(A) Intent. The site plan review procedures and standards set forth herein provide a consistent and uniform method for review of proposed development plans, to ensure full compliance with the standards contained in this chapter, other applicable local ordinances, standard engineering practices, and county, state, and federal rules, and laws. The procedures set forth herein are further intended to:
(1) Achieve efficient use of the land;
(2) Strengthen and maintain vibrant residential neighborhoods and business districts;
(3) Provide a mechanism for review of new development and redevelopment or reuse of existing sites to ensure compliance with current standards;
(4) Minimize adverse impacts on adjoining or nearby properties;
(5) Protect the natural environment; and
(6) Encourage cooperation and consultation between the city and the applicant to facilitate development in accordance with the city’s land use objectives.
(B) Site plan review applicability and type. A building permit shall not be issued until a final site plan is approved in accordance with the procedures and standards set forth herein, compliance with the land division, subdivision and other city ordinances and all necessary review, inspection, and permit fees have been fully paid. The extent of site plan review for various types of projects is classified into four types below.
(1) Exempt. Projects include new or expanded single-family homes on individual lots in a residential zoning district, or change in commercial business use, ownership, or tenancy without utility improvements, exterior site, building or structural alteration, and only if the commercial property has been reviewed and approved for site plan compliance with the zoning ordinance within the past ten years.
(2) Administrative review. These projects are required to provide a site plan and may not require review by the Planning Commission; but shall undergo a formal review for approval by the City Planner. Projects include:
(a) Increase in parking or loading area up to 20% of existing area;
(b) Change in building height that does not add floor area;
(c) Building additions to non-single-family uses that do not affect parking and meet all requirements of this chapter.
(d) Accessory buildings and structures for non-single-family uses;
(e) Architectural design changes to non-residential uses;
(f) Sidewalks or pathways;
(g) Screens or fences for non-one-family uses;
(h) Modifications to one-family or multiple-family dwellings to comply with ADA or other barrier-free regulations;
(i) Sign relocation or replacement;
(j) Site improvements meeting zoning code standards; and
(k) Waste storage relocation or installation of screening around receptacle.
(l) Minor deviations of site plans previously approved by the Planning Commission, which shall comply with all applicable city regulations. Minor deviations are defined as changes that shall not cause any of the following:
1. A change in character of the development.
2. An increase in the ratio of gross floor area to zoning-lot area.
3. An increase in coverage by structure unless justified by changes in other factors.
4. A reduction in approved open space or off-street parking and loading space unless justified by changes in other factors.
5. The creation of or increase in injurious effects to adjacent or contiguous land uses.
(3) Full site plan. The most involved process for larger and more intense residential and all non-residential projects not included in the other classifications. All special condition uses shall be subject to full site plan review by the Planning Commission.
(C) Planning Commission site plan review procedures and requirements. Site plans must be submitted in accordance with the following procedures and requirements. The City Planner performs an administrative review. Subsequently, the Planning Commission reviews and determines if the site plan is approved, conditionally approved, or denied.
(1) Applicant attendance. The owner of an interest in the land for which site plan approval is sought, or the designated agent of said owner shall submit the application. The application shall contain current written proof of ownership or current ownership option in the property. The applicant or a designated representative must be present at all scheduled review meetings or consideration of the plan shall be tabled due to lack of representation. Absence at two consecutive meetings without prior notice to the City Planner shall result in denial of the application. The City Planner may recommend to the Planning Commission Chairperson that the applicant’s architect and/or engineer be present at the meeting in order to address technical matters related to the application.
(2) Pre-planning meeting. The applicant is encouraged to schedule a meeting with the City Planner to discuss the project, submittal requirements and review procedures. The purpose of this meeting is to discuss applicable standards and technical issues, and to determine the appropriate type of review process. If the project is determined to be eligible for administrative approval, the procedures of this section shall be followed; in other cases, the process shall proceed as described below.
(3) Preliminary site plan submittal. The applicant shall submit four copies (five if in the Downtown Development Area) of the following items to the Planning and Community Development Department for Administrative Review at least two weeks prior to the scheduled Planning Commission meeting for the subject site plan:
(a) A complete application form supplied by the city.
(b) A complete site plan that includes the information listed in division (E) of this section.
(c) Any additional information the Planning Commission finds necessary to make the determinations required herein.
(4) Technical (staff) review.
(a) The Planning and Community Development Department shall forward the application and site plan(s) to the city’s public safety officials, Department of Public Works and applicable consultants. All reviews shall be submitted back to the Planning and Community Development Department.
(b) Upon completion of the technical review, the applicant shall submit 11 copies of the above documents, including possible changes by the Planning and Community Development Department to the Planning Commission for preliminary review.
(5) Planning Commission consideration of preliminary site plan. Following technical review and comment, and compliance with administrative procedures, the site plan shall be placed on the agenda of the Planning Commission. The Planning Commission shall review the application for site plan approval, together with the reports and recommendations from staff, consultants and other reviewing agencies, as appropriate. The Planning Commission shall then make a determination based on the requirements and standards of this chapter. The Planning Commission is authorized to postpone, grant approval, approve subject to revisions or deny as follows:
(a) Postpone. The application may be postponed if it is determined to be incomplete, the applicant has not fully responded to deficiencies identified in the technical review, code interpretation is needed from the Zoning Board of Appeals, or that revisions are necessary to bring the site plan into compliance with applicable standards and regulations. The Planning Commission shall direct the applicant to prepare additional information, revise the site plan or direct the city staff to conduct additional analysis. The applicant shall be required to prepare revised plans accompanied by a complete list of all changes, certified as such by the applicant’s design professional. Full sets of plans must be resubmitted.
(b) Approval. Upon determination that all requirements for site plan approval, as set forth herein, are met and a recommendation has been forwarded to the Planning Commission by all reviewing agencies of the city, approval shall be granted subject to the applicant providing copies of all required outside agency approvals. In those instances where approval authority is vested with the City Council, the Planning Commission shall make a recommendation to City Council.
(c) Approval subject to revisions. Upon determination that a site plan is in compliance except for minor revisions, said revisions shall be identified and the applicant shall be given the opportunity to correct the site plan prior to applying for final site plan approval. The applicant shall submit, with the final site plan, a complete list of all changes, certified by the applicant’s design professional, to the Planning and Community Development Department for final approval after said revisions have been completed. At its discretion, the Planning Commission may require the right to review the revised final site plan.
(d) Denial of approval. Upon determination that a site plan does not comply with standards and regulations set forth in this chapter, requires extensive revision in order to comply with said standards and regulations, or the applicant has not satisfactorily addressed all reasons for postponing action, site plan approval shall be denied. The applicant must revise the plans and resubmit if still interested in pursuing the project. A re-submittal shall be considered a new site plan and be required to re-initiate the full site plan review process.
(6) Effect of site plan review action. Any preliminary site plan approved under this provision shall expire after six months from the date of such approval unless final site plan approval has been issued. Any final site plan approval shall expire after six months if building permits have not been issued. Should final site approval become null and void, a new application for site plan review shall be required. The applicant may request a six month extension by the Planning Commission or the Planning and Community Development Department (as applicable), provided a written request is received before the expiration date and the site plan complies with current standards (i.e. any amendments to the zoning code since the site plan was approved). Applicant or designated representative of the applicant shall appear in front of the appropriate body to be eligible to receive an extension. This limitation shall not apply to preliminary planned development site plans accompanying approved planned development rezoning.
(7) Final site plans (detailed construction, landscape and engineering plans). Except where otherwise set forth in this chapter, final site plan approval may be given administratively when all conditions set forth herein for final site plans are complied with, except the Planning Commission may, at the time of preliminary site plan approval, require final site plan approval by the Commission as well. The City Planner shall grant final site plan approval where the following requirements are met:
(a) All local, county and state requirements as may apply to the proposed use are met. The applicant shall be required to obtain all other necessary agency permits from the Michigan Department of Environmental Quality, Wayne County Road Commission, Drain Commission, Environmental Department and Health Department, and all applicable utility companies. Copies of applications and approvals from all applicable outside agencies shall accompany submission of the application and final site plan to the city.
(b) All applicable engineering requirements are met. Complete engineering plans shall be submitted to the Department of Public Service for approval.
(c) The design shown on the final site plan shall remain unchanged from the approved preliminary site plan. Upon determination that the final site plan does not comply with the conditions of preliminary site plan approval or that required engineering plan revisions alter the site plan configuration approved by the Planning Commission, the applicant shall be required to revise the site plan and engineering plans and resubmit the site plan to the body that approved the site plan for review and approval as an amended site plan.
(8) Final site plan approval, except as specifically permitted in divisions (a) and (b) below, shall not be given until all the above requirements are met. No work shall commence on any site, except as specifically permitted herein, or any buildings requiring site plan approval and no permits shall be issued until after final site plan approval is granted.
(a) Upon request, the city may permit, when justifiable conditions are found to exist, and after preliminary site plan approval has been given, the movement of soil on the site, prior to final site plan approval, provided:
1. A grading and soil erosion and sedimentation control plan, drawn to local specifications and, when necessary, to county specifications, has been reviewed and approved; and
2. A soil erosion permit, when required, has been secured.
(b) Upon request of the applicant, the city may permit the layout of footings and the construction of foundation walls prior to final site plan approval, provided:
1. When justifiable conditions are found to exist;
2. Preliminary site plan approval has been given;
3. A grading and soil erosion and sedimentation control plan, drawn to local specifications and, when necessary, to county specifications, has been reviewed and approved;
4. A soil erosion permit, when required, has been secured;
5. Detailed engineering plans for all above ground and below ground utilities have been submitted for review and approval; and
6. Footing and foundation design plans have been approved by all applicable state, county, local departments and consultants.
(9) Completion of site design in accordance with approved site plan.
(a) Following approval of the site plan and final approval of the engineering plans by the Department of Public Services and the Planning and Community Development Department, a building permit may be obtained. It shall be the responsibility of the applicant to obtain all other applicable city, county, state, federal or utility permits prior to issuance of a building permit.
(b) The approval of any final site plan under this provision, other than subdivisions (subdivisions shall follow the procedures of the Land Division and Subdivision Acts), shall expire six months after the date of such approval, unless building permits have been issued in accordance with the site plan. If building permits have been issued within the six month period, then the approval shall continue as long as the building permits remain valid. The Building Official or other official responsible for code enforcement shall not issue a building permit for any type of construction on the basis of the approved site plan after the approval has expired unless the plan has received an extension from the Planning Commission or City Council. Fees for review of an expired site plan may be waived or reduced in those instances where no substantial change in conditions of the site plan or of abutting uses has taken place. In those instances where substantial conditions have changed, the fee for review of an expired site plans shall be the same as for the initial submittal.
(c) It shall be the responsibility of the owner of a property for which site plan approval has been granted to maintain the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which site approval was based, or until a new site design approval is sought. Such maintenance shall include all building and site elements depicted on the site plan including parking configuration, lighting and landscaping. Any property owner who fails to maintain a site as approved shall be deemed in violation of the applicable use provisions of this chapter and shall be subject to penalties.
(d) A development agreement with suitable guarantee and performance bond may be required by the city to assure compliance with an approved final site plan.
(D) Administrative plan review. For uses and projects eligible for administrative review, the following procedure shall apply:
(1) Submittal requirements. Four copies (five if in the Downtown Development Area) of the site plan that contains the information listed in division (E) below, shall be submitted to the Planning and Community Development Department.
(2) Review. The Planning and Community Development Department shall review and either approve the site plan, approve the site plan with a condition that certain revisions be made, or deny the site plan.
(3) Appeal. Either the Planning and Community Development Department, Building Department or applicant shall have the option to request site plan review by the Planning Commission.
(4) Issuance of building permit. A building permit shall be issued following review and approval of any engineering or construction plans by the Building Department or Planning and Community Development Department, as appropriate.
(E) Submittal requirements. The following information shall be included with and as part of a site plan submitted for review. The Planning Commission, upon recommendation of the City Planner, shall not review applications considered to be incomplete by the Planning and Community Development Department. The Planning Commission may waive information considered not applicable to the proposed site plan.
(1) Application form. Including written proof of property ownership or option to purchase (with specified time limit) and signed authorization designating a representative.
(2) Site plan description and identification data.
(a) Site plans shall consist of an overall plan for the entire development, drawn to an engineer’s scale of not less than 1 inch = 50 feet for property less than 3 acres, or 1 inch = 100 feet for property 3 acres or more in size. Sheet size shall be at least 24 x 36 inches. If a large development is shown in sections on multiple sheets, then one overall composite sheet shall be included;
(b) Written project description, including proposed use, building(s) and site improvements;
(c) Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who prepared the plans; and date(s) of submission and any revisions (month, day, year);
(d) Scale and north-point;
(e) Location map drawn to a separate scale with north-point, showing surrounding land, water features, zoning and streets within a quarter mile;
(f) Legal and common description of property;
(g) Identification and seal of architect, engineer, land surveyor, or landscape architect who prepared drawings;
(h) Zoning classification of petitioner’s parcel and all abutting parcels;
(i) Proximity to section corner and major thoroughfares; and
(j) Net acreage (minus rights-of-way) and total acreage.
(3) Site analysis.
(a) Survey of existing lot lines, building lines, structures, parking areas and other improvements on the site and within 100 feet of the site;
(b) Surrounding land uses and zoning;
(c) All existing easements;
(d) Existing roadways and driveways within 100 feet of the site;
(e) Existing sidewalks and non-motorized pathways.
(4) Site plan.
(a) Proposed lot lines, lot dimensions, property lines and setback dimensions;
(b) Structures, and other improvements;
(c) Proposed easements;
(d) Location of exterior lighting (site and building lighting) in accordance with site lighting standards;
(e) Location of trash receptacle(s) and transformer pad(s) and method of screening;
(f) Extent of any outdoor sales or display area.
(5) Access and circulation.
(a) Dimensions, curve radii and centerlines of existing and proposed access points, roads and road rights-of-way or access easements;
(b) Opposing driveways and intersections within 100 feet of site;
(c) Cross section details of proposed roads, driveways, parking lots, sidewalks and non-motorized paths illustrating materials and thickness;
(d) Dimensions of acceleration, deceleration, and passing lanes;
(e) Dimensions of parking spaces, islands, circulation aisles and loading zones;
(f) Dimensions and details of wall and sidewalk protection;
(g) Calculations for required number of parking and loading spaces;
(h) Designation of fire lanes;
(i) Traffic regulatory signs and pavement markings;
(j) Location of existing and proposed sidewalks/pathways within the site or right-of-way;
(k) Location, height, and outside dimensions of all storage areas and facilities.
(6) Landscape plans.
(a) Location of existing and proposed lawns and landscaped areas;
(b) Planting plan, including location and type of all proposed shrubs, trees, and other live plant material;
(c) Planting list for proposed landscape materials with caliper size or height of material, method of installation, botanical and common names, and quantity;
(d) Proposed dates of plant installation;
(e) Description of methods to preserve existing plant materials;
(f) Landscape maintenance schedule; and
(g) A bond held in escrow may be required for up to three years to ensure landscape health and maintenance.
(7) Building and structure details.
(a) Location, height, and outside dimensions of all existing and proposed buildings or structures;
(b) Building floor plans and total floor area;
(c) Details on accessory structures and any screening;
(d) Location, size, height, and lighting of all proposed site and wall signs;
(e) Location, size, height and material of construction for all obscuring walls, berms and fences with cross-sections, where required;
(f) Building facade elevations for all sides, drawn at an appropriate scale;
(g) Description of exterior building materials and colors (samples may be required).
(8) Drainage, soil erosion, sedimentation control and utilities.
(a) Location and size of existing and proposed storm sewers;
(b) Soil erosion and sedimentation control measures;
(c) Location of existing and proposed sanitary sewers;
(d) Location and size of existing and proposed water mains, well sites, water service and fire hydrants;
(e) Location of existing and proposed gas, electric and telephone lines, above and below ground;
(f) Location of transformers and utility boxes; and
(g) Assessment of potential impacts from the use, storage, processing, or movement of hazardous materials or chemicals, if applicable.
(9) Lighting plan.
(a) Location and height of all freestanding, building-mounted and canopy light fixtures on the site plan and building elevations;
(b) Photometric grid overlaid on the proposed site plan indicating the overall light intensity throughout the site (in foot-candles);
(c) Specifications and details for the type of fixture being proposed including the total lumen output, type of lamp and method of shielding; and
(d) Use of the fixture proposed.
(10) Additional information may be required as determined by the Planning and Community Development Department, Building Department, Planning Commission and other applicable city departments and codes, to properly review an application.
(Ord. 792, passed 12-3-01; Am. Ord. passed 2-20-17; Am. Ord. 863, passed 10-2-17)