(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)