On October 20, 2020, the Unified Development Ordinance (UDO) text change TC-14-19 “Plot Plans and Site Plans” was adopted. The text change creates a three-tiered system for categorizing site plans. The goal of this graduated system is to better align UDO development requirements with the proposed project.
The new system:
- Requires more information and improvements for projects with bigger impacts.
- Requires less for projects that are smaller and have less impact.
- Broadens the scope of modifications that can be made to an approved site plan.
- Creates minor and major categories for site plan revisions.
The regulations associated with this text change are effective on November 19, 2020.
How does the TC-14-19 text change impact development review?
This text change categorizes site plans into three different tiers. The site plan tier category establishes which UDO regulations will be applicable to a development proposal. The information below explains which review process applies to each site plan tier.
Tier One Site Plan
A tier one site plan would allow qualifying development to be submitted for approval to construct without an Administrative Site Review (ASR) approval. This means that a Tier One site plan would be reviewed through the Residential or Non-Residential Permit Application process, which may include Site Permit Review (SPR) depending on the scope of the project.
Tier Two and Tier Three Site Plans
Tier two and tier three site plans are subject to the ASR process.
How can I find out the site plan tier for my project?
There are two ways to find out which site plan tier applies to a project:
- Review the site plan tier descriptions in UDO Section 10.2.8.B., as adopted in TC-14-19.
- Submit a Site Plan Tier Verification through the Permit and Development Portal. If you are not already a registered portal user, you will need to register in order to submit a request and there is a fee associated with the request.
A “Plot Plan” is now a “Tier One Site Plan”: Tier One Site Plans involve minimal UDO requirements and are reviewed using the permit review process. Applicants can proceed with construction activity upon approval and issuance of applicable permits.
A “Site Plan Revision” is now a “Modification to an Approved Site Plan.” Site plan modifications can be submitted through either the ASR or the SPR (infrastructure construction drawing) process depending on the status of the SPR and the scope of the modification.
What happens if a plan is already in the review process?
An applicant that has a site plan currently under review has the option of continuing to be reviewed under the regulations that were in place at the time their application was submitted, or applicants can choose to be reviewed under the TC-14-19 regulations.
- If you choose to continue to be reviewed under the regulations that were in place at the time your site plan was submitted, you do not need to take any action other than to continue to submit for reviews.
- If you have reviewed the regulations in TC-14-19 and determine that you would like to be reviewed under the new regulations, you will need to take the following action:
- If you had a Plot Plan (now a Tier One Site Plan) under review and were subject to regulations that are no longer applicable to Tier One Site Plans, then you will need to submit a transmittal with your next resubmission indicating that you have updated your plans to comply with the TC-14-19 regulations and would like to be reviewed based on TC-14-19.
- If your project was under review as an ASR and would now qualify as a Tier One Site Plan, and you would like to be reviewed as a Tier One Site Plan, you will need to withdraw your ASR and submit a Non-Residential Permit Application and supporting documentation to begin review under the Tier One Site Plan review process. In order to withdraw your ASR from the review, you will need to notify your case planner via email. (Please note that refunds are not issued if you choose to withdraw.)
- If you have an ASR under review that would remain an ASR, but would be categorized as a Tier Two Site Plan and you would like the site plan to be reviewed based on the TC-14-19 regulations, then you will need to submit a transmittal with your next resubmission indicating that you have updated your plans to comply with the TC-14-19 regulations for a Tier Two Site Plan and would like to be reviewed based TC-14-19.
Fees for Site Plans are based on the project scope as defined in the Development Fee Guide. (Please note: The Site Plan Tier and the Site Plan Level defined in the fee guide are independent of one another.)
If you have questions about a plan currently under review or recently approved, please contact the case planner associated with the review of the plan.