The purposes of site plan review are to enable the planning director to make a finding that a proposed development is in conformity with the intent and provisions of this title and to guide city staff in the issuance of building permits.

(Ord. 85-23 §3 (part)).

A site plan will be submitted to the planning director for approval in accordance with the provisions of this chapter before a building permit is issued for applications involving new construction, additions or structural alterations in all zoning districts.

(Ord. 85-23 §3 (part)).

The applicant shall submit ten prints of the site plan to the planning director. The site plan shall be drawn to scale and shall indicate clearly and with full dimensions the following information:

A.

The lot dimensions;

B.

All buildings and structures and their location, elevation, size, height and proposed use;

C.

The yards and spaces between buildings;

D.

Walls and fences and their location, height and materials;

E.

Off-street parking, including the location, number of spaces, dimensions of the parking area, and internal circulation pattern;

F.

Access, pedestrian, vehicular and service; points of ingress and egress; and internal circulation;

G.

Signs and their location, size and height;

H.

Loading, including the location, dimensions, number of spaces and internal circulation;

I.

Lighting, including the location, general nature and hooding devices, if any;

J.

Street dedications and improvements, as provided in Section 17.70.090;

K.

Drainage improvements;

L.

Landscaping, including the location and type;

M.

Fire prevention equipment and measures, including the location and type;

N.

Such other data as may be required to permit the planning director to make the required findings.

(Ord. 85-23 §3 (part)).

A.

Within fifteen days after submission of a complete site plan application, the planning director shall approve, approve with such conditions as set forth in this section, or disapprove the site plan. In approving the site plan, the planning director shall find that:

1.

All the applicable provisions of this title are complied with;

2.

The following are so arranged that traffic congestion is avoided and pedestrian and vehicular safety and welfare are protected, and there will be no adverse effect on surrounding property;

a.

Facilities, improvements and utilities,

b.

Vehicular ingress, egress and internal circulation,

c.

Setbacks,

d.

Height of buildings,

e.

Location of service use areas,

f.

Walls,

g.

Landscaping;

3.

The proposed lighting is so arranged as to deflect the light away from adjoining properties;

4.

The proposed signs will not by size, location, or lighting interfere with traffic or limit visibility;

5.

That any conditions of approval are deemed necessary to protect the public health, safety and welfare. Conditions may include the following:

a.

Requiring special yards, safety and buffers,

b.

Requiring fences and walls,

c.

Requiring enclosure of storage areas and limitation on out-of-door display of merchandise,

d.

Requiring grading, surfacing and drainage improvements,

e.

Regulation of points of vehicular ingress and egress,

f.

Regulation of signs,

g.

Requiring landscaping and maintenance thereof,

h.

Requiring maintenance of grounds,

i.

Requiring fire prevention equipment and measures,

j.

Regulation of noise, vibration, odors, electrical discharge, or interference,

k.

Regulation of lighting,

l.

Requiring street dedications and improvements, subject to the provisions of Section 17.70.090,

m.

Such other conditions as could make possible the development of the city in an orderly and efficient manner and in conformity with the intent and purposes set forth in this chapter.

B.

In making such findings, the planning director shall consult with other city personnel as appropriate to assure that approvals will be consistent with established legislative policies relating to traffic safety, street dedications, street improvements and public safety.

(Ord. 85-23 §3 (part)).

The decision of the planning director shall be final unless appealed to the commission in accordance with the procedure specified in Section 17.70.060. The planning director shall cause a copy of the site plan, with his decision and any conditions shown thereon or attached thereto, to be mailed to the applicant within ten days of the adoption thereof.

(Ord. 85-23 §3 (part)).

A.

Procedure. The applicant may appeal the decision of the planning director to the commission by setting forth in writing the reasons for such appeal. Such appeal shall be filed with the secretary of the planning commission within ten days after the date of mailing as shown by the postmark on the papers mentioned in Section 17.70.050. The appeal shall be placed on the agenda of the commission's next regular meeting after the appeal is filed; provided, however, that if the appeal is filed within ten days of the next regular meeting of the commission, the appeal shall be placed on the agenda of the commission's second regular meeting following the decision of the planning director. The commission may affirm, reverse, or modify a decision of the planning director; provided, however, that if a decision denying a site plan is reversed or a decision granting a site plan is modified, the commission shall, on the basis of the record transmitted and such other evidence as may be submitted, make the findings prerequisite to the approval of a site plan as prescribed in Section 17.70.040.

B.

Decision. The decision of the commission shall be final unless appealed to the council in accordance with the procedure specified in Section 17.70.070. The commission shall cause a copy of the site plan, with its decision and any conditions attached thereto, to be mailed to the applicant within ten days of the adoption thereof.

(Ord. 85-23 §3 (part)).

A.

Procedure. The applicant may appeal the decision of the planning commission to the council by setting forth in writing the reasons for such appeal. Such appeal shall be filed with the city clerk within ten days after the date of mailing as shown by the postmark on the papers mentioned in Section 17.70.050. The appeal shall be placed on the agenda of the council's next regular meeting after the appeal is filed; provided, however, that if the appeal is filed within ten days of the next regular meeting of the council, the appeal shall be placed on the agenda of the council's second regular meeting following the decision of the planning commission. The council may affirm, reverse, or modify a decision of the commission; provided, however, that if a decision denying a site plan is reversed or a decision granting a site plan is modified, the council shall, on the basis of the record transmitted and such other evidence as may be submitted, make the findings prerequisite to the approval of a site plan as prescribed in Section 17.70.040.

B.

Decision. The decision of the council shall be final. The council shall cause a copy of the site plan, with its decision and any conditions attached thereto, to be mailed to the applicant within ten days of the adoption thereof.

(Ord. 85-23 §3 (part)).

Revisions by the applicant to an approved site plan shall be made pursuant to the procedure set forth in this chapter.

(Ord. 85-23 §3 (part)).

Because of changes that may occur in a local neighborhood due to increases in vehicular traffic generated by facilities requiring site plan review, and upon the principle that such developments should be required to provide street dedications and improvements as near as practicable in proportion to such increased vehicular traffic, but should not be required to provide such street facilities for nonrelated traffic, the following dedications and improvements may be deemed necessary by the city engineer and may be required as a condition to approval of any site plan:

A.

When development borders or is traversed by an existing street:

1.

Local Streets and Cul-de-sacs. Dedicate all rights-of-way to widen the street to its ultimate width as shown on the general plan or by the city's improvement standards; install curbs, gutters, drainage, sidewalks, street trees, street signs, street lights, required utilities and grade and improve from curb to existing pavement;

2.

Arterial and Collector Streets. Set back all facilities the required distance from ultimate property line as shown on the general plan; dedicate all necessary rights-of-way to widen the street to its ultimate width as established by any precise plan or where the ultimate right-of-way lines are otherwise determinable and the grades have been established or can be determined; install curbs, gutters, drainage facilities, sidewalks, street trees, street signs, required utilities, and grade and improve the shoulder and one traffic lane abutting the development. In no case shall a person be required to dedicate or improve the right-of-way for a distance in excess of thirty feet as measured from the ultimate right-of-way line;

3.

Major Thoroughfares. Set back all facilities the required distance from the ultimate property line as shown on the general plan; install curbs, gutters, drainage facilities, sidewalks, street trees, street signs, street lights and required utilities. No other dedications or improvements are required.

B.

All frontage roads or new roads of any class made necessary by the development shall be dedicated and fully graded and improved with curbs, gutters, drainage, sidewalks, street trees, street signs, street lights, required utilities, grading and paving; provided, that where the street involved is indicated as an eventual major street or major thoroughfare upon the general plan, the amount of grading and paving shall not exceed that required for such existing streets under subsection A2 of this section. Where a frontage road is provided and improved, the improvements in subsection A2 of this section will not be required.

C.

All improvements shall be to city standards.

(Ord. 85-23 §3 (part)).

Before a building permit shall be issued for any building or structure that is subject to site plan review, the building official shall determine that:

A.

The proposed building is in conformity with the site plan and conditions approved by the planning director; and

B.

All required dedications have been recorded; and

C.

A letter has been furnished by the applicant from all appropriate utilities that all necessary utilities will be installed and that the utility companies will conform to all city ordinances; and

D.

All required on-site (outside the city right-of-way) and off-site (within the city right-of-way) improvements shall have either been completed or, if not completed, the permittee shall have entered into an agreement with the city to complete the work within one year from the date of the issuance of the permit. The city engineer may extend the completion date for one additional six-month period upon written request of the permittee, upon a showing of good cause therefor. Such an agreement shall be secured either by case deposit with the city, cash deposited in irrevocable escrow approved by the city engineer, or other financial security approved by the city engineer as the equivalent thereof. Such security shall be in the amount of one hundred percent of the estimated cost of completion to be determined by the building official. In the event such work is not completed within the period provided, or any extension thereof, the city shall be authorized to take all necessary action to enforce the agreement, including the use of the security to cause the completion of all required improvements. Moneys deposited with the city or in escrow may be partially released to the depositor by the city engineer during the progress of the work, so long as the same ratio of security is maintained on the deposit to secure all uncompleted work.

(Ord. 85-23 §3 (part)).