Any application for site plan review as provided for by this Zoning Ordinance shall be submitted in accordance with the following procedures:
(a) Submission to the Planning Director. Application for Planning Commission action shall be submitted to the Planning Director on a special form for that purpose. Each application form shall be accompanied by the payment of the required fee established in Chapter 1108 of the Planning and Zoning Code.
In addition, the Planning Commission, where appropriate, may refer an application to qualified consultants for a report if it deems the proposed use may require special study. The cost of such report shall be at the expense of the applicant, in accordance with a policy established and amended from time to time by Council.
(b) Data Required With Application.
(1) Form supplied by the Planning Director completed by the applicant.
(2) Existing condition map not to exceed twenty-four inches by thirty-six inches (24" x 36") drawing sheet size showing all land owned and proposed for development; topography, including contours of no greater vertical interval than two (2) feet; surrounding streets and adjoining lots; the location, size and height of all existing buildings on the proposed site and adjacent thereto; existing public utilities including the fire hydrants, sanitary sewers, water mains and surface drainage facilities; existing trees and other landscaping features.
(3) Proposed site plan at the same scale and same drawing sheet size (not to exceed twenty-four inches by thirty-six inches (24" x 36")) as the existing condition map, showing the proposed system of circulation of vehicular traffic including delivery trucks, details for connections to present streets, type of pavement and plans for control of traffic in and around the development; parking areas with the number of spaces to be provided; design features; location and type of sewerage collection and surface drainage; the location, type and height of all buildings and major subdivision of space therein; all proposed accessory structures including signs; and other proposed site improvements including grading, landscaping, fences and walls.
(4) Tables showing total number of acres and the number and type of dwelling and nonresidential uses including streets, parks and open space.
(5) Architectural drawings of the exterior of structures and groups of structures.
(6) Written narrative of proposed project.
(7) Any other pertinent data which may be necessary to review the site plan as determined by the Planning Commission or Planning Director.
(c) Review and Action by the Planning Commission. The Planning Director shall forward the application, along with any supporting materials and plans to the Planning Commission. Notice of the application shall be sent by mail or personal delivery to the owners of property for which the application is being considered, and to all owners of property adjacent to and directly across the street from the property in question. The Planning Commission shall review the proposed site plan at one or more of its regular meetings, and within forty-five (45) days after the date of the submission of the proposed site plan, approve, approve with modification or disapprove the application. The Planning Commission's review and action shall be based on the following standards:
(1) The site plan shows that a proper relationship does exist between thoroughfares, service roads, driveways and parking areas to encourage pedestrian and vehicular traffic safety.
(2) All the development features including the principal buildings, open spaces, service roads, driveways and parking areas are so located and related as to minimize the possibility of any adverse effects upon adjacent development.
(3) The site plan includes adequate provision for the screening of parking areas, service areas and active recreation areas from surrounding properties by landscaping and/or ornamental walls or fences. All trees planted shall be as found in specifications approved by the Shade Tree Commission.
(4) Grading and surface drainage provisions are reviewed and approved by the City Engineer.
(5) The design and construction standards of all private streets, driveways and parking areas are to be built following approval of plans by the City Engineer according to construction standards specified in the Codified Ordinances.
(6) Maximum possible privacy for multi-family dwellings and surrounding residential properties shall be provided through good design and use of proper building materials and landscaping. Visual privacy should be provided through structural screening and landscaping treatment. Auditory privacy in multi-family dwellings should be provided through soundproofing. All trees planted shall be as found in specifications approved by the Shade Tree Commission.
(7) The architectural design of buildings should be developed with consideration given to the relationship of adjacent development in terms of building height, mass, texture, materials, line and pattern and character.
(8) Building location and placement should be developed with consideration given to minimizing removal of trees and change of topography. Any trees to be removed which are planted in a public right-of-way or on municipal property shall be reviewed by the Shade Tree Commission.
(9) In multi-family developments, television and other antennas shall be centralized.
(10) On-site circulation shall be designed to make possible adequate fire and police protection.
(11) Off-street parking facilities shall be provided in accordance with Chapter 1145. In large parking areas, visual relief shall be provided through the use of tree planted and landscaped dividers, islands and walkways. In multi-family developments no parking or service areas shall be permitted between any street and the main building. All trees planted shall be as found in specifications approved by the Shade Tree Commission.
(12) Signs shall be provided in accordance with these Codified Ordinances.
(13) Any trees planted on site shall be on approved list of Shade Tree Commission and planted in accordance with Commission standards.
(d) Application for Conditional Zoning Certificate. Any application for site plan review which includes a conditionally permitted use or uses shall be reviewed and approved by the Planning Commission in accordance with the procedures and regulations of Chapter 1153
.
(e) Compliance with Site Plan.
(1) The use, placement and dimensions of all buildings, driveways, sidewalks, parking areas, curb cuts and the installation of landscaping, fences and walks shall conform to the approved site improvement plans.
(2) A performance bond or other financial guarantee in a form approved by the Law Director and Finance Director, shall be placed with the City to insure that proper completion of any improvements in the public right of way, landscaping, grading, surface water drainage, and all other site improvements required on the approved plans. Government entities and school districts are exempt from this section.
(3) The value of the financial guarantee shall be twenty-five percent (25%) of the City Engineer's estimated value of the site improvements with a minimum financial guarantee of five hundred dollars ($500.00) placed with the City.
(4) The financial guarantee shall be released at the City verification of the project being completed in compliance with the approved site plans.
(f) Revocation of Site Plan Approval and Zoning Certificate. Approval by the Commission of a site plan and the zoning certificate, if any, however, shall be automatically revoked if its implementation and any construction associated therein has not begun commenced within one year after the date of the Commission's approval and completed within two years of the Commission's approval. At the expiration of one year, any deposit of a performance bond or financial guarantee shall be returned to the depositor, and each reapplication thereafter shall be accompanied by the required data and fees.
(Ord. 109-14. Passed 6-23-14.)