Chapter 16.52 — SITE PLAN REVIEW

The purpose of the site plan is to enable the building and planning departments to make a finding that the proposed development is in conformity with the intent and provisions of this title and to guide the building department in the issuance of building permits. Site plan review pursuant to this Chapter shall be required for the issuance of all permits required by the building department, conditional use permits, administrative permits, change in a use or expansion of a use requiring additional parking, initial occupation and use of vacant property, or as otherwise required by this title.

(Ord. 775 (part), 2004).

A.

The applicant shall submit one print of the site plan to the Planning Director or Building Official when Planning Commission review is not required. If Planning Commission review is required, ten (10) prints shall be provided by the applicant. The site plan should be drawn to scale and shall indicate clearly and with full dimensions the information required.

B.

Site plan requirements:

1.

Exterior boundary lines of the property indicating easements, dimensions and lot size;

2.

Label all adjacent streets or rights-of-way;

3.

Location, elevations, size, height, dimensions, materials and proposed use of all buildings and structures, (including walls, fences, signs, lighting and hooding devices) existing and intended to be on the site;

4.

Distances between all structures and between all property lines or easements and structures;

5.

Any nearby buildings relevant to application;

6.

All existing trees on the site giving circumference, type and location and any significant plant material;

7.

Any existing significant natural features such as rock outcroppings or watercourses;

8.

Location, number of spaces, and dimensions of off-street parking spaces, loading docks and maneuvering areas; indicate internal circulation;

9.

Pedestrian, vehicular and service points of ingress and egress; driveway widths and distances between driveways;

10.

Proposed landscaping, include diagram, quantity, location, varieties and container size;

11.

Proposed grading plan (for sites having over five-foot grade differential) showing direction and path of drainage on, through and off the site; indicate any proposed drainage channels or facilities;

12.

Required and existing street dedications and improvements such as sidewalks, curb, gutter and pavement;

13.

Note scale (scale: 1" = 40') and north arrow on plan;

14.

Vicinity map indicating nearby cross streets in relation to the site (need not be to scale);

15.

Other such data as may be required by the Building Official, Planning Director or Planning Commission to aid them in consideration of any site plan review. The Planning Director or Building Official may waive specific requirements of this section if they are not necessary or appropriate for the review required.

C.

The Building Official, the Planning Director or Planning Commission shall approve, approve with such conditions as are deemed necessary to protect the public health, safety and general welfare, or disapprove the site plan. In approving the site plan, the Building Official, Planning Director or Planning Commission shall ascertain that all applicable provisions of this title are complied with.

D.

The approved site plan, with any conditions shown thereon or attached thereto when appealed to the Planning Commission, shall be dated and signed by the Planning Director or Building Official.

E.

Revisions by the applicant to an approved site plan shall be made pursuant to the initial application procedure set forth in this chapter provided the Planning Director may approve minor modifications that do not materially alter the approved site plan.

(Ord. 775 (part), 2004).

16.52.030 - Landscapes Standards.

A.

Within the perimeter of a parking area, five (5) percent of the parking area shall be planted with trees, shrubs and ground covers. Utilization of trees for landscaping, where practical, is preferred to shrubs and ground covers. There shall be a minimum of one-five (5) gallon sized tree planted for each ten (10) parking spaces. Bark and decorative rock may be used in the interim to cover the ground until plants mature. Lawn may also be used when the lawn area contains at least one hundred and fifty (150) square feet.

B.

Parking areas provided adjacent to the street shall be separated from the street by landscaping within the required building setback area. To the extent practical, the setback landscape area should provide some screening of the parking area from the street. Landscaping within this area shall include one-fifteen (15) gallon sized tree for each one hundred (100) feet of street frontage, and at least one gallon sized shrub for each five (5) feet of frontage. Such landscaped area may also be planted with lawn or ground cover plants. Other decorative non -plant ground covers may be used as long as they do not exceed twentyfive percent (25%) of the landscaped area. None of the landscaped setback area shall qualify for the five percent (5%) requirement in subsection (A) above.

C.

On projects not requiring parking lot landscaping there shall be planted trees, shrubs and/or ground covers, as provided in subsection (A) in an area of not less than two percent (2%) of the total lot area.

D.

Landscaping shall be provided in the event the project substantially impairs the view shed of adjacent properties or is required to reduce noise levels at the property line from the project and shall be approved by the Planning Commission.

E.

The landscape plan shall include a plan for water efficient irrigation in accord with City policy.

(Ord. 775 (part), 2004).

Because of changes that may occur in the local neighborhood due to increase in vehicular traffic generated by facilities requiring a site plan review, the City may require dedications and improvements deemed necessary to reduce or mitigate impacts of the proposed use. As a condition or conditions to the approval of any site plan the following may be required:

A.

Developments Bordering or Traversed by an Existing Street. If the development borders or is traversed by an existing street, the applicant may be required to:

1.

Dedicate all necessary rights-of-way to widen a bordering minor or collector street to the extent of one-half the ultimate width established by the city as the standard for such minor or collector street;

2.

Dedicate all necessary rights-of-way to widen a traversing minor or collector street to its ultimate width established by the city as the standard for such minor or collector street;

3.

Dedicate all necessary rights-of-way to widen a bordering or traversing major street to the standards of width required for a collector street under paragraphs (1) and (2) above;

4.

Set back all facilities the required distances from ultimate property lines along a major street as shown on any master, official or precise plan of streets and highways;

5.

Install utilities and drainage facilities to the full extent of the service requirements generated by the development;

6.

Grade and improve bordering minor or collector streets from curb to the centerline of the ultimate right-ofway;

7.

Grade and improve traversing minor or collector streets from curb to curb;

8.

Grade and improve both parking lanes and the two outside traffic lanes of a traversing major street.

B.

Except as provided in subsection (C), all new roads shall be dedicated and improved in accordance with the requirements of subsection (A).

C.

Where a frontage road is provided and improved along a major street in accordance with city standards, the dedication and curb, gutter, sidewalk, street sign, street light, grading and paving requirements of subsection (A) shall not be required.

D.

Where access to or from a bordering or traversing major street is prohibited as a condition of approval or by law, the curb, gutter, sidewalk, street sign, street light, grading and paving requirements of subsection (A) shall not be required.

E.

All improvements shall be to city standards existing at the time the site plan is approved and shall be installed at the time of the proposed development. Where it is determined by the Planning Commission that it is impractical to put in any or all improvements at the time of the proposed development, an agreement to make such improvements may be accepted in lieu thereof. The applicant shall enter into an agreement with the city for the provision of improvements before a building permit may be issued, at which time there shall be money deposited with the city or a performance bond posted with the city, in an amount equal to one and a half times the estimated cost of the improvements, to guarantee the making of such improvements.

(Ord. 775 (part), 2004).

Before a building permit shall be issued for any building or structure proposed as part of the approved site plan, the Building Official shall determine that the proposed building location, facilities and improvements are in conformity with the site plan and conditions. All conditions imposed by the Plan ning Director or Planning Commission must be complied with prior to issuance of any certificate of occupancy or final approval.

(Ord. 775 (part), 2004).

A site plan approval shall lapse and shall become void one year following the date on which approval by the Building Official, Planning Director, or Planning Commission became effective unless, prior to the expiration of one year, the use or construction is commenced and construction diligently pursued toward completion on the site which was the subject of the site plan approval. Approval may be extended for an additional period or periods of one year upon written application to the Building Official or Planning Director. Such extension request must be filed before expiration of the existing approval.

(Ord. 775 (part), 2004).

A.

Failure to comply with an approved site plan, unauthorized modification of the site plan, or failure to maintain required landscaping shall be grounds for termination of any conditional use permit in the manner set forth in § 16.44.050.

B.

Failure to comply with an approved site plan, unauthorized modification of the site plan for which a conditional use permit was not required, or failure to maintain required landscaping is unlawful and shall constitute an infraction for each day that the utilization of the property is in violation of the approved site plan. Utilization of the property in violation of a site plan shall constitute a public nuisance and the City may take such action to abate the public nuisance.

(Ord. 775 (part), 2004).

Except as provided in Sections 16.52.060 and 16.52.070 a site plan approved pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site which was the subject of the site plan approval.

(Ord. 775 (part), 2004).

Chapter 16.54 - OFF-STREET PARKING AND OFFSTREET LOADING FACILITIES

Sections:

16.54.010 - Off-street parking facilities required.

A.

A parking space shall be an area for the parking of a motor vehicle, plus those additional areas and facilities required to provide for the safe ingress and egress from the space. The area set aside to meet these

provisions must be usable and accessible for the type of off-street parking need which must be satisfied.

B.

In any residential district, all vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in a garage or carport, or (not to exceed two vehicles) stored in an area entirely enclosed by a six (6) foot sight obscured fence not within the front yard setback.

C.

There shall be provided off-street parking facilities for vehicles in accordance with the requirements of this chapter and other applicable provisions on occurrence of any of the following:

1.

Initial occupancy of a site or construction of a structure where parking is required pursuant to § 16.54.020;

2.

Change of use of a building where parking is required pursuant to § 16.54.040;

3.

Building additions or enlargements where parking is required pursuant to § 16.54.040.

(Ord. 775 (part), 2004).

16.54.020 - Parking space schedule.

A.

Parking spaces shall be required as follows:

1.

Residential Uses: As set forth in Zone District.

2.

Commercial and Industrial Uses.

(a)

Banks, business and professional offices (not listed separately herein); one space for each two hundred (200) square feet of floor area;

(b)

Retail stores and personal services establishments: one space for each two hundred (200) square feet of floor area;

(c)

Barber shops and beauty parlors: one space for each one hundred (100) square feet of floor area plus one space for each employee;

(d)

Commercial service establishments, repair shops and wholesale establishments, and retail stores which handle only bulky merchandise such as furniture, household appliances, lumber and building materials, motor vehicles, nursery and garden supplies, farm implements and machinery: one space for each six hundred (600) square feet of floor area, plus one space for each two thousand (2,000) square feet of outdoor sales or service area;

(e)

Hotels and Motels: one space for each unit;

(f)

Private clubs, fraternity houses, sorority houses, lodges, lodging houses and rooming houses: one space for each bed;

(g)

Manufacturing plants and other industrial uses: one space for each employee of the maximum working shift;

(h)

Mini-storage uses: two (2) spaces for an onsite caretaker, if any, plus one space for each two hundred (200) square feet of office space shall be provided;

(i)

For warehouses and storage buildings, one space for each one thousand five hundred (1,500) square feet of floor area or one space for each employee of the maximum working shift, whichever is greater.

3.

Utility uses. Electric distribution substations, electric transmission substations, gas regulator stations, public utility pumping stations, reservoirs, water or gas storage tank farms, sewage treatment plants and other public utility buildings and uses: one space for each employee of the maximum working shift, plus one space for each company vehicle using the site. Where such facility is unmanned, no spaces need be provided.

4.

Health uses.

(a)

Medical and dental offices or clinics: one space for each doctor, dentist or practitioner, plus one space for each employee, plus two (2) spaces for each examining room;

(b)

Rest homes, nursing homes, convalescent homes, homes for the aged: one space for each employee plus one space for each four (4) beds;

(c)

Hospitals: one space for each two (2) beds and one space for each employee of the maximum working shift, excluding doctors.

5.

Places of assembly.

(a)

Café, restaurant or other establishments for the sale and consumption on the premises of food and beverages: one space for each three (3) seats plus one space for each employee of the maximum working shift;

(b)

Drive-in restaurants: one space for each three (3) seats, plus the number of additional spaces prescribed by the Planning Commission;

(c)

Auditoriums (except school auditoriums), churches, dancehalls, private clubs and lodges, wedding chapels, mortuaries, sports arenas and stadiums, and health clubs and public swimming pools generally one space for each three (3) fixed seats or one space for each fifty (50) square feet of area available for public use, whichever is greater, plus one space for each employee, provided however the Planning Commission may determine the number of spaces required taking into consideration the intensity of the proposed use;

(d)

Theaters: one space for each two seats;

(e)

Bowling alleys: four (4) spaces for each alley, plus one space for each three (3) seats devoted to restaurant and/or cocktail lounge and one for each employee;

(f)

Other places of assembly without fixed seats: one space for each fifty (50) square feet of floor area used for assembly.

Educational uses.

(a)

Elementary and junior high schools: one space for each employee including teachers, administrators, and custodians, plus sufficient space for safe and convenient bus loading and unloading of students;

(b)

High schools: three (3) spaces for each classroom, plus one space for every six (6) students;

(c)

Colleges: one space for each employee including teachers, administrators and custodians, plus one space for each ten (10) students enrolled;

(d)

Day care centers: one space for each employee;

(e)

Business, professional and trade schools and colleges; art, music and dancing schools: one space for each employee including teachers and administrators, plus one space for each two (2) adult students.

7.

Public Uses.

(a)

Public buildings not open to the public: one space for each employee of the maximum working shift;

(b)

Public buildings open to the public: one space for each employee of the maximum working shift plus such additional spaces required by the Planning Commission taking into consideration the anticipated use of facility by the public.

(c)

Public buildings and grounds other than administrative offices and educational uses: one space for each employee of the maximum working shift, plus the number of additional spaces required by the Planning Commission.

8.

Transportation Terminals and Facilities. Airports, heliports, bus depots, railroad stations and yards, truck terminals: one space for each employee of the maximum working shift, plus the number of additional spaces prescribed by the Planning Commission.

9.

Miscellaneous Uses. For a use not specified in the parking space schedule set out in this section, the same number of parking spaces shall be provided, as determined by the Planning Commission, as are required for the most similar specified use.

(Ord. 775 (part), 2004).

16.54.030 - Floor area defined—Measurement of parking spaces.

A.

For the purposes of this chapter, "floor area" means that floor area used, or intended to be used, for service to the public as customers, patrons, clients or patients, or as tenants, including areas occupied by fixtures and equipment used for the display or sale of merchandise. It does not include areas used principally for storage and restrooms.

B.

If, in the application of the requirements of this chapter, a fractional number is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half.

(Ord. 775 (part), 2004).

16.54.040 - Change in use - Additions and enlargements to existing facilities - Effect on parking facilities.

A.

Whenever there is a change in use and such change creates a need for an increase in the number of offstreet parking spaces, such increase in off-street spaces shall be provided on the increased requirements of the new use, with credit being given for existing offstreet parking facilities. Except for single-family residences and residential duplexes, additional parking requirements for a change in use need be satisfied only to the extent that such additional parking area is available on the subject lot or parcel.

B.

In the event the change creates a need for an increase of two (2) or less off-street parking spaces, no additional parking facilities shall be required. However, when the addition or enlargement of an existing building creates a need for an increase in the number of off-street parking spaces by ten (10) percent or more, such increase in off-street parking facilities shall be provided on the basis of the total increase in floor area, or in other applicable units of measurement, even if it is two (2) or less spaces.

(Ord. 775 (part), 2004).

16.54.050 - Conversion of residential garages to additional living space.

A.

This section shall apply to single-family dwellings where all the following conditions occur:

1.

The lot or parcel upon which the dwelling is located is less than seven thousand square feet;

2.

The dwelling was constructed prior to adoption of this ordinance.

B.

The owner of such existing single-family residential dwelling may apply for and obtain an administrative permit to convert an attached garage or carport of such dwelling unit into additional living space not to be used as an "accessory dwelling unit". The following terms and conditions shall apply for approval of the administrative permit.

1.

For each required garage space or carport space converted, the owner shall provide one off-street parking space on the subject property. and not be located within any required building setback area if other areas are reasonably available.

2.

Such alternate parking space shall be paved with concrete or asphalt.

3.

The design and location of the alternate parking space, together with the access thereto, shall be approved by the planning director.

4.

Submission by the applicant of such plans for the garage conversion and construction of the parking place as may be required by the building official for the issuance of a building permit.

C.

No work shall commence on any such conversion or on construction of alternate parking prior to the issuance of an administrative permit by the planning director and the applicant obtaining a building permit for such construction and conversion and paying the necessary fee therefor. Notwithstanding the foregoing, an innocent bonafide purchaser of a residential dwelling described in subsection (A) for which a permit was not obtained may apply for a permit pursuant to this section and for a building permit for such conversion subject to such conditions as may be additionally imposed by the building official to assure that the construction and conversion was in compliance with all applicable codes and regulations.

(Ord. No. 853, § 2, 8-16-2018)

Editor's note— Ord. No. 853, § 2, adopted Aug. 16, 2018, amended § 16.54.050 in its entirety to read as herein set out. Former § 16.54.050 pertained to conversion of residential garages and derived from Ord. 775 (part), adopted in 2004.