(e)    All site plans must be reviewed on a preliminary basis at a meeting of the Planning Commission, unless the Planning Director waives the requirement for a preliminary review. Each site plan shall be submitted in compliance with the deadlines established by the Director of Planning in advance of the Planning Commission meeting at which it will first be considered (see Figure 10 at the end of this chapter).

   (f)   Planning Commission may authorize the site plan to be placed on a meeting agenda for formal approval. Each site plan must be submitted in compliance with the deadline established by the Director of Planning.

(Ord. 0-15-4. Passed 2-19-15; Ord. O-20-28. Passed 8-20-20.)

    Every site plan shall show or provide by written attachments the information identified in the Site Plan Review Checklist of the City, which the City may revise from time to time. The City may require other details for the site plan to be reviewed in the course of its review.

(Ord. 0-15-4. Passed 2-19-15; Ord. O-20-28. Passed 8-20-20.)

   (b)   The Planning Director may supplement the requirements set forth in Section 1284.08 upon a finding that additional information is needed for an informed review of the site plan by the City staff or Planning Commission, or may waive any requirements which are irrelevant under the circumstances.

   (c)   Any requirement of Section 1284.08 so modified or eliminated shall be noted in the staff report prepared by the Planning Director pursuant to Section 1284.07 and the applicant shall be notified of any changed requirements.

   (d)   The Planning Director shall notify, in writing, both the applicant and the landowner of the approval or disapproval of a site plan submitted in accordance with subsection (c) hereof. Upon site plan disapproval by the Inspector, the landowner or the applicant may request a review of the site plan by the Commission in accordance with Section 1284.08.

   (a)   Upon the filing of any site plan, the Planning Director shall review such plan and prepare a report to be submitted with the plan to the Planning Commission, if review by the Commission is appropriate. The report shall consider those items enumerated in Section 1284.08.

    The Planning Commission shall review the site plan and the reports of City staff at a meeting on a preliminary basis subject to submission of an application consistent with the deadlines established by the Director of Planning (see Figure 10 at the end of this chapter). At the preliminary review, the Planning Commission shall determine if formal review of the site plan is appropriate at its next meeting if all of the following requirements are met and/or recommend modifications thereof to the applicant or landowner if any of the following requirements are not met:

   (m)   Walkway/bikeway design, landscaping and plant material selection, and screening techniques shall not only relate to the development of the subject site but also coordinate with the existing and prospective development of adjacent sites and public facilities. (Ord. 0-15-4. Passed 2-19-15; Ord. O-20-28. Passed 8-20-20.)

   If a site plan requires approval of a variance from the Board of Zoning Appeals, the applicant shall confer with City staff before filing the variance application. If the Board of Zoning Appeals approves the variance(s), the Planning Commission shall review the site plan at a Work Session pursuant to Section 1284.08 before the Planning Commission schedules a formal review. The Planning Commission may review and comment on the site plan prior to the Board of Zoning Appeals review of the variance application.

   All structures within a development subject to Site Plan Review under this chapter shall upon site plan comply with the provisions of Section 1262.04, Section 1264.04, and Section 1264.05, as applicable. Any uses in the Historic District and Central Business District shall obtain the necessary approval of the Architectural Review Board.

   Minor changes to an approved site plan may be approved by a writing endorsed by the Planning Director if such changes are clearly consistent with the purposes and character of the approved site plan and are in conformance with this chapter and with all other Municipal ordinances and laws. Major changes and changes where consistency with the approved plan is not clear to the Planning Director are subject to the procedural requirements of this chapter in the same manner as an entirely new plan. All applications for modifications to an approved site plan shall be filed with the Planning Director in the same format as an original site plan filing, to the extent applicable. Minor changes shall consist of the exempt uses and structures of Section 1284.03 and any changes that, due to unanticipated site constraints, or to improve safety, protect natural features or comply with unanticipated requirements of outside agencies.