The proper development of a community requires that various
uses within any district be as compatible as possible. There are,
however, certain types of activities and structures which, because
of size and the amount of traffic generated or attracted under normal
use, lend themselves to potential conflict with surrounding uses.
It is the responsibility of the Ithaca Planning Commission to provide
procedures to ensure the City develops in accordance with the general
intent of this ordinance.
21.02:1.
Site plans are subject to review for the following uses:
(a)
All uses permitted by special approval in all zoning districts
listed in this ordinance.
(b)
All planned unit developments.
(c)
All site plan condominiums.
(d)
Uses and structures permitted by right in certain zoning districts,
when such development is comprised of special characteristics that
local officials feel necessitate a site plan.
(e)
All construction occurring within the Ithaca Industrial Park.
(f)
All site plans associated with a special use permit application
must be reviewed by the Ithaca Planning Commission, in accordance
with the standards defined in Article 22 in addition to Article 18,
if site performance criteria are used. All site plans required in
conjunction with permitted uses shall be reviewed by the Zoning Administrator
to ensure conformance with the standards defined in Articles 22 and,
if applicable, Article 18.
21.03:1.
Each site plan submitted shall contain the following information,
unless specifically waived, in whole or in part, by the Planning Commission:
(a)
The date, north arrow, scale and name of the individual or firm
responsible for preparing said plan. The scale must be at least one
inch equals 20 feet for parcels under three acres and not less than
one inch equals 50 feet for parcels of three acres or more.
(b)
The boundary lines of the property, to include all dimensions
and legal descriptions.
(c)
The location of all structures on the site, including proposed
drives, walkways, signs, exterior lighting, parking (showing the dimensions
of a typical parking area), loading and unloading areas, common use
areas and recreational areas and facilities.
(d)
The location and widths of all abutting rights-of-way.
(e)
The location of unusual environmental features, such as streams,
wetlands, shorelands, etc.
(f)
The location and identification of all existing structures within
a 200-foot radius of the site.
(g)
The name and address of the property owner.
(h)
The existing zoning district in which the site is located and,
in the case of a request for a zoning change, the classification of
the proposed new district.
(i)
The location of all existing and proposed landscaping as well
as all existing and proposed fences or walls.
(j)
A locational sketch of the proposed use or structure.
(k)
The type, location and size of all utilities existing and proposed
for the site.
(l)
The location, size and slope of all subsurface drainage facilities.
(m)
A summary schedule and views should be affixed to site plans
for proposed structures in applicable residential and commercial districts,
giving the following information:
(n)
For multiple-family and mobile home developments, the contour
intervals of the topography of the existing and finished site shall
be shown wherever the existing slope on any part of the building site
is 10% or greater. Such contour shall be shown at height intervals
of two feet.
21.04:1.
All site plans required as stated with this ordinance shall
be submitted by the petitioner (property owner or designated agent)
to the office of the Zoning Administrator. A request for site plan
approval for special uses identified in Article 20, or a site performance
development as identified in Article 18 shall require three copies
of the site plan, while a request for site plan approval for permitted
uses identified in Article 22 shall require two copies of the site
plan. The Zoning Administrator shall cause the request for approval
to be put on the agenda of the next regularly scheduled Planning Commission
meeting, provided that such meeting is scheduled to be held at least
48 hours after the applicant has submitted the site plan to the Zoning
Administrator's office. If the regularly scheduled Planning Commission
meeting is to be held within 48 hours of such submittal by the applicant,
the Zoning Administrator shall schedule the applicant's request
for the next following regularly scheduled Planning Commission meeting.
21.04:2.
In the case of a request for a special use permit approval and
for a site performance development, the Planning Commission shall,
after review of the special use request and site plan, hold a public
hearing in accordance with § 20.02:3 and make a final decision
in accordance with §§ 20.02:4, 20.03 and Article 22. Where
a site plan is required in conjunction with a permitted use (except
a site performance development) that must conform to the standards
in Article 22, the Zoning Administrator shall have the responsibility
to approve, approve with specified changes and/or conditions, or disapprove
the applicant's request, using the site development requirements
in Article 22 and the general standards in § 20.03:1.
21.04:3.
Any conditions or changes stipulated by the Planning Commission
in review of a special use permit request shall be recorded in the
minutes of the meeting and incorporated as part of the special land
use permit, and a copy each of said conditions or changes given to
the applicant and Zoning Administrator. An approved site plan request
shall contain the signatures of the chairman of the Planning Commission
and the Zoning Administrator. Any conditions or changes stipulated
by the Zoning Administrator in review of a site plan associated with
a permitted use shall be recorded by the Zoning Administrator and
a copy of such conditions or changes given to the applicant. An approved
site plan request for a permitted use shall contain the signature
of the Zoning Administrator.
21.04:4.
Of the three copies of the site plan submitted by the applicant
for a special use permit, one copy/copies shall be kept on file by
the Planning Commission secretary, one copy retained in the Zoning
Administrator's office and one copy retained by the applicant.
For a permitted use subject to the requirements in Article 22, one
copy shall be retained by the Zoning Administrator and one copy shall
be retained by the applicant.
Accompanying the request for approval of a site plan, a fee
(to be determined by the Ithaca City Council), shall be submitted.
Said fee is for the purpose of defraying administrative costs in processing
the request for approval. Such fee may be used for reimbursing another
party retained by the City of Ithaca for expert consultation relative
to the application.
21.06:1.
If the Zoning Administrator shall find that the conditions and
stipulations of an approved site plan are not being adhered to, the
Planning Commission shall give notice to the applicant of its intent
to revoke the prior approval given to the site plan. Intent to revoke
shall be made known to the applicant by a registered letter sent to
the applicant and signed by the chairperson of the Planning Commission.
Said letter shall be received by the applicant 30 days prior to the
stated date of revocation and shall contain the reasons for revoking
the site plan approval.
21.06:2.
If the applicant notifies the Planning Commission within 10
days of the receipt of the above letter of his or her intent to rectify
the violation, the Planning Commission, through official act, may
defer the revocation.
The decision of the Planning Commission may be appealed by the
property owner or his or her designated agent to the Ithaca Zoning
Board of Appeals. Request for appeal may be made by written letter
from the applicant to the chairperson of the Board of Appeals within
10 days of disapproval, approvals by modification, or revocation of
the site plan by the Planning Commission.
