§ C-1S.12 Site

AND PLAN REVIEW To insure compliance with the provisions of this Section, any construction, change in use, or increase in the intensity of an existing use, but excluding normal maintenance activity, in the C-1S district, a site plan must be required for review by the Planning and Zoning Commission and approval by the City of Tiffin City Council prior to the issuance of a building permit. This process intends to insure that all development proposals comply with applicable city codes, ordinances, standards, and policies. At the time of application for either a permitted use or special use, a Site Plan must be presented and must include the below listed requirements

A. Existing Conditions

1. Base Map: A base map of the subject site and all area within a minimum distance of 160 feet of the subject site must be prepared indicating either directly on the map or on accompanying tables:

2. Boundary lines and area in square feet of the subject site

3. Boundary lines and area, in square feet, of all other parcels of property within a minimum of 160 feet of the subject site

4. Street rights-of-way and improvements including pavement widths, parking areas, access drives; any obstructions to sight distance (topographic or other) and other related pertinent information.

5. Existing utilities and locations including sanitary and storm sewers, water mains, gas lines, and telephone or electric poles.

6. .Location of structural improvements and use designations.

7. Actual building setback lines in the area including front yards, rear yards, side yards, interior side yards or corner side yards.

8. Actual floor area ratios for the subject site and improvements and actual floor area ratios for each of the other parcels in the area and their related improvements.

9. Map data including scale, orientation, and date.

10. Environmental Statement: A statement must be prepared which identifies any pertinent natural conditions of the site and the area within a minimum distance of 160 feet of the subject site including, but not limited to, flood plains or floodways, drainage patterns, soils with server limitations for development or landscaping or natural vegetation amenities.

B. Proposed Conditions

1. Development Plan Map: Using the information from the Base Map of the Existing Conditions Survey, a Development Plan Map must be prepared at the same scale as the Survey Base Map. Some of the information requested herein is applicable only to redevelopment of existing developed areas. The applicant must provide the following information:

2. Any changes to the outside dimensions of the structures of the subject site

3. Any changes to the setback lines

4. Any changes to the floor area ratio

5. Proposed access and parking system

6. Any changes to the service system for utilities including sanitary and storm sewer, water mains, gas lines, and above ground or below ground service for telephone or electric service

7. Any proposed landscaping, fencing, lighting, signage or other development detailing associated with the proposed plan.

8. Development Plan Statement

9. A statement must be prepared that addresses each of the elements of the Development Plan Map and explains the relationship of these proposed improvements to the conditions of the area to include:

10. Any conditions, covenants, or other guarantees that are proposed to assure the implementation of the proposed Development Plan should also be included as part of the Development Plan Statement.

C. Major and Minor Changes

1. Changes that alter the concept of the special use in regards to use, site and structure provisions and architectural character, may be approved by submission and reconsideration of all the requirements for the Special Use Plan and Standards.

2. Changes that do not alter the concept of the use and architectural character may be submitted to the City of Tiffin City Council. This submission must include a Base Map and Development Plan Map, as set forth herein, and the applicable items for the Development Plan Statement. If the City of Tiffin City Council finds that the changes to the special use do not alter the concept of the special use in the opinion of the City Council, then in accordance with procedures established in their rules, the City Council may approve or deny the changes. If the City of Tiffin City Council finds that the changes do alter the concept of the special use, then the applicant should follow the procedures for submitting a change in concept of the special use with all required submissions to the Planning and Zoning Commission.