[CC 2001 §405.520; Ord. No. 856 §12.12(1), 6-11-1987]
A.
It
is recognized by this code 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 code 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 and Zoning 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.
[CC 2001 §405.530; Ord. No. 856 §12.12(2), 6-11-1987; Ord. No. 1397 §2, 12-8-2011]
A.
The
Building Official shall not issue a building permit for the construction
of the following buildings and structures unless a detailed site plan
has been reviewed and approved by the Commission and such approval
is in effect:
1.
A multiple-family building containing three (3) or more dwelling
units.
2.
More than one (1) multiple-family building on a lot, parcel or on
tract of land, or on a combination of lots under one (1) ownership.
4.
Any building or structure or alteration thereto, or change in use
of property in any commercial or industrial zoning district.
5.
Any new non-residential parking area, or expansion, change (including
changes to traffic flow, patterns, drive aisles or parking spaces)
or improvement to an existing non-residential parking area.
B.
Any
change whatsoever or further improvement to a parcel for which a site
plan is required shall necessitate approval of an amended site plan
which shows the change or further improvement. The process for an
amended site plan shall be the same as that for an original site plan.
[CC 2001 §405.540; Ord. No. 856 §12.12(3), 6-11-1987]
A.
Any
person may file a request for a site plan review by the Commission
by filing with the City Clerk 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 twenty (20) copies
of a site plan.
B.
The
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.
[CC 2001 §405.550; Ord. No. 856 §12.12(4), 6-11-1987]
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 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
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 designers(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 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 Section 405.300.
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 where constructed
as a whole is ready for occupancy.
8.
A landscape plan 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 and catalogue 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.
B.
Note. All plans, architectural drawings, renderings or other
materials or visual aids either submitted to the Planning and Zoning
Commission or presented at their meeting shall become the property
of the City and become part of the permanent record of any decision.
[CC 2001 §405.560; Ord. No. 856 §12.12(5), 6-11-1987]
The site plan shall be submitted with the application for site
plan approval to the Building Official 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 Building Official and shall
be reported by him/her to the Planning and Zoning Commission for their
consideration. Upon receiving the site plan application and associated
documents from the Building Official, 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
within sixty (60) days after the submission of a plat to the Commission,
otherwise the plat is deemed approved by the Commission, except that
the Commission, with the consent of the applicant for the approval,
may extend the sixty (60) day period. The grounds of disapproval of
any plat by the Commission shall be made a matter of record. 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 where it shall be their option to either
require a further review and approval of the site plan at the Board
level or concur with the Commission by taking no further action.
[CC 2001 §405.570; Ord. No. 856 §12.12(6), 6-11-1987]
A.
The
Planning and Zoning 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 architectural design)
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, streets, etc.).
7.
Conformance of the site development plan with the Comprehensive Plan
and any other applicable requirements of the Zoning Code.
[CC 2001 §405.580; Ord. No. 856 §12.12(7), 6-11-1987]
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 Secretary of the
Commission shall transmit one (1) copy each to the Clerk and Building
Official with the Secretary'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).
[CC 2001 §405.590; Ord. No. 856 §12.12(8), 6-11-1987]
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.
[CC 2001 §405.600; Ord. No. 856 §12.12(9), 6-11-1987]
A site plan may be amended or revised by the Commission, so
far as the Commission approved site plan is concerned, for which the
Building Official has not issued a building permit or the work authorized
under an issued building permit has not been completed. Such amendment
shall be made upon application and in accordance with the procedure
provided under this Section as if it were a new application.
[CC 2001 §405.610; Ord. No. 856 §12.12(10), 6-11-1987]
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 City Engineer
and authorized by the Board of Aldermen.
[CC 2001 §405.620; Ord. No. 856 §12.12(11), 6-11-1987]
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 and Zoning 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 Official 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 XIII.
