A. Purpose. A site plan review is intended to promote a standard of development in the city which will contribute to the long-term maintenance of economic vitality, protection of public and private investment in land and structures and a desirable working and living requirement for residents of the city. A site plan review for compliance with site development standards is required for those uses which, because of type or intensity of use, location within major transportation corridors or density of development, have a potential impact on adjacent uses, public facilities or environmental conditions.

;i1=&20q;Significant feature of a site, such as mature or native tree cover; topographic variations with ridges, slopes and ravines and water features, provide potential assets for development of high quality. Changes in such natural features may also have an impact on adjacent properties or an even wider area. Protection of the significant nature features of a site should, therefore, be considered in the review of site plans.

;i1=&20q;The relationship of the proposed development to existing and potential adjacent uses should also be considered. Proposed development should be designed and oriented to avoid intrusive or adverse impacts on adjacent existing uses with mitigating measure provide where necessary. Proposed development should also be coordinated with future development in the vicinity where necessary to ensure that adequate public facilities and desirable relationships between adjoining uses can be provided.

B. Specific site plan review standards. The following site plan review standards are established under Section 27-2 of the zoning ordinance:

1.

Grading and drainage.

a.

The existing basic topographic pattern on a site, including the overall rise or fall and direction of slope, shall be maintained except where modification is necessary to improve a buildable area or where the modification will contribute to a specific aesthetic enhancement.

b.

Proposed grade changes shall be clearly identified; and for any slope greater than 3:1, measures to ensure the stability of such slopes shall be undertaken as required.

c.

Direction and volume of storm water drainage on the site shall be designed to minimize adverse effects on surrounding property to avoid ponding on the site and adjacent properties, except as provided for in designated stormwater control facilities. Where alteration of the existing topography is proposed grading drainage plans shall clearly show the effect of proposed changes on direction and flow of drainage in the vicinity of the site.

2.

Public improvements.

a.

Where connection to the public water and sanitary sewer systems require off-site improvements, plans and specifications for all such off-site improvements shall be submitted with the site plan.

b.

All public improvements, including streets, utilities and drainage, shall be designed in accordance with the subdivision regulations of the city.

3.

Parking, loading and site access. Design of all parking, loading and site access facilities (including sidewalks and driveways) shall comply with Article 25 of the zoning ordinance of the city and with the following additional standards:

a.

Every parking lot and driveway shall be graded for proper drainage and provided with an all-weather surface, maintained at all times in such a manner as to prevent the release of dust, and shall be kept free of dust, trash and debris. Driveways, except where designed for one-way traffic, shall not be less than twenty (20) feet in width or more than thirty-six (36) feet in width. The driveway system shall allow for unobstructed emergency access at least twelve (12) feet in width as close as possible to each structure and shall be clearly marked to prohibit parking or other obstruction of such emergency access.

b.

A required off-street loading space in an M district shall be at least fourteen (14) feet in width and at least seventy-five (75) feet in length, exclusive of access drives, aisles, ramps, maneuvering space, columns and work areas, and shall have a vertical clearance of not less than fifteen (15) feet.

c.

Each required off-street loading space shall be designed with appropriate means of vehicular access to a street or drive in a manner which will least interfere with traffic movements; and in an M district, an unobstructed maneuvering area of not less than one hundred twenty-five (125) feet in depth shall be provided for access to any off-street loading space.

d.

Where a use is not required to have a loading space, provisions shall be made for incidental deliveries and refuse pickup which shall not interfere with on-site or off-site traffic movements.

e.

All open off-street loading spaces, access drives, aisles and maneuvering space shall be improved with a compacted base and a permanent wearing surface.

4.

Site coverage and open space.

a.

In all B and M districts, except the B-3 district, the maximum coverage of the site by buildings and paved areas shall not exceed ninety (90) percent of the total lot area. There is no limitation on site coverage in the B-3 District.

b.

In all R-3C and R-3D Districts, the maximum coverage of the site by structures and paved areas shall not exceed eighty-five (85) percent of the total lot area.

c.

Areas of the lot covered by structure or paved area used solely for recreational purposes may be included as usable open space and not counted as part of the site coverage.

5.

Preservation of vegetation. Existing nature vegetation (trees of six (6) inches or greater in caliper) shall be preserved through:

a.

Avoidance of clear-cutting outside necessary construction area.

b.

Retention of existing vegetation in required yard areas, open space, screening areas, and boundary parking lot landscaping.

6.

Landscaping and screening.

a.

Open space. All open space on the site shall be permanently landscaped with vegetative material which may include grasses and other ground covers, shrubs and trees. All cuts and fills shall be restored with appropriate vegetation.

b.

Screening. Screening of uses in the B and M districts shall be required as set forth in Article 27 of the city zoning ordinance.

c.

Boundary landscaping. In all B and M districts, except the B-3 District, boundary landscaping shall be provided along the abutting public right-of-way (except an alley). Such landscaping shall consist of a combination of ground covers and deciduous and evergreen shrubs and may also include trees, provided that they will not obstruct sight distances or vehicular or pedestrian circulation. Varieties of landscape material used shall be consistent with those listed in Appendix B. No specific spacing shall be required for boundary landscaping, provided that the landscaping is appropriate to the character of the site and that the landscaped areas are of a size to allow proper owner maintenance.

d.

Parking lot landscaping. For any off-street parking lot containing over ten (10) spaces or for any combination of parking areas on a single lot providing more than ten (10) spaces, landscaping shall be required. The landscaping shall consist of a combination of ground cover and deciduous and evergreen shrubs and trees which are consistent with the varieties listed in Appendix B. The required landscaping may be located within or adjacent to a parking lot and no specific spacing shall be required; provided that the landscaping is appropriate to the character of the site and that the landscaped areas are sufficient in size to allow proper owner maintenance.

e.

Maintenance of landscaping. All landscaping required in this section shall be maintained in a neat and healthy condition, and such maintenance shall be an ongoing obligation of the owner of the property, and prompt replacement shall be made of diseased or dead plant material. Sprinkling or irrigation systems may be required when necessary to ensure that landscaping is properly maintained.

7.

Signage. Signs shall be located in accordance with the requirements of this ordinance.

8.

Building setback and orientation. In addition to the yard requirements applicable for the district in which a structure is located:

a.

All buildings shall comply with the setback requirements of city codes.

b.

Where more than one (1) principal building is located on a lot, the distance between such buildings shall not be less than twenty-five (25) feet, provided that such distance shall be increased by one (1) foot for every two (2) feet or fraction thereof by which each building exceeds twenty-five (25) in height.

9.

Lighting. On-site lighting shall be provided where hazards exist which can be minimized by lighting or where use extends into hours of darkness. The lighting of parking areas, walks and drives shall be required in such manner and during such hours as may be deemed necessary in the interest of public safety and security. Such lighting may be attached to a building or freestanding fixture. Freestanding fixtures should be low level not exceeding twelve (12) feet in height unless a greater height is necessary for a specific reason of safety of security. Both freestanding and attached fixtures and exposed accessories should be harmonious with building design. No fixed spacing of on-site lighting shall be required, provided that illumination is even through parking areas and along walks and drives.