(A) Generally. The Village Council shall have the authority to review and to approve or reject all site plans (i.e., preliminary, final, and combined site plans), taking into account the recommendations of the Village Planning Commission. Prior to the issuance of building permits or commencement of construction for new structures and for additions that expand floor area, site plan review and approval is required in accordance with the procedures contained in this section.
(B) Where required.
(1) Site plan review is required for all proposed uses and certain existing uses within the village where an alteration, addition, expansion, change, or conversion constitutes an increase or reduction to the existing structure or use of more than 500 square feet or 10%, whichever is less; or would require a variance from the provisions of this chapter, regardless of its size. Site plan review shall also be required prior to the paving of any off-street parking for any use for which off-street parking is required by this chapter.
(2) Site plan review shall not be required for individual single-family dwellings, or residential accessory storage buildings.
(3) The village shall not issue a building permit until a final site plan has been approved and is in effect. A use, not involving a building or structure, shall not be commenced or expanded, nor shall the Zoning Administrator or duly appointed agent issue an occupancy permit for the use until a final site plan has been approved and is in effect.
(4) No grading, removal of trees or other vegetation, landfilling, or construction of improvements shall commence for any development which requires site plan approval until a final site plan is approved and is in effect, except as otherwise provided in §§ 151.020 et seq.
(C) Preliminary site plan.
(1) Application. Any applicant may submit a request for preliminary site plan review by filing with the Zoning Administrator completed forms, payment of the review fee, and 13 copies of the preliminary site plan drawing(s). The Administrator, upon receipt of the application, shall transmit only complete submittals of the preliminary site plan drawings to the Planning Commission prior to its next regular meeting. The purpose of the preliminary review is to confirm general compliance with village standards as well as to suggest changes, if necessary, for final site plan approval.
(2) Information required. Each preliminary site plan submitted for review shall provide the following information:
(a) Property owner’s and applicant's name and address;
(b) Scale, north arrow, and date of plan;
(c) Location, description, dimensions, and area of the site; zoning classification; and demonstration of compliance with lot area, width, coverage, and setback requirements;
(d) General topography and soils information and existing natural and manmade features to be retained or removed;
(e) Location and dimensions of proposed buildings/structures; including floor area, number of floors, height, number, and type of dwelling units (where applicable);
(f) Proposed streets/drives; including general alignment, right-of-way, surface type, and width;
(g) Proposed parking; including location and dimensions of spaces and aisles, and surface type;
(h) Adjacent land uses, property owners, and zoning and location of adjacent buildings and drives/streets;
(i) Proposed phasing; and
(j) Location and width of any easements on the site.
(3) Planning Commission action. The Planning Commission shall make a recommendation to approve, approve with conditions or deny the preliminary site plan within 60 days from the date of the Planning Commission meeting at which the site plan is first heard. The Planning Commission shall set forth the reason for its action in the record of the meeting at which action is taken. The time limit may be extended upon a written request by the applicant and approval by the Planning Commission.
(4) Village Council action. The Village Council shall receive the recommendations of the Planning Commission, and may approve or deny the preliminary site plan.
(5) Effect of approval. Approval of a preliminary site plan by the Village Council shall indicate its general acceptance of the proposed layout of buildings, streets and drives, parking areas, other facilities and overall character of the proposed development. The Village Council may, at its discretion, and with appropriate conditions attached, authorize issuance of grading and foundation permits on the basis of the approved preliminary site plan. The authorization, however, will be used only in those situations in which seasonable conditions, such as the onset of frost, or other severe time limitations might, in the Village Council’s opinion, unduly delay the commencement of construction until after the final site plan is approved. The Village Council shall attach appropriate conditions to the authorization.
(6) Expiration of approval. Approval of a preliminary site plan shall be valid for a period of 180 days from the date of approval and shall expire and be of no effect unless an application for a final site plan is filed with the Zoning Administrator within that time period. The Zoning Administrator or duly appointed agent shall, within 10 days of the date of approval of the preliminary site plan by the Village Council, transmit a written certification of the approval to the applicant.
(D) Final site plan.
(1) Application. Following approval of a preliminary site plan, the applicant shall submit to the Zoning Administrator 13 copies of a final site plan as well as other data and exhibits hereinafter required, the review fee, and a completed application form. The Administrator, upon receipt of the application, shall transmit only complete submittals of the final site plan drawing(s) to the Planning Commission prior to its next regular meeting.
(2) Information required. A final site plan submitted for review and approval shall contain all of the following data presented in a clear and legible format. Site plans shall consist of an overall plan for the entire development. Sheet size shall be at least 24 inches by 36 inches with plan view drawn to a scale of no greater than 1 inch = 50 feet for property less than 3 acres or no greater than 1 inch = 100 feet for property 3 or more acres.
(a) General information.
1. Proprietors’, applicants’, and owners’ names, addresses, and telephone numbers;
2. Date of preparation, including revisions;
3. Scale;
4. North point;
5. Location map drawn at a scale of 1 inch = 2,000 feet with north point indicated;
6. Architect, engineer, surveyor, landscape architect, or planner's seal;
7. Existing and proposed lot lines, building lines, structures, parking areas, and the like, on the parcel and within 100 feet of the site;
8. Centerline and existing and proposed right-of-way lines of any street;
9. Zoning classification of petitioner's parcel and all abutting parcels; and
10. Gross acreage figure.
(b) Physical features.
1. Acceleration, deceleration, and passing lanes and approaches;
2. Proposed locations of access drives, street intersections, driveway locations, sidewalks, and curbing;
3. Location of existing and proposed service facilities above and below ground, including:
a. Chemical and fuel storage tanks and containers;
b. Water supply facilities;
c. Sanitary sewage disposal facilities;
d. Storm water control facilities and structures; and
e. Location of all easements.
4. Location of all structures with setback and yard dimensions;
5. Dimensioned parking spaces and calculation, drives and method of surfacing;
6. Exterior lighting locations and illumination patterns;
7. Location and description of all existing and proposed landscaping, berms, fencing, and walls;
8. Trash receptacle pad location and method of screening;
9. Transformer pad location and method of screening;
10. Dedicated road or service drive locations;
11. Entrance details including sign locations and size;
12. Designation of fire lanes; and
13. Any other pertinent physical features.
(c) Natural features.
1. Soil characteristics of the parcel to at least the detail provided by the U.S. Soil Conservation Service, Soil Survey of Washtenaw County, Michigan;
2. Existing topography with a maximum contour interval of 2 feet. Topography on the site and beyond the site for a distance of 100 feet in all directions should be indicated. Grading plan, showing finished contours at a maximum interval of 2 feet, correlated with existing contours so as to clearly indicate required cutting, filling, and grading;
3. Location of existing drainage courses and associated bodies of water, on- and off-site, and their elevations;
4. Location of existing wetlands; and
5. Location of natural resource features, including woodlands and areas with slopes greater than 10% (1 foot of vertical elevation for every 10 feet of horizontal distance).
(d) Additional requirements for residential developments.
1. Density calculations by type of unit by bedroom counts;
2. Designation of units by type and number of units in each building;
3. Carport locations and details where proposed; and
4. Specific amount and location of recreation spaces.
(e) Additional requirements for commercial and industrial developments.
1. Loading/unloading areas;
2. Total and useable floor area; and
3. Number of employees in peak usage.
(3) Standards for review. In reviewing the final site plan, the Planning Commission and Village Council shall determine whether the plan meets the following specifications and standards.
(a) The plan conforms to the approved preliminary site plan and with all Zoning Ordinance regulations.
(b) All required information is provided.
(c) The proposed use will not be injurious to the surrounding neighborhood and protects the general health, safety, welfare, and character of the township.
(d) There is a proper relationship between major thoroughfares and proposed service drives, driveways, and parking areas. Proper access to all portions of the site and all sides of any structure is provided. All structures or groups of structures shall be so arranged as to permit emergency vehicle access by some practical means to all sides.
(e) The location of buildings is such that the adverse effects of the uses will be minimized for the occupants of that use and surrounding areas.
(f) Natural resources will be preserved to the maximum extent possible in the site design by developing in a manner which will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, soils, groundwater, and woodlands.
(g) Storm water management systems and facilities will preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible, and will not substantially reduce or increase the natural retention or storage capacity of any wetland, water body, or water course, or cause alterations which could increase flooding or water pollution on- or off-site.
(h) Wastewater treatment systems, including on-site septic systems, will be located to minimize any potential degradation of surface water or groundwater quality and meet county and state standards.
(i) 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, groundwater, or nearby water bodies in accordance with county and state standards.
(j) Landscaping, including grass, trees, shrubs, and other vegetation is provided to maintain and improve the aesthetic quality of the site and area.
(k) The proposed use is in compliance with all village ordinances and any other applicable laws.
(4) Planning Commission action. The Planning Commission shall make a recommendation to approve, approve with conditions, or deny the final site plan within 60 days of the date of the Planning Commission meeting at which the site plan is first heard. The time limit may be extended upon a written request by the applicant and approved by the Planning Commission. The Planning Commission may suggest and/or require modifications in the proposed final site plan as are needed to gain approval. All engineering drawings and plans shall be reviewed by the Village Engineer, DPW, and Fire Chief before a final site plan may be recommended to Council.
(5) Village Council action. The Village Council shall receive the recommendations of the Planning Commission and approve or deny the site plan.
(6) Effect of approval. Approval of a final site plan authorizes issuance of a building permit or, in the case of uses without buildings or structures, issuance of a certificate of zoning compliance.
(7) Expiration of approval. Approval of a final site plan shall expire and be of no effect 1 year following the date of approval unless construction has begun on the property in conformance with the approved final site plan. Approval shall also expire and be of no effect unless a building permit shall have been taken out within 180 days of the date of approval of the final site plan.
(E) Combining preliminary and final site plans. An applicant may, at his or her discretion and risk, combine a preliminary and final site plan in application for approval. In such a situation the portion of the review process concerning preliminary site plan application and review may be waived by the Planning Commission. The Planning Commission shall have the authority to require submittal of a preliminary site plan separate from a final site plan, where, in its opinion, the complexity and/or scale of the site for the proposed development so warrant. A preliminary and final site plan shall not be combined for any development consisting of 2 or more phases.
(F) Amendment of approved site plan. The Zoning Administrator shall have the authority to determine if a proposed change requires an amendment to an approved final site plan. A site plan may be amended upon application and in accordance with the procedure herein for a final site plan. The Zoning Administrator may approve minor changes in an approved final site plan, provided that a revised final site plan drawing (s) be submitted showing the minor changes, for purposes of record.
(G) Modification of plan during construction. All improvements shall conform to the final site plan. It shall be the responsibility of the applicant to notify the Zoning Administrator of any such changes prior to the changes being made. Any changes which result in a material alteration of the site plan approved by the Planning Commission shall require resubmittal to the Planning Commission. The Planning Commission, Village Council, or Zoning Administrator may require the applicant to correct the changes so as to conform to the approved final site plan.
(H) Phasing of development. The applicant may, at his or her discretion, divide the proposed development into 2 or more phases. In that case, the preliminary site plan shall cover the entire property involved and shall clearly indicate the location, the size, and character of each phase. A final site plan may be submitted for review and approval for each phase.
(I) Inspection.
(1) The Building Inspector shall be responsible for inspecting all improvements for conformance with the approved final site plan. All sub-grade improvements such as utilities, sub-base installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall be responsible for requesting the necessary installation.
(2) The Building Inspector shall notify the Zoning Administrator, in writing, when a development for which a final site plan is approved has passed inspection with respect to the approved final site plan. The Building Inspector shall notify the Zoning Administrator, in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan, and shall advise the Zoning Administrator of steps taken to achieve compliance. In that case, the Building Inspector shall periodically notify the Zoning Administrator of progress towards compliance with the approved final site plan and when compliance is achieved.
(J) Violations. The approved final site plan shall regulate development of the property and any violation of §§ 151.020 et seq., including any improvement not in conformance of the approved final site plan, shall be deemed a violation of this chapter as provided in §§ 151.188 and 151.999, and shall be subject to all penalties therein.
(Ord. 239, passed 3-5-2001, § 3.4) Penalty, see § 151.999