1.   Site Plans - Purpose and Review Applicability.

   A.   Purpose. In accordance with the Comprehensive Plan of the City, it is essential that new developments on currently undeveloped land and substantial improvements made to existing properties meet established minimum standards for the design of such developments, to protect existing developments, to insure adequate provisions for public or private utilities, such as sewer, water, gas, electricity, storm sewers and streets, and promote the health, safety, and general welfare of the public.

   B.   Review Applicability. A site plan review is required whenever a person, firm, corporation, or any other entity wishes to construct any structure or make any improvements of any nature to a previously undeveloped tract of land for any purpose other than for the construction of or improvements to a one or two-family, residential use, or whenever a person, firm, corporation, or any other entity wishes to construct any structure or make any improvements of any nature to an existing, improved tract of land where the proposed use of the tract of land will change or where the proposed construction or improvements:

      (1)   Significantly changes or alters the size or structure of the building,

      (2)   Significantly changes or alters pedestrian or vehicular traffic flow or parking requirements, either on or off-site, or

      (3)   Substantially increases the capacity or activity of the current building or site.

If the proposed use is a principal permitted use within that zoning district, the Planning and Zoning Commission will review the site plan. For special permitted uses, the site plan will be reviewed by the Commission only after a special exception has been considered and issued by the Board of Adjustment. (See Section 170.34(3)(I))

2.   Application Review and Consideration Procedures. The site plan review application, and consideration procedures will be the same as those used for amendments to this Zoning Code, as listed in Section 170.34(3).

3.   Site Plan Review Standards. The standards of site design listed below are intended only as minimum requirements so that the general development pattern in the City may be adjusted to a wide variety of circumstances and topography, and to insure reasonable and orderly growth in the City.

   A.   All proposed developments will conform to the land use policies of the Comprehensive Plan of the City, the subdivision regulations and procedures, where applicable; such other City ordinances as may pertain to such developments; and any applicable rules and regulations of the Department of Transportation, the Department of Health, the Department of Natural Resources, other agencies of the State, and County.

   B.   Internal roads and streets will be constructed to accommodate the traffic generated. Entrances and exits on to public streets will not unduly increase congestion or traffic hazards on the public streets and the proposed site.

   C.   The proposed development will be designed with appropriate regard for topography, surface drainage, natural drainage-ways and streams, wooded areas, and other naturally sensitive areas which lend themselves to protection from degradation.

   D.   The proposed development will be designed with adequate water supply and distribution systems and sewage treatment facilities and storm water drains and structures necessary to protect the public health and welfare by not overloading existing public utilities. Except when waived by the Council, runoff from development will not be outletted into drainage facilities in excess of the existing runoff prior to development.

   E.   The proposed development will be designed, and the buildings and improvements will be located within the tract or parcel in such a manner as not to unduly diminish or impair the use and enjoyment of adjoining or surrounding property. And to such end, the developer will provide for such fences, landscaping, screening, and other improvements as are proper and necessary to buffer the proposed use from the existing or potential surrounding land uses.

   F.   The proposed development will be designed so as not to unduly increase the public danger of fire, explosion, and other safety hazards to the general public and the persons residing or working in adjoining or surrounding property.

4.   Required Information on Site Plan(s). The purpose of the site plan is to delineate the information needed by the Planning and Zoning Commission and the Council to determine whether the proposed development meets the requirements of this section and complies with the standards listed in Section 170.57(3).

The site plan, drawn to a scale of one-inch equals 100 feet (1” = 100’), or larger, but not larger than 30 inches by 36 inches (30” x 36”), will be prepared by a registered engineer, landscape architect, urban planner, or other similar professional and will include at least the following:

   A.   Location map showing relationship to surrounding roads, streams, and public facilities and utilities.

   B.   The existing and proposed site conditions, including contours at two foot intervals where the ground slope is less than 10 percent, and contours at five foot intervals where the ground slope is greater than 10 percent. (Areas having a slope greater than 10 percent will be highlighted or specifically delineated.) Water courses, floodplains, and other unique natural features will be shown. Individual trees having a diameter of four inches or more measured four feet above the natural ground line or general wooded areas will be shown. (If the site contains any generally wooded areas, the edges of the wooded area(s) and a note reading wooded area will be shown, in addition to the individually designated trees mentioned above.)

   C.   All required linear yard dimensions of the particular zoning district in question and those provided if different from required.

   D.   Parking spaces, drives, radius of curvature of ingress and egress drives, circulation patterns of traffic, access to public or private streets, and location of all structures.

   E.   Physical characteristics pertinent to the development.

   F.   The total lot area to be considered and exterior lot dimensions; the square footage and percentage of the lot covered by existing and proposed structure(s) and hard surfacing; and area of required yards and open space.

   G.   The number of parking spaces required, and number provided.

   H.   The following identification: owner's name, the underlying zoning designation, location of the property, applicant's name, address, and phone number, attorney's name, and phone number, if involved in the consideration process, and the name, phone number, and address of the party who prepared the drawing.

   I.   All dimensions are necessary to assure that the proposed development is in accord with the requirements of this section.

   J.   Front, side, and rear setbacks.

   K.   Key plan, legend, and notes.

   L.   Proposed and existing features not otherwise mentioned, such as specific recreational areas and equipment, water retention areas, ponds, waterways, etc.

   M.   Aerial perspective drawing(s) of the site showing concept described in the site plan, specifically representing the building and/or sign appearance(s) and contour effect of the site.

   N.   Elevation plans for exterior vertical and horizontal design of the building(s) and sign(s) which are being contemplated.

   O.   Conceptual construction plans for public or private improvements for streets, sanitary, storm sewers, and water systems in accordance with the procedures of Sections 175.09(1)(N) through 175.09(1)(Q) of the subdivision development regulations.

   P.   Legal documents such as, but not limited to, homeowners' association/water association agreements, restrictive covenants, and agreement contracts or other documents necessary to insure the concept involved.

   Q.   Proposed streets and existing streets with both paving and right-of-way indicated.

   R.   All utility easements, both privately owned and public, and any proposed.

   S.   Outline of proposed and existing buildings on the site.

   T.   Proposed or existing paving or surfaced area for driveways or parking lots, or other uses for durable surface.

   U.   Proposed or existing sidewalk locations and easements, if appropriate.

   V.   Proposed and existing landscaping, other than natural features.

   W.   Proposed or existing sign location(s) and height(s).

   X.   Identification of existing and proposed plats and development on adjacent property as well as the location of existing and proposed signs within 100 feet of the site.

   Y.   Proposed or existing property lines.

   Z.   Proposed or existing fencing and identification of the type and height of fence.

   AA.   Proposed or existing access or other easements.

   BB.   Location of proposed or existing manholes, drainage intake, fire hydrants, utility pole anchors, and guides.

   CC.   Date, north marker, bar-graph scale, and name of proposed development.

   DD.   Location and name of adjoining subdivisions, subdivision lots therein, and names of the adjoining landowners.

   EE.   Analysis of site run-off characteristics, (including plan(s) and calculations).

   FF.   Drainage areas shall be drawn showing the direction of flow of all surface water.

   GG.   Photographs of the site, including camera location, direction of views, and key numbers.

   HH.   Final approval signature block of the Council and Planning and Zoning Commission with signature and date spaces for Mayor, Clerk, and Planning and Zoning Commission Chairperson.

   II.   Such other information as deemed necessary by the Council, Planning and Zoning Commission, or the Building and Zoning Enforcement Officer.

5.   Site Plan Changes. Site plan changes will be reviewed and considered as follows:

   A.   Approved Site Development Plan - Binding Requirement. The site will be developed according to the approved site development plan except where authorized changes are permitted. The approved site development plan and supporting data will be binding on the applicants, their successors, grantees, and assigns. Any site development work, including structures, landscaping, and any other improvements, considered and approved by the City under the site review process must be fully completed, and any and all site developments and improvements must be capable of being fully utilized for their intended purpose(s), no later than 18 months from the date of the City’s approval of such plan, unless some other time-frame is specified in the City’s formal approval. If the site development work as approved has not commenced or is not fully completed, (as specified above), within the above-stated time-frame, a Stop Work Order will be issued by the Building and Zoning Enforcement Officer, at which time all site development work will cease on the site, and the site plan must be resubmitted to the City, pursuant to the requirements of this section, for their further review and reconsideration. No further site development work will be permitted on the site until such time as the City has reviewed and re-approved the site plan.

   B.   Major Changes. A change in the approved site development plan which alters the concept or intent of the development including a change in the configuration, increase in floor area or the height of buildings, an increase in intensity, a reduction of proposed open space, a change in road locations or standards, or other major changes, will be approved only by submission of a new site plan in accordance with the procedures as previously set forth for the approval of site development plans.

   C.   Minor Changes. The Building and Zoning Enforcement Officer may approve minor changes in the site development plan which do not change the concept or intent of the development.

   D.   Approved Plans Superseded by Approved Revised Plans. All approved site development plans superseded by an approved revised site development plan will be considered to be null and void at the time of approval of the revised plan.

6.   Fees. At the time an application and site development plan proposal are filed with the City and prior to any consideration by the City, the applicant will remit a site plan review fee in accordance with the fee schedule as listed in the Petition for Hearing and Consideration of Action application form.