A. Site Plan Required: No building permit, zoning approval, or subdivision approval shall be issued for any action or development located in an area covered by this chapter until a site plan has been prepared and approved in accordance with the provisions of this chapter.
B. Site Plan Application: An official critical are permit application with a completed site plan shall be filed with the zoning administrator containing evidence adequate to show that the proposed use will conform with the standards set forth in this chapter. Three (3) full sets of plans (either 22" x 34" or 24" x 36" sized sheets), three (3) tabloid sized (11" x 17") plan sets, plus an electronic file (PDF preferred) of the full application materials shall be submitted to the zoning administrator. No permit application shall be reviewed until it is complete.
C. Site Plan Contents. A fully detailed Survey or Site Plan drawn to scale appropriate to the size of the project and suitable for the review to be performed, shall contain the following information:
1. A detailed description or narrative prepared by the owner(s) or developer(s) of the proposed project or development.
2. A complete and legible legal description, address and location of the property, with the name and address of the legal registered owner(s) and developer(s) of the property.
3. A detailed plan identifying the subject property, adjoining lands, roads, railroads, existing subdivisions, any primary conservation areas (PCA); public river corridor views, ordinary high-water level (OHWL) of any adjacent or affected wetlands features, bluff-lines, and all required setbacks.
4. Existing topography as indicated on a contour map having a contour interval no greater than two feet (2') per contour. The contour map shall also clearly delineate any bluff line, bluff impact zone, all streams, including intermittent streams and swales, rivers, water bodies, any identifiable underground springs, and wetlands located on the site.
5. A plan delineating the existing drainage of the water setting forth in which direction the volume, and at what rate the stormwater is conveyed from the site. The plan must also include those areas on the site where stormwater collects and is gradually percolated into the ground or slowly released to a stream or lake.
6. A description of the soils on the site, including a map indicating all soil types by area to be disturbed. The description shall also include a soil report containing detailed information on the suitability of the soils for the type of development proposed as well as for the type of sewage disposal proposed. The plan must also describe any remedial steps to be taken by the developer to render the soils suitable. All areas proposed for grading shall be identified by soil type, both as to soil type of existing topsoil and soil type of the new contour. The location and extent of any erosion areas shall be included in the soils description.
7. A description of any features, buildings, or areas which are of historic significance.
8. A plan indicating the proposed finished grades of the project development site illustrating contours at the same intervals proposed above or in more detail if required to clearly indicate the relationship of proposed changes to existing topography and remaining features.
9. A landscape plan drawn to an appropriate scale, including dimensions, distance, location, type, size, and description of all existing and significant vegetation, clearly locating and describing any vegetation proposed for removal and all proposed landscape materials which will be added to the site as part of the development. All new landscaping must include native varieties of deciduous, coniferous, and ornamental trees and shrubs, along with new pollinator friendly plants and vegetation, and no invasive species.
10. A proposed drainage plan of the developed site delineating in which direction, volume, and at what rate stormwater will be conveyed from the site and setting forth the areas of the site where stormwater will be allowed to collect and gradually percolate into the soil, or be slowly released to a stream or lake. The plan shall also set forth the hydraulic capacity of all structures to be constructed or exiting structures to be utilized, including volume or holding ponds.
11. An erosion and sedimentation control plan indicating the type, location, and necessary technical information on control measures to be taken both during and after construction, including the calculated anticipated gross soil loss expressed in tons/acres/year both during and after construction.
12. The proposed size, placement, alignment, height, and intended use of any structures, including retaining walls, to be erected or located on the site.
13. A clear delineation of all areas which will be paved or surfaced including a description of the surfacing material to be used.
14. A description of the method to be provided for vehicular and pedestrian access to the proposed development and public access to the river and/or public river view opportunities both before and after development. The description must also include the development's impact on existing views of and along the river.
15. A description of all parking facilities to be provided as part of the development, including an analysis of parking needs generated by the proposed development.
16. A clear delineation of the area or areas to be dedicated for public use.
17. A clear delineation of the location and amount of excavated soils to be stored on the site during construction.
18. Any other information pertinent to the project, which in the opinion of city staff and/or the applicant, is necessary or helpful for the review of the project.
D. Minor Development: A minor development and/or minor change involving a single-family dwelling, may be approved by the City Council without a public hearing if the project plans conform to the general standards of this chapter. The city administrator shall bring the request to the attention of the City Council at its next regular meeting following receipt of an administrative critical area permit application.
Eligible projects include, but are not limited to, minor building additions, decks, fences, driveways, walkways, stairs, open patios or outdoor sitting areas, accessory storage sheds, gazebos, chicken coops, retaining walls two feet (2') or less in height, landscaping materials and gardens, and similar structures. Proposed projects and sites must comply with the following conditions:
1. No part of the project shall impact any area with slopes greater than eighteen percent (18%).
2. No part of the project shall impact, disturb or be situated in a bluffline setback area as defined by this chapter, whether on the same parcel or on an abutting parcel of land ,
3. The proposed project shall not expand the enclosed area of the principal or accessory structures by more than two hundred (200) square feet.
4. The proposed project shall not increase or exceed the height of any existing structure.
5. The proposed project shall be in compliance with all other requirements of this Chapter, and any other applicable regulations.
6. The proposed project shall not result in significant changes to the existing finished grade.
7. The proposed project areas shall include native vegetation. (Ord. 568, 9-23-2021)