§ 322. Preliminary Site Plans (PSP).

Preliminary site plans shall be designed to show the location and nature of a project at a greater detail, to allow analysis of the arrangement of land uses and improvements on the site in relation to each other, existing conditions, and surrounding property.

322.1.   Application Requirements.

The Department Director shall establish administrative procedures setting forth the requirements for information to be submitted with any application for a preliminary site plan approval. Such requirements may include distinct requirements for different types of site plans, and/or distinct requirements for different types of development approvals for which site plans are required. The matters which may be addressed by such requirements may include, and shall not be limited to:

A.

Graphic, documentary and technical standards;

B.

Information relating to project design, configuration, proposed uses, buffering, delineation of lots, uses, easements, public and private improvements, conservation and preservation areas;

C.

Information relating to existing and pending approvals, conditions, related off-site improvements, external surroundings, existing and proposed facilities; and

D.

Any other information necessary to assure compliance with this Code and the Comprehensive Plan.

322.2.   Preliminary Site Plan Review Criteria.

In deciding whether to recommend for approval, or approval with modifications, or denial of a proposed preliminary site plan, the approving authority shall consider the following factors:

A.

Previous Approvals. The site plan substantially conforms and is consistent with prior approvals such as a General Development Plan, rezoning, Special Permit, variance, etc.

B.

Comprehensive Plan. The proposed plan must be consistent with all applicable provisions of the Manatee County Comprehensive Plan.

C.

Land Development Code. The proposed plan must be in conformance with Land Development Code.

D.

Use and District Requirements. The proposal must conform to the requirements of the zoning district(s) in which it is located and, where applicable, to the requirements of Chapter 5 for the particular use or activity under consideration.

E.

Environment. The proposal shall not adversely impact environmentally sensitive lands or natural resources.

F.

Circulation. Ingress and egress to the property and internal traffic patterns must be designed to protect and promote motorized vehicle and pedestrian/bicycle safety and convenience, allow for desirable traffic flow and control, and provide adequate access in case of fire or catastrophe.

G.

Concurrency. The site plan must meet the requirements of Section 360, Certificate of Level of Service, or the site plan must be conditioned upon a Certificate of Level of Service being granted prior to Construction Drawing approval (this second option is available only where the applicant is required to obtain Construction Drawing approval).

322.3.   Preliminary Site Plan Review Process.

A.

Pre-Application Meeting. The applicant is strongly encouraged to schedule and attend a first-step meeting consistent with the requirements of this Chapter.

B.

Application submittal. The application shall be submitted per this Chapter. If the proposed development also requires Special Permit approval, the applications for PSP and Special Permit may be submitted concurrently.

C.

Development Review Committee Review. The DRC must review the PSP in accordance with the provisions of this Chapter. The Department Director shall be the final approving authority of Preliminary Site Plans for developments that do not require Planned Development or Special Approval.

D.

Planning Commission Review. Preliminary Site Plans submitted in conjunction with a Planned Development or Special Approval application shall be reviewed by the Planning Commission. Upon issuance of the written comments of the DRC and the staff report, the Preliminary Site Plan shall be scheduled for a quasi-judicial hearing before the Planning Commission. The Planning Commission shall submit a recommendation to the Board to approve, approve with modifications or deny the application.

E.

Board of County Commissioner Review. Preliminary Site Plans submitted in conjunction with a Planned Development or Special Approval application shall be reviewed by the Board. The Board shall conduct a quasi-judicial hearing on the application and approve, approve with modifications or deny the application.

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

322.4.   Effect of Preliminary Site Plan Approval.

Upon approval of a preliminary site plan under this Section, the applicant may apply for Final Site Plan approval.

322.5.   Expiration of Preliminary Site Plans.

The applicant must submit a Final Site Plan application within five (5) years of the preliminary site plan approval. If the applicant does not receive final site plan approval within this time, then the preliminary site plan is no longer valid.

The expiration date for a preliminary site plan may be extended by the Board for a maximum of two (2) years beyond the original expiration date. The applicant must request such an extension in writing. When reviewing requests for extension, the Board shall consider the following criteria:

A.

The proposal remains consistent with applicable provisions of the adopted Comprehensive Plan, including a consideration of any change to the future land use map designation for adjacent properties since the original approval of the preliminary site plan.

B.

Whether the proposal remains consistent with applicable provisions of the adopted Land Development Code, including a consideration of any change to the zoning map designation for adjacent properties since the original approval of the preliminary site plan.

C.

Whether the proposal remains compatible with existing development on adjacent properties, including a consideration of any new development on adjacent properties since the original approval of the preliminary site plan.