For the purpose of promoting compatible development and stability of property values, and to prevent impairment or depreciation of property values, no person shall commence any use or erect any structure, with the exception of essential services and single-family and two-family dwellings, without first obtaining the approval of the Plan Commission of a detailed Site Plan(s) as set forth in this Section. The Plan Commission shall review the site, natural resource features of the site, site intensity of use, building location, density of dwelling units, floor area, impervious surface area, existing and proposed structures, architectural plans, neighboring uses, potential impacts upon neighboring uses, utilization of landscaping and open space, off-street parking and loading areas, driveway locations, loading and unloading in the case of commercial and industrial uses, highway access, traffic generation and circulation, drainage, sewerage and water systems, and the proposed operation.
The Plan Commission will approve said Site Plan(s) only after determining that:
Conformity of Use to Zoning District. The proposed use(s) conform(s) to the uses permitted as either a "Permitted Use" or "Special Use" (whichever is applicable) in the zoning district.
Dimensional Requirements. The dimensional arrangement of buildings and structures conform to the required area, yard, setback, and height restrictions of the Ordinance.
Site Intensity and Site Capacity Calculations to be Reviewed. The requirements of Division 15-3.0500 of this Ordinance shall be met. In this respect, the necessary worksheets for determining the maximum site intensity, or development capacity, of the site shall be submitted to the Plan Commission for review and approval.
Use and Design Provisions. The proposed use conforms to all use and design provisions and requirements (if any) as found in this Ordinance for the specified uses.
Relation to Existing and Proposed Streets and Highways. There is a proper relationship between the existing and proposed streets and highways within the vicinity of the project in order to assure the safety and convenience of pedestrian and vehicular traffic. In the case of arterial streets and highways not under the jurisdiction of the City of Franklin, that the applicable highway authority (County, State, or Federal) has been contacted and the needed permits have been obtained and submitted to the City for review.
Impacts on Surrounding Uses. The proposed on-site buildings, structures, and entry ways are situated and designed to minimize adverse effects upon owners and occupants of adjacent and surrounding properties by providing for adequate design of ingress/egress, and interior/exterior traffic flow, stormwater drainage, erosion, grading, lighting, and parking, as specified by this Ordinance or any other codes or laws.
Natural Resource Features Protection. Natural features of the landscape are retained to enhance the development on the site, or where they furnish a barrier or buffer between the project and adjoining properties used for dissimilar purposes or where they assist in preserving the general safety, health, welfare, and appearance of the neighborhood. The requirements set forth in Divisions 15-4.0100, 15-7.0100, and 15-11.0100 are to be met. Where required, a "Natural Resource Protection Plan" meeting the requirements set forth in Division 15-7.0100 has also been submitted for Plan Commission review and approval.
Required Landscaping and Landscape Bufferyards. Adverse effects of the proposed development and activities upon adjoining residents or owners are minimized by design and installation of landscape bufferyards to provide for appropriate screening, fencing, or landscaping as required in Division 15-5.0300 of this Ordinance. Where required, a "Landscape Plan" meeting the requirements set forth in Division 15-5.0300 has also been submitted for Plan Commission review and approval.
Provision of Emergency Vehicle Accessibility. Land, buildings, and structures are readily accessible to emergency vehicles and the handicapped.
Building Location. No building shall be permitted to be sited in a manner which would unnecessarily destroy or substantially damage the beauty of the area, particularly insofar as it would adversely affect values incident to ownership of land in the area; or which would unnecessarily have an adverse effect on the beauty and general enjoyment of existing structures on adjoining properties.
Location and Design of On-Site Waste Disposal and Loading Facilities. No on-site waste disposal and/or loading facility shall be permitted to be designed or sited in a manner which would unnecessarily destroy or substantially damage the beauty of the area, particularly insofar as it would adversely affect values incident to ownership of land in the area; or which would unnecessarily have an adverse effect on the beauty and general enjoyment of the existing structures on adjoining properties.
Consistency with the Intent of the City of Franklin Unified Development Ordinance. The Site Plan is consistent with the intent and purposes of the City of Franklin Unified Development Ordinance which is to promote the public health, safety, and general welfare, to encourage the use of lands in accordance with their character and adaptability, to avoid the overcrowding of population, to lessen congestion on the public roads and streets, to reduce hazards of life and property, to facilitate the implementation of the City of Franklin Comprehensive Master Plan, or component thereof, and those other purposes and intents of this Ordinance set forth in Division 15-1.0100 of this Ordinance.
Consistency with the Intent of the City of Franklin Comprehensive Master Plan. The Site Plan is consistent with the public goals, objectives, principles, standards, policies, and urban-design criteria set forth in the City-adopted Comprehensive Master Plan or component thereof.
Plan Commission Reserves the Right to Determine a Site "Unsuitable" for Planned Use. Pursuant to the requirements of § 15-2.0103(B)(3) of this Ordinance, the Plan Commission reserves the right to declare land or structures unsuitable for planned use during the site plan review process.
The Site Plan(s) and related plans and data shall be submitted to the Zoning Administrator who shall transmit all Site Plan Review Applications and their accompanying Site Plan(s) and related plans and data to the Plan Commission for their review and approval. Twenty full size copies of said Site Plan shall be submitted with 20 copies of the Site Plan Review Application. Site Plan(s) submitted with Site Plan Review Applications shall include the following:
Scale and Name of Project. Site Plan drawn to a recognized engineering scale with the name of project noted.
Owner's and/or Developer's Name and Address. Owner's and/or developer's name and address noted on the Site Plan.
Architect and/or Engineer's Name and Address. Architect and/or engineer's name, address, and seal noted.
Date. Date of Site Plan submittal with all dates of revision.
Scale and Site Size. The scale of drawing and the size of the site (in square feet or acres) noted on the Site Plan.
Existing and Proposed Topography. Existing and proposed topography shown at a contour interval of not more than two feet at National Geodetic Vertical Datum of 1929 (mean sea level). Existing contour lines may also be required to be shown a distance of 200 feet outside of the boundaries the subject property by the Zoning Administrator and/or Plan Commission. A site grading plan may also be required by the Zoning Administrator and/or Plan Commission.
Soils Data. The characteristics and types of soils related to contemplated specific uses. Soil borings may be required by the City Engineer, Zoning Administrator, and/or Plan Commission.
Off-Street Parking Spaces, Loading, Ingress and Egress, and Driveway Locations of Adjoining Properties. The total number of off-street parking spaces, loading areas, drives, curb cuts, and vehicular ingress and egress locations to the site. If the proposed development abuts an existing or planned collector or arterial street or highway, as identified on the City of Franklin Comprehensive Master Plan or component thereof, all driveway locations of all adjoining properties within 200 feet of the site shall be graphically indicated and dimensioned (with distances and widths noted) on the Site Plan.
Type, Size, and Location of All Structures and Signs. The type, size, and location of all structures and signs with all building and sign dimensions.
Building Height. Height of all building(s), including both principal and accessory, expressed in both feet and stories.
Existing and Proposed Street Names. Existing and proposed street names.
Existing and Proposed Public Street Rights-of-Way or Reservations. Existing and proposed public street rights-of-way or reservations and widths.
Setbacks, Shore Buffers, Wetland Buffers, Wetland Setbacks, and Building Lines. All required setbacks, shore buffers, wetland buffers, wetland setbacks, and building lines shall be graphically indicated and dimensioned on the Site Plan.
North Arrow. North arrow.
Proposed Sanitary Sewers, Storm Sewers, and Water Mains. Existing and general location of proposed sanitary sewers, storm sewers (including direction of flow), water mains, and fire hydrants. All locations for the proposed connections and the proposed elevations of said connections to such utilities shall be indicated on the Site Plan.
Proposed Stormwater Management Facilities. Location of any proposed stormwater management facilities, including detention/retention area(s), and the submission of stormwater calculations which justify the stormwater detention/retention area(s). Said submission shall indicate how the planned stormwater drainage system meets the requirements of the City's stormwater management plan. An applicant may elect to only file a preliminary stormwater plan generally depicting the stormwater drainage and facilities for the site at the time of Site Plan Review Application filing, with the later submission of a Stormwater Management Plan as defined in § 15-8.0605(44) of this Ordinance to be a condition of any final Application approval, except where Department of City Development staff requires the filing of a Stormwater Management Plan with the Application or the Plan Commission requires the Stormwater Management Plan submission during its review of the Application, upon a determination that same is reasonably necessary in order to properly review the stormwater impacts of the proposed development.
"Natural Resource Protection Plan" Required. Location of natural resource features present on the site, as defined in Divisions 15-4.0100 and 15-11.0100 of this Ordinance. A "Natural Resource Protection Plan" meeting the requirements of Division 15-7.0100 of this Ordinance shall be submitted with the Site Plan Review Application for Plan Commission review and approval. The "Natural Resource Protection Plan" shall contain any areas of the site where natural resources are to be mitigated and how and where the mitigation is to take place with natural resource protection easements indicated. Copies of any letters of review or permits granted by applicable Federal or State regulatory agencies having jurisdiction over said natural resources shall also be submitted.
"Landscape Plan" Required. Where landscaping as required in Division 15-5.0300 of this Ordinance is to be installed on the site, a "Landscape Plan" meeting the requirements set forth in Division 15-5.0300 of this Ordinance shall be submitted for Plan Commission review and approval. An applicant may elect to only file a preliminary landscape plan generally depicting the landscaping for the site at the time of Site Plan Review Application filing, with the later submission of a Landscape Plan to be a condition of any final Application approval, except where Department of City Development staff requires the filing of a Landscape Plan with the Application or the Plan Commission requires the Landscape Plan submission during its review of the Application, upon a determination that same is reasonably necessary in order to properly review the visual impacts of the proposed development. Landscape Plans must be approved by the Plan Commission.
Site Intensity and Capacity Calculations to be Submitted. The "Site Intensity and Capacity Calculation" worksheets required under Division 15-3.0500 for determining the maximum site intensity, or development capacity, of the site. For residential uses, the maximum number of dwelling units permitted on the site shall be determined based upon the zoning district's maximum density (gross and net), the natural resources present on the site and the level of their preservation, minimum open space ratio, and the residential development option selected. For nonresidential uses, the maximum floor area permitted on the site shall be determined based upon the zoning district's allowable maximum floor area ratio (gross and net), the natural resources present on the site and their level of preservation, the minimum landscape surface ratio, and building height in feet and stories.
Pedestrian Sidewalks and Walkways. The location of pedestrian sidewalks and walkways.
Development Staging/Phasing. A graphic outline of any development staging or phasing which is planned.
Architectural Plans, Elevations, and Perspective Drawings and Sketches. Architectural plans, elevations, and perspective drawings and sketches illustrating the design, character, materials, and dimensions of proposed structures. At this stage of the project review process, said architectural plans, elevations, perspective drawings, and sketches do not need to meet the requirements of Division 15-7.0800 of this Ordinance.
Lighting Plan Required. A "Lighting Plan" which meets the lighting regulations set forth in Division 15-5.0400 of this Ordinance. Said Lighting Plan shall indicate the location, type, and illumination level (in footcandles) of all outdoor lighting proposed to illuminate the site. An applicant may elect to only file a preliminary lighting plan generally depicting the lighting for the site at the time of Site Plan Review Application filing, with the later submission of a Lighting Plan to be a condition of any final Application approval, except where Department of City Development staff requires the filing of a Lighting Plan with the Application or the Plan Commission requires the Lighting Plan submission during its review of the Application, upon a determination that same is reasonably necessary in order to properly review the visual impacts of the proposed development.
Easements. The location of all existing and proposed easements on the site including natural resource protection and mitigation area easements, landscape easements, access easements, utility easements, and all other easements.
Highway Access. Copies of any letters of review or permits granted by applicable federal, State, or County regulatory agencies having jurisdiction over highway access, if applicable.
Existing and Proposed Zoning Boundaries. The existing and proposed zoning boundaries of the property.
Market Analysis. In the case of a commercial use on a parcel of land greater than 30,000 square feet in area, a market analysis, prepared and signed by an independent market analyst acceptable to the Plan Commission, containing the following:
Financial Plan for Project Implementation to be Provided. A financial plan for project implementation, acceptable to the Plan Commission.
Project Summary. A written project summary including fiscal impact upon the City of Franklin, operational information, building schedule, and estimate of project value and including all site improvement costs.
Additional Data May be Required by the City. Additional data as may be required by the Plan Commission, Zoning Administrator, City Planner, or City Engineer to review the Site Plan. Such other data may include the preparation and submittal of detailed traffic impact analyses studies performed by a transportation engineer or fiscal impact analyses studies.
The Plan Commission shall review the referred plans within 60 days following their submittal. The Plan Commission shall render a decision at a subsequent Plan Commission meeting. The Plan Commission shall not approve any Site Plan(s) or other required plans unless they find after viewing the Site Plan Review Application and data that the structure or use, as planned, will not violate the intent and purpose of this Ordinance. The Plan Commission will approve said plans only after determining the proposed building or buildings will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger of fire, or traffic congestion, or otherwise endanger the public health or safety and provided such proposed development meets the various intent and purpose statements set forth in Division 15-1.0100 and elsewhere in this Ordinance. Said decision shall be filed with the Zoning Administrator in the form of a Plan Commission Resolution.
The Plan Commission may impose time schedules for the completion of buildings, improved off-street parking and loading areas, open space utilization, utilities, landscaping, and natural resource features mitigation. The Plan Commission may require appropriate financial sureties as deemed necessary to guarantee that improvements including improved off-street parking and loading areas, open space areas, utilities, landscaping, and natural resource features mitigation will be completed on schedule. The amount of such financial surety may be reduced from time to time by the written approval of the Planning and Zoning Administrator upon application of the person required to provide such surety, in the amount of the cost of such improvements as satisfactorily completed for which such surety was in part imposed, in the reasonable determination of the Planning and Zoning Administrator. (Also see § 15-5.0304).
Except in the case of approved PDD Planned Development Districts, no site plan approval shall be valid for a period longer than one year unless a Building Permit is issued and construction is actually begun within that period and is thereafter diligently pursued to completion or unless a Zoning Compliance Permit, Special Use Permit, or Occupancy Permit is issued and a use commences within that period.
Notwithstanding anything to the contrary set forth in this Division 15-7.0100, any minor amendment (as set forth herein) to an approved Site Plan may be submitted to the Planning Manager for administrative approval. Any minor amendment is an amendment(s) which is supported by an application request due to a reasonable and bona fide change in circumstances occuring since the prior approval, and which does not: i) significantly alter the character, functionality, safety, or appearance of the development; ii) result in a significant decrease in the amount or quality of the approved amenities; iii) result in significant changes in architectural styles, colors or building materials that are inconsistent with the approved Site Plan; iv) result in changes to such items as a phasing plan or developer control, that substantially impact the development or development in the area; or v) result in any amendment that would modify any aspect or portion of an adopted Site Plan for which a specific condition was retained or added from input at a public hearing or other public input of record by the Plan Commission and/or the Common Council.