(A) Purpose and intent. The purpose of this subchapter is to establish a formal site plan review procedure for commercial, industrial, institutional, and multi-family development projects and provide regulations pertaining to the enforcement of site design standards consistent with the requirements of this subchapter. The site plan review process is intended to ensure that the negative impacts of newly developed properties or redeveloped properties are minimized to the greatest extent possible while maintaining and improving the city's tax base, preserving and enhancing the built environment, promoting the orderly and safe flow of traffic, ensuring compatibility with adjacent developments, the proper orderly development of the city, and compliance with the City Code.
(B) Scope. Site plan approval shall be required as a condition to issuance of a building permit for construction or enlargement of any building or structure other than single and two-family dwellings and associated accessory structures.
(C) Procedures.
(1) Application. A written application for site plan approval, along with the proposed site plan, application fee, and any other information required, shall be filed with the city.
(2) Required materials. The applicant shall file with the city 10 24" x 36" copies and 2 11" x 17" copies of the site plan, drawn to scale and dimensioned, with north arrow showing, completed and signed by a registered architect, civil engineer, landscape architect or other licensed design professional as approved by the city. At a minimum, the site plan shall contain the following information:
(a) A current certificate of survey prepared and signed by a Minnesota licensed land surveyor, depicting the following:
1. Scale of plan, at 1" = 50' or less.
2. North point indication.
3. Existing boundaries with lot dimensions and area.
4. Existing site improvements.
5. All encroachments.
6. Easements of record.
7. Legal description of the property.
8. Two-foot contours and spot elevations.
9. Ponds, lakes, rivers or other water features bordering on or running through the subject property.
10. Species, quantity, and diameter of existing vegetation.
(b) A site plan utilizing a copy of the current certificate of survey as a base for the subject property, depicting the following:
1. Name and address of developer/owner.
2. Name and address of architect/designer.
3. Date of plan preparation.
4. Dates and descriptions of all revisions.
5. Name of project or development.
6. All proposed improvements, including, but not limited to:
i. Required and proposed setbacks.
ii. Location, setback, and dimensions of all proposed buildings and structures.
iii. Location of all adjacent buildings located within 100 feet of the exterior boundaries of the property in question.
iv. Location, number, and dimensions of proposed parking and loading spaces.
v. Location, width, and setbacks of proposed curb cuts and driveways.
vi. Vehicular circulation.
vii. Sidewalks, trails, and walkways.
viii. Location and type of all proposed lighting, including details of all proposed fixtures.
ix. Species, quantity, and diameter of all existing vegetation to be removed.
x. Location of recreation and service areas.
xi. Location of rooftop equipment and proposed screening.
xii. Provisions of storage and disposal of waste, garbage and recyclables, including details for screening exterior trash/recycling enclosures.
xiii. Location, size, and type of water and sewer system mains and proposed service connections.
(e) A lighting plan illustrating the location of proposed lighting units and light generated from the site.
(f) Other plans and information as required by the Zoning Administrator, including but not limited to:
1. Architectural elevations, color drawings or renderings, and sample building materials or all principal and accessory buildings, identifying type and color of materials used on all exterior surfaces.
2. Typical floor plan and room plan drawn to scale with a summary of square footage for each use or activity.
3. Type, location, and size of all proposed signage.
4. Vicinity map showing the property in relation to nearby highways or major street intersections.
5. Sound source control plan.
(D) Process.
(1) Staff review. Upon acceptance of a complete site plan application, the City Planner shall forward the plans to the appropriate review committee members, including but not limited to the City Administrator, City Engineer, City Attorney, Public Works Director, Fire Chief, Police Chief, Building Inspector and any outside agencies or consultants determined necessary for review. The site plan shall be evaluated based on its compliance with the Comprehensive Plan, provisions of this title, and other applicable city codes and policies.
(2) Revision of plan sets. Upon receipt of comments, the City Planner shall forward them to the applicant for revision and production of revised plan sets. The City Planner shall determine when the plan sets are sufficient to be forwarded to the Planning Commission for their review.
(a) Planning Commission Review. Upon completion of the staff review, the City Planner shall forward the site plan and a summary of staff's findings to the Planning Commission. The Planning Commission shall make a recommendation on the site plan to the City Council. The Planning Commission may recommend approval, approval subject to conditions or that the site plan be denied. The reasons for any recommendation shall be stated in the record.
(b) City Council review. The City Council shall, upon receipt of the recommendations of the Planning Commission, approve, approve with conditions, or deny the site plan. The reasons for any decision shall be stated in the record.
(c) Filing of approved plans. Upon final action by the City Council on any site plan, 5 hard copies and 1 electronic copy consistent with the City Council's approval shall be provided and stamped approved by the City Planner and kept on file. One copy of the approved site plan shall be returned to the applicant.
(d) Building permit review. Upon receipt of the approved site plan, the building official will be authorized to release a building permit for the proposed project pursuant to adopted building and fire codes. The site plan approval process does not imply compliance with the requirements of said building and fire codes.
(3) Minor modifications. In the case of minor modifications of the site plan, the City Planner may give approval if the decision does not modify the overall theme of the development, affect public safety, or result in the reduction of any minimum standard as provided in this zoning section. Nothing contained herein shall be construed to allow the City Planner to vary the provisions of any statute, ordinance, city policy, or previous directives of the City Council. The City Planner shall have the discretion to refer any minor modification requests to the Planning Commission and City Council for their review and approval. Minor modifications may include the following:
(a) Lighting location and fixture type;
(b) Location, height, and style of fences and walls;
(c) Location of trash enclosures;
(d) Location and size of building signs and monument signs;
(e) Location and construction of on-site sidewalks, except on city right-of-way;
(f) Location, type, and size of plantings, provided the modification would have the same effective cover and screening;
(g) Location and construction of accessory buildings of less than 400 square feet;
(h) Minor relocation or addition of driveways or parking spaces.
(4) Site plan amendment. Any modification deemed not to be minor pursuant to division (D)(3) of this section shall be required to complete a site plan amendment. A site plan amendment is subject to all conditions and approvals required for site plan review.
(5) Expiration of site plan. Unless otherwise specified, the approved site plan shall become null and void within 1 year of the date of approval unless the property owner or applicant received a building permit and commenced construction of improvements on-site. Extension requests shall be submitted in writing at least 30 days prior to expiration of the site plan and shall state facts showing a good faith effort to complete work permitted under the original approval.
(6) Financial guarantee. The city may require a performance bond or escrow in an amount equal to 100% of the estimated cost to complete the site and landscape plan improvements, exclusive of structures, to be filed with the city.
(7) Fees. The applicant shall provide an application fee, pursuant to § 154.040. The fee shall be set by resolution of the City Council in the fee schedule from time to time. In addition to the application fee, the applicant shall pay all costs incurred by the city for legal services, engineering services, and services of other persons or entities employed by the city (other than city staff personnel) for, or in any way involved in, the review and inspection of the site plan. Under no condition shall the fee be refunded or waived for failure of the city to approve the site plan.
(Ord. 2013-05, passed 5-20-2013)