(a)

An approved site plan shall be required prior to the issuance of a building permit, in each and all of the following instances:

(1)

For any development on unimproved real estate in zoning districts designated as an R-3 (multifamily) district, R-4 (manufactured home) district, C-1 (local commercial) district, C-2 (general commercial) district, C-3 (central business) district, M-1 (light industrial) district, M-2 (heavy industrial) district, M-3 (industrial park) district, or for uses requiring a conditional use permit pursuant to this title.

(2)

For any significant alteration to existing development on improved real estate in the zoning districts set forth in subsection (a)(1) of this section.

(b)

Single-family, duplex and triplex units are hereby expressly exempted. However, if such types of dwellings are so designed as to form a complex having an area of common usage, such as a parking area, interior court or private recreational area, and such complex contains a combined total of four units or more, the provisions of this chapter shall be in effect.

(Ord. No. 4114, pt. XV, § 1)

(a)

Filing fee. A nonrefundable fee provided by the master fee schedule established pursuant to section 3.00.010 shall accompany the filing of each site plan. The site plan shall not be accepted for filing until the filing fee has been deposited by the applicant with the secretary of the planning commission. The filing fee, together with the legal description of the area to be developed, shall be submitted to the secretary of the planning commission.

(b)

Number of copies. The applicant shall submit to the secretary of the planning commission six copies of the site plan.

(c)

Utility letters. The applicant shall submit review copies of the site plan to utility companies including electric, gas, cable services and telephone. The applicant shall submit letters of review concerning the proposed plat from the above utility companies to the secretary of the planning commission. The letters are not required for city-owned utilities (i.e., sewer and water).

(d)

Review by city staff. The city staff shall review the site plan for conformance with these regulations and shall approve the site plan, with or without conditions, or deny the site plan. In the event staff denies the site plan, the applicant may appeal the staff decision to the planning commission for review at its next regular meeting.

(Ord. No. 4114, pt. XV, § 2)

The site plan shall:

(1)

Be prepared by an architect, engineer, landscape architect, or other qualified professional at a scale of one inch equals 30 feet or larger for sites of five or fewer acres and be prepared at a scale of one inch equals 40 feet for sites over five acres;

(2)

Be arranged so that the top of the plan represents north or, if otherwise oriented, is clearly and distinctly marked;

(3)

Show boundaries and dimensions graphically, and contain a written legal description of the property and show a written and graphic scale;

(4)

Show the location of existing utilities and easements on and adjacent to the site, including power lines, telephone lines, and gas lines. Show the location of existing sanitary sewers, water mains, storm sewers and culverts within and adjacent to the site;

(5)

Show, by use of directional arrow, the proposed flow of storm drainage from the site;

(6)

Show the location of existing and proposed structures and indicate the number of stories, gross floor area, and entrances to all structures;

(7)

Show the location and dimensions of existing and proposed curb cuts, access aisles, off-street parking, loading districts and walkways;

(8)

Indicate location, height, and material for screening walls and fences;

(9)

List the type of surfacing and the base course for all parking, loading and sidewalk areas;

(10)

Show the location and size for all landscape materials, including turf, ground cover, trees and shrubs, which shall be no smaller or less dense than the following standards:

(11)

Show the proposed location and direction and of proposed lighting, and provide information on steps taken to prevent glare to adjacent properties;

(12)

Designation of a trash storage site on each site plan or a note explaining how refuse removal will be handled.

(Ord. No. 4114, pt. XV, § 3)

Before approving the site plan, the staff shall first find that the following conditions have been met:

(1)

The proposed use is a permitted use in the district in which the property is located;

(2)

The proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses;

(3)

The vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;

(4)

The site plan provides for the safe movement of pedestrians within the site;

(5)

There is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public rights-of-way) of the site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public;

(6)

All outdoor trash storage areas are screened.

(Ord. No. 4114, pt. XV, § 4)

Landscaping shall be maintained in a healthy, disease-free and debris-free condition. Failure to do so shall be deemed a violation of this title and shall be subject to the penalty and violation sections of this title.

(Ord. No. 4114, pt. XV, § 5)

An applicant who wishes to alter or revise an approved site plan must submit the revisions to the city zoning administrator for approval.

(Ord. No. 4114, pt. XV, § 6)

If no building permit is issued for the site within 180 days from the date of site plan approval by the city staff, the site plan shall become null and void.

(Ord. No. 4114, pt. XV, § 7)