Troy City Zoning Code
ARTICLE XIV
Site Plan Requirements and Review Procedure
Section 405.590 Purpose.
[R.O. 2006 §405.400; Ord. No. 503A, 7-17-2000; Ord. No. 1316, 1-20-2022]
The purpose of site plan review is to demonstrate to the Planning and Zoning Commission and the Board of Aldermen the character and objectives of the proposed development for the Commission and Board to evaluate the effects of the proposed development on the community and adjacent properties and determine what special provisions, if any, should be included as part of the plan and be binding on the use and development of the property.
Section 405.595 Applicability.
[R.O. 2006 §405.405; Ord. No. 503A, 7-17-2000; Ord. No. 1316, 1-20-2022]
A.
Site plans shall be submitted and reviewed by the City Engineer, or Building Official if no City Engineer is appointed, the Board of Aldermen, and Planning and Zoning Commission for all proposed developments and exterior site modifications, including those for permitted uses, conditional uses, planned developments, and zoning changes involving a proposed development. A site plan for the use or development of a property must be approved by the City prior to:
1.
The grading of any site for development;
2.
The issuance of any building permit for any principal structure other than a single-family dwelling; and
3.
A change in the principal use of a property, or a change in any accessory use of a property, that results in a more intense use, additional parking requirements, or other site requirements not reflected on any existing approved site plan.
B.
A site plan shall not be required in the following situations:
1.
An exemption is granted by the City Engineer, or Building Official if no City Engineer is appointed;
2.
Construction of a single-family residential dwelling or duplex residential dwelling;
3.
A development plan satisfying all requirements for a site plan has been approved pursuant to a planned or conditional use procedure; and
4.
The applicant demonstrates to the City that the change in occupancy or change in principal use of the property will result in no increase in intensity of use, parking requirements, nor have a detrimental impact on adjoining properties and, therefore, does not necessitate the submittal of or revision to a site plan.
C.
The City Engineer, or Building Official if no City Engineer is appointed, shall not issue a building permit for the construction of buildings and structures regulated under this Section unless a detailed site plan has been reviewed and approved by the Planning and Zoning Commission and the Board of Aldermen.
Section 405.600 Required Site Plan Information.
[R.O. 2006 §405.410; Ord. No. 503A, 7-17-2000; Ord. No. 977, 12-20-2004; Ord. No. 1316, 1-20-2022]
A.
Folded prints of the site plan shall be submitted to the City Engineer, or Building Official if no City Engineer is appointed, for staff, Planning and Zoning Commission, and Board of Aldermen reviews. The number of print sets submitted shall be as required by the City Engineer, or Building Official if no City Engineer is appointed. Site plans submitted to the City for subsequent review by the City staff, Planning and Zoning Commission, and Board of Aldermen shall be in accordance with the following requirements:
1.
The site plan shall be designed and prepared by a qualified land planner, registered professional engineer or land surveyor with the appropriate seal affixed.
2.
Drawn to scale not less than one (1) inch equals one hundred (100) feet nor more than one (1) inch equals twenty (20) feet and be of accuracy and readability that the plan can be readily interpreted.
3.
A vicinity map of the proposed development site with adjacent existing streets, highways, subdivisions and/or other developments identified.
4.
North arrow and scale.
5.
Title block identifying the proposed name of the development or subdivision; names and addresses of the engineer or surveyor preparing the site plan; and date prepared.
6.
Boundary lines of the project site showing bearings and distances.
7.
Existing zoning and land use of adjacent properties.
8.
Size and location of existing water, sewer and stormwater lines on and/or adjacent to the site and proposed layout of water and sewer system.
9.
Existing utility easements, including perimeter easements.
10.
Gross acreage of lot(s) or square footage of lots.
11.
Building dimensions (including height), square footage, elevations and building setback lines.
12.
Proposed streets and improvements to existing streets, width of rights-of-way, driveways and sidewalks.
13.
Adjacent or connecting streets.
14.
Existing and proposed contours at five (5) foot intervals; sites with irregular topography or drainage courses shall have two (2) foot contour intervals.
15.
Natural features, including trees, natural watercourses and flood plains, existing on the site.
16.
Protective screening for properties abutting residential districts.
17.
Landscape plan indicating location, species, number and size of plantings.
18.
Off-street parking and loading areas with dimensions.
19.
Location, height and intensity of exterior lighting.
20.
Submit a preliminary stormwater management plan.
21.
Location and size of freestanding signs.
22.
Location of any floodplain/floodway on site or adjacent to site.
Section 405.605 Site Plan Revisions.
[R.O. 2006 §405.415; Ord. No. 503A, 7-17-2000; Ord. No. 1316, 1-20-2022]
A site plan may be amended or revised by the Planning and Zoning Commission with the applicant resubmitting the site plan to the Planning and Zoning Commission with the revisions as required. A site plan may be amended or revised by the Board of Aldermen with the applicant resubmitting the site plan to the Board of Aldermen with the revisions as required.
Section 405.610 Approval or Denial of Site Plan.
[R.O. 2006 §405.420; Ord. No. 503A, 7-17-2000; Ord. No. 1316, 1-20-2022]
A.
Approval Or Denial Of Site Plan By The Planning And Zoning Commission. Any site plan which is to be submitted to the Planning and Zoning Commission shall be approved or denied by the Planning and Zoning Commission as follows:
1.
The Planning and Zoning Commission shall certify, with the Secretary's (Chairman's) signature, that the site plan conforms to the provisions of the Zoning Ordinance as determined and approved by the Planning and Zoning Commission, and it shall be placed on the agenda for approval or denial by the Board of Aldermen at its next regularly scheduled Board of Aldermen meeting, or such special meeting of the Board of Aldermen as set by the Mayor.
2.
If the site plan is denied by the Planning and Zoning Commission, it shall provide a written explanation and notice of denial shall be given to the applicant(s). The site plan can be resubmitted, with the recommended revisions, for Planning and Zoning Commission subsequent review and approval pursuant to this Chapter. If the applicant(s) do not agree that the site plan is not in conformance with the Zoning Ordinance, they can request, in writing, to the City Engineer, or Building Official if no City Engineer is appointed, no later than ten (10) days after the denial by the Planning and Zoning Commission, for the Board of Aldermen to review and approve the site plan. Upon such written application, the site plan shall be placed upon the Board of Aldermen's next regularly scheduled meeting, provided the written request is made no later than seven (7) days prior to the Board of Aldermen meeting, otherwise it shall be placed on the next successive Board of Aldermen meeting date.
3.
If no approval or denial is provided by the Planning and Zoning Commission on a site plan, or its subsequent amendment or revision, the site plan shall be placed upon the agenda of the next regularly scheduled Board of Aldermen meeting, or such special meeting of the Board of Aldermen as determined by the Mayor, for approval or denial.
B.
Approval Or Denial Of The Site Plan By The Board Of Aldermen. Any site plan which is to be submitted to the Planning and Zoning Commission and which is either approved, denied, or no action taken by the Planning and Zoning Commission, shall be approved or denied by the Board of Aldermen as follows:
1.
The Board of Aldermen shall review the certification of the Planning and Zoning Commission and the City Engineer, or Building Official if no City Engineer is appointed, that the site plan conforms to the provisions of the Zoning Ordinance as determined and approved by the Planning and Zoning Commission. After such review, the Board of Aldermen shall approve the site plan and a building permit shall be subsequently issued.
2.
If a site plan is denied by the Planning and Zoning Commission and the applicant(s) appeal such denial, the Board of Aldermen shall review the certification of the City Engineer, or Building Official if no City Engineer is appointed, that the site plan conforms to the provisions of the Zoning Ordinance or basis for denial of the site plan based upon the provisions of the Zoning Ordinance. The Board of Aldermen, if the site plan complies with the Zoning Ordinance, shall approve the site plan and a building permit shall be subsequently issued. If the site plan does not comply with the provisions of the Zoning Ordinance, the Board of Aldermen shall deny the site plan and provide a written explanation and notice of denial to the applicant(s). The site plan can be resubmitted to the Board of Aldermen, with the recommended revisions, for Board of Aldermen subsequent review and approval pursuant to this Chapter.
3.
If no approval or denial is provided by the Planning and Zoning Commission on a site plan, or its subsequent amendment or revision, the Board of Aldermen shall review the certification of the City Engineer, or Building Official if no City Engineer is appointed, that the site plan conforms to the provisions of the Zoning Ordinance or basis for denial of the site plan based upon the provisions of the Zoning Ordinance. The Board of Aldermen, if the site plan complies with the Zoning Ordinance, shall approve the site plan and a building permit shall be subsequently issued. If the site plan does not comply with the provisions of the Zoning Ordinance, the Board of Aldermen shall deny the site plan and provide a written explanation and notice of denial to the applicant(s). The site plan can be resubmitted, with the recommended revisions, for Board of Aldermen subsequent review and approval pursuant to this Chapter.
Section 405.615 Time Limits For Site Construction Work.
[R.O. 2006 §405.425; Ord. No. 503A, 7-17-2000; Ord. No. 1316, 1-20-2022]
A.
If site work approved under the site plan approval process has not substantially begun within six (6) months after site plan approval, the site plan(s) shall become null and void. The applicant must refile the appropriate information as identified in this Section when the site plan has been voided.
B.
If site work approved under the site plan approval process has not been substantially begun within twelve (12) months after a rezoning of a parcel(s), the rezoning shall become null and void and the subject parcel(s) shall revert back to the previous zoning(s). A similar rezoning request shall not be submitted for the subject parcel(s) within six (6) months from the date of the reversion of the zoning.