A. Intent. The site plan review procedures, standards, and required information in this section are intended to provide a consistent and uniform method of review of proposed
plans, to ensure full compliance with the regulations and standards contained in this Ordinance and other applicable ordinances and laws, including the Michigan Building Code, as amended, to achieve efficient use of the land, to protect
, and to prevent adverse impact on adjoining or nearby properties. It is the intent of these provisions to encourage cooperation and consultation between the
and applicant so as to facilitate
in accordance with the
’s land use objectives.
B. Site plan required.
1. Site plan required. Except as provided in the following subsection B.2, the
of any new use, the construction of any new
, any change of an existing use of land or
, and all other
or
activities shall require site plan approval pursuant to this section. For example, site plan review shall be required for any of the following activities:
a. Erection, moving, relocation, conversion, or structural alteration to a
or
to create additional floor space, other than a
or
.
b. Any
which would, if approved, provide for the establishment of more than one
on a
, such as, for example, a single-family site
or similar project where a
is developed to include two or more sites for detached
.
c.
of all non-single-family residential uses permitted in single-family districts and in agricultural districts.
d. Any change in use that could affect compliance with the standards set forth in this Ordinance, other than for single-family residential uses.
e. Expansion or paving of off-street parking involving five or more spaces and/or a change in circulation or access for other than a
.
f. Any
,
, soil removal, mining or
, or creation of ponds, except as otherwise specified in subsection B.2, item c.
g. The
or construction of any
, except for uses or
that are accessory to a
or
.
h. Any use or
for which submission of a site plan is required by the provisions of this Ordinance.
2. Site plan not required. Notwithstanding the preceding subsection 1, site plan approval is not required for the following activities:
a. Construction, moving, relocating, or structurally altering a single- or two-family home, including any customarily incidental
.
b.
of a principal permitted agricultural use, or the construction, moving, relocation, or structural alteration of permitted agricultural
, including any customarily incidental
.
c. Any
,
, soil removal, mining, or creation of ponds that is less than one-half acre in area and less than 50 cubic
, provided that such activity is normally and customarily incidental to single-family and agricultural uses described in this subsection for which site plan approval is not required.
C. Site plan review applications and procedures.
1. Optional pre-application conference. In order to facilitate processing of a site plan in a timely manner, the applicant may request a pre-application site plan conference with the Township Supervisor or Planner. The purpose of such a conference is to provide information and guidance to the applicant that will assist in preparation of the site plan. The applicant need not present drawings or site plans at a pre-application conference, but even if drawings or site plans are presented, no formal action shall be taken on a site plan at a pre-application conference.
At any time during the course of preparation of a site plan prior to submission of a formal application, the
shall upon request provide information concerning the Zoning Ordinance procedures and standards.
2. Optional conceptual review by
or
.
An applicant may file a written request of conceptual review of a preliminary site plan by the
or
to evaluate the following:
a. Relationship of the site to nearby properties;
b.
;
c. Adequacy of
,
, vehicular drives, parking areas, drainage, and proposed utilities; and
d. Conformance with
policies and standards.
Conceptual review fees shall be paid according to the fee schedule established by the
.
No formal action shall be taken on a site plan submitted for conceptual review, and neither the applicant nor the
or
shall be bound by any comments or suggestions made during the course of the conceptual review.
3. Submission of site plan for formal review. In order to initiate formal review by the
and
, the applicant is required to submit the following materials to the Williamstown Township Hall:
a. One completed and signed copy of the application for site plan review.
b. Three individually folded copies and one digital copy in pdf format of the site plan.
c. Proof that the plan has been submitted for review to all appropriate affected governmental agencies, including but not limited to the Ingham County Department of Roads, County Drain Commission, County Health Department, Michigan Department of Transportation (if located on Grand Avenue), Michigan Department of Environment, Great Lakes, and Energy, Northeast Ingham Emergency Service Authority (NIESA), and any other agencies deemed appropriate by the
or
.
d. The required review fee.
These materials shall be submitted to the
no later than noon 21 calendar days prior to the
or
meeting at which the review is requested.
4. Distribution of plans. Upon submission of all required application materials, the site plan proposal shall be placed on the next open
agenda for preliminary review. The site plans and application shall be distributed to appropriate
officials for review, including, as deemed necessary, the
and/or
.
5. Review by . The
shall review the plans to determine compliance with the Zoning Ordinance, and shall submit a written report, which shall identify issues which must be resolved as well as all required revisions necessary to obtain site plan approval.
D. Review and final action.
1. Initial review. At the first regular meeting at which a site plan proposal is considered, the
shall identify major issues that must be resolved and other revisions necessary to obtain site plan approval.
2. Public hearing. Site plans involving uses that are subject to
approval may require a public hearing. After payment of appropriate fees, the
will set the date of the public hearing, subject to the requirements in § 29.03.
3. Request for revisions. Upon preliminary review of the site plan proposal, the
may require the applicant to complete revisions and submit the plans for engineering review prior to formal action being taken. The applicant shall be given the opportunity to revise the plans and submit revised plans for further review. All required revisions must be completed or the site plan will not be put on the agenda for final review.
4. Submission of plans for final review. Three individually folded copies and one digital copy of the revised plan in pdf format shall be submitted for final review at least 21 calendar days prior to the
meeting at which review is requested. The revised plan shall be distributed to appropriate
officials for review.
5.
final review and recommendation.
The
shall review the site plan proposal together with any public hearing findings and any requested reports and recommendations from the Building Inspector,
, and other reviewing agencies. The
shall then make a recommendation to the
, based on the requirements and standards of this Ordinance. The
may recommend approval, approval with conditions, or denial, or they may table the proposal, as noted below.
In the context of an overall site plan, the
may find that it would be appropriate to modify the specific requirements of the Ordinance, so as to best satisfy the standards for site plan approval in subsection F. Accordingly, in the course of recommending approval or approval with conditions, the
may allow modifications to the specific zoning standards that deal with sidewalk location; exterior lighting type, height, or intensity; dumpster location; number and location of
;
and screening requirements; loading zone location; and,
and wall height and location. Justification for all such modifications shall be set forth in the
meeting minutes.
a. Approval. Upon determination that a site plan is in compliance with the standards and requirements of this Ordinance and other applicable ordinances and laws, the
shall recommend approval.
b. Approval subject to conditions. Upon determination that a site plan is in compliance except for minor modifications, the
may recommend that the
impose reasonable conditions upon the approval of the site plan. The conditions for approval shall be identified and the applicant shall be given the opportunity to correct the site plan. The conditions may include the need to obtain
or obtain approvals from other agencies.
If a plan is subsequently approved by the
subject to conditions, the applicant shall submit a revised plan with a revision date, indicating compliance with the conditions. The applicant must re-submit the site plan to the
for final approval after conditions have been met, unless the
waives its right to review the revised plan, and instead authorizes the Township Supervisor or the Building Inspector to review and approve the site plan after all required conditions have been addressed. The
may also require the Township Supervisor or the Building Inspector to submit the revised plan to the Planner and/or Engineer for review and approval.
c. Denial. Upon determination that a site plan does not comply with the standards and regulations set forth in this article or elsewhere in this Ordinance, or requires extensive revision in order to comply with said standards and regulations, the
shall recommend denial.
d. Tabling. Upon determination that a site plan is not ready for approval or rejection, or upon a request by the applicant, the
may table consideration of a site plan until a later meeting.
6.
action. Following receipt of the
’s recommendation, the application shall be placed on the agenda of the next scheduled
meeting, unless otherwise requested by the applicant in writing and approved by the
. The
shall review the final plan, together with the findings of the
, and any reports and recommendations from the Building Inspector,
, and other reviewers. In the case of a
project, the master deed and
bylaws shall also be subject to
review and approval. The
may table consideration of a site plan. However, upon completion of its review, the
shall approve, approve with conditions, or deny a site plan proposal in accordance with the guidelines described previously in § 29.02, subsection D.5. An applicant shall have a maximum of two years from the date of submittal of a site plan for formal review to achieve final
approval. If approval is not achieved within this period, the application becomes null and void and a new application is required to pursue site plan review further.
7. Recording of site plan review action.
Each action taken with reference to a site plan review shall be duly recorded in the minutes of the
or
as appropriate. The grounds for action taken upon each site plan shall also be recorded in the minutes.
After final action has been taken on a site plan and all steps have been completed, three copies of the application and plans shall be marked APPROVED or DENIED, as appropriate, with the date that action was taken. One marked copy will be returned to the applicant and the other two copies will be kept on file in the Township Hall. Furthermore, the
shall file with the Ingham County Register of Deeds, an affidavit of site plan and/or
approval, with conditions of approval.
8. Procedure after site plan approval.
a. Application for
permit.
Following final approval of the site plan and the engineering plans, the applicant may apply for a
permit. It shall be the responsibility of the applicant to obtain all other applicable
, county, state, or federal permits prior to issuance of a
permit.
A
permit for a
in a proposed
project shall not be issued until evidence of a recorded Master Deed has been provided to the
. However, the
may issue permits for site grading, erosion control, installation of public water and sewage facilities, and construction for
prior to recording the Master Deed. No permit issued or work undertaken prior to recording the Master Deed pursuant to this section shall grant any rights or any expectancy interest in the approval of the Master Deed.
b. Expiration of site plan approval. If construction has not commenced, or if the project has commenced but has not made reasonable progress, within 12 months after final approval of the site plan, the site plan approval expires and a new application for site plan review shall be required. However, the applicant may apply in writing to the
for an extension of site plan approval, whereupon the
may seek the
’s recommendation. The
may grant one or more extensions of up to 12 months upon request from the applicant prior to expiration of the previousapproval and provided that it finds that the approved site plan adequately represents current conditions on and surrounding the site and provided that the site plan conforms to current Zoning Ordinance standards.
c. Application for certificate of occupancy. Following completion of site work and
construction, the applicant may apply for a certificate of occupancy or a temporary certificate of occupancy from the Building Inspector in accordance with the procedures set forth in § 29.07. It shall be the applicant’s responsibility to obtain these required certificates prior to any occupancy of the property.
d. Property maintenance after approval.
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 plan approval was based, or until a new site design is approved. Any property owner who fails to so maintain an approved site design shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation.
With respect to
projects, the Master Deed shall contain provisions describing the responsibilities of the
association,
owners, and public entities, with regard to maintenance of the property in accordance with the approved site plan on a continuing basis. The Master Deed shall further establish the means of permanent financing for required maintenance and improvement activities which are the responsibility of the
association. Failure to maintain an approved site plan shall be deemed in violation of the use provisions of this Ordinance and shall be subject to the same penalties appropriate for a use violation.
e. Monuments requirements for
projects. All
projects shall be marked with monuments as required by
rules promulgated to the Michigan Department of Commerce, Corporation and Securities Bureau, and as may also be required by the
pursuant to engineering standards enforced by the Township of Williamstown.
f. Recorded and as-built
documents. Upon approval of the site plan for a
project involving new construction, the
project developer or proprietor shall furnish the
with the following:
(1) One copy of the recorded Master Deed; and
(2) One copy of any
bylaws and restrictive covenants.
(3) One copy of the recorded
subdivision plan (Exhibit B of the Master Deed).
Upon completion of the project, the
project developer or proprietor shall furnish the
with two copies of an “as built survey”.
The as-built survey shall be reviewed by the
for compliance with
Ordinances. Fees for this review shall be established by the
.
9. Site plan violation. In the event that construction is not in compliance with the approved plans, the Building Inspector shall issue a “stop work” order until corrective action is taken or a revised site plan is submitted for
review, following the normal site plan review procedures in § 29.02. If the builder or developer fails to take corrective action or pursue approval of an amended site plan, the Building Inspector may issue a citation, after which the
may commence and pursue appropriate action in a court having jurisdiction.
10. Modification to approved plan. Minor modifications to an approved site plan may be reviewed by the Township Building Inspector or
.
a. Minor modification defined. Minor modifications are changes that do not substantially affect the character or intensity of the use, vehicular or pedestrian circulation, drainage patterns, the demand for public services, or the danger from hazards. Examples of minor modifications include:
1) An addition to an existing commercial or industrial
that does not increase or decrease the floor space by more than 25% or 2,000 square feet, whichever is less.
2) Re-occupancy of a vacant
that has been unoccupied for less than 12 months.
3) Changes to
that do not add an additional floor.
4)
or modifications involving less than five
.
The construction of a new
or
, adding or deleting parking or the addition of
onto a public
are examples of modifications which are not considered minor.
b. Determination of minor modification. The Building Inspector shall determine if the proposed modifications are minor in accordance with the guidelines in this section. In order to make the determination, the Building Inspector shall solicit comments and recommendations from the Township Supervisor, Planner, Engineer, and public safety officials.
c. Modifications not deemed “minor.” If the modifications are not deemed minor by the Building Inspector, or if the Building Inspector finds (in the Building Inspector’s sole discretion and professional opinion) that there are characteristics of the site plan that warrant
review, the full review and approval by the
and
shall be required.
and
review and approval shall be required for all site plans that involve a request for a
, a
, a proposal that involves a discretionary decision, or a proposal that involves a nonconforming use or
.
d. Recording of action. Each action related to modification of a site plan shall be duly recorded in writing on a copy of the approved plan, and shall be kept on file at Township Hall. The
and
shall be advised of all minor site plan modifications approved by the Building Inspector and such modifications shall be noted on the site plan and in the minutes of the
and
.
E. Required information on site plans. The following information shall be included on all site plans, where applicable:
1. Application form. The application form shall contain the following information:
a. Applicant’s name and address.
b. Name, address, and signature of property owner, if different from applicant.
c. Common description of property and complete legal description including the tax identification number.
d. Dimensions of land and total acreage.
e. Existing zoning of applicant’s
and surrounding land.
f. Existing use of the applicant’s
.
g. Proposed use of land and name of proposed
, if applicable.
h. Proposed
to be constructed, including square feet of gross and usable floor area.
i. Proof of property ownership.
j. Number of permanent employees, if applicable.
k. Names, addresses, and telephone numbers of engineers, attorneys, architects, and other professionals associated with the project.
l. Review comments and/or approvals from county, state, and federal agencies. Copies of letters or approval forms should be submitted with the site plan application.
2. Descriptive and identification data. Site plans shall consist of an overall plan for the entire
, drawn to a scale of not less than one inch = 20 feet for property less than one acre, one inch = 30 feet for property larger than one acre but less than three acres, and one inch = 50 feet for property larger than three acres, unless another scale is approved by the Building Inspector. Sheet size shall be at least 24 inches by 36 inches. The following descriptive and identification information shall be included on site plans:
a. Applicant’s name and address, and telephone number.
b. Title block indicating the name of the
.
c. Scale.
d. Northpoint.
e. Dates of submission and revisions (month, day, year).
f. Location map drawn to scale with northpoint.
g. Legal and common description of property, including acreage.
h. The dimensions of all
and
, showing the relationship of the site to abutting properties. If the site is a part of a larger
the plan should indicate the boundaries of total land holding.
i. A schedule for completing the project, including the phasing or timing of all proposed
.
j. Identification and seal of the architect, engineer, land surveyor, or landscape architect who prepared or supervised and approved the plan.
k. Written description of proposed land use.
l. Zoning classification of applicant’s
and all abutting
.
m. Proximity to
serving adjacent
.
n. Proximity to section corner and major
.
o. Notation of any
that have or must be secured.
p. Net acreage (minus
) and total acreage, to the nearest 1/10 acre.
3. Site data.
a. Existing
,
,
, parking areas, and other improvements on the site and within 100 feet of the site.
b. Front, side, and rear
dimensions.
c. Topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a U.S.G.S. benchmark.
d. Existing and proposed site features, including
, roadway widths and names, and parking areas.
e. Existing
within 50 feet of the subject property.
f. Dimensions and centerlines of existing and proposed
and
, and acreage of proposed
and
.
g. Acceleration, deceleration, and passing lanes, where required.
h. Proposed vehicular circulation system, including location of
entrances,
, and on-site
.
i. Typical cross-section of proposed
and
.
j. Location of existing drainage courses,
,
and streams, with elevations, and acreage of bodies of water.
k. Boundaries of all
areas, with sufficient dimensions between various points on the
boundary and
,
, or other features to allow accurate portrayal of the
. The acreage shall be provided separately for all
, and
regulated by the state shall be identified.
staking and identification shall be done by a qualified
expert. If deemed necessary because of site or soil conditions or because of the scope of the project, a detailed hydrology study may be required.
l. Location of existing and proposed interior sidewalks and sidewalks in the
.
m. Exterior lighting locations and method of shielding lights from shining off the site.
n. Trash receptacle locations and method of screening, if applicable.
o. Transformer pad location and method of screening, if applicable.
p.
, typical dimensions of spaces, indication of total number of spaces, drives, and method of surfacing.
q. Information needed to calculate required parking in accordance with Zoning Ordinance standards.
r. The location of lawns and landscaped areas, including required landscaped
.
s. Landscape plan, including location, size, type, and quantity of proposed shrubs, trees, and other live plant material.
t. Location, sizes, and types of existing trees five inches or greater in diameter, measured at one foot off the ground, before and after proposed
.
u. Cross-section of proposed
.
v. Location and description of all
for public
, utilities, access, shared access, and drainage.
w. Designation of fire lanes.
x. Loading/unloading area.
y. The location of any
of materials and the manner by which it will be screened.
z. Indicate locations of
.
4.
and
details.
a. Location, height, and outside dimensions of all proposed
or
.
b. Indication of the number of stores and number of commercial or
units contained in the
, if applicable. If the site plan involves an existing nonresidential
, then a list of all tenants shall be provided. No new tenants shall be allowed to occupy the
until the site plan is fully implemented.
c.
floor plans.
d. Total floor area.
e. Location, size, height, and lighting of all proposed
.
f. Proposed
and walls, including typical cross-section and height above the ground on both sides.
g.
facade elevations, drawn to a scale of one inch equals four feet, or another scale approved by the
and adequate to determine compliance with the requirements of this Ordinance. Elevations of proposed
shall indicate type and color of exterior
materials, roof design, projections, canopies, awnings and overhangs, screen walls and
, and any outdoor or roof-located mechanical equipment, such as air conditioning units, heating units, and transformers.
5. Information concerning utilities, drainage, and related issues.
a. Schematic layout and description of existing and proposed sanitary sewers, sewage treatment systems, and/or septic systems; water mains, well sites, and water service leads; hydrants that would be used by public safety personnel to service the site; storm sewers and drainage facilities, including the location of retention/detention facilities; and the location of gas, electric, and telephone lines.
b. Layout and description of telecommunications infrastructure.
c. Indication of site grading and drainage patterns.
d. Types of soils and location of
and
, if applicable.
e. Soil erosion and sedimentation control measures.
f. Proposed finish
on the site, including the finish
of all
,
, walkways, and parking lots.
g. Assessment of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if applicable.
h. Assessment of potential impact on groundwater, including but not limited to quality, quantity, and recharge.
i. All utilities shall be located underground within the boundaries of a proposed
, including but not limited to gas, electric, telephone, and cable television service leads.
6. Information concerning residential
.
a. The number, type, and location of each type of residential unit (one
units, two
units, etc.)
b.
calculations by type of residential unit (
per acre).
c.
calculations.
d. Floor plans of typical
with square feet of floor area.
e. Garage and carport locations and details, if proposed.
f. Pedestrian circulation system.
g. Location and names of
and internal drives with an indication of how the proposed circulation system will connect with the existing adjacent
.
h. Community
locations, dimensions, floor plans, and facade elevations, if applicable.
i.
fencing detail, including height and type of
, if applicable.
j. Location and size of recreation open areas.
k. Indication of type of recreation facilities proposed for recreation area.
l. If common area or community
are proposed, then the site plan should indicate the responsibilities of the subdivision or
association, property owners, or other public entity, with regard to maintenance of the common areas or community property on a continuing basis.
7. Information applicable to
.
a. Location and number of pads for
.
b. Distance between
.
c. Proposed placement of
on each
.
d. Average and range of size of
.
e.
calculations (
per acre).
f.
calculations.
g. Garage and carport locations and details, if proposed.
h. Pedestrian circulation system.
i. Location and names of
and internal drives.
j. Community
location, dimensions, floor plans, and facade elevations, if applicable.
k.
fencing detail, including height and type of
, if applicable.
l. Location and size of recreation open areas.
m. Indication of type of recreation facilities proposed for recreation area.
8. Additional information.
a. Information related to
. The following information shall be provided with all site plans involving
:
1.
documents, including the proposed Master Deed,
bylaws, and
subdivision plan (Exhibit B of the Master Deed).
2.
subdivision plan requirements, as specified in the condominum rules promulgated by the Department of Licensing and Regulatory Affairs, Bureau of Commercial Services and Corporations, or successor agency.
b. Items not applicable. If any of the items listed are not applicable to a particular site, the following information should be provided on the site plan, or accompanying the site plan:
1. A list of each item considered not applicable.
2. The reason(s) why each listed item is not considered applicable.
c. Other data which may be required. Other data may be required if deemed necessary by the
administrative officials,
, or
to determine compliance with the provisions in this Ordinance. Such information may include traffic studies, market analysis, environmental assessment and evaluation of the demand on public facilities and services.
F. Standards for site plan approval. The following criteria shall be used as a basis upon which site plans will be reviewed and approved:
1. Adequacy of information. The site plan shall include all required information in sufficiently complete and understandable form to provide an accurate description of the proposed uses and
.
2. Site design characteristics. All elements of the site design shall be harmoniously and efficiently organized in relation to topography, the size and type of
, the character of adjoining property, and the type and size of
. The site shall be developed so as not to impede the normal and orderly
or improvement of surrounding property for uses permitted by this Ordinance.
3. Appearance.
, earth
, fencing,
, walls, and other site features shall be designed and located on the site so that the proposed
is aesthetically pleasing and harmonious with nearby existing or future
.
4. Compliance with district requirements. The site plan shall comply with the district requirements for minimum floor space,
,
size,
,
and all other requirements set forth in the schedule of regulations (Article 28.00) unless otherwise provided in this Ordinance.
a. Site
.
In the case of site
, these regulations shall be applied by requiring the site
unit to be equal in size to the minimum
size and
requirements for the district in which the project is located. The site
unit shall be at least equivalent to the minimum
area requirements.
In addition, site
projects shall comply with all applicable design standards which have been developed for similar types of
in the
, as described in the Zoning Ordinance and other applicable local, county, and state ordinances, laws, and regulations, including but not necessarily limited to requirements for
,
,
, utilities, and storm drainage. These requirements and specifications are hereby incorporated and are made a part of this Ordinance by reference.
b. Detached
.
In the case of detached
, these regulations shall be applied by requiring that the detached
units comply with the requirements governing minimum distance between
, attachment of
, and other applicable requirements for the district in which the project is located. Proposed detached
projects shall not exceed the maximum permitted
for the district in which the project is located, as determined on the basis of minimum
size standards in Article 28.00.
Detached
projects shall comply with all applicable design standards which have been developed for similar types of
in the
, as described in the Zoning Ordinance and other applicable local, county, and state ordinances, laws and regulations, including but not necessarily limited to requirements for
,
,
, utilities, and storm drainage. These requirements and specifications are hereby incorporated and are made a part of this Ordinance by reference.
5. Preservation of
. The landscape shall be preserved in its natural state as much as possible, by minimizing tree and soil removal alteration to the natural drainage course and the amount of cutting,
, and grading.
6. Privacy. The site design shall provide reasonable visual and sound privacy.
, walls, barriers, and
shall be used, as appropriate if permitted, for the protection and enhancement of property and the safety and privacy of occupants and uses.
7. Emergency services. The site plan shall comply with requirements requested by NIESA and other emergency service providers. All
or groups of
shall be so arranged as to permit convenient and direct emergency vehicle access.
8.
. Every
or
shall be provided with adequate means of
via public
and walkways.
9. Pedestrian circulation. Each site plan shall provide a pedestrian circulation system that is insulated as completely as is reasonably possible from the vehicular circulation system.
10. Vehicular and pedestrian circulation layout. The arrangement of public and common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned
or pedestrian or bicycle pathways in the vicinity of the site. The width of
and drives shall be appropriate for the volume of traffic they will carry. In order to insure public safety and promote efficient traffic flow and turning movements, the applicant may be required to limit
access points or construct a secondary access
.
11. Drainage. Appropriate measures shall be taken to insure that the removal or drainage of surface waters will not adversely affect adjoining properties or the capacity of the public or natural storm drainage system. Provisions shall be made for a feasible storm drainage system, the construction of stormwater facilities, and the prevention of erosion. Surface water on all paved areas shall be collected at intervals so that it will not obstruct vehicular or pedestrian traffic and will not create
ponding in paved areas. Final
may be required to conform to existing and future
of adjacent properties. Grading and drainage plans shall be subject to review by the
.
12. Soil erosion and sedimentation. The proposed
shall include measures to prevent soil erosion and sedimentation during and upon completion of construction, in accordance with current county and
standards.
13. Exterior lighting. Exterior lighting shall be designed so that it is deflected away from adjoining properties and so that it does not impede vision of drivers along adjacent
.
14. Public services. Adequate services and utilities, including water, sewage disposal, sanitary sewer, and stormwater control services, shall be available or provided, and shall be designed with sufficient capacity and durability to properly serve the
. All
and
, water, sewer, and drainage systems, and similar facilities shall conform to the design and construction standards of the
.
15. Screening. Off-street parking, loading and unloading areas, outside refuse storage areas, and other storage areas that are visible from adjacent homes or from public
, shall be screened by walls or
of adequate height and shall comply with Articles 5.00 and 6.00 of this Ordinance.
16. Danger from hazards.
The level of vulnerability to injury or loss from incidents involving hazardous materials or processes shall not exceed the capability of the
to respond to such hazardous incidents so as to prevent injury and loss of life and property. In making such an evaluation, the
shall consider the location, type, characteristics, quantities, and use of hazardous materials or processes in relation to the personnel, training, equipment, and materials, and emergency response plans and capabilities of the
.
Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharge of polluting materials to the surface of the ground, groundwater, or nearby water bodies.
17. Health and safety concerns. Any use in any
shall comply with applicable federal, state, county, and local health and pollution laws and regulations with respect to noise; dust, smoke, and other air pollutants; vibration; glare and heat; fire and explosive hazards; gases; electromagnetic radiation; radioactive materials; and, toxic and hazardous materials.
18. Sequence of
. All
phases shall be designed in logical sequence to insure that each phase will independently function in a safe, convenient, and efficient manner without being dependent upon subsequent improvements in a later phase or on other sites.
19. Coordination with adjacent sites. All site features, including circulation, parking,
orientation,
, lighting, utilities, common facilities, and
shall be coordinated with adjacent properties.
20. Characteristics of the soils. Soils shall have the physical, chemical, and engineering properties necessary to support the
being proposed. By way of example, consideration shall be given to the capability of soils to support septic tank absorption fields or other type of proposed sanitary sewage treatment, the capability of the soils to support the type of proposed
, and the potential impact that anticipated modifications to soils would have on ground or surface water quality.
(Ord. passed 7-9-2013; Ord. passed 9-8-2021)