A.
When required.
[Amended 4-24-2007 by Ord. No. 07-04]
(2)
Site plan approval is not required
for the following development:
(a)
Farm buildings on a farm;
(b)
Existing not-for-profit youth camps;
(c)
Conversion of an existing residential building to a commercial use, that does
not involve the construction of additional floor area or outside storage; or modification of a single-family dwelling to a conversion dwelling; except that a concept
plan shall be submitted which demonstrates adequate parking, landscaping, resource protection and stormwater management, as well as proper access to the property and compliance with the district regulations set forth in Chapter 18:1, Part 3, Article V, of this Chapter 18;
(d)
Additions to existing nonresidential buildings that existed on April 9, 1987, if the addition
and all previous additions to the building since
April 9, 1987, cover 10% or less of the allowed floor area of the site in which the building is located;
(e)
Improvements not related to buildings that do not increase impervious surface area by
more than 10% as it existed on April 9, 1987;
(f)
Additions to existing nonresidential buildings constructed after April 9, 1987, if the addition
and all previous additions to the building since
April 9, 1987:
[2]
Do not result in a change to parking design, traffic circulation or the location of driving aisles and
medians on the site or to a degree which the Planning Director considers inconsistent with County parking and loading standards; and
[3]
Do not significantly change building materials,
architecture or building layout or increase building height in a manner or to a degree that the Planning Director considers inconsistent with County standards or
with previous Planning Commission approvals; and
[4]
Do not require any other modifications that
the Planning Director considers significant enough
to warrant submission of a site plan, amendment of
an approved site plan, and/or full Planning
Commission review.
(g)
Improvements not related to buildings that do not increase by more than 10% impervious surface
area created after April 9, 1987, and
[1]
Do not result in a change to parking areas, traffic circulation and the location of driving aisles and
medians on the site or to a degree which the Planning Director considers inconsistent with County
parking and loading standards; and
[2]
Do not require additional stormwater management;
and
[3]
Do not require any other modifications that
the Planning Director considers significant enough
to warrant submission of a site plan, amendment of
an approved site plan, and/or full Planning
Commission review.
(3)
Site plan approval is required for all utility-scale
solar arrays.
[Added 1-23-2018 by Ord.
No. 17-17]
A person seeking review and
approval of a site plan has the sole burden of supplying
all information required by this article and of establishing any fact
necessary to any determination to be made under any provision of this
article.
A.
Minor site plan defined. In this
section "minor site plan" means a site plan that involves only:
The purpose of §§ 18:1-142 through 18:1-147 of this article is to provide a method for prompt determination of matters relating to a site plan that require consideration
by the Planning Commission without subjecting an owner to the expense of furnishing information required under §§ 18:1-148 through 18:1-150 of this article.
A.
Special application. Instead of filing a site
plan, an applicant may file a special application and, if
applicable, a concept plan for a preliminary determination by the Planning Commission with respect to matters specified in
the application.
B.
Contents of special application. The special application
shall specifically identify the matters that the owner seeks to have
determined and shall include any information that is relevant to a
full and complete evaluation of those matters. The owner shall at
all times have full responsibility for furnishing all such relevant
information.
C.
Concept plan: required information.
(1)
A plat shall contain a location map that indicates
the location of the subdivision or development in relation to municipal boundaries and traffic facilities.
(2)
A plat shall show the boundaries of the land
that is the subject of the application and specify the location and
position of the proposed development. A copy of the
property deed must be indicated.
(3)
A plat shall show the status of all land adjacent
to the property that is the subject of the application.
(5)
The plat shall indicate all existing and proposed structures, roads, parking areas and setbacks, including dimensions. Parking and buffer yards must be shown on the plat and
must include all computations as to how numbers were arrived at.
(6)
The plat should include an environmental review
with comments by the Department of Natural Resources. Critical areas
designation and delineation (IDA, LDA and RCA) and buffers must be
indicated on the plat.
(8)
The concept plan shall indicate the following site statistics:
(a)
Minimum required landscape surface area for site;
(b)
Proposed landscape surface area;
(c)
Maximum amount of allowable floor area;
(d)
Floor area proposed;
(e)
Number of required parking spaces;
(f)
Zoning of proposed and adjacent sites;
(g)
Amount of allowable impervious area;
(h)
Total site area, open
space, net buildable area, and impervious
area;
(i)
Amount of proposed impervious area; and
(j)
Area of proposed roads for
right-of-way.
(9)
A concept plan shall include the following note: "Planning Commission approval of this concept plan shall not constitute an approval of the proposal or a finding by the Planning Commission that provisions of this Chapter 18 or other requirements of the County Code have been satisfied. Approval of this concept plan only grants permission for the applicant to pursue additional approvals from the Planning Commission, the Sanitary Commission and other interested agencies."
D.
Determination by Planning Director. If the Planning Director determines on the basis
of the application that all information sufficient to evaluate the
requested determination has been furnished, the Planning Director
shall so inform the owner in writing. Alternatively, the Planning
Director may require the applicant to submit additional information
that the Planning Director deems necessary for a
full and complete consideration of the requested determination. Until
such information is furnished, an application is not complete under
this section.
A.
Action by Commission.
(1)
After submission of a complete special application,
the Planning Commission shall consider the matters
with respect to which a determination is sought.
(2)
The Commission may require additional information
that it deems necessary for a full and complete consideration of the
requested determination and until such information is furnished, no
determination shall be made.
B.
Basis of determination. A determination by the Commission
under this section shall be made:
A.
Preliminary determination. Any determination made
by the Planning Commission under the provisions of §§ 18:1-142 through 18:1-147 of this Chapter 18:1 shall be considered as preliminary for all purposes. All matters involved in the preliminary determination are subject to reevaluation at the time when the complete site plan is submitted to
the Planning Commission in accordance with §§ 18:1-152 through 18:1-156 of this Chapter 18:1.
B.
Preliminary plan disregarded. Nothing in this section
shall be construed to preclude the Commission from determining at
the time the Commission considers the complete site plan that the preliminary determination should be disregarded or that
different action is required because:
(2)
The preliminary determination was made on the
basis of insufficient or incomplete information;
(3)
The overall site plan or particular
aspects of the overall site plan contains relevant
factors not considered by the Planning Commission in making the preliminary
determination; or
(4)
Conditions other than those referred to in the
preliminary determination are necessary or desirable.
Following a preliminary determination by the Planning Commission, the owner may file an application conforming to all requirements of §§ 18:1-148 through 18:1-150 of this Chapter 18:1. In processing the application, full effect shall be given to the preliminary determination of the Planning
Commission. However, the Planning Director or any agency making a report in accordance with § 18:1-151 of this Chapter 18:1 may indicate in its report any objection to the preliminary determination and/or any suggestions for modification of that approval. The objections and suggestions shall be considered by the Planning Commission at the time of its review in accordance with §§ 18:1-152 through 18:1-156 of this Chapter 18:1.
C.
Special application. Instead of first filing a site plan, an applicant may file a special application and,
if applicable, a concept plan for a preliminary determination by the Planning Director that approval cannot be given until a variance has been granted.
D.
E.
Concept plan: required information.
(1)
A plat shall contain a location map that indicates
the location of the subdivision or development in relation to municipal boundaries and traffic facilities.
(2)
A plat shall show the boundaries of the land
that is the subject of the application and specify the location and
position of the proposed development. A copy of the
property deed must be indicated.
(3)
A plat shall show the status of all land adjacent
to the property that is the subject of the application.
(5)
The plat shall indicate all existing and proposed structures, roads, parking areas, and setbacks, including dimensions. Parking and buffer yards must be shown on the plat and
must include all computations as to how numbers were arrived at.
(6)
The plat should include an environmental review
with comments by the Department of Natural Resources. Critical areas
designation and delineation (IDA, LDA, and RCA) and buffers must be
indicated on the plat.
(8)
The concept plan shall indicate the following site statistics:
(a)
Minimum required landscape surface area for site;
(b)
Proposed landscape surface area;
(c)
Maximum amount allowable floor area;
(d)
Floor area proposed;
(e)
Number of required parking spaces;
(f)
Zoning of proposed and adjacent sites;
(g)
Amount of allowable impervious area;
(h)
Calculation of net buildable area;
(i)
Amount of proposed impervious area; and
(j)
Area of proposed roads for
rights-of-way.
F.
Procedures for variance review.
(2)
Within 10 working days of receipt of a complete
application, the Department shall notify the applicant
in writing:
(3)
Formal variance appeal.
(a)
Following receipt of the Department's written comments, the applicant may submit a formal variance appeal as prescribed by the Board to the Clerk
to the Board.
(b)
The Clerk to the Board shall forward copies
of the application to the Departments of Planning and Zoning, Public
Works, and Environmental Health, the State Highway Administration,
and the Critical Areas Commission, if applicable.
(4)
Application review.
(a)
The Planning Director shall
assign the case to a staff member.
(b)
The designated staff member shall review the
application and, based on the information submitted with the application,
prepare a staff report as to staff's comments, concerns, and recommendations.
Although the designated staff person may request
that additional information be presented or that the application be
amended, this request is not a requirement.
(c)
Within 10 working days, the staff report shall
be forwarded to the Board and to the applicant.
(5)
The Attorney for the Board is responsible for
scheduling a hearing date. Once the hearing date has been posted,
additional information may not be added to the applicant's file.
A.
Contents.
(1)
Application for approval of a site plan shall be filed with the Planning Director by the
owner of the lot to be affected or by the owner's
attorney or agent, together with the fee prescribed by the County Commissioners.
(3)
No action shall be taken with respect to an
application until the Planning Director determines
that all required information has been submitted.
B.
Copies. An application, site plan, or other information required to be furnished by this article shall
be accompanied by the number of copies of that information as prescribed
by the Department of Planning and Zoning. After preliminary review,
additional copies may be required for submission to the Planning
Commission.
C.
Scope of requirements. If any provision of this section or §§ 18:1-119 and 18:1-120 of this Chapter 18:1 requires information with respect to a physical feature or characteristic on or near the site, the provision shall be construed
to mean that both existing and proposed features of that type are
to be shown, with proper indication of whether each feature is existing
or proposed.
D.
Notice to adjacent property owners and volunteer
fire departments. Applications for administrative, major and
minor site plan approval, including applications for any amendment or revision to an approved site plan, shall include evidence, satisfactory to the Planning Director, that the applicant has provided written notice of the submission
and purpose of the application to all adjacent property owners to the mailing address contained in the state property tax records.
In addition all applications for site plan approval
shall include evidence that the foregoing notice was provided to the
local volunteer fire department providing primary service to the subject
property and that the applicant has met with or offered to meet with
and discussed, or offered to discuss, in good faith, the impact of
such development on the provision of emergency services,
the possible financial cost and impact thereof and the possible offset
or mitigation by the developer of costs associated
therewith.
[Added 6-24-2008 by Ord. No. 08-07; amended 7-10-2012 by Ord. No.
12-01]
E.
Other information. In addition to the information
specifically required by this article, the Planning Commission or the Planning Director may at any time require,
in writing, that the applicant furnish any other information that
will be requisite to the issuance of a zoning approval under this Part 7 if site plan approval is given.
A.
Scale. A site plan shall contain
a plat, drawn to a scale of not less than one inch equals 100 feet,
that contains the information required by this section. The Planning Director may authorize the use of a different scale
if, in the Planning Director's opinion, the information
required to be shown on the plat can be presented with equal clarity
by the use of a different scale.
B.
General information. The following general information
shall be shown on the plat:
(1)
A small location key map showing the tract and illustrating its relationship to the nearest major
street intersection and adjacent streets;
(2)
A North arrow oriented to the top of the page
and bar scale of the drawings;
(3)
A title block including:
(a)
The name of the development;
(b)
The names and addresses of the persons shown as the record owners of the site as shown
by the land records of the County;
(c)
The name of the developer and
the developer's architect, professional land surveyor,
or engineer;
(d)
The seal of the architect, professional land
surveyor, or engineer; and
(e)
The map, block, parcel/lot number;
(5)
Required certifications.
[Amended 10-28-2008 by Ord. No. 08-21]
(a)
Public Works certificate.
|
This is to verify that the site plan plat was
approved by the Department of Public Works of Queen Anne's County
on the ______ day of ______, 20 ___.
| |
|
(Signature)
|
(b)
Queen Anne's County Department of Emergency
Services - Office of the Fire Marshal certificate.
|
This is to certify that the site plan plat was
approved by the Department of Emergency Services - Office of the Fire
Marshal on the ______ day of ______, 20 ___.
| |
|
(Signature)
|
(c)
Queen Anne's County Soil Conservation Service
certificate.
|
This is to verify that the site plan plat was
approved by the Queen Anne's County Soil Conservation Service on the
______ day of ______, 20 ___.
| |
|
(Signature)
|
C.
Legend. The plat shall contain a legend with the following
information:
(1)
The gross square footage of all buildings and structures;
(2)
The present zoning of the site;
(3)
The area, in square feet, of landscape
surface area on the site not occupied by structures, paving, and other impervious surfaces;
(4)
All plant types by name, plant quantities, and
sizes used in landscaping; and
(5)
With respect to nonresidential uses, the number of employees in the largest shift or, for places of
assembly, the maximum capacity of the meeting or
assembly space.
D.
Physical features. The following information shall
be graphically represented and identified, with further description
as required:
(1)
Property lines and right-of-way lines with metes,
bounds, courses, and distances indicated;
(2)
The ownership, use, and zoning
classification of each adjoining property;
(3)
Lines and dimensions of all easements, including off-site easements, that affect the site, together with the names of the record owner of each easement as shown by the land records of the County and a description of the facilities located or to be located within
the easement;
(5)
The approximate location of all isolated trees
having a trunk diameter of six inches or more, and all tree masses;
(7)
All building restriction lines
and buffer yards as required under this Chapter 18:1 for the entire site;
(8)
With respect to planned residential
developments, the location and area of each lot or building site within the site plan;
(9)
The location, size, height, and yard area of
all structures and other improvements, including buildings, parking and loading areas, roads, walkways, drainage structures, utility
poles, fences, and retaining walls, and a general description of the use for which each building is intended;
(10)
With respect to multifamily and apartment developments, the location and configuration
of buildings, locations of common ground areas, open space, major utility easements, and
stormwater retention areas;
(11)
All exterior sign design, including
location and size of both freestanding and wall signs and illumination techniques;
(13)
The location of outside refuse collection areas
and type of enclosure proposed to screen all refuse containers from
public view;
(14)
The location of any existing or proposed well
and septic fields; and
(15)
The location and size of any proposed or existing
exterior outside storage and display of retail or
wholesale merchandise.
E.
Traffic. The following information shall be graphically
represented and identified with respect to internal and peripheral
vehicular circulation:
(1)
Curb cuts required to provide ingress and egress
to and from adjacent streets;
(2)
Widths, including any proposed widening, of
all adjacent streets and rights-of-way and the size and location of
traffic islands and medians;
(3)
Location and dimensions of any new easements and right-of-way dedications;
(4)
All street entrances on the opposite side of
any street adjacent to the site;
(5)
Location of all parking spaces,
driving aisles, and medians on the site;
(6)
Location and dimensions of all curbs; and
(7)
Location and size of spaces to be used for outdoor
vehicular and equipment storage and the location and description of screening for the spaces.
F.
Drainage. The following information shall be graphically
represented and identified with respect to drainage:
(1)
All ponds, lakes, basins, sinkholes, or other
bodies of water and the proposed use of each (e.g.
recreational, retention, etc.);
(2)
Storm sewers that will serve the site;
(3)
The location of the sanitary sewer hookups and
an indication of the sanitary sewer district or sewer company to serve
the project;
(4)
Major drainage facilities, such as bridges,
culverts, channels, creeks, etc.; and
(5)
The limits of the one-hundred-year floodplain zone.
G.
Site grading. Contours of the site, referenced to U.S. Geological Survey data, and extending
at least 50 feet in each direction outside of the site shall be graphically represented. Existing contour lines shall be
differentiated from proposed contour lines. Normally, contour lines
shall be at two-foot intervals. In cases of unusual topography, the
plan should employ more descriptive contour intervals, varied frequency
of contours, and/or spot elevations. The Planning Commission or the Planning Director may require such description
in any case.
A.
In general. A site plan shall also
contain the information required by this section and may include other
information that the applicant considers relevant to any factor to
be considered by the Planning Commission. The information required by this section may be shown on the plat referred to in § 18:1-149 of this Chapter 18:1 or in separate documentation.
B.
Specific requirements. The site plan shall contain:
(2)
One copy of the base site area and net buildable area calculations as required by this Chapter 18:1;
(5)
A color photograph and/or rendering of any proposed building as viewed from the front of the lot at the street lot line and elevation views of the
remaining sides of the building, sufficient to represent
adequately its appearance, massing and relationship to the site. All color photographs and/or renderings must:
(a)
Show the building from the
eye-level perspective of an average height person standing at the same elevation as the building;
(b)
Include any existing or proposed accessory structures and landscape features (including, but not limited
to, foundation landscaping; fencing, berms, pavement surfaces, canopies,
signage, lighting fixtures, mechanical equipment, and dumpster areas)
which would be visible in the immediate foreground, adjacent to the
sides, or in the immediate background of the proposed building elevation view. Landscaping features must be consistent with the
landscaping plan in size, plant maturity, and location;
(c)
Include labeling to clearly identify the proposed building materials shown in the elevation views;
(d)
Show elevation views for all sides of the proposed building, including sides which are not directly visible
from a public way;
(e)
Show elevations of all sides of the proposed building on the site plan; and
(f)
Be submitted on an original submittal date or
with any minor site plan application.
(6)
A color photograph and/or rendering of any proposed
signage shall be submitted, which adequately represents its appearance,
massing, landscaping and illumination techniques, and relationship
to site.
C.
Cover letters. All original and revised development applications must be accompanied by an appropriate number of applications,
plats, and cover letters outlining the project, noting any changes
to the project, and addressing formal staff comments.
A.
Preapplication meeting.
(1)
Prior to the submittal of a new development application that requires Planning Commission approval,
a preapplication meeting between the Department,
the applicant and the applicant's engineer/surveyor is required.
C.
Time frame. The development review
schedule includes the following significant time frames.
(1)
The original submittal date is the first regularly
scheduled date when a project with a complete application may be submitted
to the Department and included in the development review cycle. A submittal meeting between the Department and the applicant's agent is required.
(2)
Staff Technical Advisory Committee (STAC) refers
to the regularly scheduled date when relevant government agencies
meet to review development applications and provide
the applicant with formal comments. Each development application requires STAC review at least once. Development applications that involve concept and site plan approval require STAC review at each stage of the approval process.
Revisions to approved site plans may not require
additional STAC review. The Planning Director reserves
the right to eliminate unnecessary STAC reviews, if appropriate. Formal
staff comments will not be made available to the engineers/surveyors
or applicants until a STAC meeting.
(3)
The twenty-five-day cutoff is the regularly
scheduled date that complete development applications
may be submitted to the Department for consideration
for the next regularly scheduled Planning Commission meeting. A submittal
meeting between the Department and the applicant's
agent is required.
(4)
The fifteen-day administrative approval is the
regularly scheduled date when the Department completes
all development application reviews, sets the Planning Commission agenda and prepares Planning Commission
staff reports.
(5)
The Planning Commission meeting
is the regularly scheduled date that the Planning Commission meets.
D.
Incomplete applications. Incomplete development applications submitted on the original cutoff and/or twenty-five-day
cutoff date will not be accepted or moved forward for the formal development review cycle. Should the applicant still desire
staff review of the development application, the
applicant must sign a letter of understanding indicating the applicant
understands the development application is incomplete
and will not be processed through the development review cycle. Incomplete development applications
will be reviewed as staff time permits.
A.
When made. Action may not be taken in accordance with this section or §§ 18:1-149 through 18:1-152 of this Chapter 18:1 until any major or minor subdivision necessary to establish the site has been finally
approved and the applicant has delivered to the Planning Director:
(1)
Reports containing an affirmative statement
by each agency to whom the site plan has been referred that the site plan meets all
requirements with which the particular agency is
concerned and that the agency has no recommendations;
(2)
The number of paper copies as prescribed by
the Department of Planning and Zoning; and
(3)
A disk that contains a CAD drawing illustrating
all approved property lines only, if available.
A.
Submission.
(1)
The site plan, all other documents
filed by the applicant, and the report of the Planning Director shall be submitted to the Planning Commission at
its next regular meeting that is at least 10 days after the report
of the Planning Director.
(2)
The Commission may require the applicant to
submit any additional information that it deems necessary to assist
in its review of the site plan.
B.
Requirements for approval. The Planning Commission may not approve any site plan unless it determines
that the site plan:
(2)
Will not substantially increase traffic hazards
or safety concerns due to traffic generated by the proposed use, the location or orientation of curb cuts, or the layout
of internal circulation;
(3)
Contains a layout of buildings, parking, roads, and utilities
that does not substantially increase fire, health, or other public
safety hazards;
(4)
Is adequately buffered and screened to minimize
potential adverse impacts to neighboring properties and public rights-of-way;
(5)
Will not substantially increase stormwater drainage
or pollution;
(6)
Will not have an unreasonably adverse effect
upon property values in the vicinity of the site;
(7)
Will not adversely affect the public welfare,
and will provide for public safety through compliance with the State
Fire Code and with any applicable County or municipal Fire Codes.
[Amended 2-12-2008 by Ord. No. 06-103]
(8)
Is compatible with the general character of
the surrounding neighborhood.
C.
Approval. If the Planning Commission determines that the site plan fulfills all of the
requirements for approval, it shall approve the site plan.
D.
Conditional approval. If the Planning Commission determines that the site plan does not adequately
fulfill any one or more of the requirements for approval and that
such inadequacy may be removed by amendment of the site plan or the application of conditions to approval,
the Commission may approve the site plan subject
to such conditions and/or submission of a revised site plan containing changes that the Commission determines will adequately
fulfill the requirements for approval.
E.
Denial of approval. If the Planning Commission determines that the site plan does not fulfill
any one or more of the requirements for approval and that the requirements
for approval cannot be fulfilled by amendment to
the site plan or by the application of conditions
to approval, the Commission shall deny the application. The decision
shall contain the reasons for denial.
F.
Notification. Unless the applicant or the applicant's
representative is present at the meeting at which action is taken
by the Planning Commission, the Planning
Director shall:
A.
Required conditions. In addition to any other conditions
that it may impose under this article, any final approval by the Planning Commission shall:
(1)
Include a schedule for commencement and substantial completion of all construction, including construction referred to in Subsection A(2) of this section (which period shall ordinarily be no more than 24 months from the date of final approval by the Planning Commission);
(2)
Include a finding that all resource protection,
landscaping, buffer yards, off-street parking and loading, and other facilities and improvements required under this Chapter 18:1 and all required improvements that
the Planning Commission determines are necessary
with respect to the particular site have been completed;
and
A.
Form.
(1)
After approval, the Chairman or Secretary of
the Commission (or, in the case of a minor site plan, the Planning Director) shall note the approval
and its date on the site plan.
(2)
The signature of the Chairman, Secretary, or Planning Director shall constitute final approval of a site plan, and a site plan is not finally
approved until the required signature is affixed.
After an approved site plan has been signed as required under this Chapter 18:1, an approved site plan and all related documents shall be permanently
filed by the Planning Director among the records
of the Department of Planning and Zoning.
A.
In general. A site plan approved
by the Planning Commission in accordance with §§ 18:1-152 through 18:1-156 of this Chapter 18:1 or under any prior ordinance, including any conditions or guarantees attached to its approval, may be amended in accordance with this section. All other requirements and standards of this article are applicable to this section.
B.
Application.
(1)
A person desiring to amend
a site plan shall submit all information necessary
to provide a complete reflection of the proposed amendment and its effect upon the original site plan and
any prior amendments.
(2)
The proposed amendment shall
be accompanied by a fee established by the County Commissioners.
C.
Initial review.
(1)
Prior to official acceptance, the Planning
Director shall review the amendment and
determine whether all necessary information has been supplied and
whether review and approval by other appropriate agencies is required prior to submission to the Planning Commission. If such review and approval is required, the Planning Director shall notify the applicant, in writing, and transmit the proposed amendment to such agencies for review and
further report. Further action may not be taken with respect to a
proposed amendment until all information required
by this subsection is furnished.
(2)
The Planning Director shall
have the authority to approve minor amendments to
approved site plans, provided the amendment does not:
(b)
Change the parking design,
circulation or location of landscape islands in a manner or to a degree
which the Planning Director considers inconsistent
with County parking and loading
standards;
(c)
Significantly change building materials, architecture or building layout or increase building height in a manner or to a degree that the Planning Director considers inconsistent with County standards or with previous Planning Commission approvals;
and
(d)
Require any other modifications that the Planning Director considers significant enough to warrant
full Planning Commission review.
D.
Consideration. The Planning Commission shall consider the proposed amendment at a regular
meeting that is at least 10 days after the Planning Director determines that all necessary information has been furnished. The
Commission shall review the proposed amendment as
if it had been submitted as an original site plan under this article.
E.
Approval.
(1)
If the Planning Commission determines
that the amendment does not represent a significant
change from the use or character of the site
plan as originally approved or in previously approved amendments, or does not require review and approval by other
appropriate agencies, the Commission may approve
or disapprove the amendment in the same manner as
would be permitted with respect to an original site plan.
(2)
The approval of any amendment shall contain such conditions for guarantee and completion of construction
as may be found necessary or appropriate by the Planning Commission.
F.
Reconsideration. If the Planning Commission determines that the amendment represents a significant
change from the use or character of the original site plan and previously approved amendments or requires more detailed review and approval by other appropriate agencies, the proposed amendment shall
be regarded as an original application for a site plan and further action shall be taken with respect to the proposed amendment as if it were being filed as an original application
with the Planning Director.
G.
Recording. Any amendment approved
by the Planning Commission shall be filed by the Planning Director among the records of the Department of
Planning and Zoning.
