(A) Purpose and intent. For the purpose of ensuring that land uses or construction projects that are considered during the terms of this chapter are compatible with this chapter, no persons shall commence any use or construction without first obtaining approval of a detailed site plan as set forth below. Site plans for multi-family dwellings or apartments and non-residential uses (commercial, industrial and institutional) shall be prepared by a professional engineer, architect or surveyor who is licensed in the state.
(B) Principles and standards of review. The Zoning Administrator shall approve said site plan only after determining the following:
(1) The proposed use is permitted as required by this chapter;
(2) The dimensional arrangement of the buildings and structures within the lot that the site plan is prepared, conform to the development standards of this chapter; and
(3) The lot that is the requested location for the proposed use has been created in compliance with state statutes and city ordinance governing the division of land.
(C) Detailed site plan requirements. A detailed site plan shall consist of a scale drawing at a scale of not less than one inch equals 100 feet, containing the following information:
(1) Location and dimensions of the affected property, including legal description;
(2) Location of all existing and proposed utility easements, including septic and wells where applicable;
(3) Location, arrangements, numbers and dimensions of all existing and proposed parking facilities, turning spaces, driveways, aisles and pedestrian walkways and truck loading facilities within the property;
(4) Name and location of all streets adjacent to the property and all proposed points of ingress and egress; the traffic volumes and number of lanes on adjacent streets;
(5) Size, location and setbacks of all existing and proposed structures within the property and abutting the property;
(6) Location, dimensions and capacity of all proposed and existing drainage structures or easements;
(7) Location and dimensions (height, width, area of face of sign) of all proposed signs;
(8) Location, dimensions and intensity in lumens of all proposed exterior lighting to assure that light will not project glare onto adjacent property;
(9) Indicate grade differences (spot elevations, contours and the like) and show actual elevations and reference benchmarks used;
(10) Location, dimensions and capacity of any watercourse(s) that has an intermittent or ephemeral flow;
(11) Location, dimensions and materials used for proposed landscaping and buffering;
(12) Additional data in report form may be required for uses with a potential to impact residential development abutting the property or within a 300-foot radius of the property with noise, odor, vibration or concussion, smoke, fumes, chemical usage or emissions, dust, glare or increased fire danger.
(a) In order to determine impact, the applicant shall submit a summary of commercial or industrial operations that will generate noise, vibration, odor, smoke, dust or chemical usage at levels above residential standards or safety levels specified in state or federal environmental regulations. The applicant shall disclose what state and federal environmental regulations and standards apply to the proposed use. The applicant shall demonstrate how the development will comply with applicable state and federal environmental regulations.
(b) All wholesalers and manufacturers shall submit a hazardous materials impact analysis and shall make available, upon request, copies of all material safety data sheets and tier- one reports, and other similar safety forms and data, which will be required to be prepared or maintained in connection with the proposed operation. At the request of the County Fire Marshal or the Director of the office of Emergency Management, a hazardous materials impact analysis prepared by an independent consultant shall be submitted.
(13) A grading and drainage plan shall be required for medium- and high-intensity residential (CR-2, CR-3 and VR-2) and all non-residential land uses (CC-1, CR-2, CR-3,VC-l and VR- 2). A grading plan shall also be required for low-intensity residential uses (CR-l, CR1-M and VR-1), providing the following:
(a) Entire development or a portion thereof lies within a FEMA special or flood hazard area or other flood hazard area, as determined by the DAC office of the Flood Commission, if appropriate, for review and comment;
(b) Grades within the area to be developed in excess of 4%; or
(c) A major arroyo, stream or channel exists within the area to be developed.
(D) Review and approval for denial procedures. Upon receipt of a complete site plan, the Zoning Administrator shall follow these procedures:
(1) For low and medium intensity residential uses in the Performance District:
(a) Route copies of the site plan to Building Inspection, City Engineering and Flood Commission, if appropriate, for review and comment;
(b) Determine that the site plan meets the development standards required by this chapter;
(c) Mark the site plan approved, or approved with conditions, and transmit to building inspection for use in issuing building permit or mobile home permit; and
(d) Mark the site plan denied if it does not meet requirements of this chapter.
(2) For all other uses in the Performance District:
(a) Publish notice in a newspaper of general circulation of the location, proposed land use classification and owner or applicant’s name. Make the proposed land use and site plan documents available to the public for review. Provide signs to be posted on the property by the property owner. Publication must be placed in the newspaper 15 days prior to approval of the site plan. Signs must be posted on the property for 15 days prior to approval of the site plan;
(b) Route copies of the site plan to affected state agencies for review and comment;
(c) Grant approval of the site plan with conditions as required to meet the standards and policies of this chapter and the comprehensive plan; and
(d) Deny the site plan if it does not meet requirements of this chapter and the comprehensive plan.
(E) Effective date and term of approval.
(1) Approval of site plans for low-intensity residential uses becomes effective the date signed by the Zoning Administrator. Such approvals shall remain valid until a building permit is issued or until a revised site plan is approved.
(2) Approvals of site plans for medium- and high-intensity residential use and all non-residential uses shall become effective on the date that it is signed by the Zoning Administrator.
(3) Approvals of site plans for medium- and high-intensity residential and all non-residential uses shall remain valid for one year after the effective date. If no building permit is issued, or no land use established within one year, the approval shall be void. A one-time renewal may be requested in writing for extension of the approval for up to one additional year.
(4) In granting the extension, the Zoning Administrator shall consider whether development of adjacent properties has taken place that would change the required buffers or other conditions approved with the original site plan. If so, review of the request and re-notification of agencies and publication of notice is required, as stated in division (D)(2) above.
(5) Certificates of occupancy will not be issued until all requirements, including, but not limited to, the structure, parking, buffering and landscaping, comply with the approved site plan. Once a certificate of occupancy is issued, a business registration shall be obtained for non-residential uses.
(F) Revisions of site plans.
(1) The Zoning Administrator may approve minor revisions to an approved site plan. Minor revisions include rearrangement of buildings, parking areas, walkways or landscaping that does not affect access, circulation, drainage or grading. Changes in land use to include similar uses to those originally proposed shall be minor revisions.
(2) Major revisions will require a new administrative approval, new agency review and publication of notice in a newspaper of general circulation. Major revisions include: change in land use classification that changes the intensity and buffers required; increase in number of buildings or number of parking spaces; change in access, internal or external circulation; change in drainage facilities or grading plans.
(Ord. 2010-018, passed - -) Penalty, see § 150.999