The intent of requiring site plan submittal and review in certain instances specified herein is to facilitate determination of whether certain development proposals meet all applicable requirements and are in harmony with the purpose, intent and spirit of this ordinance. It is further the intent to assist city officials in encouraging and assisting proposers of land development to design and implement land use proposals which foster orderly, efficient, compatible and aesthetic uses of land in the City of Watervliet.

A site plan shall be prepared and submitted in accordance with sections 19.03 and 19.04 (below) with any application for a special use permit or variance not involving a single-family or two-family permitted principal use; other than for a special use permit for a home occupation, with any application for a rezoning, other than rezoning for the sole purpose of constructing a single-family or two-family permitted principal use.

A required site plan shall be drawn at a scale of one inch equals 100 feet and shall contain the following information:

1.

The boundary lines of the area included in the site plan, including angles, dimensions and reference to a section corner, quarter corner or point on a recorded plat, an arrow pointing north, and the individual lot areas and dimensions of the land included in the site plan.

2.

Existing and proposed topography, drainage systems and structures, with topographic contour intervals of not more than two feet.

3.

The shape, size and location of all structures that will remain on the lot including yard dimensions, height, floor area and ground coverage ratios and the finished ground and basement floor grades.

4.

Natural features such as woodlots, trees of more than one foot in diameter, streams and lakes or ponds, and manmade features which are to be retained, and those which are to be removed or altered. Adjacent properties and their uses shall be identified.

5.

Proposed streets, driveways, parking spaces, curb cuts, loading spaces and sidewalks, with indication of direction of travel for one-way streets and drives and the inside radius of all curves. The width of streets, driveways and sidewalks, and the total number and layout of parking spaces shall be shown.

6.

The size and location of all existing and proposed public and private utilities and required landscaping.

7.

A vicinity sketch showing location of the site in relation to the surrounding street system.

8.

A legal description of the land and lots included in the site plan.

9.

Any other information necessary to establish compliance with this and any other ordinances and the availability of adequate utility capacity.

Five copies of the site plan with five copies of a covering letter signed by the owner of the land and/or prospective developer giving a general explanation of and background information on the proposed development shall be filed with the city clerk along with all necessary fees and documents required by this ordinance. (All applicants are encouraged to confer informally with the planning commission before any documents for application are prepared.)

1.

The site plan and any accompanying documents shall be forwarded to the planning commission for its consideration at its next regular meeting, provided such application has been received by the city clerk at least 15 days prior to the regular meeting of the planning commission. If not received within this time schedule, the site plan will be considered at the next following meeting.

2.

The planning commission shall examine the site plan as to proper form and content and particularly as to compliance with all applicable requirements of this ordinance.

3.

If the proposed development requires the issuance of a special use permit, the planning commission shall transmit its findings to the city commission along with one copy of the site plan and covering letter. The city commission shall follow the special use procedure as provided in article XVII. The proposer of the development shall be notified of the status of his requested site plan approval.

4.

If the proposed development requires a rezoning of land, the planning commission shall transmit its findings to the city commission along with one copy of the site plan and covering letter. The city commission shall follow the amendment procedure as provided in article XVI. The proposer of the development shall be notified of the status of the requested site plan approval.

5.

If the proposed development requires the issuance of a variance, the planning commission shall transmit its findings to the board of appeals along with one copy of the site plan and covering letter. The board of appeals shall follow the variance procedure as provided in section 14.02. The proposer of the development shall be notified of the status of the requested site plan approval.