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: Administrative Site Plans and Development Site Plans. The applicability of each is as follows.

A.    Administrative Site Plans

1.    An Administrative Site Plan shall be required with all applications for PDO overlay zoning and sign permits.

2.    No application shall be considered complete without having a Site Plan attached that meets the requirements of this article. Administrative 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 construction of any new structure and any modification that alters the building footprint of an existing structure.

2.    Single-family residential principal structures shall be exempt, except when zoned R-3 and part of a zero lot line development.

A.    The following shall apply to all Administrative Site Plan submittals. The Zoning Administrator may waive requirements of an Administrative Site Plan. Administrative Site Plan requirements may be reduced or removed by the Zoning Administrator.

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.

6.    Sight triangles, access controls, and easements, with dimensions.

7.    Existing and proposed structures on the lot and within one-hundred and fifty (150) feet of the subject lot, with dimensions, number of floors/stories, gross floor area, and height. Not required for sign permit Site Plans.

8.    Existing and proposed off-street parking, loading, driveway, and emergency turn-around locations.

9.    Railroad track, fence, and existing and proposed utility line locations.

10.  Significant on-site features including, but not limited to: natural and artificial drainage ways, wetland areas, ditches, and hydrologic features. Not required for sign permit Site Plans.

11.  Existing or proposed on-site wastewater system and well and/or water line locations. Not required for sign permit Site Plans.

12.  Floodplain location.

13.  Compatibility buffer requirements, including visual buffers, landscape buffers, and applicable compatibility height setbacks, with proposed locations and dimensions. Not required for sign permit Site Plans.

14.  Proposed outdoor display, storage, and garbage/liquid waste container areas with dimensions. Not required for sign permit Site Plans.

15.  Development report narrative and engineering documents, as applicable.

16.  As applicable, other attachments required per Article 10 specific use standards. This shall not be required for sign permit Site Plans.

B.    Sign permit Site Plans shall include the information indicated below.

1.    Site plan with information as indicated in Section 13.03.A. In addition, the following shall be provided.

a.     Location of the proposed sign(s), labeled with sign category and type.

b.    Location of all existing signs to remain on the same lot, labeled with sign category, type, and face area. Sign height shall be provided for existing freestanding signs.

c.     Indicate the spacing distance between all proposed freestanding signs and existing freestanding signs located within fifty (50) of a proposed sign on the same lot or an adjacent lot.

d.    As applicable, the location and routing of electrical supply lines.

2.    Scaled full-color elevation drawing showing the following information.

a.     Freestanding Signs: Only the front elevation (face view) is required. Include dimension labels for total sign height and width (including support structure), sign face height and width, and sign face surface area.

b.    Building Signs: The drawing shall show the entire front exterior building wall. Include dimension labels for wall height and width, total wall surface area, sign body height and width, sign face height and width, and sign face surface area.

c.     The sign face layout shall be shown on the drawing, including dimensions of lettering and graphics.

d.    Material descriptions and colors for the sign face, body/frame/cabinet material and support structure.

3.    Detail drawings as follows.

a.     Installation Details

i.     Freestanding Signs: Foundation and footing details.

ii.    Building Signs (except window signs): Anchor and mounting details.

b.    Electrical wiring diagram, if applicable.

c.     If applicable, planter box details with dimensions. Shall include construction materials and plant locations labeled with species.

4.    Technical specifications for any type of artificial light source or electrical component.

A Development Site Plan shall be approved by the Zoning Administrator prior to the issuance of a Building Permit on any zoning lot. Development Site Plans shall meet the following requirements.

A.    Shall be prepared and sealed by a licensed professional engineer, architect, or landscape architect.

B.    Drawn to a scale of one (1) inch equals twenty (20) feet, on 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). Submittals for individual single-family residential lots may utilize letter size (8½” X 11”) sheets if drawn at the required scale.

C.    Shall include the following information.

1.    Site address, owner name, north arrow, reference scale, scale bar, and legend. Drawings shall be oriented north, except when impractical.

2.    Subject lot and adjacent lot property boundary lines and setback lines with dimension.

3.    Existing and proposed zoning and uses on the subject lot and adjacent lots.

4.    Edge of pavement for streets and sidewalks, with dimensions and traffic flow arrows.

5.    Existing and proposed contour lines at one (1) foot intervals; indicate direction of storm water flow.

6.    Existing and proposed rights-of-way, access controls, easements (utility, drainage, access, fire lane), and sight triangles, with dimensions.

7.    Existing and proposed utilities and storm water drainage structures.

8.    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.

9.    Existing and proposed off-street parking, loading, and driveway locations, with required quantities and dimensions, calculations and the number of stalls proposed.

10.  Required compatibility buffers, including visual buffers, landscape buffers, and applicable compatibility height setbacks, with proposed locations and dimensions.

11.  Proposed outdoor display, storage, and garbage/liquid waste container areas with dimensions.

12.  Existing and proposed permanent sign locations.

13.  Boundary and elevation of the one-percent (1%) chance flood event (100-year floodplain).

14.  Finished building pad elevation.

15.  Parking layout of all off-street parking areas with the quantity of proposed parking stalls and calculations for standard and ADA-accessible parking stall requirements.

16.  Delineate on-site circulation with traffic flow arrows, designated delivery/service entrances and routes, on-site pavement markings, traffic control signage, and incidental directional signs.

17.  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.

D.    Scaled building elevation drawing for all sides with:

1.    Elevations of all proposed and related existing structures with roof pitches noted.

2.    Location of signs to be mounted on the elevations.

3.    List of exterior siding and roofing material types.

E.    Lighting Plan

1.    Location of all existing and proposed lighting fixtures and poles.

2.    Size specifications and elevation view with dimensions.

3.    Illumination type, pole and fixture materials and colors.

4.    Foundation/footing or wall anchorage details.

5.    Photometric plan

F.    Buffer and Landscape Plan: Consistent with the requirements of Section 09.06, inclusive of all screening fences/walls, berms, and landscape elements.

G.    Drainage Plan: Upon request of the Zoning Administrator or designated official.

H.    Parking & Traffic Studies: Upon request of the Zoning Administrator or designated official.

A.    The Zoning Administrator’s approval or denial shall utilize the following standards of review:

1.    The extent to which the proposal conforms to these regulations.

2.    The extent to which the development would be compatible with the surrounding area.

3.    The extent to which the proposal conforms to the City’s Subdivision Regulations.

4.    The extent to which the proposal conforms to customary engineering standards used in the City.

5.    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.

B.    Zoning Administrator approval or denial may be appealed to the Board of Zoning Appeals per Section 15.04.