Division 4 — SITE PLAN REVIEW

The purpose of site plan review is to:

(1)

Provide a process for the reviewing official or body to verify a proposed project's compliance with this chapter's development, design, and use standards;

(2)

Assure land owners, business owners and developers that proposed uses, structures, and site

improvements comply with the provisions of this chapter before preparation of plans for building permits; and

(3)

Provide a means of streamlining the development review process through administrative review of development proposals.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

The community development director shall have authority to approve or deny the following types of site plans:

(1)

Two (2) or more dwellings on a lot.

(2)

Structures in all mixed-use zones.

(3)

Front and side yard carports consistent with section 29-55.

(b)

The community development director shall have authority to approve, approve with conditions, or deny the following types of site plans:

(1)

Structures and outdoor uses in all commercial zones.

(2)

Structures and outdoor uses in all manufacturing zones.

(3)

Within the CC zone, new structures and additions of less than 3,000 sq. ft.

(4)

Sexually oriented businesses. The planning director shall approve a site plan for a sexually oriented business within thirty (30) days after submission of a complete site plan application, including the filing fee, unless the submitted site plan violates one (1) or more of the objective standards in the City Code, in which case the director shall specify in writing the objective standard(s) that the site plan fails to meet.

(5)

Shared parking per section 29-138.

(6)

Structures and outdoor uses for medical/professional office uses and live/work (medical/professional office use) within the medical office (MO) overlay zone.

(c)

The planning commission shall have the authority to approve, approve with conditions, or deny site plans for new structures and additions of greater than three thousand (3,000) square feet in the civic center (CC) zone, for variances, and conditional use permits.

(d)

The city council shall have the authority to approve, approve with conditions, or deny site plans for projects involving a change of zone when no other discretionary approvals or permits are required.

(Ord. No. 24-03, § 2, 9-17-24)

When site plan review is required by this chapter, the following shall apply:

(1)

Site plan requirements. A site plan of the proposed use shall be submitted with the site plan application and shall be drawn to scale and shall indicate clearly, with full dimensioning, the following information:

a.

Lot dimensions;

b.

All buildings and structures. Location, size, height, proposed use, location of doors;

c.

Yards, setbacks, and space between buildings;

d.

Walls, fences, and landscaping. Location, height and materials;

e.

Off-street parking. Location, number of spaces and/or dimensions of parking area, arrangement of spaces, internal circulation pattern;

f.

Access. Pedestrian, vehicular, service; points of ingress and egress;

g.

Loading. Location, dimensions, number of spaces, internal circulation; Lighting. Location and general nature, hooding devices;

h.

Street dedications and improvements;

i.

Landscaping, where required by or relevant to the provisions of this chapter;

j.

Outdoor storage and activities, where permitted in the zone. Type, location, height of screening devices;

k.

Drainage and grading plan;

l.

Waste disposal facilities;

m.

Signs, including color and lighting incorporated into signage; and

n.

Other data as may be needed for the decisionmaker to take action on the site plan.

(2)

Procedure. Where required by this chapter, site plan review is to be conducted by the commission or council following a review and recommendation by the community development director and/or administrative committee. Where commission or council action is not required by this chapter, the community development director shall conduct the review and may request a recommendation from the administrative committee. Figure 29-306.1 illustrates the site plan review process described below:

a.

Application. An application for a site plan shall be made on forms furnished by the community development department and shall be filed with the community development director by the owner of the property, by the lessee having a leasehold interest of not less than five (5) years exclusive of an option to renew, or by the agent of any of the foregoing duly authorized in writing.

b.

Filing fee. When the application for a site plan is filed, a fee as established by the city council shall be paid, for the purpose of defraying the costs incidental to the proceedings.

c.

Community development director authority.

1.

Timing. Where site plan decision-making authority is vested by this chapter with the community development director, such action shall be taken within thirty (30) days after submission of a complete site plan application, including the filing fee, or as specified in Government Code section 65000 et. seq.

2.

Notice. No notice need be given nor hearing held prior to action by the community development director.

3.

Community development director action. The community development director may elect to approve, conditionally approve or deny a proposed site plan based on the following criteria:

(a)

Compliance with all provisions of this chapter.

(b)

Whether the following are so arranged that traffic congestion is avoided, and pedestrian and vehicular safety and welfare are protected:

i.

Buildings, structures and improvements.

ii.

Vehicular ingress, egress and internal circulation.

iii.

Setbacks.

iv.

Height of buildings.

v.

Location of service access.

vi.

Walls.

vii.

Landscaping.

(c).

Proposed lighting is so arranged as to reflect the light away from adjoining properties.

(d).

Proposed signs will not, by size, location, and color or lighting, interfere with traffic or limit visibility.

(e)

Compliance with state environmental laws.

4.

Appeals. No appeal may be made from a decision of the community development director in the administration of site plan review, except where the appellant asserts that an error has been made in the interpretation of a provision of this chapter, in which case section 29-342(a) for an administrative appeal shall be followed.

e.

Planning commission or city council authority.

1.

Timing. Where site plan decision-making authority is vested by this chapter with the commission or council, the community development director shall schedule the site plan for their consideration within thirty (30) days after submission of a complete site plan application, including the filing fee.

2.

Notice. No notice need be given, by posting, mailing or publication prior to action by the commission or council, except written notice to the site plan applicant in person or by mail.

3.

Commission or council action. Where final action is vested with the council, the commission shall forward a recommendation of approval, conditional approval, or denial of site plan to the council. The commission or council may elect to approve, conditionally approve or deny a proposed site plan. Where final action is vested with the council, the commission shall forward a recommendation of approval, conditional approval, or denial of site plan to the council based on the following:

(a)

Compliance with all provisions of this chapter.

(b)

Whether the following are so arranged that traffic congestion is avoided, pedestrian and vehicular safety and welfare are protected, and there are no adverse effects on surrounding property:

i.

Buildings, structures and improvements.

ii.

Vehicular ingress, egress and internal circulation.

iii.

Setbacks.

iv.

Height of buildings.

v.

Location of service access.

vi.

Walls.

vii.

Landscaping.

(c)

Proposed lighting is so arranged as to reflect the light away from adjoining properties.

(d)

Proposed signs will not, by size, location, and color or lighting, interfere with traffic or limit visibility.

(e)

Compliance with state environmental laws.

4.

Appeals. Decisions of the commission may be appealed to the council pursuant to the provisions of section 29-353(f); decisions of the council are final.

f.

Approved site plan. All copies of the approved site plan, with any conditions shown thereon or attached thereto, shall be dated and signed by the reviewing official or body. One (1) copy of said approved site plan and conditions shall be provided to the applicant.

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(Ord. No. 24-03, § 2, 9-17-24)

Revisions to an approved site plan shall be made pursuant to the site plan review procedure set forth in this division.

(Ord. No. 24-03, § 2, 9-17-24)

Secs. 29-308—29-310. - Reserved.