Holland Town Sheboygan County
City Zoning Code
City Zoning Code
ARTICLE V
Site Plan and Plan of Operation
§ 330-38 Purpose; action by Town Plan Commission.
A.
The Town Plan Commission shall issue a site plan and plan of operation permit for permitted uses after review, provided that such permitted uses and structures are in accordance with the regulations of the applicable zoning district and the Town of Holland Comprehensive Plan and promote compatible development and stability of property values, prevent impairment or depreciation of property values, and foster the attractiveness and functional utility of the community as a place to live and work.
[Amended 4-12-2021 by Ord. No. 3-2021]
B.
[1]The provisions of §§ 330-39 through 330-45 of this chapter regulate low-impact development, which is characterized as development of residential and small-scale farm operation related uses that demonstrate limited adverse impacts on surrounding lands, waters, natural and cultural resources, and public facilities and utilities as determined by the Town Plan Commission.
[1]
Editor's Note: Former Subsection B, regarding granting or denying of permits with 45 days, was repealed 6-15-2020 by Ord. No. 8-2020. This ordinance also renumbered former Subsections C and D as Subsections B and C, respectively.
C.
The Town Plan Commission reserves the right to waive or modify any of the provisions required under §§ 330-39 through 330-46 of this chapter based on individual circumstances. The Town Plan Commission shall provide such guidance to the Clerk of the Plan Commission.
§ 330-39 Review required.
The Town Plan Commission may approve the site plan and plan of operations only after determining that:
A.
The proposed use(s) conform(s) to the uses allowed in the applicable zoning district.
[Amended 4-12-2021 by Ord. No. 3-2021]
B.
The dimensional arrangement of buildings and structures conforms to the required density, area, height and yard requirements of the applicable zoning district.
C.
The proposed use(s) conform(s) to all use and design provisions and requirements (if any) as found in the applicable zoning district and this chapter for the specified use(s).
D.
The relationship between the existing and proposed streets within the vicinity of the project assures the safety and convenience of pedestrian and vehicular traffic.
E.
The proposed buildings, structures, and entryways are situated and designed to minimize adverse effects upon owners and occupants of adjacent and surrounding properties. This is done by providing for adequate design of ingress/egress, interior/exterior traffic flow, stormwater drainage, erosion, grading, lighting, and parking, as specified by this chapter or any other codes or laws.
F.
Natural features of the landscape are retained where they can enhance the development on the site or where they furnish a barrier or buffer between the project and adjoining properties used for dissimilar purposes or where they assist in preserving the general safety, health, welfare, and appearance of the neighborhood.
G.
Adverse effects of the proposed development and activities upon adjoining residents or owners are minimized by appropriate screening, fencing, or landscaping, as provided or required in this chapter.
H.
Lands, buildings, and structures are readily accessible to emergency vehicles and the handicapped (when applicable).
I.
The site plan and plan of operation is consistent with the intent and purpose of the applicable zoning district and this chapter.
J.
The site plan and plan of operation is consistent with the public goals, objectives, and principles as set forth in the Town of Holland Comprehensive Plan and its components.
[Amended 4-12-2021 by Ord. No. 3-2021]
§ 330-40 Application submittal requirements.
[Amended 6-15-2020 by Ord. No. 8-2020]
The following is a description of the plans, documents, and written submittals required for review of all applications for site plan and plan of operation permits by the Town Plan Commission. An application shall not be considered complete until one full-size hard copy and one electronic copy, in PDF format, of all such plans, documents, and written submittals required for the review of the application are included accompanied by the application fee, as identified in the Town of Holland Fee Schedule, established by the Town Board. During the Plan Commission review of the documents submitted, the Plan Commission shall determine if the application is complete.
A.
All applicable requirements of the Sheboygan County Code of Ordinances shall be met.
B.
Location map and property owner names and addresses. A map of the subject property showing all lands for which the use is proposed and all other lands within 300 feet of the boundaries of the subject property. The location map shall clearly indicate the current zoning of the subject property and adjacent properties and show any other jurisdiction(s) that maintain(s) control over the property. The location map shall be at a scale that is appropriate to the request. A map showing the subject property and illustrating its relationship to the nearest street intersection is required at a size that is appropriate for the size and nature of the request. The applicant shall provide the names and addresses of the owners of all properties within 300 feet of the boundaries of the subject property.
C.
Plan of operation. Description of the intended use shall include, but not be limited to, the following:
(1)
Zoning: existing zoning district(s) and proposed zoning district(s) if different.
(2)
The future land use designation for the subject property as depicted by the land use map in the Town of Holland Comprehensive Plan.
[Amended 4-12-2021 by Ord. No. 3-2021]
(3)
Current uses present on the subject property.
(4)
Proposed uses for the subject property.
(5)
Proposed development: the amount of dwelling units, floor area, impervious surface area, and landscape surface area, and resulting site density floor area ratio, impervious surface area ratio, and landscape surface area ratio.
(6)
Operations: the operational considerations relating to the number of employees, hours of operation, projected normal and peak water usage, sanitary sewer or septic loadings, and traffic generation.
(7)
Operational considerations: relating to potential nuisance creation pertaining to noncompliance with the performance standards addressed in this chapter, including street access, traffic visibility, parking, loading, exterior storage, exterior lighting, vibration, noise, air pollution, odor, electromagnetic radiation, glare and heat, fire and explosion, toxic or noxious materials, waste materials, drainage, and hazardous materials.
(8)
Building material: the exterior building and fencing materials.
(9)
Expansion: any possible future expansion and related implications.
(10)
Other information: any other information pertinent to adequate understanding by the Town Plan Commission of the intended use and its relation to nearby properties.
D.
Site plan.
(1)
A title block that indicates the name, address and phone/fax number(s) of the current property owner and/or agent(s) (developer, architect, engineer, and planner) for the project.
(2)
The date of the original plan and the latest date of revision to the plan.
(3)
A North arrow and a graphic scale. Said scale shall not be smaller than one inch equals 100 feet.
(4)
A legal description of the subject property.
(5)
Acreage of individual lots or parcels.
(6)
Property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled.
(7)
Existing and proposed easement lines and dimensions with a key provided and explained on the margins of the plan as to ownership and purpose.
(8)
Required building setback lines.
(9)
Existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, utility poles, drainage facilities, and walls.
(10)
The location and dimension of all access points onto public streets.
(11)
The location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided versus the number required by this chapter.
(12)
The location and dimension of all loading and service areas on the subject property and labels indicating the dimension of such areas.
(13)
The location of all outdoor storage areas and screening devices.
(14)
The location, type, height, size and lighting of all signage on the subject property and conforming to other sections of this chapter.
(15)
The location, height, design/type, illumination power and orientation of exterior lighting on the subject property.
(16)
The location and type of any permanently protected green space areas.
(17)
The location of existing and proposed drainage facilities.
(18)
In the legend, data for the subject property:
(a)
Lot area.
(b)
Floor area.
(c)
Floor area ratio.
(d)
Impervious surface area.
(e)
Impervious surface ratio to site.
(f)
Building height.
§ 330-41 Inspection of subject premises or use.
Upon reasonable notice and at any reasonable time, all site plan and plan of operation permits are subject to review by the Town officials and staff to determine whether the subject property or use is in accord with the terms of the site plan and plan of operation permit.
§ 330-42 Amendment of permit.
If any holder of a site plan and plan of operation permit wishes to change, modify, alter, and/or amend any aspect of the terms of said permit, the holder shall apply for such change, modification, alteration, and/or amendment through the procedure of application for site plan and plan of operation permits detailed herein.
§ 330-43 Termination of permit.
A.
A site plan and plan of operation permit will terminate when, after notice and public hearing, the Town determines any of the following:
(1)
The site plan and plan of operation has not continued in conformity with the conditions of the permit.
(2)
A change in character of the single lot or parcel of record governed by the site plan and plan of operation itself has caused such use to be no longer compatible with surrounding uses.
(3)
The site plan and plan of operation has been abandoned in any manner or discontinued in use for 12 months or longer.
B.
Upon such determination, the owner of the premises shall be required to bring all lands and buildings into conformity with the regulations of the district within 90 days from the determination by the Town Plan Commission.
C.
The process for terminating a site plan and plan of operation permit shall generally follow the procedures for granting a site plan and plan of operation permit as set forth in this chapter.
§ 330-44 Professional fees and charges.
Costs incurred by the Town in retaining legal, planning, engineering, and other technical and professional advice in connection with the review of site plan and plan of operation applications and the preparation of conditions to be imposed on such uses shall be charged to and paid by the applicant.
§ 330-45 Recording.
A site plan and plan of operation permit approved by the Town shall not be considered to be in effect until the applicant has provided the Town with the appropriate documentation to enable a land covenant that incorporates said permit to be recorded with the Sheboygan County Register of Deeds.
§ 330-46 Additional plans, documents and written submittals for high-impact development.
In addition to complying with the provisions of §§ 330-39 through 330-45 of this chapter, compliance with the following provisions is required for high-impact development, which is characterized as development of residential, large-scale farm operation, commercial, and industrial related uses that demonstrate adverse impacts on surrounding lands, waters, natural and cultural resources, and public facilities and utilities as determined by the Town Plan Commission.
A.
Detailed landscape plan. A detailed landscape plan must be submitted, at the same scale as the site plan, showing the location of all required buffer yards and landscaping areas, and existing and proposed landscape point fencing and berm options for complying with said requirements. The landscaping plan shall include, but not be limited to, the following:
(1)
The individual plant locations, species, and size shall be shown.
(2)
Screening, such as fencing types and earth berms, shall be shown by size and height.
(3)
A narrative for the use, maintenance, and insurance of all common facilities, including provisions for funding. Such narrative shall define ownership, establish necessary regular and periodic operation and maintenance responsibilities, estimate staffing needs, insurance requirements, and other associated costs and define the means for funding the same on an ongoing basis.
B.
Grading plan. A detailed grading plan must be submitted, at the same scale as the site plan, showing existing and proposed grades, including retaining walls and related devices, and erosion control measures. The grading plan shall include, but not be limited to, the following:
(1)
Existing and proposed contours at two-foot contours.
(2)
Existing and proposed spot elevations at corners of structures and significant changes in grade.
(3)
Flow lines of all drainageways.
C.
Elevation drawings. Two-dimensional elevation views of proposed buildings, structures, or proposed remodeling of existing buildings showing finished exterior treatment shall be submitted, with adequate labels provided to clearly depict exterior materials, texture, color and overall appearance. Perspective renderings of the proposed project and/or photo of similar structures may be submitted, but not in lieu of adequate drawings showing the actual intended appearance of the buildings or structures.
D.
Storm/surface water and erosion control plans.
(1)
Vicinity map showing watershed boundary and physical features.
(2)
Soils information.
(a)
A soil map of the area from the soil survey of Sheboygan County.
(b)
Location of soils with moderate to very severe limitations for residential uses as indicated in the soil survey (i.e., subject to occasional flooding, temporary high-water table, etc.).
(c)
Design alternatives to overcome the soil limitations.
(3)
Hydrologic information.
(a)
Calculate total area of watershed and subwatershed in acres (including off-site areas).
(b)
Soil types and hydrologic soil groups.
(c)
Average slope of the land within the watershed.
(d)
Runoff flow rate.
(e)
All calculations required by the Sheboygan County Storm Water Ordinance.
(4)
Proposed waterways, drainage easements, and road ditches.
(a)
Design discharge in cubic feet per second (cfs).
(b)
Profiles and typical cross sections for all easements, waterways, and road ditches.
(c)
Size, location, and capacity of culverts.
(d)
Design velocity in cubic feet per second (cfs).