§ 10-7.402. Development review and approval system.

The development review and approval system shall consist of the following elements:

1.

Permitted use verification process. A permitted use verification certificate (PUV) shall be used to determine eligibility for either subdivision of property, development of land, or change in use, based upon applicable land development regulations and site-specific conditions. A residential compliance certificate (RCC) shall be used to determine eligibility for small residential uses or structures. The fee for a RCC may be applied to fees for a subsequent project status determination application (PSD) or an administrative streamlined approval process (ASAP) application associated with the proposed residential development tendered within one year of the issuance of the RCC. PUVs and RCCs shall not be construed to be development order approvals.

2.

Project status determination. For any development proposal not required to comply with the provisions of article VII, the applicant must request a project status determination (PSD) from the development support and environmental management department prior to submitting an application for development approval. This PSD will indicate on what basis the proposed development is excepted from either the procedural or substantive provisions of this article and shall verify compliance with any applicable previously approved development order and land development code, as may be applicable. Applications for PSDs shall be reviewed, and if appropriate, approved by the county administrator or designee.

3.

Pre-submittal conference (optional for Type A, B, and C; required for Type D). The pre-submittal conference is intended to set forth the specific application requirements once a development review track is identified.

4.

Development review types. There are four different review types of development review, Type A, B, C, and D review. The applicable level of review for proposed subdivision or site and development plan application depends upon the type and intensity of development, the extent of environmental constraint, and zoning district in which the development site is located. Table 10-7.1, below, specifies the applicable review level for development qualifying for administrative streamlined application process, and Type A through Type C site and development plan review applications. Table 10-7.1 specifies the review level by zoning district, for residential, nonresidential, and institutional land uses. Type D site and development plan review is required for any new planned unit development concept plan application, and for any application determined, by the State of Florida, to require an application for development approval, substantial deviation to a development of regional impact (DRI) or Florida quality development (FQD). Type C applications consist of any application where the scale of development proposed exceeds the upper limit of the thresholds listed in the table for Type B site and development plan review, but not required to undergo Type D review.

The thresholds set out in Table 10-7.1 may be modified as follows:

(a)

Incentive for mixed use development. The review threshold for any Type A—Type C site and development plan application proposing a mixture of residential and office or retail/service commercial use shall be equivalent to 100 percent of the residential unit threshold plus 100 percent of the office or retail/service commercial use; however, the thresholds for Type A and Type B site and development plan applications proposing a mixture of residential and office or retail/service commercial use may be increased to 125 percent of the residential unit threshold plus 125 percent of the office or retail/service use, so long as the following criteria are met: (1) the application must include a minimum of four residential dwelling units per gross acre of site area; and, (2) the application must include a minimum of 10,000 gross square feet of nonresidential use.

(b)

Incentive for quality design—Nonresidential use. The review threshold for any Type A—Type C site and development plan application proposing any nonresidential or institutional use, and proposing the following design elements may be increased by the corresponding percentage:

(1)

Threshold increased by ten percent, for a building footprint of no greater than 50,000 square feet of enclosed floor area;

(2)

By 15 percent, for utilization of a planted "green roof" over no less than 40 percent of roof surface area, or a rain garden, which reduces stormwater runoff by no less than 60 percent;

(3)

By 15 percent, for developments with access to an arterial road and having ≥100,000 gross square feet of office or commercial retail floor area (also referred to as equivalent to 100 percent commercial base standard) and ≥ 100 dwelling units (equivalent to 100 percent of the residential base standard) or, any combination of these uses wherein the square footage of office or commercial floor space exceeds 20,000 and the number of residential units exceeds 25 and the cumulative total of the base standards exceeds 200 percent;

(4)

By 15 percent, for developments having ≥100,000 of office or commercial retail gross square footage floor area that provide a transit stop consisting of surface area for bus access, a shelter to provide weather protection, bench or seating for the shelter, and pedestrian access to the stop;

(5)

By 25 percent, for developments locating no less than 90 percent of provided parking spaces behind the front building facade line;

(6)

By ten percent, for structures having ground floor window glazing along building frontages adjacent to streets or publicly-accessible parking areas ≥20 percent of facade area on the ground floor principal frontage and ≥15 percent of the area of each other applicable ground floor facade;

(7)

By 15 percent, for developments where the number of spaces provided ≤80 percent of the standard number of parking spaces set out in schedule 6-2; and,

(8)

By 15 percent, for developments having a density of connectivity of ≥.4 per acre.

(c)

Incentive quality design—Residential use. The review threshold for any Type A—Type C site and development plan application proposing residential use site and proposing the following design elements may be increased by the corresponding percentage:

(1)

Threshold increased by ten percent, for utilization of a planted "green roof" over no less than 40 percent of roof surface area, or a rain garden, which reduces stormwater runoff by no less than 80 percent;

(2)

By ten percent, for developments with access to an arterial road having ≥200 dwelling units that provide a transit stop of surface area for bus access, a shelter to provide weather protection, bench or seating for the shelter, and pedestrian access to the stop;

(3)

By 15 percent, for having ≥.25 accessory dwelling unit for every residential dwelling unit;

(4)

By 15 percent, for having ≥50 percent of all principal dwelling units served by side- or rear-loaded garages;

(5)

By 15 percent, for developments having a density of connectivity of ≥.4 per acre;

(6)

By 15 percent, for developments having an index of interconnectivity of ≤.5.

(d)

Incentive for development in the Southern Strategy Area. The review threshold for any Type A, B or C site and development plan proposed within the Southern Strategy Area, as identified in the Tallahassee-Leon County Comprehensive Plan, shall be increased 25 percent.

(e)

Incentive for development in the Gum Road Target Planning Area. The review threshold for any Type A, B or C site and development plan proposed within the Gum Road Target Planning Area, as adopted by the Leon County Board of County Commissioners, shall be increased 25 percent.

(f)

Incentive for providing access to multiple businesses within a safe and convenient pedestrian pathway through facade design. The threshold is increased by 25 percent, when all proposed nonresidential building facades are less than 100 feet in length; and, each facade abutting a street frontage, public open space, parking area, or pedestrian corridor, has no less than 40 percent surface area coverage by windows, display areas, or doorways, or, in those instances where the facade exceeds 100 feet in length, the following criteria are met:

1.

Structure with a single facade longer than 100 feet shall be divided into individual tenant spaces and shall not be used solely by a single business. Individual tenant spaces shall have no more than 60 feet of horizontal frontage along that facade. Tenant spaces shall be separated by vertical elements on the facade at intervals no greater than 60 feet, coinciding with the dimensions of tenant spaces. Vertical elements shall include columns, posts, or pilasters; reveals, recesses and other shadow-casting devices; variations in material, texture or color; recessed entrances; or, other methods of architectural articulation.

2.

Every individual business establishment located along the facade of greater than 100 feet shall have it's own public entrance located on the facade or on a diagonal at each building corner having two street frontages, with one of them being the facade.

3.

The facade shall have windows, display areas or doorways spanning no less than 75 percent of the length of the facade and covering no less than 40 percent of the surface area of the facade. No blank walls shall face street frontages, public open spaces or pedestrian corridors along any building side.

4.

The area directly adjacent to the facade length shall include a pedestrian walkway of at least eight feet in width.

5.

The applicant may utilize alternative design approaches to qualify for this incentive by demonstrating to the county administrator or designee that the alternative fulfills the design objective of providing access to multiple businesses within a safe and convenient pedestrian pathway.

(g)

Incentive for conservation subdivisions. The review threshold for any Type A, B or C site and development plan proposed within the Lake Talquin Recreation Urban Fringe or Urban Fringe zoning district, accomplished as a conservation subdivision, shall be increased 50 percent.

(h)

More rigorous review to protect environmental features. Any application otherwise qualifying for administrative streamlined application process or Type A site and development plan review per this section, and proposing development on a site inside the urban services area with 75 percent or more site coverage by conservation or preservation areas as defined by the Comprehensive Plan or outside of the urban services area with 40 percent or more coverage by conservation or preservation areas, shall require review as Type B site and development plan application. Sites of three acres or larger wherein all buildings, attendant parking facilities, streets, and access facilities will be located outside of conservation and preservation areas shall be exempt from this requirement.

(i)

Combination of threshold modifications. A combination of threshold modifications (a)—(e) may be cumulatively applied to Type A—Type C site and development plan applications, as applicable.

(j)

Limitation on degree of site and development plan review level reduction. The incentives provided above may be used to reduce what would otherwise be a Type C site and development plan application to a Type B or Type A site and development plan application, to reduce what would otherwise be a Type B site and development plan application to a Type A site and development plan application, and a Type A site and development plan application to an administrative streamlined application. Modifications (a)—(f) shall not be applicable to any Type D application, including those establishing a planned unit development concept plan, or for development of regional impact, or Florida quality development.

Review Level

Zoning District → Type of use ↓

R, UF, LTR/UF

RC, WC

RP, RA, OS

LP

R-1, R-2, R-3, R-4, R-5

MH

BOR, OR-1, OR-2, C-1, BC-1, BC-2, BCS

MCR, MCN, LPN

NBO

I, M-1

OR-3, CM, MR-1, C-2, CP, IC, UP-1, UP-2, OA-1, PD, PUD, and DRI

AC

Administrative Streamlined

Residential

≤2 dwellings or lots for dwellings

≤2 dwellings or lots for dwellings

≤2 dwellings or lots for dwellings

≤2 dwellings or lots for dwellings

≤N/A

≤2 dwellings or lots for dwellings

Nonresidential

See Note**

N/A

See Note**; only for lawfully established existing uses

N/A

See Note**

See Note**

See Note**

See Note**

≤9,999 gross building, square feet

See Note**

Institutional

See Note**

See Note**

See Note**

See Note**

See Note**

Type A

Residential

≤10 dwellings

3—14 dwellings

≤24 dwellings

Addition of ≤99 dwellings to an existing MH Park

≤34 dwellings

≤24 dwellings

N/A

≤299 dwellings

≤499 dwellings

Nonresidential

≤14,999 gross building square feet

≤49,999 gross building square feet

N/A

Expansion of lawfully established existing use by ≤5,000 square feet gross building area no greater than; or, an increase in total impervious surface area on the subject parcel of ≤15 percent

N/A

N/A

≤19,999 gross building square feet

≤9,999 gross building square feet

10,000—39,999 gross building square feet

≤49,999 gross building square feet

≤149,999 gross building square feet

Institutional

≤14,999 gross building square feet

≤49,999 gross building square feet

Expansion of existing use by ≤5,000 square feet gross building area no greater than; or, an increase in total impervious surface area on the subject parcel of ≤15 percent

Expansion of lawfully established existing use by ≤5,000 square feet gross building area no greater than; or, an increase in total impervious surface area on the subject parcel of ≤15 percent

Expansion of existing use by ≤5,000 square feet gross building area no greater than; or, an increase in total impervious surface area on the subject parcel of ≤15 percent

Expansion of existing use by ≤5,000 square feet gross building area no greater than; or, an increase in total impervious surface area on the subject parcel of ≤15 percent

≤19,999 gross building square feet

≤9,999 gross building square ft.

10,000—39,999 gross building square feet

≤49,999 gross building square feet

≤149,999 gross building square feet

Type B

Residential

11—74 dwellings

15—99 dwellings

25—149 dwellings

Addition of 100—199 dwellings to an existing mhp

35—199 dwellings

35—74 dwellings

25—49 dwellings

N/A

300—449 dwellings

500—649 dwellings

Nonresidential and Institutional

15,000—149,999 gross building square feet

50,000—99,999 gross building square feet

New use of ≤5,000 square feet gross building area; expansion of existing use by ≤7,500 square feet gross building area; or, an increase in total impervious surface area on the subject parcel of ≤25 percent

Expansion of lawfully established existing use by ≤7,500 square feet gross building area; or, an increase in total impervious surface area on the subject parcel of ≤25 percent

New use of ≤5,000 square feet gross building area; expansion of existing use by ≤7,500 square feet gross building area; or, an increase in total impervious surface area on the subject parcel of ≤25 percent

New use of ≤5,000 square feet gross building area; expansion of existing use by ≤7,500 square feet gross building area; or, an increase in total impervious surface area on the subject parcel of ≤25 percent

20,000—179,999 gross building square feet

20,000—79,999 gross building square feet

10,000—59,999 gross building square feet

40,000—249,999 gross building square feet

50,000—249,999 gross building square feet

150,000—499,999 gross building square feet

Type C

Residential

75 dwellings—DRI threshold

75 dwellings—DRI threshold

100 or more dwellings—DRI threshold*

150 dwellings—DRI threshold*

Establishment of a new manufactured home park; addition of 200 or more dwellings to an existing mhp, not to exceed—DRI threshold*

200 dwellings—DRI threshold

75 dwellings—DRI threshold

50 dwellings—DRI threshold

N/A

450 dwellings—DRI threshold

650 dwellings—DRI threshold

Nonresidential and Institutional

150,000 gross building square—DRI threshold

100,000 gross building square feet—DRI threshold

Any development in excess of Type B level, not determined to be a PUD or DRI

New institutional use or expansion of a lawfully established non-residential use greater than 7,500 gross square feet

Any development in excess of Type B level, not determined to be a PUD or DRI

180,000 gross building square feet—DRI threshold

80,000 gross building square feet—DRI threshold

60,000 gross building square feet—DRI threshold

250,000 gross building square feet—DRI threshold

250,000 gross building square feet—DRI threshold

500,000 gross building square feet—DRI threshold

Type D

Residential

Generally, Any Development determined to be a DRI or FQD*

Generally, Any Development determined to be a DRI or FQD*

Generally, Any Development determined to be a DRI or FQD*

Generally, Any Development determined to be a DRI or FQD*

N/A

Generally, Any Development determined to be a DRI or FQD*

Nonresidential and Institutional

Any Development determined to be a DRI or FQD

N/A

Optional

N/A

Any Development determined to be a DRI or FQD

Any Development determined to be a DRI or FQD

 

;note; *Generally, in Leon County, a development of 2,000 or more dwellings is presumed to be a DRI or FQD. The Florida Statutes and Florida Administrative Code establish a variety of exceptions.

;note;**Administrative Streamlined Application Process (ASAP) limited to applications proposing one or more of the following: Gross building area of no greater than 1,000 square feet; or, an increase in total impervious surface area on the subject parcel of no greater than ten percent.

5.

Development review tracks. Proposed development projects that have been determined through the PUV process to require Type A, B, or C subdivision or site and development plan approval, shall be required to select at the option of the applicant from two review tracks. These review tracks are as follows:

(a)

Concept plan approval (CPA) review track. The CPA review track is an available option for all proposed projects that have been determined through the PUV process to require review and approval of a Type A or Type B level subdivision or site and development plan. The CPA review track option is intended to expedite the review process by reducing the requirement for permitting level information while providing the applicant the assurance that the development entitlements reflected on the concept plan can be realized on the subject site. Subsequent to CPA, the applicant would be required to complete the environmental permitting process for the project prior to initiating onsite development. The CPA review track shall include the following sequential steps:

(1)

Completion of a PUV in support of the proposed project.

(2)

Submittal and approval of a natural features inventory (NFI) for the subject property.

(3)

Approval of an environmental impact analysis (EIA) in support of the proposed development project. The EIA submittal requirements shall be limited to a conceptual analysis and discussion of the proposed project's stormwater management system and shall include information outlining how onsite conservation and/or preservation features as identified in the project's approved NFI will be protected and/or preserved including how all anticipated impacts to these features will be mitigated in the design of the proposed development project. Permitting level information shall be deferred to the project's associated environmental permit review process and will not be required for the CPA review track.

(4)

Completion and approval of a concurrency management application to address the anticipated impacts to public and other facilities from the proposed development.

(5)

Scheduling and participating in an application review meeting on the proposed development project. A pre-submittal meeting is optional.

(6)

Submittal of a completed subdivision or site and development plan application.

(b)

Final design plan approval (FDPA) review track. The FDPA review track is an available option for all proposed projects that have been determined through the PUV process to require review and approval of a Type A, B, or C level subdivision or site and development plan. The FDPA review track option is intended to expedite the review process by providing for the concurrent review of a proposed project's subdivision or site and development plan and associated environmental permit. Under the FDPA review track option, subsequent to completion of the associated review process, the applicant would receive land use and environmental permitting approval concurrently. The FDPA review track shall include the following sequential steps:

(1)

Completion of a PUV in support of the proposed project.

(2)

Submittal and approval of a natural features inventory (NFI) for the subject property.

(3)

Submittal of an environmental management permit (EMP) application in support of the proposed development project. The EMP shall include the conceptual EIA components outlined in subsection 10-7.402.5(a)(3) and all engineering and design level information required to demonstrate compliance with all environmental and stormwater related requirements applicable to the subject site.

(4)

Completion and approval of a concurrency management application to address the anticipated impacts to public and other facilities from the proposed development.

(5)

Scheduling and participating in an application review meeting on the proposed development project. A pre-submittal meeting is optional.

(6)

Submittal of a completed subdivision or site and development plan application.

(7)

For Type B and Type C level subdivision or site and development plan proposals scheduling the review of the proposed project by the development review committee. Additionally, all Type C level projects will require final disposition by the Board of County Commissioners.

6.

Exception to site and development plan review. The following shall be exceptions to those review types set forth in subsection 4., above:

(a)

The construction or modification of one single-family dwelling unit; a two-, three-, or four-family dwelling unit; or a manufactured home; or the construction of an accessory building to such a dwelling on a lot or parcel with legal access. For properties proposing residential use, a completed school impact analysis form shall be provided.

(b)

Commencement of home occupations as defined in and in accordance with this Code.

(c)

Development of nonresidential or multiple use development providing for not more than 1,000 square feet of total gross floor area after construction or ten percent increase of total on-site impervious area. This exemption applies to additions to existing structures and uses and to new construction and uses on a noncumulative basis. Nonresidential development of less than 1,000 square feet that would increase the total gross floor area of a development by 20 percent or more shall require that the applicant demonstrate, through the completion of an application for exception to site plan, that such development will not result in an increase in total on-site impervious area of ten percent or greater.

(d)

Changes in tenancy in already built space (existing structure), provided that the conversion requires no substantial modification to the exterior of the structure or modifications to the associated parking area. Type A review applies to those changes of tenancy involving substantial modification to the exterior of the building or modification to the associated parking area, as determined by the county administrator or designee.

(e)

The development or alteration of any building used exclusively for agriculture, horticulture, or floriculture located in the rural land use district; provided, however, that construction of dwellings units, not otherwise exempt, or commercial or industrial facilities to process agricultural, horticultural or floricultural beyond harvest, storage or sale of the raw materials is not exempt from this article.

(f)

Change of occupancy. The establishment, exclusively through change of occupancy, of new uses in an existing structure shall not be subject to Type A site and development plan review; but, shall be required to meet all other applicable development standards of this chapter. However, Type A review shall apply to those changes of occupancy involving substantial modifications to the exterior of the building or modification to the associated parking area, as determined by the county administrator or designee.

(g)

Industrial development. New or expansion of existing industrial uses or development of up to 10,000 square feet, if site is zoned industrial and infrastructure extensions to the subject site are not required.

(h)

Exceptions specified under the definition of subdivision in section 10-1.101. Any and all landowner(s) of a parcel that is divided or developed pursuant to this exception shall file an affidavit, on a form approved by the county attorney, with the clerk of the court in the public records of the county. The affidavit shall specify that the property has been modified or subdivided, the number of new parcels, if any, created, the exemption type used for this action, the legal description of the original location of the parcel(s), and the metes and bounds descriptions of each new parcel.

7.

Review process for exceptions. The development listed in the table set out as parts (a) and (b) of this subsection shall be excepted from Type A—D site and development plan review, as set forth in subsection 4., above.

(a)

The following chart provides a range of development and changes of use excepted from site and development plan application. The chart specifies appropriate criteria for approval, applicable review process, notice requirements and other applicable substantive or procedural requirements. Omission of a particular requirement from the chart shall not be construed so as to alleviate requirement for compliance.

Proposed Use or Development	Criteria for Approval	PUV or RCC Required	Review Required for Approval	Notice Requirements	Public Meeting Requirements	Application Content Requirements
Single-family (attached or detached) residential dwelling unit, manufactured home, duplex residential units on any vacant existing parcel; any structures accessory to these residential units, including garages, pavilions, kiosks, gazebos, or other similar structures accessory as determined by the county administrator or designee.	Precedent development order, such as, approved plat or site plan, Otherwise as required in the Land Development Code	No, RCC is optional.	PSD	None	No	PSD; scaled sketch plan accessory buildings in this category require affidavit of nonhabitable structure; project-specific environment permits as applicable
Home occupation in an existing residence	Home occupation standards; Life-safety code	No, RCC is optional	None	None	No	RCC (optional); project-specific environment permits as applicable
Agricultural, horticultural, floriculture, and silviculture-related bldgs in a zoning district allowing agricultural as a principal use; structure size ≤5,000 s.f.	As required in the Land Development Code	No	PSD	None	No	Affidavit of nonhabitable structure; project-specific environment permits as applicable
Agricultural, horticultural floriculture and silviculture-related bldgs in a zoning district allowing agricultural as a principal use; structure size ≥5,000 s.f.	As required in the Land Development Code	Yes	ASAP	Ad for PUV	No	Affidavit of nonhabitable structure; project-specific environment permits as applicable
Principal industrial use within a district allowing heavy or light Industrial use as a Principal Use; structure size ≤300 s.f.	As required in the Land Development Code	Yes	PSD	Ad for PUV	No	Sketch plan; project-specific environment permits as applicable
Principal industrial use within a district allowing heavy or light Industrial use as a Principal Use; structure size >300 s.f. and ≤10,000 s.f.	As required in the Land Development Code	Yes	ASAP	Ad for PUV	No	Site plan; project-specific environment permits as applicable
Proposed use or development	Criteria for approval	PUV or RCC required	Review required for approval	Notice requirements	Public meeting requirements	Application content requirements
Change in tenancy without expansion or functional modification	N/A	Yes, to verify that use was originally properly established and allowed in zoning district	None	Ad for PUV	No	N/A
Change of use without expansion or functional modification, to another use allowed within the zoning district, ≤1,000 s.f.	Zoning district; life-safety health codes	Yes	None, unless a special exception or restricted use	Ad for PUV	No	Project-specific environment permits, as applicable
Change of use without expansion or functional modification, to another use allowed within the zoning district, >1,000 s.f.	Zoning district; life-safety health codes	Yes	ASAP, unless a special exception or restricted use	Public notice of approval or denial	No	Project specific environmental permits, as needed.
Additional dwelling unit without subdivision	Approved plat or site plan, otherwise as required in the Land Development Code	No, RCC optional	PSD	None	None	Affidavit; project specific environment permits as applicable
Accessory dwelling unit without subdivision	Approved plat or site plan, otherwise as required in the Land Development Code	RCC required	PSD	Ad for RCC	Presubmittal (optional)	Scaled sketch plan; documentation demonstrating compliance with section 10-6.803; notarized affidavit for accessory dwelling unit shall be recorded prior to issuance of building permit.
Miscellaneous residential accessory structures	Approved plat or site plan, otherwise as required in the Land Development Code	No	PSD	None	None	PSD requires scaled sketch plan; project specific environment permits as applicable.
Other development determined to be below the type A site and development plan review threshold and ≤300 s.f.; and structures accessory to other than single-family, manufactured home, or duplex residential dwellings and ≤300 s.f.	Approved plat or site plan, and otherwise as required in the Land Development Code	Yes, except for accessory structures	PSD	Ad for PUV	No	Scaled sketch plan; information demonstration compliance with Land Development Code standards; project specific environment permits as applicable.
Other development determined to be below the Type A site and development plan review threshold and >300 s.f.; and structures >300 s.f. accessory to other than single-family, manufactured home, or duplex residential dwellings	Approved plat or site plan, otherwise as required in the Land Development Code	Yes	ASAP	Ad for PUV	Presubmittal (optional)	Site plan; project specific environmental permits, as applicable.

 

(b)

Exceptions specified under the definition of subdivision in Section 10-1.101. Any and all landowner(s) of a parcel that is divided or developed pursuant to this exception shall file an affidavit, on a form approved by the county attorney, with the clerk of the court in the public records of the county. The affidavit shall specify that the property has been modified or subdivided, the number of new parcels, if any, created, the exemption type used for this action, the legal description of the original location of the parcel(s), and the metes and bounds descriptions of each new parcel. A judicial exception based on a court order shall be excepted from site and development plan application but may be required to comply with the Land Development Code. Review of development proposed pursuant to such orders shall be through a process determined by the county administrator or designee.

(c)

Requirements for administrative streamlined application process (ASAP).

(1)

1:2 subdivision/lot split, inside the urban service area. All ASAP applications for 1:2 subdivision/lot split shall demonstrate compliance with article IV, environmental management, article VI, zoning, and division 5 of article VII, substantive standards and criteria, subdivision and site and development plan regulations. Review and determination of compliance shall be conducted by the county administrator or their designee. Review may include consultation with other county and affiliated agency technical staff. Applications shall include a site plan or survey of the subject property along with sufficient information to demonstrate compliance with applicable standards. The application should furnish sufficient information to clearly demonstrate legal access, utility service connections, compliance with zoning district standards, and adequate protection of environmental resources.

(2)

Other administrative streamlined applications process applications. All other ASAP applications shall demonstrate compliance with article IV, environmental management; article VI, zoning; and division 5 of article VII, substantive standards and criteria, subdivision and site and development plan regulations. Review and determination of compliance shall be conducted by the county administrator or their designee. Review may include consultation with other county and affiliated agency technical staff. Applications shall include a site plan or survey of the subject property along with sufficient information to demonstrate compliance with applicable standards. The application should furnish sufficient information to clearly demonstrate legal access, utility service connections, compliance with zoning district standards, and adequate protection of environmental resources. Applications shall be required to furnish a natural features inventory, as set out in article IV, and provide calculations demonstrating compliance with applicable stormwater management standards; waiver or modification of these requirements may be provided by the county administrator or designee. The application should furnish sufficient information to clearly demonstrate compliance with zoning district standards and any precedent development order.

8.

Review process application. Except for any exception or exemptions specified in this chapter, a site and development plan application is required for review Types A, B, C, and D site and development plans. Application submittal requirements for Types A, B, and C site and development plans are as set forth in section 10-7.402. Application submittal requirements for Type D site and development plans are as set forth in section 10-7.406. The difference between the review types shall also be affected by the level of detail as determined by the county administrator or designee and technical assistance staff, which may be determined at the presubmittal meeting (optional) or quick check. The submittal requirements for site and development plan review are listed below. The county administrator or designee is authorized to waive or modify specific submittal requirements for any site and development plan proposal based on review type, site conditions, and characteristics of the proposed development. When site and development plan applications are to be submitted to the county administrator or designee, the county administrator or designee is also authorized to waive any specific submittal requirements as deemed appropriate.

(a)

The requirement for "planned development review" for development of properties abutting a designated canopy road segment shall mean compliance with the site and development plan regulations set forth in this chapter.

(b)

Submittal requirements.

(1)

An applicant shall provide for the preapplication meeting the required information on a form approved by the county administrator or designee.

(2)

The following information shall be required for a site and development plan application, unless the county administrator or designee waives a requirement, with documentation, as inapplicable to the particular development;

(i)

A site and development plan for the parcel or parcels which are the subject of the application. A proposed plat, if the parcel or parcels are to be subdivided, and the depiction of the site and development plan, shall be prepared as a single map, if the information conveyed remains clear. The proposed plat and site and development plan shall include, consistent with the provisions of this section:

a.

A title block containing the following:

1.

The proposed development.

2.

Date of preparation.

3.

Scale of the site and development plan, both written and graphic.

b.

A legal description and boundary survey of the parcel which shall be signed and sealed by a professional surveyor licensed to practice in the state.

c.

Tax identification number(s) for parcel or parcels that are subject of application.

d.

Total acreage of the parcel or parcels, and, if the development is on a portion of a larger parcel, the acreage of the larger parcel and of the portion to be developed.

e.

A scaled vicinity map with north arrow.

f.

Names, addresses, and telephone numbers of all owners of the parcel or parcels, developers, optionees, and agents.

g.

Location and type of proposed easements, including legal access.

h.

Dimensions of the lots, to the nearest foot.

i.

Lot and block numbers, if applicable. If a resubdivision of an existing plat is proposed, the numbering must be consistent with the existing system.

j.

A circulation diagram showing vehicular and pedestrian movements including location and dimensions of access points, sidewalks, any special engineering features and traffic control devices, if any.

k.

Proposed changes to existing topography.

l.

Location of stormwater management facilities, including all conveyances and drainage easements.

m.

Location and type of buffers and conservation easements to be provided.

n.

Number of spaces and location of parking facilities or other impervious surfaces. A calculation of the square footage of parking facilities and other impervious surfaces.

o.

Location and depth of setbacks. This information may be provided in tabular form.

p.

Location and use of temporary structures as defined in section 10-7.109.

q.

Location and generalized footprint of each building existing or to be constructed by the applicant. For nonresidential structures, a calculation of the gross square footage for each, including floor area ratios and height of any structure proposed.

r.

Location and footprint of each type of infrastructure to be constructed.

s.

Areas to be protected by a conservation easement, preservation easement, or other means acceptable to the county.

t.

If the development fronts on a street or roadway, include each street or roadway and street or roadway name.

u.

Street plans, locations, designs, and names assigned in accordance with county regulations shall be depicted and described.

v.

If the applicant will construct them, location and description of all structures to be built by the developer, and, if common facilities are to be constructed, how those common facilities will be maintained.

w.

Location and type of recreation facilities.

x.

Refuse collection areas, and location and type of screening, if proposed.

y.

Where the site and development plan covers only a portion of the landowner's entire parcel, a map depicting all of the landowner's contiguous property and proposed use for the balance of the parcel or parcels not including in the site which is the subject of the application.

z.

Proposed build-out date of the infrastructure for the development in its entirety, and, if the development will be built in phases, a development scheduled and proposed buildout date for each phase.

aa.

A utility service plan addressing proposed water supply, power supply, and method and location of sewage disposal.

bb.

All lot lines, parcel tax identification numbers, roads, access easements on the subject parcel, structures, and paved areas within 300 feet of the parcel boundaries.

(ii)

A site map depicting the existing natural and developed features on the parcel or parcels which are the subject of the application shall also be submitted. The information submitted shall include consistent with the provisions of this section:

a.

Location of the wooded areas, differentiating between native forests, high quality successional forests, and mature successional forests.

b.

Location of listed species, as defined by the EMA, occurrences, and their habitats.

c.

For multifamily residential and all nonresidential site plans, identify trees defined as protected by the EMA which are impacted by the proposed development.

d.

Location of wetlands.

e.

Conservation and preservation areas as set forth in the Comprehensive Plan.

f.

Location of sinkholes.

g.

Location of all water bodies, watercourses, drainage ditches, canals, and other surface water features.

h.

Location and type of known hazardous materials, hazardous waste and underground storage tanks.

i.

Location of 100-year floodplain.

j.

Location of other natural features.

k.

A scaled aerial photograph showing the location of the site and adjacent properties within 300 feet of the site. The boundary of the subject property shall be outlined or highlighted on the aerial photograph.

l.

A conceptual landscaping plan, including a planting plan for public right-of-way, common areas, and buffers or open space areas showing types, sizes, and spacing of trees and other vegetation.

m.

Location of closed basins and natural drainage divides.

n.

Proposed covenants, grants, easements, dedications, and restrictions to be imposed on the land, buildings, and/or structure, including proposed easements for public utilities and instruments relating to the use and maintenance of common natural areas, open spaces, private streets, and other private infrastructure shall be furnished with an application. All such documents shall be subject to review and approval by the county attorney as to form and sufficiency, prior to action on this application. Such instruments shall allow access of public vehicles for public safety or maintenance purposes.

(iii)

For nonresidential development, the applicant also shall provide the following information consistent with the provisions of this section:

a.

Names and amounts of hazardous or toxic materials or wastes to be used or produced on-site.

b.

Types and amounts of radioactive materials or wastes, explosives, or flammable materials to be used or produced on-site.

c.

Types and amounts of smoke, dust, particulate matter, noxious or odorous gases or other pollution of the air produced on-site.

d.

Types and amounts of materials identified above in subsections a, b, and c above, which can be expected to be moved off-site.

e.

Noise levels expected at the site boundaries.

f.

The types of manufacturing, production, processing or other industrial activities which will take place.

(iv)

Additional information as may be required by the county to clarify relevant points.

(Ord. No. 07-20, § 2, 7-10-07; Ord. No. 08-03, § 17, 1-29-08; Ord. No. 08-24, § 3, 11-25-08; Ord. No. 09-04, § 1, 1-15-09; Ord. No. 09-24, §§ 1—3, 7-14-09; Ord. No. 10-07, § 4, 3-23-10; Ord. No. 10-28, § 1, 10-12-10; Ord. No. 11-01, § 1, 1-18-11; Ord. No. 13-06, § 12, 3-12-13; Ord. No. 14-10, § 29, 6-10-14; Ord. No. 16-10 , § 3, 6-14-16; Ord. No. 17-01 , § 13, 1-24-17)