This article establishes a site plan review process for proposed nonresidential, mixed-use and higher density residential developments. The purpose of the review is to ensure efficient and safe land development, harmonious use of land, compliance with the comprehensive plan and other appropriate design standards, safe and efficient vehicular and pedestrian circulation, adequate parking and loading, and adequate water supply, drainage and stormwater management, sanitary facilities, coverage, and other utilities and services.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
Site plan review and approval shall be required for all nonresidential, mixed-use, townhouse, single-family attached, and multifamily residential projects and structures, and for any planned development district or specific use permit (public hearings may also be required, see division 22 and division 26 of the zoning ordinance). Nonresidential structures within a residential zoning district (e.g., church, school, day care facility, private recreation facility, etc.) are subject to the site plan review and approval requirements of this article.
(b) 
No building permit shall be issued for any of the above developments until a site plan and all other required engineering/construction plans are first approved by the city. No certificate of occupancy shall be issued until all construction and development conforms to the site plan and engineering/construction plans, as approved by the city. The site plan review process shall include up to four steps:
(1) 
Preapplication conference;
(2) 
Concept plan review (voluntary, except for planned developments or specific use permits);
(3) 
Site plan review/approval; and
(4) 
Construction of project (after city approval of required site plan and other associated plans, including preliminary/construction plat and engineering plans).
(Ordinance 27-05, sec. 2, adopted 12/15/05)
Site plan review shall not be required for single-family (detached) or two-family residential developments, unless the proposed subdivision will include a private amenity or facility (such as a private recreation/swimming facility, clubhouse, etc.) or a golf course. In these instances, site plan submission and approval (in accordance with this article) will be required for the private amenity or facility, or the golf course clubhouse/hospitality area (also see subsection 4(A)10. below).
(Ordinance 27-05, sec. 2, adopted 12/15/05)
An application for concept plan (voluntary except for planned developments or specific use permits) or site plan approval shall be comprised of the following (all required items/information must be received by the city manager, or his/her designee, in order for a concept plan or site plan application to be considered complete (see section 6 below) - incomplete submissions will not be reviewed until all deficient items and information have been received):
(1) 
An application form (format provided by the city) with notarized signatures of the owner or his/her designated representative if the applicant is not the owner of the subject property;
(2) 
Filing fee established by resolution of the city council.
(3) 
Verification that all taxes and assessments on the subject property have been paid (see section 5 below).
(4) 
Copies of the concept plan or site plan (on 24" x 36" sheet, and drawn to a known engineering scale that is large enough to be clearly legible), and other required information, the quantity of which shall be determined by the city manager (or his/her designee).
(5) 
General layout for the required public improvements (water, wastewater, grading/storm drainage, streets, water quality, fire lanes and hydrants, screening and landscaping, etc.), the quantity of which shall be determined by the city manager, or his/her designee.
(6) 
Reduced copies (11" x 17") of the site plan as required by the city manager, or his/her designee.
(7) 
Landscaping and irrigation plans (with site plan; not required with concept plan), the quantity of which shall be determined by the city manager, or his/her designee.
(8) 
Building facade (elevation) plans (with site plan; not required with concept plan) drawn to scale, the quantity of which shall be determined by the city manager, or his/her designee.
(9) 
Any additional information/materials (such as plans, maps, exhibits, legal description of property, information about proposed uses, etc.) as deemed necessary by the city manager, or his/her designee, in order to ensure that the development request is understood.
(10) 
If the application is for a single-family subdivision, a preliminary/construction plat may qualify as a site plan, not withstanding other information contained herein that may still be deemed as required with the application.
(Ordinance 27-05, sec. 2, adopted 12/15/05; Ordinance 26-15 adopted 12/14/15)
No person who owes delinquent taxes, fees, delinquent paving assessments, development fees, or any other delinquent debts or obligations to the city, and which are directly attributable to a piece of property shall be allowed to submit an application for concept plan or site plan approval until the taxes, fees, assessments, debts, or obligations directly attributable to said property and owed by the owner or previous owner thereof shall have been first fully paid, or until an arrangement satisfactory to the city has been made for the payment of such debts or obligations. It shall be the applicant’s responsibility to provide evidence or proof that all taxes, debts and obligations have been paid.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
For the purpose of these regulations, the “official submission date” shall be the date upon which a complete application for approval of a concept plan or site plan (that contains all elements and information required by this article) is submitted to the city manager (or designee). No application shall be deemed officially submitted until the city manager (or designee) determines that the application is complete and a fee receipt is issued by the city. Failure by the city manager (or designee) to make a determination of incompleteness within ten (10) calendar days following the date on which the application was first received by the city, shall result in the application being deemed complete, and the “official submission date” shall become the 11th calendar day following initial receipt of the application by the city. In no event shall determination of the submission date act as a waiver or estoppel to any of the requirements under this article.
(b) 
Concept plan and site plan applications which do not include all required information and materials (as outlined below and per other city development review policies which may change from time to time) will be considered incomplete, shall not be accepted for official submission by the city, and shall not be scheduled on a planning and zoning commission agenda until the proper information is provided to city staff.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
The city’s staff may require other information and data for specific concept plans/site plans. This data may include but is not limited to geologic information, water yields, flood data and/or hydrological studies, environmental information, traffic impact analysis, road capacities, market information, economic data for the proposed development, hours of operation, elevations and perspective drawings, lighting, and similar information. Approval of a concept plan or site plan may establish conditions for construction based upon such information.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
The following criteria have been set forth as a guide for evaluating the adequacy of proposed development within the city, and to ensure that all developments are, to the best extent possible, constructed according to the city’s codes and ordinances.
The city manager, or his/her designee, shall review the concept plan or site plan for compliance with all applicable city ordinances and with the Comprehensive Plan; for harmony with surrounding uses and with long-range plans for the future development of Seagoville; for the promotion of the health, safety, order, efficiency, and economy of the city; and for the maintenance of property values and the general welfare.
Concept plan or site plan review and evaluation by the city manager, or his/her designee, shall be performed with respect to the following:
(1) 
The plan’s compliance with all provisions of the zoning ordinance, subdivision ordinance, and other applicable ordinances of the city.
(2) 
The impact of the development relating to the preservation of existing natural resources on the site and the impact on the natural resources of the surrounding properties and neighborhood.
(3) 
The relationship of the development to adjacent uses in terms of harmonious design, facade treatment, setbacks, building materials, maintenance of property values, and any possible negative impacts.
(4) 
The provision of a safe and efficient vehicular and pedestrian circulation system.
(5) 
The design and location of off-street parking and loading facilities to ensure that all such spaces are usable and are safely and conveniently arranged.
(6) 
The sufficient width and suitable grade and location of streets designed to accommodate prospective traffic and to provide access for firefighting and emergency equipment to buildings.
(7) 
The coordination of streets so as to arrange a convenient system consistent with the Thoroughfare Plan of the city, as amended.
(8) 
The use of landscaping and screening to provide adequate buffers to shield lights, noise, movement, or activities from adjacent properties when necessary, and to complement and integrate the design and location of buildings into the overall site design.
(9) 
Exterior lighting to ensure safe movement and for security purposes, which shall be arranged so as to minimize glare and reflection upon adjacent properties.
(10) 
The location, size, accessibility, and configuration of open space areas to ensure that such areas are suitable for intended recreation and conservation uses.
(11) 
Protection and conservation of soils from erosion by wind or water or from excavation or grading.
(12) 
Protection and conservation of watercourses and areas that are, or that may be, subject to flooding.
(13) 
The adequacy of water, drainage, sewerage facilities, solid waste disposal, and other utilities necessary for essential services to residents and occupants.
(14) 
Consistency with the Comprehensive Plan of the city, as amended.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
Preapplication conference.
The applicant(s) should avail themselves of the advice and assistance of the city officials, and should consult early and informally with the city manager, the public works director, the city’s planner, the city’s engineer, and other applicable administrative officers before preparing a concept plan (a voluntary plan, except for planned developments or specific use permits) or a site plan in order to save time, money and to avoid potential unnecessary delays.
Prior to formal application for approval of any concept plan or site plan, the applicant(s) shall request and attend a preapplication conference with the city manager (or designee), the city’s planner, the city’s engineer, the public works director, and any other pertinent city official(s) in order to become familiar with the city’s development regulations and the development process. At the preapplication conference, the developer may be represented by his/her land planner, engineer and/or surveyor.
(b) 
City staff review.
Upon official submission of a complete application for concept plan or site plan approval, the city shall commence technical review of the development proposal by forwarding a copy of the application to development review team members (such as the city manager, city engineer, city planner, public works director, fire chief, etc.). Development review team members shall review the application and shall ascertain its compliance with these and other applicable city regulations. Following city staff review of the plan and supporting documents, and following discussions with the applicant on any revisions deemed advisable and the kind and extent of improvements to be installed, the applicant shall resubmit additional copies of the corrected plan to the city manager (or designee) no later than seven (7) calendar days prior to the planning and zoning commission meeting. Failure to resubmit corrected copies of the plan back to the city in time shall be cause for the city manager (or designee) to forward the plan application to the commission as it was originally submitted rather than the corrected version (corrected copies of the plan resubmitted to the city less than seven days prior to the meeting date shall not be accepted or forwarded to the commission). If, upon resubmission of the corrected plan to the city, the city manager (or designee) determines that the application is still incomplete or not correct (i.e., not ripe for consideration), the plan application shall be subject to denial.
(c) 
Action by the planning and zoning commission.
All concept plan and site plan applications shall be reviewed by the planning and zoning commission, and if in conformance with the provisions of this article and all other applicable regulations and codes of the city, they shall be approved by the commission.
The city manager, or his/her designee, shall schedule consideration of the concept plan or site plan on the regular agenda of the planning and zoning commission within thirty (30) calendar days after the submission is received (or, in the case of an incomplete submission, after the submission is deemed complete). The planning and zoning commission shall review the concept plan or site plan and shall approve, approve subject to certain conditions, or disapprove the concept plan or site plan. If the planning and zoning commission disapproves a plan application, the commission shall state such disapproval and the reasons therefor. The applicant or property owner may appeal such decision to city council by filing a written notice of appeal in the office of the city manager (or designee) no later than ten (10) calendar days after the date upon which the commission denied the application. The Notice of Appeal shall set forth in clear and concise fashion the basis for the appeal. The city council shall consider the appeal at a public meeting no later than thirty (30) calendar days after the date upon which the Notice of Appeal was filed. The city council may change the decision of the commission only by a three-quarters (3/4) vote of the full city council. The city council may also, where appropriate, remand the concept plan or site plan application back to the commission for reconsideration if it believes that there is a compelling reason to do so (such as the introduction of significant new facts or testimony, etc.). The planning and zoning commission shall determine final approval or disapproval of all concept plan or site plan applications unless a disapproval is appealed to the city council, in which case the city council shall be the final authority approving or disapproving the plan application.
(d) 
Revisions to the approved site plan:
(1) 
Minor revisions/amendment.
It is recognized that final architectural and engineering design may necessitate minor changes in the approved site plan. In such cases, the city manager, or his/her designee, shall have the authority to approve minor modifications to an approved site plan (which shall be submitted as an “amended site plan” which substantially conforms to the previously approved site plan), provided that such modifications do not significantly change traffic circulation, building location(s) on the site, proximity of building(s) to nearby residential areas, increase the size or height of building(s), or any other conditions specifically attached as part of the planning and zoning commission’s (or city council’s, if the plan was appealed) approval of the site plan. Submission materials and requirements for approval of an amended site plan shall be as determined by the city manager, or his/her designee. If the city manager, or his/her designee, refuses to approve an amended site plan, then the applicant shall resubmit the amended site plan as a “revised site plan” as described in subsection 9(D)2 below, whereupon the revised site plan shall be scheduled for consideration by the planning and zoning commission.
(2) 
Major revisions.
In the event of revisions that are more extensive in nature (i.e., do not conform to the description for minor amendments above), a “revised site plan” must be resubmitted, reviewed by the city manager (or his/her designee), and reconsidered by the planning and zoning commission in accordance with the site plan review and approval procedures set forth in this article.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
The approval of a concept plan or site plan shall be effective for a period of six (6) months (i.e., 183 calendar days) beyond the date that the plan was approved by the planning and zoning commission (or by the city council, in the event of an appeal) except as provided herein. By 12:01 a.m. on the 184th day following commission approval of the plan, the applicant must have completed a city-required “progress benchmark” as set forth below. If this is not accomplished, then the approved concept plan or site plan shall be deemed to have expired and shall become null and void. The series of “progress benchmarks” for a project, pursuant to the provisions of this paragraph, are as follows:
Approved Plan
Next “Progress Benchmark”
Concept Plan (voluntary, except with PDs and SUPs)
Approval of the final site plan (per zoning ordinance) and approval of the prelim./construction plat (per subdiv. ordinance) within six months following approval of the concept plan; also, continued active engineering review of the engineering/construction plans (which were submitted along with the preliminary/construction plat and final site plan).
Site Plan
Engineering release and commencement of construction of public improvements, and application for a building permit for at least one of the buildings on the approved site plan, within six months following approval of the site plan.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
Prior to the lapse of approval for a concept plan or site plan, the applicant may petition the city (in writing) to extend the plan approval. Such petition shall be considered at a public meeting before the planning and zoning commission, and an extension may be granted by the commission at such meeting. If no petition for extension of concept plan or site plan approval is submitted, then the plan shall be deemed to have expired and shall become null and void. Any new request for concept plan or site plan approval shall be deemed a “new project”; shall be submitted with a new application form, with a new filing fee, and with new plans and materials in accordance with the procedures set forth in this article; and shall be reviewed for compliance with the ordinances and regulations in effect at the time the new application is made.
(b) 
In determining whether to grant a request for extension, the planning and zoning commission shall take into account the reasons for the lapse, the ability of the property owner to comply with any conditions attached to the original approval, and the extent to which development regulations would apply to the concept plan or site plan at that point in time. The commission shall either extend the concept plan or site plan or deny the request, in which instance the originally approved plan shall be deemed null and void. The property owner must thereafter submit a new concept plan or site plan application for approval as a “new project”, and shall conform to the zoning and development regulations then in effect.
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
Applicability.
Submission and approval of a concept plan (a voluntary plan except for planned development or specific use permit zoning requests, and except for the types of developments outlined below) can be the first step in the approval process for a development project (either residential or nonresidential) if the applicant prefers to do so. City review and approval of a concept plan has many benefits for both the city and the applicant. The applicant benefits in that he/she gains preliminary review and scrutiny (as well as input and suggestions) on the overall conceptual layout of the proposed development from the city’s development review team. Approval of a concept plan may also offer the applicant some level of confidence that subsequent plan submissions will be favorably received and approved with few major changes to the project’s design and layout provided that the project complies with city regulations. For example, once the site plan and preliminary/construction plat (and corresponding engineering plans) are submitted for a nonresidential project, unforeseen changes in site layout can prove to be expensive in terms of design and engineering costs and time lost due to major plan revisions. The city benefits in that it is allowed to become familiar with and involved in the project early in the development process (which is particularly important for large-scale developments and subdivisions). This allows the city to plan for and closely coordinate the provision of public facilities and services, thereby potentially avoiding future problems such as undersized utility lines, inadequate roadway capacities, unanticipated shortfalls in public services, and fiscal inefficiencies resulting from lack of planning and coordination.
Submission and approval of a concept plan is mandatory for a zoning request for a planned development or specific use permit. Submission and approval of a concept plan is also required in the following circumstances:
(1) 
In conjunction with a zoning or rezoning request for a property that is five (5) acres or larger that is intended for development or redevelopment either at that time or in the future;
(2) 
Prior to submission of an application for a site plan (and preliminary/construction plat) for a property that is five (5) acres or larger that is intended for development; or
(3) 
In conjunction with any project where any type of public road is to be established, constructed, improved and/or realigned.
(b) 
Purpose.
The purpose of a concept plan is to allow opportunity for the planning and zoning commission to preview various development-related aspects of the project, including proposed major thoroughfare and collector street patterns; land use patterns and trends; environmental issues and constraints; building orientation and massing; conformance to the comprehensive plan, zoning ordinance (if the subject property is within the city’s corporate limits), subdivision ordinance, future land use plan, thoroughfare plan and other applicable plans and guidelines; and the property’s relationship to adjoining subdivisions or properties. Review of a concept plan would also assist the city in evaluating the possible impacts of the proposed development in terms of provision of essential public facilities and services, respecting and preserving important natural features and the environment, provision of open space and recreational opportunities, and protecting the general health, safety and welfare of the community.
(c) 
Extent of area that should be included in a concept plan.
When the overall development project is to be developed in phases, the concept plan area shall include the entire zoned property from which the phases are being developed, as well as an approximate development schedule. Where significant natural or man-made features, such as thoroughfares or creeks, make inclusion of the entire property in the concept plan unnecessary to adequately review the items to be shown on a concept plan, the plan may include a smaller study area. Boundaries such as major thoroughfares (existing or proposed), creeks, political subdivisions, or other such natural or man-made features may be used to delineate the smaller study area.
(d) 
Procedures and submission requirements for concept plan approval.
Submission of an application for concept plan approval shall be preceded by a preapplication conference with the city (see subsection 9(A) above). The concept plan shall be prepared by a qualified civil engineer, land planner, architect or surveyor, at a scale no smaller than one inch equals two hundred feet (1" = 200') and on sheets 24 inches by 36 inches (24" x 36"), and it shall show/include the following:
(1) 
A title block within the lower right-hand corner of the concept plan with the proposed name of the project/subdivision, the name and address of the owner/developer and the land planner, engineer architect or surveyor responsible for the design or survey, the scale of the drawing (both written and graphic scale), the date the drawing was prepared, total site acreage, and the location of the property according to the abstract and survey records of Dallas or Kaufman County, Texas (as applicable);
(2) 
A vicinity or location map that shows the location of the proposed development within the city (or its ETJ) and in relationship to existing roadways;
(3) 
The boundary survey limits of the tract and scale distances with north clearly indicated;
(4) 
The names of adjacent subdivisions (or the name of the owners of record and recording information for adjacent parcels of unplatted land), including parcels on the other sides of roads, creeks, etc., and any existing developments (including buildings, driveways, parking areas, etc.) on all surrounding properties within 200 feet of the subject property. The concept plan shall include a depiction of all contiguous holdings of the subject property’s owners, the existing/proposed uses of the subject property, a general arrangement of future land uses, including the approximate number of lots and any residential uses anticipated, and a generalized circulation plan for the subject property;
(5) 
The existing zoning, existing/proposed uses, existing natural features, and existing development layouts on all surrounding properties within 200 feet of the subject property; the location, width and names of all existing or platted streets or other public ways within or adjacent to the tract; any existing easements (with recording information); existing buildings and driveways; railroad rights-of-way; topography (contours at five-foot intervals) with existing drainage channels or creeks (including the 100-year floodplain, if applicable); any other important natural features (such as rock outcroppings, caves, wildlife habitats, etc.); all substantial natural vegetation; and adjacent political subdivisions, corporate limits, and/or school district boundaries;
(6) 
Proposed strategies for tree preservation (showing individual trees or tree masses that will [be] preserved, and the techniques that will be used to protect them during construction);
(7) 
The layout and width (right-of-way lines) of existing and proposed thoroughfares, collector streets and/or intersections, and a general configuration of proposed streets, lots and blocks, including proposed median openings and left turn lanes on future divided roadways (existing and planned driveways on the opposite side of divided roadways must also be shown for coordination and sharing of future median openings);
(8) 
A general arrangement of land uses and buildings on the subject property, including but not limited to proposed nonresidential and residential densities; building heights, square footages, massing, orientation, loading/service areas, recycling containers, compactors and dumpster enclosures, pedestrian walkways, and parking areas; any proposed sites for parks, schools, public facilities, public or private open space; floodplains/drainageways; and other pertinent development related features; and
(9) 
The phasing of development (the anticipated order of development for the overall property).
(e) 
Effect of review.
The concept plan shall be used only as an aid to show the anticipated layout of the proposed development, and to assess the adequacy of public facilities or services that will be needed to serve the proposed development. Any proposed use or development depicted on the concept plan shall not be deemed formal authorization or approval by the city until a final site plan is approved for the development (concept plan approval is to be thought of as a general acknowledgment by the city that the proposed layout generally conforms to the city’s zoning regulations, and that the proposed development can be adequately served by required public facilities or services). If the applicant chooses to construct only the initial phase(s) of a multi-phase project designated in the concept plan, a new concept plan may be required for site plan approval of subsequent phases, if the proposed development layout, character, or other conditions affecting the development substantially change from one phase to the next.
The approved concept plan shall be valid for a period of six (6) months (i.e., 183 calendar days) from the date of concept plan approval by planning and zoning commission (see Section 10).
(Ordinance 27-05, sec. 2, adopted 12/15/05)
(a) 
Applicability and purpose.
Submission and city approval of a site plan is required as stated in section 2. The purpose of final site plan approval is to ensure that a development project is in compliance with all applicable city ordinances and guidelines prior to commencement of construction. Approval of the site plan, preliminary/construction plat, landscape plan, building facade plan, and engineering plans are required prior to site construction.
(b) 
Extent of area that should be included in a site plan.
When the overall development project is to be developed in phases, the site plan area shall include only the portion of the overall property that is to be developed/constructed.
(c) 
Procedures and submission requirements for site plan approval.
Submission of an application for site plan approval shall be preceded by a preapplication conference with the city (see section 9(A)). The site plan shall be prepared by a qualified civil engineer, land planner, architect or surveyor, at a scale no smaller than one inch equals one hundred feet (1" = 100') and on sheets 24 inches by 36 inches (24" x 36"), and it shall clearly show in detail how the site will be constructed (such as paving, buildings, landscaped areas, utilities, etc.). The site plan shall include, but not be limited to the following:
(1) 
A title block within the lower right-hand corner of the site plan with the proposed name of the project/subdivision, the name and address of the owner/developer and the land planner, engineer architect or surveyor responsible for the plan, the scale of the drawing (both written and graphic scale), the date the drawing was prepared, total site acreage, and the location of the property according to the abstract and survey records of Dallas or Kaufman County, Texas (as applicable);
(2) 
A vicinity or location map that shows the location of the proposed development within the city (or its ETJ) and in relationship to existing roadways;
(3) 
The boundary survey limits of the tract (and each proposed lot) and scale distances with north clearly indicated;
(4) 
The names of adjacent additions or subdivisions (or the name of the owners of record and recording information for adjacent parcels of unplatted land), including parcels on the other sides of roads, creeks, etc.;
(5) 
The existing zoning, existing/proposed uses, existing natural features, and existing development layouts on all surrounding properties within two hundred feet (200') of the subject property; the location, width and names of all existing or platted streets or other public ways within or adjacent to the tract; any existing easements (with recording information); existing buildings and driveways; railroad rights-of-way; topography (contours at two-foot intervals) with existing drainage channels or creeks (including the 100-year floodplain, if applicable); any other important natural features (such as rock outcroppings, caves, wildlife habitats, etc.); all substantial natural vegetation; and adjacent political subdivisions, corporate limits, and/or school district boundaries;
(6) 
Proposed strategies for tree preservation (showing individual trees or tree masses that will [be] preserved, and the techniques that will be used to protect them during construction);
(7) 
The layout and width (right-of-way lines and curblines) of existing and proposed thoroughfares, collector streets and/or intersections, and specific configuration of proposed streets, lots and blocks, proposed driveways (show driveway widths and distances between driveways, edge-to-edge), and proposed/future median openings and left turn lanes on future divided roadways (existing and planned driveways on the opposite side of divided roadways must also be shown for coordination and sharing of future median openings and alignment of driveways across non-divided roads);
(8) 
Specific locations and footprints of buildings, including but not limited to proposed nonresidential and residential densities; building heights, square footages (for multitenant or multipurpose buildings, show square footage for each intended use), massing, orientation, loading/service areas (including proposed screening), recycling containers, compactors and dumpster enclosures (including proposed screening), pedestrian walkways, and parking areas (including parking ratio calculations); any proposed sites for parks, schools, public facilities, public or private open space; floodplains/drainageways; all proposed and existing utilities and easements; drainage structures; retention/detention ponds with proposed aesthetic treatments; screening walls; fences; signage; fire lanes and fire hydrants; lighting; visibility easements; and other pertinent development related features; and
(9) 
A landscape plan showing turf areas, tree types and sizes, screening walls, ornamental plantings, planting schedule (including species, planted height, spacing, container/caliper size, numbers of each plant material, etc.) any existing wooded areas, trees to be planted, and irrigation plans (if required).
(10) 
Building facade (elevation) plans showing elevations with any attached (wall-mounted) signage to be used, as determined appropriate by the city manager, or his/her designee.
Provision of the above items shall conform to the principles and standards of this article and the Comprehensive Plan. To ensure the submission of adequate information, the city is hereby empowered to maintain and distribute a separate list of specific requirements for site plan review applications. Upon periodic review, the city manager (or his/her designee) shall have the authority to update such requirements for site plan and development review applications. It is the applicant’s responsibility to be familiar with, and to comply with, these requirements.
(d) 
Effect of Review.
The site plan shall be considered authorization to proceed with construction of the site provided all other required city approvals are obtained (such as preliminary/construction plat, engineering plans, landscape plan, building facade plans, building permits, etc.). The approved site plan shall be valid for a period of six months (i.e., 183 calendar days) from the date of approval by the planning and zoning commission (also see section 10).
(Ordinance 27-05, sec. 2, adopted 12/15/05)