For the purposes of assuring careful use of difficult topography and good arrangement, appearance, function, and harmony with surroundings and adjacent uses and the objectives of the Comprehensive Plan, and compliance with the requirements of these regulations, site plans for the following uses shall be submitted and reviewed in accordance with the requirements and procedures of this article:

(a)

Uses permitted by approval of a special use permit.

(b)

Cluster subdivisions or subdivisions which average lot area.

(c)

Planned housing developments.

(d)

Mobile home parks or subdivisions.

(e)

Any other use except detached single-family dwellings.

(f)

Any parking lot or parking facility which is to contain more than ten spaces.

Unless specifically stated to the contrary, a use noted as subject to site plan review shall be subject to administrative site plan review under the provisions of this article. Where a subdivision is also involved, the review of subdivision plans and site plans will be coordinated under the provisions of this article and the requirements of the subdivision regulations.

(Ord. No. 1553, 5-14-07)

The purpose of site plan review is to promote the orderly development of the city by means of improved project design which will insure that new development is appropriately functional, harmonious with its environment and consistent with the comprehensive plan and the intent of these regulations generally, and to this end to provide for a review of proposed development plans with respect to:

(a)

The compatibility of the development with respect to its environment and the layout and design of features which may affect compatibility, such as building location, project open space, grading and treatment of slopes and stream valleys, screening, lighting and landscaping.

(b)

The capacity of the design to provide for convenient and safe internal and external movement of vehicles and pedestrians.

(c)

The protection of public safety and the location and adequacy of necessary utilities, drainage, and erosion and sediment controls.

(Ord. No. 1553, 5-14-07)

(a)

Preliminary site plans. The preliminary site plans shall be clearly drawn to scale as specified below and shall show the following:

(1)

The proposed title of the project, owner or owners of the land, and name of the engineer, architect, designer, or landscape architect, and the developer. The north point, scale, and date.

(2)

Location of the project by an insert map indicating the north arrow and such information as the names and numbers of adjoining roads, streams and bodies of water, railroads, subdivisions, and magisterial districts or other landmarks sufficient to clearly identify the location of the property.

(3)

Existing zoning and zoning district boundaries and proposed changes in zoning, if any, and including floodplain districts.

(4)

The boundaries of the property involved, municipal boundaries, the general location of all existing easements and property lines, existing streets, buildings, or waterways, major tree masses and other existing physical features in or adjoining the project.

(5)

Uses of adjoining properties and names of owners.

(6)

Topography of the project area with contour intervals of two feet or less, unless waived by the administrator as clearly unnecessary to review the project or proposal.

(7)

The approximate location and sizes of sanitary and storm sewers, water mains, culverts, and other underground structures, existing and planned, in or near the project.

(8)

The general location and character of construction of proposed streets, alleys, driveways, curb cuts, entrances and exits, loading areas (including number of parking and loading spaces), outdoor lighting systems, storm drainage and sanitary facilities.

(9)

The general location of proposed lots, setback lines, and easements and proposed reservations for parks, parkways, playgrounds, school sites, and open spaces.

(10)

Location with respect to each other and to lot lines, number of floors, number of dwelling units and approximate height of all proposed buildings and structures, accessory and main, or major excavations.

(11)

Preliminary plans and elevations of the several dwelling types and other buildings, as may be necessary.

(12)

General location, height, and material of all fences, walls, screen planting, and landscaping.

(13)

General location, character, size, height, and orientation of proposed signs.

(14)

A tabulation of the total number of dwelling units of various types in the project and the overall project density in dwelling units per acre, gross or net as required by district regulations. The administrator may establish additional requirements for preliminary site plans, and in special cases, may waive a particular requirement if, in his opinion, the inclusion of that requirement is not essential to a proper decision on the project. Site plans may be prepared on one or more sheets to show clearly the information required by this article and to facilitate the review and approval of the plan. If prepared in more than one sheet, match lines shall indicate where the several sheets join. Each plan sheet shall reserve a blank space three inches wide and five inches high for the use of the approving authority. Site plans shall be prepared to a scale of one inch equals 50 feet, or such other scale as may be approved by the administrator as appropriate to a particular case.

(15)

All preliminary site plans shall be certified by a licensed architect, engineer or land surveyor as to feasibility of project.

(b)

Final site plans. The final site plan or final plat shall comply with all laws, regulations and ordinances governing the approval of subdivisions and in addition shall show the following:

(1)

All of the features required on the preliminary site plan with sufficiently accurate dimensions, construction specifications and computations to support the issuance of construction permits.

(2)

All existing and proposed water and sanitary sewer facilities indicating all pipe sizes, types and grades and where connection is to be made to the utility system.

(3)

Provisions for the adequate disposition of natural and storm water in accordance with the duly adopted design criteria and standards of the city indicating the location, sizes, types and grades of ditches, catch-basins and pipes and connections to existing drainage system, and provision for the adequate control of erosion and sedimentation, indicating the proposed temporary and permanent control practices and measures which will be implemented during all phases of clearing, grading, and construction.

(4)

Existing topography with two-foot contour intervals or such intervals as approved by the administrator. Where existing ground is on a slope of less than two percent, either one-foot contours or spot elevations where necessary, but not more than 50 feet apart in both directions.

(5)

Proposed finished grading by contours supplemented where necessary by spot elevations.

(6)

All final site plans shall be certified by a licensed architect, engineer or land surveyor as to feasibility of project.

(7)

Digital copy of site plan in .DWG format, if available.

(Ord. No. 1553, 5-14-07)

(a)

When these regulations require site plan review for certain uses for which city council action is not required; five copies of a preliminary site plan for any of the specified uses shall be submitted to the administrator for review of the plans for compliance with these regulations and the requirements for preliminary site plans. The administrator shall transmit said plans to such other staff and agencies as he/she may consider necessary for the review. The applicant is advised to review his plans in general or sketch form with the administrator prior to drafting for submittal.

(b)

The administrator shall examine the proposed site plan relating to the requirements of this chapter, with respect to the traffic and circulation patterns, internal and external, relation to major thoroughfares, utilities, drainage and community facilities, existing or proposed, surrounding development, existing or future, considerations of topography, floodplains, and the natural environment, the preservation of trees or historic sites, provision for open space, and in general with the objective of insuring a durable, harmonious, and appropriate use of the land in accord with the objectives of the comprehensive plan. The plans shall be returned to the applicant within ten days following the complete submittal, or within ten days of a recommendation by the city council or planning commission as set forth in subsection (d) below, as approved, approved subject to conditions, or disapproved. Unless otherwise specified, approval shall be valid for a period of one year prior to issuance of building permits.

(c)

If specified conditions are met in revised plans, the administrator may approve issuance of building permits accordingly, and may approve additional minor changes, if, in the opinion of the administrator such changes do not substantially affect the original approval or conditions attached thereto.

(d)

In any case where the administrator is of the opinion that a proposed project subject to administrative site plan review is of such scale and impact that a decision on the site plan should be reached only after a review by the city council or the planning commission, he may refer the plan to the council or the commission or both of them for an advisory recommendation.

(e)

Nothing in this section shall be interpreted to permit a grant of a variance or exception to the regulations of this chapter or to abridge the procedures or requirements of the laws and ordinances governing the subdivision of land.

(f)

There shall be a charge for the examination and approval or disapproval of every site plan by the administrator. At the time of filing the preliminary site plan, the developer or his agent shall deposit with the administrator cash or checks payable to the treasurer in the amount of $200.00.

(Ord. No. 1553, 5-14-07)

In any case where the applicant or other party who has a substantial interest in a proposed project is aggrieved by a decision of the zoning administrator regarding a site plan, said applicant or party in interest may file a written notice of appeal with the city manager who shall place the matter on the agenda of the next regular meeting of the city council provided said appeal is filed within ten working days of the decision. Upon hearing the appeal, the city council may reverse or affirm, wholly or partly, or may modify the decision of the administrator and may take such action as it believes appropriate.

(Ord. No. 1553, 5-14-07)

(1)

When required. A site plan approved by the planning commission shall be required when any of the following circumstances exist:

(a)

When the district regulations set forth in Article II of this chapter specifically require planning commission approval of a site plan for a particular use;

(b)

When the site plan involves eight or more dwelling units;

(c)

When the property is owned by the city or the proposed development involves city funding;

(d)

When access to a site is to be provided by means other than an improved public street; and

(2)

When no public right-of-way, utility extension or utility easement dedication is involved. Five copies of a preliminary site plan or plans shall be filed with the city council through the zoning administrator. The preliminary site plan shall comply with section 120.1-262 above and the applicable written requirements of this chapter, and be accompanied by such other written or graphic material as may be necessary or desirable in aiding the decisions of the council. At its option, the city council may refer the application to the planning commission for an advisory recommendation.

(3)

Approval by the city council of a preliminary site plan for a special use permit shall be valid for a period of one year. Following preliminary approval by the council, a final site plan in the form of a final plat shall be prepared and filed. The final plat may be approved by the administrator and shall comply with the specifications of the council and the requirements of this article and applicable laws, regulations, and ordinances governing the subdivision of land. Permits shall be issued in accord with the approved and filed plat.

(Ord. No. 1553, 5-14-07)

(a)

A temporary site plan may be approved by the zoning administrator for a proposed development or land use for a period not to exceed one year, where development is in progress and all buildings are of a temporary nature. The drainage, erosion, and sediment control practices, parking, screening, fencing, services, and utility requirements of this chapter and this article may be modified for the purpose of a temporary plan.

(b)

Prior to the approval of such temporary site plan a cash bond or letter of credit approved by the city attorney may be required to guarantee that all structures erected under the plan will be removed at the expiration of the period for which the permit was issued.

(c)

Items to be shown on a temporary site plan shall be the same as required for preliminary site plans above except as these may be waived by the administrator.

(Ord. No. 1553, 5-14-07)

The procedure for amendment of the boundaries of or the extent of land use for an approved special use permit shall be the same as for a new application, except that minor amendments of an approved site plan and conditions attached to an approved special use permit, or other site plan approved by the city council, may be approved by the administrator, provided such change or amendment meets all of the following criteria:

(a)

Does not alter a recorded plat;

(b)

Does not conflict with the specific requirements of this chapter;

(c)

Does not change the general character or content of an approved development plan or use;

(d)

Has no appreciable effect on adjoining or surrounding property;

(e)

Does not result in any substantial change of major external access points;

(f)

Does not increase the approved number of dwelling units or height of buildings;

(g)

Does not decrease the minimum specified yards and open spaces or minimum or maximum specified parking and loading spaces; and

(h)

Amendments to conditions approved with conditional zoning are covered in Article I.

(Ord. No. 1553, 5-14-07)

No permit shall be issued for any structure in any area covered by a site plan that is required under the provision of this article except in conformity to such plan which has been duly approved. Permits issued under an approved site plan may be revoked by the administrator for failure to comply with the approved plan, the conditions attached thereto, or other applicable regulations.

(Ord. No. 1553, 5-14-07)

Prior to approval of a building permit there shall be executed, by the owner or developer, an agreement to construct such required physical improvements as are located within public rights-of-way or easements, or as are connected to any public facility in form and substance as approved by the city; and, the administrator may require a bond with surety or conditions acceptable to the city attorney in the amount of the estimated cost of the required physical improvements as determined by the departments, divisions, or agencies responsible for such improvements. The aforesaid agreement, bond, or conditions shall be provided for completion of all work covered thereby, maintenance thereof or for subsequent defects therein, within the time to be determined by the administrator, which time may be extended by the administrator upon written application by the owner or developer, signed by all parties (including sureties) to the original agreement. The adequacy, conditions, and acceptability of any bond hereunder shall be determined by the city attorney.

(Ord. No. 1553, 5-14-07)

Approval of a site plan submitted under the provisions of this article shall expire one year after the date of such approval unless building permits have been obtained for construction in accordance therewith. A single one-year extension may be given upon written request by the applicant to the administrator made within 90 days before the expiration of the approved site plan. The administrator shall acknowledge the request and shall make a decision regarding the requested extension within 90 days after receipt of the request.

(Ord. No. 1553, 5-14-07)

Subject to the time limits and conditions specified in this chapter, the rights of an owner or developer to continue a project for which a site plan has been approved shall not be abridged so long as he proceeds toward completion with reasonable care and diligence and in accordance with the terms of the approval.

(Ord. No. 1553, 5-14-07)

(a)

The owner or developer shall have one set of approved plans, profiles and specifications available at the site at all times when work is being performed. A designated, responsible employee shall be available for contact by the zoning administrator or inspectors.

(b)

Upon satisfactory completion of all installation of the required improvements, the owner shall receive an approval from the zoning administrator, upon application for such approval. Such approval will authorize the release of any bond which may have been furnished for the guarantee of satisfactory installation of such improvements or parts thereof. Inspection is to be made within a reasonable time of the request, and the bond released as quickly as circumstances will permit.

(c)

The installation of improvements as required in this article shall in no case serve to bind the city to accept such improvements for the maintenance, repair, or operation thereof, but such acceptance shall be subject to the existing regulations concerning the acceptance of each type of improvement.

(Ord. No. 1553, 5-14-07)

Final site plans are approved on the basis of approved applications and plans, and shall authorize only the construction, arrangement and use set forth by such approved application and plans. Any construction, arrangement or use not in compliance with that which is specifically authorized by approved application and site plans shall be deemed a violation of this chapter.

(Ord. No. 1553, 5-14-07)