To ensure that the design standards contained in this District are achieved, a site plan is required for all new development and significant revisions, alterations, additions, or changes of use for existing structures. “Expansion” shall include a floor space increase of twenty-five percent (25%) or more. All site plans shall be prepared by a registered professional engineer, landscape architect or architect. The site plan submission shall be accompanied by a fee in accordance with Section 1153.14.
(a) Procedure for Site Plan Review.
(1) Formal submission and approval of a site plan is required before any zoning permit may be issued. However, at any time prior to the formal submission and review of a site plan, an applicant may, at his or her option, submit a sketch site plant to the Planning Commission for informal review and comment. The purpose of such a sketch site plan is to provide an opportunity to conceptually discuss a proposed development and to provide general guidance to assist in the preparation of a formal site plan. A sketch site plan need not include all items described in subsection (b) hereof, and informal review of the site plan need not include the notifications required in this Section.
(2) An applicant for formal site plan approval shall file ten (10) copies of a plan with the Zoning Enforcement Officer along with other required documents and materials. The Planning Commission shall review and approve a site plan.
(3) After reviewing an application for completeness, and determining that the proposed site plan is complete, a public hearing shall be held. Notice of the Hearing shall be made in a newspaper, and written notice shall be given to all parties in interest (including all abutting property owners) according to the procedures specified in Sections 1155.16 through 1155.18. The Zoning Enforcement Officer shall transmit copies of the site plan and application to the members of the Planning Commission along with other departments and agencies as deemed necessary. If all information required is not provided, the Zoning Enforcement Officer shall promptly notify the applicant of the items needed. Within thirty (30) days following the public hearing, the Planning Commission shall meet and consider the proposed site plan, and shall make a decision concerning:
A. The adequacy of the information presented to determine the impacts of the proposed site;
B. The impacts of the proposed development compared to the standards established under subsection (c) hereof and,
C. Whether to approve or deny the site plan, along with any conditions or remedial measures to accommodate or mitigate the expected impacts of the proposed development.
(4) The final action shall consist of either:
A. Approval of the site plan based upon a determination that the proposed plan will constitute a suitable development, and the plan meets the standards set forth in this chapter;
B. Disapproval of the site plan based upon a determination that the proposed project does not meet the standards for review set forth in subsection (c) hereof; or,
(5) If the site plan is disapproved, the specific basis for such disapproval shall be provided along with a clear description of how the site plan could be modified to be acceptable.
(b) Submission Requirements. A site shall be prepared at a scale of one (1) inch equals twenty (20) feet developments more than five (5) acres may be drawn at a scale of one (1) inch equals fifty (50) feet on standard 24 x 36 sheets, with continuation on 8 ½” x 11 sheets as necessary for narrative. A site plan shall include all data, details, and supporting information as outlined in subsection (d) hereof. An additional fee may be required to defray the expenses associated with the public review of the plans, including the need to retain a registered professional engineer, architect, or landscape architect, or other professional consultant to advise the City on any aspects of the site plan.
(c) Standards for Review. The Planning Commission shall review the site plan and supporting documents to ensure compliance with the objectives listed below.
(1) Traffic. Convenience and safety of both vehicular and pedestrian movement within the site and in relationship to adjoining ways and properties.
(2) Parking. Provisions for the off-street parking shall be exclusive of driveways, to at least one (1) parking space for each two (2) employees. Provisions for the off-street loading and unloading of vehicles incidental to the normal operation of the establishment, adequate lighting, and internal traffic control. All parking lots shall be located behind the setback line and shall be surfaced by blacktop or concrete surfacing and kept in good, sightly condition.
(3) Services. Reasonable demands placed on municipal services and infrastructure.
(4) Pollution control. Adequacy of methods of sewage and refuse disposal, and the protection from pollution of both surface water and groundwater. This includes controlling soil erosion both during and after construction.
(5) Existing vegetation. Minimizing the area over which existing vegetation is to be removed. Where tree removal is required, special attention shall be given to planting of replacement trees.
(6) Amenities. The applicant’s efforts to integrate the proposed development into the existing landscape through design features such as vegetative buffers, roadside planting, and the retention of open space.
(7) Community character. The building setbacks, area and location parking, architectural compatibility, signage, and landscaping of the development, and how these features harmonize with the surrounding landscape.
(d) Site Plan Content. A site plan shall include the following data, details, and supporting plans. The number of pages submitted will depend on the proposal’s size and complexity. All site plans shall be prepared by a registered professional engineer, architect or landscape architect. Items required for submission include:
(1) Name of the project, boundaries and location maps showing the site’s location in the City, date, north arrow, and scale of the plan.
(2) Name and address of the owner of record, developer, and seal of the engineer, architect or landscape architect that prepared the site plan.
(3) Names and addresses of all owners of record of abutting parcels.
(4) All existing lot lines, easements, and right-of-way. Include area in acres or square feet, abutting land uses, and the location and use of structures within one-hundred (100) feet of the site.
(5) The location and use of all existing and proposed buildings and structures within the development, including building footprints, overhangs, site coverage, and building area. A brief description of the use of the site shall be included with an estimate of the number of employees.
(6) Include all dimensions of height and floor area, and show all exterior entrances and all anticipated future additions and alterations.
(7) Illustrations of traffic movement, ingress and egress, and the location of all present and proposed public and private drives, loading areas, parking areas, driveways, sidewalks, ramps, curbs, fences, path, landscaping, walls and fences.
(8) The location, height, intensity and bulb type (e.g. fluorescent, sodium incandescent) of all external lighting fixtures. The direction of illumination and method to eliminate glare onto adjoining properties must also be shown.
(9) The location, height, size, materials and design of all proposed signage.
(10) The location of all present and proposed utility systems including sewage and septic systems, water supply systems, telephone, cable and electrical systems and storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls, hydrants, manholes, and drainage swales.
(11) Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff, excessive raising or lowering of the watertable, and flooding of other properties, as applicable.
(12) Existing and proposed topography at a one (1) foot contour interval. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel is within the 100-year flood plain, the area will be shown, and base flood elevations given. This requirement is waived where the proposed development is an alteration of an existing building.
(13) A landscape plan showing all existing natural land features, trees, forest cover and water resources, and all proposed changes to these features including size and type of plant material. Water resources will include ponds, lakes, streams, wetlands, floodplains, and drainage retention areas.
(14) Zoning of adjacent property.
(15) For new construction or alterations to any existing building, a table containing the following information must be included.
A. Area of building to be used for a particular use such as retain operation, office, storage, etc.;
B. Maximum number of employees;
C. Maximum seating capacity, where applicable; and
D. Number of parking spaces existing and required for the intended use.
(16) Elevation plans at a scale of 1/4" = 1' for all exterior facades of the proposed structure(s) and/or existing facades, and addition(s) showing design features and type and color of materials to be used.
(17) When a new expanded use involves a new or expanded parking area in excess of 30 spaces, a photometric computer printout of the lighting model must be provided as part of the site plan.
(Ord. 2005-34. Passed 12-12-05.)