The intent of this article is to promote orderly development and redevelopment within the city. The use and development of the land shall further the public's health, safety, and welfare, minimizes the negative impacts of such development, and is consistent with the goals and policies of the comprehensive plan. This article shall outline the objectives to preserve and enhance the character and appearance of the city.

(Code 1977, § 17.60.010; Ord. No. 06-04, 2006)

(a)

A site plan shall be submitted to the zoning administrator prior to building permit approval. The historic preservation committee shall review the site plan and offer any comments and recommendations. The planning and zoning board and, if necessary, city council shall grant approval for the site plan for the following purposes:

(1)

For approval for all new construction of any proposed uses in the R-3, and all commercial and industrial districts of more than 20,000 square feet in floor area.

(2)

For approval for any modifications and alterations to existing buildings that increase the total floor area by at least 25 percent and contain more than 20,000 square feet in floor area.

(b)

A site plan shall be submitted and approved prior to the construction or alteration of a proposed use.

(Code 1977, § 17.60.020; Ord. No. 06-04, 2006)

(a)

The property owner or duly authorized agent or attorney shall file an application for site plan approval with the zoning administrator in order to obtain a building permit.

(b)

Nine copies of the site plan shall be submitted to the zoning administrator at a scale of not less than one inch is equal to 20 feet showing the following items:

(1)

A legal description of the property and name and address of the property owner and developer (if applicable).

(2)

Adjacent property owners, including rights-of-way; the zoning of adjacent properties; existing improvements and structures; and railroads, waterways, and other necessary existing physical features.

(3)

Proposed buildings with footprint dimensions, building area in square feet, and number of stories.

(4)

Location of existing and proposed streets, sidewalks, curb cuts, easements, and rights-of-way.

(5)

Proposed location, height, size, and materials for any parking lots, storage areas, landscaping, fencing, and signage.

(6)

Location, size and elevation of proposed or existing sanitary sewers, storm sewers, water mains, hydrants, gas lines, underground power and communication lines, catchbasins, drywells, manholes, and any other appurtenances.

(7)

Drainage design for roof areas, parking lot and driveways, and sump pumps, showing area for or method of disposal of surface runoff waters.

(Code 1977, § 17.60.030; Ord. No. 06-04, 2006)

(a)

The zoning administrator and all appropriate city and county officials shall review the site plan prior to issuing a building permit. Approval of a building permit shall be based on conformity to the regulations found within this chapter and conformance to overall site design criteria. The zoning administrator shall pay particular attention to the following items:

(1)

Building density, height, and setbacks;

(2)

Lot area and lot coverage standards including any designation of open space;

(3)

Compatibility with neighborhood character;

(4)

Off-street parking and loading regulations and design;

(5)

Accessibility of automobile and pedestrian traffic;

(6)

Impact on surrounding infrastructure;

(7)

Signage size and location;

(8)

Landscaping and screening regulations;

(9)

Other site design characteristics as deemed necessary.

(b)

No departure from the approved plan shall be permitted without the express written consent of the zoning administrator. The land area of a site developed pursuant to an approved plan shall not thereafter be enlarged or reduced in size, and no substantial change shall thereafter be made to any of the structures or facilities approved on the original site plan without submission of a new plan. The procedures for review and approval or disapproval of a new or revised plan shall be the same as for the initial application.

(c)

The zoning administrator shall not issue a certificate of occupancy for a building until satisfied that the construction and development has substantially complied with the plan, these regulations, and other applicable ordinances of the city.

(Code 1977, § 17.60.040; Ord. No. 06-04, 2006)

The zoning administrator shall provide the recommendation to the applicant and the planning and zoning board after completion of the review according to the regulations provided within this article. The commission shall vote to either approve, approve with modifications, or reject the site plan. Unless the site plan is part of a special use permit or amendment, no further action is required by the city council. Site plans seeking a special use permit or amendment shall follow the requirements for the respective procedure.

(Code 1977, § 17.60.050; Ord. No. 06-04, 2006)

(a)

No public hearing is required for final site plan approval by the planning and zoning board unless the applicant is seeking a special use permit or amendment. If the planning and zoning board must hold a public hearing, it will give a recommendation to either accept or deny the site plan proposal to the city council after hearing the relevant facts regarding the case. Notice of the public hearing will be given in the following manner:

(1)

By publishing notice of the time and place of such hearing in a paper of general circulation in the city not less than 15 nor more than 30 days prior to the date of the hearing. The planning and zoning board shall be given at least 15 days to review the amendment proposal.

(2)

By causing the notice to contain the particular location for which the proposed development is requested as well as a brief statement describing the site plan.

(3)

By sending copies of the notice of hearing to all property owners within a 250-foot radius of the property in question.

(b)

If no building permit is issued for the site within one year from the date of approval by the planning and zoning board, the site plan shall be considered null and void.

(Code 1977, § 17.60.060; Ord. No. 06-04, 2006)

If the planning and zoning board is required to hold a public hearing regarding the proposed development seeking a special use permit or amendment, the city council shall vote to either approve or deny the proposed development based on the regulations found within this chapter.

(Code 1977, § 17.60.070; Ord. No. 06-04, 2006)