Site plan review and approval by the Planning Commission shall be required prior to the issuance of a building permit for the construction, reconstruction, erection or expansion of any building or structure in any zoning district, prior to the initiation of any special land use in any zoning district, and prior to the initiation of any new use of land not requiring a building permit, with the exception of the following:
Permitted uses in the SFR-A and SFR-B Zoning Districts.
Accessory buildings and structures accessory to a single-family dwelling or two-family dwelling in any zoning district.
Single-family dwellings and two-family dwellings in the MFR-A Zoning District.
Family day-care homes and foster-care family homes in any zoning district.
The purpose of site plan review is to ensure that the use of land and proposed structures thereon are in compliance with all applicable provisions of this chapter, other ordinances of the Village and state and federal statutes.
Application for site plan review shall be made by submitting the following materials to the Zoning Administrator at least 21 days prior to the Planning Commission meeting at which the site plan is to be considered:
A completed application on an appropriate form provided by the Village.
Payment of an application fee, which shall be nonrefundable, and which shall be established from time to time by resolution of the Village Council.
A site plan submitted in accordance with this article shall contain all of the following information:
[Amended 7-1-2010 by Ord. No. 319]
The date, North arrow and scale. The scale shall not be more than one inch equals 20 feet.
The name and address of the individual responsible for the preparation of the site plan.
A sketch drawn to scale sufficient to locate the property within the Village.
The property size in acres and square feet.
All existing and proposed lot lines with bearings and dimensions, including setback lines and existing easements.
The location of all existing structures, street rights-of-way, pavement, parking areas and driveways within 100 feet of the subject property.
The location and dimensions of all existing and proposed structures on the subject property, including but not limited to accessory flagpoles, fences, walls, bulkheads, docks, storage sheds, transformers, air conditioners, generators and similar equipment, and the method of screening where applicable.
For any structure located in the one-hundred-year floodplain, as determined by the Federal Insurance Administration Flood Insurance Rate Map, the elevation, in relation to mean sea level, of the lowest floor (including basement) shall be indicated.
The location and dimensions of all existing and proposed drives, sidewalks, curb openings, signs, curbing, unloading areas, recreation areas, common use areas and areas to be conveyed for public purpose and use. Parking areas shall be shown, including the dimensions of a typical space and aisle. The total number of parking spaces to be provided and the method by which required parking was computed shall be noted on the site plan.
Locations of exterior site lighting shall be shown, including specification of the height and style of fixtures.
Location of exterior trash facilities, including type of screening.
The existing zoning of all properties abutting the subject property.
Size and location of existing and proposed sewer and water supply systems, and storm sewers, including valves, hydrants, manholes, stormwater intakes and cleanouts.
Locations of all other utilities on the site, including but not limited to natural gas, electric, cable television and telephone.
The location and size of all existing and proposed subsurface and surface water drainage facilities, established floodplain areas, bodies of water or other unbuildable areas if present on the site.
Existing and proposed elevation contours shall be shown at two-foot intervals. Direction of drainage flows shall be indicated. If applicable, the boundary of any area within the one-hundred-year floodplain, as determined by the Federal Insurance Administration Flood Insurance Rate Map, shall be identified.
Exterior building elevations and specifications for materials to be used on all structures including calculation for the percentage of windows for each floor.
Location and design of all signs and advertising features, including diagram of height and size of signs.
A landscape plan showing required planting and buffering features that comply with this chapter.
The following documentation shall accompany the site plan:
The name and address of the property owner and petitioner, if different, and proof of ownership or option to purchase by the petitioner.
Typical elevation views, with dimensions, of all sides of each principal building type.
Summary schedules with the following information, as applicable, shall be provided:
Total site area.
Net site area exclusive of right-of-way.
Minimum, maximum and average lot area.
Number, size and bedroom mix of dwelling units proposed, list of commercial uses proposed, and the gross floor area of each use.
Area and percentage of site coverage by buildings, pavement and open space.
A legal description of the subject property, and a street address.
The Planning Commission may hold a public hearing on a proposed site plan, if it deems such a hearing desirable. If a public hearing is held, notice shall be given in the same manner as specified for a public hearing on a special land use.
The Planning Commission shall review the site plan and shall approve, deny or approve with conditions the site plan, based on its conformance with § 390-189, Site plan review standards, and with all the applicable provisions of this chapter and other ordinances of the Village, and with state and federal statutes.
The Planning Commission may impose reasonable conditions in conjunction with approval of a site plan which it deems necessary to ensure conformance with applicable provisions of this chapter and with state and federal statutes.
All site plans shall comply with all applicable provisions of this chapter and with each of the following standards:
Natural features preservation. Existing natural features of the site, including vegetation, topography, water features and other such features, shall be preserved to the greatest extent practical. Only those areas under actual development shall be disturbed.
Building relationships. Buildings and structures shall be placed in an orderly, nonrandom fashion such that an uncrowded, open appearance is maintained. Open spaces shall be located and arranged in a manner which provides view protection, visual relief, physical separation, environmentally sensitive area protection and/or recreational value to the site and surrounding properties.
Views. Views from adjacent properties and streets open to water areas shall be preserved to the greatest extent practical. Placement and height of buildings and locations of open spaces shall make reasonable provision for protection of existing views of the significant visual resources of the Village.
Driveways, parking, and circulation.
Vehicular access to the site shall be designed to provide reasonable access to the site, while minimizing the impact of driveways on the efficiency and safety of traffic operations along the public roadways.
Vehicular and pedestrian circulation facilities shall be designed so as to provide for safe and efficient movement of vehicles and pedestrians, in a manner which avoids conflict between vehicles and pedestrians. Points of vehicular access to public streets shall be limited to the minimum number required to provide reasonable access to the site. On corner lots, driveway access should be limited, where practical, to the street carrying the lower average daily traffic volume at the time of review of the site plan. Factors to be considered in determining whether to limit access to a street carrying the lower average daily traffic volume shall include the potential impact on adjoining uses along the side street, the extent of frontage of the subject property along both streets, and the projected vehicular trip generation to and from the subject property.
Where possible, access driveways on opposite sides of a street shall either be directly aligned, or offset a minimum of 150 feet, measured between driveway center lines.
Separation distance between driveways and between driveways and public street intersections shall be maximized. At a minimum, driveway-to-driveway spacing of at least 35 feet shall be provided, measured between driveway throats at their narrowest point. Driveway-to-intersection spacing of at least 10 feet shall be provided, measured from the edge of the driveway throat to its narrowest point, to the right-of-way of the intersecting street.
Surface water drainage. Special attention shall be given to proper site surface drainage so that the removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Temporary on-site storage to reduce peak runoff from the site may be required. Surface water in 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 standing water in the paved areas.
Utility service. All new utility distribution lines shall be placed underground.
Special features. Exposed storage areas, trash receptacles, machinery installations, service areas, truck unloading areas, utility buildings and structures and similar accessory areas should be screened from view from adjoining streets and properties. This screening shall be in accordance with Article XXI, Landscape Regulations.
Outdoor activity areas, such as pedestrian plazas or outdoor restaurant seating, shall be designed and located to minimize conflicts with nearby residential neighborhoods. Fencing or landscape screening shall be used to protect adjoining residential uses from noise or other disturbances from outdoor seating areas, which shall be consistent with the provisions of Article XXI, Landscape Regulations.
[Amended 7-1-2010 by Ord. No. 319]
Emergency access. The site plan shall provide for adequate access to the site and all buildings on the site by emergency vehicles.
Exterior lighting. Exterior lighting shall be located and designed so that illumination is directed away from adjacent properties and streets.
All landscaping shall be in accordance with Article XXI, Landscape Regulations.
[Amended 7-1-2010 by Ord. No. 319]
All structures shall adhere to the design standards of the district, as applicable.
All structures shall provide an orderly transition to adjacent development of a different scale.
The site plan shall provide outdoor common areas and associated amenities for employees, customers, and/or residents which may include public trash receptacles, bike racks, seating areas, recreations areas, shade trees, bus stop turn-outs, and similar facilities where appropriate.
Upon approval or conditional approval of a site plan by the Planning Commission, the Planning Commission Chairman and the applicant shall sign a minimum of three copies of the approved site plan. Signed copies shall be provided to the applicant and the Building Inspector, and one signed copy shall be made a part of the record of approval.
Following approval of a site plan by the Planning Commission, construction of all improvements and other subsequent actions relating to the activity authorized shall be in conformity with the approved site plan.
A site plan approval granted pursuant to this article shall be valid for one year from the date of approval. If construction has not commenced by the end of this period, and if a written request for extension of the approval has not been submitted by the applicant, the site plan approval shall be deemed expired and no longer valid.
The Planning Commission may grant no more than one extension of the site plan approval for a one-year period, upon submittal in writing by the applicant of a request for an extension. The Planning Commission shall grant such an extension only upon presentation of written evidence indicating that construction of the project has been delayed by factors beyond the reasonable control of the applicant and that construction on the project is likely to proceed within one year.
Amendments to an approved site plan may be made, provided such amendments are in conformance with this chapter, and provided such amendments receive mutual agreement of the applicant and the Village. Requests for approval of amendments shall be submitted to the Zoning Administrator.
Upon receipt of a request for an amendment to an approved site plan, the Zoning Administrator shall determine whether such amendment constitutes a major amendment to the site plan. Any change or amendment which results in any of the following shall be considered a major amendment:
Any change in the use or increase in the intensity of use of land, buildings, or other structures.
Any increase in the square footage or land coverage of buildings or other structures.
Any reduction in area or number of off-street parking spaces, aisles or loading/unloading areas.
Any reduction in street or driveway width or location.
Any reduction in area of landscaped area or open space.
Any reduction in number or size of plant materials, or substitution of lesser-quality plant materials for those originally included in the site plan.
Any reduction in the level of intensity or degree of screening.
Major amendments to a previously approved site plan shall be subject to the review and approval of the Planning Commission.
Any amendment to an approved site plan which is determined by the Zoning Administrator as not being a major amendment may be mutually agreed to by the applicant and the Zoning Administrator; provided, however, that the Zoning Administrator may refer any proposed amendment to the Planning Commission at his discretion, regardless of whether such amendment is considered to be a major amendment.
Approved amendments to site plans shall be recorded on a revised copy of the site plan meeting the requirements of § 390-187 and kept in the office of the Zoning Administrator. The Zoning Administrator shall notify the Building Inspector and any other appropriate agencies or individuals of the approved changes.