(a)   Site plan review is required to ensure proper design of sites for the efficient use of land; to protect adjoining properties from adverse impacts of site and structure design and uses; and to promote high standards in the layout, design, landscaping, and construction of development. It is also intended to supplement the requirements of the Subdivision Regulations and to further the purposes and provisions of this Zoning Code and the plans adopted by the City.

   (b)   The purposes of this chapter are to state the specific additional requirements applicable to the development of land for certain uses, structures, and developments of land and in certain zoning districts and to prescribe the standards for the preparation and submission of site plans.

   (c)   In order to ensure adequate public review of significant site plans in a public meeting, this chapter provides for major site plans subject to review by the Planning Commission. This chapter also provides a less intensive process of review of minor site plans by the Zoning Inspector.

(Ord. 50-2005. Passed 7-11-05.)

   No use or construction for which a site plan is required shall be established or commenced until a site plan application has been submitted and approved by the Zoning Inspector or by the Planning Commission, as required herein. No permit shall be issued by the Zoning Inspector or any other City official for the construction of any building or improvement subject to a site plan except in conformity with the provisions of this Zoning Code and the duly approved site plan.

(Ord. 50-2005. Passed 7-11-05.)

   (a)   Minor Site Plan Required. A minor site plan shall be submitted to the Zoning Inspector, if required by the Zoning Inspector to determine or document compliance, for any site improvement for which a major site plan is not specifically required in Section 1257.04. Such site improvements include, but are not limited to:

      (1)   New dwellings, additions to dwellings;

      (2)   Accessory structures, including but not limited to fences and signs;

      (3)   Paved areas.

   (b)   Application Requirements. A minor site plan shall be a drawing or other documentation which illustrates the intended construction and which is approved by the Zoning Inspector as a sufficient record of the intended construction and compliance with the provisions of this Zoning Code.

   (c)    Procedure. A minor site plan shall be submitted to the Zoning Inspector who shall review the site plan and either approve or disapprove it within a reasonable time.

(Ord. 50-2005. Passed 7-11-05.)

      (1)   An application for a conditional use permit;

      (2)   On lots located in multi-family, business, industrial, and recreation districts and in any other locations required by this Zoning Code:

         A.   New construction, substantial renovation, or expansion of a building, structure, or other site improvement; and

         B.   The establishment of a new use, or a substantial change of use; and

      (3)   In any residential district, any new building (other than a single-family dwelling or accessory to a single-family dwelling) or a change of use of such a building.

      (1)   A completed site plan application form, signed by the property owner or authorized representative.

      (2)   A fee as required by action of Council.

      (3)   Name of the development and the name, address, and phone number of the owner and applicant.

      (4)   Drawing scale, north arrow, and date of preparation.

      (5)   Locations and dimensions of lot lines based on a survey, deed, plat, or other legal delineation.

      (6)   Existing topography, proposed topography, and proposed finished grades, at a maximum one-foot contour interval.

      (7)   Locations, acreage, and floor areas of existing and proposed uses, easements, and encroachments on the property.

      (8)   Location of all required yards.

      (9)   Proposed building locations, dimensions, net floor area, locations of entrances and exits, height and number of stories, and finished grade elevations. Locations, dimensions, and description or illustration of all other structures including fences and signs. For multi-family residential developments, the number, type, and minimum floor area of dwelling units.

      (10)   Drainage plan, including all open and enclosed drainage structures and surface drainage, and calculations of off-site impacts in a manner approved by the City Engineer.

      (11)   Locations of existing and proposed trash dumpster or other waste container with a total volume greater than 100 gallons and used to store garbage, refuse or waste for collection and evidence of compliance with Section 1296.20 of the Codified Ordinances.

      (12)   Vehicular and pedestrian circulation plan, that is, a plan showing the planned route of vehicles and pedestrians onto, through, and out of the site, including any safety considerations. Proposed location, layout, dimensions, and area for all parking, loading, drives, and walkways, curbs, and curb cuts. Surface types of all paved areas. Number of parking spaces provided and the number of spaces required by this Zoning Code.

      (13)   Planting and Landscape Plan including: botanic names, common names, location, quantity, diameter, and height at installation and at maturity of all proposed living and non-living landscape materials and existing materials to be preserved; types and locations of proposed groundcovers and mulches; dimensions, materials, colors, and appearance of all sides of fences, walls, ornamental lighting and other landscape and screening features (including location and contours of proposed berms at one-foot intervals); measures to be taken to protect new and preserve existing trees during construction; identification of existing trees, large shrubs, formal planting areas, and hedges to be removed.

      (14)   Elevation drawings or renderings, with scale clearly shown, of all sides of the proposed structures, illustrating the proposed designs of the elevations of the buildings, signs, fences, and other structures and identifying materials and colors thereof. Locations and dimensions of all wall openings, including windows and doors, vents, etc. Locations and dimensions, finish and colors of all roof and wall-mounted fixtures, equipment, poles, including locations of utility service installations, electrical and phone meters or service boxes. Material samples and/or paint chips of roofing, exterior wall surfaces, and other prominent features and surfaces.

      (15)   Such other relevant data as may be required to ascertain the compliance of the proposed development with the plans and laws of the City of Norton.

         A.   If an applicant has submitted and requested review of a preliminary site plan application, then the Planning Commission may review and comment upon the application, but shall not take formal action upon such application. The Planning Commission may advise the applicant of the information which shall be required for review of a complete site plan application. Review of a preliminary site plan application shall not cause or imply any commitments, authorizations, or rights for the applicant.

         B.   If an applicant has submitted a complete site plan application, the Planning Commission shall approve, approve with conditions, or disapprove the site plan application within a reasonable time. Approval or disapproval shall be based on findings of fact consistent with the purposes of these regulations. The Planning Commission may attach to the approval of the site plan application conditions reasonably required to promote the public health, safety and welfare.

         C.   Written approval of the site plan application shall be indicated by signature of the Chairman of the Planning Commission on one copy of the site plan, marked with such amendments and conditions as the Planning Commission may require, and shall constitute authorization to proceed with issuance of required permits and construction in compliance with the approved site plan, provided that all conditions are satisfied and the site plan complies with all other requirements of law.

(Ord. 33-2011. Passed 3-28-11.)

   (a)   Any site plan may be revised. Such revision shall be accomplished in the same manner as the original approval, provided, however, that minor technical changes which do not substantially alter the original site plan may be authorized by approval of the Zoning Inspector.

   (b)   The procedures prescribed by this chapter are not intended to be a substitute for, or to have any bearing upon, any procedures required by the Subdivision Regulations.

   (c)   If a proposed site plan application also requires the granting of a variance or other special approval from the Board of Zoning and Building Appeals, the Planning Commission and the Board of Zoning and Building Appeals may review the applications concurrently.

(Ord. 50-2005. Passed 7-11-05.)

   (a)   All on-site and off-site improvements indicated on the site plan application or required by the Planning Commission or required by other local ordinance shall be installed at the expense of the owner of the property consistent with the provisions of the Subdivision Regulations.

   (b)   The need for alteration of existing public improvements, the potential for repair of damage resulting from the site development, or costs resulting from temporary or permanent disruption of existing improvements shall be determined in the process of site plan review. Conditions addressing the foregoing shall be established in approval of the site plan.

   (c)   All required improvements shall be installed in accordance with Construction Standards adopted by the City including the Subdivision Regulations and the standards established by the City Engineer.

   (d)   Guarantees. The City Engineer shall be authorized to require and execute with the owner or developer such development agreements or construction bonds as the Engineer may deem necessary to ensure proper protection, construction, or restoration of any required physical improvements located within public rights-of-way or easements or connected to any public facility, or to ensure repair of any damage done to existing curb, gutter, sidewalk, street pavement, landscaping, or other items within the right-of-way adjacent to a project. The form and amount of such guarantees shall be as approved by the City Engineer and the Law Director.

(Ord. 50-2005. Passed 7-11-05.)

   (a)   Site plans shall demonstrate that the proposed development will be in compliance with all applicable plans, laws and ordinances.

   (b)   Consideration shall be given to providing uses of land and structures consistent with recommendations of plans adopted by the City in the area addressed by the site plan. Consideration shall also be given to providing suitable areas for parks, schools, open space, and other areas of public recreational use and other public facilities, especially when such facilities are proposed in plans adopted by the City in the area addressed by the site plan.

   (c)   All development features, including principal buildings, open spaces, service roads, driveways, and parking areas shall be located to minimize the possibility of adverse effects upon adjacent development. Visual and auditory privacy for surrounding properties shall be provided through good design and the use of proper building materials and landscaping. Where necessary to promote harmony with adjacent developments, screening of parking areas and service areas from surrounding properties shall be provided through landscaping, ornamental walls, fences, or other means.

   (d)   To ensure the protection of property values and to promote effective transition of land use from one district to another, the Planning Commission shall have the power to determine the need for, location, and the amount of planting materials, walls, walks, or fences or any combination thereof.

   (e)   Thoroughfares, service roads, driveways, and parking and loading areas shall be designed to promote safe and efficient pedestrian and vehicular traffic safety on both private and public lands. On-site traffic circulation shall be designed to permit adequate fire and police protection.

   (f)   The design and installation of quality, attractive landscape planting, screening, fences, and other site improvements is encouraged. These improvements shall be designed as integral elements of the overall site plan, selected to complement the site and surrounding sites, and designed to provide visually and spatially attractive areas in all parts of the site.

   (g)   The locations and designs of buildings and other site improvements shall be developed with consideration given to minimizing the removal of trees and natural native vegetation and changes of topography where preservation of such features is deemed appropriate, including Riparian wetland setbacks.

   (h)   Provision shall be made for sidewalks and pedestrian walkways which will enable pedestrians to walk safely and conveniently from distant areas of parking to the buildings, from one building to another within the site, and to and from public walkways.

   (i)   Provision shall be made for the disposal of wastes generated by the proposed use. Screening of temporary storage areas and containers shall be provided to minimize visual impacts on abutting properties, especially adjacent residential uses.

   (j)   Grading, surface drainage, and erosion provisions shall be designed to minimize adverse effects on abutting properties, waters of the state, and public streets, during as well as after construction. Adequate drainage for the disposition of storm and natural waters both on and off-site shall be provided. The extent of both on-site and off-site drainage facilities and the requirements for on-site storm water management shall be based on the requirements of the Subdivision Regulations and the standards established by the City Engineer.

   (k)   The design of buildings and other structures shall comply with the following standards and guidelines, except as otherwise provided in plans and policies adopted by the City:

      (1)   Materials shall be appropriate for the use of the proposed structures, weathering, and the relationship to other materials, including those used on adjacent structures.

      (2)   Colors and textures shall be appropriate for the size and scale of proposed structures, weathering, and the relationship to other colors and textures.

      (3)   Architectural details and ornamentation shall be meaningful to the overall design and appropriate for the size and scale of proposed structures, weathering, and the relationship to other architectural details and ornamentation, including those used on adjacent structures. Detailing such as trim, moldings, bands of contrasting siding or brick, and varying textures of concrete or stone are encouraged as part of an overall design which is in scale with the building and carefully related to other elements.

      (4)   Mechanical equipment shall be of appropriate size and scale in relation to rooftop appearance, sidewall openings, sound levels, smoke and other nuisances. The location, color, size, type, and screening of mechanical equipment, whether on the roof, walls, or ground, shall be designed to be concealed, and/or to be compatible with or attractively complement the other elements of the structures and site improvements.

      (5)   Windows, doors, and other openings shall be so located on the facades and be of such dimensions as are appropriate for the style, scale, and orientation of the building and in a pattern which contributes to a balanced facade appearance. Customer entrances should be accentuated. Decorative elements, caps, brickwork, and trim are encouraged around windows and doors to add interest to the overall design.

      (6)   Architectural styles similar to or compatible with existing historical buildings of similar use adjacent to or across the street from the site shall be encouraged. Compatibility and complementarity among existing and proposed new structures shall be encouraged in all locations.

      (7)   Scale of new construction similar to that of the majority of surrounding buildings is encouraged.

      (8)   Varied roof lines, roof details and features such as dormers, turrets, eave breaks, and overhangs are encouraged in new construction as a means to break up the mass of large buildings and to provide visual interest. Flat roofs are discouraged.

      (9)   Alterations and additions to existing buildings shall be compatible in scale, material, color, placement, and character with the existing buildings.

      (10)   Distinctive architectural features of existing buildings should not be altered or removed unless replaced with features of similar composition, texture, color, design, and other characteristics. Restoration of historic features and building characteristics shall be encouraged.

      (11)   Side and rear walls shall be so designed as to relate to and be compatible with the front or main entry wall and overall design of the building, although they may be less detailed and articulated.

      (12)   Site features such as fences, and walls, compatible in color, texture, scale, materials and other characteristics with the main building shall be encouraged.

(Ord. 50-2005. Passed 7-11-05.)