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Chapter 18. General Zoning Ordinance

Sec. 18-164. Site Plan Review and Approval Procedures

(1) Purpose. The purpose of this Section is to specify the requirements and procedures for the review and approval of site plan applications. The provisions of this Section are designed to ensure that proposed land uses and development activity complies with the requirements of this Chapter. /p>

(2) Applicability. Site plan review and approval shall be required for changes to site characteristics in Subsections (4)(c) through (i) including redevelopment, expansion, and new uses under 50,000 square feet and 3-8 unit residential development, except for the following:

(a) Group and Large Developments.

(b) Residential accessory buildings, decks, and landscape features.

(c) Fences.

(d) Uses within a Specific Implementation Plan in a Planned Development in accordance with the procedures of Article IX, provided that the Specific Implementation Plan provides a similar level of detail and range of plans as a typical site plan submittal required under this Chapter.

(e) Uses within a Campus Master Plan in a Campus Development zoning district in accordance with the procedures of Section 18-166.

(3) Pre-Application Conference. Prior to formal submittal of a site plan application, it is recommended that the applicant confer with the Zoning Administrator in order to establish mutual understanding as to the basic concept proposed and to ensure proper compliance with the technical requirements and procedures for processing the site plan application. A timetable for project review may also be discussed.

(4) Application. A site plan application may be considered complete if it contains all of the following, unless specific application requirements are waived in writing by the Zoning Administrator. Maps depicting the following information shall be prepared (digital files should be submitted rather than paper copies whenever possible, if applicable).

(a) Written description of the intended use describing in reasonable detail the following:

1. Existing zoning district(s) and proposed zoning district(s), if different.

2. Existing and proposed land uses.

3. Projected number of residents, employees, and/or daily customers.

4. Proposed number of dwelling units and density.

5. Demonstration of compliance with the applicable standards and requirements of this Chapter.

6. Demonstration of compliance with the City's land dedication requirements per Chapter 19 Subdivision and Platting of the Municipal Code.

7. Demonstration of consistency with the Comprehensive Plan.

8. Any other information pertinent to adequate understanding by the Plan Commission of the intended use and its relation to nearby properties.

9. Fencing materials (Section 18-106).

10. Any other information pertinent to adequate understanding by the Plan Commission of the intended use and its relation to nearby properties.

(b) A small location map showing the subject property and illustrating its relationship to the nearest street intersection.

(c) Pre-Development Site Information.

1. Legal description of the subject property.

2. Existing property lines and setback lines.

3. Existing structures and paved areas.

4. Existing right of way lines with bearings and dimensions clearly labeled.

5. Existing easements and utilities.

6. Existing and proposed topography with a maximum contour interval of 2 feet, except where existing ground is on a slope of less than 2 percent where one foot contours shall be shown.

7. The outer edges of all natural resource areas (i.e. floodplains, shorelands, wetlands, drainageways, woodlands, steep slopes).

(d) Proposed Post-Development Site Information.

1. Property lines and setback lines.

2. Location of all proposed structures and use areas, including paved areas, building entrances, walks, drives, decks, patios, fences, utility poles, and drainage facilities.

3. Proposed right of way lines with bearings and dimensions clearly labeled.

4. Proposed access points onto public streets and access drives on the subject property.

5. Location and dimension of all on-site parking (and off-site provisions if they are to be employed), including a summary of the number of parking stalls provided.

6. Location of all proposed parking and traffic circulation areas.

7. Location and configuration of all visibility triangles proposed on the subject property.

8. Location and dimension of all loading and service areas on the subject property.

9. Location of all outdoor storage areas and the design of all screening devices.

10. Location and type of all stormwater facilities and management approach to be employed.

11. Location of snow storage areas, except for single family and two family residential.

12. Proposed easement lines and dimensions with a key provided and explained on the margins of the plan as to ownership and purpose.

13. Location, type, height, size, and lighting of all signage on the subject property.

14. In the legend, include the following data for the subject property: lot area, flood area, floor area ratio, impervious surface area, impervious surface ratio, and building heights.

(e) Detailed Landscaping Plan. If required, a landscape plan depicting the location, type, and size at time of planting and maturity of all landscaping features as required in Article VIII.

(f) Grading and Erosion Control Plan. Depicting existing and proposed grades, including retention walls and related devices, and erosion control measures per the approval of the City Engineer.

(g) Elevation Drawings.

1. Elevations of proposed buildings or proposed remodeling of existing buildings showing finished exterior treatment.

2. Depict exterior materials, texture, color, and overall appearance.

3. Perspective renderings of the proposed project and/or photos of similar structures may also be submitted, but not in lieu of drawings showing the actual intended appearance of the building(s).

(h) Photometric Plan.

1. Location, type, height, design, illumination power, and orientation of all exterior lighting on the subject property.

2. Impact of lighting across the entire property to the property lines rounding to the nearest 0.10 foot candles, and depicting an illumination limit of 0.50 foot candles. The 0.50 foot candle line cannot extend beyond the property line.

(i) Operational Plan.

1. Describe the proposed hours of operation, projected normal and peak water usage, sanitary sewer or septic loadings, and traffic generation.

2. Procedures for snow removal, except for single and two family residential.

(5) Review and Approval by the Zoning Administrator.

(a) The Zoning Administrator shall determine whether the site plan application is complete and fulfills the requirements of this Chapter. If the application is determined to be incomplete, the Zoning Administrator shall notify the applicant.

(b) The Zoning Administrator shall coordinate review with the City's Development Review Team.

(c) The Zoning Administrator shall review and approve or deny the site plan.