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Section 1203.09    Site Plan Review

  1. Step 1:  Pre-Application Conceptual Review
    Purpose.  The purpose of the site plan review process is to ensure compliance with the zoning
    standards and provisions of this Code, while encouraging quality development in the
    City reflective of the goals, policies, and objectives found in the Comprehensive
    Plan.

  2. Applicability
    1. All development in the city, including construction of a single-family
      dwelling on an individual lot, shall be subject to the site plan review
      procedures set forth in this section. No development or construction activity,
      including tree/vegetation removal or grading, shall occur on property subject
      to this section until a site plan has been approved.

    2. Site plans for minor developments, as defined in this section, may be finally
      approved by the City Manager in lieu of final action by the Planning
      Commission, except when such site plan is either transmitted to or called up
      by the PC, in which case the PC shall have final approval authority.

    3. Site plans for all other developments, including major developments, as the
      latter is defined in this section, shall be finally approved by the Planning
      Commission, except when such site plan is called up by the City Council, in
      which case the City Council shall have final approval authority.

  3. Coordination with Conditional Use Approval
    Applications for approval of a conditional use may be processed concurrently or
    joined with the application for site plan approval required herein. A joint application
    for site plan and conditional use approval shall be submitted in a form that satisfies
    the requirements of both this chapter and the conditional use provisions (See Section
    1203.01(e) above).

  4. Minor Development Defined
    "Minor development" means:
    1. New construction of one single-family dwelling that will not require off-site
      construction of any new street or road; or

    2. New construction, including renovations, alterations, or expansions to an
      existing building, that involves an increase in existing building footprint, or
      impervious coverage of the site of ten (10) percent or less and is not greater
      than one-thousand (1,000) square feet, or two-thousant (2,000) square feet in Districts 6 and 8; or

    3. Establishment or increase in outdoor restaurant seating of no more than
      twelve (12) seats; or

    4. Expansion of an existing parking lot of up to ten (10) parking spaces or up to
      ten percent of spaces, whichever is less.

  5. Major Development Defined
    "Major development" means new construction, including renovations, alterations, or
    expansions of an existing building, that is:

    1. Greater than or equal to the following gross floor areas:
      1. Office Uses: 50,000 square feet.
      2. Industrial Uses: 75,000 square feet.
      3. Commercial/Retail: 25,000 square feet; or

    2. Intended for occupancy by a combination of a principal residential use and
      one or more principal non-residential uses; or

    3. On a lot or parcel that contains fifty (50%) or more land area designated as
      falling within the two highest quality ecological integrity classifications for
      any of the individual metrics or composite as set forth in Appendix B to this
      Code.

  6. Site Plan Approval Procedure for Minor Developments
    Applications for site plan approval for minor developments shall follow the core
    development approval process set forth Section 1203.02 of this Chapter, except for
    the following modifications:
    1. After Step 3 "Staff Review and Report": Action by the City Manager.
      Within sixty (60) days from the date that a submitted application is certified
      as complete pursuant to Section 1203.01(c) above, the City Manager shall
      take final action on applications for site plan approval for minor
      developments by either approving, approving with conditions, or denying
      such application based on its compliance with the standards set forth in
      Section 1204.04.

    2. Authority to Transmit Minor Development Site Plan Application to the PC.
      1. Notwithstanding the authority of the City Manager to review and
        approve site plans for minor developments as set forth herein, the
        City Manager may transmit such application to the Planning
        Commission for review and final action if the City Manager
        determines that the development's complexity, projected impacts, or
        proximity to conflicting land uses merits such action.
      2. Within forty-five (45) days from receipt of the City Manager's
        transmittal of the minor development site plan application, the PC
        shall take final action by either approving, approving with conditions,
        or denying the application, based on the site plan's compliance with
        the standards set forth in Section 1203.09(i) below.

    3. PC Authority to Call-Up Site Plan Applications for Minor Developments.
      1. Notwithstanding the authority of the City Manager to review and
        approve site plans for minor developments as set forth herein, the PC
        may call up such application for its review and final action if the PC,
        by a majority vote of its members, determines that the development's
        complexity, projected impacts, or proximity to conflicting land uses
        merits such action.
      2. Within forty-five (45) days from receipt of the minor development
        site plan application, the PC shall take final action by either
        approving, approving with conditions, or denying the application,
        based on the site plan's compliance with the standards set forth in
        Section 1203.09(i) below.

    4. Step 6: AHBR Review and Action. At the applicant's option, an application
      for AHBR architecture and design review of a minor development may be
      filed for concurrent review with the application for site plan approval.

  7. Site Plan Approval Procedures for All Other Developments
    Applications for site plan approval for all other developments, including major
    developments, shall follow the core development approval process set forth Section
    1203.02 of this Chapter, except for the following modifications:

    1. Step 1: Pre-Application Conceptual Review. Pre-application conceptual
      review shall be mandatory for all persons intending to submit an application
      for site plan approval for a major development.

    2. Step 2: Staff Review and Report: Within five (5) days from the date that a
      submitted site plan application for a major development is certified as
      complete pursuant to Section 1203.01(c) above, the City Manager shall
      forward a copy of the complete application to the clerk of the City Council.

    3. Step 3: Planning Commission Action. The PC's role shall be to review all
      applications for concept plan and final site plan approval, together with the
      staff report, and take final action either approving, approving with
      conditions, or denying the application based on its compliance with the
      standards set forth in Section 1204.04.

      If the PC recommends approval with conditions for a final site plan, the
      applicant shall resubmit to the City Manager a revised site plan that reflects
      any changes or modifications required or suggested by the PC. Within 15
      days of receipt of the revised site plan, the City Manager shall complete his
      review and either certify the revised site plan's compliance with the PC's
      conditions, which shall constitute final approval of the site plan, or he shall
      forward the revised site plan back to the PC with a recommendation that the
      PC deny the revised site plan on the ground of noncompliance with
      conditions. The PC shall act on the City Manager's recommendation that the
      revised site plan be denied at its next regularly scheduled public meeting.

      Unless a zoning certificate is issued for any phase of construction within
      twelve (12) months of the date of Planning Commission approval, such
      approval shall then automatically lapse and be null and void. These time
      limits may be extended by the City Manager upon showing that there has
      been uninterrupted progress on resolution of outstanding issues during the
      twelve month period.

    4. City Council Authority to Call Up Site Plan Applications for Major
      Developments.
      1. Notwithstanding the authority of the PC to review and approve site
        plans for major developments as set forth herein, the City Council
        may, after PC review and action, call up site plan applications for
        major developments for its review and final action if the City Council
        determines that the development's complexity, projected impacts, or
        proximity to conflicting land uses merits such action. Such
        determination shall be made either by a vote of four (4) or more of
        City Council members or by submittal of a letter to the Clerk of
        Council signed by four (4) or more City Council members.
      2. The City Council shall exercise its authority to call up site plan
        applications for major developments within fourteen (14) days after
        final action by the PC. The clerk of the City Council shall notify the
        PC and shall direct the City Manager to deliver the staff report
        directly to the City Council for its review.
      3. Within thirty (30) days from the date that it receives the staff report
        on the site plan application for a major development, the City Council
        shall take final action by either approving, approving with conditions,
        or denying the application, based on the site plan's compliance with
        the standards set forth in Section 1204.04.

  8. Standards for Review
    All applications for site plans shall demonstrate compliance with the standards and
    criteria set forth in Section 1204.04 of this Code.

  9. Application
    Applications for site plan approvals shall be submitted to the City Manager upon
    such forms as approved by the City Manager.

  10. Submittal Requirements
    See Appendix A for submittal requirements for an application for site plans.