§ 9.5. Site/development plans required.

A site development plan shall be required for all of the following development types. The purpose is to encourage logical and innovative design and also assure that the proposed development will be compatible with surrounding areas.

• Townhouses (see [section] 9.4(f), et al.).

• Condominiums (see [section] 9.4(f), et al.).

• Zero lot line developments.

• Multi-family developments involving three or more buildings.

• Any business or industrial development that involves shared ingress and egress to the street and parking and loading areas for two or more buildings or three or more tenants or owners in a single parcel.

(a)

Approval procedures. All planned development projects shall be submitted to the zoning administrator and processed in accordance with applicable requirements of the subdivision regulations and/or this ordinance. The zoning administrator may approve any site plan under the provisions of this ordinance where no rezoning, variance, or subdivision plat approval is involved.

If a site plan includes a variance to the requirements of this ordinance or if the zoning administrator denies approval or fails to act within 30 days of submission, the developer may request that the site plan be considered by the board of appeals. The board of appeals as a part of its authority may vary, except for use or density provisions, the terms of this ordinance, where, in its opinion, equal performance can be obtained by means other than those specified herein.

If rezoning a tract is required to accommodate the proposed development, plans required under this section shall be submitted with the rezoning application. Enactment of the zone district change by the mayor and council shall enable the zoning administrator to process the application accordingly.

If the planned development involves the subdivision of a tract or tracts of land within the proposed development, the approval of the site plan and final subdivision plat shall be recommended by the planning commission for said tract or tracts before approval of the development application for said tract or tracts is granted by the mayor and council.

Duration of approval: If initial development and/or building permits are not obtained within a period of one year after approval of a site plan, said site plan approval shall lapse.

(b)

Site/development plan. Prior to development, a minimum of five copies of a site development plan shall be submitted to the zoning administrator. Each site development plan shall be prepared by design professionals and shall include the following information:

(1)

Title block. Name(s) of the proposed development. Names, address(es) and phone numbers of the owner(s) and the designer(s) of the site plan; appropriate professional seals; approval spaces for zoning administrator signature; date and north arrow.

(2)

Date. Date, approximate north arrow and scale.

(3)

Site plan format. All site plans shall be drawn on sheets no larger than 24″ × 36″. If more than one sheet is necessary to cover the proposed development, an index map at a reduced scale shall be provided to key the sheets. (Re: Sheet 1 of 2 and sheet 2 of 2, etc.)

(4)

Scale. The scale of plan shall not be smaller than one inch equals 200 feet.

(5)

Lot/units number and size. Total acreage and proposed number of unit/lots shall be shown; range of unit sizes shall be shown; show building locations, as appropriate.

(6)

Survey boundaries. Surveyed boundaries of the entire tract and the relationship to adjoining properties, public rights-of-way, and easements.

(7)

Location map. A general location map at a scale of one inch equals two thousand feet, indicating existing zoning on or adjacent to the site, adjoining roads and the adjacent areas.

(8)

Access. Scaled location of ingress and egress to the existing streets.

(9)

Contours. Contours with a minimum vertical interval of five feet referred to sea level datum shall be provided for both existing and proposed topography. Areas that have slopes greater than 15 percent shall be identified. (This provision may be waived if topography is substantially level and contours are not necessary for the provision of water and sewer.)

(10)

Existing features. The location and dimensions of existing and platted property lines, streets, buildings, water courses, railroads, bridges, water mains, sewers, culverts, drain pipe, and public utility easements, both on the land to be developed and on that portion of the land immediately adjoining which abuts the land to be developed, and any other pertinent characteristics of the land; the names of adjoining subdivisions or the names of record owners of adjoining parcels; and the zoning of the property.

(11)

Proposed improvements. The names, where appropriate, and locations and dimensions of proposed streets, alleys, sidewalks, easements, buildings, parking, recreation areas and facilities, yards and other open spaces. For units having four bedrooms or more, three parking spaces shall be required per unit.

(12)

Buffers areas. Location, dimensions and treatment of all required buffer, landscaped or planted areas including fences in a site-specific landscaping plan.

(13)

Environmentally sensitive areas. The boundary and elevation of the 100-year floodplain as determined by the past history of flooding or the best available data.

(14)

Architectural sketches. For any building expansion, reconstruction, or new development within a C-1, C-2, and C-3 zone districts, representative sketches of proposed and existing structures shall be required to show the consistency of architectural characteristics such as facade, construction materials, height, roof pitch, and style compared to other buildings in the vicinity.

(15)

Development report. If the proposed development has more than one phase, a report setting forth the proposed development schedule, indicating the sequences of the development, and the approximate time period for completion of each phase shall be required. Statistical or technical data as necessary to accurately describe the proposed development including, but not limited to, the following shall be included in the development report:

a.

Total land area.

b.

Total number of dwelling units and gross density by type of land use.

c.

Amount of space to be occupied by streets and parking areas.

d.

A breakdown of the number of kinds of proposed buildings, including square footage, and the number and range of lot sizes and proposed setback and yard dimensions for typical lots and/or building types.

e.

Deed record names of adjoining property owners or subdivisions.

(16)

Proposed protective covenants. A preliminary outline of proposed protective covenants, including provisions for the organization and financing of a homeowner's association, shall be provided, as applicable.

(c)

Utility and drainage plans. Utility and drainage plans shall be provided including all information required respectively by the appropriate utility provider and Ringgold Public Works Department to determine that water, sewer, and storm drainage improvements will be made and located in accordance with the city requirements. If the lot is served by individual disposal systems then the requirements of the Catoosa County Health Department must be met.

(d)

Soil erosion and sedimentation control. Where applicable, the site development plan shall provide information on soil erosion and sedimentation measures according to the technical standards provided by the Ringgold Soil Erosion and Sedimentation Control Ordinance. Further, regarding state waters the required buffer of 25 feet shall be designated on both sides of the water course.

(e)

Homeowner's association. A declaration of covenants and restrictions that will govern the association shall be submitted as evidence that the association is established before any homes are sold and shall include provisions requiring that:

(1)

Membership must be mandatory for each buyer and any successive buyer.

(2)

The open space restrictions must be permanent, not just for a period of years.

(3)

The association must be responsible for liability insurance, local taxes, and the maintenance of common recreational facilities, street lights, entrance signage, and any other facilities held in common.

(4)

The association must be able to adjust the assessment to meet changing needs.

(Ord. No. 2014-0224, § 1, 2-24-14)