Section 16.06.050 Site plan approval required.

A. For any proposed commercial, institutional or industrial construction, reconstruction, alteration, expansion or development, or any multiple-family housing development containing five (5) or more units, approval of the site plan by the Planning Commission is required prior to the issuance of a building permit. All development must receive preliminary approval from the Planning Commission. If all items of the site plan are addressed to the satisfaction of the Planning Commission, the Planning Commission may also give final approval. Site plans shall be submitted to staff no less than 30 days prior to the Planning Commission meeting at which the matter will be heard unless such thirty (30) day period has been waived by authority of the Mayor. In considering any site plan, the Planning Commission may impose reasonable requirements to assure, among other things, the safety and convenience of traffic movement both within the area covered and in relation to access streets, harmonious relation among the buildings and uses, harmonious relation between such area and buildings and adjacent neighborhoods and the preservation of future road locations.

B. In furthering the objectives set out in subsection A of this section, the Planning Commission shall review and may require certain improvements or design changes to be implemented by the developer. The following considerations shall be shown on a site plan, drawn to scale as follows:

1. Dimensions and orientation of parcel;

2. The location of buildings and structures, both existing and proposed;

3. The location and layout of off-street parking and loading facilities;

4. The location and size of points of entry and exit in accordance with this title, and internal vehicle circulation patterns, type of barrier or curb and gutter used on front property lines;

5. The location and design of walls and fences and an indication of their height and materials of their construction;

6. The height of existing and proposed buildings and structures;

7. The proposed use of building(s) shown on the plot plan;

8. The location of exterior existing and proposed lighting standards and devices;

9. The location and height of any overhead power and communication and transmission lines and all utility easements that may effect the subject property;

10. The location and size of existing and proposed water, sanitary and on-site water retention and drainage facilities;

11. The location and size of existing and proposed exterior signs and outdoor advertising in accordance with the sign regulations as defined in Chapter 16.28 of this title;

12. Existing topography with maximum contour interval of two (2) feet, except where existing ground is on a slope of less than two percent (2%) then either one (1) foot contours or spot elevation shall be provided.

13. Landscaping and open space plan to be developed. The plan shall identify landscaping details such as shrubs, trees and other plantings in conformance with this Title.

Landscaping plans shall be designed to best maximize the use of the property.

C. The Building Official shall ensure that development is in compliance with the site plan and all other requirements imposed by the Planning Commission. Upon approval of the site plan by the Planning Commission, no alterations shall be made without first obtaining approval from the Planning Commission. Approval of a site plan by the Planning Commission shall expire in one (1) year if development of the project has not begun.

D. Minimal or inconsequential alterations to minor parts of a site plan, of one thousand (1000) square feet or less, may be approved by the Building Official if not in violation of the provisions of this title and if reasonably made to carry out the purpose and intent of the Planning Commission.

E. Improvement guarantees may be required in order to ensure that improvements are installed at no cost to the City within one (1) year from the date of building permit issuance. All roadways and customer parking areas or as required by the Planning Commission, shall be paved with asphalt or concrete prior to occupancy of the building or structure. An extension may be granted by the Building Official when inclement weather prevents the completion of the required improvements; provided, that a financial guarantee is filed with the City ensuring completion of such improvements.

F. For any proposed commercial, institutional or industrial construction, reconstruction or alteration, expansion or development of one thousand (1 ,000 ) square feet or less, the building official may approve this development site plan as required herein, without the need for approval from the Planning Commission. (PZSC § 03-02-005)(Ord. No. 94-06, Amended, 3/24/94; Ord. No. 94-22, Amended, 11/10/94; Ord. No. 95-20, Amended, 11/02/95; Ord. No. 96-27, Amended, 11/20/96)