It is the purpose of this article to encourage a high standard of land development through careful review of proposed development projects as well as to provide full consideration of the potential impacts of proposed development projects on surrounding uses and land. It is the purpose of the development plan review process to provide a mechanism to ensure that the individual components of the development process are integrated to ensure a project meets not only the minimum regulatory requirements but also addresses the design guidelines described later in this article.

(Ord. No. 2015-336, § 1, 12-1-15)

Pre-application meetings are encouraged and may be held between the developer or their representative(s) and city staff. The purpose of the meeting is to give staff a clear understanding of what is being proposed and to determine if any conditions exist which need to be resolved before the application can be accepted.

(Ord. No. 2015-336, § 1, 12-1-15)

Development plan approval is required prior to the issuance of any building permit for all land uses subject to these regulations where any of the following exists:

(1)

A parcel of land proposed for a non-residential use.

(2)

A parcel of land proposed for multi-family apartment dwellings.

(3)

A parcel of land proposed for a manufactured home community.

(4)

A parcel of land containing a non-residential use, multi-family apartment dwellings or building or a manufactured home community that is proposed to be expanded.

(5)

A parcel of land, which is to be developed utilizing a planned unit development (PUD) district zoning classification.

(6)

A parcel of land located in the downtown overlay district (DOD).

(7)

A parcel of land containing an existing use being converted to a more intense use.

(8)

A parcel of land where, due to the unique characteristics of the land, surrounding use(s), proposed use or other features of the development, the administrative official determines it to be in the interest of the public health, safety or welfare that such project be subject to the development plan review process.

(Ord. No. 2015-336, § 1, 12-1-15)

Developments subject to development plan review shall be subject to the following requirements:

(1)

Submission requirements. No request for development plan approval shall be considered complete until all of the following has been submitted to the administrative official:

a.

Application form. The application shall be submitted to the department on a form provided by the department. The application shall be signed by the property owner or accompanied by an affidavit stating that the applicant is authorized to act on the owner's behalf. All applications shall be accompanied by a written narrative clearly describing the development.

b.

Map required. Each application shall be accompanied by the following:

1.

Digital copies. Plans shall be drawn by a design professional such as an engineer, surveyor, or architect licensed in the State of Alabama of the property proposed to be developed. However, construction plans submitted for permitting by an architect or non-professional designer containing civil engineering design shall be stamped by a registered civil engineer. The following information is required on or in an acceptable form so as to accompany the development plan:

(i)

Development plan (project) name.

(ii)

North arrow, scale and date prepared.

(iii)

Legal description (metes and bounds).

(iv)

Location map (vicinity map) showing one-half-mile radius from the site.

(v)

Zoning district of subject property, which is the subject of the development plan and adjacent properties.

(vi)

Identification of watercourses, floodplains, potential wetlands, tree masses including protected trees as defined by section 114-237, tree protection and landscaping.

(vii)

Gross and net site area expressed in square feet and acres (if larger than one.

(viii)

Number of dwelling units proposed, if any.

(ix)

Floor area devoted to each category of use.

(x)

Delineation in mapped form and computation of the area of the site devoted to building coverage and other impervious surfaces expressed in square feet and as a percentage of the overall site.

(xi)

Number of parking spaces required and proposed (stated in relationship to the applicable formula).

(xii)

Location of proposed driveways, parking areas, median crossings and curb cuts for the site being developed on property immediately adjacent and within 200 feet of the right-of-way or as otherwise determined by the traffic engineer.

(xiii)

Ingress, egress and site circulation including location of proposed connection to existing access roads and/or adjacent parking lots as determined by the traffic engineer. The traffic engineer, in his professional judgment, may require a traffic impact study in accordance with chapter 98, article IX, City of Dothan Code of Ordinances.

(xiv)

Location of proposed public and private easements for utilities, ingress, egress and drainage within and adjacent to the site.

(xv)

The location, size and height of all existing and proposed buildings on the site.

(xvi)

Locations of all refuse collection facilities, including screening and access.

(xvii)

Provisions for proposed on-site storm water drainage and detention related to the proposed development.

(xviii)

Existing and proposed utilities, including size and location of all water lines, sewer lines, storm drain lines, gas mains, fire hydrants, manholes, lift stations and other utility appurtenances.

(xix)

Existing two foot contours or key spot elevations on the site, and such off-site elevations as may be specifically required and not otherwise available which may affect the drainage of or stormwater retention/detention necessary for the site.

(xx)

The proposed general use and development of internal spaces, including any recreation or open space areas, plazas and major landscape areas, etc.

(xxi)

A note indicating the party responsible for maintenance of all common elements and open space.

(xxii)

The location of all proposed earth or water retaining walls, earth berms, and public and private sidewalks.

(xxiii)

Phase lines, if development is to be constructed in phases.

(xxiv)

Dimensions of lot lines, streets, drives, building lines, building setbacks, building height, etc.

(xxv)

Landscape, buffer and tree removal plan that complies with article XIII, Landscaping and Buffers.

(xxvi)

The provision of a photometric plan submitted prior to release of building permit indicating the luminance of all proposed exterior lighting, not exceeding .4 foot candles, extending 50 feet beyond the property boundary when the project is adjacent to residentially zoned or used property.

(xxvii)

Typical building elevations with a description of proposed materials to be used.

(xxviii)

The provision of five-foot wide sidewalks along all street frontages, public or private, constructed to the same standards as required in article III of the City of Dothan Subdivision Regulations.

(2)

Design guidelines for development plan review. It is the purpose of these design guidelines to aid the design of a development plan and supplement the standard requirements found in the zoning ordinance. This information is offered as help to the designer to tailor the land planning process to the unique features of each site. The following items should be given careful consideration in the preparation of development plans required under this article.

a.

Plan and regulation requirements. Development plans shall be consistent and in conformity with all applicable rules and regulations of the city and the state, including, but not limited to, city zoning and subdivision regulations, ordinances, resolutions, policies and administrative directives and applicable provisions of the laws for the State of Alabama. The city long range development plan and its constituent elements should be consulted for guidance on specific development policies.

b.

Environment and open space requirements. Development plans should recognize significant existing environmental, historical, cultural and open space features of the site and property immediately adjacent. City staff will look at: topography, including elevation, slopes and impact on potential cut and fill areas; the physical characteristics of "blue line" surface water features as shown on USGS maps; vegetated areas on the site, including stands of protected trees as defined by article XIII, landscaping and buffers. It is the objective of this guideline to assure that the project will not significantly degrade the existing environmental features of the site in a manner that is unnecessary to allow for the reasonable use of the property.

c.

Traffic and parking requirements. Development plans should be designed to provide for adequate traffic flow and control of traffic onto public streets. Coordinate with public transportation modes where applicable. Internal circulation patterns should enhance site accessibility. Service access should be compatible with the adjacent public street system and traffic management policies. Pedestrian and bicycle facilities should be designed to maximize user safety. It is the objective of this guideline to ensure adequate provision for vehicular and pedestrian movement and safety within the site.

d.

Drainage and utilities requirements. Development plans should be designed to provide for all necessary utility connection including, water supply, sewage disposal, refuse collection and storm water detention. It is the objective of this guideline to assure that adequate service capacity is available and that utility and drainage systems are appropriately designed for the proposed development site in relationship to the larger systems entering and leaving the site.

e.

Neighborhood compatibility requirements. Development plans should be designed to assure that the overall function of the proposed project is compatible and harmonious with other properties in the immediate area. Designers should pay particular attention to adjacent land uses, building location, height and dimension, relationship of parking areas to the building, pedestrian facilities, hours of operation, noise levels (outdoor speakers, dumpster service, etc.), outdoor lighting, impact on views, buffer treatment and integration of open space. It is the objective of this guideline to encourage design treatments that reflect consideration of and between adjoining developments and preclude any significant adverse impacts. It is not the purpose of this provision to preclude development based upon normal change or inconvenience which might ordinarily be expected to result from the land development process.

(3)

Review and determination.

a.

Upon determination by the administrative official that an application complies with all applicable submission requirements, he shall transmit a copy of the proposal to the development review committee (DRC).

b.

Committee members shall review the development plan with specific regard to the design guidelines contained in this article and make findings with respect to the satisfactory application of the design guidelines, both individually and in combination, to the subject plan.

c.

All development plans shall be reviewed by the DRC. The DRC shall review the plan to determine if it conforms with the applicable regulations, standards and guidelines. Following review, a comprehensive list of non-conforming items shall be compiled and transmitted to the applicant. The applicant is responsible for resolving the items contained in the list that results from DRC review. Revised plans shall be submitted in the same manner as the original submission.

d.

Failure to resubmit revised plans after six weeks shall be considered an official withdrawal by the applicant and require the submittal of a new application.

e.

[Reserved.]

f.

The committee may, for the purpose of allowing the applicant an opportunity to address unresolved issues, continue consideration of the development plan. Under no circumstance shall any development plan be approved which is inconsistent with any term contained in these regulations unless a variance has been authorized in accordance with the provisions contained in article VI of this chapter.

g.

Following DRC approval, the development plan shall be stamped "approved". Two copies of the approved plan shall be returned to the applicant, one of which shall be submitted with the building permit package. No application for a building permit shall be accepted without an approved development plan which comports to the DRC approval.

(4)

Fee required. A filing fee of $100.00 plus $10.00 per acre, not to exceed $250.00, is required for development plan review and shall be paid at the time of the application. This fee shall be nonrefundable, irrespective of the final disposition of the application.

(5)

Notice required.

a.

[Reserved.]

b.

[Reserved.]

c.

Written notice. Written notice to adjacent property owners is required for all development plans. The applicant shall provide the names and addresses of adjacent property owners on all sides and across any street according to the official tax records of the appropriate county in which the proposal is located. The city shall send notice of the proposed development project to adjacent property owners via first-class mail. The cost of said written notice shall be included in the initial application fee.

(6)

Certification of plan. A development plan approved or approved conditionally by the DRC shall be the certified development plan. All certified development plans are valid for one year but may be extended with DRC approval.

(7)

Building permit. The applicant shall be responsible for obtaining a building permit within one year from the date of approval of a certified plan.

(8)

Amendment of a certified plan. The administrative official, at his discretion, may forward any application for development plan amendment to the development review committee or to one or more individual departments for review.

(9)

Accessory structures. Accessory structures not initially identified on the development plan may be approved by the administrative official regardless of development size.

(Ord. No. 2015-336, § 1, 12-1-15; Ord. No. 2020-229, § 1, 9-1-20; Ord. No. 2025-278, § 1, 10-20-25)

All building and construction permits issued for any project requiring development plan review shall be consistent with the certified development plan. The approval and certification of a development plan shall not under any circumstance be construed to waive or otherwise diminish the applicable city requirements for construction or installation of buildings and/or structures, materials or appurtenances. Whenever a conflict between the development plan and such construction details occurs, the more restrictive shall prevail.

(Ord. No. 2015-336, § 1, 12-1-15)

Any development involving the following related provisions of these regulations shall be coordinated as set forth below.

(a)

Planned unit development plans. Properties which are proposed to be developed as a planned unit development (PUD) shall submit a plan of the entire proposed development to the DRC. Following approval by the DRC, the planning commission shall review the plan at public hearing. A revised development plan, incorporating matters of concern to the planning commission shall be prepared and submitted to the administrative official for certification.

(b)

Rezoning. Those developments requiring an action to rezone the property shall have the rezoning approved by the planning commission prior to consideration of a development plan.

(c)

Variances, special exceptions. Those developments requiring a variance from any applicable regulation shall have the variance approved by the board of zoning adjustment prior to consideration of a development plan.

(Ord. No. 2015-336, § 1, 12-1-15; Ord. No. 2020-229, § 1, 9-1-20)

Failure to comply with a certified development plan or any of the conditions upon which such approval was contingent, including time limits for performance, shall be cause to deny issuance of a building permit or, where a permit has been issued pursuant to a certified development plan, to render such building permit invalid. Any action, construction, development or use of property undertaken in violation of the provisions of this article shall constitute a violation of these zoning regulations and shall be subject to remedies ascribed by this chapter.

(Ord. No. 2015-336, § 1, 12-1-15)

An applicant may appeal the recommendations of the DRC to the administrative official. For any such appeal, the applicant shall submit a written statement identifying the conditions appealed from.

(Ord. No. 2015-336, § 1, 12-1-15; Ord. No. 2020-229, § 1, 9-1-20)

The administrative official shall submit a monthly report to the planning commission listing all development plans reviewed by the DRC and the action taken on each. A record of actions taken for all development plans submitted shall be maintained by the administrative official.

(Ord. No. 2015-336, § 1, 12-1-15)

With the exception of shared parking agreements filed in accordance with section 114-182(g), sites proposed to contain multiple uses shall observe any development standards that may apply as if each use were independent.

(Ord. No. 2015-336, § 1, 12-1-15)

(a)

Purpose. The purpose of this section is to establish minimum exterior architectural standards for commercial, office, institutional, religious, industrial and warehouse buildings. These standards are intended to ensure a higher quality of development, redevelopment, and compatibility with evolving architectural or planning themes that contribute to a community image of quality, visual aesthetics, permanence and stability, which are in the best interest of the citizens of the city. These standards are intended to prevent the use of certain building materials that are unsightly and contribute to depreciation of area property values or cause urban blight. These standards are further intended to enhance the appearance of building exteriors, additions and accessory structures in order to prevent visual disharmony, to minimize adverse impacts on adjacent properties from buildings which are or may become unsightly, and to discourage buildings that detract from the character and appearance of the area. It is not the intent of this section to unduly restrict freedom of design when reviewing and approving project architecture in relationship to the proposed land use or site characteristics.

(b)

Scope of regulations. The provisions of this section are applicable to all nonresidential and nonagricultural properties within the City of Dothan located on a major highway corridor as defined in subsection (c).

(1)

The provisions of this section are applicable only to new development, and redevelopment of existing structures that will alter the existing facade area by 50 percent or greater.

(2)

Developments located within any overlay district or a planned unit development shall be subject to specific site plan controls, and all aspects of the proposed construction including architecture, signage, buffering, ingress/egress, and other considerations that merit inclusion in the approval process.

(3)

Deviations to any provision of this section are appealable to the planning commission.

(4)

Agricultural buildings and facilities located within an A-C zoning district shall be excluded from these requirements.

(5)

Buildings and facilities located within a bona fide industrial park shall be excluded from these requirements.

(c)

Architectural design standards. Minimum architectural standards shall be required for all nonresidential buildings located on any major highway corridor. Major highway corridors are defined as: US Highway 231 (north and south outside of Ross Clark Circle), South Oates Street, Montgomery Highway, US Highway 431, Reeves Street, US Highway 84 (east and west outside of Ross Clark Circle), Main Street, State Highway 52, Brannon Stand Road, Honeysuckle Road, Westgate Parkway and Ross Clark Circle.

(d)

Exterior wall finish requirements.

(1)

The front building façade of any building facing a major highway corridor, as defined in subsection (c) above, shall be erected and constructed so that a minimum of 50 percent of the façade below the roof line contains any combination of the following approved materials: brick; exterior insulated finish system; stucco; glass; fiber cement board; wood (painted or stained); decorative masonry products (split faced, textured, glazed); painted concrete block, stone (natural, synthetic); aluminum or vinyl lap siding; ornamental metal; or any other comparable or superior materials as approved by the planning commission.

(2)

Any building constructed on a corner lot with side and/or rear public street frontage shall be required to be erected and constructed so that a minimum of 50 percent of the side walls or rear walls facing a public street contain any combination of the following approved materials: brick; exterior insulated finish system; stucco; glass; fiber cement board; wood (painted or stained); decorative masonry products (split faced, textured, glazed); painted concrete block, stone (natural, synthetic); aluminum or vinyl lap siding; ornamental metal; or any other comparable or superior materials as approved by the planning commission. Buildings located within an L-I or H-I zoning district shall be excluded from adhering to the requirements of subsection (d)(2).

(3)

Secondary buildings behind the primary building facing a major highway corridor shall not be required to meet the exterior wall finishes noted in subsection (d)(1) above.

(e)

Building design and orientation.

(1)

Roof mounted mechanical equipment shall be screened from view from a public street.

(2)

Regardless of lot configuration, no dumpster enclosure, accessory building or outdoor storage area shall be located forward of the principal building. All loading and service areas shall be screened to the satisfaction of the planning commission.

(3)

Outdoor storage areas, dumpster enclosures, utility equipment, ground level mechanical units and similar appurtenances shall be located so as to minimize visibility from off the premises. If outdoor storage areas, dumpster enclosures, utility equipment, mechanical equipment and similar appurtenances cannot be located so as not be seen from a public street, then such improvements shall be visually screened with fencing, landscaping or other material approved by the planning commission.

(4)

Dumpster enclosures shall be four sided structures that completely conceal trash receptacles. If visible from a public street, the color and architecture of the dumpster enclosure shall be compatible with the building that it serves. Such enclosures may utilize a chain link gate with appropriate metal or plastic inserts woven into the chain link material. If not visible from a public street, a six foot chain link fenced enclosure is allowable as long as the chain link fencing incorporates metal or plastic inserts woven into the chain link material.

(Ord. No. 2019-1, § 1, 1-15-19; Ord. No. 2025-278, § 1, 10-20-25)