The purpose of the site plan is to enable the building and planning departments to make a finding that the proposed development is in conformity with the intent and provisions of this title and to guide the building department in the issuance of building permits. Site plan review pursuant to this Chapter shall be required for the issuance of all permits required by the building department, conditional use permits, administrative permits, change in a use or expansion of a use requiring additional parking, initial occupation and use of vacant property, or as otherwise required by this title.

(Ord. 775 (part), 2004).

A.

The applicant shall submit one print of the site plan to the Planning Director or Building Official when Planning Commission review is not required. If Planning Commission review is required, ten (10) prints shall be provided by the applicant. The site plan should be drawn to scale and shall indicate clearly and with full dimensions the information required.

B.

Site plan requirements:

1.

Exterior boundary lines of the property indicating easements, dimensions and lot size;

2.

Label all adjacent streets or rights-of-way;

3.

Location, elevations, size, height, dimensions, materials and proposed use of all buildings and structures, (including walls, fences, signs, lighting and hooding devices) existing and intended to be on the site;

4.

Distances between all structures and between all property lines or easements and structures;

5.

Any nearby buildings relevant to application;

6.

All existing trees on the site giving circumference, type and location and any significant plant material;

7.

Any existing significant natural features such as rock outcroppings or watercourses;

8.

Location, number of spaces, and dimensions of off-street parking spaces, loading docks and maneuvering areas; indicate internal circulation;

9.

Pedestrian, vehicular and service points of ingress and egress; driveway widths and distances between driveways;

10.

Proposed landscaping, include diagram, quantity, location, varieties and container size;

11.

Proposed grading plan (for sites having over five-foot grade differential) showing direction and path of drainage on, through and off the site; indicate any proposed drainage channels or facilities;

12.

Required and existing street dedications and improvements such as sidewalks, curb, gutter and pavement;

13.

Note scale (scale: 1" = 40') and north arrow on plan;

14.

Vicinity map indicating nearby cross streets in relation to the site (need not be to scale);

15.

Other such data as may be required by the Building Official, Planning Director or Planning Commission to aid them in consideration of any site plan review. The Planning Director or Building Official may waive specific requirements of this section if they are not necessary or appropriate for the review required.

C.

The Building Official, the Planning Director or Planning Commission shall approve, approve with such conditions as are deemed necessary to protect the public health, safety and general welfare, or disapprove the site plan. In approving the site plan, the Building Official, Planning Director or Planning Commission shall ascertain that all applicable provisions of this title are complied with.

D.

The approved site plan, with any conditions shown thereon or attached thereto when appealed to the Planning Commission, shall be dated and signed by the Planning Director or Building Official.

E.

Revisions by the applicant to an approved site plan shall be made pursuant to the initial application procedure set forth in this chapter provided the Planning Director may approve minor modifications that do not materially alter the approved site plan.

(Ord. 775 (part), 2004).

A.

Within the perimeter of a parking area, five (5) percent of the parking area shall be planted with trees, shrubs and ground covers. Utilization of trees for landscaping, where practical, is preferred to shrubs and ground covers. There shall be a minimum of one-five (5) gallon sized tree planted for each ten (10) parking spaces. Bark and decorative rock may be used in the interim to cover the ground until plants mature. Lawn may also be used when the lawn area contains at least one hundred and fifty (150) square feet.

B.

Parking areas provided adjacent to the street shall be separated from the street by landscaping within the required building setback area. To the extent practical, the setback landscape area should provide some screening of the parking area from the street. Landscaping within this area shall include one-fifteen (15) gallon sized tree for each one hundred (100) feet of street frontage, and at least one gallon sized shrub for each five (5) feet of frontage. Such landscaped area may also be planted with lawn or ground cover plants. Other decorative non -plant ground covers may be used as long as they do not exceed twentyfive percent (25%) of the landscaped area. None of the landscaped setback area shall qualify for the five percent (5%) requirement in subsection (A) above.

C.

On projects not requiring parking lot landscaping there shall be planted trees, shrubs and/or ground covers, as provided in subsection (A) in an area of not less than two percent (2%) of the total lot area.

D.

Landscaping shall be provided in the event the project substantially impairs the view shed of adjacent properties or is required to reduce noise levels at the property line from the project and shall be approved by the Planning Commission.

E.

The landscape plan shall include a plan for water efficient irrigation in accord with City policy.

(Ord. 775 (part), 2004).

Because of changes that may occur in the local neighborhood due to increase in vehicular traffic generated by facilities requiring a site plan review, the City may require dedications and improvements deemed necessary to reduce or mitigate impacts of the proposed use. As a condition or conditions to the approval of any site plan the following may be required:

A.

Developments Bordering or Traversed by an Existing Street. If the development borders or is traversed by an existing street, the applicant may be required to:

1.

Dedicate all necessary rights-of-way to widen a bordering minor or collector street to the extent of one-half the ultimate width established by the city as the standard for such minor or collector street;

2.

Dedicate all necessary rights-of-way to widen a traversing minor or collector street to its ultimate width established by the city as the standard for such minor or collector street;

3.

Dedicate all necessary rights-of-way to widen a bordering or traversing major street to the standards of width required for a collector street under paragraphs (1) and (2) above;

4.

Set back all facilities the required distances from ultimate property lines along a major street as shown on any master, official or precise plan of streets and highways;

5.

Install utilities and drainage facilities to the full extent of the service requirements generated by the development;

6.

Grade and improve bordering minor or collector streets from curb to the centerline of the ultimate right-of-way;

7.

Grade and improve traversing minor or collector streets from curb to curb;

8.

Grade and improve both parking lanes and the two outside traffic lanes of a traversing major street.

B.

Except as provided in subsection (C), all new roads shall be dedicated and improved in accordance with the requirements of subsection (A).

C.

Where a frontage road is provided and improved along a major street in accordance with city standards, the dedication and curb, gutter, sidewalk, street sign, street light, grading and paving requirements of subsection (A) shall not be required.

D.

Where access to or from a bordering or traversing major street is prohibited as a condition of approval or by law, the curb, gutter, sidewalk, street sign, street light, grading and paving requirements of subsection (A) shall not be required.

E.

All improvements shall be to city standards existing at the time the site plan is approved and shall be installed at the time of the proposed development. Where it is determined by the Planning Commission that it is impractical to put in any or all improvements at the time of the proposed development, an agreement to make such improvements may be accepted in lieu thereof. The applicant shall enter into an agreement with the city for the provision of improvements before a building permit may be issued, at which time there shall be money deposited with the city or a performance bond posted with the city, in an amount equal to one and a half times the estimated cost of the improvements, to guarantee the making of such improvements.

(Ord. 775 (part), 2004).

Before a building permit shall be issued for any building or structure proposed as part of the approved site plan, the Building Official shall determine that the proposed building location, facilities and improvements are in conformity with the site plan and conditions. All conditions imposed by the Plan ning Director or Planning Commission must be complied with prior to issuance of any certificate of occupancy or final approval.

(Ord. 775 (part), 2004).

A site plan approval shall lapse and shall become void one year following the date on which approval by the Building Official, Planning Director, or Planning Commission became effective unless, prior to the expiration of one year, the use or construction is commenced and construction diligently pursued toward completion on the site which was the subject of the site plan approval. Approval may be extended for an additional period or periods of one year upon written application to the Building Official or Planning Director. Such extension request must be filed before expiration of the existing approval.

(Ord. 775 (part), 2004).

A.

Failure to comply with an approved site plan, unauthorized modification of the site plan, or failure to maintain required landscaping shall be grounds for termination of any conditional use permit in the manner set forth in § 16.44.050.

B.

Failure to comply with an approved site plan, unauthorized modification of the site plan for which a conditional use permit was not required, or failure to maintain required landscaping is unlawful and shall constitute an infraction for each day that the utilization of the property is in violation of the approved site plan. Utilization of the property in violation of a site plan shall constitute a public nuisance and the City may take such action to abate the public nuisance.

(Ord. 775 (part), 2004).

Except as provided in Sections 16.52.060 and 16.52.070 a site plan approved pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site which was the subject of the site plan approval.

(Ord. 775 (part), 2004).