The purpose of the site plan review process is to evaluate new development of permitted uses and certain changes of use from one permitted use to another for conformance with the standards of the Zoning Ordinance. The site plan review process promotes the health and welfare of residents and business owners of Clearfield City by allowing for a coordinated review of a development by various City departments and applicable local agencies. A site plan review is required for permitted uses only, whereas conditional uses shall be reviewed in conformance with standards outlined in chapter 4 of this title. It is not the purpose of this chapter that design should be so rigidly controlled so as to stifle creativity or individual expression, or that substantial additional expense be incurred; rather, it is the intent of this chapter that any controls exercised be the minimum necessary to achieve the objectives as stated above. (Ord. 2018-22, 10-23-2018)

   A.   New construction;

   B.   Changes of use within an existing building where there is an increase in parking demand, unless the applicant can demonstrate that the site has sufficient parking to meet the requirements of this Code;

   C.   Construction of drive-through windows;

   D.   Development of new parking lots greater than one thousand (1,000) square feet in size;

   E.   Major changes to the site, including changes to parking and landscaping layout;

   F.   Unusual circumstances or issues, as deemed necessary by the Community Development Department. (Ord. 2018-22, 10-23-2018)

The following types of developments may proceed directly to business license or building permit review without the need for site plan review:

   A.   Construction, expansion or remodel of a single-family home, duplex, or accessory structures typically associated with a single-family home or duplex;

   B.   Expansions of five hundred (500) square feet or less to existing conforming buildings provided the expansion is less than twenty five percent (25%) of existing square footage of the building;

   C.   A change of use within an existing structure where there is no increase in required parking or increase in traffic generation greater than one hundred (100) average daily trips (ADT) or ten (10) peak hour trips;

   D.   Other permitted uses and development activities that have a minimal impact on adjacent properties as determined by the Community Development Department. (Ord. 2018-22, 10-23-2018)

   A.   Application: Application for site plan review shall be made in writing by the property owner or their certified agent on forms prepared by the City containing the minimum information and plans required for review as outlined on the official site plan checklist. The Planning and Zoning Administrator shall review the site plan application when it is submitted to see that all information and items required by this title are included in the application. The Planning and Zoning Administrator shall not perform an administrative site plan review, or place any site plan on the Planning Commission agenda until all items required have been submitted or are omitted for good cause.

   B.   Site Development Plans: Applications for site plan review shall be accompanied by two (2) full size (24 inch x 36 inch) and two (2) half size (11 inch x 17 inch) paper copies of site development plans and/or architectural drawings, and one electronic copy in a format approved by the City. All plans shall be drawn to a standard scale (not smaller than 1 inch = 30 feet) and stamped by a licensed landscape architect or civil engineer.

   C.   Fee: The application for site plan review shall be accompanied by the appropriate fee, as set forth in the City's Consolidated Fee Schedule. The required fee must be paid in full at the time the application is submitted.

   D.   Additional Information: The Planning and Zoning Administrator may require additional information as deemed necessary by either himself/herself or by other City departments or associated reviewing agencies. Examples of additional information which may be requested include traffic reports, environmental reports, geotechnical reports, and any other information necessary to complete the review and make a recommendation to the local Land Use Authority. (Ord. 2018-22, 10-23-2018)

   A.   Land Use Authority Review: The Land Use Authority shall review all site plan applications, and shall determine if the proposed site development and architectural plans are consistent with this chapter and with the purposes and objectives of this title. The Land Use Authority shall approve, disapprove or approve subject to compliance with such modifications or requirements as may be deemed necessary to carry out the purposes of this chapter.

   B.   Administrative Site Plan Review: The Zoning Administrator shall review all site plans eligible for administrative review as part of the building permit application process, or if a building permit is not required, review the site plan and provide the response to the applicant. The Zoning Administrator's determination that a site plan is eligible for administrative review shall be reviewed by and is subject to the approval of his/her supervisor. Administrative site plan reviews are subject to the review considerations as outlined in subsection D of this section.

Site plans eligible for administrative review must meet at least two (2) of the following criteria:

      1.   Additions up to ten thousand (10,000) square feet, or less than ten percent (10%) of gross area of an existing building, whichever is less.

      2.   Exterior modifications to multi-family residential, institutional, commercial, or industrial buildings that do not include additional residential units, or changes to access from State highways or approvals from State or Federal agencies.

      3.   Minor revisions to site plans previously approved by the Planning Commission that meet the standards of the Zoning Code, will not expand, intensify, or substantially change any approved site plan, landscape plan, or structure, and are consistent with the intent of the original approval.

      4.   Exterior remodeling that affects color and materials, building design, location of utilities or other mechanical equipment within an existing or approved project that does not substantially change the appearance of the site or its structure.

      5.   Changes in use requiring additional parking, where the proposed use will not cause increased impacts on existing infrastructure and public services, as determined by the Zoning Administrator, City Engineer, and Public Works Department, and the use is proposed in existing structures.

   C.   Plans Ineligible For Administrative Review: Site plans not eligible for administrative review shall be reviewed by the Planning Commission.

   D.   Review Considerations: The Land Use Authority shall consider the following matters and others when applicable in their review of site plan applications:

      1.   Traffic: The effect of the site development plan on traffic conditions on abutting streets.

      2.   Vehicle; Pedestrian: The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways.

      3.   Off Street Parking: Compliance of off street parking facilities with chapter 14 of this title.

      4.   Loading And Unloading Facilities: The location, arrangement and dimensions of truck loading and unloading facilities.

      5.   Surfacing And Lighting; Parking: The surfacing and lighting of off street parking.

      6.   Screen Planting: The location, height and materials of walls, fences, hedges and screen planting.

      7.   Landscaping: The layout and appropriateness of landscaping.

      8.   Drainage: The effect of the site development plan on City stormwater drainage systems.

      9.   Utility: The effect of the site development plan on City utility systems.

      10.   Building Locations: Consideration of building locations on the site, elevations and relation to surrounding areas.

      11.   Exterior Design: Consideration of exterior design in relation to adjoining structures and area character to assure compatibility with other structures in the neighborhood, existing or intended.

      12.   Signs: Compliance of signs with chapter 15 of this title and particular consideration to the location of signs upon the site, their effect upon parking, ingress and egress, the effects upon neighboring properties and the general harmony of signs with the character of the neighborhood, existing or intended.

   E.   Staff Review: The Building Official, City Engineer, and Planning and Zoning Administrator shall review site plan applications and supporting materials prior to the application being considered by the Land Use Authority. The Building Official, City Engineer, and Planning and Zoning Administrator shall provide a written recommendation for all site plan reviews. (Ord. 2018-22, 10-23-2018)

   A.   Compliance Required: A building permit shall not be issued for any building or structure until the provisions of this chapter have been complied with as determined by the Planning and Zoning Administrator. Any building permit issued shall ensure that development is undertaken in conformity to the approved site plan. (Ord. 2018-22, 10-23-2018; amd. Ord. 2022-06, 2-22-2022)

Failure to obtain a building permit for an approved site plan within twelve (12) months of the date of approval by the Land Use Authority shall result in the expiration of said approval. The Land Use Authority may grant an extension for good cause shown for up to an additional six (6) months after the original date of approval. Applications for extension must be submitted to the Planning and Zoning Administrator in writing prior to the expiration of the original permit. The application must describe the reason for the extension, and shall be accompanied by the fee set forth in the City's fee schedule. (Ord. 2018-22, 10-23-2018)

All appeals to the provisions of this chapter shall be made in accordance with section 11-1-12 of this title. (Ord. 2018-22, 10-23-2018)