Site plan review provides the township with an opportunity to review the proposed use and development of a site in relation to all applicable provisions of the zoning ordinance, the master plan and township planning. Site plan review also provides the township 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.

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

A.

Vehicular access and circulation.

1.

Access. 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 and external circulation, taking into consideration such issues as proper driveway alignment, driveway spacing and internal connectivity between sites. 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 are 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.

Circulation. On-site circulation shall be clearly indicated on the plan. Access lanes, maneuvering lanes, parking stalls, stacking lanes, loading/unloading bays and doors, shall be designed in a manner that promotes the general safety, convenience, and interaction of both vehicles and pedestrians. The relationship to and the impacts upon adjacent properties shall also be considered.

B.

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

1.

Channeling excessive traffic onto local residential streets.

2.

The lack of adequate screening of parking, maneuvering, or service areas.

3.

Excessive visual pollution caused from lighting and debris.

4.

The building structure and use shall be generally consistent in size, scale, and intensity with the adjacent uses.

5.

The layout provides impediments to the access of emergency vehicles.

C.

Relationship to natural features. All buildings, driveways, parking lots, and site improvements shall be designed to be compatible with all natural features on-site. The site buildings and improvements shall not encroach into the physical characteristics of the site, such as wetlands, floodplains and natural drainage ways, and shall minimize the impact on environmental features, including, but not limited to, woodlands, slopes and sensitive soils. The proposed development shall not needlessly have an adverse impact on the natural environment of the site or the surrounding area. In no way shall natural drainage ways or other natural water retention bodies be altered in a manner that reduces or significantly alters the current drainage location, patterns or volumes.

D.

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

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, expansion or structural alteration of a building (other than single-family homes, one two-family structure, farm buildings or accessory structures to these residential uses).

2.

For the addition or construction of site features or activity area such as, but not limited to, fences, pools, picnic areas, storage/collection bins, dumpster enclosures, dumpsters, flag poles, lights, loading/unloading areas and similar type structures.

3.

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

4.

For all special land uses,

5.

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

6.

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

B.

Technical reviews. Wherever this ordinance requires review and approval by the planning commission, such review and approval may instead occur by the technical committee in accordance with the standards of this subsection.

1.

The township planning and zoning department shall submit a request for a technical change of a site plan, subdivision plat or site condominium plan to the technical committee for review and action. A technical change is a minor revision to an approved site plan which does not change the character, nature, intent or use of the original site plan. To be a technical change, a minor revision shall not include any of the following:

a.

Addition to a building or structure of more than 500 square feet. This shall not include additional/detached buildings to the site.

b.

Addition or change to a site that significantly impacts site vehicular circulation.

c.

Addition or change to a site which significantly increases the intensity of use.

d.

Addition or change to a site which increases the number of residential lots or units.

2.

The technical committee, comprised of the building official, township engineer and township planner, may waive, upon unanimous consent, the site plan submission requirement when the proposed building or site change is obviously minimal based on the standard above.

a.

Where it is determined by the technical committee that certain requirements of this section are not necessary to the review and understanding of the site plan, the technical committee may waive the requirements.

b.

The technical committee may approve, deny, or postpone action on any technical change. If denied, the applicant shall be notified of the reasons for such denial and directed to proceed with a full site plan submission. If approved, the plans shall be forwarded for engineering review, if applicable, or directly to the building department for building permit processing.

c.

The planning commission is to be informed of any actions of the technical committee at its next meeting.

(Ord. No. 308.5, § 10, 4-26-2021)

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 include the following information:

A.

General site data.

1.

The site plan shall be prepared by and carry the seal and signature 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.

2.

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

3.

Northpoint and scale should customarily be provided at one inch equals twenty feet or one inch equals thirty feet. For large-scale development, one inch equals fifty feet may be acceptable, provided all important typical areas and ordinance requirements are thoroughly detailed in clearly recognizable form and presented at the customary scale.

4.

Complete legal description.

5.

Size of the site expressed in acres.

6.

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

7.

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

8.

Proposed address, if available.

9.

Location of existing structures and improvements. (Indicate any structure or improvement proposed for removal.)

10.

Location of proposed structures and improvements.

11.

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

12.

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

13.

Topography at one foot contours and grid shots at 50-foot intervals (existing and proposed).

14.

Benchmarks.

15.

Drawings dated and issued for site plan review

B.

Building plans.

1.

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

2.

Type of surface material and design of all exterior surfaces.

3.

Dimensioned floor plans (principal and accessory buildings).

4.

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

C.

Access, parking and circulation.

1.

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

2.

Location and dimensions of all driveways and street approaches.

3.

Indicate the type of surface (paving).

4.

Maximum occupancy of the building, as determined by the fire department, where the parking is based on such requirement.

5.

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

6.

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

7.

Identification of all fire lanes.

8.

Sidewalks, interior walks and their connection.

9.

Carport locations and details (including architectural elevations).

D.

Environmental features.

1.

Complete landscaping plan, including ground cover, bedding materials (e.g. mulch) and the location, number, names (common and botanical) and starting size of all proposed plantings prepared and sealed by a landscape architect registered in the State of Michigan.

2.

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.

3.

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

4.

The location and types of all natural materials proposed to be included in the landscape treatment of the yard areas.

5.

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

6.

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

7.

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

8.

Trash receptacles and method of screening.

9.

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

10.

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

E.

Other information.

1.

Location of all site utilities.

2.

Site drainage characteristics and improvements.

3.

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

4.

Fences (location and details).

5.

Statistical data shall be furnished, including: number of dwelling units; size of dwelling units (i.e., one-bedroom, two-bedrooms and three-bedrooms), if any; and the total gross acreage involved. (In the case of mobile home parks, the size and location of each mobile home site shall be shown.)

6.

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.

7.

Proposed or intended phasing shall be clearly shown and described on the site plan.

F.

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.

A.

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

1.

Macomb County Department of Roads or Michigan Department of Transportation, whichever is appropriate.

2.

Macomb County Public Works Commissioner.

3.

Macomb County Health Department.

4.

Fire department.

5.

Building department.

6.

Assessor's office.

7.

Township engineer.

8.

Township planner.

9.

Planning commissioners (one for each).

10.

Planning commission file.

11.

L'Anse School District (residential plans).

12.

Selfridge Air National Guard.

Each department, agency or professional shall provide written comments regarding the site plan for consideration of the planning commission. The planning and zoning department 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 ordinance, including those items listed above and other factors to be considered by the township in planning and establishing zoning districts as authorized under this ordinance. The commission shall also require review and comment from the township planner, township engineer and township attorney, where appropriate. Approval of the site plan by the planning commission shall satisfy the requirements of this zoning ordinance. It shall not, however, exempt the petitioner from compliance with other township ordinances. The approved site plan shall be part of the record of approval and subsequent development, construction, and other actions relating to the activity authorized by such site plan approval shall be consistent with the approved site plan unless a change conforming to the zoning ordinance receives the mutual agreement of the landowner and the planning commission.

C.

Approval period. A site plan approval shall be valid for 12 months from the date of approval. If physical improvement of the site is not in actual progress at the expiration of the approval and diligently pursued to completion, the approval shall be null and void, unless renewed or extended by specific planning commission action. Any request for an extension shall be made in writing. If approval is not extended before expiration of the twelve-month period, then a new application and a new approval shall be required before a building permit may be issued. The planning commission may grant a maximum of four extensions for any given site plan with the total combined time period not to exceed 24 months. For site condominiums, preliminary site condominium approval and final site condominium approval shall be considered their own separate valid approval under the above-mentioned time period.

1.

In reviewing a site plan extension request, the planning commission shall consider the following prior to granting the request:

a.

The applicant has presented sufficient reasons/documentation as to why construction has not commenced;

b.

The applicant is diligently pursuing completion of the project. Verification has been provided by the township engineer and/or building official which indicates that the project is still moving forward;

c.

No new ordinance provisions have been adopted which would substantially alter the design of the previously approved plan;

d.

No changes in the master plan, surrounding development patterns or economic conditions have occurred since the site plan was originally approved;

e.

No substantial changes in the township road or sewer infrastructure have occurred that had not been taken into consideration at the time the site plan was originally approved.

D.

Performance bonds. To ensure compliance with any conditions imposed under the zoning ordinance, a cash deposit, certified check, irrevocable letter of credit, or surety bond acceptable to the township covering the estimated cost of improvements may be required to insure 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. The township may not require the deposit of the performance guarantee until it is prepared to issue the permit. The township shall establish procedures by which a rebate of any cash deposits in reasonable proportion to the ratio of work completed on the required improvements shall be made as work progresses.

E.

Appeals. An applicant for a site plan approval may appeal the decision of the planning commission to the township zoning board of appeals.

F.

Review fees. A site plan fee shall be required to cover the cost of review by the township's engineer, planner, and other professionals and township services, in accordance with a schedule of fees as determined by resolution of the township board.

G.

Compliance. Any construction, development and/or activity(ies) approved by the township, by and through the site plan review process, shall be undertaken and completed in strict compliance with the approved site plan of record.

The approved site plan of record shall include any properly recorded plan(s), map(s), drawing(s), photograph(s), specification(s), documents(s), and audio/video transcription(s) which serve to describe or illustrate any specific development, construction and/or activity approved by the township, by and through the site plan review process.

The intent of these requirements is to ensure that all condominium developments are developed in compliance with accepted planning and engineering standards applicable to similar forms of development, as reflected in the township's ordinances and requirements.

The following regulations shall apply to all condominium developments within Harrison Township.

1.

Submission requirements. All site condominium subdivision and condominium plans shall be submitted for review, as required by article III of this ordinance and Section 66 of the Condominium Act, PA 59 of 1978 and shall include all submission requirements of section 3.04 and the following additional information:

a.

A certified boundary survey of the condominium site. The survey shall be tied to two established government corners.

b.

A plan delineating all natural and man-made features on the site, including, but not limited to, drains, ponds, lakes, streams, floodplains, wetlands and woodland areas.

c.

The location, size, shape, area and width of all condominium units and common areas and the location of all proposed streets.

d.

A copy of the master deed and a copy of all restrictive covenants to be applied to the project. Such deeds shall include an acceptable means of converting the project to a platted subdivision, under the provisions of Act 288 of 1967, at some future date.

e.

A utility plan showing all sanitary sewer, water and storm drainage improvements, plus all easements granted to the township for installation, repair and maintenance of all utilities.

f.

A street construction, paving and maintenance plan for all streets within the proposed condominium subdivision plan.

g.

A storm drainage and storm water management plan, including all lines, swales, drains, basins, and other facilities.

2.

Review procedures. Pursuant to authority conferred by Section 141 of the Condominium Act, PA 59 of 1978, all condominium subdivisions shall require approval by the planning commission before units may be sold or site improvements initiated. In determining whether to approve a condominium subdivision plan, the planning commission shall consult with the township attorney, planner and engineer regarding the adequacy of the submission as it relates to the Harrison Township Zoning Ordinance and requirements of the Condominium Act, as well as consistency with the master plan. The review process shall consist of the following two steps:

a.

Preliminary plan review. In the preliminary review phase, the planning commission shall review the overall plan for the site, including basic road and unit configurations and the consistency of the plans, with all applicable provisions of the Harrison Township Zoning Ordinance and the master plan. Plans submitted for preliminary review shall include information specified in items a., b. and c. of the submission requirements in subsection 1. above.

b.

Final plan review. Upon receipt of preliminary plan approval, the applicant shall prepare the appropriate engineering plans and apply for final review by the planning commission. Final plans shall include information as required by the submission requirements in subsections 1.a. through 1.g. above. Such plans and information shall be reviewed by the township attorney, engineer and planner. Further, such plans shall be submitted for review and comment to all applicable local, county and state agencies. Final approval shall not be granted until such time as all applicable review agencies have had an opportunity to comment on said plans.

3.

District requirements. The development of all condominium subdivisions shall observe the applicable yard setback and minimum floor area requirements of the zoning district within which the project is located. The density of development of the project shall be no greater and spacing no less than would be permitted if the property were a platted subdivision. Condominiums located within a planned unit development (PUD) shall be governed by the standards approved as part of the overall PUD plan.

4.

Design standards. All streets and roads in a condominium subdivision shall conform to the standards of the Harrison Township Subdivision Ordinance if the streets are to be dedicated to the public, or to standards and requirements of the Harrison Township Engineering Ordinance if private. Public streets shall be required, when necessary, to provide continuity to the public road system. All other improvements in condominium subdivisions shall meet the standards of the Harrison Township Subdivision Ordinance.

5.

Utility easements. The condominium subdivision plan shall include all necessary public utility easements granted to Harrison Township to enable the installation, repair, and maintenance of all necessary public utilities to be installed. Appropriate dedications for sanitary sewers, water mains and storm drainage improvements shall be provided.

6.

Final acceptance. The township shall also require all the appropriate inspections. After construction of the condominium, the developer shall follow the as-built submittal and review process established by the building department. A final certificate of occupancy and any construction bonds or letter of credit will not be released to the developer/owner until said as-built mylar has been reviewed and accepted by the township.

(Ord. No. 308.4, §§ 1, 2, 8-13-2018; Ord. No. 308.5, § 7, 4-26-2021)

A.

Statement of intent. The purpose of the development impact statement (DIS) is to provide the township with relevant information on the anticipated impact of a proposed development on public utilities, public services, traffic, the economy, environmental conditions, and adjacent land uses. This process recognizes that many development proposals have impacts on existing site conditions and that these impacts often extend beyond the boundaries of the site. The intent of these standards is to identify and assess these impacts and, thereby, provide the township with information necessary to understand and address these impacts.

B.

Submission requirements. Qualifications of preparer: Name(s) and address(s) of person(s) or firm(s) responsible for the preparation of the impact statement and a brief description of their qualifications.

A development impact statement containing all the required information specified herein shall be required whenever one or more of the following conditions apply:

1.

For any request for site plan review or rezoning having an area of five acres or more or for any proposal that requires special land use approval.

2.

For any proposal for residential development (site plan, subdivision or site condominium) of 50 or more units and/or resulting in a density of more than five units per acre.

C.

The commission may waive any of the DIS submission requirements if it is determined that the subject information is not necessary to conduct a review of the application. However, the traffic study may be waived only in instances where it is determined that the development will not generate a significant amount of traffic above and beyond current traffic conditions abutting the site.

D.

Information and data required.

1.

The development impact statement shall include all applicable information as normally required for site plan review, rezoning, subdivision review, site condominium review, or special land use, as specified in the zoning ordinance and subdivision ordinance; and, in addition, the following supplemental information shall be required:

a.

Location map at one inch equals 200 feet, indicating the location of the subject property in relation to the township's thoroughfare system.

b.

Zoning map, indicating the subject property and the zoning of adjacent properties for a radius of one-half mile, measured from the boundaries of the site.

c.

Land use map, indicating the subject property and adjacent land uses by type for a radius of one-half mile, measured from the boundaries of the site. An aerial photograph may be used to illustrate this information.

d.

Site conditions of the subject property, indicating the following information. All information shall be depicted graphically on an existing conditions map and accompanied by the most recent aerial photography supplied by the Macomb County Planning Commission or by the Southeast Michigan Council of Governments (SEMCOG).

(1)

Location and size of existing natural features, such as streams, bodies of water, floodplains, soil types and conditions, topography, ground water table, and vegetation inventory (classification of existing types by general location and numbers or density as appropriate). If the possibility of wetlands exist on-site, an official level III wetlands assessment conducted by the Michigan Department of Environmental Quality shall be conducted.

(2)

A woodlands map identifying the location, size and type of site vegetation, as required by the Harrison Township Zoning Ordinance Sections 3.02, 3.06 and 11.10.

(3)

Location and size of existing facilities and utilities (thoroughfares, water service, sanitary sewer, storm drain, gas lines, electric lines, etc.) on the site or available to serve the site.

(4)

Improvements adjacent to and directly across the street, i.e., driveway approaches, passing lanes, curb-cuts, etc.

e.

Conceptual plan, showing how the proposed development relates to the above referenced conditions.

f.

Any application for commercial rezoning shall be accompanied by a market study demonstrating that there is sufficient demand to support the project. The market study shall take into consideration the availability of existing retail and service businesses within the trade area and retail vacancy rates, as well as stating reasons why currently vacant buildings or properties are not a viable option.

g.

Other information, as determined by the planning commission that may be necessary to assess the impact of the proposed development.

2.

Impact assessment. The applicant shall provide information assessing the impact of the proposed development as it pertains to the following factors. The required information shall be provided in narrative and graphic formats, as appropriate.

a.

Land use impacts.

(1)

Brief description of the proposed land use.

(2)

Hours of operation, if applicable.

(3)

Identify whether the proposed use will create dust, noise, odor or glare that may impact abutting property.

(4)

Project phasing plan or schedule.

(5)

Describe how existing natural features will be preserved.

(6)

Describe any impact on ground water quality or quantity.

b.

Impact on public utilities.

(1)

Describe how the site will be provided with water and sanitary sewer facilities, including the adequacy of the exis-ting public utility system to accommodate the proposed new development.

(2)

General calculations for water flows and water demands and how they relate to sewer line capacity.

(3)

For sites to be served by wells and septic systems, documentation of adequacy and/or permits from the Macomb County Health Department shall be required.

(4)

Describe the methods to be used to control storm water drainage from the site. This shall include a description of measures to control soil erosion and sedimentation during construction. Correspondence from the Macomb County Drain Commissioner stating their initial concerns and recommendation shall be attached.

c.

Impact on public services.

(1)

Describe the number of expected residents, employees, visitors or patrons, and the anticipated impact on public schools, police, fire and other emergency services. Particular attention should be given to the relationship of the proposed development to the municipal fire stations. Letters from the appropriate agencies shall be provided, as appropriate.

d.

Traffic impacts.

(1)

Description of existing traffic conditions:

i.

Traffic counts. Existing conditions, including existing peak-hour traffic volumes and daily volumes, if applicable, on street(s) adjacent to the site. Traffic count data shall not be over two years old, except the community or road agency may permit 24-hour counts up to three years old to be increased by a factor supported by documentation or a finding that traffic has increased at a rate less than two percent annually in the past three to five years.

ii.

Roadway characteristics shall be described and illustrated, as appropriate. Features to be addressed include land configurations, geometrics, signal timing, traffic control devices, posted speed limits, average running speeds and any sight distance limitations. Existing levels of service shall be calculated for intersections included within the study area.

iii.

Existing driveways and potential turning movement conflicts in the vicinity of the site shall be illustrated and described.

iv.

The existing right-of-way shall be identified, along with any planned or desired expansion of the right-of-way requested by the applicable road agency.

v.

Approved developments within the study area shall be part of all calculations for anticipated traffic.

(2)

Trip generation.

i.

Forecasted trip generation of the proposed use for the a.m. (if applicable) and p.m. peak hour and average day. The forecasts shall be based on the data and procedures outlined in the most recent edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The applicant may use other commonly accepted sources of data or supplement the standard data with data from at least three similar projects in Michigan. All approved but not yet constructed developments shall be included in the forecasted trip generation for the area.

ii.

For rezoning requests where a traffic study is required, the study should contrast the traffic impacts of typical uses permitted in the requested zoning district with uses permitted in the current zoning district. The determination of typical uses shall be made by the Planning Commission.

iii.

Any trip reduction for pass-by trips, transit, ride sharing, other modes, internal capture rates, etc. shall be based both on ITE findings and documented survey results acceptable to the agency reviewers. The community may elect to reduce the trip reduction rates used.

iv.

For projects intended to be developed in phases, the trip generation by phase shall be described.

(3)

Trip distribution. The projected traffic generated shall be distributed (inbound vs. outbound, left turn vs. right turn) onto the existing street network to project turning movements at site access points and nearby intersections, where required. Projected turning movements shall be illustrated in the report.

(4)

Impact analysis. Level of service or "capacity" analysis at all intersections significantly impacted by the proposed development shall be provided using the procedures outlined in the most recent edition of the highway capacity manual published by the transportation research board.

(5)

Access design/access management standards. The report shall include a map and description of the location and design of proposed access (driveways or new street intersections), including any sight distance limitations, dimensions from adjacent driveways and intersections within 250 feet on either side of the main roadway, data to demonstrate that the number of driveways proposed are the fewest necessary, support that the access points will provide safe and efficient traffic operation, and be in accordance with the standards of Harrison Township and the Road Commission of Macomb County (not required for rezoning application).

(6)

Other study items. The traffic impact study shall include:

i.

Need for, or provision of, any additional right-of-way where planned or desired by the applicable road agency.

ii.

Changes which should be considered to the plat or site plan layout.

iii.

Description of any needed non-motorized facilities.

iv.

If the use involves a drive-thru facility, the adequacy of the (queuing and/or stacking) area should be evaluated.

v.

If a median crossover is desired, separate analysis should be provided.

vi.

If a traffic signal is being requested, the relationship of anticipated traffic-to-traffic signal warrants in the Michigan Manual of Uniform Traffic Control Devices. Analysis should also be provided on the impacts to traffic progression along the roadway through coordinated timing, etc.

vii.

Description of site circulation and available sight distances at site driveways.

viii.

Conflicts with pedestrian traffic within the development and along all site boundaries that require sidewalk access.

(7)

Mitigation/alternatives. The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements should be described. The mitigation measures may include items such as roadway widening, need for bypass lanes or deceleration tapers/lanes, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of use. Proposed mitigation measures should be discussed with the applicable road agency. The responsibility and timing of roadway improvements shall be described.

(8)

All traffic impact studies shall be prepared by a registered Professional Engineer specializing in the preparation of traffic studies. The preparer shall have a minimum of three years of recent experience in the preparation of traffic impact analyses and provide evidence of ongoing familiarity with the highway capacity manual.

E.

Evaluation standards. In reviewing development impact statements, the planning commission shall consider the information provided in relation to the following standards:

1.

Land use impacts.

a.

The use shall not result in a negative impact on surrounding development, taking into consideration the type and intensity of use on the basis of the potential for nuisances (glare, noise, odor, etc.).

b.

The use is compatible with planned development patterns, as expressed in the township's adopted master plan.

2.

Public utilities.

a.

Public water and sanitary sewers with adequate capacity to serve the site are available, as determined by the township engineer.

b.

b. For sites where public utilities are not available, documentation must be provided by the appropriate agency that the site is capable of supporting on site wastewater disposal systems and well(s).

c.

That the drainage plan for the proposed development is adequate to handle anticipated storm water runoff, and will not cause undue runoff onto neighboring property or overloading the watercourses in the area.

d.

That the plan provides for the proper extension of public utilities and drainage improvements as provided for in the township master plan and as determined by the township engineer.

3.

Public services.

a.

The Township is capable of providing police and fire protection to the proposed development on the basis of existing equipment and personnel.

b.

Adequate recreation facilities are available to serve the anticipated residents of the development (applicable to residential projects only).

c.

Public schools are available to serve the anticipated number of children to be generated by the proposed development (residential projects only).

4.

Economic impacts (for rezonings only).

a.

The project will have a beneficial impact on the local economy by increasing employment opportunities and increasing and diversifying the township's tax base.

b.

The applicant has demonstrated that a sufficient market demand exists to support the use based on a documented market study and that the use will not create vacancies for existing retail establishments within the trade area.

5.

Traffic impacts.

a.

The proposed development has access to a public road capable of supporting the development.

b.

The use will not increase traffic that will effectively result in a level of service of "D" or lower on the abutting road or at intersections proximate to the proposed development.

c.

The number of driveways serving the site are the minimum necessary to accommodate anticipated traffic.

d.

The placement and design of driveways will accommodate safe movement of traffic into and out of the site.

e.

Adequate provisions have been made to accommodate pedestrians.

f.

Appropriate mitigation measures have been provided to address the anticipated traffic impacts of the development.

6.

Natural resources.

a.

That natural resources will be preserved to the maximum extent feasible, and that areas to be left undisturbed during construction shall be so indicated on the plan.

b.

The proposed development does not encroach into floodways.

c.

That soil conditions are suitable for excavation and site preparation and the wet or unstable soils not suitable for development will be either undisturbed or modified in an acceptable manner.

d.

The proposed development will not cause soil erosion or sedimentation problems.

7.

Any adverse impacts that are the direct result of mitigation strategies shall also be addressed.

F.

Processing requirements.

1.

A development impact statement shall accompany applications for rezoning, special land use, site plan review, tentative preliminary plat approval and preliminary condominium approval.

2.

The development impact statement, along with other applicable information required for the specific request, shall be considered by the planning commission and/or township board, as required in this Ordinance and/or the Harrison Township Land Division Ordinance.

(Ord. No. 308.4, §§ 3—5, 8-13-2018)