The purpose of this article is to specify the documents and/or drawings required for site plan review so as to ensure that a proposed land use or development activity is in compliance with this chapter, other local ordinances, and state and federal statutes and regulations. Furthermore, its purpose is to ensure that development taking place within the village is properly designed, safe, efficient, environmentally sound, and designed in such manner as to protect adjacent properties from substantial adverse impacts.

A written application and site plan shall be submitted to the zoning administrator under any of the following circumstances:

(1)

As part of an application for a special use permit.

(2)

Any change in use which requires construction of five or more additional parking spaces.

(3)

As part of an application for approval of a condominium development.

(4)

Any other construction or moving of structures except:

(a)

Single family and duplex residences on individual parcels and their accessory structures.

(b)

Non-residential accessory structures under 500 square feet.

(c)

Expansions of under 500 square feet to existing structures.

Site plans required under this article shall include the following:

(1)

General information.

(a)

Project name.

(b)

Property owner and developer's name, address and phone number.

(c)

Design professional's name, address and phone number.

(d)

Plan date and revision dates.

(e)

A scale of not less than one inch equals 50 feet if the subject property is less than three acres and one inch equals 100 feet if three acres or more.

(f)

Date, north point and scale.

(g)

Location map.

(h)

Plans shall be sealed by a Michigan licensed professional within their respective discipline per the professional laws of that discipline.

(i)

Legal description of the site.

(2)

Dimensional information.

(a)

The dimensions of all lot and property lines with square footage of each lot.

(b)

Number of dwelling units and bedrooms and density of dwelling units per acre when site plan involves residential uses.

(c)

Lot coverage as a percentage of total area.

(d)

The dimensions of all existing and proposed structures and the setback of the buildings from the lot lines.

(e)

Front, rear and side elevations of a typical proposed structure showing building height.

(3)

Use specific design standards. In a note on the plans the applicant will identify any use specific design standards for the use listed in Table 3-2 and the plans compliance with those requirements.

(4)

Parking and loading.

(a)

Parking space and loading space calculations demonstrating that the site complies with the minimum parking space and loading space requirements in Table 3-2.

(b)

Floor plan showing useable floor area if parking space requirements are based on floor area.

(c)

Location and dimension of parking spaces, loading spaces and maneuvering aisles.

(d)

Proposed pavement material.

(e)

A bicycle rack shall be provided by the village if requested on all sites that require a site plan review. The rack shall not block walks or drives. One required parking space for every ten bike spaces may be designated for bicycle parking by the owner or developer of any land use. One space shall be noted on the approved site plan for the site and shall include a bicycle rack permanently affixed to the ground.

(5)

Access and circulation.

(a)

Location of each driveway as well as the setback from side lot lines, size, and radius of driveways. Also all driveways within 100 feet of the site.

(b)

Location and width of sidewalks.

(c)

Existing and proposed streets including rights-of-way that are on the subject site, adjacent to the site or within 100 feet of the site.

(d)

Cross section details of existing and proposed sidewalks, non-motorized paths, driveways, parking lots with materials and thickness in zoning districts R-1, R-3, C-1 and C-2.

(6)

Drainage.

(a)

Existing or proposed storm sewers, open drains and detention/retention structures.

(b)

Storm calculations for the site and drainage structures based on the 25 year storm.

(c)

Existing and proposed grades at two foot intervals and proposed drainage patterns.

(7)

Public utilities.

(a)

Existing and proposed water lines and wells.

(b)

Existing and proposed sanitary sewer lines.

(8)

Natural features.

(a)

Streams, marshes and ponds.

(b)

Limits of any wetland, including attachment of a wetland determination by a recognized consultant (wetland limits must be confirmed by the DEQ prior to final approval).

(c)

Woodlots.

(9)

Adjacent property information.

(a)

Existing land use and zoning of all adjacent property.

(b)

Buildings within 100 feet of the boundary of the site.

(c)

Notes on any potential off-site impacts regulated by section 36-406, Performance standards, and how they are proposed to be mitigated.

(10)

Outdoor storage and display. Identify area proposed to be used for outdoor storage and display.

(11)

Signs. Identify the location, dimensions and lighting of all proposed signs.

(12)

Exterior lighting.

(a)

Identify the location, height and style of lighting.

(b)

Provide a photometric plan in foot/candles of the proposed site lighting.

(13)

Groundwater protection.

(a)

Listing the type and quantity of hazardous materials stored on site in quantities reportable under Title 40 Part 355 Appendix A of the Federal Code of Regulations. A copy is available as part of the site plan application.

(b)

Identify the location of storage and loading/unloading sites for hazardous materials on site.

(c)

Identify secondary containment provisions for any hazardous material stored or used on the site.

(14)

Landscaping and screening. Provide the following landscaping and screening information on a separate landscape plan:

(a)

Proposed plant location, spacing, size and species (common and botanical name).

(b)

Existing and proposed contours on-site and 100 feet beyond the site at intervals not to exceed two feet.

(c)

Straight cross section including slope, height and width of berms and type of ground cover, or height and type of construction of wall or fence, including footings.

(d)

Significant construction details to resolve specific site conditions, such as tree wells to preserve existing trees or culverts to maintain existing natural drainage patterns.

(e)

Planting and staking details in either text or drawing form to ensure proper installation and establishment of proposed materials.

(f)

Identification of existing trees and species proposed to be saved. These trees can, at the discretion of the planning commission, be used toward meeting the requirements prescribed herein. Clearly reference on the plan the total number of trees proposed to be preserved and methods thereof.

(g)

Existing vegetation/natural features. Preservation of existing trees, evergreens, flowering trees, and shrubs shall be protected and incorporated into the site plan wherever feasible. Existing natural feature areas such as steep natural grades, and rock outcroppings shall also be preserved wherever feasible. Preserved trees, shrubs and the root zone (radius of 1½ feet from the trunk of tree for every one inch of the tree caliper) of trees shall be protected during construction with high visibility barriers that are not supported by the tree.

(h)

Native plants are encouraged. Invasive plant species and those deemed by the village to be susceptible to disease, storm damage or other undesirable characteristics as listed in article 8, section 36-802(4) are prohibited.

(15)

Emergency vehicle access and safety.

(a)

Show designation of fire lanes.

(b)

Identify location of fire hydrants on or within 100 feet of the site.

(16)

Compliance with other laws and rules. Provide a note identifying any county, state or federal law or regulation the site is required to comply with and the status of that compliance.

(17)

Such other information concerning the lot or adjoining lots as may be essential for determining whether the provisions of this chapter are being observed.

(18)

The planning commission may waive, either by general rule or on a case by case basis, any of the above informational requirements they determine unnecessary to evaluate a site plan's compliance with the standards for approval under this chapter.

(Ord. No. 104 , § 1, 12-14-2020)

(1)

Pre-application/meeting. Once the pre-application has been received, a pre-application meeting is scheduled if requested. This meeting is for the applicant to ask any questions about the project and what is required in the site plan. Actual site plan documents are not required at this meeting but may be helpful if they are completed.

(2)

Application. Nine copies of the completed application form and a site plan meeting the informational requirements of section 36-1002 of this chapter along with the required fee shall be submitted by the applicant to the zoning administrator at least 21 days prior to the date of the planning commission meeting at which it will be considered. The zoning administrator may require additional copies of the site plan if they are needed to permit review by additional staff or outside agencies. If the applicant is not the owner of the property, then the application must be signed by the property owner as well as the applicant or other suitable proof given that the property owner approves the application.

(3)

Staff review.

(a)

Following the receipt of the application and site plan, the zoning administrator shall review the site plan to determine if the required information is included and the request complies with the zoning ordinance requirements. If the plan does not meet the informational requirements, the proposal shall not be placed on the planning commission's agenda, unless the applicant indicates their intent to request the planning commission waive the requirement for the missing information. If the plan does not meet the ordinance requirements the proposal shall not be placed on the planning commission's agenda unless the applicant indicates their intent to request the necessary variances from the zoning board of appeals (ZBA).

(b)

The zoning administrator shall submit the proposed site plan to the site plan review committee, staff, and outside agencies they determine appropriate based on the characteristics of the proposal and they shall provide written feedback on the plan. These may include:

1.

Village fire chief.

2.

Village police chief.

3.

Village DPW superintendent.

4.

Village president.

5.

Village engineer.

6.

Village attorney.

7.

Michigan Department of Transportation (MDOT).

8.

Michigan Department of Environment, Great Lakes and Energy (EGLE).

(c)

Copies of the application and site plan shall be sent to the members of the planning commission at least 21 days prior to the meeting at which it is to be considered.

(4)

Planning commission review.

(a)

The planning commission shall have the responsibility to approve, approve with specified changes and/or conditions, or disapprove the applicant's request, using the criteria for site plan review included in this chapter as a basis for its decision.

(b)

Meeting packets shall include the application, site plan, any building or elevations and comments from the site plan review committee.

(c)

Any conditions or changes stipulations by the planning commission shall be recorded in the minutes of the meeting and a copy of each said conditions or changes given to the applicant and zoning administrator.

(d)

Three copies of the approved site plan shall be certified by the signatures of the chairman of the planning commission, zoning administrator and the developer or agent.

(e)

Of the three certified copies of the site plan submitted by the applicant, one copy shall be kept on file by the planning commission, one copy retained in the zoning administrator's office and one copy retained by the applicant.

(5)

Dimensional information. The site plan shall comply with the dimensional requirements of this chapter including setbacks and building locations. Lots proposed to be created by the site plan shall comply with these requirements, but this standard shall not prohibit development on legal nonconforming lots.

(6)

Use specific design standards. The site plan shall comply with any applicable use specific design standards listed in Table 3-2.

(7)

Parking and loading. The number and dimension of off-street parking and loading/unloading spaces, the design and setback of parking and loading areas and the number of barrier free spaces shall meet the standards indicated in article 6 of this chapter and the State of Michigan Barrier Free Standards.

(8)

Access and circulation.

(a)

Safe, convenient, uncontested, and well-defined vehicular and pedestrian circulation shall be provided for ingress/egress points and within the site.

(b)

The pedestrian circulation system shall be as insulated as completely as reasonably possible from the vehicular circulation system.

(c)

The planning commission may require a traffic impact study for uses that are anticipated to generate more than 1,000 trips per day or more than 100 trips during the peak hour.

(d)

All driveways shall meet the design and construction standards of the village.

(e)

To ensure public safety and promote efficient traffic flow and turning movements, the applicant may be required to limit street access points or construct a secondary access road.

(f)

Cross section details of existing and proposed sidewalks, non-motorized paths, driveways, parking lots with materials and thickness in districts R-1, R-3, C-1, C-2.

(9)

Drainage.

(a)

Proposed drainage will not adversely affect adjoining properties or the capacity of the public or natural storm drainage system.

(b)

The use of detention/retention ponds may be required.

(c)

Surface water on all paved areas shall be collected at intervals so that I will not obstruct the flow of vehicular or pedestrian traffic or create puddles in paved areas. Catch basins may be required to contain oil filters or traps to prevent contaminants from being discharged to the natural drainage system.

(10)

Public utilities. Adequate service and utilities, including water, sewage disposal and sanitary sewer shall be available and provided, and shall be designed with sufficient capacity and durability to properly serve the development.

(11)

Natural features.

(a)

As many natural features of the landscape shall be retained as possible where they furnish a barrier or buffer between the project and adjoining properties used for dissimilar purposes and, where they assist in preserving the general appearance of the neighborhood or help control erosion or the discharge of storm waters.

(b)

Changes affecting wetlands shall comply with state wetland regulations.

(12)

Adjacent property.

(a)

The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this section. These include avoiding drastic changes in grade that might limit future access to adjacent property.

(b)

Consideration shall be given to building, driveway and parking lot location and its impact on surrounding properties.

(13)

Outdoor storage and display. All outside storage areas and outdoor display areas shall comply with the screening and locational requirements of this section.

(14)

Signs. All proposed signs shall comply with the requirements of article 5 of this chapter.

(15)

Exterior lighting. All proposed exterior lighting shall comply with the requirements of article 5 of this chapter.

(16)

Groundwater protection standards. Sites involving the storage or use of hazardous materials shall provide protection from leaks and spills through the use of secondary containment and restrictions on the location of catch basins and floor drains.

(17)

Landscaping/fencing. All proposed landscaping and screening shall comply with the requirements of article 8 of this chapter.

(18)

Emergency vehicle access and safety. All provision of fire lanes and fire hydrants shall be reviewed and approved by the local fire chief.

(19)

Compliance with other laws and rules. The site plan shall comply with all applicable village, county, state and federal laws and regulations.

(20)

Revocation. If the zoning administrator shall find that the conditions and stipulations of an approved site plan are not being adhered to, the planning commission shall give notice to the applicant of its intent to revoke the prior approval given to the site plan. Intent to revoke shall be made known to the applicant by a registered letter sent to the applicant and signed by the zoning administrator. Said letter shall be sent to the applicant at least 14 days prior to the stated date of revocation and shall contain the reasons for revoking the site plan approval.

If the applicant notifies the planning commission within 14 days of the receipt of the letter of his/her intent to rectify the violation, the planning commission, through official act, may defer the revocation.

(21)

Appeal. The decision of the planning commission may be appealed in compliance with the provisions of section 36-1307 of this chapter.

(22)

Site plan amendments. An approved site plan may be submitted for minor amendment to the zoning administrator for review and signature by the planning commission chair. If, in the judgement of either the zoning administrator or the planning commission chair, the site plan amendment is major, the provisions of this article shall be followed. Minor changes are those that do not result in:

(a)

A significant change in the use, intensity, or character of the development.

(b)

A significant increase in lot coverage.

(c)

A reduction in required off-street parking or loading areas or drainage retention or detention capacity.

(d)

Reduction in pavement widths or utility pipe size.

(e)

Significant changes in road or lot layout.

(23)

Conditions. The planning commission may impose conditions on the site plan approval, which may include the requirement of a performance guarantee in compliance with section 36-1002 of this article. In determining appropriate conditions, the planning commission shall ensure that:

(a)

There is a rough proportionality between the scope of the proposed condition in relationship to the impact to be mitigated; and

(b)

There is a reasonable connection between the condition imposed and the impact it is mitigating.

(24)

Final site plan. Approval of the site plan will be noted by a letter of approval and signed plans. No permits for construction or site preparation will be awarded prior to the site plan approval.

(25)

Time limits.

(a)

Deadline to commence construction. An application for a zoning permit for a project approved by site plan approval shall be filed with the zoning administrator within two years from the date of approval of the site plan. If a zoning permit is not issued within two years, site plan approval shall expire.

(b)

Deadline for completion. A project approved by site plan approval shall be completed within two years from the date that the zoning permit was issued by the zoning administrator. If an occupancy permit is not granted within two years, site plan approval shall expire. The planning commission may grant approval for up to five years per phase in the case of multi-phased development.

(c)

Extensions. The planning commission may grant two extensions for an additional one year per extension for preliminary and final site plan approval and two extensions for up to an additional two years per extension for completion of an approved site plan if the applicant submits a request for an extension prior to expiration of the approval and can demonstrate that suitable, continual progress has been made on the project.

(Ord. No. 106 , § 1, 12-14-2020)