(A) Applicability: No building permit may be issued until required site plan approval has been granted. Site plan review is required for new construction and exterior additions for the following:
1. Multi-family development with three (3) or more units; and
2. Nonresidential development.
(B) Filing: Applications for site plan review must be filed with the zoning administrator who will refer the site plan to the city engineer for review and comment.
(C) Scope: The scope of site plan review includes review of the location of principal and accessory structures, infrastructure, open space, landscaping, exterior lighting, traffic and circulation (both vehicular and pedestrian), number of parking spaces and design of parking lots. In reviewing site plans, the Plan Commission must evaluate the relationship of the site plan to adopted land use policies and the goals and objectives of the comprehensive plan. In addition, the committee will evaluate the following characteristics:
1. The arrangement of the structures and buildings on the site with respect to how well it:
(a) Allows for the efficient use of the land;
(b) Is compatible with development on adjacent property;
(c) Minimizes potential impacts on existing or planned municipal services, utilities, and infrastructure;
(d) Protects the public health, safety and general welfare; and
(e) Conforms to the requirements of this title and other applicable regulations.
2. The arrangement of open space or natural features on the site with respect to how well it:
(a) Creates a desirable and functional environment for patrons, pedestrians, and occupants;
(b) Preserves unique natural resources;
(c) Provides adequate measures to preserve existing healthy, mature trees and woodlands;
(d) Designs drainage facilities to promote the use and preservation of natural watercourses and patterns of drainage; and
(e) Avoids unnecessary or unreasonable alterations to existing topography.
3. Circulation systems with respect to how well they:
(a) Provide adequate and safe access to the site;
(b) Minimize potentially dangerous traffic movements;
(c) Separate pedestrian and auto circulation; and
(d) Minimize curb cuts.
4. Parking lots or garages with respect to how well they:
(a) Are located, designed, and screened to minimize adverse visual impacts to adjacent properties;
(b) Promote logical and safe parking and internal circulation;
(c) Provide perimeter parking lot screening and internal landscaped islands;
(d) Include site illumination that has been designed, located and installed to minimize adverse impacts to adjacent properties.
5. Landscaping design with respect to how well it:
(a) Creates a logical transition to adjoining lots and developments.
(b) Screens incompatible uses.
(c) Minimizes the visual impact of the development to adjacent sites and roadways.
(d) Utilizes native plant materials selected to withstand the microclimate of the city and individual site microclimates.
(D) Site Plan Review: The site plan will be reviewed by the zoning administrator. The zoning administrator shall consider the recommendations made by the city engineer. When the zoning administrator approves the site plan, a building permit may be issued provided that the requirements of all other applicable codes and ordinances are satisfied. If the zoning administrator does not approve the site plan, the applicant may revise it and submit it for further review in accordance with this section.
(E) Denial And Appeals:
1. If the zoning administrator does not approve the site plan, the applicant may appeal the decision to the board of zoning appeals. The applicant's failure to submit a revised site plan or to file an appeal will be considered a withdrawal of the application for a building permit.
2. If the applicant chooses to appeal, the written notice of appeal must be filed with the zoning administrator no later than fifteen (15) days after the date of the denial. The board of zoning appeals must act on the appeal no later than thirty (30) days after the date of receipt of the written appeal. The board of zoning appeals will vote to sustain or deny the appeal. A majority vote is required to sustain the appeal. If the board of zoning appeals sustains the appeal, the building permit may be issued, provided that the requirements of all other applicable codes and ordinances are satisfied.
3. An applicant can appeal an adverse decision of the board of zoning appeals to the Spring Valley city council. The Spring Valley city council may vote to either uphold or reject the appeal.
(Ord. 1379, 6-9-2008; amd. Ord. 1746, 4-22-2019)