§ 32-37. Administrative site plan review.

Except as provided in Section 32-37(2) of this article and any development requiring a public hearing (i.e. special exception, variance), an application for administrative site plan approval for all development activity shall be submitted to the town for review and approval prior to the issuance of a building permit.

(1)

Application required. A pre-application conference is optional but encouraged, before the submission of an administrative site plan application. An application for administrative site plan approval shall be submitted to the town in writing by the property owner or authorized representative on forms provided and approved by the town. A fee as established or adopted by the Town Council shall be paid by the applicant.

(2)

Exempt development. The following activities shall not require submission of an administrative site plan application pursuant to this article:

a.

Construction or alteration of a single-family home, duplex or mobile home unit on a lot in a properly recorded subdivision prior to the adoption of this article.

b.

Land clearing activity done in compliance with a valid land clearing permit issued pursuant to the Code and a town-issued permit.

c.

The alteration of an existing building or structure as long as no change is made in its gross floor area, its use, the lot coverage or the amount of impervious surface on the site.

d.

Demolition.

(3)

Administrative site plan application and submission requirements. All site plans must be prepared, signed and sealed by a licensed architect or engineer registered with the State of Florida. An application for administrative site plan approval shall include three sets of plans in an 11 x 17 format as well as a digital set legible in 11 x 17 format. The plans shall contain the following, unless waived in writing by the Director of the Building and Zoning Department or his/her designee:

a.

Sealed current (within 180 days) survey prepared by a Florida registered land surveyor. At a minimum, the survey shall show the property's boundaries, topography, water bodies, easements, rights-of-way, existing structures and paved areas.

b.

Site development plans shall include in proper form, detail, dimension and scale, the following:

1.

Street layouts and designations;

2.

Locations, shape, size, and height of existing buildings;

3.

Building exterior finish material;

4.

Indication of street vistas;

5.

Lot lines, setbacks and build-to lines;

6.

Location of open spaces including anchor points, if applicable;

7.

Location of on-street and off-street parking including type of permeable materials if used on parking lots, loading facilities, and waste collection areas;

8.

Indication of signage;

9.

Indication of any site or building design methods used to conserve energy;

10.

Locations of backflow prevention devices and connections;

11.

Indication of the placement and type(s) of lighting fixtures illuminating roadways and parking areas;

12.

Landscape plans, including specifications of species of plant material, location, and size in accordance with this article and the Town Code;

13.

Street cross-sections, including adjacent buildings and open space;

14.

Floor plans, elevations, and sections of all buildings, including total gross square feet of area for each floor and all dimensions relating to the requirements of this article;

15.

All plans must be drawn to scale and must include a plot plan with setbacks shown, a floor plan, elevations, typical wall sections, structural details, electrical details, plumbing details, finished floor elevations, and any other details that apply to the project and are requested by the town;

16.

Figures indicating the gross and net acreage, total square footage for each use by type, amount of passive and active open space in square feet, computation of pervious and impervious areas, and such other design data as may be needed to evaluate the project's compliance with the requirements of this article and the Town Code;

17.

Name and address of the record owner, the applicant, and the person preparing the site plan; and

18.

The location of existing public utilities, including the location of closest available water supply system or collection lines and fire hydrants, location of closest available wastewater collection system or collection lines, and existing provisions for the collection and discharge of surface drainage.

(d)

Waiver of requirements; imposition of conditions. The Director of the Building and Zoning Department or his/her designee may waive in writing any requirements of this article and may require or impose additional conditions or requirements in connection with site plan review and approval.

(e)

Review. The Director of the Building and Zoning Department or his/her designee and town staff shall initiate review of a site plan application upon receipt of a complete application. In reviewing the site plan application, the development shall satisfy the following criteria:

(1)

All applicable codes of the town, including the Zoning Code and Land Development Regulations.

(2)

The goals, objectives, policies and other applicable requirements of the town's comprehensive plan.

(3)

Approved and accepted architectural and engineering design concepts.

(4)

Consistency with the aesthetic character of the town.

(5)

Dedication or conveyance of property for public rights-of-way and/or utilities as necessary to comply with applicable town plans.

(f)

Approval. Working in conjunction with the Development Review Committee (DRC), the Director of the Building and Zoning Department or his/her designee shall approve, approve with conditions or deny an administrative site plan application within 30 days after application submittal. If the application is approved, or approved with conditions, the director shall give the applicant written notice of the town's approval of the site plan and provide any requirements or conditions imposed by the DRC. If the site plan application is denied, the director shall give the applicant written notice of the town's denial of the site plan and set forth the grounds for denial. The applicant may request an appeal of the denial to the Town Council in accordance with the procedures established in this Code for appeals of administrative decisions.

(g)

Approved plans. An approved site plan shall remain valid for a period of 12 months from the date of approval. If no building permit is issued within a 12 month time period, the site plan approval shall be considered null and void. Additionally, if at any time the building permit lapses, the site plan shall be considered null and void.

(h)

Site plan revisions. Where a proposed revision or amendment of an approved site plan affects the overall design and layout or where the proposal will require review under this article, the fee for processing the revision or amendment shall be the same as the initial submittal. All other revisions shall require a minor modification processing fee as may be established by the town. A major site plan revision requires complete administrative site plan review and approval. Site plan amendments shall be reviewed utilizing the following criteria: (i) Amendments may not be contrary to a condition of approval of the original site plan approval or any previously approved amendment (except that conditions that were imposed for a particular use may be lifted if that use is deleted from the site plan); and (ii) Amendments may not change the location of any structure on the property. Modifications to structures may be considered minor if they do not require increases to square footage, parking or the character of the site plan.

(Ord. No. C-415 , § 2, 4-3-2017)