A. Purpose.
1. The purpose of the Site Plan process is to coordinate and expedite review of proposed improvements to property. Through Site Plan review, the City and other jurisdictional agencies can effectively apply the standards of this UDC and other applicable development standards to Multi-Family, Mixed-Use, and Non-Residential development.
2. This process is intended to promote the efficient use of land, safe vehicular and pedestrian circulation, appropriate provision of landscaping, open space, parking, screening, and lighting.
B. Design standards and specifications. All Site Plans must conform with applicable requirements and regulations found in the following documents or articles:
C. Site plan applicability.
1. The following applications require Site Plan approval:
(i) A request for approval to construct one (1) or more residential buildings consisting of three (3) or more units per building;
(ii) A request for approval to construct a Townhome or Patio Home development.
(iii) A request for approval to construct residential and non-residential uses in the same building (Mixed-Use);
(iv) A request for approval to construct a non-residential development;
(v) A request for approval to construct a building within a Planned Development district, unless otherwise exempted in this UDC or in the ordinance adopting the Planned Development district;
(vi) A request for a shared non-residential facility within a residential Subdivision, such as a clubhouse, pool house, or gated entry maintained by a Property Owners' Association;
(vii) A request for approval of a Specific Use Permit (see
§ 3.5.6: Specific use permit), unless otherwise exempted in this UDC; or
(viii) Expansion or reconstruction of a building identified in this subsection or an existing building that changes from a use exempted from Site Plan approval under subsection C.2, below, to a use identified in this subsection.
(ix) Any amendment to an element of a previously approved Site Plan (e.g. landscape plan, lighting plan).
2. The following applications are exempted from requiring Site Plan approval:
(i) A request for approval to construct a building for Agricultural use in an AG district; or
(ii) A request for approval to construct a detached single-family residential or duplex building.
D. Pre-application meeting. The Planning Director may recommend that a Pre-Application Meeting (see
Section 1.3: Pre-application Meeting) take place prior to submittal of an application for Site Plan.
E. Fees, forms, and procedures.
1. The City's adopted Fee Schedule will establish fees relating to the Site Plan approval process.
2. The City will not approve a Site Plan for a property until the property owner provides evidence demonstrating payment of indebtedness (see
§ UDC-1.4.2D).
3. The City is hereby authorized to prepare application forms that include requirements for information, checklists, architectural or engineering drawing sizes and contents, contact information for the property owner, applicant, and technical consultants, and any other information deemed necessary by the City to review the application for compliance with City codes.
4. The applicant is responsible for submitting the application by the deadline indicated on the City's published Development Schedule.
5. The Planning Director is responsible for maintaining and making available the application forms applicable to a Site Plan request.
6. The application forms may be revised or changed at any time without notice consistent with the UDC.
See
Figure 3.5.4-1 for the administrative site plan approval process flow chart.
F. Approval process.
1. Administrative site plan.
(i) The Planning Director is responsible for approving a Site Plan with no associated Specific Use Permit or Waiver Request if it meets all the requirements of the UDC, including, but not limited to the following criteria:
(1) The Site Plan complies with the regulations of this UDC, the underlying zoning district, and all other applicable development regulations;
(2) The Site Plan ensures the efficient use of land, safe and interconnected vehicular and pedestrian circulation, appropriate provision of landscaping, open space, parking, screening, and lighting;
(3) The property is served or will be served by Adequate Public Facilities;
(4) The Site Plan coordinates and correctly documents Public Facilities or their construction;
(5) The Site Plan does not conflict with any requirements or standards of Article 2 or the applicant has obtained the necessary Subdivision Waiver;
(6) The Site Plan provides for coordination of streets consistent with the Future Thoroughfare Plan, including providing deceleration lanes, median openings, and turn bays, and provides access between properties, through one (1) or more Driveway Stub-Outs and one (1) or more Cross Access Easements (see subsection 2.5.10) as required by the City Engineer in accordance with the goals and objectives of the adopted Comprehensive Plan.
(7) The Site Plan provides landscaping and screening that adequately buffer and shield lights, noise, movement, or activities from abutting properties and complement and integrate the design and location of buildings into the overall site design (see Article 5);
(8) The design and location of parking areas and loading facilities ensures that all spaces are usable and safely located (see subsection 3.4.1.C [3.4.2]);
(9) Sufficient width and suitable grade are provided in all vehicle maneuvering areas to accommodate potential traffic and to provide access for garbage disposal, firefighting and emergency equipment;
(10) Exterior lighting is designed in compliance with the City's Dark Skies policies while also ensuring the safety of visitors to the site and to building occupants, including the minimization of glare and reflection upon abutting properties (see Section 6.1 [6.2]);
(11) The Site Plan provides and configures open space in a way that ensures such areas are usable for the planting and sustenance of trees and shrubs, provide an area for safe pedestrian paths and for seating areas, contribute to the objectives of Article 6 Supplemental Development Standards, Article 7 Stormwater Management, and Article 8 Flood Damage and Prevention, and prevent large expanses of paved area;
Figure 3.5.4-1: Administrative Site Plan Approval Process
(12) The Site Plan protects and conserves soil from erosion by wind or water; and
(13) The Site Plan protects and conserves watercourses and flood-prone areas.
(ii) Planning Director action.
(1) The Planning Director will inform the applicant of any deficiencies and provide instructions for the resubmittal of corrected plans in accordance with the City's adopted Development Schedule.
(2) The Planning Director may approve or deny a Site Plan or may defer any Site Plan to the Planning and Zoning Commission for approval or denial.
(3) If the Site Plan has an associated Specific Use Permit or Waiver Request, it will be forwarded to the Planning and Zoning Commission for recommendation and City Council for action in accordance with
Table 3.5-2.
(iii) Letter of decision. The Planning Director will issue an official Letter of Decision within ten (10) calendar days of the date the Site Plan is approved or denied.
1. Prior to issuance of the Certificate of Occupancy, the construction work associated with the approved Site Plans must be closed out by the City Engineer. The following checklist is required to be completed prior to the City Engineer closing out the site: see
§ UDC-3.5.4K.1 for the checklist.
L. Amendments to approved site plans. See
§ UDC-3.5.4L for detailed information.
M. Dormant site plans and site plan expiration. See
§ UDC-3.5.4M for details.
N. Revocation of site plan approval. The Planning Director may revoke approval of a Site Plan if the City determines that the applicant has not met the conditions of approval or if the Site Plan contains, or is based upon, incorrect information or if approval was obtained using fraud or deceit.
O. Additional development, site modifications, or redevelopment. Following the completion of improvements shown on an approved Site Plan, additional development, site modifications, or redevelopment of the site shall be permitted subject to the approval of a revised Site Plan, which shall be considered a new project and shall require submittal and approval of a revised Site Plan
See
§ 3.5.4: Zoning and site design compliance plan (/"site plan\") for complete, detailed information.
