A. An applicant may request (but shall not be required to obtain) a pre-preliminary review of the site plan. Applicants are encouraged to obtain such review to be apprized of any significant problem areas and specific revisions or actions necessary to bring the site plan into general compliance. Four copies of the proposed pre-preliminary site plan shall be submitted to the Planning Department.
B. If preliminary site plan review and approval by the Planning Commission is required by this ordinance, then the applicant shall submit 12 copies along with 12 copies of the application for site plan approval and the appropriate review fee. The site plan shall be presented to the Planning Commission for their review and approval. Once the Planning Commission grants preliminary site plan approval, the applicant shall proceed with the site plan review procedures set forth in paragraph C of this section.
C. If the preliminary site plan review and approval by the Planning Commission is not required by this ordinance, the applicant shall submit to the Planning Department 16 copies of the proposed plan, together with two copies of the application for site plan review along with the appropriate fees. The Planning Department shall review the site plans to determine compliance with the ordinances. The Planning Department shall distribute copies to the Assessing, Building, Fire, Police, Public Works and Engineering Departments and the zoning division of the Building Department.
D. Preliminary site plan approval by the Planning Commission under paragraph B or by the Planning Department under paragraph C shall be effective for a period of one year. If final site plan approval is not obtained within that period of time, preliminary site plan approval shall lapse. However, the Planning Department may grant one six month extension if good cause for the delay is demonstrated.
E. After preliminary site plan approval has been granted by either the Planning Commission or the Planning Department, the Engineering Department shall determine whether or not all current engineering standards have been met. The Engineering Department shall also forward the site plan to all agencies having jurisdiction over requirements relating to the proposed development for their review.
F. Upon determination that the Engineering Department standards have been met, along with the requirements of the Assessing, Building, Fire, Police and Public Works Departments and the Zoning Division, the site plan shall be returned to the Planning Department for final site plan review and approval.
G. No final site plan approval shall be granted until all of the requirements of the Zoning Ordinance, engineering standards, other applicable ordinances, and state and federal statutes have been satisfied.
H. Final site plan approval is effective for a period of one year. If a building permit is not secured within that period of time or if construction is not commenced within six months after the issuance of the building permit, the site plan approval shall lapse. If a building permit is not required, then a zoning compliance certificate for the land use which has been given site plan approval must be issued within that one year period of time or the site plan approval shall lapse.
I. No building permit shall be issued until final site plan approval is obtained.
J. Any proposed change, determined by the Planning Department to be a material change to that site plan following final site plan approval, must be resubmitted by the applicant for review and approval by the various city departments. Any changes made to an approved site plan by the Planning Commission involving alterations, modifications, improvements and additions to existing structures or developments shall not require Planning Commission review and approval unless, as determined by the Planning Department, such change significantly impacts any of the factors considered by the Planning Commission in approving the site plan.
(Ord. No. 278-P, § 7, 10-3-95; Ord. No. 278-NN, § 20, 1-6-09)
