Agenda - Planning Commission - 12/06/2007

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e A site plan review committee can include municipal staff (a zoning administrator or historic preservation commission representative, etc.) as well as "externals" with specific expertise, such as architects, planners, and developers, to pro- vide an independent review of the application. Another option is to create different degrees of site plan review responsibility-an administra- tive site plan review process and a major site plan review process. With an administrative site plan review, certain types of development can be reviewed and approved by the staff more quickly. This can streamline the review process for some simple development applications. Typically, eligi- ble projects include additions (up to a certain size) for existing buildings, drive-through facilities, and telecommunications equipment. REVIEW PROCESS It is necessary to layout a clear review process and provide a time frame for review and approval within the municipality's development regulations. What is important is to try to mini- mize the review time so as not to slow down the development review process. Therefore, appli- cants should be given an opportunity to meet with staff to discuss the application on an infor- mal level before they submit a formal applica- tion and invest significant dollars in the project. The site plan review process codified in a zoning ordinance should include an optional preapplication process so the applicant is aware it exists. It is also important that an ordinance describe the different components of a site plan review application. Often it is useful to allow the zoning administrator or other official to waive certain unnecessary submittal requirements. For example, if single-family houses are subject to site plan review, it is often impractical to require a landscape plan-though for nonresidential development, a landscape plan is essential. In some communities, there are a number of commissions, such as those for historic preservation and landscaping, that must sign off on an application before site plan review approval can be granted and a building permit issued. Bouncing back and forth between differ- ent commissions can strain everyone's patience and create confusion in the review process. If this is the case, it may be beneficial to create some- thing such as a concept plan review meeting where representatives from all the committees involved meet with the developer and assess the concept before the process formally begins. Reviews are consolidated in the hands of the body granting approval of the site plan-for 72 example, the plan commission-and presented to the applicant before the process formally begins. Typically, f9r a process such as this, no application fee is involved and the submittal is a basic concept plan with enough information for each commission to make informed comments. Site plan review, like any municipal activity, requires authorizing legislation. While some communities conduct what is a essen- tially site pl~n review as an activity related to reviewing speCial uses or zoning vanance requests, the site plan review process should be codified into the overall development review process and included as an adminis- trative provision within the zoning ordinance. REVIEW STANDARDS Preliminary site plan review begins with assess- ment of compliance with the zoning ordinance- with setback and bulk requirements, the pro- posed use (whether permitted or special), and site development requirements, such as parking, landscaping, and sign standards. This type of Generally, site plan review standards address five major elements: land Use An evaluation of land use is often the starting point in a plan review. A number of key ques- tions must be asked to determine if the land- . use rationale is correct. For example, does it meetthe requirements ofthe comprehensive plan and the specific property's zoning? Does it reflect current or anticipated development trends? Will it be a good neighbor to adjacent uses? Does it add to or detract from a desired pattern of development? Can the topographic and other physical constraints of the site accommodate the proposed use? On-Site and Off-Site Circulation It is important to analyze the proposed circula- tion system for effiCiency and impacts both on- site and off-site. What effect will this develop- ment have on adjacent road systems? Can the site be safely accessed using the proposed roads or driveways? Have pedestrian and bicycle Group A Architects. Ltd. & Village Center Development. Inc. review is conducted as part of any new develop- ment, even those by-right developments that do not require site plan reviews. It should be at the heart of every development review process. Traditionally, zoning compliance review is not discretionary. It is usually an administrative function and, as much as possible, need not involve members of lay boards or commissions. However, as zoning ordinances move toward issues of design and context, the site plan review process becomes more central to implementing certain zoning regulations that are not quantita- tive. For example, design standards that speak to facade articulation and reduction of mass cannot, by their nature, be objective criteria. Someone will have to make the decision that a proposed devel- opment either does or does not meet the intent of the design standards. When a community does not have a design review commission, the site plan review process is the forum where it is deter- mined whether the development complies with the intent of the community. connections to the adjacent area been included? Can transit users easily access the principal des- tinations within the site? Is there sufficient park- ing? Is the proposed intemallayout likely to func- tion safely and efficiently? Utilities Underground and aboveground utility systems should be evaluated for placement, efficiency, and ease of maintenance. For example, are all systems that might be placed underground pro- posed to be installed in such a manner? Is site drainage adequately addressed? If a stormwater retention pond is proposed, is it well sited and does it add visual or other amenity to the site? Are utilities easily accessible to service vehicles? Public ~afety Any site must be accessible to police, fire, and other municipal services such as snowplow- ing. Does the development's internal circula- tion system allow for safe equipment access? ZONINGPRACTICE 11.07 AMERICAN PlANNING ASSOCIATION I page 4