Introduction: This information has been compiled to assist those individuals proposing projects which will require special permit/site plan review approval of the Municipal Council and/or Development impact Review Board. See Section 15 of the Zoning Ordinance for detailed requirements and in the case of any discrepancy between section 15 and this overview, section 15 shall take precedence.
Special Permits allow the Municipal Council or Zoning Board of Appeals discretionary approval authority in permitting or denying uses which are generally considered by the Zoning Ordinance to be compatible in a specific district.
Full Site Plan Review enables the Municipal Council to attach conditions and safeguards deemed necessary to protect the neighborhood and the City when approving a project.
Departmental Site Plan Review was developed for projects that do not require a review by the Municipal Council but the project will have an impact on the neighborhood and City. This process is essentially the same as the Full Site Plan Review process but there is no public hearing before the Municipal Council.
The Development Impact Review Board (DIRB) was established to advise the Municipal Council on projects requiring special permit and/or site plan review approval. The DIRB also acts as the review board for Departmental Site Plan Review. This Board is composed of representatives from five (5) City Departments and citizen members from the ward or adjacent wards in which the proposed project is located.
Who Needs to File:
A Full Site Plan Review, by the Development Impact Review Board (DIRB), Planning Board and a public hearing from the Site Plan Review Committee (SPRC), shall apply to the following:
(a) any project that requires a special permit from the Municipal Council
A Departmental Site Plan Review shall apply for the following types of development, structures, and uses:
(a) additions to existing commercial and industrial projects where the addition results in one or more of the following;
an increase in impervious area;
an increase in the minimum required number of parking spaces
a change in traffic flow on-site
(b) change of use in business, highway business, office and industrial districts, where the new use is allowed by right in that district, results in an increase dimensional requirements, impervious area, landscaping and/or parking requirements
(c) an increase in the number of parking spaces to the site and/ or an increase in impervious area
(d) multi-family (four units plus ) residential projects;
(e) any commercial or industrial project allowed by special permit from the zoning board of appeals or a variance;
(f) new “non-residential” commercial and industrial projects on vacant or unimproved site;
(g) an increase in traffic generation of fifty or more cars per day as established by the Institute of Transportation Engineers;
(h) additions to existing multi-family residential projects, where the addition constitutes the creation of new units.
Site Plan Review Application Process:
1. The petitioner (applicant) should contact the Director of Planning and Conservation at the earliest possible stages of a proposed projects design and planning. This contact is very important in verifying zoning compliance and determining the required submittals. This discussion is intended to save the applicant time and expense in preparing plans which will be suitable for submission to the Director. The applicant may be advised to consult other City Departments prior to formal submission of the application.
2. The applicant must submit one (1) complete copy of the application prior to formal submission of the twenty (20) copies of the application to verify the application for completeness.
3. Once the application is complete, 20 FOLDED copies of the plans and application packet must be submitted to the Director for referral to City Departments for review and their comments and recommendations.
An Application Requires the following:
1. Complete application signed by the Owner and Petitioner
2. Development Impact Statements
3. Reasons for petition
4. Deed for the subject property
5. Certified Abutters list for all owners within 300 feet of the subject property
6. Site Plan Stamped by a Registered Engineer or land Surveyor
7. Check for appropriate fee
8. Abutters envelopes with a standard stamp
An application that is deemed complete is then submitted to the City Clerk
After the submittal is deemed complete a hearing will be scheduled to be held in approximately 14 days. Abutter and Departmental comments will be received and formulated into a list of conditions at the DIRB Hearing. In a Departmental review, the DIRB this will take the form of a decision that must be recorded and complied with. In a Full Site Plan Review, the list of conditions will be sent to the Municipal Council for their hearing as recommendations. The Planning Board will also send their recommendations to the Council. The Council will then hold a public Hearing and render a decision.
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