Collier Township City Zoning Code
PART 27
SITE PLAN REVIEW
§ 27-2701 Applicability.
[Ord. 687, 8/12/2015]
2701.1.
Prior to the issuance of a building permit or occupancy permit, a site plan shall be submitted and approved for the following uses:
A.
All new buildings or additions to existing buildings, except single-family dwelling units.
B.
All conditional uses.
C.
Any change in use which will require additional parking spaces to comply with this chapter.
D.
Any proposed change in existing parking lot modification.
E.
Any other situation, at the discretion of the Zoning Officer, where a site plan is required in order to administer this chapter.
§ 27-2702 Site Plan Specifications.
[Ord. 687, 8/12/2015]
2702.1.
All site plans shall be drawn on a plan prepared to the following specifications:
§ 27-2703 Site Plan Content.
[Ord. 687, 8/12/2015]
2703.1.
All site plans shall contain the following information, if applicable:
A.
North arrow, title, original date prepared and revision dates.
B.
Names of abutting property owners.
C.
Location map.
D.
Property dimensions and directional bearings.
E.
Center line and edges of abutting streets.
F.
House number and route number, if assigned.
G.
Location of all buildings.
H.
Use of all building areas in gross floor area.
I.
Vehicular and pedestrian traffic features, including parking.
J.
Landscaping, fencing, walls and open space features.
K.
Existing watercourses, floodplain information and proposed changes.
L.
Existing grades and proposed changes at two-foot contours.
M.
Location and effect of outdoor lighting.
N.
Outdoor garbage facilities.
O.
Location of all existing utilities and easements.
P.
Proposed changes or additions to existing utilities.
Q.
Proposed stormwater drainage facilities.
R.
Location of nearest fire hydrant.
S.
Table specifying proposed and required lot area, lot width, height, yard areas, impervious surface area, building size and parking requirements.
T.
Preliminary architectural drawings showing front elevation and indicating exterior facing materials.
§ 27-2704 Site Plan Review Process.
[Ord. 687, 8/12/2015]
All site plans shall be subject to the following regulations:
2704.1.
Initial Submission. All site plans shall be submitted to the Zoning Officer with the required fees and completed application. Incomplete site plans, as determined by the Zoning Officer, shall be returned to the applicant for revisions. Site plans requiring review by the Planning Commission and the Board of Commissioners must be received at least 15 working days prior to the regularly scheduled meeting of the Planning Commission in order to be placed on the agenda of that meeting. Enough copies of the plan shall be submitted in order to provide a complete copy to all persons involved in the review of the submission.
2704.2.
Conditional Uses and Planned Residential Development Plans. All site plans for conditional uses and planned residential developments shall be reviewed and acted upon in accordance with the procedures set forth in Parts 18, Planned Residential Development, and 19, Conditional Uses, Special Exceptions, and Express Standards and Criteria, of this chapter. Conditional use site plans involving new construction shall also comply with § 27-2702, Site Plan Specifications, and § 27-2703, Site Plan Content, of this chapter.
2704.3.
Exemption for Site Plans Proposing Minor Use Changes. All site plans proposing building additions under 5,000 gross square feet of additional floor area and/or changes in parking lot configuration only shall be reviewed and acted upon by the Zoning Officer within 90 days of a complete submission. The Zoning Officer shall either approve, conditionally approve or deny the site plan. Any denial shall state the reasons for denial and reference the sections of this chapter which are in violation. Following approval of a site plan, the applicant may apply for other required permits, including, but not limited to, building permits, grading permits and sign permits.
2704.4.
Other Site Plans Proposing Major Use Changes. All site plans proposing any new principal building or any addition over 5,000 gross square feet of additional floor area shall be reviewed by the Planning Commission. The Planning Commission shall have 90 days from the date the plan is first reviewed to make a recommendation to the Board of Commissioners. The Planning Commission shall either recommend approval, conditional approval or denial of the site plan to the Board of Commissioners. Following approval by the Planning Commission, 15 copies of the proposed site plan, together with any revisions and/or conditions, shall be submitted to the Township Zoning Officer, who will forward the plans to the Board of Commissioners for review and approval. Revised plans must be submitted the Friday before the regularly scheduled meeting of the Board of Commissioners. The Board of Commissioners shall either approve, conditionally approve or deny the site plan. Failure of the Commissioners to act on the plan within the specified time period will constitute deemed approval.
2704.5.
Action Required on Approved Site Plans. Prior to issuance of a building permit, the applicant of an approved site plan shall enter into the developer's agreement with the Township to guarantee the completion of site improvements. The agreement shall require the posting of security in such amounts as prescribed by the Pennsylvania Municipalities Planning Code. The agreement shall include any or all on-site and off-site improvements for which the applicant is responsible. The Board of Commissioners, upon recommendation from the Planning Commission, may, at its discretion, waive the requirement for the developers' agreement and posting of security.