It is the intent of this section to ensure that the purpose and intent of this Zoning Code is fulfilled through the submittal of a site investigation report which contains the information as provided in this section.
(a) Approval. The Planning Commission shall have the function, duty, and power to approve or disapprove, or to approve subject to compliance with certain modifications and conditions, the site investigation report in accordance with the purpose and intent of this Zoning Code.
(b) Applicability. A site investigation report may be required by the Planning Commission for the following uses: all principal permitted industrial uses, any redevelopment of former industrial sites, all uses requiring site plan approval which are within the 100-year flood plain, and all uses requiring site plan approval which involves development on environmentally sensitive areas.
(1) All uses referenced in Section 1262.11(b), above, shall be evaluated by the Planning Commission to determine whether the use presents a heightened risk to adversely impact surrounding property owners and the larger community. If one or more of the following standards presented in Section 1262.11(b)(1)A. through C. below, is found to be true, the Planning Commission shall require the applicant to prepare a site investigation report:
A. The proposed use has the potential to involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any person or property or the general welfare by reason of excessive smoke, fumes, glare, noise, vibration, or odors.
B. The proposed use has the potential to create excessive additional requirements at public cost for public facilities and services, or be detrimental to the economic welfare of the community.
C. The proposed use has the potential to be hazardous or disturbing to existing or future neighboring uses.
(c) Submittal. A site investigation report shall contain the following information:
(1) A description of the proposed project, including the location, purpose, and extent of the project.
(2) The existing zoning and building requirements for the proposed project.
(3) Whether any local, State, and Federal permits are required for the project and, if so, a designation of those required local, State, and Federal permits.
(4) A description of the natural and cultural features of the project, including, but not necessarily limited to:
A. A description of the topography of the land and soil.
B. The existing water resources, including surface water, groundwater, drainage, floodplains and wetlands, water quality, and the effect of the project on any aquifer and neighboring wells.
C. A description of the existing vegetation, habitat, and wildlife.
D. A description of the proposed land use, water use, economic, and social conditions, any archaeological and historical resources and community facilities and services which are in existence.
(5) A statement describing the environmental impact of the proposed project, which shall include the following:
A. A description of the impact on the topography and soils, including any disruption, erosion, etc.
B. A description of the impact on water resources, including:
1. Potential for surface water contamination and efforts to protect surface water bodies;
2. Potential for groundwater contamination and efforts to protect groundwater;
3. The effect of any water discharges, increased storm water runoff, or alteration of natural drainage;
4. A description of the water quality of both surface and groundwater;
5. A description of the susceptibility of the project to flooding;
6. A description of any wetlands impact; and
7. An analysis of prevailing winds, including impacts of odors and efforts to mitigate odor, control of fugitive dust emissions, road dust, etc.
(6) The site investigation report shall summarize the impact on terrestrial ecosystems (the relationship between the land resources and the organisms which depend upon them), including a description of the impact on the following:
A. The vegetation and habitat, describing in particular whether there would be any alteration and/or loss to said vegetation and habitat.
B. The impact on wildlife, including any disruption of habitat and whether the project would affect any endangered or rare species of wildlife, wetland inventories, and migratory bird habitats.
(7) The site investigation report shall summarize the environmental impact on aquatic ecosystems (the relationship between the water resources and the organisms which depend on them), which shall include a summary of the impact on the following:
A. The fish species, including the impact on the type and number of fish species.
B. The effect on the habitat, including whether said habitat will be altered or disrupted.
(8) The site investigation report shall summarize the environmental, impact on the actual cultural environment, which shall include a summary of the following:
A. The effect on neighboring land and water uses.
B. The impact on economic and social conditions, including the economy, lifestyles, changes in property values, and alterations in potential development options of the surrounding neighborhoods.
C. Social impact analysis, including changes and impacts on individuals in the community affected by the activity, which may include aesthetic and psychological impact.
D. The effect on the habitat, including whether said habitat will be altered or disrupted.
E. The impact on community facilities and services, including, but not limited to, schools, roads, police and fire services, etc. An impact analysis of local roads and traffic patterns surrounding and including the site before, during and after construction shall be provided.
(d) Modifications. The Planning Commission shall have the function, duty and power to require any modification in the site investigation report or impose any condition upon approval of any project which requires a site investigation report to ensure that the purpose and intent of this Zoning Code is fulfilled.
(e) Alternatives. The site investigation report shall include a discussion of all prudent and feasible alternatives for the proposed activity on the subject site.
(f) Appeal. The decision of the Planning Commission with respect to the site investigation report approval is appealable to the City Board of Zoning Appeals upon written request by the property owner or petitioner for a hearing before said City Board of Appeals. In the absence of such request being filed within sixty (60) days after the decision is rendered by the Planning Commission, such decision becomes and remains final.
(Res. 24-95. Passed 2-13-95; Ord. 2023-07. Passed 7-24-23.)