11-2-4: SITE PLAN REVIEW PROCEDURES:
   A.   Site Plan Required; Purpose; Exceptions:
      1.   A site plan shall be approved before a building permit for a new structure or major addition to an existing structure may be issued.
      2.   The purpose of such approval is to assure that new developments conform to the city's development standards and ordinances and provide the most appropriate and compatible site plan for the area.
      3.   No grading shall be performed on the site and no building permit shall be issued until the site plan has been approved.
      4.   The planning commission review, city council approval, and notice to surrounding property owners required by subsection E of this section may be waived in the following cases:
         a.   The construction or alteration of a single-family detached dwelling and its associated accessory building on an individual lot.
         b.   Agricultural buildings.
         c.   Any other situation where the director of community development determines that the preparation, review and approval by the planning commission and city council of a detailed site plan is unnecessary to meet the objectives of this section.
      5.   Where planning commission review and council approval are waived, the applicant shall submit the site plan and supporting documentation in compliance with subsections B through E of this section.
      6.   Uses permitted in each zoning district shall be reviewed by City staff for:
         a.   Traffic and pedestrian circulation;
         b.   Parking;
         c.   Drainage;
         d.   Landscaping; and
         e.   Compliance with other applicable ordinances.
   B.   Coordination With Other Regulations: It is the intent that site plan review under this Title be coordinated with subdivision review under Title 10 of this Code and with any other permit reviews that may be necessary, including conditional use permits.
   C.   Preapplication Conference: The applicant shall meet with the City Planning Division or other designated staff, prior to the presentation of plans, to relate his/her intent. Thereafter, an applicant, at his/her option, may confer with the Planning Commission to obtain information and advice prior to entering into binding commitments or incurring substantial expense in the preparation of plans, surveys and other data.
   D.   Application Requirements:
      1.   Request for site plan approval may be initiated by the owner, user or potential user of the subject property by making application in writing to the Planning Division, on such forms as may be designated from time to time. Each applicant shall reimburse the City for all costs incurred in processing the application.
      2.   The application shall include twelve (12) copies of a site plan, drawn at a common, legible scale. The scale used shall be no smaller than one inch equals one hundred feet (1" = 100').
      3.   The maximum size of plans shall be thirty inches by forty inches (30" x 40"), and the minimum size shall be eleven inches by seventeen inches (11" x 17").
      4.   The site plan shall contain the following minimum information and any other items which the Planning Division considers necessary for the proper consideration of the application. The Planning Division may waive inclusion of one or more of the items if not relevant to an individual application:
         a.   General Information:
            (1)   Name of project/development;
            (2)   Location of project/development;
            (3)   Location map, including area within one-half (1/2) mile of site;
            (4)   Name and mailing address of developer/owner;
            (5)   Name and mailing address of engineer/architect;
            (6)   Date of plan preparation;
            (7)   North point indicator; and
            (8)   Scale.
         b.   Site Information:
            (1)   Boundary line of property with dimensions;
            (2)   Location, identification and dimensions of existing and proposed:
               (A)   Topographic contours at a minimum interval of two feet (2'); fill quantities, dredging, filling, grading, channel improvements and storage of materials;
               (B)   Adjacent streets and street rights of way;
               (C)   On-site streets and street rights of way;
               (D)   Utilities and utility rights of way and easements, including electric, natural gas, telephone, water (domestic and fire) and sewer (sanitary and storm);
               (E)   Existing and proposed buildings and structures;
               (F)   Parking facilities;
               (G)   Water bodies, flood fringe, flood plain and floodway, if applicable, and relationships and impacts in the flood plain;
               (H)   Sidewalks, walkways, driveways, loading areas and docks and bikeways;
               (I)   Fences and retaining walls;
               (J)   Exterior signs;
               (K)   Exterior refuse collection areas;
               (L)   Exterior lighting;
               (M)   Landscaping, including species, sizes and locations;
               (N)   Traffic flow on-site;
               (O)   Traffic flow off-site;
               (P)   Transit facilities and movements; and
               (Q)   Recreation facilities;
            (3)   Cross-sections of property as required by the Director of Community Development;
            (4)   Number of employee and nonemployee parking spaces existing and proposed and total square footage of each; and
            (5)   Site statistics, including site square footage, percent of site coverage, dwelling unit density and percent of park or open space.
         c.   Building Information:
            (1)   Elevation drawings of all proposed structures and buildings, with dimensions;
            (2)   Preliminary floor plans for all stories of proposed structures and buildings, with room usage labeled and dimensions;
            (3)   Elevation and height above mean sea level of all floors and the roof, floodproofing measures, and construction materials;
            (4)   Gross square footage of existing and proposed structures and buildings;
            (5)   Exterior finish materials; and
            (6)   Type of construction.
   E.   Application Review Procedure:
      1.   Planning Commission Review:
         a.   The application for site plan approval shall be referred to the Planning Commission for review and recommendation and to other commissions as directed by the Planning Division. In the case of flood plain applications, the City Engineer shall evaluate the proposed project in relation to flood heights and velocities, the seriousness of flood damage to the use, the adequacy of the plans for protection and other technical matters.
         b.   The Planning Commission shall consider the application at its next regular meeting. Notice of the meeting shall be mailed to all owners of abutting property at least ten (10) days prior to the meeting date. Failure of the property owners to receive this notice shall not invalidate the proceedings.
         c.   The Commission shall make a recommendation to the City Council on the site plan within sixty (60) days of the date of review, unless an extension of the review period has been agreed to by the applicant.
      2.   City Council Action:
         a.   The City Council, upon review of the application and recommendations submitted, and upon finding that the proposed site plan is consistent with the Comprehensive Plan and in conformity with the City's development standards and the intent of this Title, may grant approval of the site plan or grant approval subject to conditions or changes.
         b.   In the case of flood plain applications, the City Council shall also determine the specific flood hazard at the site and evaluate the suitability of the proposed use in relation to the flood hazard. Such decisions shall be given within sixty (60) days of receipt of the Planning Commission recommendation, unless an extension of the review period has been agreed to by the applicant.
   F.   Expiration Of Approval: Site plan approval shall expire one year after it has been issued, unless construction of the use for which the permit has been granted has begun. If construction is not started within one year, the developer may file a written request with the Planning Division for a one year extension. The Director of Community Development may grant the extension of he/she determines that construction will be commenced within the one year extension period. Only one such extension may be granted.
   G.   Amendments To Approved Site Plans: The Director of Community Development may approve minor changes in the location, siting and heights for buildings and structures or in the landscape plan, if required for engineering or other circumstances not foreseen at the time the final plan was approved. All other changes shall be reviewed and approved according to the procedures for the original site plan approval.
   H.   Guarantees Of Performances:
      1.   Before a building permit is issued, the owner shall file a performance bond or an irrevocable letter of credit or place in escrow an amount equal to one hundred twenty five percent (125%) of the estimate of the Director of Community Development or City Engineer of the cost of installation of all landscaping, sidewalks, grading, screening, lighting, recreation facilities, streets and utility extensions or any other improvements required to be furnished or installed by the owner.
      2.   Upon completion of the various work items, the owner shall apply to the City for a final inspection. If the City finds that all installations meet the requirements of the approved plans and specifications, the security agreement shall be released. A security agreement for landscaping, however, shall be effective and held for one year after completion of the work, in order to ensure that such landscaping will survive. If the improvements are not completed as proposed within the established time limit, the City may proceed to complete such installation and seek reimbursement of its costs from the security agreement.
   I.   Installation Of Landscaping, Open Space And Recreation Facilities:
      1.   All landscaping, screening, common open space or recreation facilities shall be installed prior to the issuance of a certificate of occupancy for any building. If seasonal weather conditions present practical difficulties in the installation or completion of the landscaping, an extension of not more than six (6) months may be granted, in writing, by the Director of Community Development.
      2.   For projects in which construction will be in phases, the installation and completion of all landscaping, screening, common open space or recreation facilities must proceed at the same rate as the construction of dwelling units or other structures. At least once every three (3) months during construction, the Director of Community Development shall review all of the building permits issued for the project and examine the construction which has taken place on the site. A written report of these inspections shall be placed on file at the City Hall. If it shall be found that the rate of construction of structures is greater than the rate at which the landscaping and other facilities have been provided, the Director of Community Development shall forward the report to the Council, which may suspend the issuance of additional building permits for the site until such additional landscaping or other facilities have been provided. (1971 Code § 28-18.2; amd. 2000 Code)