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The Zoning Administrator shall:
(a) Receive and review for completeness all applications for site plan review and special land uses which the Planning Commission is required to decide under this Ordinance and refer such applications to the Planning Commission for determination.
(b) Receive and review for completeness all applications for appeals, variances, or other matters which the Zoning Board of Appeals is required to decide under this Ordinance and refer such applications to the Zoning Board of Appeals for determination.
(c) Receive and review for completeness all applications for amendments to this Ordinance and refer such applications to the Planning Commission and City Council for determination.
(d) Make periodic site inspections to determine Ordinance compliance, and answer complaints on Zoning Ordinance violations.
(e) Implement the decisions of the Planning Commission and City Council.
(f) The building numbers, also known as the address, shall be set by the Zoning Administrator, following coordination with the Building Official, and upon submittal of a building permit application.
(a) When the Zoning Administrator receives an application for a special land use, the procedure for public hearing notification shall follow the procedures set forth in Section 3.13 of this ordinance.
(b) When the Zoning Administrator receives an application for a special land use, the following procedure shall be followed:
(1) One (1) notice indicating that a request for a special land use has been received shall be published in a newspaper of general circulation within the City no less than fifteen (15) days before the Planning Commission meeting.
(2) Notices indicating that such a request has been received will also be sent by mail or personal delivery to all persons to whom real property is assessed within three hundred (300) feet of the boundary of the property for which a special land use has been requested. Notices will also be sent by mail or personal delivery to the occupants of structures located within three hundred (300) feet of the property in question. If the name of an occupant is not known, the term "Occupant" may be used in making notification. Notices to property owners and occupants shall not be given less than fifteen (15) days before the special land use application is considered by the Planning Commission.
(3) Notification referred to in paragraph (b)(2) hereof need not be given to more than one (1) occupant of a structure. However, if a structure contains more than one (1) dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses or organizations, one (1) occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than four (4) dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses or organizations, notice may be given to the manager or owner of the structure who then shall be requested to post the notice at the primary entrance to the structure. The notice shall:
A. Describe the nature of the special land use request;
B. Indicate the property that is the subject of the special land use request;
C. State when and where the special land use public hearing will be held; and
D. Indicate when and where written comments will be received concerning the request.
(c) A public hearing shall be held by the Planning Commission for all special land use requests. Notification as required in subsection (b) hereof, shall be provided before a decision is made on the special land use request.
(d) The Planning Commission may deny, approve, or approve with conditions, requests for special land use. The decision on a special land use shall be incorporated in a statement of conclusions relative to the special land use under consideration. The statement shall specify the findings and conclusions for the basis for the decision and any conditions imposed.
(e) The Planning Commission shall review the proposed special land use in terms of the standards stated within this subsection and shall establish that such use and the proposed location comply with the following criteria:
(1) Will be harmonious and in accordance with the general objectives or any specific objectives of the Master Plan;
(2) Will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and will not change the essential character of the area;
(3) Will not be hazardous or disturbing to existing or future nearby uses;
(4) Will be an improvement in relation to property in the immediate vicinity and to the community as a whole;
(5) Will be served adequately by essential public services and facilities or that the persons responsible for the establishment of the proposed use will provide adequately any such service or facility;
(6) Will not create excessive additional public costs and will not be detrimental to the economic welfare of the community; and
(7) Will be consistent with the intent and purposes of this Zoning Ordinance.
(f) The Planning Commission may impose additional conditions and safeguards deemed necessary for the general welfare, for the protection of individual property rights and for ensuring that the purposes of this Zoning Ordinance and the general spirit and purpose of the district in which the special land use is proposed will be observed.
(g) Any special land use approval given by the Commission, shall become null and void unless construction and/or use is commenced within one (1) year. Any special land use that has been commenced but abandoned for a period of one (1) year, shall lapse and cease to be in effect.
(h) The Planning Commission may authorize a 12-month extension of the time limit to begin construction or commence the use of any special land use if in the Commission’s view the conditions supporting the special land use are still applicable. The applicant must submit a request to the Planning Commission in writing a least one month prior to the expiration of the Site Plan under subsection (g) above.
Site plan review and approval of all development proposals within specific zoning districts shall be required as provided in this section. The intent of this section is to provide for consultation and cooperation between the developer and the Planning Commission so that both parties might realize maximum utilization of land and minimum adverse effect upon the surrounding land uses. Through the application of the following provisions, the attainment of the Master Plan will be assured and the City will develop in an orderly fashion.
(a) Site Plan Review Required. A site plan shall be submitted to the Commission for review and approval for the following:
(1) Any permitted use or special land use within the City, except one-family detached and two- family dwellings and their accessory buildings and uses;
(2) Any use or development for which the submission of a site plan is required by any provision of the City's Ordinances;
(3) Any change and/or conversion of use as permitted and regulated by this Ordinance that may result in a modification to off-street parking, traffic circulation, services, facilities or other physical conditions on the site;
(4) Any use or development subject to the Michigan Condominium Act, Act 59 of the Public Acts of 1978, as amended; and
(5) Any addition to an existing principal or accessory building within the City, except one-family detached dwellings and their accessory buildings and uses.
(b) Site Plan Review Standards. The site plan shall be reviewed in accordance with the following standards:
(1) The proposed design will not be injurious to the surrounding neighborhood or impede the normal and orderly development of surrounding property for uses permitted by the City's Ordinances.
(2) The location, design and construction materials of all buildings and structures will be compatible with the topography, size and configuration of the site, and the character of the surrounding areas.
(3) There will be a proper relationship between streets, sidewalks, service drives, driveways and parking areas protecting the safety of pedestrians and motorists.
(4) The location of buildings, outside storage receptacles, parking areas, screen walls and utility areas is such that the adverse effects of such uses will be minimized for the occupants of that use and the occupants of surrounding areas.
(5) City requirements and standards for streets, lighting, driveway approaches, grading, surface drainage, storm sewers, storm water retention facilities, water mains, sanitary sewers and necessary easements will be met.
(6) All buildings or groups of buildings will be so arranged as to permit emergency vehicle access by some practical means to all sides.
(7) Appropriate site design measures have been taken which will preserve and protect the landscape, existing topography, natural resources and natural features such as lakes, ponds, streams, wetlands, steep slopes, groundwater recharge areas and woodlands.
(8) Sites which include storage of hazardous materials or waste, fuels, salt or chemicals will be designed to prevent spills and discharges of polluting materials to the surface of the ground, ground water or nearby water bodies.
(9) Landscaping, including greenbelts, trees, shrubs and other vegetative materials, is provided to maintain and improve the aesthetic quality of the site and the area.
(10) The proposed use is in compliance with the City's Ordinances and any other applicable standards and laws.
(c) Information Required on Site Plan. A site plan submitted for review shall contain all of the following data prior to its submission to the Commission for review and approval:
(1) General Information.
A. Plans drawn to a scale of not less than one (1) inch equals fifty (50) feet for property less than three (3) acres or not less than one (1) inch equals one hundred (100) feet for property three (3) acres or more;
B. The proprietors', applicants' and owners' names, addresses and telephone numbers;
C. The date (month, day, year), title block, scale and north arrow;
D. The signed professional seal, name and address of the architect, engineer, surveyor, landscape architect or planner responsible for the preparation of the plan;
E. The zoning district classification of the petitioner's parcel and all abutting parcels;
F. Pertinent area, height, lot coverage and setback requirements of the zoning district in which the parcel is located; and
G. A legal description, including a gross acreage figure;
(2) Physical Features.
A. Existing and proposed lot lines, building lines, structures and parking areas on the parcel and within one hundred (100) feet of the site;
B. The location of existing and proposed traffic and pedestrian circulation facilities, including:
i. Centerline and existing and proposed right-of-way lines of abutting streets;
ii. Access drives;
iii. Service drives;
iv. Fire lanes;
v. Street intersections;
vi. Acceleration, deceleration and passing lanes and approaches;
vii. Sidewalks and pedestrian paths; and
viii. Curbing.
C. The location of existing and proposed service facilities above and below ground, including:
i. Chemical and fuel storage tanks and containers;
ii. Storage, loading and disposal areas of chemicals, hazardous substances, salt and fuels;
iii. Water mains, hydrants, pump houses, standpipes and building services and sizes;
iv. Sanitary sewers and pumping stations;
v. Stormwater control facilities and structures, including storm sewers, swales, retention/detention basins, drainage ways and other facilities, including calculations for sizes;
vi. Existing and proposed easements; and
vii. Public utility distribution systems.
D. Dimensioned floor plans, finished floor elevations, typical elevation views and specifications of building materials of all buildings;
E. Dimensioned parking spaces and calculations, drives and type of surfacing;
F. Exterior lighting locations, type of light and illumination patterns;
G. The location and description of all existing and proposed landscaping, berms, fencing and walls;
H. The trash receptacle pad location and the method of screening;
I. The transformer pad location and the method of screening;
J. Sign locations, height and size; and
K. Any other pertinent physical features.
(3) Natural Features.
A. For parcels of more than one (1) acre, existing and proposed topography with a maximum contour interval of two (2) feet on the site and beyond the site for a distance of one hundred (100) feet in all directions;
B. The location of existing drainage courses and associated bodies of water, on and off site, and their elevations; and
C. The location of natural resource features, including wetlands and woodlands.
(4) Additional Requirements for R-M Districts.
A. Density calculations by type of unit;
B. Designation of units by type and number of units in each building;
C. Carport locations and details where proposed; and
D. Details of community building and recreational facilities.
E. Where deemed necessary the Planning Commission may require an applicant to provide a traffic study, economic feasibility study and/or other analyses to help determine the viability of the proposed project.
(5) Additional Requirements for O-1, CBD, B-1, B-2, I-1 and I-2 Districts.
A. Loading/unloading areas;
B. Total and usable floor area; and
C. Number of employees, customers, clients or patients in peak usage.
D. Where deemed necessary the Planning Commission may require an applicant to provide a traffic study, economic feasibility study and/or other analyses to help determine the viability of the proposed project.
(d) Application Procedure. An application for site plan review shall be processed in the following manner:
(1) All site plans shall be submitted to the Zoning Administrator by the third Wednesday of each month in order to be considered for the following month’s Planning Commission agenda and must contain the following to be accepted:
A. A completed application signed by the owner. If the owner is not the applicant, the signature of the owner required on the application shall constitute authorization for representation by the applicant. If the owner is a corporation, the application must be signed by a corporate officer. If the owner is a partnership, the application must be signed by a general partner. If the owner is an individual, each individual owner must sign the application.
B. Sufficient copies of the site plan as determined by the Zoning Administrator, as well as all of the required fees.
C. All items required by subsection (c) hereof.
(2) Upon receipt of the site plan, the following shall apply:
A. The Zoning Administrator, upon determining that the application is informationally complete, shall forward a copy of the site plan and application to the appropriate City departments, the City Planning and Engineer for their concept plan review;
B. Prior to submission to the Commission, the Zoning Administrator shall schedule a meeting with the Development Team (applicable staff and consultants) and then schedule a meeting with the applicant and representatives from the Development Team; and
C. The applicant shall then submit revised plans to the Zoning Administrator prior to review of the site plan at a subsequent Commission meeting.
(e) Planning Commission Review. The Commission shall consider the application for approval, conditional approval or denial at the scheduled meeting.
(1) Upon a determination by the Commission that a site plan is in compliance with the City's Ordinances, Planning Commission shall grant approval. In this case, the basis for the decision shall be indicated in the official minutes from the proceedings.
(2) Upon a determination by the Commission that a site plan is in compliance, except with minor revisions, the Commission may grant conditional approval. In this case, the basis for the decision shall be indicated in the official minutes from the proceedings.
(3) If the site plan does not comply with the provisions of the City's Ordinances, it shall be denied. In this case, the basis for the action shall be indicated in the official minutes from the proceedings.
(4) The Commission may further require landscaping, fences, walls or other improvements pursuant to the standards set forth in subsection (b) hereof and the same shall be provided and maintained as a condition of the establishment and the continued maintenance of any use to which they are appurtenant.
(f) Effect of Approval. When an applicant receives final site plan approval, he or she must develop the site in complete conformity with the approved site plan. If the applicant has not obtained a building permit and commenced construction within one (1) year of site plan approval, the site plan approval becomes null and void and the developer shall make a new application for approval.
(g) Amendment of a Site Plan. If an applicant seeks an amendment to an approved site plan it shall be granted only upon the mutual agreement of the Commission and the applicant.
(h) Administrative Review. In the following cases, the Zoning Administrator shall have the authority to approve a site plan without submission to the Planning Commission, but subject to all the criteria set forth in subsections (a) to (c) hereof.
(1) Where Applicable.
A. Accessory uses incidental to a conforming existing use where said use does not require any variance or further site modifications;
B. The conversion of an existing building from one permitted use to another permitted use within the same district, provided there is no substantial modification necessary to the building or the site;
C. Expansion and/or addition of five hundred (500) square feet or less to an existing conforming structure or use; and
D. Provision for additional loading/unloading spaces and landscape improvements as required by this section.
E. Modifications to an existing parking lot that will meet all applicable ordinance standards.
(2) Information Required. The Zoning Administrator shall require all applicable criteria set forth in subsections (a) to (c) hereof to be met and shall have the authority to waive information required in subsection (c) hereof which is not necessary to determine whether site plan review requirements have been met. The Zoning Administrator shall also have the authority to refer any site plan eligible for administrative review under subsection (h)(1) hereof to the Planning Commission and/or any consultants employed by the City for the purposes of site plan review.
(i) Site Plan Extension. The Planning Commission may authorize a 12-month extension of the time limit to begin construction on any site plan. The applicant must submit a request to the Planning Commission in writing at least one month prior to the expiration of the Site Plan under subsection (f) above. Once work on the proposed site plan has begun, it shall be completed in accordance with the provisions and limits or extended limits of this chapter.
(a) Intent. Pursuant to the authority conferred by the Condominium Act, site condominiums and condominium projects shall be regulated by the provisions of this Ordinance and approved by the Planning Commission.
(b) General Requirements.
(1) Each condominium lot shall be located within a zoning district that permits the proposed use.
(2) Each condominium lot shall front on and have direct access to a public street or a private street approved by City Council. Approval for a private street may be conferred by City Council prior to site plan approval by the Planning Commission. An approved private street shall comply with the same standards for public subdivision streets as set forth in Chapter 1226 of the General Ordinances.
(3) For the purposes of this section, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which it is located.
(c) Site Plan Approval Required. Approval of the site plan by the Planning Commission shall be required to construct, expand or convert a condominium project.
(1) Site Plan Approval.
A. A site plan pursuant to the standards and procedures set forth in Section 3.04 shall be submitted to the Planning Commission for review.
B. In the interest of insuring compliance with this Ordinance and protecting the health, safety and welfare of the residents of the City, the Planning Commission, as a condition of approval of the site plan, shall require the applicant to deposit a performance guarantee as set forth in Section 3.09 for the completion of improvements associated with the proposed use.
(2) Condominium Document/Engineering Plan Approval.
A. Following site plan approval, the applicant shall submit the condominium documents to the City Attorney and other appropriate staff and consultants for review. The condominium documents shall be reviewed with respect to all matters subject to regulation by the City, including, without limitation: ongoing preservation and maintenance of drainage, retention, wetland and other natural and/or common areas; maintenance of private roads if any; and maintenance of stormwater, sanitary and water facilities and utilities. All review comments shall be submitted to the City Attorney, who shall compile the findings.
B. Following receipt of site plan approval, the applicant shall also submit to the Zoning Administrator engineering plans in sufficient detail for the City, along with appropriate consultants, to determine compliance with applicable laws, ordinances and standards for construction of the project. All review comments shall be submitted to the Zoning Administrator, who shall compile the findings.
C. Condominium documents and/or engineering plans shall conform to the site plan approval by the Planning Commission. No permit shall be issued until the Condominium documents and Engineering Plans have been approved by the City.
(d) Information Required Prior to Occupancy. Prior to the issuance of occupancy permits for any condominium units, the applicant shall submit the following to the City:
(1) A copy of the recorded condominium documents (including any exhibits);
(2) A copy of any recorded restrictive covenants;
(3) A copy of the site plan on a mylar sheet; and
(4) Evidence of the completion of improvements associated with the proposed use, including two (2) copies of an "as-built survey."
(e) Revision of the Site Condominium or Condominium Plan. If the site condominium or condominium subdivision plan is revised, the site plan shall be revised accordingly and submitted for review and approval or denial by the Planning Commission before any building permit may be issued, where such permit is required.
(f) Amendment of Condominium Documents. Any amendment to a master deed or bylaws that affects the approved site plan, or any conditions of approval of a site plan, shall be reviewed and approved by the City Attorney and Planning Commission before any building permit may be issued, where such permit is required. The Planning Commission may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the original site plan.
From time to time, at the cost of the applicant, the City may employ planning, engineering, legal, traffic or other special consultants to assist in the review of special use permits, site plans, rezonings or other matters related to the planning and development of the City.
The Zoning Administrator shall have the authority to grant a certificate of zoning compliance and to make inspections of buildings, structures or lots, prior to the issuance of a building permit and/or certificate of occupancy.
(a) Applications. An application for a certificate of zoning compliance shall be made to the Zoning Administrator. Each application shall include a site plan as required in Section 3.4 and all information necessary to determine zoning compliance.
(b) Building Permits. All plans to be submitted to the Building Official for a building permit shall first be submitted for review and approval by the Zoning Administrator with respect to the requirements of the Zoning Ordinance. No building permit shall be issued unless a certificate of zoning compliance has been issued by the Zoning Administrator for the same.
(c) Certificate of Occupancy. In all cases in which a certificate of occupancy is required, but a building permit is not required, a certificate of occupancy shall not be issued unless a certificate of zoning compliance has been issued by the Zoning Administrator and is in effect.
(d) Non-Conforming Uses, Structures of Lots. A certificate of zoning compliance shall not be issued for any use, building, structure or lot, unless said use, building, structure or the lot upon which it is situated meets all the requirements of this Ordinance. A certificate of zoning compliance may be issued for an existing legal non-conforming use, building, structure or lot; however, in such cases, the certificate of zoning compliance shall clearly list all such non-conformities. A certificate of zoning compliance shall not be issued for any use, building, structure or lot if any illegal non-conformity exists thereon.
(e) Issuance of Certificate. The Zoning Administrator shall examine or cause to be examined all applications for a certificate of zoning compliance and amendments thereto within a reasonable time after filing. If the application or the plans do not conform to all requirements of this Ordinance, the Zoning Administrator shall reject such application in writing, stating the reasons therefore. If the application or plans do so conform, the Zoning Administrator shall issue a certificate of zoning compliance as soon as practical. The Zoning Administrator shall also stamp or endorse all sets of corrected and approved plans submitted with such application as "Approved."
(f) Duration. An application for a certificate of zoning compliance shall be deemed to have been abandoned six (6) months after the date of filing unless such application has been diligently pursued, a building permit has been issued, or a certificate of occupancy has been issued for a use not requiring a building permit. The Zoning Administrator may, for reasonable cause grant not more than two (2) extensions of time, for periods not exceeding ninety (90) days each. Any permit issued shall become invalid if the authorized work is suspended or abandoned for a period of six (6) months after time of commencing the work.
(g) Conditions of Certification. Issuance of a certificate of zoning compliance shall be subject to the following conditions:
(1) No permit shall be issued until the required fees have been paid.
(2) All work or use shall conform to the approved application and plans for which the permit has been issued and any approved amendments thereof.
(3) All work or use shall conform to the approved final site plan, if required.
(h) Inspection. Prior to the issuance of a certificate, an inspection shall be completed by the Zoning Administrator if deemed necessary to examine or cause to be examined all buildings, structures and lots for which the certificate of zoning compliance is to be granted.
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