§ 137-35. Final site plan approval.

(a)

Applications for final site plan approval of all new structures in all zoning districts shall adhere to the following criteria and approval process, with the exception of the following structures and districts:

(1)

Detached single-family dwellings;

(2)

Two-family dwellings or duplex dwellings;

(3)

Detached single-family type II and III manufactured dwellings;

(4)

Accessory buildings or uses;

(5)

The S-2 planned unit development district;

(6)

New paved parking lots or new additions to existing paved lots with an area not to exceed 9,600 square feet in all zoning districts;

(7)

New additions with an area of 7,500 square feet or less if the existing structure is 15,000 square feet or less in all industrial districts; and

(8)

New additions to existing structures if the area of the addition is:

a.

50,000 square feet or less; or

b.

Ten percent or less of the area of the existing structures.

Subsection (a)(8)a of this section shall only be applicable to the multiple-family residential district, the extensive open space and public use district, all commercial districts, and all industrial districts.

(b)

In order to decrease time delays for certain projects, applications for final site plan approval for the following listed structures shall not be required to be filed with the plan commission but shall be submitted to the city planner for administrative review. The final site plan shall include the written and graphic information listed in subsections (c)(1) through (15) and (d)(1) through (4) of this section. If the final site plan adheres to those written and graphic information requirements, the city planner shall approve the final site plan and shall issue an improvement location permit. All administrative approvals shall be reported by memorandum to the plan commission at the next regularly scheduled plan commission meeting. The applicant may seek final site plan approval from the plan commission, but the decision rests solely with the applicant. The following is a list of structures that shall adhere to this approval.

(1)

New structures of 8,000 square feet or less in the C-1 general commercial district, C-3 city center commercial district, C-5 neighborhood commercial district, and C-6 linear office commercial district.

(2)

New structures of 15,000 square feet or less in all industrial districts.

(3)

New additions to existing structures if the area of the addition is greater than 50,000 square feet and less than or equal to 100,000 square feet in the multiple-family district, the extensive open space and public use district, all commercial districts, and all industrial districts.

(c)

All applications shall be submitted to the plan commission and shall be accompanied by a site plan with the following written and graphic information required.

(1)

Current and correct description of property.

a.

Site plan drawings must be to scale not less than 1 inch = 100 feet and submitted in standard drawing format of not less than 18 inches by 24 inches or greater than 30 inches by 42 inches.

b.

Site plan drawings must show the following information.

1.

Property boundary lines with dimensions, dimension setback lines, street rights-of-way lines, and any known existing easements.

2.

Vicinity map showing surrounding streets.

3.

Location, size and other pertinent data of all proposed improvements, including location and size of buildings, parking and drives, open areas, screening/fencing, and landscaping.

4.

Tabulated land use data, including at least:

(i)

Land coverage.

A.

Buildings.

B.

Parking and drives.

C.

Open space.

(ii)

Parking ratio.

5.

Name, address and telephone number of property owner.

6.

Name, address and telephone number of person preparing site plan drawing.

(2)

The documented height, area, and developmental standards as required by the pertinent zoning district.

(3)

A statement detailing the location, size, and material to be used for both sanitary sewer disposal and water supply.

(4)

A storm drainage system designed to retain all stormwater on site, with a minimum storage capacity based on a 100-year storm frequency, 24-hour duration with post-developmental discharge not exceeding undeveloped discharge and time of travel. In the event a natural waterway is accessible to the site as a stormwater outlet and all approvals are obtained from the appropriate state and federal agencies, a ten-year undeveloped release rate will be allowed with the greatest storage volume of the 100-year storm iteration being satisfied in the stormwater management design.

(5)

The location, legal description, and legal documents of all rights-of-way or utility easements to be dedicated to the city.

(6)

Locations and dimensions of proposed curb cuts, driveways, private entrances, acceleration/deceleration lanes, passing blisters and documentation that the curb cut, driveway, private entrances, acceleration/deceleration lanes, and passing blisters shall be constructed according to section 54-19, as may be amended from time to time.

(7)

Plans, profiles, and typical sections of required service roads, passing blisters, or acceleration/deceleration lanes.

(8)

Location and description of any traffic hazard or existing curb cut located on either side of the roadway within 100 feet of the property line of the subject property.

(9)

Location and description of all publicly-owned fire hydrants, storm inlets, utility poles, and the like that are located on the proposed site or within 100 feet of the property line of the subject property.

(10)

Location of existing and proposed plant materials and landscaping.

(11)

A uniform grid of existing and finish grade elevations and contours based on U.S.G.S. sea level datum for all parcels and/or lots.

(12)

Delineation of all phases of proposed developments.

(13)

Building facade rendering, in order to assure that the building design and the type of construction shall reasonably relate to the surrounding neighborhood.

(14)

Payment of filing fees as prescribed by the plan commission.

(15)

Nine copies of the site plan shall be filed.

(16)

All final site plans shall meet the provisions of the comprehensive plan.

(d)

The department of city planning staff shall distribute the site plan to the following agencies and in accordance with the following.

(1)

Fire protection information must be approved in writing by the division of fire prevention in the following manner:

a.

Discuss with the division of fire prevention requirements for fire protection;

b.

Determine whether any new fire hydrants are required; and

c.

Determine whether additional water main capacity is required.

(2)

Water service information must be approved in writing by the city water department in the following manner:

a.

Discuss with the city water department requirements for water service;

b.

Determine whether existing, city-owned water mains have adequate capacity to handle the development's load;

c.

Determine if the city will require the developer to oversize a new water line extension; and

d.

Determine whether existing easements are adequate to handle the new main or whether new dedicated easements will be required;

e.

If the new main will be deeded to the city, as-built plans shall be provided if constructed by a private contractor.

(3)

Sanitary sewer service information must be approved in writing by the department of city engineering in the following manner:

a.

Discuss with the department of city engineering requirements for service, including tap-in fees and applicable land improvement charges;

b.

Determine that existing city-owned sewers have adequate capacity to handle the development's load by submission of information on the projected volume of waste to be generated by proposed project;

c.

Determine whether the city will require the developer to oversize a new sanitary sewer extension;

d.

Discuss whether existing easements are adequate to handle the new sewer or whether new dedicated easements will be required;

e.

Submit as-built plans and infiltration/exfiltration and deflection test results, acceptable to the city engineer, for all sanitary sewers; and

f.

Obtain the required state department of environmental management permits prior to commencing construction of sanitary sewers.

(4)

Electrical service information must be approved in writing by the electric department in the following manner:

a.

Discuss with the electric department requirements for electric service;

b.

Determine whether existing city-owned electric lines have adequate capacity to handle the development's load;

c.

Determine if the city will require the developer to oversize a new electric line extension; and

d.

Discuss whether existing easements are adequate to handle new lines or whether new dedicated easements will be required.

(e)

No site plan shall be placed on the agenda of the plan commission for consideration until all of the foregoing requirements of the applicant and of the city planning staff have been fully met.

(f)

Written findings of fact must be completed for each final site plan. Within one week of plan commission approval of the final site plan, the final site plan shall be recorded with the county recorder's office by the staff of the department of city planning, at the expense of the developer.

(g)

In all cases where a final site plan is submitted for approval, the person responsible for the payment for construction in conformity with said site plan shall, contemporaneously, submit in a signed statement to the plan commission his specific commitments with respect to lighting, screening, plantings, and all other factors which the applicant has, is, or will be requesting the commission to consider in granting final site plan approval. Any and all final site plan approvals shall be contingent upon the applicant fully completing those written commitments. The plan commission, acting through the city planner, may require a performance bond, money deposit, or other suitable guarantees that written commitments shall be satisfactorily completed. The plan commission may refuse to hear new matters from an applicant in default with respect to completion of previous commitments. The commitment shall be recorded by the city planner or his designated representative with the county recorders office within ten days and all recording fees shall be paid by the individual or corporate entity.

(Code 1968, tit. 580, art. XIX, § 4; Code 1985, § 159.275; Ord. No. 1378, 11-21-1966; Ord. No. 2364, 5-5-1980; Ord. No. 3159, 5-4-1988; Ord. No. 3263, 4-17-1989; Ord. No. 3429, 10-15-1990; Ord. No. 3459, 2-4-1991; Ord. No. 3774, 11-1-1993; Ord. No. 3935, 5-8-1995; Ord. No. 4020, 2-20-1996)