Preliminary and final site development plans are required in U-2 Public Buildings Districts, U-3 Office Building Districts, and U-4 Retail Business Districts and shall be prepared for all proposed developments. Preliminary and final site development plans shall be prepared by persons professionally qualified to do such work and shall be submitted to the Planning Commission. Applicants shall submit both hard copy and digital versions of proposed plans. Plan submission shall be accompanied by a plan review fee and deposit as established by City Council.

(Ord. 2020-25. Passed 12-23-20.)

   Preliminary site development plans shall be prepared at an appropriate scale and shall include the following either on the drawings or as part of the application package:

   (a)   Property Description. A boundary description based on deed records showing the land owned and proposed for development and topographic contours at an interval acceptable to the engineer.

   (b)   Proposed Uses. A description of the proposed uses of all land and buildings.

   (c)   Buildings. The locations, size, heights and proposed uses of all main and accessory buildings and structures and their general design.

   (d)   Setbacks. All required setbacks and yard areas.

   (e)   Traffic. The proposed system of circulation of vehicular and pedestrian traffic, including details for connections to existing streets; types and widths of all pavements; estimates of traffic volume; and plans for control of traffic in and around the development.

   (f)   Utilities. A schematic plan for all utility installations.

   (g)   Economic Impact. An evaluation of the likely economic impact on the City of the proposed project.

   (h)   Parking Facilities. The layout and number of parking spaces, drive aisles, design features, and type of pavement.

   (i)   Storm Water Management Plan. Conceptual plans for grading, drainage and storm water management, including identification of the intended outlet in conformance with the provisions of Chapter 1510.

   (j)   Landscaping. Conceptual plans showing the areas to be landscaped, the locations and dimensions of buffer areas, and proposed parking lot planter strips and/or islands. Plans shall include information regarding the general landscape treatment and, the nature of buffer and/or screening treatments.

   (k)   Lighting. A schematic site lighting plan.

   (l)   Miscellaneous. The location and nature of refuse facilities, recreation areas, fencing, retaining walls, and similar site features.

   (m)   Phasing. Anticipated development phasing.

   (n)   Tree Preservation and Management Plan. A tree preservation and management plan provided at an appropriate scale and prepared by a qualified individual shall identify all areas of the site to remain natural and undisturbed and protected as permanent open space and/or buffer areas and those areas of the site where vegetation will be disturbed as part of the proposed development. Within the areas of the site to be disturbed a tree survey shall be provided which identifies all trees with a diameter at breast height (D.B.H.) of six inches or greater that are to be disturbed, destroyed, or removed. The tree preservation and management plan shall provide for replacement of such trees removed with trees having a minimum D.B.H. of two and one-half inches. The location, number and species of replacement trees shall be as determined and approved by the Planning Commission. Tree preservation and management plans shall comply with the provisions of Chapter 1494.

(Ord. 2020-25. Passed 12-23-20.)

   Final site development plans shall be prepared at an appropriate scale and shall include the following:

   (a)   Use Summary. A summary of all proposed uses.

   (b)   Buildings. The location, size, height and uses of all proposed main and accessory buildings and structures and their general design, color and external building materials.

   (c)   Streets. The proposed system of circulation of vehicular traffic, including delivery trucks; details for connections to present streets; type of pavement; and estimates of traffic volumes. Traffic studies will be required if the Planning Commission or City Engineer so request.

   (d)   Utilities. The plans for all proposed utility installations and connections.

   (e)   Parking and Traffic Circulation Plan. A layout and estimate of the number of spaces, design features and type of pavement, as well as a parking and traffic circulation plan.

   (f)   Landscape Plan. Proposed designs of landscaping, planting areas, identification and location of principal trees and plants shall be submitted with the building plans.

   (g)   Lighting Plan. All site lighting shall be low in scale and unobtrusive and without glare to persons in passing motor vehicles, other buildings, or pedestrians and designed to interfere as little as possible with surrounding development. Sources of illumination shall be shielded with full cut-off fixtures and light spillage at property lines shall not exceed 0.1 foot candles. The lighting plan shall include a photometric plan.

   (h)   Signs. Signs, in accordance with Section 1269.07.

   (i)   Grading and Storm Water Management Plans. Final grading and drainage arrangements, including storm water management provisions and drainage calculations in conformance with the provisions of Chapter 1510.

   (j)   Tree Preservation Plan. Trees within areas identified as permanent open space shall not be disturbed, destroyed, or removed other than as necessary and as approved by the Planning Commission to locate and construct pedestrian pathways. Trees with a diameter at breast height (D.B.H.) of six inches or greater that are to be disturbed, destroyed, or removed shall be replaced with trees in accordance with a tree preservation and management plan designed to maintain an appropriate tree canopy cover and approved by the Planning Commission. Each replacement tree shall have a minimum D.B.H. of two and one-half inches. The tree preservation and management plan shall conform to the provisions of Chapter 1494.

(Ord. 2020-25. Passed 12-23-20.)

   If the Planning Commission finds that a site development plan is in accordance with this Code and other ordinances of the City, then the Commission may grant approval of the site development plan. The Planning Commission may attach conditions to the approval of any site development plan as it may deem reasonable and appropriate to ensure compliance with the spirit and intent of this chapter and to protect the public health, safety and general welfare. The Planning Commission shall reject any site development plan that it determines not to be in compliance with the specific requirements of this chapter, the spirit and intent of this chapter, or consistent with protecting the public health, safety, and general welfare. When reviewing site development plans, the Commission may seek expert advice or cause special studies to be made. The cost of securing such advice or studies shall be borne by the applicant. No building permits shall be issued until a final site development plan has been approved by the Planning Commission as provided herein.

(Ord. 2020-25. Passed 12-23-20.)

   Failure to apply for a building permit within two years from the date of final site development plan approval shall render such site development plan approval null and void and shall require submission of a new site development plan prior to the commencement of any construction. Failure to begin construction of the site development plan within six months after the issuance of a building permit shall void the site development plan as approved unless an extension of time is granted by the Commission. Construction is deemed to have begun when all necessary excavation and the piers or footings for one or more principal buildings included in the plan have been completed.

(Ord. 2020-25. Passed 12-23-20.)

   No use or occupancy shall be permitted until the site development plan for which a building permit has been issued is substantially completed and until a certificate of occupancy has been obtained from the Building Department.

(Ord. 2020-25. Passed 12-23-20.)

   Subsequent to the approval of a final site development plan, all development or construction on the subject site shall be in substantial compliance with the approved final site development plan, and any conditions of such approval adopted by the Planning Commission. Any departure from the approved final site development plan shall be deemed to be a violation of this Code.

(Ord. 2020-25. Passed 12-23-20.)

   An approved site development plan may be modified or amended by the same procedures and approval process as the original plan approval. The time limits set forth in Section 1275.05 shall apply to amended plans or approved plan modifications.

(Ord. 2020-25. Passed 12-23-20.)