1278.04 SITE PLAN REVIEW.
   All proposed mobile home parks shall be subject to the site plan review provisions described below:
   (a)   Intent. Site plan review procedures set forth are instituted to provide an opportunity for the Planning Commission to review the proposed use of a site in relation to drainage, pedestrian and vehicular circulation, off-street parking, structural relationships, public utilities, landscaping, accessibility and other site design elements which may have an adverse effect upon the public health, safety, morals, and general welfare, as well as to provide for the interest of the property owner.
   (b)   Waiver of Review. The Building Official shall have authority to waive the Planning Commission's review of a site plan when the proposed use is of a nature which will require no alterations or only minor modifications to the site and/or structures in question. These shall not include the following:
      (1)   Expansion or relocation of an existing building or construction of a new building;
      (2)   A change in use and/or interior modifications which will result in a need for increased parking;
      (3)   Reduction of parking spaces from what originally existed for the former use;
      (4)   Major changes to the internal traffic or pedestrian circulation system of the site;
      (5)   Relocation or modification of the ingress and egress drives to public thoroughfares of the site;
      (6)   Major changes to landscaping, fences or walls; or
      (7)   Any use or modification to the site and/or structure which, in the opinion of the Building Official, may significantly affect public health, safety, or general welfare.
         The site plan shall always be required when a conditional use permit is being considered.
   (c)   Administrative Review; Formal Review.
      (1)   Prior to the establishment of a new mobile home park or expansion of an existing mobile home park, subject to the conditions listed below, a site plan shall be submitted to the Site Plan Committee for City review as follows:
         A.   Prior to review by the Planning Commission, all site plans shall be reviewed administratively by City staff to ensure compliance with the submittal requirements of this Zoning Code, and consistency with existing site zoning and the site development requirements.
         B.   After administrative review of a site plan by the Site Plan Committee, the Building Official shall place the site plan on the Planning Commission agenda for review and action at the earliest available meeting. A site plan shall be approved, approved with conditions or disapproved by the City of Davison Planning Commission in accordance with the requirements of this Zoning Code.
      (2)   When the proposed new construction or remodeling constitutes an addition to an existing building or use, site plan review procedures may be modified, at the discretion of the City Manager, to provide for an administrative review by City staff in lieu of a more formal review by the Planning Commission. City staff may conduct an administrative review provided both of the following are true:
         A.   No variances to the Zoning Code are required.
         B.   The proposed new construction would not increase the total square footage of the building greater than twenty-five (25) percent or one thousand (1,000) square feet, whichever is less.
      (3)   For those cases requiring site plan review solely as a result of building reoccupancy, site plan review procedures may be modified, at the discretion of the Building Official, to provide for an administrative review by City staff in lieu of a more formal review by the City Planning Commission. City staff may conduct an administrative review provided all of the following are true:
         A.   No variances to the Zoning Code are required.
         B.   Such use is conducted within a completely enclosed building.
         C.   Reoccupancy does not create additional parking demands, beyond ten (10) percent of that which exists.
         D.   Reoccupancy does not substantially alter the character of the site.
      (4)   The Building Official shall notify the Planning Commission of all site plans scheduled for administrative review.
      (5)   Every site plan submitted for review shall be in accordance with the requirements of this Zoning Code. Administrative review procedures are not intended to modify any ordinance, regulation or development standard.
   (d)   Application; Contents.
      (1)   Application for site plan review shall be made to the City Manager's office so that the site plan application can be reviewed interdepartmentally and any revisions, corrections, or information necessary can be corrected and/or made available by the petitioner.
         This does not necessarily mean that upon review by the Planning Commission any further pertinent information will not be requested.
      (2)   Three copies of the application and eight (8) copies of the site plan shall be filed, the same to be reviewed interdepartmentally and accompanied by the necessary fees and documents as required. The applicant will be notified of any corrections and/or modifications necessary within thirty (30) days. The applicant shall submit modified site plans to the City Manager or his or her designee. Upon finding the application complete the City shall instruct the applicant to submit eighteen (18) copies to the City Clerk fifteen (15) days prior to the Planning Commission's next regular or special meeting intended for that purpose. Plans shall be prepared by a licensed professional architect, engineer, land surveyor, community planner, or registered landscape architect. The plans shall have the signature and seal of the licensed professional affixed thereon. The requirements may be waived at the discretion of the City Manager or his or her designee only after the City Manager or his or her designee determines that the scope of the project does not warrant such services. Drawings shall be to the scale of not less than one (1) inch equals fifty (50) feet if the subject property is less than three (3) acres, or not less than one (1) inch equals one hundred (100) feet if three (3) acres or more. The information shall accompany all plans submitted for review and must comply with the procedures set forth in these Codified Ordinances and/or any State laws or statutes. Each site plan shall contain the following information:
         A.   Generally.
            1.   Statistical data, including the number of dwelling units, the size of dwelling units (e.g., one (1) bedroom, two (2) bedrooms, and three (3) bedrooms), if any, and total gross acreage involved.
            2.   Title and date of plan, including the date and nature of all subsequent revisions.
            3.   North arrow and scale. The scale shall be not less than one (1) inch equals fifty (50) feet for property under three (3) acres and at least one (1) inch equals one hundred (100) feet for those three (3) acres or more.
            4.   Location map showing the site in relation to existing roads and developments within the City.
            5.   The dimensions of all lot and property lines, showing the relationship of the subject property to abutting properties.
            6.   Boundary of the tract shown by a heavy line; a legal description of the parcel, and the acreage.
            7.   Zoning classification of the petitioner's parcel and all abutting parcels.
            8.   The location and height of all existing and proposed structures on and within one hundred (100) feet of the subject property.
            9.   The location and the pavement and right-of-way width of all abutting roads and streets, and driveway locations on abutting public streets. The location of all easements of record.
            10.   The name, address, and telephone number of the property owner or petitioner.
            11.   The name, firm address, and telephone number of the professional civil engineering or architectural firms responsible for the preparation of the site plan (including imprint of professional seal).
            12.   Notation of City, County, or State license/permits required and/or secured.
            13.   Method of waste collection.
            14.   A statement on intended phases of the project.
            15.   All required setbacks for front, side, and rear yards as required in Sections 1278.07 through 1278.09.
         B.   Natural features.
            1.   Location of clusters of trees on the site and all existing trees over twenty-four (24) inches in diameter.
            2.   Location of existing wetlands.
            3.   Location of floodplains, drainage courses, lakes, ponds, drains, rivers, and streams including their water surface elevation, floodplain elevation and normal high water elevation.
            4.   Soil characteristics of the parcel utilizing information provided by the U.S. Soil and Conservation Services "Soil Survey of Genesee County."
         C.   Physical features.
            1.   A schedule of parking needs. Separate drawings may be submitted to indicate usable floor areas, etc., for computation of parking needs. Each individual parking space shall be indicated, including typical parking space dimensions for regular and handicapped spaces and type of lot surfacing.
            2.   A note specifying maintenance of paved surfaces and other improvements as follows:
               Maintenance Agreement
               "Paved surfaces, walkways, signs, lighting, and other structures and surfaces shall be maintained in a safe, attractive condition as originally designed and constructed. Parking lot striping and markings shall be maintained in a clearly visible condition."
            3.   The location of all community trash receptacles, where provided, and the location, height, and type of walls to screen receptacles.
            4.   Location of existing and proposed fire hydrants.
            5.   Location and dimension of required easements for public rights-of-way, utilities, access and shared access.
            6.   Entrance sign locations and size.
         D.   Additional requirements. Any other information specifically required by Act 96 of the Public Acts of 1987, as amended, the Mobile Home Commission Act.
         E.   Administrative review. In lieu of the site plan data requirements enumerated above, the following information is required for those cases receiving administrative review solely as a result of building reoccupancy or minor improvement:
            1.   Title and date of plan, including the date and nature of all subsequent revisions.
            2.   North arrow and scale.
            3.   An accurate description of the subject property.
            4.   Clear documentation of all proposed changes to the existing site, building or land use.
            5.   A description of the proposed use including number of employees, nature of the proposed use, floor plan sketch, and other general information describing the use.
            6.   A description of existing and proposed parking facilities serving the site, including parking area improvements (paving, landscaping, etc.) existing and contemplated.
            7.   A description of existing and proposed landscaping, sidewalks, and other site amenities.
            8.   A note specifying annual landscape maintenance procedures such as the following:
               Landscape Maintenance
               "Owner agrees to seasonal maintenance program and will replace all diseased, dead or damaged plants, replenish mulch, control weeds, fertilize and prune beginning upon completion of construction of landscaping."
            9.   A description of buffering (i.e., walls, greenbelts) between the use and adjacent residential properties both existing and proposed as referenced in Section 1278.11.(d).
            10.   A description of site ingress and egress, both existing and proposed.
            11.   Information regarding the number of times separate plans have been submitted by the applicant to the City for review of additions or alterations to the existing building or site in the past.
            12.   A note on the location and type of outdoor lighting, proposed illumination patterns, and method of screening to prevent glare onto adjacent streets or properties.
            13.   The location, height, and area of all signs.
            14.   Information and plans for the storage, loading, disposal and transfer of any hazardous/toxic waste (gas, oil, transmission fluid, lubricants, solvents, etc.). If any underground tank is used, the location, size, construction and use of the tank shall be specified on the site plan.
         F.   Site plan referral to Planning Commission.
            1.   The site plan shall be referred, within fifteen (15) days after achieving interdepartmental compliance, to the Planning Commission for its review and evaluation at its next regular or special meeting intended for that purpose.
            2.   The Commission shall review and communicate its approval or recommend site plan modifications to the applicant within not more than forty-five (45) days after receipt of the site plan. In cases where modifications have been recommended, the applicant shall resubmit a site plan incorporating those modifications to the Commission for its review. The same number of copies shall be provided as was the case for the original submission.
               a.   The Commission shall approve a site plan only upon a finding that the proposed use will not, upon the facts known at the time of submission of the site plan, cause undue hardship, or create unsafe or hazardous health or safety conditions to the general public.
               b.   Any required modification shall be directed to the specific elimination of unsafe or hazardous health or safety conditions.
            3.   Upon receipt of the modified site plan, the Planning Commission shall evaluate the changes which have been made and, if deemed acceptable, shall communicate its approval of the site plan to the applicant within not more than forty-five (45) days after receipt of the modified site plan.
               Such modified site plan may be disapproved for any inadequacy found to be detrimental to the public health, safety, and general welfare.
         G.   Fees required. Fees for the review of site plans shall be established by resolution of the City Council.
         H.   Basis for approval. In the process of reviewing the site plan, the Planning Commission shall consider:
            1.   Single-family subdivision and site condominium development.
            2.   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 in relation to pedestrian traffic.
            3.   The traffic circulation features within the site and the location of automobile parking areas. The Commission may make such requirements with respect to any matters as will assure the safety and convenience of both vehicular and pedestrian traffic both within the site and in relation to access streets.
(Res. 24-95. Passed 2-13-95.)