1203.09   SITE PLAN REVIEW.
   (a)   Step 1: Pre-Application Conceptual Review.  The purpose of the site plan review process is to ensure compliance with the zoning standards and provisions of this Code, while encouraging quality development in the City reflective of the goals, policies, and objectives found in the Comprehensive Plan.
   (b)   Applicability.
      (1)   All development in the City, including construction of a single-family dwelling on an individual lot, shall be subject to the site plan review procedures set forth in this section. No development or construction activity, including tree/vegetation removal or grading, shall occur on property subject to this section until a site plan has been approved.
      (2)   Site plans for minor and basic developments, as defined in this section, may be finally approved by the City Manager in lieu of final action by the Planning Commission, except when such site plan is either transmitted to or called up by the PC, in which case the PC shall have final approval authority.
      (3)   Site plans for major developments, as the latter is defined in this section, shall be finally approved by the Planning Commission, except when such site plan is called up by the City Council, in which case the City Council shall have final approval authority.
   (c)   Coordination with Conditional Use Approval. Applications for approval of a conditional use may be processed concurrently or joined with the application for site plan approval required herein. A joint application for site plan and conditional use approval shall be submitted in a form that satisfies the requirements of both this chapter and the conditional use provisions. (See Section 1203.01 (e))
   (d)   Minor Development Defined. "Minor development" means:
      (1)   Small residential or nonresidential projects including fences, decks, site work, signs, alterations except nonresidential alterations that face the public realm, demolitions of structures less than fifty years old, and accessory structures and additions of less than 250 gross square feet; or
      (2)   Developments in Districts 6 and 8 that involve an increase in the existing building footprint of ten percent or less, except new buildings.
      (3)   Developments in the Historic District are not minor developments.
   (e)   Basic Development Defined. "Basic development" means new construction including expansions of an existing building, that is:
      (1)   Residential projects including new single family detached houses, and accessory structures and additions greater than 250 gross square feet and less than 2,000 gross square feet or that involve an increase in the existing building footprint of twenty percent or less; or
      (2)   Nonresidential projects including accessory structures and additions greater than 250 gross square feet and less than 2,000 gross square feet or that involve an increase in the existing building footprint of twenty percent or less, demolitions of structures fifty years old or older, signs, and alterations that face the public realm.
      (3)   All development within the Historic District.
   (f)   Major Development Defined. "Major development" means new construction including expansions of an existing building, that is:
      (1)   Development that is greater than 2,000 gross square feet or that involves an increase in the existing building footprint of twenty percent or more, except in Districts 6 and 8.
      (2)   Development in Districts 6 and 8 that involves an increase in the existing building footprint of fifty percent or more.
   (g)   Site Plan Approval Procedure for Minor and Basic Developments. Applications for site plan approval for minor and basic developments shall follow the core development approval process set forth in Section 1203.02 , except for the following modifications:
      (1)   After Step 3 "Staff Review and Report": action by the City Manager. Within sixty days from the date that a submitted application is certified as complete pursuant to Section 1203.10 (c), the City Manager shall take final action on applications for site plan approval for minor and basic developments by either approving, approving with conditions, or denying such application based on its compliance with the standards set forth in Section 1204.04 .
      (2)   Authority to transmit minor and basic development site plan application to the PC.
         A.   Notwithstanding the authority of the City Manager to review and approve site plans for minor and basic developments as set forth herein, the City Manager may transmit such application to the Planning Commission for review and final action if the City Manager determines that the development's complexity, projected impacts, or proximity to conflicting land uses merits such action.
         B.   Within forty-five days from receipt of the City Manager's transmittal of the minor and basic development site plan application, the PC shall take final action by either approving, approving with conditions, or denying the application, based on the site plan's compliance with the standards set forth in division (i) of this section.
      (3)   PC authority to call-up site plan applications for minor developments.
         A.   Notwithstanding the authority of the City Manager to review and approve site plans for minor developments as set forth herein, the PC may call up such application for its review and final action if the PC, by a majority vote of its members, determines that the development's complexity, projected impacts, or proximity to conflicting land uses merits such action.
         B.   Within forty-five days from receipt of the minor development site plan application, the PC shall take final action by either approving, approving with conditions, or denying the application, based on the site plan's compliance with the standards set forth in division (i) of this section.
      (4)   Step 6: Design Review and Action. At the applicant's option, an application for architecture and design review of development may be filed for concurrent review with the application for site plan approval.
   (h)   Site Plan Approval Procedures for Major Developments. Applications for site plan approval for major developments shall follow the core development approval process set forth in Section 1203.02 , except for the following modifications:
      (1)   Step 1: Pre-Application Conceptual Review. Pre-application conceptual review shall be mandatory for all persons intending to submit an application for site plan approval for a major development.
      (2)   Step 3: Staff Review and Report. Within five days from the date that a submitted site plan application for a major development is certified as complete pursuant to Section 1203.01 (c), the City Manager shall forward a copy of the complete application to the Clerk of the City Council.
      (3)   Step 2: Planning Commission Action.
         A.   The PC's role shall be to review all applications for concept plan and final site plan approval, together with the staff report, and take final action either approving, approving with conditions, or denying the application based on its compliance with the standards set forth in Section 1204.04.
         B.   If the PC recommends approval with conditions for a final site plan, the applicant shall resubmit to the City Manager a revised site plan that reflects any changes or modifications required or suggested by the PC. Within fifteen days of receipt of the revised site plan, the City Manager shall complete his review and either certify the revised site plan's compliance with the PC's conditions, which shall constitute final approval of the site plan, or he shall forward the revised site plan back to the PC with a recommendation that the PC deny the revised site plan on the ground of noncompliance with conditions. The PC shall act on the City Manager's recommendation that the revised site plan be denied at its next regularly scheduled public meeting.
         C.   Unless a zoning certificate is issued for any phase of construction within twelve months of the date of Planning Commission approval, such approval shall then automatically lapse and be null and void. These time limits may be extended by the City Manager upon showing that there has been uninterrupted progress on resolution of outstanding issues during the twelve-month period.
      (4)   City Council authority to call up site plan applications for major developments.
         A.   Notwithstanding the authority of the PC to review and approve site plans for major developments as set forth herein, the City Council may, after PC review and action, call up site plan applications for major developments for its review and final action if the City Council determines that the development's complexity, projected impacts, or proximity to conflicting land uses merits such action. Such determination shall be made either by a vote of four or more of City Council members or by submittal of a letter to the Clerk of Council signed by four or more City Council members.
         B.   The City Council shall exercise its authority to call up site plan applications for major developments within fourteen days after final action by the PC. The Clerk of the City Council shall notify the PC and shall direct the City Manager to deliver the staff report directly to the City Council for its review.
         C.   Within thirty days from the date that it receives the staff report on the site plan application for a major development, the City Council shall take final action by either approving, approving with conditions, or denying the application, based on the site plan's compliance with the standards set forth in Section 1204.04.
   (i)   Standards for Review. All applications for site plans shall demonstrate compliance with the standards and criteria set forth in Section 1204.04 .
   (j)   Application. Applications for site plan approvals shall be submitted to the City Manager upon such forms as approved by the City Manager.
   (k)   Submittal Requirements. See Appendix A for submittal requirements for an application for site plans.
(Ord. 16-148, § 5.  Passed 2-21-17; Ord. 18-93.  Passed 10-15-19.)