(A) A nonsealed site plan shall be submitted for the Planning Commission approval for the following.
(1) When, in the opinion of the Building Department a drawing or plan is needed for proper Planning Commission review.
(2) For building additions or accessory buildings in excess of 1,000 square feet in the RM-1, RM-2, OS-1, B-1, B-2, B-3, IRO, I-1 and I-2 Districts.
(3) Whenever a single family dwelling is converted to a use other than a two family dwelling and such use would not otherwise require a sealed site plan by this section and if such use abuts a single or two family dwelling, the Planning Commission shall review such plan to ensure that the proposed use will not have an adverse impact on the abutting single family or two family dwellings. In its review, the Commission may require landscaping, fencing, the reduction of on-site lighting or similar measures to ensure that the impact of the proposed use on nearby residents is minimized.
(4) Reserved.
(5) Reserved.
(6) Reserved.
(B) A sealed site plan shall be to the City Building Department for the following:
(1) Any new development in an RM-1, RM-2, OS-1, B-1, B-2, B-3, IRO, I-1 and I-2 Districts;
(2) Any expanded use, change of use, building addition or accessory building in RM-1, RM-2, OS-1, B-1, B-2, B-3, IRO, I-1, or I-2 District which requires additional off-street parking as required in § 82-455 over and above 15% of that existing;
(3) Any nonresidential class A nonconforming use;
(4) Any nonresidential use or change of use in the R-1, R-2 or RT Districts;
(5) Any new construction (not including additions) of a non-residential nature in the R-1, R-2 or RT Districts except single family and two family dwellings. This shall not include uses which are conducted from a residence where the business operator lives (i.e. day care, bed and breakfast, home occupations);
(6) Any additions to non-residential structures in the R-1, R-2 or R-T Districts where the addition exceeds 1,000 square feet or where additional off-street parking is required over and above 15% of existing parking spaces provided as required in § 82-455. This shall not include uses which are conducted from a residence where the business operator lives (i.e. day care, bed and breakfast, home occupations).
(C) Applications for sealed site plan approval for all projects shall consist of the following.
(1) Application form and appropriate fee as adopted by the City Council.
(2) Ten full-size copies of the site plan and 1 reduced copy, no larger than 11 inches x 17 inches which can be photocopied.
(3) A scale of not less than 1 inch = 50 feet if the subject property is less than 3 acres and 1 inch = 100 feet if 3 acres or more.
(4) Date, north point, and written and graphic scale.
(5) Legal description; lot line dimensions, tax parcel number(s), and address of the site.
(6) Name and address of the property owner of record, developer, and any architect, planner, designer, engineer or other licensed professional responsible for the preparation of the site plan.
(7) Vicinity map, showing the location of the site, in relation to the nearest cross street and section corner.
(8) General information about the site:
(a) Zoning district of the site and all adjacent properties;
(b) Land use of the site and all adjacent properties and buildings within 100 feet of subject property;
(c) Proposed use of the site;
(d) Parcel area in acres or square feet, including property line dimensions;
(e) The location of all existing structures on the subject property and within 100 feet of the subject property, including buildings, drives, parking areas, wells, septic tanks, drain fields, utilities, poles, ditches, underground storage tanks, above ground storage areas, and the like;
(f) Existing deed restrictions, if any;
(g) Location, width and purpose of existing easements;
(h) Soil type information;
(i) Location and type of natural features on or adjacent to the site, such as woods, streams, marshes, wetlands, fence rows, individual trees of 6 inches or larger in caliper when not located in a woods, and the 100 year flood area;
(j) Existing topography on the site.
(9) General information about the proposed development on the site:
(a) The location of all proposed structures on the subject property (length and width of all buildings must be labeled);
(b) Ground floor and total floor area to be constructed;
(c) Floor coverage ratio (ground floor area/lot area);
(d) Floor area ratio (total floor area/lot area);
(e) Number of buildings;
(f) Building height, in feet and number of floors;
(g) Required yards and setbacks and corner clearance (delineated on the plan);
(h) Number of parking and loading spaces required and supporting calculations, including provisions for barrier free spaces;
(i) Size of parking spaces, aisles, and angle of proposed parking spaces with a clear indication of all paved areas;
(j) Proposed fences or screens, location, height, type and typical details;
(k) Proposed site lighting location, type, height, intensity, direction, and other typical details;
(l) Proposed deed restrictions, if any;
(m) Location and screening of trash storage areas. (Per § 82-460(6)) If no outdoor trash areas are intended, the plan shall so state;
(n) Proposed identification and advertising signs location, dimensions and area, height, illumination, typical copy;
(o) Proposed on-site traffic control signs location, type, height;
(p) Proposed building address number locations, typical copy, dimensions.
(10) Utilities plan demonstrating the general proposed utility layout for sanitary sewer, water, storm water, communication (i.e. telephone and cable TV), electricity, fire hydrants (both on and off site), fire lanes, and natural gas.
(11) Information about the proposed and existing transportation network:
(a) Surface type and right-of-way widths of all existing streets and alleys abutting the site;
(b) Surface type, right-of-way width, easements, location and type of curbing, length and width of turning lanes, and curve radii for all proposed drives, alleys and/or streets;
(c) The names of all proposed streets, alleys, and drives;
(d) Proposed sidewalk and pedestrian paths location, width, surface types, and typical cross section;
(e) Acceleration lanes and traffic pattern.
(12) Site grading, drainage, and retention plan, including on-site elevations for pavements, drives, parking lots, curbs, sidewalks and finish grade at building except in the R-1, R-2, and RT Districts.
(13) Landscape plan showing plant materials to be used in accordance with § 82-460.
(14) In addition to the items listed above, residential development site plans must also indicate:
(a) Number and type of dwelling units;
(b) Individual lot dimensions and areas;
(c) Number and timing of phases;
(d) Proposed location of central mailboxes, if applicable;
(e) The location of open and/or recreation areas, if applicable.
(15) In addition to the items listed above, multiple family developments must include the following additional items:
(a) Total number of rooms;
(b) Total number of dwelling units;
(c) Number of dwelling units and bedrooms in each building;
(d) Percent of 1 room apartments (efficiencies);
(e) Special site features (play areas, pools, and the like), if applicable;
(f) Number and timing of phases;
(g) The location of central mailboxes, if applicable.
(D) In the process of reviewing the site plan, the Planning Commission shall utilize the following checklist:
(1) The location and design of driveways providing vehicular ingress to and egress from the site, in relation to streets giving access to the site, and including acceleration and deceleration lane needs;
(2) Needs for service drives (marginal access roads);
(3) Parking lot layout, including ingress, egress, and driveway widths;
(4) Loading and unloading areas and building service areas;
(5) Location and requirements for fences, walls and greenbelts;
(6) Special site features such as play areas, pools, and the like;
(7) Landscape plans showing size and type of plant materials utilized.
(E) Mobile home park site plans shall not be required to follow the procedures given in subsections (A) through (D) of this section. Review of plans for mobile home parks shall be conducted in accord with R 325.338 Rule 81 of the Michigan Administrative Code.
(F) Approval duration. Following approval of the site plan, the Building Inspector may issue a building permit upon approval of proper construction plans and shall insure that the development is undertaken and completed in accordance with the approved plans. For any approved site plan, building permits must be obtained encompassing a minimum of 25% of the gross floor area shown on the site plan within 12 months of the date of site plan approval, or the site plan shall be deemed null and void, without any further action by the city. The Planning Commission may, upon application in writing stating the reasons therefore, extend the 12-month period for an additional period of up to 12 months. Renewal must be requested in writing prior to the expiration of the site plan approval. The site plan may be renewed twice and the Planning Commission may require compliance with any ordinances adopted after the applicant received the original approval.
(G) The intent of this subsection is to permit improvement and minor modification to a conforming use and building which does not meet all of the site improvement regulations of this chapter. The intent is to permit partial compliance with the article requirements for site improvements for developed or partially developed sites which predate the zoning ordinance standards for landscaping, paving and non- safety site related improvements. Such improvements or expansions may be permitted by the Planning Commission during site plan review without a complete upgrade of all site elements under the following conditions.
(1) A finding by the Planning Commission that the applicant is proposing reasonable site improvements on the overall site in relation to the scale and construction cost of the building and site improvements or expansion. For a change in use requiring site plan review, the site shall be brought toward conformity with the minimum standards of the ordinance as much as reasonably possible.
(2) The applicant has addressed all safety related site issues on the overall site.
(3) (a) For landscaping, the applicant shall bring the portion of the site proposed to be changed or expanded into full compliance with current landscaping requirements of the article. For the remainder of the site where no changes or expansions are proposed, the applicant shall bring the site toward conformity with current landscaping standards at twice the rate of the building or parking lot expansion, whichever is greater. (For example, a site plan showing a 10% expansion of the building floor area and 15% expansion of the number of parking spaces shall require a minimum 30% of the landscaping, in terms of landscaping area and quantity of plants, on the portion of the site where no changes or expansions are proposed).
(b) This landscaping requirement shall apply to the paving of any portion of an existing gravel parking lot that is 5,000 square feet or greater in area of the paving of parking lots for uses which require 17 or more parking spaces in accordance to § 82-455.
(4) The improvements of minor expansion shall not increase noncompliance with site requirements of this chapter.
(5) For nonconforming uses or structures in the B-3 zone, the site must be designated as a class A nonconforming use or structure by the Planning Commission, as set forth in § 82-453(B), and the site plan must demonstrate compliance with all applicable class A conditions, as set forth in § 82-453(C).
(1993 Code, § 82-471) (Ord. passed 10-12-1992; Ord. passed 1-8-1996(2); Ord. passed 4-12-1999; Ord. passed 10-11-1999(2); Ord. passed 3-13-2000;
Ord. passed 10-9-2000(2); Ord. passed 9-10-2001(4))