(A) General.
(1) Site plans are required for all new structures to secure a building permit from the Building Official. Whenever a site plan is required by this chapter, such site plan must conform to the requirements of this section and must be approved by action of the Planning and Zoning Commission and the City Council.
(2) Whenever a site plan requires approval before a building permit is issued, and there is no request for a zoning change, the Planning and Zoning Commission and City Council may approve the site plan. The approved site plan and a copy of the minutes of the City Council action must accompany the request for the issuance of the building permit.
(3) Changes in any site plan required by this chapter and approved by the Planning and Zoning Commission and the City Council shall be processed the same as the original approval of the site plan, except that changes of detail which do not alter the basic relationship of the proposed development to adjacent property, and which do not alter the uses permitted or increase the density, floor-area ratio, height ratio, or reduce the yards provided at the boundary of the site as indicated on the approved site plan may be authorized by the City Manager. An aggrieved party may appeal the decision of the City Manager to the Board of Adjustment and Appeals in accordance with the provisions of this chapter.
(B) Site plan required. When required by the Administrative Official, applicable advisory board, Commission, or the City Council, any applicant for a zoning change shall submit a proposed site plan for approval. It is the established policy of the Planning and Zoning Commission and the City Council under this section that a site plan will be required for any application for a zoning change to “C-O,” “C-N,” or “C-C” Commercial, and to “I-L” and “I-H” Industrial, on any tract of land which meets 1 or more of the following conditions:
(1) Adjacent to any of the following Single-Family Residential Zoning Districts: “R-1;” “R-2;” “R-3;” “R-T ;” “R-D,” “MF-18,” and “MH.”
(2) Unique topographical conditions are present on the tract.
(3) Greater than 3 acres in area.
(C) Notice and hearing. Notice and hearing requests for site plan approval shall be conducted as follows:
(1) Owners of record of property within 200 feet of the property under consideration will be notified of site plan consideration by the Planning and Zoning Commission.
(2) The City Manager or designee shall have at least 1 sign erected on the property for which site plan consideration of the Planning and Zoning Commission has been requested. The sign shall have total area of at least 4 square feet and shall be located adjacent to streets, if possible. Such sign shall be erected on or before the first date of the first notice to property owners and shall be removed immediately after final action by the City Council, or when the applicant withdraws the request, whichever comes first. The sign shall contain a notice of hearing on a site plan and the telephone number of the public official from whom dates of public hearing may be obtained. The erection or continued maintenance of signs shall not be deemed a condition precedent to the granting of any site plan recommendation or approval or the holding of any public hearing.
(3) Council approval of a site plan that accompanies a zoning change request shall become part of the amending ordinance and shall be referenced on the Zoning District Map. Hearings held by the Council for consideration of approval of such zoning changes and accompanying site plans shall be conducted in accordance with the provisions of § 154.120 and state law.
(4) Council approval of a site plan required for the issuance of a building permit, in which no zoning change has been requested, shall not constitute an official public hearing as required by § 154.120. Notice of the consideration of the site plan by the City Council in the posted agenda of the Council shall be sufficient notice for the purposes of approving a site plan by City Council action for the issuance of a building permit.
(D) Form and content. The site plan shall contain the information listed below. Any or all of the required features may be incorporated on a single drawing if such drawing is clear and capable of evaluation by the Planning and Zoning Commission, the City Council, and the officers required to enforce and interpret this chapter.
(1) The boundary lines and dimensions of the property, existing subdivision lots available utilities, easements, roadways, sidewalks, fire lanes, and public rights-of-way.
(2) Topography of the property proposed for development in contours of not less than 2 feet, together with any proposed grade elevations, if different from existing elevations. (Note: If the natural contour of the land is to be altered or changed in any location on the property more than 4 feet, the site plan must provide detailed information on the proposed grading plan. This information shall include the correlation of the proposed grading plan to the surrounding properties and the use of those surrounding properties and shall include information indicating the drainage and line of sight effect. The proposed grading plan will have on the surrounding properties).
(3) Floodplains, watercourses, marshes, drainage areas, and other significant environmental features including, but not limited to, rock outcroppings and major tree groupings.
(4) The location and use of all existing and proposed buildings or structures, including all refuse storage areas, and the minimum distance between buildings. Where building complexes are proposed, a site plan showing the location of each building and the minimum distance between buildings, and between buildings and the property line, street line, and/or alley shall be submitted. For buildings more than 1 story in height, except “R-1,” Residential, through “R-D,” Duplex residences, elevations and/or perspective drawings shall be required in order that the relationship of the buildings to adjacent property, open spaces, and to other features of the development plan may be determined. Such drawings need only indicate the height, number of floors and exposures for access, light, and air. A designation of the maximum building coverage of the site shall be indicated upon the site plan.
(5) Total number and location of off-street parking and loading spaces. A plan indicating the arrangement and provision of off-street parking and off-street loading where required. Such a plan may be presented as a ratio of off-street parking and off-street loading area to the building area when accompanied by a typical example indicating the feasibility of the arrangement proposed and when the areas where the example would be applied are dimensioned on the drawing of the entire site.
(6) All points of vehicular ingress and egress and circulation within the property, including any special traffic regulations facilities proposed or required assuring the safe function of the circulation plan.
(7) Setbacks, lot coverage, and when relevant, the relationships of the setbacks provided and the height of any existing or proposed building or structure.
(8) The location, size, and arrangement of all outdoor signs, exterior auditory speakers, and lighting.
(9) The type, location, and quantity of all plant material used for landscaping, and the type, location, and height of fences or screening and the plantings around them. When necessary to protect the public health, safety, or welfare, the City Council or the Planning and Zoning Commission may require landscaping and screening requirements to be in place prior to the start of construction pursuant to an approved site plan.
(10) A land use plan that delineates where multiple types of land use are proposed, the specific areas to be devoted to various uses.
(11) Vicinity map, north point, scale, name of development, name of owner, name of planner, total acreage of project, street address, or common description of the property.
(12) Current land uses and zoning district of the property and current land uses and zoning districts of contiguous properties and buildings on the exterior of the site and within 25 feet of all property lines.
(13) The location and size of existing and proposed surface and subsurface drainage facilities, including culverts, drains, and detention ponds, showing size and dimensions of flow.
(14) Land uses and zoning district contiguous to the property.
(15) Existing buildings on the exterior of the site and within 25 feet of all property lines.
(16) The number of square feet of the property after construction which will constitute impervious area or impervious surface and vegetated areas as those terms are defined in the Stormwater Utility Ordinance.
(17) Roadway speeds and distances of adjacent driveways from all proposed driveways.
(18) Requests for alcoholic beverages uses the distances from schools, churches, and daycare facilities.
(E) Consideration. In considering, granting, or denying an application for a site plan as provided for in this chapter, the Planning and Zoning Commission and the City Council shall take into consideration the following factors:
(1) Compliance with this chapter, the Subdivision Ordinance, and all other ordinances of the city.
(2) Such other measures as will secure and protect public health, safety, morals, and general welfare of the citizens of the City of Ferris.
(Ord. O-12-743, passed 12-3-2012)