(a)

To assure that the design and location of commercial and industrial areas will be in conformance with the zoning standards of this ordinance and are properly related to and in harmony with the existing and future business and industrial development of the city, including generally accepted principles of commercial, industrial and urban design, a detailed site plan shall be submitted showing the proposed use and development of all commercial and industrial sites for approval by the city council after review and recommendation by the planning and zoning commission.

(b)

Land development projects which exceed four thousand (4,000) square feet of ground floor construction and/or hard surfacing, excluding single-family residential construction, shall be subject to and comply with the site plan requirements contained in Section 19.12.060(l)-(q) regarding on-site storm water retention facilities. Said developments shall include new buildings on an existing developed site, additions to existing buildings, parking lots, expansion of parking lots, and reconstruction or hard surfacing of existing parking lots. Single-family residential projects may be required to submit a storm water runoff plan at the discretion of the building and zoning administrator and/or the director of public works.

(a)

Whenever any person, firm, corporation or other group wishes to develop any tract, lot or parcel of land within the city located in the R-3, R-4, R-5, B-1, B-2, B-3, B-4, M-1, M-2 or M-3 zoning districts, or uses in any zoning district other than single-family dwellings, and two-family dwellings he/she shall cause to be prepared a site plan of such development and shall submit ten (10) copies of said site plan to the zoning administrator. The provisions of this section shall also be applicable to the redevelopment, enlargement or extension of more than twenty-five (25) percent of any multiple family, commercial or industrial uses or other uses, except single-family dwellings, and two-family dwellings, and structures existing at the time of the adoption of this ordinance. The site plan shall contain such information and data as outlined herein.

(b)

The zoning administrator shall review the site plan for compliance with this ordinance and shall refer a copy of the site plan to the city engineer, or such other person as shall be designated from time to time by the city council, who shall review said site plan as to its compliance with other ordinances of the City, its effect upon public utilities and the public street system and submit findings as soon as possible to the planning and zoning commission.

(c)

The zoning administrator shall also forward a copy of the site plan to each member of the planning and zoning commission. The planning and zoning commission shall, after receiving the report of the engineer and the zoning administrator, review the site plan for conformity with the regulations and standards contained herein and may confer with the developer on changes deemed advisable in such site plan.

(d)

The planning and zoning commission shall forward its recommendation, either for approval or disapproval of the site plan, to the city council within forty-five (45) days of the date of the submission of the said site plan. If the commission does not act within forty-five (45) days, the site plan shall be deemed to be approved by the commission unless the developer agrees to an extension of time.

(e)

The commission may, in its discretion, hold a public hearing on the site plan of the proposed development and prescribe the notice thereof and to whom such notice shall be given.

(f)

The city council shall, upon receipt of the recommendation of the planning and zoning commission, either approve or disapprove the site plan of the proposed development.

(g)

No building permit or certificate of zoning compliance for any structure within any district within which a site plan is required shall be issued until the site plan has been approved as provided herein.

(h)

Upon final action by the planning and zoning commission on any site plan, a copy of said site plan, with the action of the planning and zoning commission noted thereon and signed by the chairperson of the commission, shall be filed with the city clerk.

(i)

If the zoning administrator finds that any construction or proposed construction or occupancy of a development on a tract of land for which a site plan has been approved will not substantially comply with the site plan as approved, or if he/she finds that the construction and development of the tract is not being carried out in accordance with the development schedule filed with the site plan, he/she shall suspend all building permits for the development and order all construction stopped until such time as the owner of the project, or the successors in interest, shall have provided satisfactory proof that the site plan will be complied with. The zoning administrator shall not issue a certificate of zoning compliance for any structure within the development while the building permit for the development has been suspended pursuant to this paragraph. Any person aggrieved by any decision or action of the zoning administrator under this paragraph may appeal such action or decision to the board of adjustment.

(j)

If the owner or developer of a tract of land for which a site plan has been approved determines that an extension of time is necessary or that a modification of the site plan would provide for a more appropriate or more practicable development of the site, he/she may apply for an amendment of the site plan. The planning and zoning commission may grant an extension of time or a modification of a previously approved site plan if it determines that such modification of the site plan would provide for a more appropriate development of the site.

(k)

Every development shall be constructed and maintained in conformity with the approved site plan, unless amendments are approved in accordance with this chapter. Changes of use which otherwise comply with applicable provisions of the zoning ordinance and do not require redevelopment shall be permitted.

(Ord. No. 1346, § 1(5), 3-14-2018)

(a)

In reviewing a proposed site plan, the city council and the planning and zoning commission shall consider the type of buildings and building materials, the location of the buildings on the site with respect to vehicular and pedestrian traffic to and from the buildings, traffic between the site and abutting streets, suitable layout and adequate provisions for off-street parking and loading, with due consideration given to the provision of traffic islands, pedestrian ways and landscaping on-site and within the parking area, provision of outdoor lighting, provision for necessary screening between adjacent properties and the site, location and display of traffic signs to promote traffic patterns, location and display of business signs so as not to distract or confuse motorists and location and display of outdoor advertising so as to provide adequate visibility within the site during hours of night operation but not to have adverse effects on surrounding properties.

(a)

All site plans shall be drawn at a scale not less than 1" = 50'. Ten (10) copies of the site plan shall be submitted to the zoning administrator. The purpose of the site plan is to show all information needed to enable the zoning administrator, planning and zoning commission, city engineer and the city council to determine if the proposed development meets the requirements of this ordinance.

(a)

The site plan required shall include the following information concerning the proposed development:

(1)

Names of all persons having an interest in the property, legal description of property, point of compass, scale and date.

(2)

Applicant's name, planned land use and present zoning.

(3)

If the applicant is other than the legal owner, the applicant's interest shall be stated.

(4)

Name and address of person who prepared the site plan.

(a)

The site plan shall clearly set forth the following information concerning the proposed development:

(1)

Property boundary lines, dimensions and total area of the proposed development.

(2)

Existing and proposed contour lines of the proposed development at intervals of not more than two (2) feet. If substantial topographic change is proposed, the existing topography of the development and of the surrounding area shall be illustrated on a separate map and the proposed finished topography shown on the site plan.

(3)

The availability, location, size and capacity of existing utilities and of proposed utilities.

(4)

The proposed use of building materials, location, size, height, shape, use and architectural illustration of all buildings or structures and building signs in the proposed development.

(5)

The total square footage of building floor area, both individually and collectively, in the proposed development.

(6)

Existing buildings, rights-of-way, street improvements, railroads, easements, drainage courses, streams and wooded areas.

(7)

Location, number, dimensions and design of off-street parking in the proposed development, including:

a.

Driveways, islands and planters;

b.

Striping and safety curbs;

c.

Loading facilities;

d.

Type and location of lighting; and

e.

Surface treatment.

(8)

Open spaces, yards, recreational areas, walkways, driveways, outside lighting, walls, fences, monuments, statutes, signs and other man-made features to be used in the landscape of the proposed development.

(9)

Facilities for the collection and disposal of garbage and trash.

(10)

Location and type of all plants, grass and trees to be used in the landscape of the proposed development. Landscaping, walls, fences or other buffers to be used for screening purposes shall be illustrated in elevation as well as plan with the approximate size and name of plants, shrubs or trees to be planted and height of walls and structural material clearly indicated.

(11)

Location of entrances and exits from the proposed development onto public streets and interior drives and proposed sidewalks in the development. 19.12.070. Expiration of approve.

(12)

The peak rate of storm water run-off for the site shall be limited to that created by a five-year frequency rainfall event applied to the entire lot as it existed in a natural state before any development.

a.

The retention/detention facility shall be capable of storing the difference in storm water generated from a one hundred-year frequency rainfall event applied to the entire lot after development and the five-year frequency rainfall event applied to the entire lot as it existed in its natural state.

b.

The run-off from a one hundred-year frequency storm shall also be evaluated to assure that the proposed construction as well as the lowest floor elevations of downstream buildings will not be flooded.

c.

A complete site plan prepared by an engineer/architect licensed in Iowa shall be prepared and submitted to the city for approval by the Planning and Zoning Commission and City Council before the building permit application is submitted to the City for approval. The site plan shall show the location, size and capacity of the proposed storm water detention facility and any other proposed storm detention facilities. The plan must also show the method proposed for controlling the release from the detention facility. The site plan shall also provide a drawing which indicates retention/detention facilities, such as slotted vane drain(s) or catch basin systems that limit that amount of initial discharge of surface water or equivalents.

d.

Design computations for sizing the facilities and determining the release rate from the detention facility shall be submitted with the site plan.

e.

The use of common or multi-site facilities for storm water detention will be considered as long as adequate provisions are made for the care and maintenance of the facility.

(13)

The location, height, and area of all signs (directional signs, identification signs or temporary signs) in the proposed development.

(14)

Any project which contains one hundred (100) dwelling units or one thousand (1,000) average daily trips as listed for uses in the Trip Generation Handbook; Institute of Transportation Engineers, current edition, shall submit a traffic analysis which provides necessary information to determine the affect that the project will have upon the surrounding traffic. At a minimum, the traffic analysis shall contain project trip generation, directional distribution of project trips, traffic assignment, and capacity analysis, including identification of congestion and turning-movement conflicts.

(15)

Vicinity map showing adjacent existing land uses within two hundred (200) feet of the property.

(16)

All requirements of the applicable zoning district, including but not limited to special requirements and bulk regulations.

(Ord. No. 1346, § 1(4), 3-14-2018)

(a)

On each lot, except for one- and two-family dwellings, there shall be provided open space equal to at least the minimum required in the zoning ordinance for each district. Said open space shall be unencumbered with any structure, or off-street parking or roadways and drives, and shall be landscaped and maintained with grass, trees and shrubbery. When the entire lot is not developed, the open space requirement shall be based in proportion to the area of the improved portion of the lot.

(1)

Each principal structure of a multi-family residential, commercial or industrial complex on same site shall be separated from any other principal structure in the complex by an open space of not less than sixteen (16) feet.

(a)

Any development shall provide the following minimum number and size of landscape plantings based on the minimum required open space for the development. The following is the minimum requirement of trees and shrubs, by number and size, and type of ground cover. Street trees planted in public street right-of-way subject to approval by the City shall not be counted toward fulfillment of the minimum site requirements set forth below. Plant species to be used for landscaping shall be acceptable to the City that are not considered a nuisance or undesirable species, such as trees with thorns, cottonwood or cotton-bearing poplars, elm trees prone to Dutch Elm Disease, box elder, and silver maple. Existing trees and shrubs to be retained on site may be counted toward fulfillment of the landscaping requirements. Specific types of trees may be requested by the City, in order to create a theme, or more uniform appearance.

(1)

Minimum requirements at the time of planting - Two (2) trees minimum or one (1) tree of the following size per fifteen hundred (1,500) square feet of open space, whichever is greater:

(Evergreen trees shall not be less than six (6) feet in height).

(2)

Minimum requirements at the time of planting - six (6) shrubs, or one (1) shrub per one thousand (1,000) square feet of open space, whichever is greater.

(3)

To reduce erosion, all disturbed open space areas shall have ground cover of grass or native vegetation that is installed as sod, or seeded, fertilized and mulched.

(a)

The following conditions shall require a buffer which shall be a landscaped area, wall, or other structure intended to separate and obstruct the view between two (2) adjacent zoning districts, land uses or properties:

(1)

Any R-3, R-4, and R-5 Districts, all B Districts, and all M Districts which abut any AR, SR, R-1, R-1A or R-2 Districts shall require a buffer as described in this section.

(2)

All B and M Districts which abut any R Districts shall provide a buffer as required by this section; however, if the use proposed within the C or M District is a use permitted in the adjoining district, the requirement of a buffer may be waived by the City Council after a recommendation from the Planning and Zoning Commission.

(3)

Any lot for a single-family or two-family or row dwelling in any Zoning District having both its front and rear lot lines abutting a public street (a double frontage lot) shall be buffered with a landscape buffer adjoining the thoroughfare from which no access is planned or permitted.

(4)

Any storage area, garbage storage, junk storage or loading docks, and loading areas, in any District shall be screened from public street view by a buffer, the width of which may be varied subject to approval by the City Council after recommendation from the Planning and Zoning Commission.

(5)

A landscape buffer shall consist of the following landscape materials per one hundred (100) linear feet. Additional plants and/or fence may also be required by the City Council after recommendation by the Planning and Zoning Commission where the proposed land use activities are more intensive. Required plant materials per one hundred (100) linear feet of buffer:

Three (3) evergreen trees

One (1) overstory deciduous tree

Four (4) understory trees

Sixteen (16) shrubs

(b)

Buffers required under the provisions of this section or elsewhere in the zoning ordinance shall be accomplished by any one or approved combination of the following methods:

(1)

Buffer Wall: A buffer wall shall not be less than six (6) feet in height; constructed of a permanent low maintenance material such as concrete block, cinder block, brick, concrete, precast concrete, tile block, etc.; the permanent low-maintenance wall shall be designed by an architect or engineer for both structural adequacy and aesthetic quality; weather resistant wood may be used as a substitute material if designed with adequate structural integrity and permanency and approved by the Planning and Zoning Commission and City Council.

(2)

Landscape Buffer: A landscape buffer shall not be less than twenty-five (25) feet in width, designed and landscaped with earth berm and predominant plantings of evergreen type trees, shrubs and plants so as to assure year around effectiveness; height of berm and density and height of plantings shall be adequate to serve as a solid and impenetrable screen. A vinyl coated chain link fence may exist for security purposes, but is not considered a part of the landscape screening to satisfy the intent of this requirement.

(3)

Any R-3, R-4, R-5, B and M District contiguous to an AR District, or use where adjoining buffer is required, the use of fence or wall, and landscaping required will be determined on a case-by-case basis upon review of the site plan taking into consideration the proposed use within or adjoining the AR District, unless otherwise specified in the zoning ordinance.

(c)

Burden of Provision of Buffer. The burden of provision and selection of the buffer shall be as follows:

(1)

Where two (2) different zoning districts, requiring a buffer between them, have been developed, the above requirement is not retroactive and a buffer is not required. If a buffer is desired, it shall be provided by mutual agreement between property owners. However, in the event that any or all of the improved property is abandoned, destroyed or demolished, for the purpose of renewal or redevelopment, that portion of such property being renewed or redeveloped, shall be considered vacant and subject to the requirements herein.

(2)

Where one (1) of two (2) different Zoning Districts requiring a buffer between them is developed, the developer of the vacant land shall assume the burden, unless otherwise specified herein.

(3)

Where both Zoning Districts, requiring a buffer between them, are vacant or undeveloped, the burden shall be assumed by the developer of the land that is improved or developed first, except for agricultural uses and unless otherwise specified herein.

(d)

Waiver of Buffer Requirements. Where the line between two (2) districts, requiring a buffer, follows a street, right-of-way, railroad, stream, or other similar barrier, the requirement for a buffer may be waived by the City Council, provided such waiver does not permit the exposure of undesirable characteristics of land use to public view.

(a)

Architectural plans for buildings shall be submitted simultaneously with an application for site plan review. Documentation to be submitted shall include building elevations showing the building's design and exterior materials, a materials board, and any other information as deemed necessary to make a determination. Detailed information relating to any lighting or signage on the structure shall be provided, including backlit material or accent lighting. The architectural design shall be in accordance with the standards as contained in this section.

(1)

Wall Area Defined. In the application of these requirements, some standards are based upon a percentage of the wall area. The wall area is defined as the total square feet of the exterior elevation of the building in a single plane that is perpendicular to the point-of-view and vertical to the ground. It may contain a gable end or dormer in the same plane of view. It does not contain the elevation area of a pitched roof, but would include the area of a parapet wall. Each elevation must comply with the standards unless otherwise provided for herein or as approved by the City Council.

(2)

Multiple-Family Dwellings in All Districts. Multiple-family buildings shall be designed in a manner compatible with residential uses in the vicinity. Architectural design for multiple-family buildings shall attempt to lessen the plainness of appearance which can be characteristic of large residential buildings. Multiple-family buildings with plane walls and boxy appearance are not acceptable. Their architectural design shall use a combination of the following design techniques as appropriate.

a.

Exterior building materials shall employ a variety of textures and colors and window and door details.

b.

The roof shall be principally of gable, hip style or similar residential roof design.

c.

The structures perimeter shall be varied when multiple buildings are proposed.

d.

Multiple buildings shall be sited at angles with one another.

(3)

Structures Within the B District. Building architectural design shall recognize the importance of material strength and permanency through the selection of building materials, and the principle of structural strength and permanency shall dominate the structural and exterior materials and components. The primary material shall constitute at least seventy-five (75) percent of the wall area, excluding glass. The primary exterior material shall consist of a combination of brick, textured concrete block, or concrete, steel, vinyl, or stone panels provided that they contain some architectural relief and provided they exhibit the structural strength and permanency desired. The standard shall apply to all sides of any building. The remaining exterior material shall be considered as building trim. For the purposes of this section, trim is defined as an ornamental design feature, that when removed does not significantly alter the appearance of the building. It would commonly consist of building elements such as moldings, cornices, parapet, frieze, sills, lintels, stringcourse, quoining, and ledgment. The maximum amount of trim on the wall area, excluding glass, shall not exceed twenty-five (25) percent. No wood, masonite, asphaltic exterior wall or roof material, aluminum or steel siding, non-architectural sheet metal, non-textured concrete block, stucco, E.I.F.S. (Exterior Insulation and Finish Systems) or other similar materials shall constitute a portion of any building except as trim.

(4)

All Uses Within the M District. Architectural design shall employ materials common in the district and vicinity of the building. The exclusive use of sheet metal as an exterior building material is not acceptable for buildings in close proximity to public streets. For buildings within three hundred (300) feet of the public street, the exterior materials of the wall area facing the public street shall be comprised of no less than fifty (50) percent brick, architectural concrete panels, textured concrete block, architectural steel or stone panels.

(5)

Other Non-Residential Structures. All other non-residential structures shall be designed in a manner compatible with their surroundings. Design shall be in compliance with paragraph (3) above. However, the City Council may prescribe an alternative that would be compatible with existing and proposed structures in the surrounding area.

(6)

General Provisions. Adequate treatment or screening of negative aspects of buildings (loading docks, loading areas, outside storage areas, garbage dumpsters and HVAC mechanical units) from any public street and adjoining properties shall be required. Preference is given to siting loading docks or loading areas out of view from public streets.

(a)

All site plan approvals shall expire and terminate one hundred eighty (180) days after the date of city council approval unless a building permit has been issued for the construction provided for in the site plan. The city council may, upon written request by the developer, extend the time for the issuance of a building permit for sixty (60) days. In the event the building permit for the construction provided for in a site plan expires or is canceled then such site plan approval shall thereupon terminate.

(a)

Signs shall be provided in accordance with the provisions of Chapter 19.09.