§ 320. Generally.

320.1.   Purpose and Intent.

The purpose of site plan review is to ensure that development is carried out in compliance with this Code and the Comprehensive Plan. In addition, a site plan describing and portraying both existing and proposed conditions of the development is required in order that the approving body or official can make an informed decision. There are three (3) levels of site plan review: General Development Plan (GDP), Preliminary Site Plan, and Final Site Plan review.

320.2.   Applicability.

Pursuant to this Code, in certain circumstances a site plan may be required as part of a submitted application for development approval, or may be considered and approved as a separate step in the development process (where authorized by this Code).

A.

General Development Plan Review Required for Planned Development. General development plans shall be required in connection with applications for Planned Development zoning, for all Planned Development projects on property which is zoned for Planned Development but which have no plan approval, Large Projects, and Developments of Regional Impact. An applicant may be required to proceed directly to preliminary site plan approval where the Board determines a General Development Plan will not provide adequate detail to assure compliance with this Code and the Comprehensive Plan. If the applicant is allowed to submit a preliminary site plan without receiving General Development Plan approval, the preliminary site plan shall meet all the requirements hereunder for a General Development Plan and shall be reviewed for all of the criteria in this Code for both a General Development Plan and a preliminary site plan.

B.

Preliminary Site Plan Review Required. Preliminary site plans shall be required for the following:

1.

Office and Commercial Projects. Prior to the submission of Final Site Plans for office and commercial projects greater than thirty thousand (30,000) square feet of gross floor area and for projects greater than three thousand (3,000) square feet of gross floor area in the Agricultural/Rural category of the Comprehensive Plan.

2.

Multi-Family. Prior to the submission of Final Site Plans for multi-family projects with ten (10) or more dwellings.

3.

Industrial. Prior to the submission of Final Site Plan for industrial projects of greater than fifty thousand (50,000) square feet of gross floor area except in platted industrial subdivisions.

An applicant may choose to combine the Preliminary Site Plan review and submit a Final Site Plan instead, provided that all requirements for both Preliminary and Final Site Plans are met. Developments below the thresholds noted above only require Final Site Plan approval, unless also exempt under subsection C, below.

C.

Final Site Plan Review Required. Final site plan review is required for all development projects except the following activities:

1.

Dwellings. One-family, two-family, or mobile home dwellings and their accessory uses and structures, including home occupations, but not including such uses which allow more than two (2) dwelling units per lot.

2.

Temporary Uses.

3.

Limited Increase in Gross Floor Area. When additions, improvements, or alterations to existing uses do not result in an increase of all the structures on the lot in excess of one thousand (1,000) square feet of gross floor area or equals ten (10) percent of the total existing gross floor area, whichever is greater, not to exceed two thousand (2,000) square feet in area.

4.

Change of Use with no Additional Parking Spaces Required. When a change of use to existing structures, not requiring special use approval, requires no additional parking spaces pursuant to Section 1005, Off-Street Parking.

5.

Exempted Special Permits. When the Department Director determines that the external modifications to an existing structure to be occupied by a Special Permit site would not require submission of a Final Site Plan.

6.

Agriculture. Non-commercial agricultural buildings such as barns, storage structures and similar facilities which contain no wholesale or retail sales activities. Commercial agricultural buildings, such as greenhouses, shall, however, meet all requirements outlined in Chapter 5, Part II, Standards for Accessory Uses and Structures. Any agricultural use in either the WP-E or WP-M Overlay Districts shall require Administrative Permit approval. This exemption shall not apply to any retail agricultural use, building or operation such as farm equipment and supply establishment.

D.

Previously Approved Plans. All active conceptual development plans and conceptual site plans approved before adoption of this Code shall be considered General Development Plans for the purposes of this Code. All active preliminary development plans and final Site plans approved before adoption of this Code shall be considered Preliminary site plans and Final Site Plans, respectively.

E.

Site Plans Submitted in Conjunction with Rezoning Application. For all site plans submitted in as part of a rezoning application (for a rezoning to a Planned Development zoning district, for example), the site plan shall be reviewed and approved or denied in accordance with the procedures set forth for rezoning applications.

(Ord. No. 16-24 , § 3(Exh. A-3), 11-15-16)