[Amended 12-9-2002 by Ord. No. 2002-14]
Prior to the issuance of a building permit and
certificate of occupancy for any use other than a single-family residence
in a permitted zone, the Land Use Board shall review and approve a
site plan of said use. Site plan approval issued under the terms of
this section is valid for a period running concurrently with the building
permit or issuance of the certificate of occupancy, whichever occurs
first. No changes shall be made in any site plan approved by the Land
Use Board without approval of said Board.
A.
In connection with site plan approval, the Board need not consider any site plan which does not set forth all details specified hereunder in § 90-64, and the Board need not approve any site plan which does not satisfy all of the terms, conditions, requirements and standards of this chapter.
B.
No site plan approval shall be granted unless or until
the Land Use Board is satisfied that all off-site improvements, such
as curbing, paving, width of existing streets, water supply facilities
and drainage, which will be affected by the proposed use are sufficient
for such proposed use.
C.
A set of preliminary renderings of the proposed buildings
shall accompany the site plan.
[Added 4-8-2002 by Ord. No. 2002-5]
A.
Prior to the filing of an application for final site plan approval for the whole or a section of an application that has been granted preliminary approval, the developer shall have installed the improvements required in this chapter in accordance with the approved preliminary plan and under the supervision and inspection of the Township Engineer or shall have posted the required performance guaranties to assure the installation of the improvements pursuant to § 90-64.2 of this chapter.
B.
An application for final subdivision or site plan approval shall be filed in accordance with the provisions of this chapter and shall contain all data and information required in § 90-64 as well as all information indicated on the final site plan checklist for determining completeness. Said application shall be filed within the period prescribed in § 90-64 and may be for the whole or a section or sections of the preliminary approval.
C.
When the Board finds that the application is in substantial compliance with the provisions of this chapter, it shall schedule a hearing on the application, following the procedure for hearings in § 90-30. The Board shall, if the application complies with this chapter and any conditions imposed by the Board, grant final approval.
D.
Final approval of a subdivision or site plan shall confer on the applicant the following rights for a two-year period, except as provided in Subsection E below, from the date of approval:
(1)
That the zoning requirements applicable to the
preliminary approval first granted and all other rights conferred
upon the developer at preliminary approval shall not be changed.
(2)
That the applicant may apply for and the Board
may grant extensions for additional periods of one year, but not to
exceed three extensions.
(3)
That the granting of final approval terminates
the time period of preliminary approval for the section or sections
granted final approval.
E.
For site plans of 150 acres or more or site plans for 200,000 square feet or more of nonresidential floor area, the Board may grant the rights in Subsection D above for a period of time, longer than two years, to be determined by the floor area approved, by economic conditions and by the comprehensiveness of the development. The applicant may apply for and the Board may grant an extension of approval for such additional time as would be reasonable based on the consideration above.
F.
A construction permit in connection with a site plan
may be issued prior to final approval, but only after satisfaction
of all conditions of preliminary approval and installation of such
improvements as the Board, upon advice of the Township Engineer, may
find necessary as precedent to the issuance of such permit. No certificate
of occupancy in connection with a site plan shall be issued until
final site plan approval by the Board.
G.
Development agreements.
(1)
On each occasion where off-tract improvements
or other such conditions are necessary for the development of real
property as required by existing ordinances or by the Land Use Board,
there shall be executed a development agreement.
[Amended 12-9-2002 by Ord. No. 2002-14]
(2)
The development agreement shall be executed
by the Mayor of the municipality and the landowner, developer and
builder and shall be approved as to form, sufficiency and execution
by the Land Use Board Attorney and the Township Attorney.
[Amended 12-9-2002 by Ord. No. 2002-14]
(3)
The development agreement shall include, but
not be limited to, specification of cash contribution, the method
of payment of the same, the relative timing of such payment and the
obligation or obligations to be undertaken by the Township of Franklin.
H.
Completion of improvements. After completing the construction of the public improvements and prior to the release of the performance guaranty, the applicant shall prepare three sets of as-built or as-constructed drawings showing locations of all utilities and site improvements in their exact location and elevation, and apply to the Township Engineer for a final inspection of the work as provided in § 90-46.
[Amended 10-31-1988 by Ord. No. 88-9]
A.
The initial site plan application shall be accompanied by a site plan or other documents containing all of the items set forth on the checklist which has been adopted as an Appendix to this chapter by § 90-26.1.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
A.
It is the intent and purpose of this section to create
the category of a minor site plan to be applicable to the following
defined classes of development, with respect to which it has been
determined that the greater detail of the site plan plat and supporting
documentation otherwise required of a site plan not meeting the definition
of a minor site plan is not reasonably required to enable the approving
authority to make an informed determination thereon.
B.
A minor site plan shall be limited to a plan of a
single lot which proposes new development within the scope of the
following classes of development; which does not involve planned development,
any new street or the extension of any off-tract improvement; which
contains the information reasonably required in order to enable the
approving authority to make an informed determination as to whether
the requirements established by this section for approval of a minor
site plan have been met; and which shall be limited to the following
classes of development:
(1)
A change in use involving no building construction,
other than interior modification or interior structural alteration,
with no additional demands for or requirement to construct new or
additional off-street parking.
(2)
Minor structural changes, such as entry enclosures,
porticoes and other structural appurtenances, including roof appurtenances.
(3)
Building additions and accessory structures
not exceeding 50% of the existing ground coverage area, up to a maximum
of 1,000 square feet, and parking additions of up to four spaces,
provided that the same do not invade upon any required parking area,
front, side or rear yard setback area or otherwise violate any requirements
of this chapter.
(4)
Wireless telecommunications antennas on existing
structures.
[Added 12-28-1998 by Ord. No. 98-16]
C.
An application for minor site plan classification, review and approval shall be accompanied by a site plan plat and shall contain all of the items established by the completeness checklist which has been adopted by § 90-26.1B(1) and (2) of this chapter and which appears as an Appendix to this chapter.[1]
[1]
Editor's Note: Said checklist is included at the end of this chapter.
[Added 6-29-1992 by Ord. No. 92-5]
A.
Site plan design standards for the HC Zone.
(1)
A minimum of 5% of the area of the front yard
setback shall be planted with street trees and ornamental shrubs.
(2)
The site may provide for a shared driveway access
and cross access easements with one or more adjacent lots in the HC
Zone.
(3)
The following architectural standards shall
serve to guide the design of a mixed retail commercial and office
development in the HC Zone.
(a)
To the degree practical, an architectural theme
should be reflected in building facades, massing and ornament and
in landscaped features. Such a visual quality is essential to achieving
a sense of place and providing the HC Zone development with a visual
character.
(b)
Buildings and public spaces shall be related
to the topography and the natural features of the site.
(c)
The majority of the uses within the development
shall be connected, where possible, by continuous arcades, colonnades,
canopies, awnings or similar design elements.
(d)
Where appropriate to the type, scale and use
of the building, flat roofs shall be visually concealed in the front
of the building by pitched roofs, canopies or parapets with cornices.
A two-story feature such as a clock tower or flagpole should be incorporated
in the building and site design to add visual interest. Such features
may exceed the maximum building height as long as they do not exceed
in area more than 25% of the total roof area visible from the front
yard setback.
(e)
Where several storefronts are located in one
building, they shall be unified in design treatment (e.g., design
of windows and door openings, use of materials, signs and color).
(f)
Exterior-mounted mechanical and electrical equipment
shall be architecturally screened and/or painted so as to be visually
unobtrusive. Roof-mounted equipment shall, where possible, be located
to the rear of the building or shall be appropriately screened.
(4)
Parking standards. Five off-street parking spaces
per 1,000 square feet of gross leasable floor area shall be provided,
with any excess area to be rounded off to the next highest number
of parking spaces for mixed use centers. General or administrative
offices (excluding medical) in independent structures shall provide
one off-street parking space per 225 square feet of office gross leasable
floor area. Medical offices shall provide one off-street parking space
per 175 square feet. Where medical and other offices are mixed, the
combined parking requirement shall meet the individual requirements
for the gross leasable area devoted to each use.
(5)
Trash storage/recycling areas must be contained
within a fully screened area with an opaque masonry wall or board-on-board
wood fence of a minimum height of six feet.
B.
Landscaping standards. All site plans shall include
a landscaping plan which complies with the following minimum standards:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
All portions of the property not used for off-street
parking shall be attractively landscaped with grass lawns, trees and
shrubs as approved by the Land Use Board.
[Amended 12-9-2002 by Ord. No. 2002-14]
(2)
Each off-street parking area shall have a minimum
landscaped area equivalent to 10% of the parking area, landscaped
with approximately 1/2 of said area having shrubs no higher than three
feet and the other half having trees with branches no lower than seven
feet. Such landscaped areas shall be distributed throughout the parking
area in order to break the view of parked cars. Planting along the
perimeter of a parking area, whether for required screening or general
beautification, will be considered as part of the required parking
area landscaping.
(3)
No row of parking spaces shall contain more
than 20 spaces unless broken by landscaped islands not less than 10
feet in width.
(4)
All loading areas shall be landscaped and screened
sufficiently to obscure the view of the parked vehicles and loading
platforms from any public street or adjacent residential district(s)
throughout the year. Such screening shall be by an extension of the
building, fence, berm, wall, landscaping or combination thereof.
(5)
Shade trees shall be planted at a ratio of one
tree per 50 feet of street frontage and may be planted in an informal
arrangement.
(6)
The landscaping screen required by § 90-57L shall consist of canopy trees (large deciduous trees) with a minimum caliper of 2 1/2 inches to three inches; understory trees with a minimum caliper of two inches to 2 1/2 inches if deciduous (ornamental) trees or a minimum height of six feet to eight feet if evergreen trees; and shrubs with a minimum height of three feet.
[Added 10-29-2001 by Ord. No. 2001-11]
C.
Lighting standards. All site plans shall provide streetlighting
which complies with the following minimum standards:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
Streetlighting of a type supplied by the utility
and of a type and number approved by the Township Engineer shall be
provided at all street intersections and along all arterial, collector
and local streets and anywhere else deemed necessary for safety reasons.
Wherever electric utility installations are required to be underground,
the applicant shall provide for underground service for streetlighting.
(2)
All parking areas and walkways thereto and appurtenant
passageways and driveways serving commercial, public, office, multiple-family
or other uses having common off-street parking and/or loading areas
shall be adequately illuminated for security and safety purposes.
The lighting plan in and around the parking areas shall provide for
nonglare lights focused downward. The light intensity provided at
ground level shall be indicated in footcandles on the submitted site
plans and shall average at least 0.5 footcandle at intersections and
0.3 footcandle elsewhere in the area to be illuminated. Lighting shall
be provided by fixtures with a mounting height not more than 20 feet
or the height of the building, whichever is less, measured from the
ground level to the center line of the light source, spaced a distance
not to exceed five times the mounting height.
(3)
Any outdoor lighting, such as building and sidewalk
illumination, driveways with no adjacent parking, the lighting of
signs and ornamental lighting, shall be shown on the lighting plan
in sufficient detail to allow a determination of the effects upon
adjacent properties, traffic safety and overhead sky glow. The objective
of these specifications is to minimize undesirable off-premises effects.
No light shall shine to interfere with or distract driver vision.
To achieve these requirements, the intensity of such light sources,
the light shielding and similar characteristics shall be subject to
site plan approval.
D.
Loading areas.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
For every building or use of at least 10,000
square feet of floor area requiring the receipt or distribution in
vehicles of materials or merchandise, there shall be maintained on
the same premises with such building or use at least one off-street
loading space which satisfies the following minimum requirements:
(2)
In addition, uses greater than 40,000 square
feet of gross floor area shall provide one additional off-street loading
space for each additional 40,000 square feet of gross floor area or
fraction thereof.
E.
Sidewalks. All site plans shall comply with the following
minimum requirements:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
Hard-surfaced sidewalks at least four feet in
width shall be provided in such locations as will ensure convenient
pedestrian traffic as required by the Land Use Board. Wider widths
may be necessary near pedestrian generators, employment centers and
commercial uses.
[Amended 12-9-2002 by Ord. No. 2002-14]
(2)
Where sidewalks abut the curb of a parking area,
a planting strip with a minimum width of three feet shall be provided
between the curb and sidewalk or the sidewalk shall be a minimum width
of six feet.
(3)
The thickness and type of construction of all
sidewalks shall be in accordance with specifications provided by the
Township Engineer.
(4)
All sidewalks shall provide ramps for adequate
and reasonable access for the safe and convenient movement of physically
handicapped persons.
F.
Soil erosion and sediment control. All site plans shall comply with the soil erosion and sediment control standards provided in § 90-48G.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
G.
Street furniture. All site plans shall comply with
the following minimum requirements:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
Street furniture and site furnishings, such
as but not limited to benches, trash receptacles, phone booths, bike
racks, etc., shall be employed as needed to create an attractive pedestrian
environment and shall be located and sized in accordance with their
functional need.
(2)
Street furniture and site furnishings shall
be compatible in form, material and finish. Style shall be coordinated
with that of the existing or proposed site architecture.
(3)
Selection of street furniture shall consider
durability, maintenance and long-term cost.
H.
Stormwater management. All site plans shall address the stormwater management requirements contained in § 90-45B.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
I.
Utilities. All site plans shall comply with the following
minimum requirements:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
All utility systems shall be designed in accordance
with accepted engineering practices and with all applicable municipal
and state regulations.
(2)
All new telephone, electric and cable television
service on the property shall be underground.
(3)
Extension of electric, gas and other utility
distribution lines and cable television lines to new residential buildings
within an approved subdivision having three or more building lots
or to new multiple-occupancy or townhouse structures shall be made
underground. Such extensions of service shall be made by the utility
in accordance with the provisions governing and regulating said facility.
In areas where there are karst features, underground installations
shall include specific provisions to prevent the channeling of subsurface
water.
[Added 6-10-1996 by Ord. No. 96-9]
J.
Waste storage and disposal. All site plans shall comply
with the following minimum requirements:
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
(1)
Provision shall be made for the orderly deposit,
storage and collection of trash, garbage and other waste material.
(2)
Any trash, garbage and waste material stored
outside of buildings shall be stored in suitable containers and in
fenced or walled enclosures. Said enclosures may adjoin the rear wall
of a building or a sidewall of a building which does not face on either
a street or a residential district or may be located in the rear yard
and apart from the building, provided that all accessory building
setbacks are met. Said enclosures shall be screened from view from
any adjoining street or property.
(3)
Any trash, garbage and waste material shall
be so contained as to be protected from the elements and to eliminate
potential for accumulation or scattering of debris. Garbage of an
animal or vegetable nature, any trash or waste material that would
attract vermin and insects and any other waste material which, by
its nature, would present a health hazard if exposed to the elements
shall be stored in airtight and/or leakproof covered metal containers
as may be necessary.
K.
Off-street parking. All development shall comply with the off-street parking requirements established in § 90-58B.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
L.
Public utility structures. New, expanded or extended
public utility structures and uses shall be subject to site plan review
by the Land Use Board, except that transmission lines, pipes and similar
facilities using existing public or private rights-of-way are exempt
from such review.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6; 12-9-2002 by Ord. No. 2002-14]
M.
Public water. Public water shall be utilized wherever
it is available to serve the proposed development.
[Added 8-24-1992 by Ord. No. 92-6; amended 8-8-1994 by Ord. No.
94-6]
