27-1. Application. For the purpose of assuring good arrangement, appearance, function and harmony with the objectives of the comprehensive plan and these regulations, site plans shall be submitted, reviewed and approved for the following major uses before a building permit is used:

A.

Planned residential development.

B.

Planned shopping center.

C.

Manufactured Home Park (Trailer Park or Mobile Home Park).

D.

Two-family (duplex), attached single-family and multiple-family dwellings forming a part of a development of two (2) or more buildings or ten (10) or more units (not including conversions of existing residences) or any such dwelling where off-street parking is to be provided in the required front yard.

E.

Hotel, motel or motor hotel.

F.

Commercial or industrial buildings having drive-up service, carry-out food or beverage service, clinics, self-service carwash or any other similar activity which, in the opinion of the building official, has the potential to create a hazard.

G.

Business buildings, commercial buildings or industrial buildings if such buildings are to contain more than five thousand (5,000) square feet of floor area.

H.

Filling station, automobile service establishment or truck service center.

(Ord. No. 099-2023, § IX, 12-19-2023)

27-2. Requirement for site plans. The site plan shall be drawn to scale and shall show the following:

A.

The northpoint, scale and date.

B.

Existing zoning and zoning district boundaries.

C.

The boundaries of the property involved, county or municipal boundaries, the general location of all existing easements and property lines, existing streets, buildings and waterways.

D.

Topography of the project area with contour intervals of five (5) feet or less referred to city datum unless waived by the building official as clearly unnecessary to review the project.

E.

The approximate location and size of sanitary and storm sewers, water mains, culverts and other underground structures, existing and planned, in or near the project.

F.

Proposed changes in zoning if any.

G.

The general location and character of construction of proposed streets, alleys, driveways, curb cuts, entrances and exits, parking and loading areas (including numbers of parking and loading spaces), storm drainage and sanitary facilities.

H.

The general location of proposed lots, setback lines and easements and proposed reservations for parks, parkways, playgrounds, school sites and open spaces.

I.

Location of all proposed buildings and structures.

J.

A tabulation of total number of acres in the project.

K.

A tabulation of the total number of dwelling units of various types in the project.

;i1=&20q;The planning commission may establish additional requirements for site plans and, in special cases, may waive a particular requirement if, in its opinion, the inclusion of that requirement is not essential to a proper decision on the project.

27-3. Procedure for approval of site plans. Except as otherwise specified for planned residential developments, planned shopping centers, and planned office and light industrial districts, the following procedure should be followed for site plan approval:

A.

The applicant shall submit a site plan or plans to the office of the building official or his representative at least fifteen (15) days prior to the next meeting of the plan commission. The content of the plan shall be in accordance with Section 27-2. The building official shall review the plan or plans with city department heads and shall transmit the plans and report of findings to the plan commission.

B.

The planning commission shall examine the plan or plans for compliance with these regulations and the requirements for site plans. The planning commission shall then examine the proposed development with respect to policies of the comprehensive plan, to traffic and circulation patterns, utilities, drainage and community facilities and other planning considerations.

C.

Following the review, the planning commission shall approve, approve with conditions or disapprove the site plans. No public hearing shall be required.

D.

Appeal of a decision by the planning commission on a proposed site plan shall be to the city council which may affirm or reverse, with or without conditions, a decision of the planning commission.

27-4. Site plans after approval. The approved site plan shall be kept on file by the city. If engineering plans and profiles are required for the project, these shall be submitted to the proper official. Following approval of the site plan and any required plans and profiles, the building official shall issue building permits for construction in conformance with the approved site plan. Said permits may be revoked by the building official for failure to comply with the approved site plan, the conditions attached thereto or other applicable regulations.

27-5. [Drainage study.] A drainage study shall be submitted, reviewed, and approved for any industrial, commercial, or multi-family dwelling, and thereafter incorporated into the site requirements, when a significant change to the landscape from pervious to impervious material would occur, before a building permit is issued. For purposes of this section, a "significant change" is defined as either a change of five thousand (5,000) square feet or more or when deemed necessary by the City Engineer, or his/her designee, in his or her sole discretion. The minimum requirements of the drainage study are as follows:

(a)

Plan sheet, drawn to scale, showing existing and proposed conditions;

(b)

A calculation showing existing and proposed flows by utilizing the rational method or other similar approved methods;

(c)

Calculations shall be made for a 10-year and 100-year storm event;

(d)

Drainage calculations must show the entire parcel and take into account any recent pavement that has been constructed without detention within the last ten (10) years;

(e)

Detention or retention will be required if the difference between the existing flows and the proposed flows are greater than one (1.0) cubic foot per second (CFS) or if more than five hundred (500) cubic yards of storage is required;

(f)

If detention is deemed a requirement, further documentation and calculations on the volume of storage required to detain a 100-year storm with elevations shall be required;

(g)

The drainage study shall be signed by a registered professional engineer;

(h)

Drainage studies shall be reviewed, approved, and filed for record by the City Engineer and/or his or her designee;

(i)

A statement shall be contained within the drainage study, which shall be acknowledged and signed by the owner, that any drainage retention/detention facilities, if required, will be constructed according to the drainage study and will be maintained in good working order. (Ord. No. 30-2018, § 2, 4-17-2018)