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HomeMy WebLinkAboutORDINANCES-1986-032-O-86r. 9/16/85 10/1/85 12/2/85 • is i 32-0-86 AN ORDINANCE Amending Title 4 of the City Code by adding a new Chapter 17, "Site Plan Review" 12/4/85 2/6/86 2/18/86 ; ii WHEREAS, it is important to establish a procedure for the review of proposed developments or redevelopments to ensure l� they are compatible with adjacent development by taking into account the relationship of the new development to its surroundings; and WHEREAS, the purpose of site plan review is to go beyond the basic zoning requirements and to deal with the site details on which zoning and other codes are silent; and (i WHEREAS, site plan review is not a substitute for ; .zoning; and ! WHEREAS, in addition to upgrading site development {jplanning, the City of Evanston hopes to create a process which Twill expedite the review of development proposals through a coordinated staff review, and WHEREAS.., . good _.site .planning promotes -efficiency in the provision of necessary City services; and WHEREAS, site plan review should help reduce adverse IJimpacts, promote harmony of development with its surroundings i1 11and maintain property values; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS: SECTION 1: That the City Code of the City of Evanston, 1979, as amended, be and it is further amended by adding to Title 4 a new Chapter 17 as +) follows: SECTION 4-17-1: i; 4-17-2: j 4-17-3: CHAPTER 17 SITE PLAN REVIEW Statement of Purpose Developments Requiring Site Plan Review Approval Prior to Issuance of Building Permits Preliminary and Final Site Plan Review 32-0-86 • • • 4-17-4: Submission Requirements 4-17-5: Preliminary and Final Site Plan Approval 4-17-6: Evaluation Criteria 4-17-7: Amendments :,:. 4-17-8: Time Limit on Approval 4-17-9: Appeals 4-17-1: STATEMENT OF PURPOSE: Site plan review is a procedure for the review of proposed developments or redevelopments to ensure they are compatible with adjacent development by taking into account the relationship of the new development to its surroundings. The purpose of site plan review is to go beyond the basic zoning requirements and to deal with the site details on which zoning and other codes are silent. Site plan review is not a substitute for zoning. In carrying out the purpose of site plan review, the following are examples of elements which are examined: 1. parking arrangement, 2. circulation, 3. traffic access, 4. building.location on the site, 5. landscaping, 6. signage, and 7. drainage. Building design and materials are not reviewed, only site details. Site plan review also does not have any authority to determine land use. ,In -addition --to -upgrading site devel.opment. -planning, the City hopes to create a process which will expedite the -reviewof development proposals through .prov_iding .a coordinated staff review. Such a review will bring together staff from various departments to meet with developers to help resolve any site problems and more directly communicate the City's requirements. By identifying the applicable codes and ordinances through this process, costly delays from oversights or incomplete applications may be avoided. In such joint meetings, there is opportunity for exchange between all affected parties which should improve communications and also provide the developer with professional expertise in site design. The resultant exchange should not only provide for more effective site design, but, should also promote efficiency and economy in providing any necessary City services. Beyond the specific improvements to the site itself, site plan review should help reduce adverse impact, promote harmony of development with its surroundings and maintain property values. !� 4-17-2: DEVELOPMENTS REQUIRING SITE PLAN REVIEW �i APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS: i+ (A) The following are developments requiring site plan approval prior to issuance of building permits for �{ the development: 1. Any use in the Business, Commercial, University or Manufacturing Districts that results in either construction of a new building or structure, or major modifications to the exterior dimensions of an existing building or structure (including additions). -2- 32-0-86 • • • 2. All non-residential uses in Residence Districts that result in either construction of a new building or structure, or major modifications to the exterior dimensions..of an .existing .buil.ding..or:.structur.e. (including additions). 3. Developments requiring special use approval. 4. Developments requiring a zoning variation. 5. Developments requiring a Zoning Ordinance text or map amendment. 6. All planned developments. 7. All proposed municipal or other public developments. 8. Any proposed developments for which parking is to be located off -site. 9. All development proposals for which public and/or quasi -public financial assistance has been requested. (B) Exceptions and Waivers: No site plan review shall be required for the following uses: 1. Permitted residential uses in Residence Districts. i 2. Any use permitted on a temporary basis. 3. Any yse in a U6 University District that is greater.- than, one. hundred . feet UlW ) ,from any publicly dedicated right-of-way that abuts the U6 _Di s trizt_ 4-17-3: PRELIMINARY AND FINAL SITE PLAN REVIEW REQUIRED: Site plans, prepared in i accordance with the provisions of this section, shall be required for a preliminary site plan review conference and for final approval by the City Manager or his designee, with the advice of the Director of Public Works, Planning Director, Traffic Engineer and Director of Building and Zoning. i (A) Preliminary Site Plan Review: A preliminary site plan review conference is required. The purpose of the preliminary site plan review is to acquaint all pertinent City staff with the proposal, and the views and concerns of those participating. The preliminary I site plan review conference occurs at the conceptual stage of a development when designs are flexible and adjustments are possible. The preliminary site plan review conference is also intended to assist the applicant in bringing the site plan into conformity with the requirements of these and other applicable regulations. Specific submission requirements for final site plan review as set forth in Section 4-17-4 will be reviewed as part of the preliminary site plan i review conference. (B) Final Site Plan Review: A final site plan review conference shall also be required. The purpose of the final site plan review conference is to verify that the final site plan complies with all the requirements of this Ordinance. The final site plan review approval shall be granted or denied in -3- 32-0-86 • C accordance with Section 4-17-5, follow the completion of a Zoning Analysis on the proposed development, follow the final site plan review conference, and shall precede .the. _.granting_of-a,. building .permit t - 4-17-4: SUBMISSION REQUIREMENTS AND PROCEDURES: Applications for site plan review approval shall be submitted to the City Manager, or his designee, as follows: (A) Preliminary Site Plan Review Application: Three (3) copies of a preliminary site plan and current plat of survey. (B) Final Site Plan Review Application: A Zoning Analysis of the proposed development is ..required prior to final site plan review. Four (4) copies of the following exhibits shall be prepared by design professionals such as architects, planners, landscape architects, or engineers. The final site plan shall contain the following: 1. Existing and proposed development on the site and adjacent sites. 2.. Preliminary elevation drawings of all proposed buildings (to show the height of a proposed development). 3. Parking plans and access drives, including dimensions, stall markings, required screening, landscaping and surfacing. 4. Landscape development plan including plant names, .quantitie.g., .locations, .and ..sizes of major ...plant masses, and locations of all existing trees with a trunk diameter in excess of four inches (4"). 5. Sidewalks and any other elements of pedestrian circulation. 6. Major accessory elements including, but not limited to, signage, outdoor furniture, bi:ce racks, outdoor art, etc. 7. Any proposed improvements on the public right-of-way which the developer may be required to make as part of the site improvements, such as parkway trees public sidewalks, adjacent alley surfacing, driveway removal and curb and gutter replacement. 8. A current plat of survey. 9. A completed zoning analysis on the proposed project. 10. Other materials and data which may be required for an adequate plan review (such as, but not limited to: traffic studies, preliminary engineering and drainage plans, preliminary utility locations, floor plans, etc.) 11. All site plans submitted for final approval shall be accompanied by a plat of survey showing that the property for the proposed development consists of, and is coterminous with, a single lot described in a recorded plat of subdivision, or a preliminary proposed resubdivision or consolidation to create such a single lot. -4- 32-0-86 The developer or his representative shall be present for the . final site plan review conferenc.et: to :explainL.­ the project and to answer any questions thereon. . 4-17-5: PRELIMINARY AND FINAL SITE PLAN APPROVAL: Within fifteen (15) working days following receipt of the completed application for preliminary or final site plan approval, the City Manager, or his designee, shall then schedule and conduct the preliminary j or final site plan review conference. At the preliminary or final site plan review conference the Manager will either: (1) approve the site plan; (2) on the basis of written findings as to how the proposed development does not meet the evaluation standards set forth below, approve the site plan subject to specific modifications; or (3) on the basis of such written findings as to how the proposed development does not meet the evaluation standards, decline to approve the site plan. At the conclusion of the review, the City Manager or his designee shall return to the applicant one copy of the submitted plans permanently marked to show.either approval, approval subject to further specified approvals, lack.of approval, or approval subject to modifications. Upon approval of a final site plan, the applicant may seek and the City may issue building permits. 4-17-6: EVALUATION CRITERIA: The goals and objectives of the Comprehensive General Plan or other applicable Evanston planning and design documents _-shaI1 -be.. util ized in, the review -of=-propos•ed ­ site plans. In addition, the following criteria shall also be ._used_.to _determine_.whether..a -.proposed_ site. plan .fulfills the objectives of this ordinance. • (A) Building and Structure Location: The arrangement of the structures on the site shall allow for the effective use -of the proposed development. Furthermore, such arrangement shall be compatible with development on adjacent property. Also, the arrangement of structures on the site shall be evaluated for their potential impact on the provision of the municipal services, such as access for !j emergency equipment. rI (B) Landscaping: Landscape design shall create a logical transition to adjoining development, screen incompatible uses, and minimize the visual impact of parking lots on adjacent sites and roadways. Plant materials shall be selected so as to withstand Evanston's climate and the microclimate on the property. Plant materials shall be selected with'the advice of City staff. (C) Graphics and Signage: Signs shall be minimized in number and size, and integrated with architectural and site landscape features. Placement of signs shall not unduly obscure or interfere with sight lines to other properties. (D) Circulation: All circulation systems shall provide -5- jj 32-0-8.6 adequate and safe access to the site and be compatible with the public circulation systems to minimize dangerous traffic movements. Pedestrian and auto circulation, shall be separ.ated..,.,.insofar.-as:..is. practicable. Curb cuts on the site shall be minimized. (E) Parking Areas and Lots: Proposed parking areas or ji lots shall be designed, located, and screened to ji minimize adverse visual impact on adjacent • i� properties. Perimeter parking lot screening shall be provided. Interior parking lot landscaping is also } required where practicable to break up large areas of li parking with plant material. Parking lot drainage ii shall not adversely affect surrounding properties. (F) Open Space: Where practicable, open space on the site shall create a desirable and functional environment for patrons, pedestrians, and occupants. (G) Site Illumination: Site illumination shall be designed, located and installed so as to minimize adverse impact on adjacent properties. (H) Preservation: Preservation of unique architectural resources is encouraged. Development designs that respect desirable architectural resources on surrounding sites are also encouraged. (I) Completeness: The application for site plan review must contain.all the information required in Section 4-17-4. «). Compliance !.with A11 .Other Appli-cable. Codes -. These may include but are not limited to the following: 1. The Evanston Zoning Ordinance . ! 2. The BOCA Building Codes i 3. The Evanston City Code ! II 4-17-7: AMENDMENTS: Amendments to an approved site plan shall require approval in the same manner required for the original site plan. 4-17-8: TIME LIMIT ON APPROVAL: No site plan approval shall be valid for a period longer than one (1) year from the date of approval unless a building permit is issued and construction is actually begun within that period. Time extensions May be authorized by the City Manager or his designee provided the applicant demonstrates that there are circumstances, difficulties or practical hardships which make compliance with the original one (1) year approval period unreasonable. �j 4-17-9: APPEALS: Any final site plan review decision by the City Manager, or his i designee, may be modified, reversed or affirmed by the j Planning and Development Committee upon appeal by the • applicant. Such appeal shall be filed with the Planning and Development Committee within fifteen (15) business days of the decision by the City Manager, or his designee, ! and the Committee shall consider and decide said appeal �I I� -6- i! li 32-0--86 within fifteen (15) days thereafter. SECTION'-2:- -Unless the..•City-,Council shall have.; voted affirmatively to continue in full force and effect the provisions of City Code Title 4, Chapter 17,1 10 as amended by Section 1 of this ordinance, City Code Title 4, Chapter 17 shall, one year subsequent to the date of adoption of this ordinance be deleted from the City Code. SECTION 3: All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 4: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. r Introduced:. /, 1986. Adopted: i% �Z ��, 19 8 6 . • LATTEST- City Clerk Appr ved as to fo m: Corporation Counsel • Appr ved: %��`-1r �� 1986 Mayor Uri: