Site plan review is intended to ensure that proposed developments meet applicable provisions of these regulations prior to approval; and to ensure that development occurs in accordance with these regulations and applicable conditions of approval prior to the issuance of building permits.
This article provides for two types of site plan submittals: Zoning Site Plans and Development Site Plans. The applicability of each is as follows.
A. Zoning Site Plans
1. A zoning site plan shall be required with all applications for rezoning (change in zoning district), PDO overlay zoning, conditional uses, temporary uses, sign permits, and as necessary to ensure the proper placement
of secondary or accessory structures allowed by-right. Changes in zoning district classification to a lower intensity district, or “down zoning,” are exempt from this provision.
2. No application shall be considered complete without having a site plan attached that meets the requirements of this article. Zoning site plans are reviewed and approved as part of the accompanying application.
B. Development Site Plans
1. Development site plan approval is required prior to the issuance of a building permit for all new principal structures and changes or modifications to principal structures subject to the requirements of these regulations.
2. Single-family residential principal structures shall be exempt, except when zoned R-2 and part of a zero lot line development.
13.3. Zoning Site Plan Requirements
No zoning or sign permit application shall be considered complete and sent for Planning Commission review if the accompanying zoning site plan does not provide the following information as indicated.
A. The following shall apply to all zoning site plan submittals.
1. Twelve (12) copies submitted on letter size (8½” X 11”) or tabloid (11” X 17”) sheets; plus one (1)copy in electronic format (.pdf file extension).
2. Site address, owner name, north arrow, reference scale, scale bar, and legend. Reference scale shall be at an appropriate scale to depict all required elements, portrayed as 1 inch = X feet at a ten (10) foot increment. Drawings shall be oriented north, except when impractical.
3. Subject lot and adjacent lot property boundary lines and setback lines with dimensions.
4. Existing and proposed zoning and uses on the subject lot and adjacent lots.
5. Edge of pavement for streets and sidewalks, with dimensions and traffic flow arrows.
6. Rights-of-way, access controls, and easements, with dimensions.
7. Existing and proposed structures within one-hundred and fifty (150) feet of the subject lot, with dimensions, number of floors/stories, gross floor area, and height.
8. Existing and proposed offstreet parking, loading, and driveway locations, with required quantities and dimensions. May provide locations only for sign permit applications.
9. Compatibility buffer requirements, including visual buffers, landscape buffers, and applicable compatibility height setbacks, with proposed locations and dimensions.
10. Proposed outdoor display, storage, and garbage/liquid waste container areas with dimensions.
11. Existing and proposed permanent sign locations including traffic control signs.
12. Other attachments required per Article 10.
B. In addition to Section 13.03.A, permanent sign permit zoning site plans shall have the following information, as applicable to the sign category and type:
1. Location and height of all existing (to remain) and proposed signs on the site.
2. Location and routing of electrical supply.
3. Scaled sign elevation drawings from each direction showing the following information:
a. Freestanding Signs: Sign height and width (including support structure), sign face dimensions, and sign face surface area.
b. Roof/Wall Mounted Signs: Building and sign elevation with cabinet height and width, sign face dimensions, and sign face surface area.
c. All specifications including size of letters and graphics.
d. Description of sign and frame materials and colors including supports.
e. Planter box details, including construction, materials, plant types, sizes, number, and spacing.
4. Detail Drawings:
a. Installation Details
i. Freestanding Signs: Foundation and footing details.
ii. Roof/Wall Signs: Anchor and mounting details
b. Electrical wiring diagram
5. Technical specifications for signs with any type of illumination necessary to verify that the proposed sign meets the standards of Article 08.
C. In addition to Section 13.03.A, temporary sign permit zoning site plans need only include a scaled elevation drawing of the proposed sign, with all applicable sign dimensions.
13.4. Development Site Plan Requirements
No permit for building construction meeting the minimum applicability standards, shall be accepted without an approved development site plan for the applicable property. The development site plan application shall only be considered complete if it provides the following information as indicated.
A. Prepared and sealed by a licensed professional engineer, architect, or landscape architect at a scale of one (1) inch equals twenty (20) feet, on standard twenty-four by thirty-six inch (24” x 36”) sheets. Three (3) hard copies shall be submitted; plus one (1)copy in electronic format (.pdf file extension).
B. Site address, owner name, north arrow, reference scale, scale bar, and legend. Drawings shall be oriented north, except when impractical.
C. Subject lot and adjacent lot property boundary lines and setback lines with dimension.
D. Existing and proposed zoning and uses on the subject lot and adjacent lots.
E. Edge of pavement for streets and sidewalks, with dimensions and traffic flow arrows.
F. Existing and proposed contour lines at one (1) foot intervals; indicate direction of storm water flow.
G. Existing and proposed rights-of-way, access controls, easements (utility, drainage, access, fire lane), and sight triangles, with dimensions.
H. Existing and proposed utilities and storm water drainage structures.
I. Existing and proposed structures within one-hundred and fifty (150) feet of the subject lot, with dimensions, number of floors/stories, gross floor area, percent lot coverage, and height.
J. Existing and proposed offstreet parking, loading, and driveway locations, with required quantities and dimensions, calculations and the number of stalls proposed.
K. Compatibility buffer requirements, including visual buffers, landscape buffers, and applicable compatibility height setbacks, with proposed locations and dimensions.
L. Proposed outdoor display, storage, and garbage/liquid waste container areas with dimensions.
M. Existing and proposed permanent sign locations.
N. Boundary and elevation of the one percent (1%) chance flood event, sometimes referred to as the 100-year floodplain.
O. Finished building pad elevation.
P. Required offstreet parking calculations for standard and ADA-accessible parking stalls, including the number of spaces actually proposed.
Q. Delineate onsite circulation with traffic flow arrows, designated delivery/service entrances and routes, onsite pavement markings, traffic control signage, and incidental directional signs.
R. Location and species name (common and scientific) of all existing isolated trees having a diameter of six (6) inches or more. Groupings of existing trees may show the perimeter outline, with a written inventory of individual trees included.
S. Elevation drawings with:
2. Elevations of all proposed and related existing structures with roof pitches noted.
3. Location of signs to be mounted on the elevations.
4. List of exterior siding and roofing material types.
T. Lighting Plan
1. Location of all existing and proposed lighting fixtures and poles.
2. Size specifications and elevation view with dimensions.
3. Illumination, material, and color specifications.
4. Foundation/footing or wall anchorage details.
U. Visual & Landscape Buffer Plan: Consistent with the requirements of Section 09.06, inclusive of all screening fences/walls.
V. Drainage Plan: Upon request of the Zoning Administrator or City Engineer.
W. Parking & Traffic Studies: Upon request of the Zoning Administrator or City Engineer.
13.5. Standard of Review
The Zoning Administrator’s review and recommendations shall be based on the following standards:
A. The extent to which the proposal conforms to the previous sections of these regulations.
B. The extent to which the development would be compatible with the surrounding area.
C. The extent to which the proposal conforms to the provisions of the City’s Subdivision Regulations.
D. The extent to which the proposal conforms to customary engineering standards used in the City.
E. The extent to which the location of streets, paths, walkways, and driveways are located so as to enhance safety and minimize any adverse traffic impact on the surrounding area.
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