The purpose of site plan review is to determine compliance with the provisions set forth herein and to promote the orderly development of the city, the stability of land values and investments and the general welfare, and to help prevent the impairment or depreciation land values and development by the erection of structures or additions or alterations thereto without proper attention to siting and appearance. Prior to the erection of any building or structure, or change in use, in any zoning district in the city and any land use requiring special approval or any planned unit development, a site plan shall be submitted for review and approval. This review and approval shall be performed by the Chief Inspector or by the City Planning Commission as follows.
(A) Site plan review by the Chief Inspector.
(1) The Chief Inspector shall perform a site plan review for:
(a) A residential structure having four or fewer dwelling units therein and accessory buildings, structures, and uses thereto;
(b) A change in the use of a structure or land which does not require additional parking and does not involve exterior structural alterations;
(c) An accessory building containing 1,000 square feet or less; and
(d) An addition to an existing structure if such addition totals 25% or less of the floor area of the existing structure.
(2) In order to perform this review, the Chief Inspector may require the submission of information set forth in division (B)(2) below.
(3) The Chief Inspector shall transmit copies of the site plan to the Department of Public Services and Engineering, the City Engineer, and other city departments or divisions as appropriate, for review. Upon receiving recommendations from the responding departments or divisions, the Chief Inspector shall transmit the recommendations to the applicant, and if the applicant concurs with the staff recommendations, the site plan will be approved along with all recommendations agreed to by the applicant.
(4) In instances where the applicant does not concur with recommendations suggested during the administrative site plan review, the applicant may request the site plan be transmitted to the City Planning Commission to resolve the disagreement. A fee for site plan review by the Chief Inspector shall be paid for accessory buildings containing 1,000 square feet or less; and, for additions to existing buildings which are 25% or less of the floor area of the structure, and shall be the same as the Planning Commission site plan review fee.
(5) Site plans for additions to existing structures which are 25% or less of the floor area of the existing structure shall be approved administratively only if the exterior of the addition will be surfaced with material or materials which do not differ from material or materials on the existing structure.
(B) Site plan review by the City Planning Commission. All other structures and uses of land or buildings shall be reviewed by the City Planning Commission, and the following site plan review procedures shall be followed.
(1) Ten copies of the site plan, at a scale of not less than one inch equals 50 feet (one inch = 50 feet), including all relevant items herein required, shall be submitted to the Chief Inspector not less than 15 days prior to the next regular or special City Planning Commission meeting.
(2) The following information shall accompany all plans submitted for review by the City Planning Commission:
(a) A legal description of the property under consideration;
(b) A map indicating the gross land area of the development, the present zoning classification thereof, and the zoning classification and land use of the abutting properties surrounding the proposed development, including the location of structures and other improvements;
(c) A fully dimensioned drawing of the site. Existing topographic information shall be shown at a contour interval of two feet or less if requested by the Chief Inspector;
(d) A vicinity map showing the location of the area in relation to surrounding properties, streets, freeways, schools, school sites, and other significant features of the city where appropriate;
(e) A drawing of the site showing the general development plan with at least the following details shown to scale and dimensioned:
1. Location of each existing and each proposed structure in the development area, the use or uses to be contained therein, the number of stories, gross building areas, distances between
structures and lot lines, setback lines, and approximate location of vehicular ingress, egress, and loading points;
2. All streets, driveways, easements, service aisles, and parking areas, including general layout and design of parking lot spaces;
3. All pedestrian walks, malls, and open areas for parks, recreation, light, and air to be dedicated to the public and which are to be retained by the developer, manager, or property owners association;
4. Location and height of all walls, fences, and screen planting, including a general plan for the landscaping of the development and the method by which landscaping is to be accomplished and be maintained together with a brief narrative description of the landscaping plan;
5. Types of surfacing, such as paving, turfing, or gravel to be used at the various locations;
6. A grading plan of the area, including necessary data relating to grade and soil erosion control; and
7. Existing and proposed utilities.
(f) Plans and elevations of one or more structures, indicating proposed architecture;
(g) Proposed restrictive covenants if property is to be subdivided or if requested by the Chief Inspector;
(h) Such other information as may be required by the city to assist in the consideration of the proposed development;
(i) In order that buildings, open space, and landscaping will be in harmony with other structures and improvements in the area, and to assure that no undesirable health, safety, noise, and traffic conditions will result from the development, the City Planning Commission shall determine whether the site plan meets the following criteria, unless the City Planning Commission determines that one or more of such criteria are inapplicable:
1. The vehicular transportation system shall provide for circulation throughout the site and for efficient ingress and egress to all parts of the site by fire and safety equipment;
2. Pedestrian walkways shall be provided as deemed necessary by the City Planning Commission for separating pedestrian and vehicular traffic;
3. Recreation and open space areas shall be provided in all multiple-family residential developments;
4. The site plan shall comply with the district requirements for minimum floor space, height of building, lot size, yard space, density, and all other requirements as set forth in § 153.440;
5. The requirements for greenbelts, fencing, walls, and other protective barriers shall be complied with as provided in this chapter;
6. The site plan shall provide for adequate storage space for the use therein, including, where necessary, storage space for recreational vehicles; and
7. The site plan shall comply with all requirements of the applicable zoning district, unless otherwise provided in this chapter.
(j) The site plan shall be reviewed by the City Planning Commission and shall be approved, disapproved, or approved with specific conditions as may be deemed necessary to carry out the purpose of this chapter and other codes and regulations of the city. If the City Planning Commission finds a site plan not in conformance with the provisions set forth in this section, it may, at its discretion, return the site plan to the applicant with a written statement of the modifications necessary to obtain approval. Upon resubmission of the modified site plan, the City Planning Commission shall review the plan and approve, disapprove, or approve with specific conditions as may be deemed necessary to carry out the purpose of this chapter and other codes and regulations of the city;
(k) Following approval of the site plan by the City Planning Commission, the Chief Inspector shall issue a building permit upon submission of proper construction plans, and shall ensure that the development is undertaken and completed in accordance with the approved plans. For any approved site plan, building permits must be obtained encompassing a minimum of 25% of the gross floor area shown on the site plan approval or the site plan shall be deemed null and void without any further action by the city;
(l) The building permit may be revoked by the Chief Inspector in any case where the conditions of the site plan as approved by the City Planning Commission or Chief Inspector have not been complied with;
(m) The site plan, if approved, shall become part of the record of approval, and subsequent actions relating to the activity authorized shall be consistent with the approved site plan unless a change or addition conforming to this chapter receives the mutual agreement of the landowner and the City Planning Commission or Chief Inspector as appropriate. Incidental and minor variations of the approved site plan with written approval of the Chief Inspector shall not invalidate prior site plan approval; and
(n) In instances where specific dimensional or area requirement of this chapter are not satisfied on the site plan, requests for variance(s) may be initiated by the applicant to the Board of Appeals on Zoning or City Planning Commission as appropriate.
(Prior Code, § 153.073) (Ord. D-1418, § 434, passed 11-22-1982, effective 1-21-1983; Ord. D-1579, passed 10-17-1988, effective 10-27-1988)