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.