Hiram City Zoning Code
CHAPTER 1111
Site Plan Review
1111.01 PURPOSE.
The purpose of this chapter is to establish the procedures for site plan review as well as provide general site planning guidelines in order to assure that all the elements required in this Code are present in a site plan and that their design, location and relationship to one another, to the site and to adjacent properties are appropriate to achieve the intent and goals of this Code. These site planning guidelines are intended to benefit both the developer and the community.
The site planning guidelines are not intended to dictate specific tastes and architectural styles, but are intended to guide the site plan review process to make sure that significant design elements are considered in future development.
(Ord. 88-10. Passed 1-10-89.)
1111.02 APPLICATION REQUIREMENTS.
The Planning Commission shall conduct a site plan review for all projects to come before it as set forth in this chapter and all other applicable sections of this Zoning Code. Site Plan Review shall be required for the following types of projects/developments:
(a) New construction of all permitted or conditionally permitted uses, except for single family, and two family dwellings that are not part of a platted subdivision, and all accessory uses, except those accessing to single and two family dwellings.
(Ord. 97-34. Passed 2-10-98.)
(b) Projects listed in subsection (a) hereof, and conversions of existing structures which are contemplating an addition or expansion which should have at least one of the following effects:
(1) Alterations or rearrangement of on-site parking which results in a reduction or increase in the number of parking spaces or placement within a required front yard area;
(2) Increasing floor area by 50% or more of the existing floor area; or
(3) Alteration of traffic flows by way of ingress and egress or within the site itself.
(c) The construction of public or private off-street parking areas where they are permitted under this Zoning Code.
(Ord. 88-10. Passed 1-10-89; Ord. 90-8. Passed 6-12-90.)
1111.03 ADMINISTRATIVE AND PLANNING REVIEW.
When the Zoning Inspector has determined that a proposed project requires site plan review, an application form shall be sent or given to the developer or agent.
(Ord. 88-10. Passed 1-10-89; Ord. 89-35. Passed 1-9-90.)
The application for site plan review shall include the following items:
(a) Application form completed.
(b) Architectural plans (three (3) copies), showing exterior elevations and floor plans. If exterior elevations are not available, reasonable graphic representations may be submitted.
(c) Site plan (ten (10) copies), showing the following items:
(1) General vicinity map;
(2) Property boundary lines;
(3) Elevation contours;
(4) Traffic and circulation plan;
(5) Adjacent streets;
(6) Parking and loading plan;
(7) Landscaping plan;
(8) Grading and erosion control surface drainage plan;
(9) Proposed signage;
(10) Existing structures; and
(11) Utilities plans.
All site plan drawings shall be prepared by a professional engineer, architect, or surveyor, and shall have their seal on the plans.
(d) The application shall be accompanied by a fee as specified by Section 1107.09 and applications without fees will not be processed.
(e) A list of property owners within 500 feet of the property lines of subject property, as they appear on the County Auditor’s current tax list or Treasurer’s mailing list.
(f) Copies of current tax maps for subject and above properties.
(Ord. 88-10. Passed 1-10-89.)
1111.04 ADMINISTRATIVE AND PLANNING REVIEW PROCESS.
Once a complete application for site plan review has been filed, the Zoning Inspector shall:
(a) Circulate copies of the site plan to: Police Chief, Fire Chief, Superintendent of Utilities and such others as necessary for review and comments. The Secretary of the Planning Commission shall receive a copy of the site plan at the time the others are transmitted for informational purposes. Technical reviews shall be returned to the Zoning Inspector within thirty (30) days from the date mailed, unless the Zoning Inspector specified a longer time period on the review form. The technical reports and recommendations shall be presented in writing at the next appropriate meeting of the Planning Commission.
(Ord. 2004-43. Passed 1-11-05.)
(b) Within five (5) working days of the return date, the Zoning Inspector shall arrange for a meeting with the applicant after the comments and recommendations have been returned, if there are any negative comments. Any necessary revisions should be made prior to the Planning Commission meeting.
(c) Once all revisions are made from the administrative review and returned, the Zoning Inspector shall, within five (5) working days of re-submission, advise the Secretary of the Planning Commission that the site plan is ready for official review and provide copies of the administrative review reports, and any other appropriate documents, so that the Secretary may place the site plan on the next appropriate Planning Commission meeting agenda.
(d) The Zoning Inspector shall notify the identified property owners and other interested parties by mail ten (10) days prior to the Planning Commission meeting, at which the subject site plan will be considered. The notice shall indicate an interested party may review a case file during normal business hours.
(Ord. 88-10. Passed 1-10-89.)
1111.05 PLANNING COMMISSION REVIEW.
Planning Commission shall then review the site plan to determine compliance with this Zoning Code and fulfillment of planning and design objectives. The Planning Commission shall approve, with concurrence of three (3) members, or disapprove within sixty (60) days of the date of this initial Planning Commission meeting. If modifications are required, the applicant shall be notified of necessary modifications. An extension of time may be taken if mutually agreed to in writing. If modifications are required, the Commission shall have an additional thirty (30) days to approve or disapprove the site plan once the modifications have been submitted at a Planning Commission meeting. (Ord. 88-10. Passed 1-10-89.)
1111.06 NOTIFICATION OF ACTION.
If a plan is disapproved, the applicant shall be notified. The plan may not be re-submitted to the Commission for one (1) year from the official decision, unless revisions are made to bring the site plan into conformance.
If approved, the applicant shall be notified. The Chairperson of the Planning Commission shall sign and date a copy of the approved plans, which shall become the officially approved site plan. From that date, the applicant shall have one (1) year to obtain a zoning permit from the Zoning Inspector. Failure to obtain the permit within one (1) year, shall cause the approved site plan to be invalid and the applicant must resubmit the site plan, applications and plans in conformity with current zoning regulations.
(Ord. 88-10. Passed 1-10-89.)
1111.07 CONFORMANCE TO SITE PLAN APPROVAL.
Site plan approval may be revoked if proposed development has not been issued a zoning occupancy permit or is found to be violating the requirements of this Zoning Code or any condition attached to site plan approval by the Planning Commission.
In order to revoke a site plan approval, the Commission shall schedule a hearing and notify the original applicant or project representatives twenty (20) days prior to the hearing by certified mail. (Ord. 88-10. Passed 1-10-89.)
1111.08 STAGED DEVELOPMENT.
Where a proposed site plan shows a staged development, the later stages may be constructed within five (5) years of when the initial stage is completed in conformance with Section 1111.06. After five (5) years, any development not begun shall be subject to resubmission to the site plan review process.
(Ord. 88-10. Passed 1-10-89.)
1111.09 FINANCIAL GUARANTEES.
Prior to issuance of zoning permits, a performance bond or other financial guarantee shall be placed on deposit with the Fiscal Officer to insure that site improvements, landscaping, surface drainage, sidewalks, etc. are installed in conformance with the approved site plan. The bond or guarantee shall be for construction cost estimate of the improvements based on an estimate approved by the Village Engineer or other Village official as designated by the Mayor, plus 20% of the estimate in lieu of increased costs, and shall be for a period not to exceed two (2) years and providing for the completed construction of the improvements within that period.
(Ord. 2004-43. Passed 1-11-05.)
1111.10 DESIGN GUIDELINES.
The following guidelines are to be used by those involved in site planning and design to guide the site planning process, and to serve as the Planning Commission’s guidelines for judging appropriate site design features:
(Ord. 2004-43. Passed 1-11-05.)
(a) Relationship to Adopted Plans and Policies.
(1) The site plan should reflect all Village plans and policies affecting the site, including neighborhood plans, key area plans, master concept plans, previously adopted planned unit residential, planned commercial or industrial development plans.
(2) The site plan should be consistent with the statement of intent for the zoning district in which it is located.
(b) Site Planning/Open Space.
(1) The natural topographic and landscape features of the site should be incorporated into the development wherever possible.
(2) Buildings and open spaces should be in proportion and scale with existing structures and spaces in the surrounding area.
(3) A site should not be so overcrowded as to cause unbalanced relationships of buildings to open space. Open space areas should not be unduly isolated from one another by unrelated physical obstructions such as buildings and paved vehicular areas, but rather, should be linked by open space corridors of reasonable width.
(4) When possible, natural separations should be created on the site by careful planning of streets and clustering of buildings using natural land features and open space for separation. Cul-de-sacs and loop streets, coupled with open spaces, should be used to achieve separation and create identity for sub-areas on the site.
(c) Building Design and Orientation.
(1) As dwelling unit intensities increase, greater opportunities for privacy should be provided by utilizing fences or walls to enclose internal views.
(2) The primary living area of a dwelling or the primary activity area of a building should be oriented toward a natural site amenity where possible.
(3) Buildings should be sited in an orderly, non-random fashion. Excessively long, unbroken building facades should be avoided.
(4) Consideration should be given in the siting of mid and high rise buildings to the privacy of occupants of adjacent buildings.
(d) Stormwater Runoff. Stormwater runoff from the development should be handled, as much as possible, through a natural system of roadside swales and detention and retention facilities. These should be designed as an integral part of the open space amenities or the parking and circulation system on the site.
(e) Circulation.
(1) Street network. Short loop streets, cul-de-sacs and residential streets should be used for access to low density residential land uses in order to provide a safer living environment and a stronger sense of neighborhood identity. Access to arterial streets should be limited, whenever possible, to high density residential and non-residential land uses.
(2) Street alignment.
A. A combination tangent/curve street network should be used to respect the existing natural features of a site, provide visual interest and create a more practical alignment for efficient site planning of building clusters.
B. Horizontal and vertical alignment of streets should be designed to minimize grading quantities. This includes working with the existing grade rather than against the grade to avoid excessive cut or fill. Particular effort should be directed toward securing the flattest possible grade near intersections.
(3) Pedestrian circulation.
A. Residential uses.
1. The complete separation of vehicular/pedestrian circulation should be achieved whenever possible.
2. Walkways which provide access to parking, trash disposal facilities, mailboxes, service areas and community facilities should be approximately four (4) feet in width. Common area paths designed to carry heavier pedestrian traffic should generally be five (5) to six (6) feet in width in order to accommodate two (2) pedestrian lanes or one (1) pedestrian lane and one (1) bicycle lane.
B. Nonresidential uses.
1. Off-street parking areas should be located within convenient walking distance to the use being served.
2. Handicapped parking should be as near as possible to the structure to avoid crossing parking aisleways.
3. Pedestrian and vehicular circulation should be separated as much as possible, either through crosswalk/pavement markings, signalization or complete grade separation.
C. Path and sidewalk crossings should be located where there is good sight along the road. Ideally, street crossings should occur at intersections.
(4) Parking lots and garages.
A. When locating points of ingress and egress, consideration should be given to the location of existing access points, adjacent to and directly across the street from the site. Curb cuts should be shared by adjoining uses whenever possible.
B. Parking areas should be screened and landscaped and traffic islands should be provided to protect circulating vehicles and to break-up the monotony of continuously paved areas.
C. Drive-through establishments, such as banks, should be located to allow stacking space for peak hour operation and not restrict other parking lot circulation.
D. Detached residential garages and carports should respect the location of adjacent garages and driveways and should be architecturally compatible with the principal structures on the site. When possible, garages should be incorporated as a screening element in the overall site plan and used to create private outdoor spaces and block objectionable views.
(f) Architectural Character.
(1) Continuity and compatibility.
A. New development and infill development should be viewed as part of a cluster, block, neighborhood, or the entire community. Developments should be designed with the idea of being architecturally compatible with nearby structures or to screen incompatible elements of nearby development.
B. Within the standards for the applicable zoning district, the height, scale and setback of each building should be compatible with existing or proposed adjoining buildings. Architectural style should not necessarily duplicate adjoining structures, but should be compatible in overall form, texture, color and rhythm.
(2) Architectural style.
A. The following is a checklist for evaluating architectural character and compatibility. The following elements should be considered in determining the architectural style or character of an area and whether a proposed development is compatible with surrounding uses:
1. Form (building footprint) are the structures small or massive; rectangular or linear; close together or far apart.
2. Height - are the buildings primarily horizontal or vertical.
3. Building materials - what are the predominant materials used; are there several materials used or only one or two.
4. Colors - what are the predominant colors used on the buildings; are many colors or only a few colors used.
5. Roof pitches - are the roofs sloped or flat; what specific roof types are used.
6. Window and door details - what is the arrangement, proportion and design details of windows and doors.
7. Complexity - are the building walls broken or unbroken; is the overall design simple or ornate.
8. Paved areas and service areas - where is the location of parking garages and service areas; what is the amount and location of paving on the site; is the front yard paved; how do buildings relate to streets.
9. Landscaping - what is the amount, location and type of landscaping and open space around the buildings and on the site.
10. Signs and street furniture - what types and number of signs and street furniture are provided; where are they located in relationship to structures.
B. Consistency in architectural style should be provided within a development or an infill area.
C. The architectural style should be carried out in as authentic manner as possible.
D. Variety can be provided within a particular architectural style by subtly varying building form, setbacks, colors and materials.
(g) Signs.
(1) All signs, including wall, free-standing and window display should be of a complimentary style and proportion in design and in visual relationship to the site and its structures. Signs within a development should be compatible with each other and signs should not compete for attention with signs on adjoining premises.
(2) The colors, materials and lighting of every sign should be restrained, and harmonious with the building site to which it relates. Signs should define or enhance architectural elements of the building, not obscure or destroy them.
(3) The number of graphic elements on each sign should be held to the minimum legal needed to convey the sign’s major message and should reflect simplicity, neatness and minimum wording, not only to avoid visual clutter, but to improve legibility.
(4) Signage on each building should be consolidated and coordinated.
(5) Signs should identify the name and type of establishment and not advertise products or brand names.
(Ord. 88-10. Passed 1-10-89.)
(h) Climatic Considerations/Energy Conservation.
(Ord. 88-10. Passed 1-10-89; Ord. 89-3. Passed 1-9-90.)
(1) Consideration should be given to both over and under-heated periods of the year when determining building locations. Desirable slope exposure is south-southeast.
(2) To maximize the effect of solar radiation in winter months and maximize shade in the summer months:
A. Deciduous trees should be used for summer shade and winter warmth;
B. Active living spaces should be oriented to the south for winter warmth;
C. Building overhangs should be designed to shield the high summer sun and expose the area to the lower winter sun.
(3) To reduce the impact of winter winds but maximize summer breezes:
A. Steeply pitched roofs should be used on the windward side to deflect wind and reduce the roof area effected by the winds;
B. Blank walls, garages, or storage uses should be used on north exposures;
C. North entrances should be protected with earth mounds, evergreens and walls and fences; and
D. Natural ventilation with prevailing summer breezes should be allowed for whenever possible.
(Ord. 88-10. Passed 1-10-89.)