§ 270. Site Plan Review Procedure.
1.
The requirements of this section shall apply to the review of plans where one or more buildings are to be erected on a single lot, except the following:
(1)
Developments conditioned by planned district or special procedure permit.
(2)
Single-family residential dwellings, including associated garages.
(3)
Nonresidential buildings less than one thousand (1,000) square feet in gross floor area.
(4)
Additions to non-residential buildings when the addition is less than ten (10) percent of the existing building's gross floor area, the addition does not exceed five thousand (5,000) square feet, no new curb cuts are required, and where new construction does not reduce existing parking or significantly modify existing on-site circulation as determined by the Director of Public Works.
(5)
Enclosed stairwells.
(6)
Canopies constructed over existing walkways, loading docks or pump islands, where new construction does not reduce existing parking or significantly modify existing on-site circulation, as determined by the Director of Public Works.
2.
Site plans shall be reviewed and approved by the Director of Public Works and the Planning and Zoning Commission in accord with the following:
(1)
Compliance of the site plan with Zoning Ordinance requirements shall be established by the Director of Public Works.
(2)
The Director of Public Works shall review and recommend approval/rejection of the right-of-way, pavement required, curb cuts and other design features of abutting public streets or private or new streets, other than multiple-family access drives within the development connecting the development with a major street or streets. Additional streets may be required for the public health, safety and welfare, when determined necessary by the Director of Public Works. On such streets, the Director of Public Works shall determine the requirements for rights-of-way, street width, width of curb cuts, street trees, sidewalks, and any other improvements in adjacent rights-of-way where not covered by the City's Subdivision Ordinance.
The Director of Public Works shall review and approve the plans for conceptual compliance with the various codes and ordinances relating to grading, drainage, silt control, storm sewer services, floodplain (as it affects the development), and other applicable requirements.
At such times as a development is proposed adjacent to a street that is accepted and maintained by the City, that street shall be improved in accordance with the City standards and the cost of improvement of and the dedication of half of the right-of-way adjacent to the proposed development shall be included in the overall development improvements.
(3)
The Planning and Zoning Commission shall review and approve the internal traffic and pedestrian circulation system, landscaping, parking areas and additional characteristics of site design, as deemed appropriate. Landscaping may include recontouring, building of earth berms, vegetative covering, screening or other material alteration of the site as deemed appropriate to enhance areas outside the public right-of-way or to preserve the integrity of adjacent properties. Internal circulation shall include the location, nature, extent, construction and design of internal driveway lanes (including multiple-family access streets), parking lots, driveways to or through parking lots and any other facilities that provide vehicular access to buildings, structures and improvements upon a given lot or tract.
(4)
The Director of Public Works shall review and approve the plans for conceptual compliance with the various codes and ordinances relating to sanitary sewer laterals and other applicable requirements of the Building and Plumbing Codes.
3.
For a site plan to be accepted for review, the following information shall be placed either on the site plan or on a separate sheet accompanying the plan:
(1)
Location map, north arrow and plan scale.
(2)
Zoning district, subdivision name, lot number, dimensions and area, and zoning of adjacent parcels where different than site.
(3)
Name, address and telephone number of the person or firm submitting the plan and the person or firm who desires the review comments forwarded to them.
(4)
Proposed use of the building and its construction type and distance from adjacent property lines.
(5)
Off-street parking spaces, required and proposed, including the number, size and location of those designated for the handicapped.
(6)
Type of sanitary sewage treatment and stormwater drainage facilities, including retention ponds.
(7)
Dimensions of existing and proposed road way pavement and right-of-way width for streets abutting the site.
(8)
Existing and proposed landscaping, including name and size of plant material.
(9)
Existing and proposed contour lines or elevations based on mean sea level datum, unless otherwise waived by the Director of Public Works.
(10)
Location and size of existing and proposed free-standing signs.
(11)
Location and identification of all easements (existing and proposed).
(12)
Location and height of all light poles.
(13)
Overall dimensions of all buildings and the gross floor area of each building.
(14)
Approximate location of any stormwater detention facilities, sink holes and springs, silt berms, ponds and other silt control facilities.
Additional information to be placed on the site plan beyond the requirements listed above may be requested based on a joint review of the plans by authorized departmental representatives of the City.
4.
Upon verification of compliance with the site plan requirements stated in subsection 3 above, the plan shall be reviewed at the next regularly scheduled site plan review meeting. Joint review of the plans by the Director of Public Works and the Planning and Zoning Commission shall occur at a time agreed upon by the Director and Commission. Within ten (10) calendar days of the meeting date, a letter shall be forwarded to the person or firm submitting the plan stating the comments of the Director and Commission. Thirty (30) days from the date on the comment letter, revised plans addressing the listed comments shall be submitted for further review. If revised plans are not submitted within the specified time limit, review of the site plan will be terminated.
5.
The requirements for site plan review contained in this section shall apply as the minimum requirements. Additional requirements may be stated, as necessary, and written into a policy memorandum.