1.   Purpose. In accordance with the Comprehensive Plan of the City, it is essential that new developments on currently developed or undeveloped land meet established minimum standards for the design of existing developments, to insure adequate provisions for public/private utilities, such as sewer, water, roads, and promote the health, safety and general welfare of the public.

2.   Application. A Site Plan review is required when developing a previously undeveloped tract of land, and maybe required adding an additional building, or significantly expanding a current building for other than single-family or two-family residential use. If the proposed use is a principal permitted use within the zoning district, the Commission will review the site plan. For special permitted uses, the site plan will be reviewed by the Commission after the Special Use Permit has been issued by the Zoning Board of Adjustment.

3.   Procedure. 20 copies, which should include 11 copies of 50 feet to one inch scale, eight copies of 11-inch by 17-inch, and one electronic copy, of the application and site plan for a proposed development listed in Paragraph 2 above shall be filed with the Zoning Administrator, who will determine if all the information is provided and adequate for review. Once all the required information is received, the Zoning Administrator shall immediately forward copies of the Site Plan to the Fire Chief, Public Works Director, City Attorney, and City Engineer for review and recommendation. Notification signs shall be posted by the applicant in accordance with the requirements of Section 6 of this section. The Zoning Administrator will schedule a review by the Commission at the next regular meeting beyond 13 working days of official receipt. The Commission shall review the Site Plan proposed at said meeting and receive a report from the Fire Chief, Public Works Director, City Engineer, Zoning Administrator, and receive comments from the public. The Commission shall make its determination of conditions for approval of the Site Plan within 35 days of the first meeting. If no action is forthcoming within the 35 days, the site plan shall be forwarded to the Council for action. The Council shall not act upon the Site Plan proposal until it has received a recommendation from the Commission unless such recommendation is not received within 60 days. The Council shall, after considering the Commission recommendations, approve, approve with modifications, or deny any proposal by resolution. The Council may include such conditions in its resolution of approval as it deems necessary. If the Site Plan proposal is not acted upon by the City Council within 60 days from the date that the Council receives the Commission’s recommendation, and such time is not extended by mutual consent of the Council and petitioner, it shall be deemed denied. The petitioner may request that the Site Plan proposal be held from further action for an unstated length of time; however, if such length of time exceeds 180 days, the proposal shall be considered withdrawn and shall be reconsidered only upon re-filing a new application, meeting all requirements of this chapter.

4.   Site Plan Review Standards. The standards for the site plan listed below are intended only as minimum requirements, so that the general development pattern in the City may be adjusted to a wide variety of circumstances and topography, and to insure reasonable and orderly growth in the City.

   A.   All proposed development shall conform to the Land Use Plan of the Comprehensive Plan of the City where applicable; provisions of Chapter 161 (Stormwater Detention Facilities); such other City ordinances as may pertain to such developments; and any applicable rules and regulations of the Iowa Department of Transportation, Department of Health, Iowa Department of Natural Resources and other agencies of the State of Iowa.

   B.   Internal roads and streets shall be adequately constructed to accommodate the traffic generated. Entrances and exits onto public streets shall not unduly increase congestion or traffic hazards.

   C.   The proposed development shall be designed with appropriate regard for topography, surface drainage, natural drainageways, streams, wooded areas, and other naturally sensitive areas which lend themselves to protection from degradation.

   D.   The proposed development shall be designed with adequate water supply, sewage treatment facilities, stormwater drains and structures necessary to protect the public health and welfare by not overloading existing public utilities. Except when waived by the City Council, runoff from the development shall not be an outlet into existing drainage facilities in excess of the existing runoff prior to development.

   E.   The proposed development shall be designed, and the buildings and improvements shall be located within the tract or parcel in such a manner as not to unduly diminish or impair the use and enjoyment of adjoining or surrounding property. And to such end, the developer shall provide for such fences, landscaping and other improvements as are proper and necessary to buffer the proposed use from the existing or potential surrounding land uses.

   F.   The proposed development shall be designed not to unduly increase the public danger of fire, explosion, and other safety hazards on the general public, or the persons residing or working in adjoining or surrounding property.

5.   Information on Site Plan. The purpose of the Site Plan is to show the facts needed to enable the Commission and Council to determine whether the proposed development meets the requirements of this chapter, and complies with the standards listed in Subsection 4 above. The site plan shall be drawn at a scale of one inch = 20 feet or larger, and shall be prepared by an engineer, landscape architect, urban planner, or other similar professional, and shall include the following:

   A.   Location map showing relationship to surrounding roads, streams, and public facilities. The location map may be at a scale up to one inch equals 300 feet.

   B.   The existing site condition contours at a maximum five-foot intervals, water courses and floodplains, unique natural features, and all trees five inches or more in diameter, measured four feet above natural ground line or general wooded areas.

   C.   All required linear yard dimensions of the required district and those provided if different from required.

   D.   Parking spaces, drives, radius of curvature of ingress and egress drives, circulation patterns of traffic, access to public or private streets, and location of all structures.

   E.   Physical characteristics pertinent to the development.

   F.   The total lot area to be reclassified and exterior lot dimensions; the square footage and percentage of the lot covered by existing and proposed structures, hard surfacing, and area of required yards and open space.

   G.   The number of parking spaces required and number provided.

   H.   The following requirements: Owner’s name, the requested reclassification, location of the property, petitioner’s name, address, and phone number, and agent’s name and phone number if involved in the reclassification request.

   I.   All dimensions necessary to assure that the proposed development is in accordance with the requirements of this chapter.

   J.   Date, north marker, name of proposed development.

   K.   Location and name of adjoining subdivisions, subdivision lots therein, names of the adjoining landowners and their zoning classifications.

   L.   Zoning district, type of water supply, sewage disposal, and storm sewer disposal.

   M.   Such other information as deemed necessary by the Council and/or Commission.

6.   Public Notification of Site Plan.

   A.   The Zoning Administrator shall provide each applicant requesting Site Plan approval with at least two notification signs containing the date, time and place of the Planning and Zoning Commission meeting. Said signs shall be clearly posted by the applicant on the property for which the request has been made. On large parcels, additional signs may be required to be posted. At least two signs must be placed so that it may be seen from a street, and in the case of through lots and/or corner lots, a sign shall be posted on both frontages. When a property is in the interior of a block or tract of land, additional signs may be required to be posted adjacent to and facing the surrounding properties. The applicant is responsible for seeing that signs are posted 10 days before the Commission meeting and remain posted until after the Commission meeting and removed within 72 hours after the Commission meeting is concluded. Additional signs may be required for larger parcels. If the notification signs are not posted, the Commission may not take action.

   B.   Posting of Notification Signs. Notification signs shall be posted at least 10 days before the Commission meeting, and said dates shall be noted on the sign. It shall be the applicant’s responsibility to see that said signs remain posted during the entire 10-day period. If the signs are not posted in accordance with the preceding requirements, the Commission may delay action on the application, except that if the applicant satisfies the Commission that the signs were initially posted at least 10 days prior to the Commission meeting, and the applicant made diligent efforts to keep the signs posted during the entire period, only circumstances beyond the applicants control prevented a continuous posting, then the Planning and Zoning Commission may act on the application.

   C.   Action at Other Than Specified Times. If the Commission is to initially act on the petitioner’s request at any time other than that specified on the Site Plan notification signs, the petitioner may be required to obtain and post new signs with new dates.

   D.   Removal of Signs. Signs required to be posted pursuant to this section must be removed within 72 hours after the hearing date listed on the signs.

7.   Changes to an Approved Site Development Plan. The development shall be developed according to the approved site plan except where authorized changes are permitted. The approved site plan and supporting data shall be binding on the applicants, their successors, grantees and assigns.

   A.   Major Changes. A change in the approved site plan which alters the concept of intent of the development, including a change in the configuration, increase in floor area, the height of buildings, an increase in intensity, a reduction of proposed open space, a change in road locations or standards, or other major changes, shall be approved only by submission of a new site plan in accordance with the procedures as previously set forth for the approval of site plans.

   B.   Minor Changes. The Zoning Administrator may approve minor changes in the site plan which do not change the concept or intent of the development.

8.   Approved Plans Superseded by Approved Revised Plans. All approved site plans superseded by an approved revised site plan shall be considered to be null and void at the time of approval of the revised site plan.

9.    Fee. Before the site plan is considered by the Commission, the developer or the developer’s agent shall pay a fee of $100.00 for a Site Plan of five acres or less, and $150.00 for a site plan on more than five acres.

10.   Engineering Review Fees. 50 percent of the actual cost of engineering review fees related to the Site Plan shall be charged to the applicant.