Ionia City Zoning Code

   The purpose of the Site Plan Review process is to ensure that new development and significant changes to existing sites are completed in a manner consistent with the City of Ionia’s Master Plan, Zoning Code, and applicable design standards. The review process aims to: promote orderly growth and development; protect the health, safety, and welfare of the community; ensure compatibility with surrounding land uses and neighborhoods; prevent the depreciation of land value; and provide opportunity for consultation and cooperation between the applicant and the City Planning Commission as related to the applicant’s objectives and compliance with the City’s regulations.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

      (1)   Residential uses with up to three (3) dwelling units.

      (2)   Accessory dwelling units.

      (3)   Minor expansions of existing non-residential buildings or outdoor uses that are less than fifty percent (50%) of the current building’s size or land area occupied.

      (4)   Accessory buildings that do not exceed fifty percent (50%) of the size of the largest principal building on the site.

      (5)   A change in the use of a property that results in the need for additional parking.

      (1)   Any new construction of a non-residential use.

      (2)   New construction of residential uses with more than three (3) dwelling units.

      (3)   Special land uses, site condominiums, and planned unit developments (PUDs).

      (4)   Expansion of an existing non-residential use or residential use with more than three (3) dwelling units, where the increase is fifty percent (50%) or more of the existing building’s gross square footage or land area. For uses primarily outdoors, the expansion is determined by the increase in land area occupied.

      (5)   A change in use or expansion resulting in significant alterations to site circulation, drainage, landscaping, lighting, and/or other considerations of site plan review, as determined by the Zoning Administrator.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   The Planning Commission or Zoning Administrator shall have the power to approve, deny, modify, or approve with conditions all site plans submitted under this Zoning Code. A building permit shall not be issued until a site plan has been approved as required herein.

   Review of site plans by the Zoning Administrator or his or her designee shall be in accordance with the same procedures, requirements and standards used by the Planning Commission except that the number of site plan copies and the submittal date shall be subject to the discretion of the Zoning Administrator. When review of a site plan is performed by the Zoning Administrator or his or her designee, references to the “Planning Commission” in the Sections 1276.04 to 1276.12 shall be interpreted as references to the Zoning Administrator unless the context clearly indicates to the contrary.

   The Zoning Administrator may waive specific site plan review submittal requirements if it is determined that such requirements are not relevant to the site plan under consideration. The Zoning Administrator shall keep a record of those items specifically waived and document reasons for the waiver.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   An application for site plan review along with four (4) printed sets of the site plan and one (1) electronic copy shall be submitted to the Zoning Administrator in accordance with the submittal schedule established by the Planning Commission along with the fee as set by the City Council. The application shall at a minimum contain the following information:

   (a)   The applicant’s name, address and phone number.

   (b)   Proof that the applicant is the owner of the property or has a legal or financial interest in the property, such as a purchase agreement.

   (c)   The name, address and phone number of the owner(s) of record if different than the applicant.

   (d)   The address of the property.

   (e)   A legal description of the property.

   (f)   The current zoning.

   (g)   A project description.

   (h)   The size of the parcel in acres.

   (i)   The signature of the applicant and the owner of the property.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   (a)   Upon receipt of the site plan and application, the Zoning Administrator shall forward copies to the Department of Public Works, Public Safety, Public Utilities, and others as necessary for review and subsequent report to the Planning Commission. The Zoning Administrator shall send the application and site plan to members of the Planning Commission prior to the meeting at which it will be considered.

         A.   Preparation date.

         B.   Name, address, and professional seal of the architect, landscape architect, engineer, or professional surveyor responsible for the plan.

         C.   Scale of no greater than 1:100.

         A.   North arrow.

         B.   Legal description based on the most current survey.

         C.   Property boundaries with dimensions.

         A.   Existing buildings and structures within one hundred (100) feet of the site.

         B.   Watercourses, water bodies, floodplains, wetlands, and man-made drainageways.

         C.   Significant vegetation, including retained trees, with location, size (diameter at breast height in inches), and common name (e.g., northern pine, etc.).

         D.   Topographic elevations at two (2)-foot intervals for the site and up to fifty (50) feet beyond the property lines.

         E.   Existing slopes of twenty percent (20%) or greater.

         A.   Existing water, sanitary sewer, and storm drainage lines or on-site facilities (e.g., detention basins), including catch basins, fire hydrants, utility poles, septic tanks, and drain fields.

         B.   Utility easements.

         A.   Zoning and land use of neighboring properties.

         B.   Locations of nearby streets, rights-of-way, service drives, curb cuts, access easements, and driveway opposite of or within one hundred (100) feet of the site.

         A.   Location, dimensions (i.e., length, width, height), square footage, setback distance, and intended use of all proposed buildings.

         B.   Location, size, height, and screening methods for accessory structures, flagpoles, storage sheds, dumpsters, utility poles, rooftop equipment, signs, and exterior equipment (e.g., silos, mechanical, tanks, etc.).

         A.   Layout of parking areas, showing the number and size of spaces, aisle dimensions, loading areas, and handicapped ramps.

         B.   Driveway details, including width, curb radii, and deceleration lane design.

         C.   Access points.

         A.   Location, type, and size of proposed landscaping materials.

         B.   Walls, fences, and other screening devices, with height and material specifications.

         A.   Location, dimensions (i.e., width), and type of sidewalks, bike paths, and walkways.

         A.   Location, specifications, and areas of illumination for all exterior lighting indicated on cut sheets and photometric plans to the extent of the property boundaries.

         B.   Shielding methods to minimize impacts on adjacent properties and roadways.

         A.   All site drainage and details of stormwater runoff management shall meet the specifications of the Ionia County Drain Commissioner.

         B.   Stormwater calculations may be required to verify adequate planned infrastructure.

         C.   Proof of review and approval by the Ionia County Drain Commissioner, if requested by the Planning Commission.

         A.   Location and specifications of storage facilities for chemicals, salts, flammable or hazardous materials.

         B.   Any required containment structures or clear zones in compliance with local, state, or federal regulations.

         A.   Proposed grading that will result in new slopes of twenty percent (20%) or greater.

         B.   Building elevation and cross-section drawings or floor plans, if requested by the Planning Commission.

         C.   Small-scale map showing properties, streets, and zoning uses within one-half mile of the site.

         D.   Any other details as required by the Planning Commission to evaluate the site’s compliance with City standards.

(Ord. 390. Passed 3-6-01; Ord. 443. Passed 1-2-07; Ord. 469. Passed 10-6-09; Ord. 594. Passed 7-2-25.)

   (a)   The Planning Commission shall review the final site plan according to the general standards for site plan review as contained in this chapter and any other applicable regulations of this Zoning Code. Based on these standards and regulations, the Planning Commission shall approve, deny, or approve with conditions the final site plan.

   (b)   If approved, the applicant shall revise the site plan as necessary and submit the final site plan to the Zoning Administrator to ensure that all revisions as required by the Planning Commission have been made.

   (c)   Upon approval of the final site plan, two copies of this plan shall be stamped as approved, dated, and signed by the Zoning Administrator. One copy of the approved plan shall be retained by the applicant and one shall be retained by the Zoning Administer as part of the review process.

   (d)   The Zoning Administrator shall notify the Building Department for issuance of a building permit upon receipt of an approved final site plan, provided that all other applicable City regulations have been met.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

      (1)   Buildings must be arranged to allow emergency vehicle access as required by the City’s Public Safety Department.

      (2)   The Planning Commission may:

         A.   Limit the number of driveways for a site.

         B.   Require shared driveways between contiguous parcels.

         C.   Require parking lots on adjacent parcels to be connected.

         D.   Align driveways opposite each other for improved traffic flow.

      (3)   Public and private circulation routes must integrate with existing or planned streets, pedestrian paths, and bicycle routes.

      (4)   Streets and drives that are part of an existing or planned street pattern serving adjacent development shall be of a condition appropriate to the traffic volume and type of traffic they will carry.

      (5)   On-site maneuvering space for trucks must be provided so that loading areas do not interfere with public right-of-way.

      (1)   Landscaping must comply with the City’s landscaping provision.

      (2)   The site design must consider:

         A.   Topography.

         B.   Type and size of lot and buildings.

         C.   Character of adjoining property.

         D.   Adjoining properties to prevent negative impacts on their orderly development or improvement for uses in this Zoning Code.

      (3)   Natural features should be preserved where practical, with minimal removal of vegetation and alterations to topography.

      (4)   Areas of natural drainage, such as wetlands, ponds, and swales, must be protected to maintain natural drainage patterns and habitats.

      (1)   The site plan must provide reasonable visual and sound privacy for all dwelling units through the use of fences, landscaping, and other barriers where necessary.

      (2)   Outdoor storage and trash collection areas must comply with Chapter 1060 and be screen appropriately.

      (1)   In recognition that a connected sidewalk system along City streets enhances pedestrian safety and conserves energy through non-motorized transportation opportunities, sidewalks shall be required as determined by the Planning Commission and must comply with City of Ionia sidewalk standards, as detailed in the City’s Municipal Standards.

      (2)   Factors for requiring sidewalks include:

         A.   Existing and future pedestrian traffic near the site.

         B.   Ability to enhance pedestrian safety.

         C.   Traffic volume on adjacent streets.

         D.   Potential for a connected sidewalk network.

         E.   Proximity to pedestrian attractors (e.g., schools, public buildings, shopping areas).

         F.   Location of the proposed use.

      (1)   Exterior lighting shall be arranged so that illumination is deflected downward and away from adjacent properties and so that it does not interfere with the vision of motorists along adjacent streets.

      (2)   Flashing or intermittent lights shall not be permitted.

      (3)   Excessive lighting of building or structures shall be minimized to reduce light pollution.

      (1)   Stormwater drainage must be designed to prevent adverse impacts on neighboring properties and the public stormwater system.

      (2)   Provisions must be made for:

         A.   Erosion control, particularly during construction.

         B.   Dust prevention.

         C.   Retention/detention ponds, where necessary.

      (3)   Paved surfaces must be designed to prevent water pooling and maintain safe traffic flow.

      (4)   The Planning Commission may require catch basins with oil filters to prevent contamination of natural drainage systems.

      (5)   As deemed necessary, the Planning Commission may require the site plan to be reviewed by the Ionia County Drain Commissioner.

      (1)   Site plans must comply with all applicable County, State, and Federal laws and regulations.

      (2)   Final site plan approval and permits may be conditioned upon obtaining necessary permits from relevant agencies.

      (Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   (a)   As part of site plan approval, the Planning Commission or the Zoning Administrator, as applicable, may impose additional reasonable conditions or limitations deemed necessary to protect the public interest.

   (b)   Any conditions imposed must directly relate to and ensure compliance with the review standards outlined in Section 1276.07.

   (c)   Site plan approval, including conditions made as part of the approval, shall apply to the property described in the application, regardless of subsequent changes in ownership.

   (d)   A record of conditions imposed shall be maintained. The conditions shall remain unchanged unless an amendment to the site plan is approved in accordance with this Zoning Code.

   (e)   The Planning Commission shall keep an official record of its decisions, including the rationale for approval or denial and any conditions imposed. These records shall be documented in the Planning Commission’s meeting minutes.

   (f)   The Zoning Administrator may conduct periodic inspections of approved developments to ensure compliance with the site plan and its conditions, any failure to comply shall be considered a violation of this Zoning Code.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   (a)   Final site plan approval is valid for up to one (1) year. If substantial construction has not begun and meaningfully progressed toward completion within this period, the approval becomes void.

   (b)   The applicant may request a one-time extension by submitting a written application before the one (1)-year approval period expires. The Planning Commission may grant an extension of up to one (1) additional year if the applicant provides sufficient evidence that construction is likely to commence within the extended timeframe.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   (a)   As a condition of approval of a site plan review, the Planning Commission may require a performance guarantee to ensure the installation of those features or components of the approved activity or construction that are considered necessary to protect the health, safety, and welfare of the public and of users or inhabitants of the proposed development. Such features or components, hereafter referred to as "improvements," may include but shall not be limited to roadways, curbs, landscaping, fences, walls, screens, lighting, drainage facilities, sidewalks, driveways, utilities, and similar items.

      (1)   Such performance guarantee shall be in a principal amount reasonably estimated to enable the City to recover any costs it incurs to complete such work or otherwise assure compliance with the requirements, specifications, and conditions of such approval should the applicant fail to do so within the time specified within the approval. The Zoning Administrator, City Attorney, and the applicant shall work together to establish the amount needed to reasonably cover the costs of non-performance. The terms of the performance guarantee may, but shall not be required to, provide for partial releases of the amount of the guarantee as the requirements, specifications, and conditions imposed with the approval are fulfilled. If the applicant disagrees with the City staff as to the amount needed to reasonably cover the costs of non-performance, the City shall procure an engineer's cost estimate for determining the amount required.

      (2)   The performance guarantee shall be provided before any permits are issued pursuant to this Zoning Code or the construction code and the failure of any such performance guarantee shall be a basis for revoking any permit granted under this Zoning Code.

   (b)   Performance guarantees shall be processed in the following manner.

      (1)   Prior to the filing of a final site plan, a pre-application conference may be held to provide an opportunity for the City staff to inform the applicant of the City's requirements regarding performance guarantees.

      (2)   Upon filing of the final site plan, the applicant shall prepare an itemized cost estimate of the required improvements, which shall then be reviewed by the Zoning Administrator. The amount of the performance guarantee shall be one hundred percent (100%) of the cost of installing the required improvements, plus the cost of necessary engineering and a reasonable amount for contingencies.

      (3)   The required performance guarantee may be in the form of a cash deposit, certified check, irrevocable bank letter of credit, or surety bond acceptable to the City.

      (4)   Upon receipt of the required performance guarantee, the Zoning Administrator shall issue permits and approvals as appropriate for the subject development or activity, provided that all other requirements of this Zoning Code have been met.

      (5)   The Zoning Administrator, upon written request of the obligor, shall rebate portions of the performance guarantee upon a determination that the improvements for which the rebate has been requested have been satisfactorily completed. The portion of the performance guarantee to be rebated shall be in the same amount as stated in the itemized cost estimate for the applicable improvement.

      (6)   When all of the required improvements have been completed, the obligor shall send written notice to the City of the completion of said improvements.

      (7)   Thereupon, the Zoning Administrator shall inspect all of the improvements and approve, partially approve, or reject the improvements with a statement of the reasons for any rejections. If partial approval is granted, the cost of the improvements rejected shall be set forth.

      (8)   The Zoning Administrator shall notify the obligor in writing of the decision within 30 days after receipt of the notice from the obligor of the completion of the improvements. Where partial approval is granted, the obligor shall be released from liability pursuant to relevant portions of the performance guarantee, except for that portion sufficient to secure completion of the improvements not yet approved.

   (c)   A record of authorized performance guarantees shall be maintained by the Zoning Administrator or his or her designee.

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)

   Recognizing that some existing land uses, buildings, and structures do not conform to current zoning regulations, any proposed expansions or modifications requiring site plan review (per Section 1276.02) must adhere to the following standards:

(Ord. 390. Passed 3-6-01; Ord. 594. Passed 7-2-25.)