§ 16-31. Site plan.

(a)

Purpose. The site plan is the key land development review mechanism for all development permits other than a single-family dwelling on a lot in single and separate ownership. It is intended to assure adequate site design and relationship to adjacent development and public facilities. This includes any major landscaping, walls or entrance features being added to an existing project. If a single tract is to be site planned in phases, a master development plan shall be prepared in accordance with section 16-39.

(b)

Review criteria. The city shall evaluate the site plan as for compliance with the city's codes and ordinances, and conformance to the other requirements of this chapter. Any outparcels, if included, must meet all provisions of this section. If the specific user of an outparcel is undetermined, said outparcel's site plan shall not be reviewed until the plans are definite. The following standards shall be utilized in the review and evaluation of required site plans, which shall contain adequate information to permit such reviews:

(1)

Public transportation: All proposed development shall, wherever appropriate and feasible, be designed in such a manner as to promote the use of available public transportation by the residents, users and employees of the development. Measures such as the following may be required of the applicant, wherever appropriate:

a.

Dedication of additional right-of-way for bus bays at approved transit stops;

b.

Installation of on-site or off-site sheltered seating facilities for the convenience of waiting transit users; and

c.

Display of conveniently located on-premises route schedules and timetables.

(2)

Garbage and refuse containers: All proposed development shall provide an efficient internal solid waste collection system, including the provision of an adequate number of local receptacles in locations which afford maximum use and collection convenience. Garbage or refuse shall be stored only within a building or within a fully enclosed container, including top, which is effectively screened from public view by a wall or, fence that completely surrounds the container.

(3)

Fire protection system: In order to ensure the safety of the inhabitants of a development or building, and the community in general, all proposed development shall provide a well-designed internal fire protection system, including the provision of an adequate number of property located fire hydrants and an efficient access arrangement for the types of emergency fire vehicles needed to serve the development.

(4)

Energy conservation: All proposed development shall be designed in such a manner as to promote maximum efficiency in the use of energy resources. The following should be taken into consideration by the applicant, wherever feasible:

a.

Energy-saving site planning considerations, such as solar and prevailing wind relationships and the use of vegetation;

b.

Energy-saving structural considerations, such as window sun screens, automatic thermostats and extra insulation; and

c.

The partial or full use of alternate energy sources.

(5)

Landscaping buffers: See Article IX of this Code. Any required landscaped buffers shall be completed prior to granting the first certificate of occupancy.

(6)

Height restrictions, plot size, yard setbacks: See applicable zoning districts.

(7)

Design of streets: See Article IX of this Code.

(8)

Landscaping requirements: See Article VIII of this Code.

(9)

Environmental: See Article XII of this Code.

(10)

Signs: See Article XIV of this Code.

(11)

Bicycle racks: Any recreation, amusement or place of public assembly shall provide a bike rack.

(12)

Architectural review: The elevations, floor plans, renderings, building materials, building colors and signs submitted by the applicant shall be evaluated using the following criteria:

a.

Consistency and harmony with the design of the existing and approved development in the area which has been approved subject to the requirements of this chapter.

b.

The extent to which the project design contributes to and enhances the quality of development within the city.

c.

The extent to which the design of the project is consistent with sound and accepted architectural and engineering principles.

d.

Outparcel buildings, if included, must have the same architectural features as the principle buildings.

e.

The use of exposed neon, fiber optic or bare bulb lighting is prohibited.

f.

Exterior elevation changes to a shopping center must encompass the entire center, except in the case of a regional shopping center.

g.

Consistency with exterior colors, building design standards, and other applicable requirements of Article VI of this Code.

(13)

Shopping centers: In addition to meeting the criteria in (12) above, all buildings containing more than three (3) commercial uses or bays shall be designed so that the building has offsets, a courtyard layout or some other architectural configuration that avoids a straight row of stores. A variety of parking locations, in addition to the frontage, is encouraged.

(14)

Noise: Any application for a use requiring outdoor speakers must provide a noise study for review by the department. The study must address noise levels generated by the use along any property lines abutting a residential district. The use of buffering, including, but not limited to, walls and landscaping, may be required by the department to keep noise at such property lines below the levels established by Broward County Code, Chapter 27, Pollution Control, Article VII, Noise. The maximum level established for a use abutting a residential district is fifty-five (55) dBA, as measured at the residential property line facing the source of the noise.

(c)

General site plan filing procedure.

(1)

Staff review: A site plan must be submitted to the department for all new development except a single-family home on a single lot. The site plan will be reviewed by the staff who will prepare and submit the application to the planning and zoning board, providing all of the staff's comments have been adequately addressed by the applicant. Revisions to approved site plans may be reviewed by the department and transmitted directly to the board. Such revised site plans must demonstrate conformance to all current City Code requirements.

(2)

Planning and zoning board: Will review all site plans for conformance with the requirements of this chapter and other applicable city regulations and make recommendations to the staff.

(3)

City commission: Must approve all site plans prior to the issuance of a building permit.

(4)

Development authorization letter: The issuance of the letter will be approved by the department following approval of the site plan by the city commission.

(d)

Items to be shown on site plan. Data furnished on or accompanying the site plan package shall be to scale and shall include the following information, and any other information deemed necessary by the staff:

(1)

Location map.

(2)

Legal description.

(3)

Site boundaries, clearly identified and tied to section corners.

(4)

Current survey, not more than one (1) year old that accurately depicts all on-site improvements, existing natural features, such as topography, wetlands/vegetation, water bodies, and any existing structures and paved areas.

(5)

Proposed land uses, within indication of size, location and height of structures with dimensions to lot lines; existing land uses surrounding the site.

(6)

Vehicular circulation system both on-site and off-site demonstrating adequate connections among on-site buildings and outparcels, and with the adjacent public and/or private roadway(s). The proposed vehicular circulation system shown shall comply with those traffic engineering standards used by the Florida Department of Transportation and Broward County Traffic Engineering Division, including, but not limited to, the latest editions of the Florida Department of Transportation Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and Highways, the Institute of Transportation Engineers' (ITE) Trip Generation Report, Highway Capacity Manual, Broward County Traffic Review and Impact Planning System. The standards contained in these publications are hereby adopted and made a part of the City Code. The director of community development department is authorized to adopt such additional traffic engineering standards, which are commonly in use in Broward County, to provide for the adequate review of vehicular circulation, ingress and egress. The city shall not be required to widen, or in any way alter, any existing local road, collector road or arterial road under city jurisdiction, or to accept a dedication of additional road right-of-way for the purpose of widening or altering any existing local road, collector road or arterial road under city jurisdiction to accommodate new development unless such road improvement is included in the Capital Improvements Element of the Sunrise Comprehensive Plan. For the purposes of this chapter any local road or collector road that serves as a main access road to any residential development shall be designated a residential street. The staff may conduct traffic studies to determine compliance with the applicable standards.

(7)

Pedestrian circulation system.

(8)

Lighting plan for street and development site; locations and details of luminaries (See section 16-150 for specific requirements.)

(9)

Provider of water and wastewater facilities.

(10)

The following computations:

a.

Gross acreage.

b.

Net acreage.

c.

Number of dwelling units by number of bedrooms and density for residential uses only.

d.

Square footage of ground covered by buildings or structures.

e.

Computation of pervious and impervious areas, in square footage and percentage.

f.

Required and provided number of parking spaces.

g.

Indication of the boundaries of the project within the overall master plan, in the case of a phased development.

(11)

Indication of existing native vegetation that will be preserved.

(12)

All adjacent rights-of-way, with indication of centerline and width, paving width, existing median cuts and intersections, street light poles and utility company facilities, including easements.

(13)

Design features as follows:

a.

Building separations and setbacks.

b.

Location of all paved drives and parking areas, including centerlines, dimensions, radius and elevations, traffic signage and striping.

c.

Schematic elevations of buildings, showing concealment of all mechanical or accessory equipment located on the roof.

d.

Building floor plans and proposed building materials and colors. Color samples and roof tile samples are to be provided in addition to color and material notations on plans. Front, side and rear elevations showing height to peak of roof.

e.

Location of trash and garbage disposal system and provisions for accessibility to garbage trucks.

f.

Adequate architectural screening of all trash and garbage disposal systems, including a wall (with gate) of CBS construction with a minimum height of six (6) feet and painted to match principal building. In locations where trash compactors are used, the walls must be of sufficient height to completely screen the compactor.

g.

Loading areas and provisions for accessibility to vehicles of the required type; clearances.

h.

Areas for emergency vehicles and fire engines, and provisions for fire lane accessibility for vehicles of the required type.

i.

Entrance features, walls, buffers and ground signs.

j.

Typical cross section for each property line, to include berms, swales, walls and all other above ground improvements.

k.

Table of computation of land use distribution showing proposed uses, acreage, square footage, floor area ratio for all structures, and number and type of units and density in the case of residential uses.

l.

Future land use map designation and current zoning category.

m.

In addition to the above data, the applicant shall submit to the city the following:

1.

For presentation before the planning and zoning board and the city commission, a colored and mounted rendering and colored elevations of the project (including signs and landscaping), which accurately depict the proposed development upon completion. An eight-inch by ten-inch color photograph of the rendering and elevations shall be presented to the department at the time of approval by the city for the purposes of comparing the completed development with the rendering and elevations approved by the city commission.

2.

As an option, the applicant may wish to submit color photographs of the site and the surrounding area which depict the existing site and surrounding land use conditions.

(14)

Conceptual Engineering Package: At the time of initial site plan submittal, the applicant must provide a conceptual engineering package independent of the site plan, as supplemental information for review by staff in conjunction with the review and analysis of the site plan, including the following:

a.

Conceptual water and sewer plan, depicting the water and sewer facilities and source of public water and wastewater disposal facilities; general distribution and collection plans within the proposed development, including easements for utilities, in conformance with Chapter 15.

b.

Conceptual drainage plan, depicting design finished floor elevation and surface water management elements including, but not limited to, retention facilities, drainage easements and swales, weir location and elevation, and outfall(s).

c.

Preliminary flood routing and water quality calculations supporting the surface water management elements, weir elevation and design finished floor elevation, in conformance with Article XI of this chapter, shall be provided as supporting documentation.

d.

The above items shall be prepared by a professional engineer, registered in the State of Florida, and signed and sealed in accordance with all applicable laws and rules.

(15)

The site plan shall be submitted as a set of drawings titled:

a.

Cover sheet.

b.

Site plan.

c.

Site plan details.

d.

Pavement marking and signage.

e.

Survey.

f.

Floor plans.

g.

Elevations.

h.

Landscaping plan.

i.

Landscaping details.

j.

Irrigation plan.

k.

Irrigation details.

l.

Photometrics plan.

(16)

All drawing pages submitted with the site plan application shall have the same orientation (typically with North arrow up or right), be consistently scaled, and include a standard title block to be provided by the department. Each page shall provide a blank space, not less than three and one-half (3.5) inches wide by five and one-half (5.5) inches tall, in the lower right hand corner, to accommodate the City approval stamp.

(e)

Bond required. For site plans including at least two (2) principal non-residential structures that are not subject to the master development plan review procedure set forth in section 16-39 of this chapter, the applicant shall guarantee the installation and maintenance of internal collector drive(s), pedestrian walkways, swales, parking lots, entry drive landscaping and sidewalks, and entrance features (the "internal site improvements"), by filing a performance bond or bonds equal to one hundred thirty-three (133) percent of the cost of the internal site improvements, to provide for and secure the timely construction and installation of the internal site improvements. Bonds must comply with each of the following requirements:

(1)

Bonds, required construction plans, hold harmless agreement. Bonds, as that term is used in this section, shall include letters of credit, cash bonds, bonds issued by an insurance company legally doing business in the State of Florida, or other acceptable means agreeable to the city attorney. Letters of credit shall be drawn upon banks or savings and loans legally and actually doing business in Florida. All bonds must be approved by the city attorney's office, maintained as current, and shall be provided in addition to any other bond required for any other purpose by any government entity. Bond documents shall assure that construction plans for the improvements shall be submitted to the city not less than thirty (30) days prior to the commencement of construction. In addition, the property owner shall submit a hold harmless and indemnification agreement in a form acceptable to the city attorney, protecting the city in the event that it must exercise its rights under the bond.

(2)

Cost estimate, administrative fee, amount of bonds, bond period. A written calculation of the costs for completion of the improvements in accordance with the approved plans shall be prepared by a Florida registered engineer, and submitted to and approved by the department. A city administrative fee equal to one (1) percent of the bond shall be included in the cost estimate, shall be payable to the city upon city approval of the bond, and shall be nonrefundable. The bond amount shall be set at one hundred thirty-three (133) percent of the approved cost estimate (including the administrative fee), and shall assure completion of the improvements, payment of the administrative fee, and reimbursement of any city expenses incurred as a result of the developer's violation of this section. The bond period shall be for no longer than one (1) year after the date of the issuance of the first certificate of occupancy, and shall also set the deadline for the completion of the improvements.

(3)

Release of bonds, change in ownership. Upon successful completion of the approved improvements and written approval by the city, bonds required for completion of the improvements shall be released. Bonds may be released by the city when fee simple title is transferred. The city may condition the release of the bond upon the establishment of a new bond by the new owner in fee simple.

(4)

Extension of bond periods. Developers may obtain a one-year extension of a bond (and a related one-year deferral of the completion date of the improvements) upon submission and city approval of an updated cost estimate. If the updated cost estimate is greater than the original cost estimate, then the amount of the bond shall be increased proportionately so that the bond still guarantees one hundred twenty-five (125) percent of the approved cost estimate. A developer may seek no more than one (1) extension to the original, one-year bond period.

(5)

Violations. If the bond lapses and the improvements are not completed, then the developer shall be in violation of this section. If a developer is in violation of this section, then the city may proceed against the bond and complete the improvements.

(f)

Review procedures.

(1)

Staff review: The site plan shall be reviewed by the appropriate departments for compliance with all applicable provisions of the City Code. The staff may withhold transmittal in order to seek additional data relative to the review criteria. The community development department will expedite affordable housing applications by prioritizing the applications and assigning a specific planner to the project.

(2)

Reserved.

(3)

Notification and publication requirements: Notification shall be required in accordance with the provisions of section 16-51.

(4)

Fee: A fee will be charged in accordance with the development code fee schedule for site plan review.

(5)

Staff report: The staff shall prepare a report which contains the staff findings and transmit said report to the applicant who will respond in writing to all staff comments and revise the plans accordingly.

(6)

Planning and zoning board: The planning and zoning board shall place the site plan on the agenda of a regularly scheduled meeting providing all of the staff's comments have been adequately addressed by the applicant.

(7)

Sign on-site: Signage shall be placed on the property in accordance with the provisions of section 16-51.

(8)

Board action: After a staff presentation, recommendations of the planning and zoning board may be submitted to the staff for consideration. The recommendation shall be based upon the review criteria. The board is authorized to table the plan in order to seek additional information relative to the review criteria. Any board recommendations will be made part of the staff report to the city commission.

(9)

City commission: After a hearing, the city commission must either approve, approve with conditions, or deny the site plan. The director of community development shall require compliance with conditions prior to issuance of the development authorization letter.

(10)

Approval period: A site plan which has been approved pursuant to the provisions of this chapter shall be effective for a period of eighteen (18) months, during which time an active city-issued development permit must be issued for the project, in order for the site plan approval and public facilities capacity reservation to remain effective. For the purpose of this subsection, city-issued development permits shall include engineering permits (including permits for site preparation and landscaping), building permits for a permanent structure or use, and demolition permits. The department may grant, in writing, two (2) extensions of one (1) year each for good cause. Thereafter, the applicant must reapply. Staff may deny an extension due to any changes to this Code or the comprehensive plan adopted since the initial site plan approval, if that change renders the initial site plan approval inconsistent with the comprehensive plan or Code, or incompatible with surrounding properties.

(11)

Denial: If site plan is denied, the applicant must wait six (6) months before reapplying for the same site.

(g)

Conformity required. No certificate of occupancy shall be issued for any development unless the development as completed is in conformance with the approved site plan, rendering, landscape plan and building elevations and floor plans. Any deviations from the approved site plan, including conditions attached thereto and paint colors, shall be considered a violation of this Code. However, minor adjustments may be authorized by the department in conformance with section 16-32 below.

(Ord. No. 402-97-E, § 1, 8-26-97; Ord. No. 402-99-K, § 1, 8-24-99; Ord. No. 402-00-A, § 1, 3-28-00; Ord. No. 402-05-A, § 1, 4-12-05; Ord. No. 402-07-C, § 2, 6-27-07; Ord. No. 402-09-G, §§ 2, 11, 11-24-09; Ord. No. 402-10-D, § 2, 7-13-10; Ord. No. 402-12-A, § 2, 2-28-12; Ord. No. 402-12-E, § 3, 4-10-12; Ord. No. 402-13-D, § 2, 6-11-13; Ord. No. 402-14-B, § 2, 1-14-14)