These site design review procedures are instituted to provide for Planning Commission review and approval of site designs to ensure full compliance with all applicable requirements of this Zoning Code and to set additional requirements in accordance with the standards set forth herein where such additional requirements are necessary to protect the public health, safety, and general welfare. It is hereby recognized that peculiarities of lot contour, existing and potential adjacent development, existing and potential vehicular and pedestrian circulation and other determinants may require special regulation of the location and external design of buildings, open spaces, parking areas, and driveways that cannot be achieved by detailed specifications. The site design review process should provide an opportunity for consultation and cooperation between the applicant and the Planning Commission so that maximum utilization of land consistent with minimum adverse effects on adjoining areas can be achieved. Site design review and approval is an integral part of the approval process for uses subject to special conditions and planned developments and therefore separate site design review as provided herein shall not be required for uses subject to special conditions and planned developments.

(Ord. 106. Passed 12-9-81.)

   Site design approval by the Planning Commission shall be required for every nonresidential site design and for every single-family attached and every multiple-family residential site design containing three or more units. Site design approval shall be required whenever a new use is established, whenever an existing use is changed to a different use, and whenever an existing use is enlarged.

(Ord. 106. Passed 12-9-81.)

   (a)   Applicant. The owner of an interest in land for which site design approval is sought, or the designated agent of the owner, shall file the application for site design approval with the Enforcement Officer.

   (b)   Issuance of Building Permits. The Planning Commission shall approve all site designs in accordance with the procedures and standards set forth herein before a building permit is issued.

   (c)   Occupancy Certificate. No occupancy certificate shall be issued until the site design as approved by the Planning Commission has been completed, including the installation of all landscaping materials. A temporary occupancy certificate may be issued as provided in Section 1242.04(d) before the site design has been completed.

   (d)   Application Forms and Documentation. The application for site design approval shall be made on such forms as shall be prescribed by the Planning Commission and provided by the Village Clerk, and shall be accompanied by the necessary fees and documents as provided herein.

(Ord. 106. Passed 12-9-81.)

   (e)   Submission to Village Clerk and Referral to Planning Commission. The application for site design approval shall be submitted to the Village Clerk who shall forward it to the Planning Commission at its next regularly scheduled meeting, provided such meeting takes place seven calendar days after the initial submission of the application to the Village Clerk.

   (f)   Date and Notification of Planning Commission Consideration. The Planning Commission shall set as a date for consideration of the site design, its next regularly scheduled meeting following the Commission's formal receipt of the application from the Village Clerk, provided such date provides adequate time to publish a notice in a newspaper of general circulation not less than five nor more than fifteen days before the application will be considered. The notice shall:

      (1)   Indicate the property which is the subject of the site design approval request.

      (2)   State when and where the application for site design approval will be considered.

      (3)   Indicate when and where written comments will be received concerning the application.

   (g)   Professional Reports. Before approving an application for site design approval, the Planning Commission may elect to obtain a report or reports from professional planners, landscape architects, architects, or engineers as to whether the site design meets all requirements and standards of this Zoning Code.

   (h)   Planning Commission Review and Determination. The Planning Commission shall review the application for site design approval, together with any professional reports thereon and the comments of all interested parties, and shall make the final determination on the application. Such determination shall be based solely on the requirements and standards of this Zoning Code. Approval, approval with conditions, or disapproval, shall be made by resolution setting forth the Planning Commission's findings regarding the pertinent requirements and standards.

   If the site design is approved by the Planning Commission the applicant may then submit the written approval to the Zoning Enforcement Officer who will then sign and issue the building permit if all other building permit requirements have been met, and all required signatures have been obtained. If site design approval is denied, the Planning Commission may, by resolution, require that a revised site design be resubmitted for review and approval in accordance with the process outlined above. If, in the judgment of the Planning Commission, the site design can be approved if minor modifications are made, the Planning Commission may, by resolution, issue a conditional site design approval in writing and provide for resubmission of a revised site design to the Enforcement Officer who shall sign and issue the building permit upon determination that all appropriate site design modifications have been made in accordance with Planning Commission stipulations, and that all other building requirements have been met.

   (i)   Recording of Planning Commission Action. Each action taken with reference to site design review and approval shall be duly recorded in the minutes of the Planning Commission and the grounds for the action taken upon each site design submitted for review and approval shall also be recorded in the minutes and transmitted in writing to the applicant.

(Ord. 106. Passed 12-9-81; Ord. 106A-98. Passed 10-14-15.)

   (k)   Site Plan Approval Period and Revocation.

      (1)   Expiration of site plan. If construction has not commenced within eighteen months of final approval of the site plan, the site plan approval becomes null and void and a new application for site plan review shall be required.

      (2)   Revocation of site plan approval. Approval of a site plan may be revoked by the Village Planning Commission if construction is not in conformance with the approved plans. In such a case, the Village Clerk shall place the site plan on the agenda of the Planning Commission for consideration and give written notice to the applicant at least ten days prior to the meeting. The applicant shall be given the opportunity to present information to the Planning Commission and answer questions. The Village Planning Commission may revoke the approval of the site plan if it finds that a violation exists and has not been remedied prior to the hearing.

(Ord. 106A-31. Passed 3-19-01.)

   The following data shall be included with and as part of the site design submitted for final review and approval:

   (a)   Site Plan. The application shall include site plans drawn to a scale of one inch equals twenty feet, or to another scale as determined by the Planning Commission and adequate to determine compliance with the requirements of this Zoning Code, and provide the Planning Commission with any other information needed to evaluate the overall site design on the basis of the criteria set forth herein.

   (b)   Building Elevations and Other Information. The application shall include elevation drawings of all existing and proposed buildings on the site drawn to a scale of one inch equals four feet, or to another scale determined by the Planning Commission and adequate to determine compliance with the requirements of this Zoning Code, and provide the Planning Commission with any other information needed to evaluate the overall site design on the basis of the criteria set forth herein.

   (c)   Detailed Information. The following detailed information shall be submitted with the site plan and building elevations:

      (1)   The existing and proposed zoning.

      (2)   The location and size of all structures, including the location of entrances and loading points.

      (3)   All outside dimensions of each structure, its distance from the property lines, its area and its height.

      (4)   The number and location of each type of residential unit (one-bedroom units, two-bedroom units, etc.), and typical floor plans with square feet of floor area.

      (5)   The area of the site in square feet, excluding all existing rights-of-way.

      (6)   The recorded and measured dimensions of all lot lines and the location and design of all lots.

      (7)   Structures, uses, zoning, and other significant features of immediately adjacent property.

      (8)   The location of all existing and proposed drives, parking areas, and pedestrian circulation ways, including types of surfacing, parking layout, and dimensions.

      (9)   The dimensions of road widths and rights-of-way.

      (10)   All existing easements and vacated easements and rights-of-way.

      (11)   All required minimum setbacks from the existing or proposed rights-of-way and from adjacent properties.

      (12)   The locations of lawns, landscaped areas, and outdoor recreation areas, and how the landscaping is to be accomplished.

      (13)   The locations, sizes, and types of existing trees over one and three-fourths inches in diameter, before and after proposed development.

      (14)   The design and materials of construction of all fences, free-standing architectural walls, including typical cross sections and the heights above ground on both sides of free-standing walls.

      (15)   The location, intensity and orientation of all exterior lighting.

      (16)   The location, dimensions, and lighting of all signs.

      (17)   Photographs of the site and adjacent areas.

      (18)   The location and capacity of water and sewer services serving the site, and of existing and proposed septic tanks and wells.

      (19)   Topographic contours at two-foot intervals and any other information needed to evaluate storm drainage characteristics of the site.

(Ord. 106. Passed 12-9-81.)

   The Planning Commission shall grant site design approval only if the site design fully meets all applicable standards set forth in this Zoning Code, and only upon a finding that the site design will not, on the basis of the facts known at the time of submission of the site design, have an unduly harmful external impact on surrounding property owners or the residents of the Village as a whole. The Planning Commission may, as a basis for making such a finding, require whatever site design modifications it deems necessary, including the provision of additional site design amenities not specifically required by this Zoning Code.

   (a)   All elements of the site design shall be harmoniously and efficiently organized in relation to topography, the size and type of plot, the character of adjoining property and the type and size of buildings. The site will be so developed as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Zoning Code.

   (b)   The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal.

   (c)   The site design shall provide reasonable visual and sound privacy for all dwelling units located therein and adjacent thereto. Fences, walks, barriers, and landscapings shall be used, as appropriate, for the protection and enhancement of property and the privacy of its occupants.

   (d)   All buildings or groups of buildings shall be so arranged as to permit emergency vehicle access by some practical means to all sides.

   (e)   Every structure or dwelling unit shall have access to a public street, walkway, or other area dedicated to common use.

   (f)   There shall be provided a pedestrian circulation system which is insulated as completely as reasonably possible from the vehicular circulation system. In order to ensure public safety, pedestrian underpasses or overpasses may be required in the vicinity of schools, playgrounds, local shopping areas and other uses which generate a considerable amount of pedestrian traffic.

   (g)   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.

   (h)   Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Provision shall be made for the construction of sewer facilities, including grading, gutters, piping, and the treatment of turf to handle storm water, and to prevent erosion and the formation of dust. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic and will not create puddles in paved areas.

   (i)   Exterior lighting shall be so arranged that it is deflected away from adjacent properties and so that it does not impede the vision of traffic along adjacent streets. Flashing or intermittent lights shall not be permitted.

(Ord. 106. Passed 12-9-81.)