a.   Class I Site Plan Review shall be required prior to or concurrent with (i) granting rezoning to R-3, ROC, any business, office-research or manufacturing district, (ii) granting any Special Use Permit, (iii) granting a planned development, or (iv) prior to approval of a zoning certificate for any new construction in any regional office, business, office-research, or industrial district, or (v) prior to approval of a zoning certificate for any new construction or expansion greater than twenty-five percent (25%) in any downtown zoning district (B-4, B-5 and B-6 zoning districts).

      b.   Class II Site Plan Review shall be required prior to approval of a zoning certificate for any new construction in any residential district or prior to construction of accessory structures, parking or signs in any District.

      a.   Application Form: A completed application form furnished by the zoning administrator, which shall include the following:

         (1)   Project name and project address.

         (2)   Legal description of property.

         (3)   Property owner name(s) and signature(s) (or signed statement by owner of applicant's authorization to submit the application), name, address and telephone number of the applicant including the name and address of each person or entity owning an interest in the applicant or owner and the extent of such ownership interest, unless any such entities is a corporation or a partnership, in which case only those persons owning an interest in excess of ten (10) percent in such corporation or partnership need be identified by name, address and extent of interest. For purposes of this section, the term ownership interest shall include any legal or equitable interest held at the time of the application in the real property which is the subject of the application, including the interest of a contract purchaser. The application shall include the signature of the owner(s).

         (4)   Applicant name and signature, address and phone number (unless otherwise directed, the Village shall direct all written and other correspondence and communications regarding said review to the applicant).

         (5)   Name, address and phone number of persons responsible for preparing the Plan.

         (6)   Present zoning of the site and adjacent properties.

         (7)   Description of proposed development, zoning and type of use.

         (8)   Other applicable permits sought: such as, Special Use, Zoning Amendment, Variance or Building Permit.

         (9)   Any other information that may reasonably be required during the design review process by the Village Board, Planning and Zoning Commission, or Zoning Administrator, as the case may be.

      b.   Drawing Standards: All submittal documents shall follow accepted conventions for drawing. All drawings shall have legible line work, clear labels, numeric and graphic scales, page numbers, revision dates and north arrow indicated on all plans. All drawings, except the location plan, shall be at the same standard scale.

      c.   Plat of Survey: A current plat of survey not more than one year old for the proposed property, drawn to scale showing the actual dimensions of the Subject Property.

      d.   Existing Conditions: An existing conditions map, prepared and sealed by a licensed land surveyor or professional engineer, shall show the location, dimensions, size and height of the following, as applicable:

         (1)   Sidewalks, streets, alleys, easements and utilities, including street lights.

         (2)   Buildings and structures, including top of foundation elevations.

         (3)   Driveways, walkways, entrances, exits, parking and loading areas.

         (4)   Recreation areas and swimming pools.

         (5)   Natural and artificial watercourses and bodies of water and wetlands.

         (6)   Limits of flood plains.

         (7)   Areas that can reasonably be expected to or which do contain soils or materials contaminated with hazardous materials. Underground storage tanks, if any.

         (8)   The topography of existing ground and paved areas, and elevations of streets, alleys, utilities, sanitary and storm sewers, buildings and structures. Topography is to be shown on dashed lines illustrating one (1) foot standard contour intervals and by spot elevations of neighboring properties and flat areas where necessary.

      e.   Location and Context: A location map situating the site in relation to its neighborhood, indicating existing site conditions on surrounding properties and public ways, including zoning and all improvements.

      f.   Site Plan: A site plan shall be prepared to show the location, dimensions, size and height to scale of the following regarding the proposed development, as applicable:

         (1)   For a site plan which includes any existing structures or other improvements, an indication of those improvements that are to remain and those which will be removed.

         (2)   Buildings and structures with entrances and exits identified.

         (3)   Dimensional setbacks from all property lines and distances between buildings.

         (4)   Sidewalks, bike paths, streets, alleys, easements and utilities, including on-site lighting.

         (5)   Walkways, driveways, entrances, exits, loading docks and maneuvering areas, refuse and service areas, and parking areas (including those designated for handicapped use).

         (6)   Any locations intended for the outdoor display or storage of goods and merchandise.

         (7)   Fence locations, type and height.

         (8)   Recreation areas.

         (9)   Plans to remediate, remove, or control on site any contaminated soils, materials, underground storage tanks, combustible gases, old landfills, dumps or disposal areas.

         (10)   Natural and artificial watercourses and bodies of water and wetlands.

         (11)   Tentative plans for collecting and depositing storm water and the method of treatment of natural and artificial watercourses, including a delineation of proposed limits of flood plains, if any, and including overland water flow.

         (12)   A general indication of proposed grading, surface drainage, grades on paved areas and approximate ground floor elevations of proposed buildings and structures.

         (13)   Calculations of the following, as applicable:

            (a)   number of dwelling units and density per acre or gross square footage of uses; gross floor area by use and FAR;

            (b)   number of parking spaces;

            (c)   number of loading spaces;

            (d)   total land area;

            (e)   total open space;

            (f)   total landscaped area;

            (g)   total impervious surface.

      g.   Landscape Plan: A plan showing the location and names of trees, shrubs and ground cover to be planted and the areas to be retained in natural vegetation. This plan may be combined with the site plan above, as long as all site plan elements and landscaping elements are easily discernible. Show existing trees five (5) inches or more in diameter, measured on the trunk three (3) feet from grade, with their proposed disposition, i.e. to be retained, removed, replaced or transplanted elsewhere on the site. Complete final landscape plan is required with the final plan prior to building permit.

      h.   Lighting Plan: Provide a site lighting plan, which can be combined with other required documents, indicating location, type, fixture height, power rating and shielding methods.

      i.   Building Elevations:

         (1)   Show exterior elevations of all proposed structures and exterior elevations of existing buildings when existing buildings are proposed to be structurally altered.

         (2)   Note all finish materials on drawings and provide color samples.

         (3)   Dimensions of building heights from finished grade.

         (4)   Dimensions of all exterior walls and fences, including heights.

         (5)   Location, type and size of signs.

         (6)   Location of mechanical equipment, roof equipment, electrical transformers and solar panels, including means of screening roof equipment.

      j.   Signs: Elevations of proposed freestanding signs as well as the intended sign message/display and the materials and colors intended for the sign. “Typical” elevations shall be provided for wall mounted signs including color renderings of all sign faces; views of supporting members, poles, bases and pedestals; side views which indicate both signage depth and projections; method of illumination, color samples, materials indications, and dimensions of all sign elements.

      a.   A complete application form furnished by the Zoning Administrator.

      b.   A current plat of survey, drawn to scale, showing the actual dimensions of the property and the location of any existing structures.

      c.   A site plan and topographical plan, drawn to scale, showing the location, dimensions, ground area, height of the proposed structure, easements, and building lines.

      a.   Pre-Application Conference: An applicant for design review and approval may request that the Zoning Administrator hold an informal pre-application conference to review the preliminary design of a proposed development and to discuss basic intentions and plans before investing time in detailed designs and/or submittal of a formal application. This step is optional but recommended, especially for large or complex projects.

      b.   Village Staff Review: Upon receipt of a complete application, the Zoning Administrator shall distribute copies of the application and supporting documents to such Village staff and consultants as appropriate for review and comment concerning compliance with Village requirements. Within fifteen (15) working days of receipt of a complete application, the Zoning Administrator shall advise the applicant, in writing, that the site plan conforms or fails to conform with the requirements of this Chapter or other provisions of the Municipal Code. If the site plan fails to conform, the Zoning Administrator shall specify the reasons the site plan fails to conform.

      c.   Action by the Plan Commission: Within sixty (60) days of receipt of a complete application, the Plan Commission shall review said site plan and the Zoning Administrator's report. After reviewing the Zoning Administrator's report and the site plan, the Plan Commission shall recommend approval, denial or modification of the site plan, with or without conditions, or may defer the item for further study. The Plan Commission shall submit its findings and recommendation in writing to the Village Board within twenty (20) working days following a recommendation for approval, denial or modification of the application.

      Design review does not require any form of public notice, however a design review application concurrently filed with an application for a zoning map amendment or a special use permit shall state that design review and approval is sought as part of the public notice in addition to the requested map amendment and/or special use permit.

      d.   Action by the Village Board: Within twenty-one (21) days of the Plan Commission's final recommendation concerning the site plan, the Village Board shall approve, deny, modify, refer the item to the Plan Commission for further consideration or defer the item for further study. When the Plan Commission recommends denial of a proposed site plan, such site plan shall not be approved except upon the favorable vote of two-thirds (2/3) of all members of the Village Board.

      e.   Effect of Village Board Action: Unless the Village Board provides otherwise by ordinance or unless the Village Board has extended the term of design plan approval, such plan approval shall automatically lapse one (1) year after the date of approval of the plan, unless a building permit has been issued and construction commenced.

      f.   Revisions to Approved Site/Design Plans: If the building application deviates from approved site/design plans, the Zoning Administrator shall then determine if the proposed changes are substantive. Substantive changes to approved site/design plans require submittal of those changes to the same process as the approval of an original design proposal.

      a.   Staff Review: Upon receipt of a complete application, the Zoning Administrator shall review the site plan for conformance with the provisions of this Chapter. Within fifteen (15) working days of receipt of a complete application for Class II Site Plan Review, the Zoning Administrator shall approve or deny the application. If the Zoning Administrator denies an application for a Class II Site Plan, he shall advise the applicant in writing of the reasons for refusal.

      b.   Appeal:

         (1)   If the Zoning Administrator does not approve a Class II site plan, the applicant may appeal the Zoning Administrator's decision to the Plan Commission. A notice of appeal must be filed with the Zoning Administrator no later than fifteen (15) days after receipt by the applicant of the decision of the Zoning Administrator. Failure by an applicant to file an appeal in accordance with the foregoing provisions shall be deemed to constitute a withdrawal of the application for a zoning certificate.

         (2)   The Plan Commission shall act as promptly as practicable on any appeal taken in connection with the Class II site plan. The Plan Commission shall approve or disapprove the site plan by action taken by a majority of the Plan Commission present at any scheduled meeting at which a quorum is present. If the Plan Commission approves the site plan, a building permit may then be issued, provided that all other requirements of all other applicable Village codes and ordinances are satisfied.

      a.   The application shall comply with the provisions of this ordinance and other ordinances of the Village and of any other applicable laws.

      b.   The plan shall be in a reasonable conformity with the Comprehensive Plan.

      c.   Site and Building Design: Adequate provision shall be made to ensure that the proposed development shall be integrated with and enhance the character of the streetscape, the surrounding context and the neighborhood in terms of scale, massing, site layout and site and building design, including:

            (a)   The site should be planned to achieve a desirable transition to the street, with buildings and landscaping fronting on and reinforcing the streetscape to the greatest extent practicable, and encouraging safe pedestrian movement.

            (b)   Parking, loading, storage and service areas, utility structures and machinery should not be visible from public ways and surrounding areas. Shared parking lot access shall be promoted where practical. Substantial and immediately effective perimeter screening and interior lot landscaping should be provided to break up large expanses of asphalt with plant and other landscape materials.

            (c)   Without restricting the permissible limits of the applicable zoning district, the height, massing and scale of each building should be integrated with its site, the existing terrain, surrounding landscape and existing (or anticipated) adjoining buildings.

            (a)   Proposed buildings and structures should be encouraged to generally enhance or relate to the surrounding buildings and local context, or in any case, not have an adverse impact on these. The scale, proportions, massing, articulation and design features of structures should enhance the continuity of the streetscape, emphasize the human scale and integrate with the surrounding landscape.

            (b)   Entrances should be articulated. Long, uninterrupted wall or roof planes should be avoided and signs, lighting, utilities and services should be integrated with the building design.

            (c)   Building materials should be of durable quality, suitable for the building type and design and related to surrounding buildings and the local context.

            (a)   Every sign should be designed as an integral architectural element of the building and site to which it principally relates.

            (b)   The colors, material and illumination of every sign should be compatible and harmonious with the building and site to which it principally relates.

            (c)   Each sign should be compatible with signs on adjoining premises and should not compete for attention.

            (d)   Signs and other site graphics should be minimized in size and number to promote their effectiveness. Such signs and site graphics should be integrated with architectural and landscape features.

            (a)   Exterior lighting should be part of the architectural concept. Fixtures, standards and exposed accessories should be integrated with the building design.

            (b)   Adequate provision should be made to avoid glare of vehicular and stationary lights that would affect the established character of the neighborhood, and to the extent such lights will be visible across any property line, the performance standards for illumination shall be met.

      d.   Open Space and Landscaping:

         (1)   Maximize retention of open space and preserve scenic views from publicly accessible locations.

         (2)   Configure open space to be usable, functional and appropriate to the development proposed. Address the functional aspects of landscaping such as drainage control, erosion prevention, screening, provision of shade and reduction of glare, energy conservation, windbreaks, as well as the enhancement of architectural and site features.

         (3)   Minimize tree, vegetation and soil removal. Existing mature trees of five (5) inches or more in diameter, measured on the trunk three (3) feet from grade and shrubs shall be maintained to the greatest extent practicable; if evidence supports removal of these, indicate the specific procedure, types and sizes for replacement.

         (4)   Landscape design should provide an aesthetically pleasing design, create a logical transition to adjoining development, screen incompatible uses, screen unsightly activities from public view and break up large expanses of asphalt with plant materials. Plant materials shall be selected so as to withstand Itasca's climatic conditions and the specific constraints imposed by adjacent functions.

      e.   Access and Circulation:

         (1)   Streets, sidewalks and bike paths should, insofar as reasonably practicable, provide access and good traffic circulation to and from adjacent lands, existing streets and sidewalks.

         (2)   Adequate access roads or entrance or exit drives should be provided and should be designed and improved so as to prevent traffic hazards or problems, to minimize traffic congestion in public streets and to encourage pedestrian access.

         (3)   Design should ensure that the vehicular circulation elements of the proposed development will not create hazards to the safety of vehicular or pedestrian traffic on and off the site, disjointed vehicular or pedestrian circulation paths on or off the site, or undue interference and inconvenience to vehicular and pedestrian travel.

         (4)   Any building or structure should be reasonably accessible to fire, police, emergency and service vehicles. When deemed necessary for access, emergency vehicle easements shall be provided. The access for fire, police and emergency vehicles shall be unobstructed at all times.

      f.   Public Services and Utilities: Provision shall be made to ensure that development will be served by essential public facilities and services such as highways, streets, parking spaces, police and fire protection, schools, drainage, structures, refuse disposal, water, sewer, and electricity. Impact on these services should be as minimal as practicable.

      g.   Environmental Considerations:

         (1)   Adequate provision should be made to minimize the impact on existing or developing wetlands, steep slopes, flood plains and hilltops.

         (2)   The obstruction of natural watercourses shall be discouraged.

         (3)   The development should incorporate measures that are adequate to prevent pollution of surface or groundwater, to minimize erosion and sedimentation, and to prevent changes in groundwater levels, increased rates of runoff, and minimize potential for flooding.

         (4)   Drainage should be designed so that groundwater recharge is maximized, and at the project boundaries the rate of runoff shall not be increased.

         (5)   Adequate provision shall be made for the collection and disposition of all on and off-site storm water and natural water, including but not limited to, on-site drainage retention facilities.

         (6)   Adequate provision shall be made to control the slippage, shifting, erosion, accretion and subsidence of soil, as well as the slipping and shifting of buildings and structures.

         (7)   Adequate provision shall be made to clean, control and otherwise alleviate contamination or environmental hazards on land when the site is in an area found by the Zoning Administrator to be contaminated by a toxic substance or otherwise to contain environmental hazards which are detrimental to the public health, safety and welfare.

      h.   Preservation: Adequate provision should be made to preserve unique architectural, cultural, environmental and historical resources. Development designs and treatments that respect such desirable resources on adjacent properties are also encouraged.

      i.   Downtown Design Guidelines: All developments located in the Traditional Downtown area (B-4, B-5 and B-6 zoning districts) shall be compatible with the Downtown Design Guidelines, as defined in Section 3.02 Definitions. Site plans should also be forwarded to the Downtown Itasca Advisory Committee (DIAC) and the Historic Preservation Commission for review and comment prior to Plan Commission recommendation.

      a.   The relationship of the site plan to the policies, goals and objectives of the Comprehensive Plan.

      b.   Traffic and parking layout so as to minimize danger and conflicts between pedestrians and motorists, and otherwise comply with the requirements of Section 12.00 of this Ordinance.

      c.   Location of principal structures, accessory structures and free-standing signs, so that the location of accessory structures and free-standing signs do not impede safe and efficient traffic circulation, storm water drainage, or otherwise adversely impact adjoining land improvements.

      d.   The Zoning Administrator may enlist the services of the Village departments and consultants to determine compliance with the provisions of this Chapter and other provisions of the Municipal Code.

      e.   That the proposed use is a permitted use in the district in which the property is located.

      f.   That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping, and drainage is compatible with adjacent land uses and employs sound site planning principles.

      g.   That 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.

      h.   That all outdoor storage areas are screened and are in accordance with standards specified by this Ordinance.

      i.   Expansion of any non-conforming use shall be reviewed in accordance with standards specified in the Itasca Zoning Ordinance.

      j.   The relationship of the site plan to the Downtown Design Guidelines, when the site plan is located in the traditional downtown area.

(Ord. 963-97, passed 4-08-97; Am. Ord. 1122-02, passed 1-15-02; Am. Ord. 1314-06, passed 5-2-06; Am. Ord. 1355-06, passed 12-5-06)