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Site Plan Review
Guide to the Site Plan Review ProcessWhat is a site plan?
A site plan is an accurate, legible scaled drawing showing uses and structures proposed for a parcel of land. Typical components of a site plan include lot lines and dimensions, setbacks, buildings, streets, landscaping, contours, drainage flow, impervious coverage, trash and HVAC locations, utilities and easements. Existing and proposed uses must be delineated. A landscape plan, based upon a site plan, is also required.
What types of developments require site plan review?
The following projects require site plan review:
- Multi and single family residential construction
- Large residential additions where the proposed addition is 50% or more of the total square footage of the principal structure
- New commercial construction in excess of 10,000 square feet
- Accessory structures that exceed 25% of the total square footage of the existing principal structure
- Additional parking that could have an impact on the property
- Conditional use permits, when associated with construction
- Excessive grading
- Any development deemed by the Director of Planning and Development to require site plan review
What is the Plan Commission?
The Plan Commission reviews development within the City of Clayton and is the final review for site plans associated with new construction. The Commission is made up of 7 members appointed by the Board of Aldermen consisting of the City Manager, a member of the Board of Aldermen and 5 Clayton residents qualified by experience or other expertise.
What factors does the Plan Commission consider in approving a site plan?
Some of the factors considered are as follows:
- Whether the site plan mitigates storm water problems
- Whether the site plan adequately addresses trash enclosures and HVAC placement
- Whether the site plan provides appropriate landscaping and caliper replacement of trees removed
- Whether the site plan meets the requirements for lot coverage
- Whether the site plan mitigates nuisances to neighboring properties
How does the site plan review process work?
Once a completed application for site plan review and drawings are received by the Department of Planning and Development Services, the application and plans are reviewed by city staff consisting of representatives of the Department of Planning and Development Services, Public Works, Fire and the City Manager's Office. The City's Landscape Architect will also review the landscape plan and offer comments.
What should I submit for site plan review?
Site plan review is conduct once a week, usually on Thursday. 8 copies of the site plan and related documents as shown on the site plan application checklist, a $250.00 application fee and $450.00 landscape review deposit must also be submitted. If the project requires architectural review, a separate application and fee are also required.
The site plan and related documents must be submitted the Friday by noon prior to the site plan review meeting.
When will I find out the results of the site plan review?
Within 7 days after the staff site plan review meeting, a letter is sent to the applicant outlining any deficiencies in the plan. The applicant has 30 days from the date of the letter to submit a revised plan based on the staff's comments. If there are no deficiencies in the plan, a letter will be sent to the applicant requesting that 13 sets of plans be submitted for the next available Plan Commission meeting.
What documents do I need to submit to the Plan Commission?
Assuming all deficiencies have been addressed, the applicant must submit 11 sets of revised plans at least 14 days prior to the next scheduled Plan Commission meeting. The applicant will receive a copy of the agenda and the staff report prior to the meeting date. If the site plan is a component of a larger project requiring additional city approvals, such as rezoning or subdivision plat, the submittal time may be greater than 14 days.
What happens at the Plan Commission Meeting?
Typically, each project will have two agenda items on the Plan Commission agenda: site plan and architectural review. First the site plan staff report, including recommendations, will be read by planning staff. Afterwards, the applicant will address the Plan Commission to discuss the site plan issues and to answer any questions of the Commission and the audience members. At that time, a vote will be taken to approve, continue or deny the proposal. Architectural review and other items if applicable must also be approved before a building permit can be issued.
How long will it take for the Plan Commission to make a decision?
The Plan Commission will make a decision within 60 days from the date first considered by the Plan Commission, unless a time waiver is requested by the applicant.
What happens when the site plan is approved?
The applicant must submit plans to the Building Official for a building permit to allow the construction to commence. The building permit plans must reflect all changes as approved by the Plan Commission. Application for building permits must be made within 1 year from the date of Plan Commission approval.