(a)   Generally.
      (1)   a.   These site plan review procedures are designed and instituted to promote the public health, safety and general welfare. This promotion of health, safety and welfare can be accomplished by:
            1.   Encouraging the use of land in accordance with its character and adaptability and avoiding overcrowding;
            2.   Providing adequate light and air;
            3.   Lessening congestion on the public roads and streets;
            4.   Reducing hazards to life and property; and
            5.   Conforming public services with the most advantageous uses of land, resources and properties.
         b.   Other considerations shall be the character of each site, its peculiar suitability for particular uses; the conservation of property values and natural resources; the general and appropriate trend and character of land, building and population development to the present use and character of the surrounding area.
      (2)   These site plan review procedures provide an opportunity for the Planning Commission of the City to review the proposed use and development of a site to determine compliance with existing ordinances relating to zoning, drainage, pedestrian and vehicular circulation, off-street parking, building relationships, public utilities, landscaping, accessibility and other site design elements which may have an adverse effect upon the public health, safety, morals and general welfare, as well as to provide for the interests of the property owner.
   (b)   Developments and uses requiring site plan review. A building permit shall not be issued for any structure until a site plan has been reviewed and approved by the Planning Commission. Every site plan submitted to the Planning Commission shall conform to the requirements of this section.
   (c)   Exceptions.  A site plan shall not be required for the following developments:
      (1)   Single-family detached residential developments involving fewer than three dwelling units to be constructed by a single developer within 202 feet along the same street;
      (2)   Interior alterations, renovation or repair projects not involving a change in use;
      (3)   Addition, deletion, expansion, change, or conversion to a single-family dwelling or to an existing development, building, structure or use, which does not require additional off-street parking and which does not constitute an increase or decrease of 1,500 square feet or 20%, whichever is less, in the size of the building, structure or use area;
      (4)   Temporary structures, temporary parking or storage areas requiring permits as approved by the Building Code Board of Appeals; or
      (5)   Interior structural, mechanical and electrical work, maintenance, demolition or combination thereof.
   (d)   Information required on plans. The Planning Commission may waive any of the following requirements of information to be included on the site plan, provided that sufficient clarity and detail is shown on the drawings to indicate the nature and character of the development and/or use:
      (1)   An engineered site plan drawing with a legend showing every symbol used on the plan and its meaning;
      (2)   Developer name, address and telephone number;
      (3)   Date of site plan preparation and subsequent revisions;
      (4)   North arrow;
      (5)   Scale of not less than one inch equals 40 feet, if the subject site is less than three acres in size, or one inch equals 100 feet, if the subject site is three acres or more in size;
      (6)   Name, address and telephone number of the registered architect, engineer or land surveyor responsible for preparation of the site plan;
      (7)   The legal description of the lot;
      (8)   Vicinity map showing the site in relationship to streets, drainage courses, bodies of water and railroad lines;
      (9)   Dimensions of all property lines;
      (10)   The area of the lot stated in acres or, if less than an acre, in square feet;
      (11)   Existing zoning and land use within the boundaries of the site and of properties abutting the site;
      (12)   Relationship of the subject site to abutting properties and buildings within 100 feet if the proposed site is part of a larger site, the boundaries of the total site shall be indicated and the intended use of the remaining portions of the site;
      (13)   Existing and finished grade elevations using two-foot contours;
      (14)   Front, rear and side elevations of proposed building;
      (15)   Any anticipated increase in dust, odor, smoke, fumes, noise, lights or other objectionable features;
      (16)   Percentage of land covered by buildings and percentage reserved for open space;
      (17)   Location and dimensions of all existing and proposed principal and accessory buildings on the subject site, including height of proposed structures in feet and stories;
      (18)   Front, rear and side yard requirements for the zoning district in which the site is located;
      (19)   Actual front, rear and side yard setbacks to all existing and proposed structures on the site;
      (20)   In a residential development, the number of dwelling units, type of units, area per unit, and number of rooms;
      (21)   Location and width of any public or private rights-of-way or easements upon or contiguous to the site, whether they will be created, continued, relocated or abandoned; and the grade and type of construction of any rights-of-way or easements upon the site;
      (22)   Location of all existing and proposed parking areas, including location and typical dimensions of regular and handicapped spaces, with a schedule of parking needs;
      (23)   Location and dimensions of maneuvering lanes, driving lanes, curb-cuts, loading areas, service lanes and other service areas;
      (24)   Vehicular and pedestrian circulation, including ingress and egress;
      (25)   Acceleration, deceleration and passing lanes where required;
      (26)   Location and detail of site lighting, including location, type and height of existing and proposed exterior lighting;
      (27)   Buffer treatment of parking areas;
      (28)   Location and width of existing and proposed sidewalks on or bordering the subject site;
      (29)   Location of all existing and proposed utilities;
      (30)   Location, height and type of all existing and proposed walls or fences;
      (31)   Cross-section drawings of proposed walls, berms or fences;
      (32)   Existing driveways within 200 feet of the site;
      (33)   Dumpster pad location, screening and details;
      (34)   Location and dimensions of outdoor storage areas;
      (35)   Detailed planting plan and schedule of plant materials, including an inventory of existing and proposed vegetation on the site;
      (36)   Basic indication of existing and proposed drainage patterns and structures, including location and nature of any streams, drains, wetlands, unstable soils or fences designed to prevent soil erosion and a general description of method and location of storm water detention;
      (37)   Location, dimensions and content of all signage;
      (38)   A statement indicating the existing and intended use of the lot and structures upon it;
      (39)   Any ancillary improvements proposed to remedy or prevent problems created by the development; and
      (40)   Any other information concerning the subject site or adjacent lots that the Planning Commission determines is reasonably necessary to ensure compliance with this chapter.
   (e)   Preliminary review. Two copies of the site plan along with a site plan application and required fee shall be submitted to the Planning Official for preliminary review to ensure compliance with all City ordinances. In addition, the preliminary review shall ensure that a complete site plan has been submitted to the Planning Commission for its consideration. The designated planning official shall have a minimum of 15 business days to review the site plan and provide feedback to the applicant.
   (f)   Final review. After receiving feedback on the preliminary review, the applicant shall supply the City with 18 copies of the revised site plan, three of which shall be signed and sealed by a registered engineer architect or surveyor. The matter shall then be placed on the Planning Commission’s agenda for consideration.
   (g)   Planning Commission review. The approval, denial, or approval with limitations, conditions, modifications or alterations of a site plan by the Planning Commission shall be based upon the following standards.
      (1)   Approval, denial, or approval with limitations, conditions, modifications or alterations is consistent with the intent and purposes of this section.
      (2)   Existing streets, highways, walkways, intersections, road widths, traffic-control devices, deceleration lanes, service drives, entrance and exit driveways and parking areas provide proper access and circulation of traffic and are safe and convenient for pedestrian and vehicular traffic.
      (3)   The planned use and structures are compatible with the zoning district in which they are located, and are appropriate and in harmony with the appearance and essential character of the district.
      (4)   The planned use and structures are not hazardous or disturbing to existing or intended uses in the same general area.
      (5)   The planned use will not be objectionable by reason of excessive smoke, dust, light, glare, noise, vibration, odors or other objectionable features.
      (6)   The planned use and structures are adequately served by existing public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewage facilities, and schools.
      (7)   The planned use and/or structure complies with all applicable provisions of this chapter, unless a variance has been granted by the Zoning Board of Appeals.
      (8)   The planned structure is accessible by emergency vehicles.
   (h)   Amendments to approved site plan. Minor changes to or deviations from an approved site plan may be approved by the Planning Official. The Planning Commission shall be notified of any such changes at its next regularly scheduled meeting. If the Planning Official concludes that the proposed changes are so substantial as to necessitate review by the Planning Commission, then another site plan review application shall be submitted to the Planning Commission with the appropriate fee.
   (i)   Expiration of approvals. The holder of an approved the plan must obtain a building permit from the City Building Official within one year after the date of issuance of the approved site plan. If such action is not taken within one year, the approved site plan shall be void and a new site plan application and appropriate fee shall be required. The Planning Commission may extend the period of site plan approval on request for up to one year, provided a request for the extension is made before the site plan expires.
   (j)   Building permits.  The City Building Official shall not issue a building permit for construction until receiving a copy of the approved site plan and site plan application from the Planning Commission or Planning Official.
(Ord. 2412, passed 11-5-1973; Ord. 2458, passed 10-14-1974; Ord. 3043, passed 8-24-1987; Ord. 3080, passed 10-24-1988; Ord. 3427, passed 2-8-1999; Ord. 3485, passed 1-28-2002; Ord. 3634, passed 2-14-2005)