[Ord. No. 1914 §1(405.540), 5-6-2013]
A.
It
is recognized by this Chapter that there is a value to the public
in establishing safe and convenient traffic movement to higher density
sites, both within the site and in relation to access streets; that
there is value in encouraging a harmonious relationship of buildings
and uses both within a site and in relation to adjacent uses; further
that there are benefits to the public in conserving natural resources.
Toward this end, this Chapter requires site plan review and approval
by the Commission for certain buildings and structures that can be
expected to have a significant impact on natural resources, traffic
patterns, adjacent land usage, and the character of future urban development.
B.
The
site plan is intended to demonstrate to the Planning Commission the
character and objectives of the proposed development in adequate detail
for the Commission to evaluate the effect the proposed development
would have on the community, and determine what provisions, if any,
should be included as part of the plan and be binding on the use and
development of the property.
[Ord. No. 1914 §1(405.550), 5-6-2013]
A.
The
Building Commissioner shall not issue a building permit for the construction
of the following buildings, structures and exterior modifications
unless a detailed site plan has been reviewed and approved by the
Commission and such approval is in effect:
[Ord. No. 1914 §1(405.560), 5-6-2013]
A.
Any
persons may file a request for a site plan review by the Commission
by filing with the Public Works Department the completed application
upon the forms provided and payment of the review fee. As an integral
part of said application, the applicant shall file at least twelve
(12) copies of a site plan.
B.
The
City Clerk upon receipt of such site plan, other necessary data, and
payment of the required fee shall forthwith transmit the copies to
the Commission prior to its next regularly scheduled meeting and the
Commission shall undertake a study of same and shall approve or deny
the site plan. Written notice will be sent to the applicant stating
the time and place of review of the site plan by the Commission.
[Ord. No. 1914 §1(405.570), 5-6-2013]
A.
Every
site plan submitted to the Commission shall be in accordance with
the requirements of this Section.
1.
The site plan shall be of a scale not to be greater than one (1)
inch equals twenty (20) feet nor less than one (1) inch equals two
hundred (200) feet, and of such accuracy that the Commission can readily
interpret the plan, and shall include more than one (1) drawing or
specific details where required for clarity.
2.
The property shall be identified by lot lines and location, including
dimensions, angles, and size, correlated with the legal description
of said property. The site plan shall be designed and prepared by
a qualified land planner, registered professional architect, engineer
or land surveyor. It shall also include the name and address of the
property owner(s), developer(s), and designer(s).
3.
It shall show the scale, north point, boundary dimensions, natural
features such as woodlots, streams, rivers, lakes, drains, existing
man-made features such as buildings, structures, easements, high tension
towers, pipelines, existing utilities such as water and sewer lines,
etc., excavations, bridges, culverts, and drains and shall identify
adjacent properties within one hundred (100) yards, the respective
zoning classification, and their existing uses.
4.
It shall show the existing topography and finished grade line elevations
at two (2) foot contour intervals as well as the proposed finished
floor elevation for all structures.
5.
It shall show the dimensions of the proposed main and accessory buildings,
their relation one to another and to any existing structures to remain
on the site, the height of all buildings and structures and the distance
from all proposed buildings and structures to the nearest adjacent
property line.
6.
It shall show the existing and proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service lands, service parking and loading zones in conformance with the requirements set forth in Article VII, Off-Street Parking and Loading Requirements of this Chapter.
7.
It shall show the location and size of all existing utilities (public
and private) serving the property as well as the location and size
of all proposed utilities to serve the property. All necessary utilities
(public and private) will be available, functioning, and usable at
the time any stage of the project or the total project is ready for
occupancy.
8.
A landscape plan that meets the requirements of Section 405.350, Screening and Landscaping, shall be included as part of the site plan submitted.
9.
It shall show architectural elevations of all proposed buildings
and structures, identifying all materials proposed, as well as floor
plans for each.
10.
The locations, height, and intensity of all exterior lighting, including
a graphic catalog reference describing the proposed standards.
11.
The location, type, and nature of screening proposed for all trash
collection areas.
12.
Any other information deemed necessary by the Commission.
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Note: All plans, architectural drawings, renderings
or other materials or visual aids either submitted to the Planning
Commission or presented at their meeting shall become the property
of the City and part of the permanent record of any approval.
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[Ord. No. 1914 §1(405.580), 5-6-2013]
The site plan shall be submitted with the application for site
plan approval to the Community Development Director who shall institute
an administrative review of the site plan by all affected City departments.
The results of this review shall be compiled by the Director of Public
Works and shall be reported to the Planning and Zoning Commission
for their consideration. Upon receiving the site plan application
and associated documents, the Planning and Zoning Commission shall
complete its review of the site plan and shall render a decision on
the application either denying, approving, or approving with conditions.
The site plan application, along with the Planning and Zoning Commission's
action and reasoning, shall be forwarded to the Board of Aldermen
as an informational item.
[Ord. No. 1914 §1(405.590), 5-6-2013]
A.
The
Planning Commission shall consider, but not be limited to, the following
factors in review of the site development plan:
1.
The conservation of natural resources on the property proposed for
development, including: trees and other living vegetation, steep slopes,
watercourses, floodplains, soils, air quality, scenic views and historic
sites.
2.
The provision of safe and efficient vehicular and pedestrian transportation
both within the development and the community.
3.
The provision of sufficient open space to meet the needs of the proposed
development.
4.
The provision of adequate drainage facilities on the subject site
in order to prevent drainage problems from occurring on the subject
site or within the community.
5.
The compatibility of the overall site design (location of buildings,
parking lots, screening, general landscaping) and the land use within
the existing area and projected future development of the area.
6.
The existence and/or provision of adequate community facilities to
serve the proposed development (i.e., water, sewerage, schools, streets,
etc.).
7.
Conformance of the site development plan with the Comprehensive Plan
and any other applicable requirements of the Zoning Code.
B.
Approval Of Site Plan. Upon Commission approval of a site
plan, the applicant shall file with the Commission four (4) copies
thereof containing all revisions required as the result of the approval
process. The Chairman of the Commission shall transmit one (1) copy
to the Community Development Director with the Chairman's signature
affixed thereto certifying the site plan conforms to the provisions
of the Zoning Code as determined and approved by the Commission. If
the site plan is denied by the Commission, explanation and notification
of denial shall be given to the applicant(s).
C.
Expiration Of Site Plan Approval. The site plan approval
shall expire and be of no effect one hundred eighty (180) days after
the date of approval thereof, unless within such time a building permit
for any proposed work authorized under the said site plan approval
has been issued. The site plan approval shall expire and be of no
effect three hundred sixty (360) days after the date of its issuance,
if construction has not begun and been pursued diligently on the property.
D.
Revision Of Site Plan. Site plan may be amended or revised
by the Commission so far as the Commission approved site plan is concerned,
for which the Building Commissioner has not issued a building permit,
or the work authorized under an issued building permit has not been
completed. If the Commission deems that the proposed amendment is
substantial, such amendment shall be made upon application and in
accordance with the procedure provided herein for an original application.
E.
Site Plan Bond. As a condition of approval of the site plan,
the Commission may require a deposit by the applicant with the City
Clerk in the form of cash, certified check, or surety bond acceptable
to the Board of Aldermen to insure performance of any obligations
of the applicant to make improvements shown upon the detailed site
plan. The deposit shall be in an amount sufficient to insure completion
of the improvements within the time specified by the Commission in
accordance with regulations and standards established by the Board
of Aldermen. The Clerk shall rebate to the applicant, as the work
progresses, amounts of any cash deposits equal to the ratio of the
work completed to the entire improvements shown upon the detailed
site plan as verified by the Community Development Director.
F.
Violations. The filing of a site plan shall constitute an agreement by the owner and applicant, their heirs, successors, and assigns that if the site plan is approved by the Planning Commission, permits issued for the improvement of such property and activities subsequent thereto shall be in conformance with the approved site plan for the property in question. The approved site plan shall have the full force and effect of the Zoning Code. Any violations shall be grounds for the Building Commissioner to issue stop work orders, withhold further permits, and take all actions necessary for the assessment of all penalties and fines as outlined in Article XI, Administration and Enforcement.
