(a) PURPOSE
. The site plan review provisions are intended to promote the safe, functional and aesthetic development of property and to ensure that new structures, utilities, streets, parking, circulation systems, setbacks, landscaping and open spaces are developed in conformance with the standards of this Code, the Comprehensive Plan, and consistent with any adopted overlay district standards. The site plan review shall consider the siting of structures and related site improvements to promote harmonious relationships with each other and adjacent development.
(b) APPLICABILITY
. Site plan review and approval shall be required for all of the following, prior to the issuance of a zoning certificate and a building permit:
(1) All site development on a nonconforming lot as per Sec. 35-3110;
(2) A change from one nonconforming nonresidential use to another as per Sec. 35-3111(c);
(3) Rebuilding a nonconforming residential use to the previous density as per Sec. 35-3111(d);
(4) Remodeling or expansion of a nonconforming site or structure as per Sec. 35-3112;
(5) All residential infill development not requiring a special use permit as per Sec. 35-3211;
(6) All site development in the “O-1” district as per Sec. 35-3304;
(7) All site development in the “ORT” district as per Sec. 35-3305;
(8) All site development in the “B-1” District as per Sec. 35-3307;
(9) All site development in the “NC” district as per Sec. 35-3308;
(10) All site development in the “B-2” district as per Sec. 35-3309;
(11) All uses in Division 4 of Article III for which a site plan review is explicitly required; and
(12) All site development on a property containing a protected natural resource as per Division 1 of Article IV.
(c) REVIEW CRITERIA
. The application shall demonstrate that the proposed development complies with all of the following:
(1) Adopted plans and policies
, such as:
a. The Comprehensive Plan and any applicable corridor, special area or neighborhood plans; and
b. The Official Map, trails plan, parks plan and other applicable plans and policies of the City.
(2) Other adopted codes and regulations applicable to the site.
(3) Applicable previous approvals granted to the project site.
(4) Applicable purposes and intents and all development standards of this Code, such as:
a. The underlying zoning district; including all building and site design requirements;
b. The land use regulations as provided in Division 4 of Article III;
c. The site development standards provided in Article IV; and
d. The site improvement and performance standards provided in Article V.
(5) Quality site design practices, such as:
a. Harmonious and efficient organization. All elements of the proposed plan shall be organized harmoniously and efficiently in relation to topography, the size and type of the property affected, the character of adjoining property, and the type and size of buildings. The site shall be developed in a manner that will not impede the normal and orderly development or improvement of surrounding property for uses permitted in this Code;
b. Preservation of natural conditions. For unutilized portions of the site, the landscape shall be preserved in its natural state, to the degree practical, by minimizing tree and soil removal and by other appropriate site planning techniques. Terrain and vegetation shall not be disturbed in a manner likely to significantly increase either wind or water erosion within or adjacent to the development site;
c. Screening and buffering. Fences, walls or vegetative screening shall be provided as required by this Code and where determined to be needed to protect on-site residents and users from undesirable views, lighting, noise or other adverse effects and to protect residents and users of off-site development from similar adverse effects generated on-site;
d. Landscaping. Plant materials shall be in scale with the buildings, the site, and its various uses and surroundings. Plantings should be arranged to harmonize in size, color, texture, and year-round characteristics of the buildings and the development of the site;
e. Building location and scale. The scale, character and orientation of proposed buildings and structures shall be compatible with present and permitted uses and structures in the surrounding area;
f. Exterior lighting. Exterior lighting shall not interfere with the quiet enjoyment of adjacent properties or the safety of public rights-of-way;
g. Underground utilities. In areas served by underground utilities, all utility service lines shall be underground including, but not limited to, water, sewer, natural gas, electrical, telephone and cable television lines;
h. Parking and Circulation. Parking, loading and vehicular and pedestrian circulation areas shall be designed to provide safe and efficient movement on-site and to minimize any negative impacts on adjoining streets and properties;
i. Access to public ways. Safe and convenient pedestrian, bicycle and vehicular access to public rights-of-way and/or other areas dedicated to common use shall be provided. The location, size and number of access drives and walkways to a site shall be arranged to minimize any negative impacts on adjoining streets and properties. Off-site and on-site improvements shall be provided where they will significantly improve safety for vehicles, bicycles and pedestrians;
j. Emergency access. Structures and other site features shall be arranged to permit access by emergency vehicles to all buildings; and
k. Adequate public facilities and service. Adequate public facilities and services shall be available concurrent with the projected impacts of the development.
(d) APPLICATION, REVIEW AND DECISION-MAKING PROCEDURES. Application requirements, processing procedures and decision-making are described in Table 35-2100.1. and Sec. 35-2101, with the following modifications:
(1) Validity
. An approved site plan shall be valid for six months during which the applicant shall obtain a zoning certificate and a building permit. Once a building permit is obtained, the site plan approval shall be valid for as long as the building permit remains valid.