South Jacksonville City Zoning Code
SITE PLAN
REVIEW REQUIREMENTS
§ 154.110 DEVELOPMENTS SUBJECT TO SITE PLAN REVIEW.
(A) The requirements of this subchapter shall apply to all developments, except for the following:
(1) Developments subject to the planned development procedure (see § 154.037);
(3) Detached single-family and two-family dwellings located on individual lots, including accessory structures;
(4) Multiple-family dwelling developments containing less than ten dwelling units or less than two buildings;
(5) Additions to nonresidential buildings, or new accessory nonresidential buildings, when the addition or new accessory building is less than 25% of the existing principal building and the addition or new accessory building does not exceed 5,000 square feet in gross floor area; no new curb cuts are required; and when such new construction does not reduce existing parking or significantly modify existing on-site circulation as determined by the Enforcement Officer;
(6) New business, commercial, or industrial buildings which are less than 5,000 square feet in total floor area and do not have a vehicular drive-through facility of any type; and
(7) Canopies constructed over existing walkways, loading docks, or pump islands, where such new construction does not reduce existing parking or significantly modify existing on-site circulation as determined by the Enforcement Officer.
(B) The above exceptions to site plan review in no way relieves any other requirements for submission of plans as may be required by village ordinances or other regulations requiring certain plans.
(Ord. 834, passed 2-1-2001)
§ 154.111 SUBMITTAL REQUIREMENTS.
(A) The site plan shall contain the following information:
(1) Name, address, and telephone number of the property owner and, if different, the person or firm submitting the plan (may be submitted on a separate sheet);
(2) Twenty-four inches by 36 inches in size. The Enforcement Officer may authorize a different plan scale, so long as the scale is in ten foot increments and the resulting site plan clearly shows the information required herein;
(3) Out-boundary of the lot, including all dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the lot. Also include the lot number and subdivision name, if applicable;
(4) The area of the lot in square feet or acres to the nearest tenth of an acre;
(5) Delineation and identification of all easements (existing and proposed);
(6) The zoning district classification of the lot and of adjacent parcels, where different than the site;
(7) Delineation of existing buildings, to be retained, and proposed buildings. Also indicate the proposed use of the buildings and the distances, in feet, from the lot lines and right-of-way line(s);
(8) Delineation of minimum building setback requirements;
(9) A tabulation of the number of multiple-family dwelling units by number of bedrooms, if applicable;
(10) Delineation of off-street parking spaces, including itemization of the number of spaces required and proposed. Also indicate typical dimensions for parking stalls, circulation aisle widths, parking bay widths, angle of stalls, and location and dimensions of handicapped parking stalls;
(11) Delineation and dimensions of existing and proposed type of pavement and curbing, including the location of existing and proposed curb cuts. Also indicate right-of-way line of streets abutting the site;
(12) Grading, storm drainage, and erosion control plans, in accordance with the requirements of the village, IDOT and any other applicable regulation;
(13) The approximate location and size of existing and proposed sanitary and storm sewers, culverts, water mains, and other underground utilities;
(14) In situations where landscaping and/or screening is required by this chapter (see § 154.057), provide a landscape plan showing existing and proposed landscaping, including the name and size of plant material. Also, provide plans and elevation details of any human-made screening material as may be required by this chapter (such as, required fencing between residential and nonresidential uses, and required screening of mechanical equipment and trash disposal containers);
(16) Provide an exterior lighting plan for all parking and common pedestrian areas;
(17) Topography of the project area with contour intervals of five feet or less, unless waived by the Plan Commission as clearly unnecessary to review of the project; and
(18) Stormwater runoff and detention.
(a) A detention facility and controlled release of stormwater runoff shall be required for developments subject to site plan requirements.
(b) The detention facility shall be designed and calculated on the basis of the 100-year frequency rainfall (for the proposed development), in accordance with the Illinois Department of Transportation Drainage Manual. The plans for such facility shall be sealed by a state professional engineer.
(c) The detention facilities required by this division (A)(18) shall be constructed so that the rate of release of stormwater shall not exceed either: the stormwater runoff rate from the tract in its existing state; or the prorated capacity of existing downstream storm sewers or streams.
(d) The volume of detention required by this division (A)(18) shall be that necessary to handle the runoff of a 100-year frequency rate rainfall, for any and all durations, from the fully developed drainage area tributary to the detention facility, less that volume discharged during the same duration.
(e) The maintenance adoption of any detention facility required by this division (A)(18) shall be the responsibility of the owner of the real estate which the facilities is located, and he or she shall do so in compliance with the plans approved by the Plan Commission prior to construction of the facility, and in compliance with the ordinances of the village. If the owner fails to maintain the detention facility, then the village: may institute an action for injunction relief, to require the owner so to maintain the facility; or may take the necessary actions to maintain the facility and shall be authorized to institute any legal proceedings necessary to recover from the owner the sums of money expended by the village in so maintaining the detention facility.
(f) The Plan Commission shall have the authority to approve a site plan without a detention facility when presented with the sufficient evidence that the following conditions are met:
1. An out-fall sewer with adequate available capacity to take the design flow without detention is available or is to be provided; or
2. A downstream retention or detention facility designed to include runoff from the area being developed is available or is to be provided.
(B) Additional information, beyond the requirements listed above, may be requested by the Enforcement Officer or the Plan Commission when such additional information is determined to be necessary for evaluating the proposed development.
(Ord. 834, passed 2-1-2001)
§ 154.112 REVIEW PROCEDURES.
(A) Site plan submission and staff review.
(1) Submission by applicant. The applicant shall submit ten copies of the information required by § 154.111 to the Enforcement Officer, at least 20 days prior to the Plan Commission meeting date upon which the applicant desires to have the site plan considered by the Commission.
(2) Completeness of submittal. Upon receipt of the site plan and associated information, the Enforcement Officer shall review the documents to determine acceptability for submission. If the Enforcement Officer determines the submittal is complete, then the submittal shall be date stamped.
(3) Staff review. After the site plan has been accepted for review, the Enforcement Officer shall obtain comments on the site plan, or relevant portions thereof from the Street Superintendent, Utility Superintendent, Fire Chief, and the Chairperson of the Village Economic Development and Planning Committee.
(a) Staff may recommend changes to the site plan that would improve the functionality of the proposed development or mitigate any potential adverse impacts of the proposed development on neighboring properties.
(b) The Enforcement Officer shall compile staff comments into a site plan review report and forward it to the Plan Commission. This report shall identify any discovered deficiencies with respect to compliance with this chapter or other applicable regulations.
(B) Plan Commission review. In conducting its review, the Plan Commission shall consider the information provided by the applicant and the staff report on the site plan, and determine whether or not the proposed development complies with the provisions of this chapter.
(C) Plan Commission action.
(1) The Plan Commission shall either approve, disapprove, or conditionally approve the site plan. In approving a site plan, the Commission may impose conditions and restrictions on said site plan to the extent that such conditions or restrictions will ensure compliance with the spirit and intent of this chapter.
(2) If the Plan Commission so acts, it shall specify the specific requirements which must be met before the applicant may be granted final site plan approval and a building permit.
(3) The Plan Commission may delegate to the Enforcement Officer the authority to approve the site plan when the Enforcement Officer determines that the prescribed conditions have been met.
(Ord. 834, passed 2-1-2001)
§ 154.113 CHANGES AND AMENDMENTS.
(A) Minor changes.
(1) Minor changes to the approved site plan may be permitted with the express written consent of the Enforcement Officer. No change, which may be authorized under this paragraph, shall cause any of the following:
(a) Creation of any situation which would not be in conformance with this chapter, Chapter 153 of this code, or other applicable codes or regulations;
(b) A change in use or the character of the development;
(c) An increase in building site coverage over 5%;
(d) An increase in the intensity of use (such as, an increase in the number of dwelling units);
(e) A reduction in approved buffer areas and landscaped areas; or
(f) A change in traffic circulation, either on- or off-site.
(2) The Enforcement Officer may first seek the concurrence of the Chairperson of the Village EDC prior to rendering a decision on approving a minor change to the site plan.
(B) Site plan amendments. Any changes to the site plan, other than minor changes authorized by the Enforcement Officer, shall require the submission of a new site plan. The procedures for review of a new or revised plan shall be the same as for the initial application.
(Ord. 834, passed 2-1-2001)