Fremont City Zoning Code
CHAPTER 1161
Site Plan Review
1161.01 PURPOSE.
The purpose of a site plan review is to provide a process for the evaluation and approval of site plans by the City to promote logical and orderly development within the City.
(Ord. 2020-4053. Passed 1-7-21.)
1161.02 INITIATION.
Pursuant to Section 1157.03: Authority to File Applications, any person having authority to file applications may initiate an application for site plan review.
(Ord. 2020-4053. Passed 1-7-21.)
1161.03 APPLICABILITY.
(a) Site Plan Review Required. A site plan review by the Planning Commission shall be required for the following applications:
(1) New nonresidential development;
(2) New multi-family residential structures;
(3) Expansions of existing nonresidential and multi-family residential structures representing a substantial increase in gross floor area as determined by the following Substantial Expansion table; and
Table 1161.03-A Substantial Expansion | |
When existing structure is..... | A substantial expansion is.... |
0 -25,000 square feet | 30% or greater |
25,001 - 50,000 square feet | 20% or greater |
50,001 square feet or larger | 10% or greater |
(4) Integrated commercial centers, apartments, offices, and research and restricted industrial centers.
(b) Exemptions. The following applications are exempt from the site plan review procedures outlined in Subsection 1161.03(a): Site Plan Review Required:
(1) New single-family and two-family residential dwellings;
(2) Expansions of existing nonresidential uses not representing a substantial increase in gross floor area as determined by Table 1161.03-A: Substantial Expansion;
(3) A change in use of a nonresidential building provided the change in use does not increase the amount of landscaping or parking required for the site;
(4) Modifications to sites involving changes to landscaping, parking, or loading, without substantial expansions to buildings;
(5) Accessory structures and uses;
(6) Temporary structures and uses as permitted in Section 1131.19: Temporary Uses and Structures; and
(7) Signs.
(Ord. 2020-4053. Passed 1-7-21.)
1161.04 SITE PLAN SUBMITTAL REQUIREMENTS.
The Zoning Inspector may defer or 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.
(a) General Submittal Requirements.
(1) A cover letter indicating the project title and narrative description including proposed use of the subject property.
(2) Name, address, and phone number, of the owner and of any parties who should be informed of the progress of the request.
(3) A legal description of the subject property including Sandusky County Auditor parcel number(s).
(4) A vicinity map showing the subject property and nearby streets. The vicinity map may be on the same sheet as the site plan drawing.
(5) Site Plan copies in such numbers as established by the Zoning Inspector.
(6) Digital copies of application material, including plans, and other images or drawings, shall be submitted in a format as established by the Engineering and Zoning Office.
(7) Attached any active rezoning, conditional use, variance, or certificate of appropriateness applications for the subject property.
(b) General Format Requirements.
(1) Site Plan done by an engineer or architect bearing their professional seal, unless it is determined by the Zoning Inspector, that due to the simplicity of the project, a professional seal is not required at this stage of the project development.
(2) Drawings submitted typically on size “E” (22 inches by 34 inches) sheets; eleven (11) inches by seventeen (17) inches may be permitted on smaller projects as long as the details are legible.
(3) Graphic scale for drawings plotted to a standard engineering scale, typically one (1) inch equals twenty (20) feet or one (1) inch equals forty (40) feet.
(4) Plan orientation shall have north being the top or to the left of the page and dimensioned graphic scale on all sheets.
(c) Basic Site Plan Information.
(1) Label zoning district(s) of subject site and adjacent sites.
(2) The location and dimensions of the subject property lines, public rights of way, easements, and driveway locations opposite to and adjacent to the subject property.
(3) The location, dimensions and total square footage of all existing and proposed buildings, and structures.
(4) The distance from property lines and the right of way of all buildings, structures, parking areas (including adjacent drives), and dumpster enclosure areas when located within fifty (50) feet of property lines and the right of way.
(5) Existing and proposed topographical features. Ground elevations shall be shown as contour lines with no larger than five-(5) foot contour intervals if ground slope is in excess of four percent (4%) in any area and two-(2) foot intervals if ground slope is less than four percent (4%).
(6) The location and type of all utilities.
(7) The location, dimensions and surface materials of parking areas, drives, drive thru stacking lanes, public streets, sidewalks, trash enclosure areas, loading areas, outdoor storage or display areas, and outdoor dining areas. See Chapter 1145: Off-street Parking and Access.
(8) Landscape plan, where applicable, showing the location, type, species, and quantities of all landscaping, screening, fencing and walls. See Chapter 1147: Landscaping.
(10) When new buildings, additions or alterations to existing buildings are proposed, a separate plan sheet or sheets, prepared by a qualified professional and drawn to scale including exterior architectural plans. Plans shall include exterior building elevations of all sides of buildings, notation of all exterior materials, colors utilized, and the height and width of buildings. If exterior elevations are not available, reasonable graphic representations may be submitted. See Chapter 1151: Architectural Design Standards.
(11) The location, height and style of all exterior lighting (including a fixture detail). See Section 1153.07: Lighting.
(12) For all residential applications, the number of total dwelling units proposed.
(Ord. 2020-4053. Passed 1-7-21.)
1161.05 REVIEW PROCESS FOR SITE PLANS.
The procedure for a site plan review shall be as follows:
(a) Applications.
(1) Site Plan Review applications shall be in a form and in such numbers as established by the Zoning Inspector and when completed shall be submitted to the Engineering and Zoning Office.
(2) The application shall consist of the completed form, other required materials.
(b) Review of Application by Zoning Inspector.
(1) Upon receipt of an application for site plan review, the Zoning Inspector shall review the application for completeness.
(2) If deemed necessary, the Zoning Inspector may distribute the proposed site plan to other agencies and reviewers and prepare a report to the Planning Commission.
(3) The Zoning Inspector shall refer the complete application and any reports to the Planning Commission for review.
(c) Review and Decision by Planning Commission.
(1) Planning Commission shall review and make a decision on the site plan at a regularly scheduled meeting.
(2) The Planning Commission shall determine the following:
A. If the Planning Commission determines that a zoning variance is required to allow development in the manner proposed, it shall state its recommendations for the allowance or disallowance of the necessary variance. No site plan may be given final approval unless a required variance is also approved by application to the Board of Zoning Appeals.
B. If the Planning Commission determines that the proposed use is permitted only as a conditional use, hearings, review, and decisions required in Chapter 1163: Conditional Permitted Uses, may be conducted concurrently with the site plan review application. No site plan may be given final approval unless a required Conditional Permitted Use is also approved.
C. That the proposed development is in compliance with applicable overlay districts; and has any required historic district review and Certificate of Appropriateness (COA).
D. That the proposed development meets all the requirements or conditions of any applicable development approvals (e.g., PUD or Institutional Master Plan).
(3) The Planning Commission shall issue its findings of approval, approval with modifications, or disapproval to the Zoning Inspector within sixty (60) days of a complete application.
(d) Decision by Zoning Inspector. Upon receipt of the findings of Planning Commission, the Zoning Inspector shall take one of the following actions:
(1) If the Planning Commission finds the application complies with the Zoning Ordinance regulations, and no variance is required, the zoning inspector shall approve the permit application based on compliance with building, electrical, plumbing, fire safety, and related codes, and subject to City Engineer approval; or
(2) If the Planning Commission finds the application does not comply with the Zoning Ordinance regulations, the Zoning Inspector shall deny the requested permit application.
(3) If the Planning Commission determines that a variance is required, the Zoning Inspector shall present the application and the Planning Commission’s findings and recommendations to the Board of Zoning Appeals for public hearing.
(Ord. 2020-4053. Passed 1-7-21.)
1161.06 SITE PLAN REVIEW CRITERIA.
Recommendations and decisions on a site plan shall be based on consideration of the following criteria:
(a) That the proposed development is consistent with all the requirements of this Zoning Ordinance;
(b) That the proposed development is in compliance with all applicable zoning districts;
(c) Whether the proposed improvements preserve the character and nature of the surrounding area, including the natural characteristics of the area;
(d) Whether the proposed improvements are constructed of unsightly, improper, or unsuitable materials;
(e) Whether the proposed site and improvements shall have an appearance that will not have an adverse effect upon adjacent residential properties; and
(f) Whether the proposed improvements are compatible and in harmony with the existing structures in the surrounding area.
(Ord. 2020-4053. Passed 1-7-21.)
1161.07 APPEALS.
Any person aggrieved by a final decision on a site plan application may make an appeal to the City Council by filing a notice of appeal to the Zoning Inspector and the Clerk of City Council. Appeals must be filed within ten (10) days of the Planning Commission’s decision.
(Ord. 2020-4053. Passed 1-7-21.)
1161.08 CONTROL OF ZONING, BUILDING, AND OTHER PERMITS.
An approved site plan shall control the issuance of all zoning permits, building permits, and of other related permits and shall restrict the nature, location and design of all uses within the area described in the approved site plan.
(Ord. 2020-4053. Passed 1-7-21.)