(a)
The purpose of this article is to encourage sound and innovative
design and to ensure that land is used in a manner that is efficient,
in harmony with neighboring property and the environment, and in accordance
with the comprehensive plan and provisions of this chapter and other
parts of the City of Franklin Code.
(b)
The planning commission or the zoning administrator shall not approve
any development, use or plan or any feature thereof, which constitutes
a danger to the public health, safety or general welfare or which
is in violation of federal, state or city laws or regulations.
Site plans shall be required for the following major uses and
additions and expansions thereto:
(1)
Multiple-family dwellings;
(2)
Townhouses and condominiums;
(3)
Churches, temples, synagogues and cemeteries;
(4)
Docks, marinas, wharves, piers, bulkheads and the like or any overwater
structures, except private overwater piers and boat houses accessory
to single-family dwellings;
(5)
Commercial or industrial buildings or developments;
(6)
Mobile home parks;
(7)
Campgrounds;
(8)
Public parks and recreation facilities;
(9)
Public utilities, public service or transportation uses, transmission
mains, buildings, generating purification or treatment plants, water
storage tanks, pumping or regulator stations, telephone exchange,
transformer or substations, or power transmission lines;
(10)
Schools and public buildings;
(11)
Hospitals and nursing homes;
(12)
Towers;
(13)
Two or more duplexes on the same parcel;
(14)
Three or more single-family dwellings on the same parcel; or
(15)
Off-street parking areas or any additions to existing off-street
parking areas except for single-family residences.
Before filing an application for approval of a site development
plan, the applicant is advised to confer with the zoning administrator
or his designee and such other agencies of the city, or state, as
the zoning administrator suggests to be advisable concerning the general
proposal. At that time, the applicant or his representative may submit
unofficial preliminary studies of the concept of the recommendations
concerning the development of the tract. Such action does not require
formal application or filing of a site plan and is not to be construed
as an application for approval in computing time limitations in relation
thereto.
[Amended by Ord. of 2-25-2002(1)]
Site plans shall at a minimum contain:
(1)
Title of project;
(2)
Name of engineer, architect, landscape architect, planner and/or
licensed surveyor;
(3)
Location of site by an insert map at a scale no less than one inch
equals 2,000 feet;
(4)
Indication of the scale, north arrow, zoning tax map number and such
information as the names and numbers of adjacent roads, streams and
bodies of water, railroads and subdivisions, or other landmarks sufficient
to clearly identify the location of the property;
(5)
Boundary survey of site;
(6)
All existing and proposed improvements; all existing and proposed
streets and easements, their names, numbers and width; existing and
proposed utilities with easements and sizes, projected peak water
and wastewater flows, watercourses and their names and owners;
(7)
Location, type and size of all entrances to the site;
(8)
Existing topography and proposed finished contours at no greater
intervals than two feet based on sea level datum.
(9)
A landscape plan showing woodline before site preparation, areas
to be screened, fenced, walled and/or landscaped, with approximate
arrangements, plant types and sizes.
(10)
Provisions for off-street parking, loading spaces and pedestrian
walkways including existing and proposed sidewalks, calculations indicating
the number of parking spaces required and the number provided;
(11)
Number of floors, floor area, height and location of each building;
(12)
For a multi-family residential development, the number, size and
type of dwelling units and the location, type and percentage of total
acreage of recreation facilities;
(13)
Detailed utility layout including water and sanitary sewer plan with
profiles; location of electrical transmission lines, gas pipelines,
street lights and fire hydrants; and locations of garbage and trash
disposal facilities;
(14)
Provisions for the adequate control of stormwater drainage and erosion
and sedimentation, indicating all proposed temporary and permanent
control measures;
(15)
Indication of the total site area, and the amount and percentage
of the site covered by open space and buildings;
(16)
By-laws of homeowner association where applicable:
a.
Reserved.
b.
If the zoning administrator determines that one or more of the above
submittal requirements is not applicable to the proposed project,
the zoning administrator may waive those requirements.
c.
The submittal of a site plan with insufficient information shall
result in the return of the plans to the applicant without review;
such deficiencies shall be noted in written form.
(17)
Existing or proposed curb and gutter, proposed auxiliary lanes, right
turn lanes or left turn lanes for ingress to or egress from the site
and sidewalks.
[Amended by Ord. No. 2003-14, 9-22-2003]
Upon application and review, the planning commission shall consider
site plans if any of the following conditions are present:
(1)
The site plan proposes a single building or group of buildings which
contain a total floor area that exceeds 10,000 square feet;
(2)
The site plan proposes two entrances on the same road, involves a
disturbance of slopes greater than 15 percent, or proposes a fast
food restaurant, convenience store or a shopping center; or
(3)
The site plan proposes an addition to an existing use which would
contain a floor area greater than 75 percent of the total floor area
of the existing use or an addition to an existing use of 10,000 square
feet or more of floor area.
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If site plans do not require planning commission review under
this section, they may be considered and reviewed administratively
by the zoning administrator.
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(a)
The applicant shall submit to the zoning administrator, or his designee,
ten copies of the site plan and pay the appropriate application fee.
(b)
Upon meeting all submittal requirements, the site plan shall be reviewed
by the zoning administrator, and city staff. The zoning administrator
shall prepare a report on the proposed site plan and make a recommendation
to the planning commission.
(c)
The planning commission shall consider the recommendation of the
zoning administrator and either grant preliminary approval, defer
or disapprove the site plan. The site plan may be granted preliminary
approval with conditions that must be satisfied prior to final approval
by the zoning administrator. The zoning administrator shall notify
the applicant of the planning commission's findings within ten working
days of the planning commission's meeting. Such notice shall state
any actions, changes, conditions or additional information that shall
be required to secure preliminary or final approval. If disapproved,
the notice shall state the specific reasons for disapproval.
(a)
The applicant shall submit to the zoning administrator or designee,
ten copies of the site plan and pay the appropriate application fee.
Upon meeting all submittal requirements, the site plan shall be reviewed
by the zoning administrator and city staff. The zoning administrator
shall transmit city staff comments to the applicant within 30 days
of submittal of plans meeting all applicable submittal criteria. No
plan shall be approved until all staff requirements are met.
(b)
The site plan may be granted preliminary approval be deferred, or
be disapproved by the zoning administrator. The site plan may be granted
preliminary approval with conditions that must be satisfied prior
to final approval by the zoning administrator. The zoning administrator
shall notify the applicant of any action taken on the site plan within
ten working days of such action. Such notice shall state any actions,
changes, conditions or additional information that shall be required
to secure preliminary or final approval. If disapproved, the notice
shall state the specific reasons for denial.
[Amended by Ord. of 2-25-2002(1)]
The planning commission and the zoning administrator shall examine
and consider site plans with respect to:
(1)
Intensity of land use including developable acreage, density and
adequate provisions for open space and recreational facilities as
appropriate to the site usage and to the comprehensive plan.
(2)
Design and layout of the site including buildings, signs, recreation
facilities, garbage and trash disposal facilities, sedimentation and
erosion controls, storm drainage, stormwater management, sanitary
sewage disposal, and water supply exit and entrance points on the
site including line sizes, areas to be landscaped with approximate
arrangement and plant types and sizes indicated, and provisions for
pedestrian and vehicular traffic movements within and adjacent to
the site. Particular emphasis shall be placed upon the review of on-site
aesthetics; public safety features; environmental, historic and vegetative
preservation; efficient layout of buildings, parking areas, off-street
loading and unloading; and movement of people, goods and vehicles
(including emergency vehicles) from access roads within the site,
between buildings and vehicles. Vehicular access to the site shall
be designed to aid overall traffic flow and to permit vehicles a safe
ingress and egress.
(3)
Design standards contained in this chapter as they relate to parking,
location of structures, setbacks, yards, and building coverage shall
apply, where applicable, to site plan approval. The design criteria
established in the city subdivision ordinance and applicable standards
of the state department of transportation shall apply where appropriate,
to site plan approval.
(4)
The need for curb and gutter, the need for any auxiliary lanes, right
turn lanes or left turn lanes for safe ingress to or safe egress from
the site and/or the need for any sidewalks.
Preliminary approval of a site plan shall be valid for a period
of one year. A revised site plan, if required, must be presented and
properly filed with the zoning administrator, or his designee, and
receive final approval from the zoning administrator or planning commission,
prior to the termination date of the preliminary approval.
Ten copies of a revised site plan shall be submitted to the zoning administrator or his designee who shall within 30 days review the plans for compliance with applicable city regulations, the requirements for final approval and any conditions of the preliminary approval. The zoning administrator shall provide a set of all submittals to relevant city departments for their review and written comments. The revised site plan shall be submitted on separate sheets or overlays as appropriate for accurate representation of the project. Insufficient submittals may be returned to the applicant with written notification of deficiencies from the zoning administrator or his designee. The revised site plan shall at a minimum contain those items set forth in § 24.4.
Upon final approval of the site plan the zoning administrator
or his designee shall transmit two approved sets of plans to the developer,
owner or authorized project agent, and retain one copy of any correspondence
and plans.
Final approval of a site plan submitted under the terms of this
article shall expire one year after the date of such approval. During
that period all building permits shall be obtained or the development
shall be put into use. When building permits have been issued, the
site plan approval shall run concurrently with the building permit
term of validity for only those buildings and improvements covered
by a permit.
(a)
Upon application, an approved site plan may be amended with the approval
of the zoning administrator, provided that such proposed amendment
does not:
(1)
Alter a recorded plat;
(2)
Conflict with the specific requirements of this article;
(3)
Change the general character or content of an approved development
plan or use;
(4)
Have an appreciable affect on adjoining or surrounding property;
(5)
Result in any substantial change of major external access points;
(6)
Increase the approved number of dwelling units or height of
buildings; or
(7)
Decrease the specified yards and open spaces or specified parking
and loading spaces.
For all projects subject to site plan review in accordance with
this article, a copy of final "as-built" plans and specifications
for all water and sewer facilities and fire hydrants shall be submitted
to the zoning administrator prior to the issuance of any permanent
certificate of occupancy.
[Amended by Ord. No. 2005-8, 5-9-2005]
(a)
Inspection and supervision during development:
(1)
Unless otherwise specifically provided in this chapter, the
construction standards for all off-site and on-site improvements required
by this chapter, the site plan or other documents approved by the
city shall conform to city design and construction standards. The
building official or his designee shall, after approval of the plan
and specifications, inspect construction of all improvement and land
disturbances to assure conformity with the approved plans to the maximum
extent possible.
(2)
The owner or agent shall notify the director of public works
in writing three days prior to the beginning of all street or storm
sewer work shown to be constructed on the site plan.
(3)
The owner or agent shall provide adequate supervision on the
site during installation of all required improvements and have a responsible
superintendent or foreman, together with one set of the approved plans,
profiles and specifications available at the site at all times when
the work is being performed.
(b)
Maintenance of on-site improvements. On-site improvements such as
public access roads, sidewalks, parking lots and other infrastructure
improvements required by this article and constructed by the owner
in compliance with this article shall be maintained in a good and
serviceable condition as long as the use for which they were constructed
or any subsequent lawful use shall continue.
(c)
Sanctions, penalties and relief. Any person, firm or corporation,
whether as principal, agent, owner, lessee, employee or similar position,
who violates or fails to comply with any provision of this article,
permits such violation or erects any structure or uses any land or
structure prior to preliminary approval or contrary to a site plan
shall be subject to criminal sanctions, civil penalties and/or injunctive
relief.
Submittal of a site plan and subsequent revisions proposed by
the applicant shall be accompanied by the designated site plan review
fee of $150.00 plus $25.00 per acre or portion thereof of the site.
