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:
A.
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.
B.
Dimensional Requirements. The dimensional arrangement
of buildings and structures conform to the required area, yard, setback,
and height restrictions of the Ordinance.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
H.
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.
I.
Provision of Emergency Vehicle Accessibility. Land,
buildings, and structures are readily accessible to emergency vehicles
and the handicapped.
J.
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.
K.
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.
L.
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.
M.
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.
N.
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:
A.
Scale and Name of Project. Site Plan drawn to a
recognized engineering scale with the name of project noted.
B.
Owner's and/or Developer's Name and Address. Owner's
and/or developer's name and address noted on the Site Plan.
C.
Architect and/or Engineer's Name and Address. Architect
and/or engineer's name, address, and seal noted.
D.
Date. Date of Site Plan submittal with all dates
of revision.
E.
Scale and Site Size. The scale of drawing and the
size of the site (in square feet or acres) noted on the Site Plan.
F.
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.
G.
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.
H.
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.
I.
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.
J.
Building Height. Height of all building(s), including
both principal and accessory, expressed in both feet and stories.
K.
Existing and Proposed Street Names. Existing and
proposed street names.
L.
Existing and Proposed Public Street Rights-of-Way
or Reservations. Existing and proposed public street rights-of-way
or reservations and widths.
M.
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.
N.
North Arrow. North arrow.
O.
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.
P.
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.
Q.
"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.
R.
"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.
S.
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.
T.
Pedestrian Sidewalks and Walkways. The location
of pedestrian sidewalks and walkways.
U.
Development Staging/Phasing. A graphic outline of
any development staging or phasing which is planned.
V.
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.
W.
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.
X.
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.
Y.
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.
Z.
Existing and Proposed Zoning Boundaries. The existing
and proposed zoning boundaries of the property.
AA.
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:
BB.
Financial Plan for Project Implementation to be
Provided. A financial plan for project implementation, acceptable
to the Plan Commission.
CC.
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.
DD.
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.
