The requirements and procedures of this article shall apply to all developments of one acre or more in one parcel or to any development of a size or complexity such that the community development department, in its opinion, deems it necessary to review the entire development plan of the given project. No structures within such development shall be erected, modified or refurbished, and no building permit shall be issued until building and site plan approval has been secured according to the provisions and requirements of this article.

(Code 1982, § 24-17(a); Code 1999, § 110-91; Ord. No. 94-01, pt. 1(24-17(a)), 12-19-1994)

(a)

Site and building plans, in the form required by this article, shall be submitted to the community development department for review and then to the technical review committee.

(b)

Upon the review of the technical review committee, the site and building plans shall be transmitted to the city community development department, which may then require such additional plans as may be necessary as a basis for determination that the applicant meets the requirements of the resource protection standards, site design standards, and city building, plumbing and electrical codes.

(c)

In reaching a decision of approval or denial of site and building plans, or in approving site and building plans with changes and alterations, the city may hold public hearings.

(d)

The city commission may attach to its approval of the site and building plan any reasonable conditions, limitations or requirements which are found necessary in their judgment to effectuate the purposes of this article and carry out the spirit and purpose of this chapter.

(e)

Prior to the issuance of the permit for development of properties or structures under this section, the plans shall be reviewed by the community development director for his endorsement of approval, and the endorsement of approval by the community development director shall constitute full compliance with this chapter.

(f)

Modification in plans or any change in use of buildings, structures, or the institution of new uses, or alteration of or addition to buildings or structures, or erection of new buildings or structures during construction or at any time thereafter shall be in accordance with a new or modified development plan conforming with and approved pursuant to this article.

(Code 1982, § 24-17(b); Code 1999, § 110-92; Ord. No. 94-01, pt. 1(24-17), 12-19-1994)

The site plan shall be drawn to a scale of not more than 50 feet to the inch. A sufficient number of copies of the site plan shall be submitted by the applicant for the use of the appropriate city departments. The plan, for the purpose of this section, shall include, but not necessarily be limited to, the following plans, designs, specifications and information:

(1)

The exact property lines of the property for which site plan approval is requested, including existing street and right-of-way lines, ultimate street and right-of-way lines in accordance with the future traffic circulation map and city, county and state standards, and survey and legal description of the site prepared by a registered land surveyor.

(2)

Adjacent properties on the same frontage, indicating the locations of buildings and structures on such adjacent properties, means of ingress and egress to such properties, off-street parking, loading and service areas, if any, for or on such properties, and any screening or buffers on such properties and the nature and type thereof.

(3)

Location of present and proposed structures on the site.

(4)

Location and dimensions of all required yards.

(5)

Location of facilities for ingress and egress to the site, including existing and proposed curb cuts, if any, and proposed directions of traffic flow on the site and into and from public rights-of-way.

(6)

Location and dimensions of off-street parking, queuing, loading, service areas and such additional information as specifically required by article II of chapter 102.

(7)

A preliminary drainage plan for the entire site.

(8)

Location and dimension of areas for service to the property and for refuse disposal and collection.

(9)

Location of all utilities and easements.

(10)

Landscape planting plan depicting type, size, location and number of plants to demonstrate conformance with the requirements set forth in article IV of chapter 102.

(11)

Location and dimensions of all signs and exterior lighting facilities to be placed on the site.

(12)

Program to eradicate prohibited tree species, as required by article II of chapter 98.

(13)

Habitat and endangered species assessment and management plan as required by article III of chapter 98.

(14)

Location of existing or proposed wellfield zones and corresponding zones of influence, if applicable, in accordance with article VI of chapter 98.

(15)

Identification of a historic site, building or other resources as applicable, in accordance with article IV of chapter 98.

(Code 1982, § 24-17(c); Code 1999, § 110-93; Ord. No. 94-01, pt. 1(24-17), 12-19-1994)

For the purpose of this article, the building plan requirements shall consist of, but not be limited to, requirements of section 110-85, including the listed items and three copies shall be submitted. The various portions of the building plan shall be of such scale as to meet clearly the following requirements or to give the following information:

(1)

The name of the architect or engineer who prepared the plans.

(2)

Floor plans and elevations.

(3)

Perspective sketch or rendering of the exterior of all structures on the site showing form, mass and exterior materials; optional only.

(4)

Outline specifications, including size, type and location of all on-site signs and location and outline specifications of all proposed exterior lighting.

(Code 1982, § 24-17(d); Code 1999, § 110-94; Ord. No. 94-01, pt. 1(24-17), 12-19-1994)

Lot and yard requirements shall be regulated by the zoning district in which the development takes place.

(Code 1982, § 24-17(e); Code 1999, § 110-95; Ord. No. 94-01, pt. 1(24-17), 12-19-1994)

The technical review committee shall be guided by the following standards and shall consider the following factors, and shall show in its records that each factor was considered. Before final site and building plan approval is granted, the city manager shall find in the case of these factors and any other significant factors that the purposes and requirements of this chapter have been met by the applicant:

(1)

Ingress and egress to property and proposed structures thereon, with particular reference to automotive and pedestrian safety, traffic flow and control and access in case of fire or catastrophe.

(2)

Off-street parking, queuing and loading areas, with particular attention to the items in subsection (1) of this section and the effect of noise, glare, or odors of the location of such areas on adjoining properties.

(3)

Refuse and service areas, with particular reference to the items listed in subsections (1) and (2) of this section.

(4)

Utilities, with reference to location, availability and capability for the proposed use.

(5)

Manner of drainage of the property, with particular reference to the effect of provisions for drainage on adjacent properties and the consequences of such drainage on the overall city drainage capacities.

(6)

Signs and proposed exterior lighting with reference to glare, traffic safety, economic effects of the same on properties in the district and compatibility and harmony with nearby properties.

(7)

General amenities and convenience, with reference to ensuring that the appearance of the proposed development will be as compatible and harmonious with properties in the general area as may be and will not be so at variance with other structures or developments in the general area as to cause a substantial depreciation of property values.

(8)

Effect of the proposed use on natural and manmade resources such as:

a.

Existing and proposed wellfields and their zones of influence;

b.

Existing habitats and endangered species; and

c.

Historic sites or buildings.

(Code 1982, § 24-17(f); Code 1999, § 110-96; Ord. No. 94-01, pt. 1(24-17), 12-19-1994)