The purpose of this chapter is to establish the applicability, requirements, procedures and standards of approval for site plan review, to ensure that all new building projects and expansions are in compliance with zoning requirements, and other city ordinances, standards and policies, as well as state and federal laws and regulations, as may be applicable. (Ord. 201, 11-15-2013)

   A.   Specified: A site plan shall be required for:

      1.   New Construction, Expansions: All new construction or expansions of commercial and industrial buildings and structures;

      2.   Additional Parking Requirements: All commercial/industrial changes of use which result in the requirement for provision of additional paved parking spaces;

      3.   Institutional Construction, Expansion: All new institutional construction or expansions, including, but not limited to, schools, governmental buildings, nursing homes, hospitals, churches, community assembly halls and other similar facilities;

      4.   Multi-Family Structures: All new construction or expansion of apartment buildings, townhouses, condominiums or other multi-family structures of more than two (2) dwelling units;

      5.   Residential Care Facilities: All new construction or expansions of assisted living facilities, shelter homes, group homes or other types of residential care facilities;

      6.   Parking Areas, Display Lots: All new installations, reconstructions and expansions of existing parking areas, display lots and similar paved surface areas;

      7.   Parks: All public and private parks, except for parks constructed by the city; and

      8.   Energy Systems: All small wind energy systems and all distributed wind energy systems.

   B.   Review By City Engineer: All site plans shall be reviewed by the city engineer, and all activities as detailed in subsection A of this section shall be required to have the engineer's approval for the proposed site plan prior to the issuance of applicable building permits and commencement of construction. (Ord. 201, 11-15-2013)

The provisions of this chapter shall not apply to the following:

   A.   Routine maintenance of existing structures that does not entail a change of use or an expansion in building footprint or usable floor space.

   B.   Routine maintenance of existing parking lots, including, but not limited to, chip sealing and restriping. (Ord. 201, 11-15-2013)

   A.   Fees: All site plan applications shall include applicable fees, as established by the city council.

   B.   Information: All site plan applications shall include the following information in a format which meets standards and policies set forth by the city:

      1.   Record Of Survey: Record of survey or plat showing property pins, lot dimensions and scale;

      2.   Easements: Location, purpose and beneficiary of all existing or proposed easements;

      3.   Footprint Dimensions: Building footprint dimensions and location in relation to parcel boundaries and property pins; proposed uses; floor elevations; and building height in relation to the proposed finish grade at the front of the building;

      4.   Existing Buildings, Improvements: Dimensions and locations of existing buildings and site improvements, both on site and adjacent to the site. Indicate all structures and improvements planned for demolition;

      5.   Parking, Circulation: Parking and circulation, including:

         a.   The number and type of spaces, and their dimensions;

         b.   The circulation plan, including the dimension of driveways, aisleways, pedestrian walkways, queuing areas and internal traffic control improvements;

         c.   The location and dimensions of off street loading areas;

         d.   Pavement plans, including dimensions, proposed finish grade and paving materials; and areas of site not to be paved, or those that will be paved in a future phase; and

         e.   Ingress/egress details, including location, dimensions, turning radius and traffic control improvements;

      6.   Landscaping: Landscaping plan, including:

         a.   The location and type of existing and proposed trees, bushes, shrubs and other such plantings;

         b.   The location and type of proposed ground coverings;

         c.   Irrigation system improvements; and

         d.   Hardscape improvements, including, but not limited to:

            (1)   Patios;

            (2)   Walkways;

            (3)   Planters;

            (4)   Benches;

            (5)   Water features;

            (6)   Public art displays; or

            (7)   Other such "fixtures";

      7.   Site Improvements: Other existing and proposed site improvements, including, but not limited to, fencing, location of refuse and recycling receptacles, outside storage plans and lighting plans and specifications;

      8.   Utilities: Utility plan, including:

         a.   The location of existing and proposed new sewer and water service lines and connections, including locations for domestic water and irrigation meters;

         b.   The location of existing and proposed dry utilities service lines and connections; and

         c.   The location of all existing and proposed utility easements;

      9.   Signage: Sign plan, including:

         a.   The location of all existing and proposed signs; and

         b.   The proposed dimensions, materials and construction details for all signage proposed;

      10.   Grading: Grading plan, showing:

         a.   Existing elevations in one foot (1') contours and/or spot elevations throughout the site and along the boundary lines to establish existing grading and drainage patterns;

         b.   Cut and fill limits for roadways, parking lots, buildings and all other proposed improvements;

         c.   Grade break, drainage channels and other stormwater conveyance channels, showing construction quality elevations and dimensions;

         d.   All existing and proposed structures with finished floor elevation stated;

         e.   Point elevation details on all surfaces for all grade breaks, angle points, curve points and tie-in points to existing surfaces;

         f.   Location, elevation, width and configuration of any benches, terraces, retaining walls or other slope treatments;

         g.   The location and dimensions of all retaining structures, with structural engineering details for all retaining structures over four feet (4') in height;

      11.   Stormwater: Stormwater management plan, including treatment standards, hydraulic calculations, impervious area, culverts and discharge locations. Stormwater management shall be in accordance with the stormwater management regulations as specified in title 7, chapter 2 of this code;

      12.   ADA Standards: Compliance with ADA accessibility standards and requirements of local, state and federal code with regard to accessibility.

   C.   Preparation Of Plans, Signatures: All required plans, as detailed in subsection B of this section, shall be signed, stamped and dated by an Idaho licensed architect, engineer and/or landscape architect, as appropriate.

   D.   Mitigation Of Negative Impacts: For projects which may result in potential negative impacts from the proposed development, additional studies to evaluate the impacts and identify potential mitigation measures may be required as part of the site plan review process. Such studies may include, but not be limited to, the following studies:

      1.   Transportation Impact Analysis: Additional transportation impact analysis shall be required for all development anticipated to generate fifty (50) or more directional trips during P.M. peak hour, or a total additional volume of three hundred seventy five (375) vehicle trips or more per average weekday, as based upon the Institute Of Transportation Engineers "Trip Generation" manual.

         a.   An initial TIA, prepared by a licensed professional engineer specializing in transportation planning and analysis, will be required of all projects meeting or exceeding the above listed threshold. Said analysis will evaluate the proposed development's impact on the local and regional transportation system, and the adequacy of the current transportation system to support the additional impacts resulting from the proposed development.

         b.   For those projects identified through the TIA to result in threshold negative transportation system impacts, a mitigation analysis shall also be required. Said mitigation study will identify potential mitigation improvements to address the identified transportation system failures, and will evaluate the effectiveness of the proposed mitigation, and the impacts of the proposed mitigations on the transportation system as a whole. Estimated costs associated with mitigation options will also be evaluated. For the purpose of this subsection, "threshold negative transportation system impacts" shall be defined as:

            (1)   Projected volume to capacity ratios in excess of eighty percent (80%) during P.M. peak hour within five (5) years of build out of the proposed construction;

            (2)   Projected intersection level of service ratings below "D" during P.M. peak periods within five (5) years of build out of the proposed construction; or

            (3)   Projected system operations meeting warrants for system improvements (including, but not limited to, intersection controls, turn bays, acceleration or deceleration lanes, etc.) as may be identified by the city engineer, with the concurrence of city council.

         c.   The applicant shall be responsible for all costs associated with TIAs and mitigation studies, as may be required.

      2.   Infrastructure, Feasibility: Additional infrastructure plans and feasibility analyses may be required for submittal, in the following circumstances:

         a.   The development, as proposed, requires construction of new sewer collection infrastructure to serve the subject property;

         b.   The development, as proposed, requires construction of an interim means of provision of sewer, including, but not limited to, construction of a temporary lift station and/or rerouting of sewer flows to an alternate sewer basin, or through an alternate collection line;

         c.   The development, as proposed, results in the need for relocation, reconstruction and/or expansion of existing sewer and/or water infrastructure;

         d.   Other circumstances exist that warrant additional analysis, as requested in writing by the applicable sewer or water purveyor; and/or

         e.   Other circumstances exist that warrant additional analysis, in the professional opinion of the city engineer, with the concurrence of city council.

      3.   Geotechnical, Environmental Studies: Upon recommendation by the city engineer, the city council may require that additional geotechnical and/or environmental studies, as appropriate, be completed by the applicant for submittal as part of the site plan review process, in circumstances where:

         a.   The proposed use involves activities, processes, materials, equipment and/or conditions of operation that may result in potentially negative impacts, including, but not limited to, excessive production of noise, smoke, fumes, odors, hazardous materials, emissions or discharges;

         b.   Construction activities and/or processes will require blasting, or construction activities and processes may result in potentially negative impacts, including, but not limited to, excessive production of noise, smoke, fumes, odors, hazardous materials, emissions or discharges during construction;

         c.   The proposed development is located in an area where sensitive or hazardous conditions are present (this may include, but is not limited to, certain soil conditions, shallow bedrock, seasonal high water table, wetlands, surface water bodies or slopes in excess of 15 percent), where said conditions create the need for special precautions during site construction; or

         d.   The site contains a documented and unremediated environmental hazard, including, but not limited to, underground storage tanks, illegal dump sites, contaminated soils, or other such "brownfield" conditions as may be documented. (Ord. 201, 11-15-2013)

The following site improvements shall be required for all activities for which a site plan is required, as detailed in subsection 8-4-2A of this chapter, excepting expansions of existing structures by four hundred (400) square feet or less, where no changes in approach or additional parking will be required:

   A.   Specified: Site improvements consistent with city ordinances, standards and policy, including:

      1.   Paved driveway approaches and culverts;

      2.   On site stormwater management facilities designed and constructed in accordance with best management practices as approved by the city engineer;

      3.   Screening and landscaping in accordance with city design standards, as detailed in chapter 14 of this title, and irrigation systems in support thereof;

      4.   Lighting, in accordance with city design standards, as detailed in chapter 14 of this title;

      5.   Paved driving, maneuvering and parking areas;

      6.   Paved fire lanes, aisleways and turnarounds, meeting the requirements of the international fire code;

      7.   Fire hydrants, as may be required by the Northside fire department or the applicable water purveyor;

      8.   Paved and screened storage areas and/or display lots, if applicable; and

      9.   Screened refuse disposal and recycling areas.

   B.   Paving, Curbs, Swales, Sidewalks, Street Trees: Paving, curbs, swales, sidewalks and street trees shall be required site improvements along all frontage streets where said infrastructure is not currently present, as part of any multi-family, commercial, industrial or institutional development, with said requirement to be incorporated as a condition of building permit.

      1.   Stormwater treatment and discharge systems, designed and constructed in accordance with best management practices as approved by the city engineer, along all street frontages, between the sidewalk and the curb, or within the roadway drainage and utility easement, as may be approved by city council on the recommendation of the city engineer;

      2.   In areas where the final, finish grade and/or street section cannot be established, the obligation to construct said improvements may be waived, in whole or in part, by the city council;

      3.   In areas where public improvements are required outside of existing right of way, the developer shall grant public access, drainage and utility easements to the city and the applicable utility purveyors, which shall extend from the boundary of the existing right of way to the extent of required public improvements and utilities.

   C.   Mitigation: Mitigation measures, as may be required for a proposed development to meet the standards of approval for a site plan, may be required as conditions of site plan approval.

   D.   Improvement Agreement: The developer shall enter into a commercial construction improvement agreement with the city for the construction of required public improvements that are not part of a subdivision development agreement and construction improvement agreement. (Ord. 201, 11-15-2013)

   A.   Specified: In order for a site plan to be approved, the development proposal must meet the following standards:

      1.   The proposed use is allowable as based upon the current zone designation of the subject property;

      2.   The proposed development meets all city design standards, including, but not limited to, stormwater management, landscaping, parking and circulation, lighting, building layout and design, and other established city standards as may be applicable to the proposed development;

      3.   Utilities and infrastructure are sufficient to support the development and the uses proposed, or the developer will construct necessary infrastructure improvements to support the development as part of the proposed construction, and has entered into a commercial construction improvement agreement with the city; and

      4.   The transportation system is adequate to support the additional traffic loading created by the proposed development, or the developer will construct transportation system improvements necessary to maintain the city's minimum level of service as required with off site improvements.

   B.   Denial; Basis Specified: Should a site plan be denied based upon the plan's failure to meet the above listed standards for approval, the city engineer shall provide the applicant a written decision detailing the basis for such denial and identifying what (if anything) may be done to make the application approvable. (Ord. 201, 11-15-2013)

   A.   Required: Construction of improvements, as depicted on the approved site plan, shall be required as a condition of the building permit.

   B.   Certificate Of Occupancy: No certificate of occupancy shall be issued until the city engineer has inspected and provided a written approval of all required site improvements, certifying that said improvements have been constructed in conformance with the approved plans.

   C.   Temporary Certificate Of Occupancy: In the event that required landscaping must be postponed for causes beyond the control of the developer, upon recommendation by the building official and city engineer, the city council may authorize the issuance of a temporary certificate of occupancy, with provision of surety in the amount of one hundred fifty percent (150%) of cost estimates for the required installation; however, in no event shall a final certificate of occupancy be issued until all required improvements have been constructed in accordance with the approved site plan. (Ord. 201, 11-15-2013)

Appeals regarding the administration of this chapter shall be heard by the city council, in accordance with the provisions of section 8-3-5 of this title. (Ord. 201, 11-15-2013)