To assure that the design and location of multiple-family residential, commercial and industrial developments will be in conformance with the zoning standards of this Zoning Code and are properly related to and in harmony with the existing and future development of the City, including generally accepted principles of civic design, a detailed site plan shall be submitted for all proposed development projects, with the exception of one- or two-family dwellings, for recommendation by the Planning and Zoning Commission and to the Council for their approval. A site plan shall be submitted as outlined in this chapter for all proposed improvement installations, including new building construction, building addition construction, accessory building construction, parking facilities construction, for proposed or existing structures in any of the zoning districts, with the exception of one- or two-family dwellings.

   1.   Submittal Requirements For One- and Two-Family Dwellings. In the event a zoning compliance permit is required for the construction of a one- or two-family dwelling, an addition to a one- or two-family dwelling, an accessory use building for a one- or two-family dwelling, or an addition or expansion of parking or driveway facilities for each units, the applicant shall submit to the Zoning Administrator the following information drawn to scale for administrative approval:

      A.   Name and address of the owner or developer.

      B.   Name and address of the person of firm preparing the site plan.

      C.   Address of site.

      D.   Date of preparation of site plan.

      E.   Legal description of site.

      F.   Plat information: lot boundary with dimensions; easements; building setback lines.

      G.   Improvement information with legend for those items listed below:

         (1)   Street or road: pavement width and location.

         (2)   Water mains: main size and location; service location.

         (3)   Sanitary sewer: location in right-of-way with size; location from lot lines; location of service wyes.

         (4)   Storm sewer: manhole and intake locations.

      H.   Obstructions (trees, utility poles, hydrants, etc.).

      I.   Proposed facilities.

         (1)   Buildings (with eaves/cantilevers), retaining walls, drives, walks, decks, etc.

         (2)   Drainage arrows depicting direction of drainage.

   2.   Procedure. The following is an outline of the process by which a site plan must be submitted, reviewed, and subsequently approved or denied.

      A.   A site plan review is required whenever a person or other group wishes to develop any tract or parcel of land within all zoning districts, except for any detached single-family residence and two-family residences including any accessory structure thereto; agriculturally zoned property; new construction of nonresidential accessory buildings less than 1,000 square feet in gross floor area; and additions to existing non-residential buildings when the addition is less than 10 percent of the existing building’s gross floor area or the addition does not exceed 1,000 square feet, whichever is more restrictive. Also, where no new curb cuts are required and where new construction does not reduce existing parking or significantly modify existing on-site circulation as determined by the City Engineer. A site plan shall be prepared for every other type of development and 14 copies at a minimum scale of 1" = 50' and one 11" x 17" copy shall be submitted to the City Clerk along with the appropriate filing fee. The provisions of this section shall be applicable to the redevelopment, enlargement, or extension of any applicable uses and structures existing at the time of adoption of the Zoning Ordinance. The site plan shall contain such information and data as outlined herein.

      B.   The Clerk shall refer a copy of the site plan to the City Engineer, or such other persons (Building Official, Water Department Manager, Fire Chief, Police Chief, City Attorney, and City Administrator) as shall be designated from time to time by the Council, who shall review said site plan as to its compliance with the 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 Clerk shall also forward a copy of the site plan to each member of the Planning and Zoning Commission. The Commission shall, after receiving the engineer’s report, review the site plan for conformity with the regulations and design standards contained herein, and may confer with the developer on changes deemed advisable in such site plan.

      D.   The Commission shall forward its recommendation of action to the Clerk within 45 days of the date of submission of the site plan. If the Commission does not act within 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 Council shall, upon receipt of the recommendation of the Commission, either approve or disapprove the site plan of the proposed development.

      G.   No building permit or certificate of occupancy for any structure within any distance 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 Commission on any site plan, a copy of said site plan with the action of the Commission noted thereon and signed by the Chair of the Commission shall be filed with the Clerk.

      I.   If the administrative official 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 the administrative official 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, the administrative official shall suspend all building permits for the development and order all construction stopped until such time as the owner of the project or any successors in interest shall have provided the administrative official with proof satisfactory to said administrative official that the site plan will be complied with. The administrative official shall not issue a certificate of occupancy 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 administrative official 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, the owner or developer may apply for an amendment of the site plan. The 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.   Pre-Application Conference. Whenever any person, partnership, corporation or any other group, public or private, propose to develop any tract or parcel of land or modify any existing development which requires a site plan submittal, a request may be made to the Zoning Administrator for a pre-application conference. The conference shall include the applicant or representative, the Zoning Administrator, the City Engineer and the City Building Inspector. The purpose of the conference shall be to acquaint the City Staff with proposed development and to acquaint the applicant or representative with the procedures and with any special problems that might relate to the development. The applicant shall furnish a legal description of the property to be developed at the time of requesting the pre-application conference, and the conference shall be held within 15 days of such request.

   3.   Appeals. If the site plan is disapproved, the applicant may, upon written application to the Planning and Zoning Commission, appeal in whole or in part any condition or requirement the Commission would require for its approval. The application for appeal and the site plan as submitted shall be presented to the City Council at its next regular meeting for their action. The application for appeal must include specific reasons and conditions that exist for variance from the applicable codes or ordinances and variations from the Planning and Zoning Commission recommendations.

   4.   City Council Action. Upon submittal to the Planning and Zoning Commission, the City Council in its regular meeting shall review the Commission’s recommendations for disapproval, accompanied with the applicant’s appeal request. The City Council shall also review the Building Department and City Engineer’s review, comments, and recommendations. The City Council shall thereupon take action either approving or disapproving the site plan. Upon approval, the City Council shall direct the Building Department to issue the proper building permits. The applicant shall submit a copy of the approved site plan on a reproducible medium to the City Engineer. A site plan that has been denied by the Planning and Zoning Commission and the City Council may be resubmitted to the Planning and Zoning Commission by the applicant with respect to the terms of this chapter and upon payment of the appropriate fees.

   5.   Required Site Plan Information. Site plans which are submitted for review shall be drawn to a scale of 1" = 50' or larger and shall include as a minimum the following items of information.

      A.   Narrative Information:

         (1)   Name which the development or improvement shall be called.

         (2)   Name and address of the owner of the property.

         (3)   Name and address of the developer or builder.

         (4)   Name and address of person or firm preparing the site plan.

         (5)   Address of the site.

         (6)   Legal description of the site.

         (7)   Present zoning classification of the site.

         (8)   Proposed zoning of the site.

         (9)   Development schedule with approximate starting date, staging of development, and completion dates.

         (10)   Total area of the proposed site.

         (11)   Total number and types of all buildings.

         (12)   Number of stories of each existing or proposed building.

         (13)   Total floor area of each building.

         (14)   Total number and types of dwelling units.

         (15)   Estimated number of employees for each proposed use where applicable.

         (16)   Total number of parking spaces proposed in the site plan.

      B.   The following items are to be shown in illustration on the site plan:

         (1)   A vicinity sketch at a suitable scale showing the general location of the property, existing land uses adjoining the property, and adjacent existing facilities such as buildings, parking lots, etc.

         (2)   All existing utilities shall be shown including the location, size, and capacity of existing public utilities.

         (3)   Proposed connections to existing utilities.

         (4)   Existing buildings, right-of-ways, street improvements, railroads, easements, drainage courses, streams, and wooded areas shall be shown.

         (5)   Proposed buildings, right-of-ways, street improvements, and easements shall be shown.

         (6)   Building setback lines required by the Zoning District and the average setback of buildings within 200 feet of the proposed building where applicable.

         (7)   Location, grade and dimension of all existing and proposed paved surfaces.

         (8)   Traffic circulation and parking plans showing the location and dimensions of all existing and all proposed parking stalls, loading areas, entrances and exit drives, dividers, planters, and frontage roads, and other similar permanent improvements.

         (9)   Location and type of any existing and proposed signs.

         (10)   Location and type of any existing or proposed lighting.

         (11)   Location of existing trees 6 inches or larger in diameter.

         (12)   Location, amount and type of proposed landscaping, fences, walls, or other screening.

         (13)   Location, size and construction materials of all solid waste enclosures.

         (14)   All existing and proposed sidewalks and pedestrian traffic facilities.

         (15)   Existing contours at two-foot intervals.

         (16)   Proposed contours.

         (17)   Three copies of architectural elevations of all proposed buildings shall be submitted for the purpose of understanding the architectural character, type of materials, and indication of colors. The elevations shall indicate the location of windows, doors, overhangs, projection height, etc., and the grade relationship to floor elevation, and the number of stories for each existing building to be retained and of each proposed building.

         (18)   Site plan shall include a Storm Water Management Plan to show the area, slopes and runoff calculations of the site. This plan shall also indicate the connections to existing storm sewers or drainage ditches and the courses surface water shall take for exit from the property. The Storm Water Management Plan shall include measures to be taken to control soil erosion.

         (19)   Type and location of all proposed paved surfaces.

         (20)   Site plan shall include sufficient information to demonstrate compliance with the required permanency and strength of materials in proportion to the aesthetic characteristics. Such evidence, including building materials and colors, should be included in the architectural building elevations.

         (21)   Soil tests and similar information, if deemed necessary by the City Engineer, to determine the feasibility of the proposed development.

   6.   Structural Certificate. All site plans, when submitted, shall be accompanied by a certification from a licensed structural engineer or architect certifying as to the structural integrity of the proposed structure. This requirement may be waived by the City Council where the site plan is determined to be minor.

   7.   Design Standards. The design standards provided herein are to insure the orderly and harmonious development of property in such a manner as will safeguard the public’s health, safety, and general welfare. All site plans submitted shall conform to the standards described herein.

      A.   The design of the proposed development shall make adequate provisions for surface and subsurface drainage for connections to water and sanitary sewer lines, each so designed as to neither overload existing public utility lines nor increase the danger of erosion, flooding, landslide, or other endangerment of adjoining or surrounding property.

      B.   The proposed development shall be designed and located within the property in such a manner as to not unduly diminish or impair the use and enjoyment of adjoining property and to this end shall minimize the adverse affect on such adjoining properties from automobile headlights, illumination of required peripheral yards, refuge containers, and imperilment of light and air. For purposes of this section, the term “use and enjoyment” means the use and enjoyment presently being made of such adjoining property, unless such property is vacant. If vacant, the term “use and enjoyment of adjoining property” means those uses permitted under the zoning district in which adjoining property is located.

      C.   The architectural theme of any proposed development requiring submittal of a site plan shall be dominated with permanency and strength of materials in proportion to the aesthetic characteristics of the architectural bulk, shape, and materials. To provide sufficient permanency and strength of materials, only the following materials shall be approved:

         (1)   Brick, stone, marble, granite, and other similar masonry veneers and fascia.

         (2)   Glass and glass window panel systems.

         (3)   Aluminum, steel, vinyl, and similar lap siding when in character with the architectural characteristics of the structure.

         (4)   Textured, split face, fluted, or decorated concrete block masonry materials.

         (5)   Ornamental, textured, or decorated poured concrete tilt-up panel construction systems.

         (6)   Dryvit, stucco, or staccato board and trim.

         (7)   Alumabond panels.

         (8)   Pitched roofs to have gables, hips, dormers, and similar offsetting and intersecting roof lines.

         (9)   Canopies, awnings, and portico coverings for windows, walkways, doorways, and similar architectural features.

         (10)   Flat roof systems, when in character with the proposed architectural characteristics of the proposed structure.

      D.   The following shall not be deemed sufficient to provide permanency and strength of materials in proportion to the aesthetic characteristics of the architectural bulk, shape, and materials when not used in conjunction with the previous list or when not specifically a part of an architectural character or theme:

         (1)   Plywood and similar sheet, untextured wood coverings.

         (2)   Particle board, pressed board, and similar composite siding materials including lap siding.

         (3)   Flat roof systems, when inconsistent with architectural character of proposed building or when determined to be inconsistent with a set neighborhood character.

         (4)   Common concrete block when used for exterior fascia, whether painted or not.

         (5)   Vertical steel siding.

      E.   The proposed development shall conform to all applicable provisions of the Code of Iowa, as amended, and all applicable provisions of the City’s Ordinances and Specifications.

      F.   The proposed development shall have such entrances and exits upon adjacent streets and such internal traffic circulation pattern as will not unduly increase congestion on adjacent surrounding public streets.

      G.   All electrical, telephone, and other public utilities shall be placed underground, where required under applicable subdivision regulations, or wherever installation of the same is reasonably practicable.

      H.   The proposed development shall be in conformity with the standards of the Comprehensive Plan and with recognized principles of civic design, land use planning, and landscape architecture.

   8.   Lighting Standards. All lighting in connection with the proposed development shall conform to the following standards:

      A.   General Standards. Manufacturer’s cut sheets including foot-candle contours, light fixture details, and bulb wattage is required for all light fixtures on the site.

         (1)   Flashing or pulsating lights, moving lights, high intensity lights, strobe lights or rotating beacons shall be prohibited out of doors or visible from the outdoors and all Zoning Districts except when otherwise legally displayed as emergency lights or warning lights.

         (2)   Any use of neon lights shall be designed in harmony with the surrounding area and in an aesthetically sound manner.

         (3)   The park and recreational department is exempt from the lighting policy.

      B.   Parking Lot Lights.

         (1)   Shoebox type light fixtures are required for all parking lot lights. The fixture itself cannot be adjustable, the fixture must be permanently fixed at an angle such that it shines directly onto the parking lot.

         (2)   Parking lot lights will need to be high-pressure sodium or mercury vapor lights.

         (3)   The maximum wattage of the bulbs for light fixtures is 250 watts when the light fixture is adjacent to a residential zoning district. The maximum bulb wattage is 400 watts when adjacent to all other Zoning Districts.

         (4)   The maximum pole height for the light fixture is 25 feet tall when adjacent to a residential zoning district. The maximum pole height is 30 feet when adjacent to all other Zoning Districts. The pole heights must be illustrated in detail on the site plan or annotated on the drawing.

         (5)   Forward-throwing floodlights are not allowed in the parking lot.

         (6)   Multiple light fixtures are allowed on one pole of the parking lot lights.

         (7)   Freestanding canopies, such as gas station pumping facilities, shall have a maximum bulb wattage of 400 watts. A maximum of 250 watts is required if the canopy is located within 150 feet of a residential district.

      C.   Building Lights.

         (1)   Wall Pack Lights. Wall pack lighting is allowed; however, such lighting may not be a forward-throwing floodlight. The maximum bulb wattages are the same as for parking lot lights.

         (2)   Canopy Lights. The maximum bulb allowed underneath a canopy is 250 watts. An isometric map is required illustrating
average foot candles across the entire site, particularly under the canopy. The average illumination must be less than 50 foot candles under the canopy. The maximum illumination under the canopy must be 70 foot candles. However, the canopy height is reviewed by staff and taken into consideration when reviewing the illumination on the site.

         (3)   Soffit Lights. Soffit lighting is allowed but must be entirely contained within the soffit itself. No bulb can be visible. A maximum 250-watt bulb is allowed for soffit lighting.

         (4)   Gooseneck Lights. For the purposes of down lighting only, gooseneck lighting is allowed when the bulb itself is not visible and the wattage of the bulb is low.

      D.   Site Lighting. The use of floodlights is not encouraged but is allowed as up-lighting only for the purpose of illuminating items such as flagpoles or the building itself. The flood light fixture must be screened from view with landscape materials. Lighting billiards with diffusers are allowed.

   9.   Lighting Standards Generally Applicable. The lighting design standards set forth in subsection 8 shall be applicable to any proposed modification, change, erection, or construction of lighting on any property within the City after the effective date of the Zoning Ordinance whether or not such change, modification, erection, or construction is made or proposed in connection with a development of property for which the submission of a site plan is required. It is the intent and purpose of this provision that all lighting in the City conforms with the provisions of this chapter.

   10.   Screening. The intent of screening regulations is to lessen the transmission from one lot to another of noise, dust, and glare; to lessen visual pollution by providing an impression of separation of spaces or entirely shielding one land use from another; and/or establishing a sense of privacy from visual or physical intrusion. The provisions of this chapter are necessary to safeguard the public health, safety, and welfare.

      A.   General Screening. Every development shall provide sufficient screening so that neighboring properties are shielded from any adverse external effects of that development; and the development is shielded from the negative impacts of adjacent uses including streets and railroads.

      B.   Compliance. The following table illustrates the type of screen required between zoning classifications. Where such screening is required the applicant or burdened use is responsible for installation prior to receiving an occupancy permit for the use in questions. A description of the screen types (A, B, and C) are described in the following subsection. Where screening is to be approved at site plan review (*), the screening objectives described are to be adhered. The City Council may require additional screening where deemed appropriate.

 

 

 

      C.   Descriptions of Screens. The following three basic types of screens are established and are used as the basis for the table of screening requirements.

         (1)   Broken Screen, Type A.

            A screen composed of intermittent visual obstructions from the ground to a height of not less than 20 feet. The broken screen is intended to create the impression of a separation of spaces without necessarily eliminating visual contact between the spaces. It may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetations will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The screen may contain deciduous plants.

         (2)   Semi-Opaque Screen, Type B.

            A screen that is opaque from the ground to a height of not less than three feet, with intermittent visual obstruction from above the opaque portion to a height of at least 20 feet. The semi-opaque screen is intended to partially block visual contact between uses and to create a strong impression of the separation of spaces. The semi-opaque screen may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetation will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than ten feet wide. The zone of intermittent visual obstruction may contain deciduous plants.

         (3)   Opaque Screen, Type C.

            A screen that is opaque from the ground to a height of not less than six feet, with intermittent visual obstructions from the opaque portion to a height of at least 20 feet. An opaque screen is intended to exclude all visual contact between uses and to create a strong impression of spatial separation. The opaque screen may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetation will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The opaque portion of the screen must be opaque in all seasons of the year. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than ten feet wide. The portion of intermittent visual obstructions may contain deciduous plants.

      D.   Storage Areas. The outdoor storage of materials, equipment, or supplies, when permitted in any commercial or industrial district, shall be so located or screened, fenced, or landscaped so as to effectively prevent visibility of such storage from all abutting Residential Zoning Districts or abutting existing residential uses. Such screening shall be sufficient if it prevents visibility of such storage area by persons traveling on public right-of-ways or standing at grade level on the side or rear lot lines of such property. Such screening shall comply with the standard for an opaque screen Type C as described in this section.

      E.   Mechanical Units. The following standards apply to the location and screening of mechanical equipment.

         (1)   Screening of Ground-Mounted Mechanical Units. For all uses requiring the submittal of a site plan, all ground-mounted mechanical units, including (but not limited to) air-conditioning condensers, heat pumps, ventilation units, computer cooling equipment, etc., and any related utility structures and equipment, which are visible from any adjacent public thoroughfare shall be visibly screened from public view by the use of a screening wall built out of materials compatible and consistent with the architecture and materials of the principal building, landscape plantings of predominantly evergreen materials to provide year-round screening, or a combination of the above. The type of screening shall be identified as part of the site plan.

         (2)   Screening of Roof-Mounted Mechanical Units. All roof-mounted mechanical units shall be screened from adjacent public thoroughfares by the use of an opaque screening material compatible with the architecture of the building or architecturally designed screening, such as a parapet wall. The screening of the roof-mounted units shall be designed to blend with the building and roof materials. Additional screening may be required due to topographic differences in adjoining properties.

         (3)   Screening of Trash Receptacles. For any development of properties where three or more residential dwelling units are using a common trash receptacle, and for all nonresidential uses, trash receptacles and dumpsters shall be screened on all sides by the use of a permanent enclosure, with gates for disposal truck access.

            (a)   The enclosure shall be constructed to visibly screen the receptacle from public view and views from the adjoining properties.

            (b)   The screening wall shall be constructed of permanent materials, such as block or brick (wood is not permitted), compatible and consistent with the architecture and materials of the principal building.

            (c)   The enclosure shall be landscaped to minimize the visual impact of the enclosure on surrounding properties and public thoroughfares.

            (d)   A gate is required for all enclosures. The gate must be constructed with a metal frame (wood is not permitted). The gate must be covered with an opaque material, such as wood, to screen the contents of the enclosure.

            (e)   Concrete-filled steel pipe bollards must be used to protect the enclosure.

   11.   Signage. A sign is defined as any structure, device, or contrivance, electric or non-electric, and all parts thereof, which is erected or used for advertising or identification or on which any poster, bill, bulletin, printing, lettering, painting, device, or other advertising of any kind whatsoever is used, placed, projected, posted, tacked, nailed, pasted, or otherwise fastened or affixed. No sign shall be erected or maintained on any site requiring the submittal of a site plan except in conformity with the following:

      A.   Freestanding signs shall conform to the building setback requirements of the Zoning District in which they are located. Where a sign is adjacent to Highway 163, Highway 117, or otherwise required, a DOT sign permit shall be obtained. The freestanding sign shall conform to the greater of the setback requirements.

      B.   Signs visible from the exterior of any building may be lighted, but no signs or other contrivance may be devised or constructed so as to rotate, gyrate, blink, flash, or move in any animated fashion.

      C.   Signs shall be restricted to advertising only the firm, person, company, corporation, or other entity using the lot.

      D.   Signs with reader boards, changeable copy (either manual or electronic), or running lighted messages are not allowed except as follows:

         (1)   Gasoline pricing information signs at gas stations and convenience stores when approved on the site plan.

         (2)   Churches, schools, or public buildings or use signs located in residential districts.

      E.   No signs painted directly on any building shall be permitted. All signs shall be professionally constructed and made of weatherproof materials. Each sign shall be either:

         (1)   Building mounted;

         (2)   A ground sign; or

         (3)   A pole sign.

      F.   A building mounted sign shall:

         (1)   Be a fixture sign attached to a vertical surface of a building, which shall not extend above the roof line of such building and which shall be mounted flush with the surface of the building; or

         (2)   Individual letters applied directly to a vertical surface of a building, which shall not extend above the roofline of the building and which shall be mounted flush with the surface of the building. The size of a sign comprised of such individual letters shall be deemed to be the area within the smallest rectangle that could be drawn outside the letters of symbols of such a sign.

      G.   A ground sign shall be affixed to the ground on a concrete or stone foundation. No ground sign shall exceed five feet above grade in vertical height.

      H.   A pole sign shall be a fixture sign affixed to a vertical metal pole. A pole sign shall not exceed 25 feet in vertical height.

      I.   Only one ground or pole sign (single or double faced) and one building mounted sign shall be permitted per lot, except special purpose signs, described in paragraph K below.

      J.   No sign face shall exceed one square foot in area for each 600 square feet of area of the lot on which the sign is located. In no case shall any sign face exceed 400 square feet. Provided however, an additional sign (single or double faced) of up to 50 square feet (per face) shall be allowed for each additional business (in excess of one) conducted on each lot.

      K.   The following special purpose signs shall be permitted as specified:

         (1)   The owner of each lot, at such time as the lot is improved with a building, shall display the street address of such building, in a manner legible from the nearest street.

         (2)   Any number of traffic, directional and instructional signs indicating loading or delivery areas, various building entries, parking lots, and the like, shall be permitted, but no such sign shall exceed 12 square feet or employ lettering larger than 8 inches in height.

         (3)   The following special purpose signs shall be permitted on a temporary basis:

            (a)   Signs advertising the sale or lease of a lot, the building thereon, or the business conducted therein.

            (b)   Signs identifying or describing the construction of improvements to a lot.

            (c)   Signs identifying or describing the future owner, lessee, or other occupant of a particular lot or building.

            (d)   Signs identifying a business park or industrial park, directional signs, traffic signs and other special purpose signs in common areas.

   12.   Site Grading and Drainage. Each lot shall be graded such that there is no material storm water runoff onto another lot. Storm water shall be directed into the public storm water system or to a location approved by the City Engineer. The developer must submit sufficient information on the site plan for a determination regarding the direction of storm water flows and compatibility with existing infrastructure. Information regarding measures to control soil erosion must also be provided on the site plan.

   13.   Approval and Penalties. No building permits shall be issued for any building or development construction that is subject to this chapter within any Zoning District, until a site plan has been submitted and approved for each development in accordance with this chapter. No certification of occupancy shall be issued for such construction or development until all terms and conditions of the approved site plan have been satisfactorily completed or provided for with the approval of the City. Construction, grading, or other development activities for those uses listed above shall hereafter be carried out only in substantial compliance with the approved site plan and any conditions or restrictions attached thereto. A site plan shall become effective upon approval by the City Council, pursuant to this chapter. The approval of any site plan required by this section shall remain valid for one year after the date of approval, after which time the site plan shall be deemed null and void if the development has not been established or actual construction commenced. For the purpose of this section, “actual construction” means that the permanent placement of construction materials has started and is proceeding without undue delay. Preparation of plans, securing financial arrangements, issuance of additional building permits, letting of contracts, grading of the property, or stockpiling of materials on the site shall not constitute actual construction. Appropriate actions and proceeding may be taken by law or in equity to prevent any violations of these regulations, to prevent unlawful construction, to recover damages, to restrain, to correct, or abate a violation, to prevent illegal occupancy of a building, structure, or premises.

   14.   Violations and Penalties. It is unlawful to locate, erect, construct, reconstruct, enlarge, change, maintain, or use any building or land in violation of any regulation in or any provisions of this chapter, or any amendment or supplement thereto, shall constitute a municipal infraction and shall be punishable as provided in Chapter 4 of this Code of Ordinances.