A. Purpose: Site plan review is required to promote orderly development and redevelopment in the city and to ensure that such development or redevelopment is done in a manner harmonious with surrounding properties and consistent with the general welfare and the policies in the comprehensive plan. This section provides standards by which to determine and control the physical layout and/or use of a lot or parcel of land in order to achieve the following purposes:
1. Compatibility of land uses, buildings, and structures;
2. Protection and enhancement of community property values;
3. Efficient use of land;
4. Minimization of traffic, safety, and overcrowding problems; and
5. Minimization of environmental problems.
B. Applicability And Authority: An application for any development review procedure or an application for a building permit shall require site plan review, except for zoning certificates for single-family detached dwellings or two-family dwellings. Site plans shall be submitted with the development review application and shall be reviewed as an integral part of that application by the zoning administrator and by any other city body or official conducting the development review procedure. (Ord. Z-8-98, 9-21-1998)
C. Contents Of Site Plan: Site plans shall show all information requested by the zoning administrator including, at a minimum, the information set forth in chapter 14, "Minimum Submission Requirements", of this title. (Ord. Z-14-15, 7-6-2015)
D. Standards For Site Plan Review: In reviewing site plans, the zoning administrator or other city body or official may evaluate the following characteristics:
1. The arrangement of the structures on the site with respect to how well it:
a. Allows for the effective use of the proposed development;
b. Allows for the efficient use of the land;
c. Is compatible with development on adjacent property; and
d. Considers off site utilities and services and minimizes potential impacts on existing or planned municipal services, utilities, and infrastructure.
2. The arrangement of open space and landscape improvements on the site with respect to how well it:
a. Creates a desirable and functional environment for patrons, pedestrians, and occupants;
b. Preserves unique natural resources where possible; and
c. Respects desirable natural resources on adjacent sites.
3. Circulation systems with respect to how well they:
a. Provide adequate and safe access to the site;
b. Minimize potentially dangerous traffic movements;
c. Separate pedestrian and auto circulation insofar as practical; and
d. Minimize curb cuts.
4. Parking lots or garages with respect to how well they:
a. Are located, designed, and screened to minimize adverse visual impacts on adjacent properties; and
b. Provide perimeter parking lot screening and internal landscaped islands as required by chapter 10, "Landscaping And Screening", of this title.
5. Landscaping design with respect to how well it:
a. Creates a logical transition to adjoining lots and developments;
b. Screens incompatible uses;
c. Minimizes the visual impact of the development on adjacent sites and roadways; and
d. Utilizes native plant materials selected to withstand the microclimate of the city and individual site microclimates.
6. Site illumination with respect to how it has been designed, located and installed so to minimize adverse impacts to adjacent properties; and
7. The relationship of the site plan to adopted land use policies and the goals and objectives of the comprehensive plan. (Ord. Z-8-98, 9-21-1998)
8. In addition to the foregoing, development review procedures within those districts outlined in the city's "Business District Design Guidelines", dated March 2005, and approved by the city council May 16, 2005, shall constitute standards in performing site plan review. (Ord. Z-10-05, 6-6-2005)
E. Basis For Approval: Approval or denial of a previously completed site plan application shall be based upon the principles set forth below:
1. Every use, development of land, and application of development standards shall take place in compliance with the standards of this title.
2. Every use, development of land, and application of development standards shall be considered on the basis of the suitability of the site for the particular use or development intended.
3. Every use, development of land, and application of development standards shall be considered on the basis of suitable and functional development design, but it is not intended that such approval be interpreted to require a particular style or type of architecture.
F. Action On Site Plans: The zoning administrator or other city body or official shall make specific written findings directed to the standards of this section. The application and the specific written findings shall then be forwarded to the relevant board, commission, or official, as the case may be, to be evaluated as part of the specific form of development review requested. (Ord. Z-8-98, 9-21-1998)