(a) Intent, purpose, consideration concurrent with final site plan. All uses of land and structures which are subject to the requirements of this article shall receive preliminary site plan review and approval prior to the submission of a final site plan unless the zoning official determines that concurrent preliminary and final site plan review and approval will promote the general welfare of the city. The standards for both preliminary and final site plan review and approval in this article shall be applied when concurrent consideration is allowed. The planning commission may require separate preliminary and final site plan review and approval for any plan subject to consideration by the commission.
(b) Preliminary site plan application. The owner or designated agent shall file an application requesting preliminary site plan review and approval with the zoning official. The application shall be accompanied by the information required in this section and be accompanied by the appropriate fees as established by resolution of the city.
(c) Preliminary site plan application requirements. All applications for preliminary site plan review and approval shall comply with the basic required submittal standards of subsection 94-225(d)(1) of this chapter. The additional required submittal standards of subsection 94-225(d)(2) of this chapter shall be satisfied by any application for preliminary site plan review and approval involving the following uses of land or structures.
(1) Planned unit development.
(2) Planned residential development.
(3) Site condominium development.
(4) Public and government facility.
(5) Any use in the M-1 or M-2 zones.
(6) Hotel or motel.
(7) Multiple-family with 12 or more units.
(8) Community commercial center.
(9) Any use involving one or more structures that occupy, either individually or collectively, more than 15,000 square feet of gross floor area
(10) Other uses as determined by the designated site plan approval body, except that for such other uses, at the sole discretion of the designated site plan approval body, specific requirements of subsection 94-225(d)(2) of this chapter may be waived.
(d) Preliminary site plan submittal standards. It is the intent of this section to establish standards for submittal requirements that are consistent with the level of complexity of a proposed development. Further, it is the intent of this section to provide flexibility for the zoning official and planning commission to require submittal of sufficient information to evaluate the impact of a proposed development on nearby property and the city at large and to demonstrate compliance with this chapter.
(1) Basic required submittal standards. Any application for preliminary site plan review and approval shall include at minimum the following information:
a. Name, address, and phone number of applicant and designated agent, if applicable.
b. Legal description of subject property with tax parcel number.
c. Proof of ownership or proof of land control for the subject property.
d. Existing uses on subject property and abutting properties.
e. Zoning of subject property.
f. Description of intent including proposed principle and accessory uses.
g. Statement of facts showing how the proposal meets applicable standards of this chapter including an itemized list of known or potential variances from the standards of this chapter.
h. Site plan. Drawings or sketches of the subject property showing the following:
1. North arrow.
2. Drawing date.
3. Site size.
4. Contiguous property in which applicant has ownership interest.
5. Proposed pedestrian and vehicle circulation systems.
6. Location of existing and proposed structures including existing and proposed front, side, and rear yard setbacks.
7. Location of existing and proposed uses.
8. Location of existing and proposed off-street parking and curb cuts.
9. Location and nature of proposed signage.
10. Location of existing and proposed easements.
11. Location and screening of refuse facilities.
i. Landscape sketch plan meeting the requirements of section 94-241 of this chapter.
(2) Additional required submittal standards. Any application for preliminary site plan review and approval involving any of the uses listed in subsection 94-225(c) of this chapter shall include at minimum the following information.
a. All information required in subsection 94-225(d)(1) of this chapter.
b. Zoning of property within 500 feet of the subject property.
c. Vicinity map showing the location of the subject property and the following information:
1. Minimum scale of 1" = 600'.
2. North arrow.
3. Street names.
4. Schools.
5. Parks and recreation facilities.
6. Shopping areas.
7. Major streets and highways.
8. Major public buildings.
d. Site plan. Scaled drawings of the subject property showing the following:
1. Minimum scale of 1" = 100', north arrow, date, titles.
2. Location of existing watercourses, depressions, ponds, marshes, wetlands, other regulated water bodies, and other unique natural features.
3. Base flood level.
4. Location, size, nature of existing and proposed rights-of-way, easements, other encumbrances.
5. Streets with proposed street names.
6. Proposed loading areas.
7. Proposed lighting plan.
8. Proposed access to existing public streets.
9. Number, dimensions, size of buildings.
10. Number, dimensions, size of lots or other land divisions.
11. Number, dimensions, size of dwelling units.
12. Boundaries of construction phases.
13. Architect schematic plans, elevations, and/or perspective sketches of proposed buildings.
14. Existing and proposed grading contours at two-foot intervals.
15. Basis of any calculations.
16. Seal of a professional engineer, architect, landscape architect or community planner licensed in the State of Michigan.
17. Location and proposed use of common open spaces.
e. How legal title is held, regulated, maintained.
1. Proposed easements, covenants, articles of association.
2. Soil survey data as made available by the U.S. Department of Agriculture Soil Conservation Service indicating soil characteristics and suitability for development.
f. Construction schedule.
g. Detailed cost estimate.
h. Engineering report of proposed location and size of water, sanitary sewer, storm sewer, and surface drainage systems.
i. Identity of all land surveyors, architects, landscape architects, community planners and engineers participating in the proposal.
j. Landscape detailed plan meeting the requirements of section 94-241 of this chapter.
(3) Supplemental analysis and information. The designated site plan approval body may require that supplemental information and analysis be submitted as part of any application for preliminary site plan review and approval if such information is deemed necessary by the designated site plan approval body to demonstrate compliance with the requirements of this chapter. The costs for such supplemental analysis and information shall be incurred by the applicant. Supplemental information may include the following:
a. Detailed soil survey data including soil boring data from the subject property and engineering analysis.
b. Proof of financial ability.
c. Impact on fiscal and economic conditions of the city and surrounding area.
d. Impact on natural features on subject property and adjacent property.
e. Impact on public facilities and services.
f. Impact on traffic flow and volume.
g. Boundary survey.
h. Any other information deemed necessary by the designated site plan approval body to demonstrate compliance of the proposal with the requirements of this chapter.
(e) Time frame.
(1) Special use permit. The terms of acceptance and review of an application for preliminary site plan review and approval submitted as part of an application for a special use permit shall be as required in section 94-191(b)(4) of this chapter.
(2) Acceptance of application. For any application for preliminary site plan review and approval separate from an application for a special use permit, the zoning official shall either issue a receipt of acceptance or return the application as incomplete within ten business days after submission.
(3) Application review. For any application for preliminary site plan review and approval separate from an application for a special use permit, the zoning official shall, within 45 days of acceptance, either complete review of the application or refer the application to the planning commission for review.
(f) Request for review. The zoning official shall notify the agencies and individuals identified in section 94-394(d), or other agencies or individuals as deemed appropriate, of receipt of the site plan application.
(g) Zoning official review. The zoning official shall have the authority to approve or deny an application for preliminary site plan review and approval as allowed by, and in accordance with, the requirements of section 94-223 of this chapter. Site plan review shall be in accordance with the standards in section 94-227 of this chapter.
(h) Planning commission review. The planning commission shall have the authority to approve, approve with conditions, or deny an application for preliminary site plan review and approval in accordance with the requirements of section 94-224 of this chapter. The following review procedures shall be utilized when considering an application:
(1) The planning commission shall receive from the zoning official a copy of all material submitted.
(2) The planning commission shall receive a review and recommendation from the zoning official relative to the compliance of the preliminary site plan with the requirements of this chapter.
(3) The planning commission shall receive from the zoning official a review and/or recommendation from all appropriate local, state, and federal agencies.
(4) The planning commission shall utilize the criteria identified within section 94-227 of this chapter when reviewing an application.
(5) The planning commission may impose conditions when approving a preliminary site plan application. The conditions must be reasonable, directly related to the standards of this chapter, or determined to be necessary for the protection of the public health, safety, and welfare.
(Ord. No. 152, 5-1-2006)