Site plan review provides the city with an opportunity to review the proposed use of a site in relation to all applicable provisions of the zoning chapter and city planning. Site plan review also provides the city with an opportunity to review the relationship of the plan to surrounding uses, accessibility, pedestrian and vehicular circulation, off-street parking, public utilities, drainage, natural features, screening, and other relevant factors which may have an impact on the public health, safety and general welfare.

(Ord. No. 279, § 7.00, 12-12-96)

In reviewing all applications for site plan approval, the planning commission shall consider the plan in relation to the following standards:

(1)

Vehicular access and circulation. The location and design of driveways providing vehicular access to the site shall be arranged to promote the safety and convenience of vehicles and pedestrians and to provide access in a manner that promotes proper internal circulation. The planning commission shall require public streets adjacent or through a proposed development, when it is necessary for the public health, safety and welfare, and/or provide continuity to the public road system. In those instances where the planning commission determines that there is an excessive number of curb-cuts in relation to abutting public roads, thereby diminishing the capacity of the road or creating excessive points of conflict, a reduction in the number of driveways shall be required.

(2)

Relationship to surrounding property. All site development features shall be arranged to minimize the potential of any negatively impact upon surrounding property. In making this determination, the planning commission shall review the plan for negative conditions such as, but not limited to:

Channeling excessive traffic onto local residential streets.

Adequate screening of parking or service areas.

The impediments to emergency vehicle access.

(3)

Relationship to natural features. All buildings, driveways, parking lots and site improvements shall be designed to be compatible with the physical characteristics of the site, including, but not limited to, woodlands, wetlands, slopes, floodplains and soil suitability. The proposed development shall not needlessly have an adverse impact on the natural environment of the site or the surrounding area.

(4)

Infrastructure. The planning commission shall consider the city engineer's evaluation of the adequacy of public or private services and utilities proposed to serve the site, including water, sanitary sewers and stormwater retention.

(Ord. No. 279, § 7.01, 12-12-96)

(a)

A site plan shall be submitted for review and approval by the planning commission whenever one or more of the following conditions apply:

(1)

Whenever a building permit is required for the erection or structural alteration of a building (other than single-family homes, one two-family structure, farm buildings or accessory structures to these uses).

(2)

For the construction, use or establishment of a parking or storage area.

(3)

For all special land uses.

(4)

For any substantial change in use or lot split class of use when referred by the building official.

(5)

The erection of, or addition to, any major utility service facilities, including towers, substations, pump stations and similar facilities.

(b)

A required site plan shall include the entire site under the control or ownership of the applicant with all areas proposed for improvement and all unplanned areas also included. All site plans submitted for consideration shall be prepared in accordance with the following:

(1)

General site data.

a.

The site plan shall be prepared by and carry the seal of the registered architect, landscape architect, community planner, land surveyor or professional engineer who prepared it, and shall consist of one or more sheets necessary to adequately provide the required data.

b.

The dimensions of all improvements and yards shall be labelled in a manner that clearly indicates the plan's compliance with the applicable zoning chapter standards and requirements.

c.

Scale and northpoint should customarily be provided at 1" = 20' or 1" = 30'. For large-scale development, 1" = 50' or 1" = 100' may be acceptable, provided all important typical areas and chapter requirements are thoroughly detailed in clearly recognizable form and presented at the customary scale.

d.

Complete legal description.

e.

Size of the site expressed in acres.

f.

Location map (four (4) inches = one (1) mile) showing major roads, nearby cross-streets and property lines, where necessary.

g.

Zoning of site and all surrounding property. If the site has split zoning, show the line between the districts.

h.

Proposed address, if available.

i.

Location of existing structures, improvements and easements. (Indicate if any such structure or improvement is to be removed or adjusted.)

j.

Location of proposed structures, improvements and easements.

k.

Yards/setbacks and critical dimensions between buildings and other site improvements.

l.

Existing improvements within two hundred (200) feet of all property lines (buildings, parking, driveways, sidewalks, signs, fences, walks, etc.).

m.

Topography at two (2) foot contours (existing and proposed).

n.

Benchmarks.

(2)

Building plans.

a.

All architectural building elevations (label front, sides and rear).

b.

Type of surface material and design of all exterior surfaces.

c.

Dimensioned floor plans (principal and accessory buildings).

d.

Decks and/or patios (dimensions, location, height and materials).

(3)

Access, parking and circulation.

a.

Existing and proposed rights-of-way for all abutting roads.

b.

Location and dimensions of all driveways and street approaches.

c.

Indicate the type of surface (paving).

d.

Parking spaces (location, number, dimensions and surface material).

e.

Parking space (circulation, number required and prohibited).

f.

Site circulation pattern (direction of pedestrian and vehicular traffic flow if one-way or not obvious from the arrangement).

g.

Identification of all fire lanes.

h.

Sidewalks, interior walks and their connection.

i.

Carport locations and details (including architectural elevations).

(4)

Environmental features.

a.

Complete landscaping plan, including ground cover and the location, number, type and size of all proposed plantings.

b.

Indications of trees and shrubs shall only be used on the site plan where trees and shrubs exist, or where such vegetation will be planted prior to occupancy. All such trees and shrubs shall be labeled as to size, type and whether existing or proposed.

c.

Whenever a tree or group of trees of three (3) inch caliper or greater is to be removed as part of the planned improvements, the location shall be shown on the site plan in dotted outline and noted "to be removed."

d.

Greenbelts, walls and/or berm details. (Provide at least one cross-section for each type used.)

e.

Site irrigation (sprinklers). Indicate all areas to be irrigated.

f.

Treatment and maintenance of all undeveloped areas (such as seeded, sodded, plantings, maintenance or other).

g.

Trash receptacles and method of screening.

h.

Site lighting details (location, height, type, intensity and shielding).

i.

Sign location. (Dimension setback from the centerline of the road or highway.)

(5)

Other information.

a.

Location of all site utilities.

b.

Site drainage characteristics and improvements.

c.

Park or recreation areas (show boundary and size in square feet).

d.

Fences (location and details).

e.

Statistical data shall be furnished, including: number of dwelling units; size of dwelling units (i.e., one (1) bedroom, two (2) bedrooms and three (3) bedrooms), if any; and the total gross acreage involved.

f.

Where large equipment or machinery is to be installed as part of the development, the location, type, horsepower, fuel, dimensions and other data of all such equipment and/or machinery shall be indicated.

g.

Methods and facilities that address the impact of operational characteristics of the proposed use.

h.

Method of screening outdoor appliances and/or mechanical equipment.

(6)

Where it is determined by the planning commission that certain requirements of this section are not necessary to the review and understanding of the site, the planning commission may waive the requirements. Any and all waivers shall be recorded in the commission's minutes, together with the unique circumstances and reasons for such waiver.

(Ord. No. 279, § 7.02, 12-12-96)

(a)

Submission. The proposed site plan shall be submitted concurrently to the building department, or other designated representative, who shall check the submission data and transmit it to the following departments, agencies and consultants:

(1)

Macomb County Road Commission or MDOT, where appropriate.

(2)

Macomb County Public Works Commissioner, where appropriate.

(3)

Public safety department.

a.

Building department.

b.

Assessor's office (Check legal description).

c.

City engineer.

d.

City planner.

e.

Planning commissioners (one (1) for each).

f.

Planning commission file.

Each department, agency or professional shall acknowledge the date of its receipt of the site plan for its inspection and comments. The building official shall next submit the site plan with the available written comments from the various agencies and departments to the planning commission for review at the meeting at which the site plan is placed on the agenda.

(b)

Planning commission review. The site plan shall be reviewed by the planning commission with reference to the specific requirements of the chapter, including those items listed above and other factors to be considered by the city in planning and establishing zoning districts as authorized under this chapter. The commission shall also require review and comment from the city planner, city engineer and city attorney, where appropriate. Approval of the site plan (as submitted, or with additions, corrections, or alterations) by the planning commission shall satisfy the requirements of this zoning chapter for the issuance of a zoning compliance permit. It shall not, however, exempt the petitioner from compliance with other city ordinances.

(c)

Approval period. A site plan approval shall be valid for one (1) year from the date of approval. If physical improvement of the site is not in actual progress at the end of a year and diligently pursued to completion, the approval shall be null and void unless renewed or extended by specific planning commission action. If approval is not extended before expiration of the one-year period, then a new application and a new approval shall be required before a building permit may be issued.

(d)

Performance bonds. Where the planning commission finds it is appropriate, for reasons stated in writing, to the satisfactory completion of the site development in accordance with the site plan, the commission may require a cash deposit or irrevocable bank letter of credit acceptable to the city, covering the estimated cost of improvements associated with a project for which the site plan approval is sought, be deposited with the clerk of the city to ensure faithful completion of the improvements. The performance guarantee shall be deposited at the time of the issuance of the permit authorizing the activity or project, and any cash deposits shall be rebated in reasonable proportion to the ratio of work completed on the required improvements as work progresses.

(e)

Appeals. An applicant for a site plan approval may appeal the decision or absence of a decision of the planning commission to the city zoning board of appeals under Article XIV of this chapter.

(Ord. No. 279, § 7.03, 12-12-96)