Site plans shall be reviewed in 4 stages, to be known as sketch plan, discussion plan, detailed site plan and engineering. Review procedures for each stage are established as follows:
(a) Sketch Plan. The applicant shall meet with the Community and Economic Development Director or other authorized administrative official to review a sketch plan of the proposed development. The purpose of this meeting is to familiarize the applicant with applicable City plans, requirements, design guidelines and review procedures.
(Ord. 53-97. Passed 6-11-97; Ord. 5-16. Passed 2-8-16.)
(b) Discussion Plan. The applicant shall submit the required fee established by Section 1216.03
, an application and the specified number of copies of a discussion site plan. The purpose of the discussion plan is to allow an applicant to meet with the Planning Commission prior to preparation of a more costly detailed site plan. The discussion plan shall be drawn to scale, and shall include sufficient information to convey to the Planning Commission the applicant's intent. The Planning Commission shall complete its review of the discussion plan within 30 days of the first meeting on the plan, unless the applicant agrees to a longer review period. In reviewing the discussion plan, the Planning Commission shall take one of the following actions:
(1) Hold the discussion plan for further information or review, subject to the 30-day limitation above; or
(2) Move the discussion plan to a detailed site plan review, with changes indicated by the Commission; or
(3) Reject the discussion plan, stating the specific reasons therefor.
The Commission's action to move a discussion plan to a detailed plan review does not bind the Commission to approve elements of the detailed plan which were not part of the discussion plan.
(c) Detailed Plan. After the discussion plan review with the Planning Commission, the applicant shall submit the specified number of copies of the detailed site plan. The plan shall include all data required by subsection (d) below, plus any other data or changes indicated by the Planning Commission at the discussion meeting. The Planning Commission may approve, approve with modifications or conditions, or reject the detailed site plan.
(d) Detailed Plan Contents. The detailed site plan shall include, unless waived by the Planning Commission as not being applicable, all data, plans and supporting documents required by the applicable zoning district and/or listed on application material maintained for that purpose by the Commission. The Planning Commission may also require submission of appropriate additional data, plans or documents.
(e) Decision. The Planning Commission shall complete its review of the detailed site plan within 21 days of the first meeting on the detailed plan, unless the applicant agrees to a longer review period, by taking one of the following actions:
(1) Approval. In the event that the Commission approves a detailed site plan, the Commission shall notify the applicant in writing of its decision. The Chairman and Recording Secretary of the Commission shall sign and date a copy or copies of the approved plans and this copy shall become the officially approved site plan.
(2) Disapproval. In the event that the Commission disapproves a detailed site plan, the Commission shall notify the applicant in writing of its decision, stating the reasons for this action. When a site plan is disapproved, it may not be resubmitted to the Commission for review in less than one year from the date of the decision, unless correcting revisions have been made to the original plans. All resubmittals shall follow the application requirements set forth in this Chapter.
(f) Council Review. Before the building permits can be issued, City Council shall review and approve, by motion, detailed site plans for all multiple family dwellings and for all site plans in the C-O district.
(Ord. 53-97. Passed 6-11-97.)
(g) Engineering Review. The City Engineer shall approve all site plans. This review may be conducted simultaneously with the detailed site plan review by the Planning Commission, or subsequent to that review. At the time that plans, profiles and specifications are submitted for review, the City Engineer shall prepare an estimate of cost for office checking of all improvement plans. The applicant shall thereupon deposit an amount of money equal to such estimated cost. All work done by the Engineer, in connection with checking, computing and correcting such plans for improvements, shall be charged against such deposit. If, during the progress of the work, the cost thereof appears to exceed the amount so deposited, the Engineer shall notify the applicant of this fact and shall do no further work in connection with such review until the applicant has deposited the additional sum of money deemed necessary by the Engineer to cover the cost of the work. The applicant shall also pay to the City Engineer a fee to defray the total cost of field inspection of any improvements within a public right-of-way or easement. The inspection fee shall be determined by the City Engineer. The inspector’s salary shall be paid from the inspection fee. The rate per hour will be the inspector’s regular rate per hour, as paid by the City Engineer, plus seventy-five percent (75%). The applicant shall be held responsible for all inspection fees, which shall be payable monthly. The financial guarantee posted by the applicant guarantees the payment of all engineering review and inspection fees, no financial guarantees shall be released until all engineering review and inspection fees have been paid in full.
(Ord. 122- 06. Passed 1-8-07.)
(h) Consultants. During the course of reviewing a site plan, the Planning Commission or Council may find that the assistance of a qualified consultant is necessary to fully determine the effects of the proposal. The applicant shall pick the consultant, subject to Planning Commission approval, and shall bear the costs of the consultant.
(i) Conditional Zoning Reviews. Site plan reviews for conditionally permitted uses shall be reviewed in accordance with the procedures of this chapter. Site plan reviews and conditional zoning reviews required by Chapter 1274 are designed to proceed simultaneously.
(j) Small Projects. For small projects or other developments as approved by the Planning Commission, the Commission may agree to waive the discussion plan meeting.
(k) Expiration. Approval of a detailed site plan shall automatically expire if applications have not been made to the Division of Building for building permits within one year after the date of the Planning Commission's or, if applicable, City Council's approval. If applications have not been made at the end of one year, any deposit of a financial guarantee shall be returned to the depositor, and each reapplication thereafter shall be accompanied by the required data and fees. The Commission may extend the one year time period.
(Ord. 53-97. Passed 5-12-97; Ord. 5-16. Passed 2-8-16.)
(Ord. 53-97. Passed 5-12-97; Ord. 5-16. Passed 2-8-16.)