Site development plans are intended to insure ample provisions for the efficient use of land and to promote high standards in the layout, design, landscaping and construction of developments. They are further intended to supplement the provisions of the Subdivision Regulations and to further the purposes and provisions of the Comprehensive Plan and this Zoning Code.

   The purposes of this chapter are to state the specific additional requirements applicable to the development of land in certain zoning districts, and to prescribe the standards for the preparation and submission of site development plan drawings and for the design and construction of required improvements.

(Ord. 2337. Passed 10-20-92.)

   A site development plan is required and shall be submitted for the following:

   (a)   Any use or development involving new construction, reconstruction or expansion of structures, in all zoning districts, except single-family detached dwelling units or duplexes in residential zones.

   (b)   Any development in which automobile parking spaces are to be used by more than one establishment.

   (c)   When a change is proposed in the exterior elements of a previously approved site development plan.

   (d)   When an existing residential use is proposed for change to a commercial, industrial or multifamily residential use.

   (e)   All public and/or semipublic buildings and institutions.

(Ord. 2337. Passed 10-20-92.)

   (a)   Site development plans shall be prepared by persons professionally qualified to do such work. Final site plans shall be certified by an architect, engineer or land surveyor duly registered by the State of Ohio.

   (b)   Every site plan shall show the name of the development, the name and address of the owner and developer, and the north point, date, scale and number of sheets.

   (c)   Site development plans shall be prepared at a scale of one inch equals fifty feet or larger. No sheet shall exceed forty-two inches in size. Six copies shall be submitted to the Planning and Zoning Department for plans which are to be reviewed by the Planning Commission and six copies for plans which are to be reviewed by the Administrator.

   (d)   A site development plan may be prepared on one or more sheets to show clearly the information required by this section and to facilitate the review and approval of the plan. If such a plan is prepared on more than one sheet, match lines shall clearly indicate where the several sheets join.

   (e)   Profiles must be submitted on standard plan profile sheets. Special studies, as required, may be submitted on standard cross-section paper and shall have a scale of one inch equals fifty feet horizontally and one inch equals five feet vertically. No sheet size shall exceed forty-two inches. Flood plain limit studies required by this Zoning Code shall be shown on all profile sheets with reference to properties affected the centerline of a stream.

   (f)   All horizontal distances shown on the site plan shall be in feet and decimals of a foot, to the closest tenth of a foot, and all bearings shall be in degrees, to the nearest ten seconds.

(Ord. 2337. Passed 10-20-92.)

   (a)   All site plans must be approved by the Planning Commission, except as provided in subsection (f) hereof. Site plans shall be submitted to the Administrator who shall review the same for compliance with this chapter. Submittal shall be at least ten days prior to the meeting at which the plans will be reviewed by the Planning Commission, accompanied by a fee of two hundred and fifty dollars ($250.00).

   (b)   Final site plans to be submitted to the Commission shall be based on a previously approved preliminary plan, except where such requirement is waived by the Commission for good cause.

   (c)   The Commission shall act on site plans presented to it within a reasonable time, and the developer shall be advised as to the decision of the Planning Commission by letter and/or legible markings and notes on the plan. Said decision shall be final. Final approval shall be shown by the signature of the Administrator on the final plans.

   (d)   Prior to final approval of the site plan, the developer shall post any required bonds and shall present any dedication or easement plats for approval prior to recordation.

   (e)   Approval of a final site plan by the Planning Commission shall expire twelve months from the date of such approval unless building permits have been obtained for construction therewith. A single extension, not to exceed six months, may be given by the Commission upon written request by the applicant.

   (f)   Site plans for commercial developments of less than 10,000 square feet of gross floor area and industrial developments of less than 32,000 square feet of gross floor area may be approved by the Administrator. Any person aggrieved by any decision of an administrative official whose decision is required pursuant to this chapter may, within ten days of said decision, appeal and have a determination made by the Planning Commission.

   (g)   Approval of the site development plan by the Administrator after bonding approval by the City Engineer constitutes authorization to proceed with site improvements within the area proposed under the site plan.

   (h)   The Administrator or Planning Commission may attach conditions to the approval of the site development plan as may be reasonably required by the public health, safety and welfare.

(Ord. 2337. Passed 10-20-92.)

   Every preliminary site plan submitted in accordance with this chapter shall contain the following information:

   (a)   The location and acreage of various types of land use.

   (b)   The location, names and dimensions of proposed and existing streets.

   (c)   Preliminary plans for the provision of utilities, including, but not limited to, the methods for handling drainage, water supply and sewage disposal.

   (d)   A proposed parking layout, including ingress and egress.

(Ord. 2337. Passed 10-20-92.)

   At the time of the preliminary site plan review, the Planning Commission or Administrator shall specify which of the following data shall be contained in the final site plan:

   (a)   The owners, zoning and present use of adjoining tracts;

   (b)   The location of all minimum building setback lines;

   (c)   The location, type and size of vehicular ingress and egress to the site;

   (d)   A boundary survey;

   (e)   The location, type, size and height of all fencing, screening and retaining walls where required under the provisions of this chapter;

   (f)   Existing topography, with a maximum of two-foot contour intervals, and the proposed finished grading by contour;

   (g)   Provisions for the adequate control of erosion and sedimentation, indicating the proposed temporary and permanent control practices and measures which will be implemented during all phases of clearing, grading and construction;

   (h)   All off-street parking and parking bays, loading spaces and walkways, indicating type of surfacing and showing the number of parking spaces provided and the number required;

   (i)   The number of floors, the floor area, height and location of each building and the proposed general use for each building. In a multifamily residential building, the number, size and type of dwelling units shall be shown;

   (j)   Building elevations depicting actual composition and architectural style for all proposed structures;

   (k)   Provisions for the adequate disposition of natural and storm water, on and off-site, in accordance with the current design criteria and construction standards of the City of Geneva, including, but not limited to, the calculation of the contributing drainage area in acres and the location, size, type and grade of ditches, catch basins, inlets, pipes and other drainage structures;

   (l)   All existing and proposed sanitary sewer facilities, indicating all pipe sizes, types, grades, invert elevations, location of manholes and such other data as may be deemed necessary by the City Engineer;

   (m)   All existing and proposed water facilities, including all water mains and their sizes, valves and fire hydrant locations;

   (n)   The location of any proposed refuse removal pads;

   (o)   The location and size of all recreation and open space areas;

   (p)   A landscaping and lighting plan;

   (q)   Flood plain limits which shall be established by flood hazard maps on file in the City Manager's office and/or engineering methods;

   (r)   The location, width, size and intended purpose of all easements and rights of way and whether they are to be publicly or privately maintained. A plan copy, suitable for recording, shall be submitted showing any rights of way and/or easements for public dedication;

   (s)   The following data relative to all existing and proposed streets: the location, width, names, curve data, grades and sight distances. Typical sections shall be provided for all proposed streets or travelways;

   (t)   Such other relevant data as the Planning Commission or the Administrator may require.

(Ord. 2337. Passed 10-20-92.)

   (a)   All improvements required by this chapter shall be installed at the cost of the developer and in accordance with design and construction standards of the City of Geneva.

   (b)   Prior to approval of any site plan, there shall be executed, by the owner or developer, and submitted with the site plan, an agreement to construct such required physical improvements as are located within public rights of way or easements or as are connected to any public facility, in form and substance as approved by the City, together with a bond with surety, a cashier's check or an escrow account in the amount of the estimated cost of the required improvements as determined by the City Engineer. The aforesaid agreement and bond or condition shall be provided for completion of all work covered thereby within the time to be determined by the Administrator, which time may be extended upon written application by the owner or developer, signed by all parties (including sureties) to the original agreement.

   The City Engineer may also require a restoration bond. Said bond shall be to insure repair of any damage done to existing curbs, gutters, sidewalks, street pavement, landscaping or other items within the right of way adjacent to a project. The amount of said bond shall be as determined by the City Engineer based on his or her estimate of potential damage.

   (c)   All street construction standards and geometric design standards shall be in accordance with those specified by the Subdivision Regulations, except where specifically modified by the City Engineer.

   (d)   Private vehicular travel lanes or driveways designed to permit vehicular travel on the site and to and from adjacent property and parking areas shall be constructed not less than twenty feet in width.

   (e)   No structure shall be located less than five feet from any easement.

   (f)   Adequate drainage for the disposition of storm and natural waters, both on and off-site shall be provided. The extent of both on-site and off-site treatment shall be based on watershed master drainage plans or the approval of the City Engineer.

   (g)   Water service shall be based on the requirements of the Ohio Water Service and the City Engineer.

   (h)   Sanitary sewer facilities shall be constructed in accordance with the standards and specifications of the Ashtabula County Sanitary Engineer, the Ashtabula County Board of Health and the City Engineer.

   (i)   In the preparation of site development plans, consideration will be given to provide suitable areas for parks, schools, open space and other areas of public recreational use, especially when such facilities are proposed in the area under consideration in the Comprehensive Plan for the City.

   (j)   Fire hydrants shall be provided, as approved by the City Engineer and the Fire Chief.

   (k)   Provision shall be made for sidewalks and pedestrian walkways which will enable patrons, residents and/or tenants to walk safely and conveniently from one building to another within the site and to buildings and/or uses on adjacent sites as well. Sidewalks shall be constructed in accordance with the standards contained in the Subdivision Regulations.

   (l)   Landscape planting, screening, fences and other physical improvements shall be provided by the developer in accordance with the approved site plan.

(Ord. 2337. Passed 10-20-92.)

   (a)   No permit shall be issued by any administrative officer for the construction of any building or improvement requiring a permit in any area covered by a site development plan, except in conformity with the provisions of this Zoning Code and the duly approved site development plan. No construction or site improvement shall be initiated until the site plan has been approved.

   (b)   Any site development may be revised and such revisions shall be accomplished in the same manner as the original approval, provided, however, that minor technical changes which do not substantially alter the original site plan may be authorized by the Administrator.

   (c)   Any requirement of this chapter may be waived by the Planning Commission where such requirement is deemed to be restrictive or unreasonable, provided that such waiver is not adverse to the purpose and intent of this chapter.

   (d)   Upon satisfactory completion of the required improvements, the City Engineer shall release any remaining bonds.

(Ord. 2337. Passed 10-20-92.)