(a)

Site plan review is a development review process that provides for case-by-case consideration of project particulars, including the provision of parking and screening, siting of buildings, and the compatibility of the proposed development with adjacent uses.

(b)

The purpose of this article is to set forth the procedure for processing site plans and to establish standards for development within those districts which require regulation by this article.

(Code 1983, § 28-41; Ord. No. K-286, § 1(art. V, § 1), 11-21-1988)

(a)

Any application for a zoning classification which involves site plan review may be initiated by the owner or other person having a contractual interest in the property for which site plan approval is requested or by the authorized agent of such owner or person.

(b)

The site plan review process shall apply to all applications for the following zoning districts:

(1)

O-1 Office and Quiet Business District.

(2)

C-1 General Commercial District.

(3)

C-3 Open Display Commercial District.

(Code 1983, § 28-42; Ord. No. K-286, § 1(art. V, § 2), 11-21-1988)

(a)

Zoning classification. The submission requirements for the rezoning of any lot, parcel or tract of land which includes site plan review shall be the same as for any other zoning application to the city.

(b)

Site plan submission. The submission requirements for the review of a site plan preceding the receipt of the building permit shall include the following:

(1)

A site plan to be submitted on white paper no larger than 24 inches by 36 inches, and no smaller than 11 inches by 17 inches, and including:

a.

Graphic scale and north arrow.

b.

Proposed lot lines.

c.

Existing and proposed vehicular and pedestrian circulation systems, including streets, alleys, walkways, service areas and loading areas, the location and arrangement of off-street parking areas, and all points of vehicular ingress and egress. The requirements of the state fire code, section 508, providing for disability parking and accessibility shall be indicated on the plan.

d.

Proposed exterior lighting plan, including location, height, type, and orientation of each fixture.

e.

Location and dimension of all existing and proposed utility and street easements and all existing public improvements within the site.

f.

Proposed location of structures and structural dimensions, dimension distances between buildings, and distances from structures to property lines.

(2)

A topographical map showing existing and proposed elevations of the site.

(3)

Quantitative data, including the following information:

a.

Proposed building coverage and use of all principal and accessory buildings.

b.

Parcel size.

c.

Proposed floor area of principal and accessory buildings.

d.

Proposed number of parking spaces.

(4)

A registered land survey showing the exact property or boundary lines, including a legal description of the total site proposed for development, including a statement of present and proposed ownership.

(Code 1983, § 28-43; Ord. No. K-286, § 1(art. V, § 3), 11-21-1988)

(a)

Each development project should be designed in such a way that both effective use of the site and its relationship with the surrounding environment are carefully considered. Design of the internal street system, ingress and egress, off-street parking, loading and pedestrianways shall be sensitive to such conditions as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, and the proper relationship of different land uses.

(b)

The building official shall not disapprove an application for a site plan except on the basis of findings directed to one or more specified particular of the following standards:

(1)

The proposed site plan is incomplete or contains or reveals violations of this chapter or applicable district regulations which the applicant has, after written request, failed or refused to supply or correct.

(2)

The proposed site plan interferes unnecessarily with easements, roadways, rail lines, utilities, and other public or private rights-of-way.

(3)

The proposed pedestrian and vehicular circulation systems incorporated in the site plan subsequently create hazards to safety on or off the site.

(4)

The proposed site plan does not comply with other applicable regulations, or does not meet the design standards expressed in this section.

(Code 1983, § 28-44; Ord. No. K-286, § 1(art. V, § 4), 11-21-1988)

(a)

The procedure for the zoning of property to one of the applicable zoning classifications shall be the same as for any other zoning application. The planning commission may outline special parameters or special concerns which will apply to the site plan when such are identified through the zoning process.

(b)

The site plan review process occurs when a building permit is requested. The building official, city planner, and city engineer shall review site plans prior to the issuance of a building permit. At that time, the plan will be assessed for compatibility with standards and criteria provided herein.

(1)

In addition to the special requirements of this section, the building official may impose on a site plan such additional requirements as are necessary to safeguard the public health, safety and general welfare. The building official may require the applicant to submit a revised site plan incorporating the imposed requirements and modifications. Such revised site plans shall have priority over new applications in the review process.

(2)

Any applicant aggrieved by a decision of the building official as it relates to the site plan review process shall have the right to appeal to the planning commission. Said appeal shall be filed in writing with the city planner within 30 days of the building official's decision. Such appeal must state the reasons for disagreement with the decision of the building official.

(3)

Any applicant aggrieved on an appeal decision of the planning commission as it relates to the site plan review process shall have the right to appeal to the city board of directors. Said appeal shall be filed in writing with the city clerk within 30 days of the planning commission decision. Such appeal must state the reasons for disagreement with the decision of the planning commission.

(Code 1983, § 28-45; Ord. No. K-286, § 1(art. V, § 5), 11-21-1988)

(a)

An approved site plan shall be binding on the applicants and their successors and assignees. No building permit shall be issued for any building or structure not in conformance with the site plan. The construction, location, use, or operation of all land and structures within the site shall be in accordance with all conditions and limitations set forth in the site plan. No structure, use or other element of an approved site plan shall be eliminated, altered, or provided in another manner unless an amendment is approved in accordance with this section; provided, however, that the building inspector may approve such minor changes in the site plan as will not cause any of the following circumstances to occur:

(1)

Any change in the allowable use of the development.

(2)

Any modification compounding the problems of vehicular circulation, safety, and provision of public utilities.

(3)

Any modification having any adverse impact on adjacent property.

(4)

Any reduction of the approved building setback lines.

(5)

Any reduction of the off-street parking and loading requirements below those specified in this chapter.

(b)

Whenever the individual responsible for reviewing building permits finds that any proposed construction or occupancy will not, in their opinion, comply with the approved site plan, they shall refer the question to the planning commission for review.

(c)

Additionally, the holder of an approved site plan may request modification of the site plan or the conditions of approval by submitting an amended site plan which shall be filed and processed in the same manner as the original application.

(Code 1983, § 28-46; Ord. No. K-286, § 1(art. V, § 6), 11-21-1988)