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(A) Purpose. The purpose of final site plan review is to confirm compliance with all items and provisions of this chapter and conformance with Village Technical Standards. An impact assessment report may also be required (see § 152.392) at the discretion of the Planning Commission and/or Village Council.
(B) Final site plan application and submittal. Final site plan application and submittal shall be made in accordance with the general application standards in § 152.388, and:
(1) Final site plans shall be prepared by one of the following professionals registered in the state of Michigan: architect, civil engineer, landscape architect, or land surveyor and each set of the plans shall be signed and sealed by the engineer who has supervised the work.
(2) Final engineering drawings for all site improvements such as water and utility lines, sanitary sewer and storm sewer systems, roads, drives and parking lots, retention ponds and other ponds or lakes, and retaining walls shall be approved by the Village Engineer.
(C) Final site plan. Final site plans shall contain the following information:
(1) General information:
(a) Name, address, phone number and seal of the professional registered in the State of Michigan responsible for preparing the plan;
(b) Scale, north arrow, date the plan was prepared and the date of each revision;
(c) Address, parcel identification number(s), legal description(s), and zoning district(s) of the site;
(d) Gross site area and net site area in acres and square feet;
(e) The location and length of all lot lines. Lot line dimensions and angles or bearings shall be based upon a boundary survey prepared by a Land Surveyor registered in the State of Michigan and shall correlate with the legal description;
(f) The relationship of the site to all surrounding lots within 250 feet, including land uses, zoning districts, lot lines, roads, driveways, easements, structures and natural features;
(g) General description of deed restrictions, if any;
(h) Detailed development phases;
(i) Notation of performance guarantees to be provided including amounts, types and terms; and
(j) Notation of any variances that have been or must be secured.
(k) All plans shall include a location map showing the surrounding area.
(l) The cover sheet shall have an index of all sheets and the individual sheets shall have proper matching lines or other key to provide reasonable continuity and orientation.
(m) The drawings shall contain sufficient detail to properly show the proposed information and the methods of construction.
(2) Natural features.
(a) Pre-development topography with contour lines at a minimum of one-foot intervals, and ground elevations of all existing buildings, drives and/or off-street parking lots;
(b) The direction of pre-development drainage flow, and the location of existing drainage courses, including lakes, ponds, rivers and streams and all elevations;
(c) Soil characteristics of the site, to at least the level of detail provided by the USDA Soil Conservation Service, Soil Survey of Livingston County, Michigan; and
(d) Existing natural features such as trees, wooded areas, wetlands, streams, rivers, ponds, lakes and floodplains including clear indication of natural features to remain and to be removed:
1. Trees measuring at least eight inches in diameter at breast height shall be clearly labeled. Groups of trees not proposed for removal may be shown by an approximate outline of the total canopy;
2. Wetland areas shall be delineated by a professional hydrologist, geologist, biologist, landscape architect or engineer trained in wetland delineation; and
3. The ordinary high water mark of a stream, river, lake or pond shall be verified by a Land Surveyor registered in the State of Michigan or any professional trained in wetland delineation listed above.
4. The property owner is responsible for clearly marking wetlands and ordinary high water marks on the ground by flagging or other means.
(3) Grading plan. A grading plan shall be provided in compliance with the Village Technical Standards.
(a) A grading plan showing finished contours at one-foot intervals, correlated with existing contours so as to clearly indicate cut and fill required.
(b) Location, dimensions and materials of retaining walls, fill materials, typical vertical sections and restoration of adjacent properties, where applicable.
(c) All finished contours must be connected to existing contour lines at or before the property lines.
(d) The areas to be left undisturbed during construction shall be so indicated on the site plan and shall be identified on the ground by use of snow fencing or silt fencing so as to be obvious to construction personnel.
(5) Structures. The location, area, height in feet and stories and use of all structures on the site, as well as:
(a) Setbacks from lot lines, existing and proposed public and private easements and rights-of-way, wetlands and waterways;
(b) Typical layout, elevation and floor area for each type of building;
(c) Distances between structures;
(d) Total percentage of lot coverage;
(e) Elevation drawings that illustrate building design, size, height, facade, windows and doors, construction materials and foundation plantings;
(f) For residential development, density calculations, number and types of dwelling units and floor area per dwelling unit;
(g) For nonresidential development, the number of offices and employees and typical floor plans and elevations; and
(h) The location, height and construction materials of all fences and walls, including elevation drawings.
(6) Roads and access. The location and dimensions of: curb cuts, public and private roads, drives, alleys, access easements, bicycle paths and sidewalks adjacent to and/or serving the development including the following as applicable:
(a) Centerline, right-of-way width and right-of-way expansion;
(b) Surface material and width;
(c) Acceleration, deceleration and passing lanes;
(d) Surface elevations and grades of entries and exits;
(e) Distance of curb cuts from intersections, angle of intersections and vision clearance area;
(f) Curve radii;
(g) Road names;
(h) A description of expected traffic volumes based upon national reference documents, such as the most recent volume of the Institute of Transportation Engineers Trip Generation Manual; and
(i) Proof of approval by the Village Engineer or Qualified Village Agent, Livingston County Road Commission and/or Michigan Department of Transportation, as applicable.
(7) Parking. The location and dimensions of vehicle parking lots, individual parking spaces and loading areas adjacent to and/or serving the development including:
(a) Total number of parking spaces listed in statistical data and shown on the site plan. If existing parking spaces will serve the proposed use, spaces must be clearly labeled "existing" and "proposed";
(b) Angle of parking spaces;
(c) Clearly marked handicap accessible parking spaces;
(d) Surface material;
(e) Landscaped islands, if any; and
(f) Loading spaces.
(8) Utilities. Existing and proposed essential public services and utilities including:
(a) On-site wells, septic tanks and drain fields. If on-site water and sewer facilities are to be used, a letter of approval of same, or a copy of the permit from the Livingston County Health Department shall be submitted prior to final site plan approval.
(b) Connections to public sewer and water supply. For sites served by sanitary sewer, calculations for pre- and post-development flows are required. Expected sewage rates shall be as provided in § 52.29. This should include sanitary pump stations if applicable. Connections to the water main shall be included.
(c) Stormwater drainage facilities. Storm water drainage facilities including roadside swales, retention and detention ponds clearly indicating side slopes, culverts, catch basins, size calculations, post-development drainage flow patterns and points of discharge. All storm sewer, detention, and retention basin design criteria shall be in accordance with the Livingston County Drain Commissioner's "Procedures and Design Criteria for Stormwater Management Systems and Soil Erosion and Sedimentation Control Programs" latest revisions thereof. A letter of approval of the proposed drainage system from the Livingston County Drain Commissioner shall be submitted prior to final site plan approval. A maintenance agreement for entire stormwater system must be included.
(d) Water, sanitary, storm utility details. The following shall be shown on sanitary sewer, storm sewer and water main plans and profiles drawings as applicable:
1. Length of run, class and size of all proposed utilities, slope of all sanitary sewer and storm sewer pipe between manholes.
2. Top of casting elevations of all manholes, inlets, and/or catch basins etc. shall be shown in both plan and profile.
3. Porous backfill, special bedding and tunnel sections where applicable.
4. Invert elevations for all sanitary and storm sewer lines, for both existing and proposed sewers, shall be shown in both plan and profile.
5. Adjacent existing or proposed utilities plotted where parallel.
6. Other utilities crossing under or over proposed sewers or water mains.
7. Existing ground profile and proposed finished grade profile, including stationing, over all storm sewer, sanitary sewer, water mains, and finished grade of all proposed hydrants and valves.
8. Construction method (including but not limited to open cut, bore and jack, and directional drill).
(e) Hookups. Utility hookups (i.e. gas and electric).
(f) Surface equipment. Location of hydrants, electrical and telephone boxes, poles, towers and other surface equipment, communications towers, above ground and underground storage tanks.
(g) Drywell and/or utilization of no salt generation softeners.
(9) Soil erosion control. All work within the village requiring soil erosion and sedimentation control shall comply with the Livingston County "Procedures and Design Criteria for Stormwater Management Systems and Soil Erosion and Sedimentation Control Programs", latest revision.
(10) Signs. The location, height, area, illumination and content of all signs.
(11) Lighting. The location and specifications of exterior lighting fixtures and a photometric lighting plan.
(12) Waste storage. The size, location and description of any interior or exterior areas for storing, using, loading or unloading hazardous or polluting materials. A listing of types and quantities of hazardous and polluting materials that will be used or stored on-site.
(13) Proposed easements.
(D) Impact assessment report if required.
(E) The proprietor or his/her authorized agent shall prepare all applicable regulatory permit applications and secure signatures from the village as necessary prior to forwarding on the appropriate agencies. The typical required permits are as follows:
(1) Watermains. In addition to approval by the Village Engineer or Qualified Village Agent, watermains require the approval of the MDEQ and issuance of a construction permit by this state agency. The proprietor or his/her authorized agent shall secure a permit from MDEQ with plans signed and sealed by a civil engineer registered in the State of Michigan responsible for preparation of the plans. In addition, a tabulation of watermains by streets and easements which include their size, location, type, and length shall be prepared by the proprietor or his/her authorized agent. A minimum of 14 copies of the computations shall be submitted to the village with the final site plan submittal.
(2) Sanitary sewers. In addition to approval by the Village Engineer or Qualified Village Agent, sanitary sewer plans require the approval of the MDEQ and issuance of a construction permit by this state agency. The proprietor or his/her agent shall secure a permit from MDEQ with plans signed and sealed by a civil engineer registered in the State of Michigan responsible for the preparation of said plans. In addition, a tabulation of sanitary sewers by streets and easements which includes their size, location, type and length along with design flow computations for the proposed sewers and a tabulation of the capacities of the proposed sewers and the existing outfall sewer shall be submitted by the proprietor or his/her authorized agent. Fourteen copies of the computations shall be submitted to the village with the final site plan submittal.
(3) Road plans, storm sewers, retention basins and/or detention basins, paving, grading and soil erosion control and drywell plans. In addition to approval by the Village Engineer or Qualified Village Agent the above plans may require approval from Livingston County and/or MDOT. The proprietor or his/her authorized agent shall secure required permits on plans sealed by a civil engineer registered in the State of Michigan responsible for the preparation of said plans. In addition, all related design computations (traffic, volumes, storm flows, etc.) for the proposed plans and a tabulation of the capacities, if applicable, shall be submitted by the proprietor or his/her authorized agent.
(Ord. 37, passed 8-28-2005; Ord. 72, passed 4-24-2006; Ord. 82, passed 5-12-2008; Ord. 98, passed 3-28-2011; Ord. 139, passed 9-11-2017; Ord. 154, passed 1-11-2021)
(A) At the discretion of the Planning Commission, an Impact Assessment Report may be required to be prepared at the applicant's expense and submitted with the application for final site plan review.
(B) The Impact Assessment Report shall contain a combination of text, graphics and approval letters from regulatory agencies sufficient to demonstrate compliance with the criteria below:
(1) Zoning. The final site plan shall conform to the purpose and standards of the zoning district in which it is located.
(2) Surrounding uses. The proposed use and site design shall not be injurious to the surrounding neighborhood or impede the normal and orderly development or use of surrounding property. The site plan shall be harmonious, efficient and coordinated in relation to topography, size and type of land use and the character and improvement of adjacent properties.
(3) Phasing. Every individual development phase shall be designed to function independently in a safe, convenient and efficient manner without being dependent upon subsequent development phases and/or improvements.
(4) Natural features. The development shall protect natural features to the maximum extent possible including woodlands, wetlands, lakes, ponds, rivers, streams, wildlife habitat, steep slopes and groundwater recharge areas. The development shall preserve and incorporate the features into the site design. No grading, excavation, fill, clearing of topsoil, clearing of trees or other disturbance of the natural environment shall occur outside of those areas approved for the placement of physical improvements. Topography; the development shall conform to existing topography to the degree possible. The amount of cutting and filling shall be minimized and shall not destroy the character of the subject property or adversely affect surrounding properties.
(5) Soils. The soil and subsoil conditions shall be suitable for excavation and on-site septic systems, if any. Soils and slopes not suitable for development will be protected. The proposed development will not cause soil erosion or sedimentation problems. Adequate measures will be taken to control soil erosion and sedimentation during grading and construction operations and until permanent ground cover is established. These measures shall be based on the latest standards published by the County Drain Commissioner and/or USDA Soil Conservation Service.
(6) Drainage. The final drainage plan shall conform to the natural drainage pattern as much as possible. The development shall not substantially reduce the existing storm water infiltration or storage capacity, thereby increasing the frequency or volume of flooding at other locations. The drainage design shall not perceptively increase the pollution, volume or intensity of runoff onto adjacent properties or receiving waterways.
(7) Environmental performance. The proposed development shall not result in pollution, noise, odor, light, dust, dirt, smoke or other external effects that adversely affect neighboring properties. Development that includes the use and/or storage of hazardous or polluting materials shall be designed to prevent spills and discharge of polluting materials to the ground or nearby water bodies. A completed Environmental Checklist and Hazardous Substances Reporting Form, supplied by the village, may be required.
(8) Public services, facilities and utilities. Adequate services and utilities shall be available or provided, located and constructed with sufficient capacity and durability to properly service the development. The expected number of residents, employees, visitors and/or patrons shall not strain public schools, police and fire protection, water supplies, sanitary sewer facilities and/or other public facilities and services beyond existing and planned capacity. Electric, telephone and cable distribution lines shall be underground and conform to the current Standard Rules and Regulations of the Michigan Public Service Commission.
(9) Structures. The layout, size, bulk, height and architectural design of all structures shall be harmonious in relationship to other structures on the site and in the general vicinity. The layout and design of structures shall enhance the ease and efficiency of use, and the architectural and visual character of the village. Signs; the size, location, design and illumination of signs shall be harmonious with natural features, uses, structures and signs on surrounding property and traffic safety. Signs shall be located and designed to avoid creating distraction or visual clutter.
(10) Traffic. Traffic within the site, as well as to and from the site, shall not create a safety hazard or place demands upon roads in excess of existing or planned capacity. The site plan shall provide for the proper expansion of public roads serving the site, where necessary, at the developer's expense. The relationship between roads, sidewalks, service drives, driveways, parking spaces and loading areas shall be convenient, safe and designed to complement the arrangement of existing and planned roads, alleys, drives, parking areas and pedestrian and bicycle pathways. All structures shall be fully accessible to emergency vehicles.
(a) Pedestrian and bicycle traffic. There shall be a pedestrian circulation system that is separate from the vehicular circulation system. Safe and adequate pedestrian and bicycle access shall be provided between major activity areas, employment and service centers, schools, parks and residential areas. Sidewalks shall be provided unless determined by the Planning Commission to be unnecessary because pedestrian circulation is otherwise provided for.
(b) Parking. The layout of parking and loading areas shall not adversely affect the flow of traffic within the site or to and from the adjacent roads and properties.
(c) Traffic impact study. A detailed traffic impact study shall be required for any site over two acres or for any project expected to generate 100 or more vehicle trips on adjacent roads during the peak hour of traffic. The traffic study shall include the following:
1. Description of existing daily and peak hour traffic on the adjacent roads (based on current Livingston County Road Commission data or a similar source) and a description of any sight distance limitations along the site's right-of-way frontage;
2. Forecasted trip generation of the proposed use for the a.m. and p.m. peak hour and average daily traffic generated (based on the current Institute of Transportation Engineers Trip Generation Manual);
3. Description of impact on special transportation modes, including school buses, trucks and bicycles;
4. Projected traffic generated shall be distributed (inbound v. outbound, left turn v. right turn) onto the existing street network to project turning movements at site driveways and nearby intersections. Rationale for the distribution shall be provided;
5. Capacity analysis at the proposed driveway(s) using the procedures outlined in the most recent edition of the Highway Capacity Manual published by the Transportation Research Board. Capacity analysis shall be provided for all road intersections where the expected traffic will comprise at least 5% of the existing intersection capacity and/or for roadway sections and intersections experiencing congestion or a relatively high accident rate, as determined by the village staff, Livingston County Road Commission or Michigan Department of Transportation;
6. Analysis of any mitigation measures warranted by the anticipated traffic impacts. Where appropriate, documentation shall be provided from the appropriate road agency regarding time schedule for improvements and method of funding; and
7. A map illustrating the location and design of proposed access, including any sight distance limitations, dimensions from adjacent driveways and intersections within 250 feet, and other data to demonstrate that the driveway(s) will provide safe and efficient traffic operation.
(11) Landscaping and screening. The pre-development landscape shall be preserved in its natural state to the degree possible by minimizing clearing and grading. Post development grade changes shall be in keeping with the general appearance of neighboring developed areas. Plant materials shall be used to enhance the appearance of the site, to screen unsightly, noisy or other harsh elements and to provide visual relief from large monotonous features such as parking lots and building facades. Plant species that are hardy and native to Michigan shall be used to the maximum degree possible. Screening; waste and material storage, mechanical, service, parking and loading areas, utility structures and similar features shall be located, buffered and/or screened so as to be unobtrusive and not create a nuisance, negative visual impression or health or safety hazard on the subject property or neighboring properties. Trash containers shall be enclosed on all sides by a structure aesthetically compatible with the development and surrounding property.
(12) Additional information. The Planning Commission may require the submittal of other data deemed reasonably necessary for adequate review, such as an independent traffic study, market analysis, environmental inventory and assessment, demand on public facilities and services, impact on historic or cultural resources, displacement of people or other uses as a result of the proposed development, effect on the village tax base and adjacent property values.
(Ord. 37, passed 8-28-2005; Ord. 139, passed 9-11-2017; Ord. 154, passed 1-11-2021)
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