Perrysburg City Zoning Code
CHAPTER 1260
Site Plan and Plot Plans
1260.01 PROCEDURES.
It is the purpose of this Chapter to specify standards, data requirements and the review process which shall be followed in the preparation of site plans, plot plans, and Special Approval Uses as required by this Zoning Code. A site plan contains comprehensive and detailed information about improvements proposed on the site and is required for land uses such as commercial, institutional, industrial and multiple-family developments. Plot plans are less detailed plans pertaining to improvements proposed on the site and are required for less complex developments such as single family and two (2)-family dwellings.
(Ord. 28-2006. Passed 3-7-06; Ord. 153-2007. Passed 10-2-07.)
1260.02 APPROVAL OF SITE PLAN OR PLOT PLAN REQUIRED.
(a) Unless required otherwise by this Zoning Code, preliminary and final site plan approval is required by the Planning Commission, prior to the issuance of a zoning permit, for the following uses:
(1) All uses permitted by right within any commercial, institutional, office, industrial or overlay district.
(2) All uses for which this Zoning Code requires at least three (3) or more off- street parking spaces.
(3) All Special Approval Uses.
(4) All single and two-family developments subject to the requirements of the subdivision regulations of the Zoning Code.
(5) Multiple-family developments.
(b) Prior to the issuance of a Zoning Permit, plot plan approval is required by the City for all other uses not listed above. The City shall review such plans in accordance with the same procedures, requirements and standards used by the City as specified in this Chapter.
(Ord. 28-2006. Passed 3-7-06; Ord. 153-2007. Passed 10-2-07.)
1260.03 DATA REQUIRED FOR PLOT PLANS.
(a) The following data shall be submitted with applications for zoning permits for uses requiring a plot plan:
(1) An accurate, readable, scale drawing showing the following shall be required except in the case of minor alterations, repair and demolitions as determined by the City. The City may establish and make available written guidelines as to the scale and level of detail needed for applications for various types of uses requiring a zoning permit or for information to be submitted to the Board of Zoning Appeals in order to make a decision on an appeal or request for Zoning Code interpretation or variance:
A. Name, address and telephone number of the applicant(s) (and owner(s) if different).
B. The location, shape, area and dimension of the lot.
C. The location, dimensions, height and bulk of the existing and/or proposed structures to be erected, altered or moved on the lot.
D. A description of proposed use of the building(s), land or structures.
E. The proposed number of sleeping rooms, dwelling units, occupants, employees, customers and other users.
F. The yard, open space, parking lot and space dimensions and number of spaces.
G. A vicinity sketch showing the location of the site in relation to the surrounding street system and adjacent land uses within three hundred (300) feet in every direction including on the opposite side of any public street.
H. Location of any septic system or drain field and well.
I. Configuration of the driveway and parking.
J. Drains and site drainage patterns.
K. Existing public rights-of-way or easements.
L. Any other information deemed necessary by the City to determine and provide for the enforcement of this Zoning Code.
(Ord. 28-2006. Passed 3-7-06.)
1260.04 SITE PLAN REVIEW PROCEDURES.
(a) Site plan review shall consist of a preliminary review and a final review.
(Ord. 28-2006. Passed 3-7-06.)
1260.05 PRELIMINARY SITE PLAN REVIEW.
(a) The preliminary site plan shall provide a general design and layout of the project submitted according to the following procedures.
(Ord. 28-2006. Passed 3-7-06.)
1260.06 PRELIMINARY REVIEW APPLICATION.
(a) Applications for preliminary site plan shall be submitted to the City on a form for that purpose and shall consist of the following:
(1) Twelve (12) copies of a completed application form supplied by the City.
(2) Twelve (12) copies of the preliminary site plan at a scale of not less than one (1) inch equals one hundred (100) feet with the following minimum information:
A. Property dimensions and topographic elevations at two (2) feet intervals.
B. Significant vegetation.
C. Watercourses and water bodies, including man-made surface drainage ways.
D. Existing public rights-of-way, pavements and/or private easements.
E. Existing and proposed uses, buildings, structures and lots.
F. Zoning classification of abutting properties.
G. The name(s) and address(es) of the person(s) and firm(s) preparing the plan and the date on which the plan was prepared.
H. The Planning Commission may require written statements relative to the effects on the existing traffic capacity of streets and the proposed development's impact on schools, existing utilities, the environment or natural resources.
(Ord. 28-2006. Passed 3-7-06.)
(b) The application and Preliminary Site Plan shall be submitted to the Planning and Zoning Administrator at least thirty (30) days prior to transmittal to the Planning Commission. Upon receipt of an adequately completed application and plans, the City shall record the date of receipt. The Planning Commission may, at its discretion, delay deliberating upon a Preliminary Site Plan at its next regularly scheduled or special meeting unless the site plan and all supporting documents, including a zoning permit application form and payment, have been received by the City. (Ord. 39-2009. Passed 3-3-09.)
1260.07 PLANNING COMMISSION REVIEW AND ACTION ON PRELIMINARY SITE PLANS.
(a) After conducting a review, the Planning Commission shall reject, approve or conditionally approve the preliminary site plan. Any conditions required by the Planning Commission for preliminary plan approval shall be stated in writing, together with the reasons, and delivered to the applicant. If denied, the Planning Commission shall cite reasons for denial. If approved, the applicant may submit a final site plan for the development or phase of the development. Decisions and recommendations by the Planning Commission shall be made within sixty (60) days of the receipt of the completed application unless, in the opinion of the Planning Commission, an extension of time is necessary to adequately collect and review information pertinent to a decision or recommendation.
(Ord. 28-2006. Passed 3-7-06.)
(Ord. 28-2006. Passed 3-7-06.)
(b) Approval of the preliminary site plan is valid for a period of six (6) months unless, upon application of the developer, the Planning Commission grants an extension. If a final site plan for the development or any phase of the development has not been submitted during that period, the approval of the preliminary site plan shall be null and void.
(Ord. 103-2007. Passed 7-10-07.)
1260.08 FINAL SITE PLAN REVIEW.
(a) The final site plan review shall be undertaken by the Planning Commission in accordance with the following requirements and procedures.
(Ord. 28-2006. Passed 3-7-06.)
1260.09 DATA REQUIRED FOR FINAL SITE PLAN.
(a) Each site plan as may be required by this Zoning Code shall be provided on a professional quality drawing of scale not less than one (1) inch equals one hundred (100) feet. All information depicted shall be designed by an engineer, architect or landscape architect licensed in Ohio. In addition to the applicant's full name(s), address(es) and phone number(s), cell phone number, e-mail address, the following data shall be submitted with applications for zoning permits for uses requiring a site plan:
(1) A survey showing property dimensions and legal description, including angles, lot area and dimensions and an arrow pointing north.
(2) A project description, including the total number of structures, units, bedrooms, offices, square feet, total and usable floor area, carports or garages, employees by shift, amount of recreational and open space, type of recreation facilities to be provided and related information as pertinent or otherwise required by this Zoning Code.
(3) A plan showing the location of all buildings and structures existing and proposed on the site including building elevation drawings and all of the following listed items:
A. The natural features such as woodlands, streams, flood plains, County drains, ponds, topography (at two (2) foot intervals on-site and within one hundred fifty (150) feet of the site) and man-made features such as existing roads and structures, with indication as to which are to be retained and which removed or altered.
B. The existing public rights-of-way, private easements, private places of record and deed restrictions.
C. The proposed streets and alleys, including cross-sections, acceleration, deceleration or right-turn lanes, driveways, parking spaces and sidewalks with indication of the direction of travel and the inside radii of all curves including driveway curb returns. The width of streets, driveways and sidewalks, the total number of parking spaces, the dimensions of a typical individual parking space and associated aisles. Proposed traffic control measures including signs and proposed street or road names shall also be indicated.
D. A vicinity sketch showing the location of the site in relation to the surrounding street system and other land uses within three hundred (300) feet in every direction of the proposed use including land uses on the opposite side of any public street.
E. The location of utilities, water supply and the location and design of waste water systems as well as any easements that exist or are proposed to be established for installation, repair and maintenance of utilities.
F. The proposed location of trash receptacles, accessory buildings and uses and signs.
G. A landscaping plan indicating the locations of plant materials to be preserved and locations of proposed planting and screening, fencing and lighting in compliance with the requirements of this Zoning Code. Also, the plan must include the proposed locations of common open spaces, if applicable.
H. A storm drainage and storm water management plan for all streets and impervious surfaces.
I. The location and specifications for any existing or proposed above or below ground storage facilities for any chemicals, salts, flammable materials or hazardous materials as well as any containment structures or clear zones required by government authorities.
J. The location of exterior drains, dry wells, catch basins, retention and/or detention areas, sumps and other facilities designed to collect, store or transport storm water or waste water. The point of discharge for all drains and pipes shall also be specified on the site plan.
K. A statement from the applicant identifying all Federal, State and local permits required, if any.
L. Such other information as is necessary to enable the City to determine whether the proposed site plan will conform to the provisions of this Zoning Code.
(Ord. 28-2006. Passed 3-7-06.)
1260.10 FINAL SITE PLAN REVIEW PROCEDURES.
1260.11 SUBMITTAL AND DISTRIBUTION OF FINAL SITE PLANS.
(a) At least twelve (12) copies of the application and Final Site Plan shall be submitted to the Planning and Zoning Administrator at least thirty (30) days prior to transmittal to the Planning Commission. Upon receipt of an adequately completed application and plans, the City shall record the date of their receipt. The Planning Commission may, at is discretion, delay deliberating upon a Final Site Plan at its next regularly scheduled or special meeting unless the site plan and all supporting documents, including a zoning permit application form and payment, have been received by the City.
(Ord. 37-2009. Passed 3-3-09.)
1260.12 FINAL SITE PLAN REVIEW.
(a) The Planning Commission shall review the application and plans and determine their conformity with the applicable provisions of this Zoning Code. The Planning Commission may, at its discretion, dely deliberating upon a Final Site Plan at its next regularly scheduled or special meeting unless the site plan and all supporting documents, including a zoning permit application form and payment, have been received by the City at least seven (7) business days prior to such meeting. (Ord. 38-2009. Passed 3-3-09.)
1260.13 PLANNING COMMISSION REVIEW AND ACTION.
(a) After conducting a review, the Planning Commission shall reject, approve or conditionally approve the Final Site Plan as it pertains to requirements and standards contained in the Zoning Code. Any conditions required by the Planning Commission for approval shall be stated in writing, together with the reasons and delivered to the applicant. Decisions and recommendations by the Planning Commission shall be made within sixty (60) days of the receipt of the completed application unless, in the opinion of the Planning Commission, an extension of time is necessary to adequately collect and review information pertinent to a decision or recommendation. A Final Site Plan shall be approved by the Planning Commission if it contains the information required by and is in compliance with this Zoning Code, the conditions imposed pursuant to the Zoning Code, other City planning documents, other applicable Codes and County, State and Federal laws and statutes.
(Ord. 28-2006. Passed 3-7-06.)
1260.14 APPROVED FINAL SITE PLANS.
(a) Three (3) copies of the approved Final Site Plan, with any conditions contained required shall be maintained as part of the City records for future review and enforcement. One (1) copy shall be returned to the applicant. Each copy shall be signed and dated with the date of approval by the Chair of the Planning Commission. If any variances from the Zoning Code have been obtained from the Board of Zoning Appeals, the minutes concerning the variances, duly signed, shall also be filed with the City records as a part of the site plan and delivered to the applicant for information and direction.
(Ord. 28-2006. Passed 3-7-06.)
1260.15 FINAL SITE PLAN APPROVAL CRITERIA.
(a) Each Final Site Plan shall conform to the applicable provisions of this Zoning Code and the criteria listed below in addition to any conditions imposed by the Planning Commission:
(1) All elements of the Final Site Plan shall be harmoniously and efficiently organized in relation to topography, the size and type of lot, the character of adjoining property and the type and size of buildings. The site shall be so developed as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Zoning Code.
(2) The landscape shall be preserved in its natural state, insofar as practical, by minimizing tree, other vegetative material and soil removal and by topographic modifications which result in maximum harmony with adjacent areas. Landscape elements shall minimize negative impacts and allow for the appropriate blending of the Final Site Plan with the surrounding community and in the case of parking lots, provide directional guidance to drivers. Landscaping, buffering and screening shall conform to the requirements of this Zoning Code.
(3) Special attention shall be given to proper site drainage so that removal of storm waters will not increase off-site sedimentation or otherwise adversely affect neighboring properties.
(4) The Final Site Plan shall provide reasonable, visual and sound privacy for all dwelling units located therein. Special attention shall be given to ensure the peaceful surroundings of any nearby dwellings or other types of communities so as to lend continuity and that adequate natural light that may be currently enjoyed and continued to be enjoyed by the surrounding structures. Fences, walks, barriers and landscaping shall be used, as appropriate, for the protection and enhancement of property and for the privacy of its occupants.
(5) All buildings or groups of buildings shall be so arranged as to permit emergency vehicle access by some practical means to all sides.
(6) Every structure or dwelling unit shall have access to a public street, private easement, private place, walkway or other area dedicated to common use.
(7) A pedestrian circulation system shall be provided which is insulated as completely as reasonably possible from the vehicular circulation system.
(8) Exterior lighting shall be designed and arranged so that it is deflected away from adjacent streets and adjoining properties. Flashing, twinkling or intermittent lights shall not be permitted.
(9) The arrangement of public or common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area. Streets and drives which are part of an existing or planned street pattern which serves adjacent development shall be of a width appropriate to the traffic volume they will carry and shall have a dedicated right-of-way according to the standards of the City.
(10) All roads dedicated to public use shall be developed in accordance with City specifications.
(11) All parking areas shall be so designed to facilitate efficient and safe vehicular and pedestrian circulation, minimize congestion at ingress and egress points to intersecting roads, including the use of service drives as appropriate and minimize the negative visual impact of such parking areas.
(12) Residential and nonresidential development shall not include unnecessary curb cuts and commercial service drives shall be used where the opportunity exists.
(13) The Final Site Plan shall provide for the appropriate location of all necessary and proposed utilities. Locational requirements shall include underground facilities to the greatest extent feasible.
(14) Final Site Plans shall conform to all applicable requirements of State and Federal statutes and approval may be conditioned on the applicant receiving necessary State and Federal permits before the Final Site Plan approval is granted.
(15) The applicant shall demonstrate that reasonable precautions will be made to prevent hazardous materials from entering the environment including:
A. Sites at which hazardous substances are stored, used or generated shall be designed to prevent spills and discharges to the air, surface of the ground, ground water, lakes, streams, rivers or wetlands.
B. Secondary containment for above ground areas where hazardous substances are stored or used shall be provided. Secondary containment shall be sufficient to store the substances for the maximum anticipated period of time necessary for the recovery of any released substances.
C. State and Federal agency requirements for storage, spill prevention, record keeping, emergency response, transport and disposal of hazardous substances shall be met. No discharges to ground water, including direct and indirect discharges, shall be allowed without required permits and approvals.
(Ord. 28-2006. Passed 3-7-06.)
1260.16 CONFORMITY TO APPROVED FINAL SITE PLANS.
(a) Property which is the subject of Final Site Plan approval must be developed in strict compliance with the approved Final Site Plan and any amendments thereto which have received approval from the body which had approved the original site plan. If construction and development does not conform with such approved plans, the approval and any City permit shall be revoked. Upon revocation of such approval, all construction activities shall immediately cease upon the site, other than for the purpose of correcting the violation.
(Ord. 28-2006. Passed 3-7-06.)
1260.17 CHANGES AND APPEALS.
1260.18 AMENDMENT TO A FINAL SITE PLAN.
(a) No changes shall be made to an approved Final Site Plan prior to or during construction except where the City and applicant mutually agree according to the following procedures:
(1) Minor Changes: Minor changes to an approved Final Site Plan involving changes of less than five (5) feet in the location of walkways, vehicular circulation ways and parking areas or exterior building and structure walls; adjustment of utilities; and similar minor changes as may be approved by the City.
(2) Major Changes: Major changes or amendments to an approved Final Site Plan involving changes in excess of five (5) feet in the location of walkways, vehicular circulation ways and parking areas or exterior building and structure walls; the number and location of accesses to public streets and alleys; a reduction in the number of parking spaces; an increase in the gross floor area or heights of buildings; a reduction in the open space; and similar major changes, shall require the approval of the Planning Commission, or in the case of a Planned Unit Development project, in the same manner as the original application was submitted, reviewed and approved and subject to the finding of all of the following:
A. Such changes will not adversely affect the initial basis for granting approval;
B. Such changes will not adversely affect the overall project in light of the intent and purpose of such development as set forth in this Chapter; and
C. Such changes shall not result in the reduction of open space area as required herein.
(Ord. 28-2006. Passed 3-7-06.)
1260.19 AMENDMENTS TO A PLOT PLAN.
(a) The City shall review proposed changes to an approved plot plan in accordance with the same procedures, requirements and standards used by the Planning Commission. Changes to a Final Plot Plan which contain elements which require Final Site Plan approval shall require that the entire project be processed as a Final Site Plan according to the procedures of this Chapter.
(Ord. 28-2006. Passed 3-7-06.)
1260.20 APPEALS.
With regard to Final Site Plan approval decisions, an appeal may be taken to City Council. Any such appeal shall be made within thirty (30) days after the denial of the final site plan request. City Council may affirm or reverse the Planning Commission’s decision. If City Council affirms the decision, the denial of the final site plan will stand. If the City Council reverses the decision of the Planning Commission it shall state, as a matter of public record, the reasons for the reversal.
(Ord. 28-2016. Passed 3-1-16.)
1260.21 REVIEW FEES.
(a) A review fee for any procedure addressed in this Zoning Code may be required as determined by ordinance of the City Council based on the cost of processing the review. The City Council may amend this ordinance at any time.
(Ord. 26-2006. Passed 3-7-06.)