(A) In accordance with the comprehensive plan of the city, it is essential that developments meet established minimum standards for the design of such developments which will protect existing developments; ensure adequate provisions for public/private utilities, such as sewer, water and roads; and promote the health, safety and general welfare of the public. A site plan review shall be required whenever development is proposed for a tract of land for other then single-family or duplex residential use.
(B) (1) Application and procedure. Any person, firm, corporation or other group planning a development on a tract of land shall submit an application for a site plan review. Said application shall be accompanied by such information and number of copies as may be required by the Community Development Director and a filing fee as may be established, from time to time, by resolution of City Council. The proposed development plans shall be reviewed by the Site Plan Review Committee consisting of the Community Development Director, City Engineer, Street Superintendent, Building Inspector and a Planning Commission member. The Review Committee may approve the plans as submitted, approve with conditions or modifications or reject the plans with written reasons listed for the rejection. No permits shall be issued for any development until a development plan for the tract of land has been approved by the Review Committee. The Committee shall complete its review within ten working days once all required materials have been submitted.
(2) Appeal of the Site Plan Review Committee decision. Any applicant not agreeing with the decision of the Site Plan Review Committee may appeal the Committee’s decision to the City Council prior to the issuance of a building permit. The City Council, following review of the Committee’s decision and the applicants objections, may affirm the Committee’s decision, affirm the decision of the Committee with modifications or reject the Committee’s decision in total and act on the proposed plan with or without conditions. Council action shall be by resolution listing any required conditions.
(3) Site plan review standards. The standards of site design listed below are intended only as minimum requirements, so that the general development pattern of the city may be adjusted to a wide variety of circumstances and topography, and to ensure reasonable and orderly growth in the city.
(a) All proposed developments shall conform to the land use policies of the comprehensive plan of the city; the subdivision ordinance standards and procedure, where applicable; such other city ordinances as may pertain to such developments; and any applicable rules and regulations of the state.
(b) Internal roads and streets shall be adequately constructed to accommodate the traffic generated. Entrances and exits onto public streets shall not unduly increase congestion or traffic hazards on the public streets and the proposed site.
(c) The proposed development shall be designed with appropriate regard to the topography, surface drainage, natural drainageways and streams, wooded areas and other naturally sensitive areas that lend themselves to protection from degradation.
(d) The proposed development shall be designed with adequate water supply and sewage treatment facilities and storm water drains and structures necessary to protect the health and welfare by not overloading existing public utilities. Runoff from the development shall comply with the storm water detention ordinance (incorporated in Title D, Chapter 10).
(e) The proposed development shall be designed, and the buildings and improvements shall be located within the tract or parcel in such a manner as not to unduly diminish of impair the use and enjoyment of adjoining or surrounding property. And to such end, the developer shall provide for such fences, landscaping and other improvements as are proper and necessary to buffer the proposed use from the existing or potential surrounding land uses.
(f) The proposed development shall be designed not to unduly increase the public danger of fire, explosion and other safety hazards on the general public and the persons residing or working in adjoining or surrounding properly.
(4) Changes to an approved site development plan.
(a) Site development plan. The development shall be developed according to the approved site development plan except where authorized changes are permitted. The approved site development plan and supporting data shall be binding on the applicants, their successors, grantees and assigns.
(b) Major changes. A change in the approved site development plan which alters the concept of intent of the development, including a change in configuration, increase in floor area or the height of the building, an increase in intensity, a reduction of proposed open space, a change in road location or standards or other major changes, shall be approved only by submission of a new site plan in accordance with the procedures as previously set forth for the approval of site development plans.
(c) Minor changes. The Community Development Director may approve minor changes in the site development plan which do not change the concept or intent of the development.
(5) Approved plans superseded by approved revised plans. All approved site development plans superceded by an approved revised site development plan shall be considered to be null and void at the time of approval of the revised plan.