[CC 1996 § 25-219; Ord. No. 891 § 25-501]
A. 
A site plan shall be approved by the City prior to:
1. 
The development of any property, a change in the principal use of any property, or the change in occupancy of a commercial or industrial structure that does not require the submission of a rezoning application pursuant to Article III, preliminary development plan pursuant to Article VI, special use permit application pursuant to Article VIII, a special event permit pursuant to Article IX, or a preliminary plat pursuant to Article XII; or
2. 
The issuance of a certificate of occupancy, if no site plan has previously been approved by the City.
B. 
Exceptions. A site plan is not needed in the following situations:
1. 
The construction of a single-family residential dwelling or duplex residential dwelling; or
2. 
When the Zoning Officer grants an exemption upon the satisfaction of one (1) of the following conditions:
a. 
The proposed development, change in occupancy or change in the principal use of commercial or industrial property will have no material impact upon adjacent property; or
b. 
The proposed development will conform in every respect to a site plan previously approved for the same property.
[CC 1996 § 25-220; Ord. No. 891 § 25-502]
A. 
A complete site plan application shall be submitted on a form provided by the City and shall be accompanied by the following as deemed applicable by the Zoning Officer to the development proposal:
1. 
All general application requirements in Section 400.270(A).
2. 
A map of the subject property that contains, as applicable:
a. 
All map submission requirements contained in Section 400.270(B);
b. 
The name of the proposed subdivision, if applicable;
c. 
Description of all existing covenants, liens and encumbrances;
d. 
Existing or platted public or private easements, rights-of-way, streets and other public ways;
e. 
Location of existing sewers, water mains, culverts, and other underground structures within the boundaries of the proposed development;
f. 
The location of existing structures;
g. 
Approximate location and width of all proposed streets within and abutting the proposed development;
h. 
Preliminary proposals for connections with existing water supply and sanitary sewerage systems, and preliminary proposals for managing surface water runoff;
i. 
Approximate location, dimensions and area of each proposed and existing lot;
j. 
Proposed structures or improvements; and
k. 
Approximate location, dimensions and area of each parcel of land proposed to be set aside for private open space, park or playground use or other public use.
3. 
A vicinity map that contains:
a. 
All map submission requirements contained in Section 400.270(B);
b. 
All streets and land uses within one hundred eighty-five (185) feet of the boundaries of the proposed development;
c. 
Adjacent land holdings if the sketch plan shows only part of the applicant's or landowner's contiguous holdings.
4. 
A table showing the total lots, land area and density, as applicable.
[CC 1996 § 25-221; Ord. No. 891 § 25-503]
A. 
Zoning Officer Review. After a pre-application conference as required by Section 400.260 and upon receipt of a complete site plan application, the Zoning Officer shall prepare a staff report that reviews the proposed site plan in light of the Comprehensive Plan, the applicable review criteria set forth in Subsection (D), the requirements of this Chapter, and the input of appropriate City departments. The Zoning Officer shall forward a copy of the report to the Commission and the applicant.
B. 
Commission Review. The Commission shall consider the site plan application at a public hearing in accordance with Section 400.410 following publication notice as provided in Section 400.380. The Commission shall act to approve, approve with modifications, or deny the application based on the criteria set forth in Subsection (D).
C. 
Appeal Of Commission Decision. An appeal of the Commission's decision on a site plan application may be taken to the Governing Body by filing an appeal with the Zoning Officer within seven (7) days from the date of the Commission's decision on the site plan application.
1. 
Right To Appeal. The following persons shall have standing to appeal the action of the Commission on a site plan application: the applicant; the landowner of the subject property; the Zoning Officer; the Commission or any member thereof; the Governing Body or any member thereof; and any person given the right of appeal by law.
2. 
Action On Appeal. The Governing Body shall consider the Commission's site plan application decision as a new matter, and shall act to approve, approve with conditions, or deny the original application based on the review criteria set forth in Subsection (D).
D. 
Review Criteria For Site Plans. In reviewing a site plan application, the Commission shall identify and evaluate all factors relevant to the application, including whether it complies with all applicable provisions of this Chapter. The applicant shall have the burden of demonstrating that the site plan application meets the applicable review criteria. A site plan application may be approved unless it is determined that the proposed development:
1. 
Would not comply with all applicable requirements of this Chapter;
2. 
Would adversely affect the safety and convenience of vehicular and pedestrian circulation in the vicinity of the subject property, including traffic reasonably expected to be generated by the proposed use and other uses in the area;
3. 
Is not compatible with existing or permitted uses on adjacent property, in terms of building height, setbacks and open spaces, bulk and scale, landscaping, exterior building design features, drainage, access, parking and circulation features;
4. 
Would not be served by adequate public facilities and services; or
5. 
Will be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity for reasons specifically articulated by the Commission.
[CC 1996 § 25-223; Ord. No. 891 § 25-505]
Upon submitting a site plan for review and approval by the City, the applicant guarantees that all improvements set forth on the site plan shall be completed within a reasonable time as required by the City. Failure to complete any improvements set forth in an approved site plan within any required time period shall be a violation of this Chapter.
[CC 1996 § 25-224; Ord. No. 891 § 25-506]
A. 
The Zoning Officer may approve minor amendments to approved site plans without the refiling of a new site plan application. The following proposed changes to an approved site plan are not minor amendments and shall require completion of the same process used to approve the original site plan:
1. 
A ten percent (10%) or greater increase in building height;
2. 
A ten percent (10%) or greater increase in floor area or building coverage when calculated on a total, aggregate project basis;
3. 
Changes in ownership patterns or stages of construction that will lead to a different development concept;
4. 
A ten percent (10%) or greater change in any setback required by this Chapter; or
5. 
A ten percent (10%) or greater decrease in open space.
[CC 1996 § 25-225; Ord. No. 891 § 25-507]
An approved site plan shall expire and be of no further affect twelve (12) months from the date of approval of the site plan unless a building permit application or an application for a certificate of occupancy for at least one structure shown on the approved site plan is filed. Upon application, this time period may be extended by the Commission for no more than a single twelve-month period.