A.

Site plan review required. For the purpose of promoting compatible development and stability of property values, and to prevent impairment or depreciation of property values, no person shall commence to alter any building exterior, site, use, or erect any structure without first obtaining the approval of the Plan Commission of detailed Site Plan(s) as set forth in this section.

B.

Single-family detached dwellings and two-family attached dwellings on lots exempt from site plan review. All single-family dwellings on lots (and their associated accessory structures) and two-family dwellings on lots (and their associated accessory structures) are hereby deemed exempt from the requirements of Site Plan review.

C.

Plan commission to conduct site plan review. The Plan Commission shall review the site, natural resource features of the site, site intensity of use, building location, density of dwelling units, floor area, impervious surface area, existing and proposed structures, architectural plans, neighboring uses, potential impacts upon neighboring uses, use of landscaping and open space, off-street parking and loading areas, driveway locations, loading and unloading for commercial and industrial uses, highway access, traffic generation and circulation, drainage, sewerage and water systems, the proposed operation, and emergency vehicle accessibility.

The Plan Commission will approve said Site Plan(s) only after determining that:

A.

Conformity of use to zoning district. The proposed use(s) conform(s) to the uses permitted as either a "Permitted Use" or "Special Use" (whichever is applicable) in the zoning district.

B.

Dimensional requirements. The dimensional arrangement of buildings and structures conform to the required area, yard, setback, and height restrictions of the Code.

C.

Site intensity and site capacity calculations to be reviewed. The requirements of Division 21.04.0500 of this Code shall be met. In this respect, the necessary worksheets for determining the maximum site intensity, or development capacity, of the site shall be submitted to the Plan Commission for review and approval.

D.

Use and design provisions. The proposed use conforms to all use and design provisions and requirements (if any) as found in this Code for the specified uses.

E.

Relation to existing and proposed streets and highways. There is a proper relationship between the existing and proposed streets and highways within the vicinity of the project to assure the safety and convenience of pedestrian and vehicular traffic. For arterial streets and highways not under the jurisdiction of the City of Greenfield, that the applicable highway authority (County, State, or Federal) has been contacted and the needed permits have been applied for. Said permit(s) shall be obtained and provided to the City before final approval(s) is granted by the City.

F.

Impacts on surrounding uses. The proposed on-site buildings, structures, and entry ways are situated and designed to minimize adverse effects upon owners and occupants of adjacent and surrounding properties by providing for adequate design of ingress/egress and interior/exterior traffic flow, stormwater drainage, erosion, grading, lighting, and parking, as specified by this Code, and, as the Plan Commission or Common Council deems applicable, the "Parking/Site Access" portion of the City of Greenfield's Site Development Standards: Nonresidential as amended, or any other codes or laws.

G.

Natural resource features protection. Natural features of the landscape are retained to enhance the development on the site, or where they furnish a barrier or buffer between the project and adjoining properties used for dissimilar purposes, or where they assist in preserving the general safety, health, welfare, and appearance of the neighborhood. The requirements set forth in Divisions 21.05.0100, 21.07.0200, and 21.02.0100 are to be met. Where required, a "Natural Resource Protection Plan" meeting the requirements set forth in Division 21.07.0200 has also been submitted for Plan Commission review and approval.

H.

Required landscaping and landscape bufferyards. Adverse effects of the proposed development and activities upon adjoining residents or owners are minimized by design and installation of landscape bufferyards to provide for appropriate screening, fencing, or landscaping as required in Division 21.06.0300 of this Code. Where required, a "Landscape Plan" meeting the requirements set forth in Division 21.07.0300 has also been submitted for Plan Commission review and approval.

I.

Provision of emergency vehicle accessibility. Land, buildings, and structures are readily accessible to emergency vehicles and the handicapped.

J.

Building location. No building shall be permitted to be sited in a way that would unnecessarily destroy or substantially damage the beauty of the area, particularly insofar as it would adversely affect values incident to ownership of land in the area; or which would unnecessarily affect the beauty and general enjoyment of existing structures on adjoining properties.

K.

Location and design of loading facilities. No loading facility shall be permitted to be designed or sited in a way that would unnecessarily destroy or substantially damage the beauty of the area, particularly insofar as it would adversely affect values incident to ownership of land in the area; or which would unnecessarily affect the beauty and general enjoyment of the existing structures on adjoining properties.

L.

Consistency with the intent of the City of Greenfield Zoning Code. The Site Plan is consistent with the intent and purposes of the City of Greenfield Zoning Code that are to promote the public health, safety, and general welfare; to encourage the use of lands according to their character and adaptability; to avoid the overcrowding of population; to lessen congestion on the public roads and streets; to reduce hazards to life and property; to facilitate the implementation of the City of Greenfield Master Plan or component thereof; and those other purposes and intents of this Code set forth in Division 21.01.0100 of this Code.

M.

Consistency with the intent of the City of Greenfield Comprehensive Master Plan. The Site Plan is consistent with the public goals, objectives, principles, standards, policies, and design criteria set forth in the City-adopted Comprehensive Master Plan or component thereof. As the Plan Commission or Common Council deems applicable, The Landscape Plans also meet the requirements of the "Landscaping" portion of the City of Greenfield's Site Development Standards: Nonresidential as amended.

N.

Plan commission reserves the right to determine a site unsuitable for planned use. Pursuant to the requirements of Section 21.03.0103(B)(3) of this Code, the Plan Commission reserves the right to declare land or structures unsuitable for planned use during the site plan review process.

O.

Changes to plans. Any changes to Site Plan shall be reviewed by the Plan Commission.

The Site Plan(s) and related plans and data (including all required "Site Plans" for Planned Unit Development [PUD] Districts) shall be submitted to the Zoning Administrator who shall transmit all Site Plan review applications and their accompanying Site Plan(s) and related plans and data to the Plan Commission for their review and approval. Three (3) full size copies of said Site Plan shall be submitted with three (3) copies of the Site Plan review application. In addition to the full-size drawings required above, fifteen (15) copies of each such drawing submitted shall also be submitted as an 11" x 17" black and white reduction. Additional "Site Plan" requirements for Planned Unit Development (PUD) Districts are also set forth under paragraph GG. of this section. Site Plan(s) submitted with Site Plan review applications shall include the following:

A.

Scale and name of project. Site Plan drawn to a recognized engineering scale with the name of project noted.

B.

Owner's and/or developer's name and address. Owner's and/or developer's name and address noted on the Site Plan.

C.

Architect and/or engineer's name and address. Architect and/or engineer's name and address noted on the Site Plan.

D.

Date. Date of Site Plan submittal with all dates of revision noted on the Site Plan.

E.

Scale and site size. The scale of drawing and the size of the site (in square feet or acres) noted on the Site Plan.

F.

Existing and proposed topography. Existing and proposed topography shown at a contour interval of not more than two (2) feet at either City of Greenfield local vertical datum or National Geodetic Vertical Datum of 1929 (mean sea level) noted on the Site Plan. A site grading plan may also be required by the Zoning Administrator and/or Plan Commission.

G.

Soils data. The characteristics and types of soils related to contemplated specific uses noted on the Site Plan may be required. Soil borings may be required by the City Engineer, Zoning Administrator, and/or Plan Commission meeting those requirements set forth under Section 21.03.0103(B)(3)(b) of this Code.

H.

Off-street parking spaces, loading, ingress and egress, and driveway locations of adjoining properties. The total number of off-street parking spaces, loading areas, drives, curb cuts, and vehicular ingress and egress locations to the site noted on the Site Plan. If the proposed development abuts an existing or planned collector or arterial street or highway, as identified on the City of Greenfield Comprehensive Master Plan or component thereof, all driveway locations and median opening locations for all adjoining properties within two hundred (200) feet of the site shall be graphically indicated and dimensioned (with distances and widths noted) on the Site Plan.

I.

Type, size, and location of all structures and signs. The type, size, and location of all structures and signs with all building and sign dimensions noted on the Site Plan.

J.

Building height. Height of all building(s), including both principal and accessory, expressed in both feet and stories noted on the Site Plan.

K.

Existing and proposed street names. Existing and proposed street names noted on the Site Plan.

L.

Existing and proposed public street rights-of-way or reservations. Existing and proposed public street rights-of-way or reservations and widths with existing or proposed centerline elevations, pavement type, fire lanes, walks, curbs, gutters, culverts, etc. noted on the Site Plan.

M.

Building and yard setbacks. All building and yard setback lines shall be graphically noted on the Site Plan.

N.

North arrow. A north arrow noted on the Site Plan.

O.

Proposed sanitary sewers, storm sewers, and water mains. Existing and general location of proposed sanitary sewers, storm sewers (including direction of flow), water mains, and fire hydrants noted on the Site Plan. All locations for the proposed connections to such utilities shall be noted on the Site Plan

P.

Proposed stormwater management facilities. Location of any proposed stormwater management facilities, including detention/retention area(s). Stormwater calculations that justify the stormwater detention/retention area(s) shall be submitted. Said submission shall indicate how the planned stormwater drainage system meets the requirements of the City's stormwater management plan or other City stormwater drainage policies.

Q.

Natural resource protection plan required. Location of natural resource features present on the site, as defined in Divisions 21.05.0100 and 21.02.0100 of this Code. A "Natural Resource Protection Plan" meeting the requirements of Division 21.07.0200 of this Code shall be submitted with the Site Plan Review Application for Plan Commission review and approval. The "Natural Resource Protection Plan" should include any areas of the site where natural resources are to be mitigated and how and where the mitigation is to take place with natural resource protection easements indicated. Copies of any letters of review or permits granted by applicable Federal or State regulatory agencies having jurisdiction over said natural resources shall also be submitted.

R.

Landscape plan required. Where landscaping as required in Division 21.07.0300 of this Code is to be installed on the site, a "Landscape Plan" meeting the requirements set forth in Division 21.07.0300 of this Code shall be submitted with the Site Plan Review Application for Plan Commission review and approval.

S.

Residential density. Provide information on the density of residential uses (net density and gross density) and the number of dwelling units by type noted on the Site Plan.

T.

Nonresidential uses. Provide information on the type and amount of ancillary and nonresidential uses in the development noted on the Site Plan.

U.

General location and purpose of each building. The general location and purpose of each building proposed for the property shall be graphically noted on the Site Plan.

V.

Site intensity and capacity calculations to be submitted. The "Site Intensity and Capacity Calculation" worksheets required under Division 21.04.0500 for determining the maximum site intensity, or development capacity, of the site.

1.

For residential uses, the maximum number of dwelling units permitted on the site shall be determined based upon the zoning district's maximum density (gross and net), the natural resources present on the site and the level of their preservation, minimum open space ratio, and the residential development option selected.

2.

For nonresidential uses, the maximum floor area permitted on the site shall be determined based upon the zoning district's allowable maximum floor area ratio (gross and net), the natural resources present on the site and their level of preservation, the minimum landscape surface ratio, and building height in feet and stories.

W.

Pedestrian sidewalks and walkways. The location of pedestrian sidewalks and walkways noted on the Site Plan.

X.

Development staging/phasing. A graphic outline of any development staging or phasing which is planned noted on the Site Plan.

Y.

Architectural plans, elevations, and perspective drawings and sketches. See the requirements of Section 21.07.0403 of this Code.

Z.

Lighting plan required. A lighting plan which meets the lighting regulations set forth in Division 21.06.0400 of this Code. Said Lighting Plan shall indicate the location, type, and illumination level (in footcandles) of all outdoor lighting proposed to illuminate the site.

AA.

Easements. The location of all existing and proposed easements on the site including natural resource protection and mitigation area easements, landscape easements, access easements, utility easements, and all other easements noted on the Site Plan.

BB.

Highway access. Copies of any letters of review or permits granted by applicable federal, State, or County regulatory agencies having jurisdiction over highway access, if applicable.

CC.

Market analysis. For a commercial use on a parcel of land greater than thirty thousand (30,000) square feet in area, a market analysis, prepared and signed by an independent market analyst acceptable to the Plan Commission may be required, containing the following:

1.

Trade area.

2.

Population of trade area, present and projected.

3.

Effective buying power in the trade area, present and projected (for retail).

4.

Residual buying power and how it may be expected to be expended in existing business areas serving the trade area.

DD.

Financial plan for project implementation to be provided. A financial plan for project implementation, acceptable to the Plan Commission may be required.

EE.

Project summary. A written project summary including operational information, building schedule, and estimate of project value including all site improvement costs. A fiscal impact analysis of the effect of the development upon the City of Greenfield may also be required.

FF.

Additional data may be required by the city. Additional data as may be required by the Plan Commission, Zoning Administrator, or City Engineer to review the Site Plan. Such other data may include the preparation and submittal of detailed traffic impact analyses studies performed by a transportation engineer or fiscal impact analyses studies.

GG.

Planned Unit Development (PUD) site plan requirements in the PUD District. Planned Unit Development (PUD) District Site Plans shall meet those Site Plan requirements set forth in Paragraphs A. through CC. of this section. In addition to those other Site Plan requirements specified elsewhere in this section, Planned Unit Development (PUD) Districts shall show all buildings and their use, open space, common open space, recreation facilities, service areas, and other facilities to indicate the character of the proposed development. The submission for proposed developments in PUD Districts shall also include information and drawings depicting the following:

1.

Utilities on and adjacent to the property. The location, size, and invert elevation of sanitary, storm, and combined sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone lines, cable television lines, and street lights; direction and distance to and size of nearest water mains and sewers adjacent to the property showing invert elevations of sewers.

2.

Zoning on and adjacent to the property. The zoning on the property and the zoning of those properties adjacent to the property.

3.

Proposed public improvements. The location, alignment, and width of any proposed public improvements including highways or other major improvements planned by public authorities for future construction on or near the tract.

4.

Open space. All parcels of land intended for use as open space shall be indicated.

5.

General location and purpose of each building. The general location and purpose of each building proposed for the property shall be graphically indicated on the Site Plan.

6.

A written description of the character of the proposed planned unit development to be submitted with site plan. A written description of the character of the Planned Unit Development and the manner in which it has been planned to take advantage of the flexibility of the Planned Unit Development District regulations.

7.

Schedule. A development schedule shall be submitted indicating the following:

a.

Project phasing plan required. A project phasing, or staging, plan is required indicating when various areas, open space, densities, uses, and public facilities are planned to be developed with each phase or stage. The overall design of each stage shall be shown on the plan and through supporting graphic material.

b.

Project phase dates and timing of development. The approximate dates for the beginning and completion of each development phase, or stage, shall be indicated.

c.

Land use schedule required. If different land use types are to be included in the Planned Unit Development, the schedule must include the mix or uses to be built in each stage.

8.

Covenants and deed restrictions required. Written documentation of the proposed agreements, provisions, declarations, deed restrictions, or covenants that will govern the use, maintenance, and continued protection of the Planned Unit Development and any of its common open space.

9.

Residential density. Provide information on the density of residential uses (net density and gross density) and the number of dwelling units by type.

10.

Nonresidential uses. Provide information on the type and amount of ancillary and nonresidential uses in the development.

11.

Preliminary facility plans required. Preliminary plans for the following facilities are required to be submitted as part of the Site Plan submission:

a.

Roads, including classification, width of rights-of-way, width of pavement, and typical construction details.

b.

Sanitary sewers (if applicable).

c.

Stormwater drainage.

d.

Water supply system.

e.

Lighting plan.

12.

Special studies may be required. Fiscal, traffic, or environmental impact studies may be required when deemed appropriate by the Plan Commission or the Common Council.

13.

Engineering requirements and specifications. Engineering requirements and specifications are to be in conformance with the standards set forth in the City Land Division Ordinance and other accepted engineering standards as determined by the City Engineer.

14.

City subdivision and platting ordinance preliminary plat requirements to be met. Where the Planned Unit Development involves the division of land, the Site Plan for Planned Unit Development (PUD) developments in the PUD District shall meet all of the requirements of a "Preliminary Plat" for subdivision requirements, and/or Condominium Plat, and/or Certified Survey Map requirements (as applicable) as set forth in the City Subdivision and Platting Ordinance as amended before the approval of any Planned Unit Development.

A.

Plan commission review of site plans. The Plan Commission shall review the referred plans within sixty (60) days following their submittal. The Plan Commission shall render a decision.

B.

Plan commission approval of site plans. The Plan Commission shall not approve any Site Plan(s) or other required plans unless they find after reviewing the Site Plan Review Application and data that the structure or use, as planned, will not violate the intents and purposes of this Code. The Plan Commission will approve said plans only after determining the proposed building or buildings will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger of fire, or traffic congestion, or otherwise endanger the public health or safety and provided such proposed development meets the various intent and purpose statements set forth in Division 21.01.0100 and elsewhere in this Code.

C.

Filing of decision on site plan review. Said decision shall be filed with the Zoning Administrator in the form of Plan Commission meeting minutes. The development of the site shall be in substantial conformity with such approved and filed site plan.

D.

Standards for site plan disapproval. The Plan Commission shall not disapprove, or the Plan Commission shall not recommend disapproval of, a site plan submitted pursuant to this Code except based on specific findings directed to one (1) or more of the following:

1.

Application improper. The application is incomplete in specified particulars or contains or reveals violations of this Code or other applicable regulations that the applicant has failed or refused to supply or correct.

2.

Failure of condition precedent. The application is submitted in connection with another application, the approval of which is a condition precedent to the necessity for site plan review, and the applicant has filed to secure approval of that application.

3.

City of Greenfield's site development standards: Nonresidential. The applicable requirements of the City of Greenfield's Site Development Standards: Nonresidential as amended have not been met.

4.

Adverse impact. The proposed use and development will have a substantial or undue adverse or detrimental effect upon or endanger adjacent property, the character of the area, or the public health, safety, morals, comfort, and general welfare and substantially diminish and impair property values within the community or neighborhood and:

a.

Failure to meet principles and standards of review. The site plan fails to adequately meet specified principles and standards required by this Code with respect to the proposed use or development, including special use permit standards where applicable.

b.

Interference with easements or public rights-of-way. The proposed site plan interferes with easements or public rights-of-way.

c.

Interference with features. The proposed site plan unreasonably destroys, damages, detrimentally modifies, or interferes with the enjoyment of significant natural resource, topographical, or other physical features of the site.

d.

Adverse traffic impacts. The proposed site plan creates undue traffic congestion, or draws significant amounts of traffic through residential streets., or creates hazards in the public streets, or the circulation elements of the proposed site plan unreasonably create hazards to safety on or off site or disjointed, inefficient pedestrian or vehicular circulation paths on or off site. Adequate measures would not be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets.

e.

Inadequate bufferyards or screening. The bufferyards or screening of the site does not provide adequate shielding from or for nearby uses.

f.

Lacking amenity. The proposed structures or landscaping is unreasonably lacking amenities in relation to, or is incompatible with, nearby structures and uses.

g.

Lack of adequate open space or landscape surface ratio. For site plans submitted in connection with an application for a Special Use Permit and/or PUD Planned Unit Development District, the proposed site plan makes inadequate provision for the creation or preservation of open space or for its continued maintenance.

h.

Stormwater drainage or erosion problems. The proposed site plan creates unreasonable stormwater drainage or erosion problems or fails to fully and satisfactorily integrate the site into the overall existing and planned stormwater drainage system serving the City.

i.

Burdens on utilities. The proposed site plan places unwarranted or unreasonable burdens on specified utility systems serving the site or area or fails to fully and satisfactorily integrate the site's utilities into the overall existing and planned utility systems serving the City.

j.

Inadequate public facilities. The proposed use and development will not be served adequately by essential public facilities and services such as streets, public utilities including public water supply system and sanitary sewer, police and fire protection, refuse disposal, public parks, libraries, schools, and other public facilities and utilities or the applicant will not provide adequately for such facilities.

k.

Interference with surrounding development. The proposed use and development will be constructed, arranged, and operated so as to unreasonably interfere with the use and development of neighboring property.

l.

Destruction of significant features. The proposed use and development will result in the destruction, loss, or damage of any natural, scenic, or historic feature of significant importance.

m.

Other adverse effects. The proposed site plan otherwise adversely affects the public health, safety, or general welfare.

E.

Effect of site plan approval. Approval of a site plan shall not authorize the establishment or extension of any use nor the development, construction, reconstruction, alteration, or moving of any building or structure, but shall merely authorize the preparation, filing, and processing of applications for any permits or approvals that may be required by the codes and ordinances of the City including, but not limited to, a Zoning Permit, Special Use Permit, Building Permit, or Occupancy Permit.

F.

Limitations on site plan approval and expiration. Except in the case of approved PUD Planned Unit Developments and subject to an extension of time that may be granted by the Plan Commission for a maximum of one (1) additional year, no site plan approval shall be valid for a period longer than one (1) year unless a Building Permit is issued and construction is actually begun within that period and is thereafter diligently pursued to completion or unless a Zoning Permit, Special Use Permit, or Occupancy Permit is issued and a use commences within that period.

G.

Substantial conformity with approved site plan required. The development of the site shall be in substantial conformity with filed and Plan Commission approved site plans.

H.

Adjustments to site plan during development. Adjustments to the site plan during development shall be considered as either minor adjustments or major adjustments based upon the following:

1.

Minor adjustments. During the development of the site, the Zoning Administrator may authorize minor adjustments to a site plan approved by the Plan Commission when such adjustments appear necessary in light of technical or engineering considerations first discovered during actual development. Such minor adjustments shall be limited to The following:

a.

Altering locations of structures. Altering the location of any one (1) structure or group of structures by not more than ten (10) feet or one-fourth of the distance shown on the approved site plan between such structure or structures and any other structure or any vehicular circulation element or any boundary of the site plan, whichever is less.

b.

Circulation. Altering the location of any circulation element by not more than ten (10) feet or one-fourth of the distance shown on the approved site plan between such circulation elements and any structure, whichever is less.

c.

Open space. Altering the location of any open space by more than twenty (20) feet with no overall reduction in the open space or landscape surface area provided.

d.

Landscaping. Altering the location or type (but not size or number) of landscaping elements if also approved by the City Planner or the City Planner's designee.

Such minor adjustments shall be consistent with the intent and purpose of this Code and the site plan as approved, shall be the minimum necessary to overcome the particular difficulty, and shall not be approved if they would result in a violation of any standard or requirement of this Code.

2.

Major adjustments. Any adjustment to a site plan approved by the Plan Commission that is not specifically authorized by the preceding paragraph 1. shall be considered a major adjustment and shall be granted only upon application to and approval, or recommendation to the Common Council (as applicable), by the Plan Commission.

I.

Amendments to the site plan following completion of development. After a site is developed according to an approved site plan, the approved site plan may be amended, varied, or altered in the same manner and subject to the same limitations set forth in this Code as amended, and as provided for original approval of site plans.

J.

Conditions may be placed on site plan approval.

1.

The Plan Commission or Common Council (as applicable) may impose such conditions and limitations concerning the principles and standards of site plan review set forth in this division, as well as to other matters relating to the purposes and objectives of this Code upon the premises benefited by a site plan approval as may be necessary or appropriate to prevent or minimize adverse effects upon other property and improvements in the vicinity of the subject property or upon public facilities and service; provided, however, that such conditions shall not be used as a device to grant a site plan approval for a use intended to be temporary in nature.

2.

Such conditions and limitations imposed by the Plan Commission or Common Council (as applicable) shall be clearly and permanently set forth in the applicable minutes of the Plan Commission or Common Council meeting at which such approval was granted. The Plan Commission or Common Council (as applicable) may require that such conditions also be permanently marked on the approved site plan and also may be incorporated within a developers agreement. (Am. #2430)

3.

Violations of any such condition or limitation shall be a violation of this Code and shall constitute grounds for revocation of the site plan approval.

A.

Schedules for completion. The Plan Commission may impose time schedules for the completion of buildings, improved off-street parking and loading areas, open space use, utilities, landscaping, and natural resource features mitigation.

B.

Financial sureties. The Plan Commission requires appropriate financial sureties as deemed necessary to guarantee that improvements including improved off-street parking and loading areas, open space areas, utilities, landscaping, and natural resource features mitigation will be completed on schedule. (Also see Section 21.06.0304(G)(2)). (Am. #2351)

Any person or persons aggrieved by any decisions of the Plan Commission related to Site Plan review may appeal the decision to the Zoning Board of Appeals. Such appeal shall be filed with the Zoning Administrator within thirty (30) days after filing of the Plan Commission's decision with the Zoning Administrator.

If natural resource features defined and described in Divisions 21.05.0100 and 21.02.0100 of this Code are present on the property for which a Site Plan review, Planned Unit Development is requested, three (3) full size copies of a "Natural Resource Protection Plan" shall be submitted drawn to the same scale as the Site Plan and/or Planned Unit Development plan submission. In addition to the full-size drawings required above, fifteen (15) copies of each such drawing submitted shall also be submitted as an 11″ × 17″ black and white reduction. The "Natural Resource Protection Plan" shall show the following:

A.

Proposed name. The proposed name of the development.

B.

Location. The location of the proposed development.

C.

Names, addresses, and telephone numbers of the owners, subdividers, lessee and/or developer. The names, addresses, and telephone numbers of the owners, subdividers, lessee and/or developer(s) of the property and of the designer of the plan.

D.

Date. Date of the "Natural Resource Protection Plan" submittal and all applicable revision dates.

E.

Site boundary. The boundary line of the site with dimensions and bearings, indicated by a solid line, and the total land area encompassed by the site.

F.

Lot lines, right-of-way lines, and easements. The location of all proposed lot lines, right-of-way lines, and easements.

G.

Existing streets. The location, ownership, widths, and names (if available) of all existing and previously platted streets, rights-of-way, parks, and other public or open spaces located within or adjacent to the subject property.

H.

Easements and neighboring property boundaries. The location and dimensions of all permanent easements and the subject property boundary lines adjacent to the site.

I.

Location and extent of existing natural resource features. The location and extent of any existing natural resource features defined and described in Divisions and 21.05.0100 and 21.02.0100 of this Code. Each individual resource area on the site shall be graphically shown on the "Natural Resource Protection Plan."

J.

Disturbed and preserved natural resource features.

1.

Graphic and numerical illustration shown on the "Natural Resource Protection Plan" of those existing natural resource features that will be disturbed and those that will be preserved and showing on the illustration the area (in square feet or acres) of each existing resource and those areas of resources that are to be preserved. Numerical data may be shown in tabular form with labeled reference to specific areas designated on the "Natural Resource Protection Plan."

2.

Any areas of the site where natural resources are to be mitigated and how and where the mitigation is to take place with natural resource protection easements shall be indicated.

K.

Method of natural resource preservation. Graphic illustration and notes relating to how those natural resource features, which are to be preserved, will actually be preserved (conservation easements, deed restrictions, protective covenants, etc.).

L.

Scale, north arrow, contours. A drawing legend containing the scale appropriate to the size of the Site Plan, the date of preparation, north arrow, and designation of existing and proposed contours at a maximum two (2) foot contour interval.

M.

Maximum sheet size of natural resource protection plan. The "Natural Resource Protection Plan" shall not exceed a maximum sheet size as required for the Site Plan, Planned Unit Development "Concept Plan," or Planned Unit Development "Preliminary Plan" whichever is applicable.

N.

Site intensity and capacity calculations required. All applicable "Site Intensity and Capacity Calculations" as required under Division 21.04.0500 of this Code.

A "Landscape Plan" shall be prepared and related plans and data shall be submitted to the Zoning Administrator who shall transmit all Landscape Plan review applications and their accompanying Landscape Plan(s) and related plans and data to the Plan Commission for their review and approval. Three (3) full size copies of said Landscape Plan shall be submitted with three (3) copies of the Landscape Plan review application. In addition to the full-size drawings required above, fifteen (15) copy of each such drawing submitted shall also be submitted as an 11" x 17" black and white reduction. Landscape Plan(s) submitted with Landscape Plan review applications shall include and show the following:

A.

Proposed name. The proposed name of the development.

B.

Location. The location of the proposed development.

C.

Names, addresses, and telephone numbers of the owners, subdividers, lessee and/or developer. The names, addresses, and telephone numbers of the owners, subdividers, lessee and/or developer(s) of the property and of the designer of the plan.

D.

Date. Date of the "Landscape Plan" submittal and all applicable revision dates.

E.

Site boundary. The boundary line of the site with dimensions and bearings, indicated by a solid line, and the total land area encompassed by the site.

F.

Landscape bufferyard easements and natural resource mitigation areas. All proposed "Landscape Bufferyard Easements" and/or areas of natural resource mitigation clearly delineated and dimensioned and graphically shown in relation to all proposed lot lines and lots upon which said "Landscape Bufferyard Easements" or mitigation areas are located.

G.

Location, extent, type, and size of existing trees and natural resource features.

1.

Location, extent, type (common name and scientific name for plant materials), and size of all existing trees and natural resource features in all areas of the proposed development designated as a "Landscape Bufferyard Easement" and/or mitigation area.

2.

If any existing vegetation or other natural resource features are to be demolished or mitigated, the extent of such demolition or area to be mitigated shall be properly delineated and so noted on the "Landscape Plan."

H.

Location, extent, type, and size of proposed landscape materials and plantings.

1.

Location, extent, type (common name and scientific name for plant materials), and size of proposed landscaping and landscape plantings in all areas of the proposed development including areas designated as a "Landscape Bufferyard Easement" and or for areas that are to serve as landscaped entrances or other special landscaped features of the development.

2.

A summary table affixed to the "Landscape Plan" shall be submitted indicating all types, numbers, and sizes (at time of planting and at typical maturity) of all plant materials proposed to be used shall be indicated.

I.

Landscape plant material specifications.

1.

All new landscape plant material shall be grown in a nursery located in Plant Hardiness Zone 3 or 4 (as defined by the U.S. Department of Agriculture).

2.

All new landscape plant material shall conform to the applicable requirements as specified in the current edition of American Standard for Nursery Stock as approved by the American National Standards Institute, Inc. and sponsored by the American Association of Nurserymen, Inc.

3.

Botanical plant names of plant materials shall be according to the current edition of Standardized Plant Names prepared by the American Joint Committee on Horticultural Nomenclature.

J.

Natural resource features mitigation plan required. If any natural resource feature is to be mitigated, either on-site or off-site, the plan for such mitigation in adequate detail, as required by the Plan Commission, shall be submitted with the "Landscape Plan."

K.

Maintenance. Areas of a development designated as landscape easement areas shall be maintained by the property owner and kept free of all debris, rubbish, weeds, and tall grass.

For promoting compatible development, stability of property values, and to prevent impairment or depreciation of property values, no person shall erect any structure without first obtaining the approval of the Architectural Plans by the Plan Commission as set forth in this division.

The following principles and standards for architectural review are to be used as criteria and guidance by the Plan Commission in its review, approval, or denial. These are also intended to be a design aid for builders and owners to use in the preparation of architectural plans. To implement this Code, the following architectural review principles and guidelines are established:

A.

Residential development (single-family detached and two-family attached residential structures). A Building Permit shall not be issued for any single-family residence or two-family residential structure in the MFR-1, MFR-2, MFR-3, and PUD Districts which does not meet the requirements of this section. For all new single-family detached and two-family attached residential structures in Subdivision and/or Condominium Plats in the MFR-1, MFR-2, MFR-3, and PUD Districts approved after the adoption of this Code the following shall apply:

1.

General. No two (2) single-family dwellings of similar front elevation or facade, shall be constructed or located on adjacent lots. For purposes of this section:

a.

"Adjacent lots" shall be defined as lots which adjoin or share side property lines or lots that, although separated by a street, would overlap portions of the property lines of a lot on the other side of the street, if their respective side property lines were extended across said street to the other side.

b.

Elevation(s) or facade(s) shall be deemed to be similar when there is no substantial difference in roof lines; and no substantial change in windows of either size, location or type; and either no change in the color of materials used (rather than a change in shade), or no substantial change in the kind of materials.

2.

Roof lines.

a.

The following differences in the roof lines of single-family dwellings as seen from the front of the dwelling shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar:

1)

Changing gable roofs to hip roofs.

2)

Providing an intersecting gable roof on the main gable roof, if the height of the intersecting roof is at least fifty (50) percent of the height of the main roof.

3)

Providing an intersecting hip roof on the main hip roof, if the height of the intersecting hip roof is at least fifty (50) percent of the height of the main roof.

4)

Subject to review by the Zoning Administrator, a shed roof when used as a front porch roof for a minimum of fifty (50) percent of the entire width of the house, excluding area of the garage.

5)

Subject to review by the Zoning Administrator, a substantial difference in roof line shall be deemed to exist if the front soffit is increased significantly and is combined with columns at least six (6) inches in width or other architectural features of a similar magnitude which reach the roof line of the highest story.

6)

Rotating gable roofs ninety (90) degrees on the building.

7)

On a tri-level residence or other building type that has three (3) independent major roof areas, the changing of two (2) out of three (3) roof lines shall be acceptable as a substantial change. Acknowledging certain design elements may prevent the changing of all three (3) roof lines, it is desired that the roofs with the greatest impact in the streetscape be changed.

b.

The following changes shall not be deemed sufficient to make adjacent structures dissimilar:

1)

A gable roof atop a hip roof.

2)

A hip roof atop a gable roof.

3)

Small gable or hip projections above windows.

4)

Window dormers.

5)

Change in soffit overhang or minor variation in eave height.

6)

Skylight and cupola.

3.

Windows.

a.

The following differences in the size, location or type of windows shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar:

1)

Changing from single windows to a multiple window arrangement (ganged units).

2)

Changing from multiple window arrangement to single windows.

3)

Changing the type of windows (e.g., a casement to double hung).

4)

Providing a bay or bow window in the area of the predominant window.

b.

The following change shall not be deemed sufficient to constitute a substantial change in windows:

1)

The addition or subtraction of muntin bars (dividing lights).

c.

Where, because of its size, location or design, one (1) window is the predominant window on the front elevation or face, if the size, location or type of that window is changed to render the dwelling dissimilar, then no other window need be changed.

4.

Construction material or color.

a.

The following differences in construction material between adjacent single-family dwellings as seen from the front of the dwellings shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar.

1)

Four (4) inch exposure horizontal siding.

2)

Eight (8) inch exposure horizontal siding.

3)

Brick facing.

4)

Stone facing.

5)

Stucco/stucco to board and trim.

6)

When materials are changed, the change must occur throughout the front facade or elevation for a minimum of one (1) story in height.

b.

Color change shall be made by significant changes in adjacent colors. The change must be one of color rather than merely of the shade.

5.

Building elevations clad with a singular exterior surface material. Building elevations clad with a singular exterior surface material shall provide some additional architectural design element(s) to break up the plane of the wall. This may be done by the addition of window(s), gable end wall treatments, siding design and accent panels, or other architectural design treatments consistent with the principal building design.

B.

Nonresidential development and multiple-family residential structures. A Building Permit shall not be issued for any multiple-family residential structure or nonresidential building in the MFR-1, MFR-2, MFR-3, C-1, C-2, C-3, C-4, C-5, O, BP, M-1, I, PR, and PUD Districts which does not meet the requirements of this section and, as the Plan Commission deems applicable, the "Architectural Treatment" portion of the City of Greenfield's Site Development Standards: Nonresidential as amended and the City of Greenfield's Architectural Design Guidelines as amended. For all nonresidential development and multiple-family residential structures in the MFR-1, MFR-2, MFR-3, C-1, C-2, C-3, C-4, C-5, O, BP, M-1, I, PR, and PUD Districts the following shall apply:

1.

Building scale and mass. The size and mass of buildings and structures in relation to open spaces, windows. door openings, porches, balconies, etc. shall be visually compatible with the buildings, public ways, and places to which they are visually related. The relative proportion of a building to its neighboring existing buildings, to pedestrians or observers, or to other existing buildings shall be maintained or enhanced when new buildings are built or when existing buildings are remodeled or altered.

2.

Building facade and appurtenance continuity. Building facades and appurtenances such as walls, fences, and landscape masses shall, when it is a characteristic of the area, form cohesive walls of enclosure along a street to ensure visual compatibility with the buildings, public ways, and places to which such elements are visually related.

3.

Building height, rooflines, and roof shapes. The height of the proposed buildings and structures shall be visually compatible with adjacent buildings and do not exceed the zoning district height requirements for both principal and accessory structures. The visual continuity of roofs and their contributing elements (parapet walls, coping, cornices, etc.) shall be maintained in building development or redevelopment.

4.

Building design proportions. The following shall be used as guidelines for evaluating building design proportions:

a.

Proportion of front facade. The relationship of the width to the height of the front elevation shall be visually compatible with buildings, public ways, and places to which it is visually related.

b.

Proportion of openings. The relationship of the width to height of windows shall be visually compatible with buildings, public ways, and places to which the building is visually related.

c.

Rhythm of solids to voids in front facades. The relationship of solids to voids in the front facade of a building shall be visually compatible with buildings, public ways, and places to which it is visually related.

d.

Rhythm of spacing and buildings on streets. The relationship of building or structure to the open space between it and adjoining buildings or structures shall be visually compatible with the buildings, public ways, and places to which it is visually related.

e.

Rhythm of entrance, porch, and other projections. The relationship of entrances and other projections to sidewalks shall be visually compatible with the buildings, public ways, and places to which it is visually related.

5.

Directional expression and emphasis of building elevations. A building shall be visually compatible with the buildings, public ways, and places to which it is visually related in its directional character, whether this be vertical character, horizontal character, or nondirectional character.

6.

Materials. Material selection for architectural design shall be based upon the prevailing material already used on existing buildings in the area. No building shall be permitted where any exposed facade is constructed or faced with a finished material that is aesthetically incompatible with other building facades in the area or which presents an unattractive appearance to the public and surrounding properties.

7.

Colors. Since the selection of building colors has a significant aesthetic and visual impact upon the public and neighboring properties, color shall be selected in general harmony with the existing area or neighborhood buildings.

8.

Design repetition. A building design may not be repeated within four (4) lots of an existing building. This shall apply to all buildings, whether or not they are constructed by the same builder.

9.

Story distinctions. The first story of the building should be distinguished from the second story by means of a horizontal lintel, second floor overhang or setback, or similar detail.

10.

Elevations of buildings facing public streets and public areas. All buildings facing public streets and public areas shall continue the major front elevation design elements to those other elevations facing the public streets or public areas.

11.

Building elevations clad with a singular exterior surface material. Building elevations clad with a singular exterior surface material shall provide some additional architectural design element(s) to break up the plane of the wall. This may be done by the addition of window(s), gable end wall treatments, siding design and accent panels, or other architectural design treatments consistent with the principal building design.

12.

Foundations below overhanging bays. Buildings shall be designed with foundations below all bays that overhang the building foundation. The Plan Commission will allow the construction of bay windows, projections of floors above the first floor, if they are a minimum of twelve (12) inches above grade.

13.

Enclosure of metal furnace vents. All chimney and fireplace vents shall be enclosed in a chase constructed of materials similar to those materials used on the building elevations; metal housings designed by the vent manufacturer to enclose the chimney vents are acceptable.

14.

Signs placed on buildings. For signs placed on buildings, sign materials, forms, and designs shall be integral with the building architecture. The use of exposed neon lighting or similar lighting shall be subject to Plan Commission review and approval.

15.

Heating, ventilating, and air-conditioning equipment (building mounted). All building-mounted heating, ventilating, and air-conditioning equipment shall be designed so as to be integral with the building architecture and screened from view from public rights-of-way.

16.

Changes to plans. Any exterior changes to architectural plans shall be reviewed by the Plan Commission.

Architectural Review Applications including Architectural Plans and related data and materials shall be submitted to the Building Inspector who shall transmit all Architectural Review applications and their accompanying data and materials to the Plan Commission for their review and approval. The Plan Commission shall review plans for new buildings and building plans for additions to or alterations of buildings that significantly alter the original design. (For example, second floor additions to ranch style houses and two-story additions attached to one-story buildings are typical of the type of plans relating to existing buildings required to be reviewed.) Architectural Plan(s) submitted with Architectural Review applications shall include the following:

A.

Required application submittal materials. Architectural plans, elevations, and perspective drawings and sketches illustrating the design and character of all proposed structures. A color building elevation or perspective rendering of the exterior of the proposed building(s) shall be required for review by the Plan Commission for all nonresidential and multiple-family dwelling structures. Said elevations and perspective drawings shall indicate the location and placement of all auxiliary building equipment such as heating, ventilating, and/or air-conditioning equipment. These drawings are to be drawn to a recognized architectural scale with the name of the project noted. Building plans shall be submitted with all details drawn on each elevation. Plans drawn with partial building details indicated will be returned to the Architectural Review Applicant for redrafting. Redline drawings will only be accepted for minor detail changes; major changes will require redrafting of the building elevations. In addition, the following data, information, and materials are to be included:

1.

Owner/developer. Owner's and/or developer's name and address noted.

2.

Architect/engineer. Architect's and/or engineer's name and address noted.

3.

Date. Date of submittal of plans.

4.

Scale. Scale of drawings noted on each drawing.

5.

Building type, size, and location. The type, size, and location of all structures with all building dimensions shown.

6.

Height. The height of building(s).

7.

Plan commission approved site plan required. The Plan Commission approved Site Plan indicating building location drawn to a recognized engineering or architectural scale, with the name of the project noted and north arrow shown.

8.

Exterior materials samples to be provided. Samples of exterior materials and their colors.

9.

Additional information may be required. Additional information and data that may be required by the Building Inspector or Plan Commission may include, but not be limited to, the following upon request:

a.

Photographs from the site of adjacent neighboring structures and/or property.

b.

Detailed drawings of decorative elements of the building(s) or structure(s).

c.

Sectional building or site drawings drawn to a recognized engineering or architectural scale.