inch equals twenty feet (1"=20'), but no smaller than one inch equals fifty feet (1"=50').
(7) A vicinity map shall show the relationship of the proposed development site to existing community facilities which serve or influence it. The vicinity map may be on the same sheet as the preliminary plan drawing.
(8) Architectural drawings shall include floor plans and exterior elevations for existing and proposed buildings with proposed design guidelines that express common architectural themes in buildings, and other improvements. If exterior elevations are not available, reasonable graphic representations may be submitted.
(9) Existing features on maps should be clearly distinguished from proposed features.
(10) Site Plan drawings shall be submitted in a hard copy format on eleven inch by seventeen inch (11" x 17") or twenty-four inch by thirty-six inch (24" x 36") paper [plan sizes greater than twenty-four inch by thirty-six inch (24" x 36") in size shall not be excepted], or in an electronic media format acceptable to the Zoning Administrator.
(11) A property boundary line survey, as surveyed by a registered surveyor, showing bearings and distances including the geometric layout of the site showing complete dimensions of existing and proposed buildings, roads, drives, parking areas, utilities, landscaping and other site elements with adequate detail and dimensions to allow construction without the need to scale from the plan to determine the designer's intended location property lines, easements (and their purpose), and street right-of-way lines in the vicinity or adjacent to the subject property. Indicate street centerline stationing and pavement edges and walks for adjacent road(s). Bearing and distance dimensions shall be shown on property lines and to property corners. Property pins or other approved markers shall be set and shown at all property corners and property line stakes shall be set and shown where, due to topography, length of line or obstructions, the location of the property line cannot be determined by sighting from property corner to property corner.
(12) Zoning of the property, including zoning district lines where applicable, and lot size and front, rear, and side yard setback requirements;
(13) Location of all public and private above ground and underground utilities on the site including but not limited to; natural gas, electric, cable TV, telephone, steam, water, sanitary sewer and storm sewer.
(14) Proposed location of accessory structures, buildings, and uses including, but not limited to, all flagpoles, light poles, bulkheads, docks, storage sheds, transformers, air conditioners, generators, and similar equipment, and the method of screening where applicable;
(15) Existing and proposed topographical features. Ground elevations shall be shown as contour lines with no larger than five-foot (5') contour intervals if ground slope is in excess of four percent (4%) in any area and two-foot (2') intervals if ground slope is less than four percent (4%). The location of areas with existing slopes in excess of twelve percent (12%) shall be designated as such. Existing grades fifty feet (50') beyond the site property lines may also be deemed necessary.
(16) Location and elevations of existing watercourses and water bodies, including natural and/or man-made surface drainage ways, flood plains, and wetlands;
(17) When a Storm Water Pollution Control Plan (SWP3) is required in accordance with Ohio EPA regulations, a copy of such plan shall be submitted with the Site Plan.
(18) Landscaping Plan detailing the location and specifications for all significant existing, and proposed perimeter and internal landscaping or construction of other devices (such as walls, fences, etc.) to comply with the landscaping, buffering, and shading requirements of this Zoning Ordinance (See Chapter 1220).
(19) All existing and proposed on-site uses, structures, buildings, decks, porches, storage sheds, dumpsters, fences and walls, landscape beds, power lines and poles, telecommunication towers, flagpoles, bulkheads, docks, transformers, air conditioners, generators and such similar equipment.
(20) Dimensions of each structure footprint as well as any roof or floor overhangs or wall or window projections; the distances all buildings and freestanding signs are set back from property lines, streets, or street right-of-way lines; and the method of applicable screening.
(21) Location and type of existing trees on the site with a diameter of eight inches (8") or more at four and one-half feet (4½') feet above grade. Included with the location of the tree should be the associated "drip line;"
(22) The total square footage of all existing and proposed impervious area on the site;
(23) The Site Plan shall show the locations and dimensions of all proposed streets and sidewalks, pedestrian connections, thoroughfares, roadways, service roads, driveways and parking areas.
(24) A Traffic Impact Study, if required pursuant to this Chapter.
(25) Refuse storage and pick-up facilities shall be indicated on the Site Plan illustrating the steps taken provide to an adequate visual barrier from locations both on- and off-site.
(26) Location, size, and characteristics of all loading and unloading areas.
(27) A Utilities Plan shall show the location, purpose, and dimensions of all existing (dashed lines) and proposed (continuous lines) utility easements, lines, service laterals, and other facilities, including, but not limited to water, sewer, electric power lines and poles, natural gas, telephone, cable television, and telecommunications/data transfer facilities.
(28) Location of existing and/or proposed exterior lighting locations and poles, with area of illumination and type of fixtures illustrated, demonstrating compliance with applicable Zoning Standards.
(Ord. 1-15. Passed 2-23-15.)
1208.06 ACTION ON SITE PLANS.
Unless the proposed development is reviewed by the Planning Commission and/or City Council, the Zoning Administrator shall take one of the following actions:
(a) Approval. An officially approved Site Plan shall expire within six (6) months of its date of approval. Extensions may be granted upon petition of the applicant.
(b) Disapproval. In the event that the Site Plan is not approved, the Planning Commission shall notify the applicant in writing of its decision and describe what modifications must be made bring it into conformance with this Zoning Ordinance. All resubmitted applications shall follow the application requirements set forth in this Chapter.
(Ord. 1-15. Passed 2-23-15.)
1208.07 OUTSIDE ASSISTANCE AND EXPERTISE.
The City of Bellevue may request that applications for Site Plan approval be reviewed by professional planners, engineers or landscape architects to ensure compliance with all code provisions. The costs of securing expert advice or studies shall be borne by the applicant.
(Ord. 1-15. Passed 2-23-15.)
1208.08 SITE PLAN COMPLIANCE.
After a Site Plan has been approved, no zoning certificate may be issued by the Zoning Administrator, except in compliance with such approved Site Plan.
(Ord. 1-15. Passed 2-23-15.)
1208.09 AMENDMENTS TO APPROVED SITE PLANS.
Amendments to approved Site Plans may be made in the same manner as an original Site Plan approval except that an applicant need not resubmit information that has already been submitted as part of a previous Site Plan review process.
(Ord. 1-15. Passed 2-23-15.)
1208.10 SITE PLAN REVIEW CRITERIA.
All Site Plans shall be reviewed on the basis of uniform criteria that advance the principals of good site design to provide safe vehicular access and pedestrian movement. Site Plans shall also be reviewed on the basis of achieving site designs that will promote a healthy natural and built environment for residents and will advance principles defined in applicable community planning documents and this Zoning Code. Specific approval criteria include the following:
(a) The Site Plan shall show (consistent with the findings of a Traffic Impact Study if included) that a proper relationship will exist between thoroughfares, service roads, driveways, sidewalks, bike lanes and parking areas to encourage pedestrian, bicyclist and vehicular traffic safety on both public and private lands.
(b) 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.
(c) Building location and placement shall be developed with consideration given to minimizing removal of large trees (in accordance with change of topography).
(d) Visual and auditory privacy for surrounding properties and occupants shall be provided through the design of the relationship among buildings, fences and walls, landscaping, topography, and open space.
(e) Parking area landscaping and screening shall channel traffic flow in a safe manner, and on-site traffic circulation shall be designed to provide adequate access for fire and police protection, and minimize interference with the traffic carrying capacity of adjacent streets.
(f) Refuse storage and pick-up facilities shall be indicated on the Site Plan and shall be fenced, screened, or landscaped to prevent blowing or scattering of refuse, and to provide an adequate visual barrier from locations both on- and off-site.
(g) All utilities on-site shall be located underground.
(h) 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 in a manner consistent with the requirements of a Storm Water Pollution Prevention Plan (SWP3).
(i) The design and construction standards of all private roads, driveways, and parking areas, shall conform to the provisions of this Zoning Code and/or as may be recommended through professional review. All private streets, driveways, and parking areas are to be of a useable shape and designed so that lighting from fixed sources and vehicles does not adversely impact surrounding property.
(j) The design of the site and physical structures advances applicable community planning principles expressed in the Bellevue Comprehensive Master Plan and any related or area-specific planning documents.
(Ord. 1-15. Passed 2-23-15.)
1208.11 TRAFFIC IMPACT STUDY.
A Traffic Impact Study shall accompany any Site Plan submitted pursuant to this Chapter when any development, expansion, or change of use is proposed that will generate one hundred (100) or more peak hour motor vehicle trips (as defined by the Institute of Transportation Engineers (ITE) Trip Generation Manual). This Traffic Impact Study shall document the development's impact on internal and external vehicular and pedestrian circulation and safety. Based on the findings and recommendations of the Traffic Impact Study, an access drive, shared driveway approach for adjoining parcels, signal improvements, pedestrian walks, bike lanes, turn lanes, and limited direction driveways may be required as part of Site Plan approval. In instances where the proposed development is located on a State or Federal Route, the traffic study required by ODOT may be used to meet this requirement.
(Ord. 1-15. Passed 2-23-15.)
1208.12 TRAFFIC IMPACT STUDY - CONTENT.
The Traffic Impact Study shall be prepared by a Professional Engineer at the expense of the property owner or developer. The study shall investigate and recommend the feasibility and benefits of improvements such as signals, turn lanes, driveway movement limitations to protect the safety and welfare of the traveling public. The Traffic Impact Study analysis shall include descriptions for the following:
(a) Site and area within limits of the traffic impacts.
(b) Roadway network within the limits of the traffic impact area; the proposed site, adjacent roadway and the nearest major intersection in each direction; shall include traffic volumes, levels of service, and physical features such as number and type of lanes and traffic control devices.
(c) Existing development adjacent to and surrounding the subject site and a description of future development as proposed by the Bellevue Comprehensive Master Plan.
(d) Trip generation consistent with the current ITE Trip Generation and distribution, including a description of all assumptions/predictions used to generate findings of trip distribution.
(e) Projected future traffic conditions within limits of the traffic impacts, including opening day of proposed development; ten (10) year and twenty (20) year projections.
(f) Evaluation of the effects the proposed development will have on the existing level of service for site driveways, public rights-of-way, roadways and adjacent intersections in each direction including traffic volumes.
(g) Recommendations for site access and transportation improvements needed to mitigate site-generated traffic within the limits of the traffic impacts, to at least the level of service that currently exists.
(h) Signal warrant analysis and highway capacity analysis shall be conducted, consistent with the current Ohio Manual of Uniform Traffic Control Devices (OMUTCD) and Transportation Research Boards (TRB), Highway Capacity Manual (HCM) and associated software, at all multi-movement driveways. Determination of a signal installation will be based on the signal warrant analyses with consideration for system capability and signal spacing.
(i) When questions arise concerning the development of Access management and Traffic Impact Studies, Ohio Department of Transportation (ODOT) standards shall provide guidance.
(Ord. 1-15. Passed 2-23-15.)
1208.13 TRAFFIC IMPACT STUDY REVIEW ELEMENTS.
Review of Traffic Impact Studies shall include consideration of:
(a) The potential for existing or future access drives (front or rear)
(b) The need for reciprocal easement agreements (on-site only)
(c) Adequacy of proposed driveway geometry serving proposed development
(d) Limitation on the number of driveways
(e) Necessary turn lane improvements
(f) Limited left/right turn direction driveways
(g) Restricted left/right turn
(h) Reduction/elimination/shared driveways
(i) Road/drive alignment (including alignments with drives and roads on opposite sides of the street or road.
(j) Traffic control devices associated with site access
(k) Right turn deceleration lanes
(Ord. 1-15. Passed 2-23-15.)