Pittsfield Charter Township
City Zoning Code
City Zoning Code
ARTICLE IX
Site Plan Review
§ 40-9.01 Purpose.
The site plan review requirements in this article are intended to provide a consistent and uniform method of review of proposed development plans, to ensure full compliance with the regulations in this chapter, other applicable ordinances, and state and federal laws. The intent is to encourage a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses, achieve efficient use of the land, encourage innovative design solutions, protect natural resources, ensure safety for both internal and external vehicular and pedestrian users, achieve innovative stormwater management solutions, and prevent adverse impact on adjoining or nearby properties. It is the intent of these provisions to encourage cooperation and consultation between the Township and the applicant to facilitate development in accordance with the Township's land use objectives.
§ 40-9.02 Building, structures and uses requiring site plan review.
A.
Site plan review requirement. The following buildings, structures, and uses require site plan review:
(1)
All proposed or permitted uses and related buildings, except single-family dwellings;
(2)
All proposed conditional uses and related buildings;
(3)
Any alteration, addition, or expansion of an existing permitted or conditional use and/or related building;
(4)
Any building or use for which site plan review is required by this chapter;
(5)
Any parking lot or addition thereto; and
(6)
Any alteration, addition, or expansion within a designated historic district.
B.
Final site plan and engineering.
(1)
No certificates of zoning compliance, building permits or certificates of occupancy shall be issued until all required site plans and engineering plans have been approved and all applicable construction permits are in effect.
(2)
No grading, removal of trees or other vegetation, landfilling, or construction of improvements shall commence for any development which requires site plan approval until a final site plan is approved and is in effect, and construction permits are issued, except as otherwise provided in this chapter.
§ 40-9.03 Preliminary site plan review.
A.
Application and fee for a preliminary site plan. An application for a preliminary site plan review shall be filed with the Township Zoning Administrator and include the number of copies specified on the application of a preliminary site plan. An application for preliminary site plan review shall be accompanied by the required fees, as well as other data, exhibits, and information hereinafter required.
B.
Required data for a preliminary site plan. An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as set forth in § 40-9.07.
C.
Township Planning Commission review of preliminary site plan. The Township Zoning Administrator shall determine if the preliminary site plan includes the required information set forth in this article and the Engineering Standards. The Township Zoning Administrator shall transmit complete submittals of the application and preliminary site plan drawing(s) to the Township Planning Commission prior to its next available regularly scheduled meeting. The Township Planning Commission shall undertake a study of the same and shall, within 60 days from the date of the first Commission meeting at which the application is received from the Township Zoning Administrator, give its tentative approval or disapproval of the preliminary site plan, advising the applicant, in writing, of recommended changes or modifications in the proposed site plan as are needed to achieve conformity with the standards specified in this chapter.
D.
Variance requests. When the applicant intends to seek a variance from the Zoning Board of Appeals for the subject request, the applicant shall first receive tentative approval of the preliminary site plan from the Planning Commission. Tentative approval of the preliminary site plan by the Planning Commission shall be conditioned upon the granting of any necessary variances by the Zoning Board of Appeals.
§ 40-9.04 Final site plan.
A.
Application and fee for a final site plan. Following approval of the preliminary site plan, an application for final site plan review shall be filed with the Township Zoning Administrator, including the number of copies specified on the application of the proposed final site plan as well as other data, exhibits, and information hereinafter required. An application for final site plan review shall be accompanied by the required fees.
B.
Required data for a final site plan. An application for approval of a final site plan shall provide the information required for a final site plan as set forth in § 40-9.07 and include approval from: the Washtenaw County Road Commission; the Michigan Department of Transportation or City of Ann Arbor, whichever is applicable; Washtenaw County Water Resource Commissioner; and the Michigan Department of Environmental Quality Land and Water Quality Division, unless these approvals are specifically waived by the Planning Commission upon recommendation by the Zoning Administrator due to unique circumstances, such as an existing developed site or a development of less than one acre.
C.
Township Planning Commission review of a final site plan. The Township Zoning Administrator shall determine if the final site plan includes the required information set forth in the Land Development Standards and other information requested by the Township Planning Commission during preliminary site plan review. The Township Zoning Administrator shall transmit complete submittals to the Township Planning Commission prior to its next available regularly scheduled meeting. The Township Planning Commission shall undertake a study of the site plan and shall, within 60 days of the date of the Commission meeting at which the application is received from the Township Zoning Administrator, approve or deny the final site plan. Written notice shall be sent to the applicant stating the time and place of review of the site plan by the Township Planning Commission.
D.
Township approval of a final site plan. Upon approval of a final site plan by the Township Planning Commission, the applicant shall file seven sealed copies thereof with the Township reflecting all changes and conditions, if any, attached to the Township Planning Commission's approval. Upon review thereof for compliance with any conditions of approval, the Township Zoning Administrator, or his/her designee, shall stamp and sign the plans certifying that the site plan conforms to all of the provisions of this article and the Township Zoning chapter as determined and approved by the Township Planning Commission. If the site plan is denied by the Township Planning Commission, an explanation and notification of such denial shall be given to the applicant(s) within 30 days.
§ 40-9.05 Administrative plan review.
A.
Authority. The Township Zoning Administrator shall have the authority to conduct an administrative review of a site plan, provided that all other standards of this chapter are met as set forth in § 40-9.05B. The Township Zoning Administrator may seek the review and comments of applicable Township staff and/or consultants and reserve the right to refer the matter to the Planning Commission if desired.
B.
Projects to be reviewed administratively. Administrative review of a site plan may be conducted for the following projects or under the following circumstances:
(1)
Minor changes required by outside governmental agencies during construction as determined by the Zoning Administrator.
(2)
Increase in parking or loading area of up to 25% or 6,000 square feet of pavement area without any building changes.
(3)
Changes to the building height that do not add additional floor area nor exceed the maximum height requirements of the district.
(4)
An increase in floor area of up to 25% of the existing floor area, provided that the site will not require any significant change to existing site improvements, such as parking, landscaping, lighting, signs, or sidewalks.
(5)
A change in use to a similar or less intense use, provided that the site will not require any significant changes to the existing site improvements, such as parking, landscaping, lighting, signs, or sidewalks.
(6)
Accessory buildings associated with a nonresidential use, provided that the site will not require any significant changes to the existing site improvements, such as parking, landscaping, lighting, signs, or sidewalks.
(7)
Aesthetic and architectural changes to a nonresidential structure.
(8)
Site improvements, such as installation of walls, fences, lighting, or landscaping consistent with the chapter standards.
(9)
Temporary uses, sales, and seasonal events.
(10)
Construction of a wind energy conversion system where such construction is considered an accessory use in the district.
(11)
Construction of solar collection systems where such construction is considered an accessory.
§ 40-9.06 Site plans within historic district.
A.
Site plan review requirement. Any construction, addition, moving, excavation, or demolition within a historic district requires a site plan review in accordance with this article.
B.
Historic District Commission.
(1)
The Historic District Commission shall review all site plans within a historic district to ensure any proposed work preserves the historic district and reflects elements of its history, architecture, archaeology, engineering, or culture.
(2)
The Historic District Commission shall forward a recommendation to the Planning Commission.
§ 40-9.07 Data required for preliminary and final site plans.
All plans shall be prepared by a professional engineer registered in the State of Michigan whose seal shall be affixed to the first sheet. All landscape plans for sites of one acre or greater shall be prepared by a landscape architect licensed in the State of Michigan whose seal has been affixed to the first sheet. Preliminary and final site plans shall include the information set forth in Table 9.07.A-1.
Table 9.07.A-1 Preliminary Site Plan and Final Site Plan Submittal Requirements | ||
|---|---|---|
Plan Data | Required For: | |
Preliminary Site Plan | Final Site Plan | |
A. Application Form | ||
Name and address of the applicant and property owner | X | X |
Address and common description of property and complete legal description | X | X |
Dimensions of land and total acreage | X | X |
Zoning on the site and all adjacent properties | X | X |
Description of proposed project or use, type of building or structures, and name of proposed development, if applicable | X | X |
Name and address of firm or individual who prepared the site plan | X | X |
Proof of property ownership | X | X |
B. Site and Zoning Data | ||
Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within 100 feet of the site | X | X |
Proposed lot lines, lot dimensions, property lines, setback dimensions, structures, and other improvements to the site and within 100 feet of the site | X | X |
All existing and proposed easements, including type | X | X |
Zoning district of site and all adjacent property | X | X |
Land use of site and all adjacent property | X | X |
Proposed use of site | X | X |
Gross and net lot area in acres and square feet, net lot area excluding all existing road rights-of-way as well as that in proposed rights-of-way, required access easements and portions covered by wetlands, bodies of water (including streams, ponds, lakes), and 90% of the area of all existing drainage easements | X | X |
Ground floor and total floor area to be constructed | X | X |
Lot coverage (ground floor area divided by net lot area) | X | X |
Impervious surface (total impervious area and percentage of impervious area to total net lot area) | X | X |
Floor area ratio (total floor area divided by net lot area) | X | X |
Number and type of dwelling units and density for residential projects | X | X |
Building height, in feet and number of floors | X | X |
Required yards | X | X |
C. Natural Features | ||
General location of existing plant materials, with identification of materials to be removed and materials to be preserved | X | X |
Location, sizes, types, and condition of existing trees 6 inches DBH, heritage trees | X | X |
Topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a USGS benchmark | X | X |
Location of existing drainagecourses, floodplains, lakes and streams, and wetlands with elevations | X | X |
X | X | |
Soils information, location, and extent of soils that are unbuildable in their natural state because of organic content or water table level, based on the Washtenaw County Soil Survey or equivalent information | X | X |
Groundwater information on the site, with supporting evidence, including but not limited to site-specific soils information | X | X |
X | ||
D. Access and Circulation | ||
Dimensions, curve radii, and center lines of existing and proposed access points, roads, and road rights-of-way or access easements | X | |
Driveways and intersections within 250 feet of the site | X | |
Location of proposed roads, driveways, parking lots, sidewalks, and nonmotorized pathways | X | X |
Cross-section details of proposed roads, driveways, parking lots, sidewalks, and nonmotorized paths illustrating materials and thickness | X | |
Dimensions of acceleration, deceleration, and passing lanes | X | |
Calculations for required number of parking and loading spaces, location and layout | X | X |
Dimensions of parking spaces, islands, circulation aisles, and loading zones | X | |
Fire protection plan | X | X |
Traffic regulatory signs and pavement markings | X | |
E. Landscape Plans | ||
General landscape plan, including location and type of all proposed shrubs, trees, and other live plant material | X | X |
Existing live plant material to remain, and if material will be applied to landscaping requirements | X | X |
Existing and proposed topography, by contours, correlated with the grading plan | X | X |
Location of all proposed improvements, as shown on the site plan | X | X |
Planting list for proposed landscape materials, with caliper size or height of material, root ball type, method of installation (planting/staking details), botanical and common names, spacing, and quantity | X | |
Irrigation system plan for watering and draining landscape areas | ||
Sections, elevations, plans, and details of landscape elements, such as berms, walls, ponds, retaining walls, and tree wells | X | |
Proposed means of protecting existing plant material during construction | X | |
Proposed dates of plant installation | X | |
Landscape maintenance schedule | X | |
F. Building, Structure, and Miscellaneous Site Information | ||
Location, height, and outside dimensions of all proposed buildings and structures | X | X |
Building floor plans and total floor area | X | |
Details on accessory structures and any screening | X | |
Location, size, height, and lighting of all proposed site and wall signs | X | |
Building facade elevations for all sides, drawn at an appropriate scale | X | |
Description of exterior building materials and colors (samples may be required) | X | |
Location of exterior lighting (site and building lighting) | X | |
Lighting details, including size, height, initial lumen rating, type of lamp, method of shielding, type of lens, and depiction of lighting pattern for all site and building lighting | X | |
Lighting photometric grid overlaid on proposed site plan showing light intensity (in footcandles) on site and 10 feet beyond parcel lines1 | X | |
Location of trash receptacle(s) and transformer pad(s) and method of screening | X | |
Location of any outdoor sales or display area | X | X |
G. Information Concerning Utilities, Drainage, and Related Issues | ||
Location of existing and proposed sanitary sewers and septic systems | X | X |
Size of existing and proposed sanitary sewers and septic systems | X | |
Location of existing and proposed water mains, well sites, water service, and fire hydrants | X | X |
Size of existing and proposed water mains, well sites, water service, and fire hydrants | X | |
Site grading, drainage patterns, and other stormwater management measures | X | X |
Stormwater drainage and retention/detention calculations | X | X |
Stormwater retention and detention ponds, including grading, side slopes, depth, high-water elevation, volume, and outfalls | X | |
Location of storm sewers and drains | X | X |
Size of storm sewers and drains | X | |
Location of above- and below-ground gas, electric, and telephone lines, existing and proposed | X | X |
Location of transformers and utility boxes | X | |
Assessments of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if applicable | X | |
H. Additional Information Required for Multiple-Family Residential Development | ||
The number and location of each type of residential unit (one-bedroom units, two-bedroom units, etc.) | X | X |
Density calculations by type of residential unit (dwelling units per acre) | X | X |
Garage and/or carport locations and details, if proposed | X | |
Mailbox clusters | X | |
Location, dimensions, floor plans, and elevations of common building(s) (e.g., recreation, laundry, etc.), if applicable | X | |
Swimming pool fencing detail, including height and type of fence, if applicable | X | |
Location and size of recreation and open space areas | X | |
Indication of type of recreation facilities proposed for recreation area | X | |
I. Additional Study (as required by the Zoning Administrator) | ||
Traffic study | As required by Zoning Administrator | |
Environmental assessment | As required by Zoning Administrator | |
Noise | As required by Zoning Administrator | |
Additional study as required by Zoning Administrator | As required by Zoning Administrator | |
NOTES: | |
If any of the items listed above are not applicable, a list of each item considered not applicable and the reason(s) why each listed item is not considered applicable should be provided on the site plan. | |
1 | The lighting photometric grid requirement may be waived by the Zoning Administrator for sites with parking lots of 20 spaces or fewer or for sites that are not adjacent to residentially zoned property. |
§ 40-9.08 Standards for site plan review.
A.
Compliance with all regulations. In reviewing the site plan, the Township Planning Commission shall find that the Township Zoning Administrator has determined that the proposed plan complies with all applicable regulations of this chapter.
B.
Standards. Further, in consideration of each site plan the Township Planning Commission shall endeavor to assure the following:
(1)
The proposed use will not be injurious to the general health, safety, welfare, and character of the Township and surrounding neighborhood.
(2)
The proposed development is consistent with the Township Master Plan.
(3)
There is a proper relationship between public thoroughfares and proposed service drives, driveways, and parking areas.
(4)
The proposed development provides for proper development of roads, easements, and public utilities.
(5)
Building placement and orientation provides a strong visual and functional relationship with its site, adjacent sites, and nearby thoroughfares. Such placement and orientation is consistent within sites and to adjacent sites to provide distinct building groups which exhibit similar orientation, scale, and proportion.
(6)
Site access and circulation shall be designed to ensure the safe and convenient movement of vehicles, bicycles, pedestrians, and transit, where applicable. Where possible, separation of pedestrian and vehicular traffic shall be provided to avoid conflicts and unsafe conditions.
(7)
Internal circulation shall be arranged to provide a practical means of emergency personnel and vehicle access to all sides of a building.
(8)
Site planning and design of specific improvements will accomplish the preservation and protection of existing natural resources and features, such as lakes, ponds, streams, wetlands, floodplains, steep slopes, groundwater, trees, and wooded areas, including understory trees.
(9)
The proposed development will utilize the natural topography to the maximum extent possible, minimizing the amount of cutting, filling, and grading required, and preventing soil erosion or sedimentation.
(10)
The design of storm sewers, stormwater facilities, roads, parking lots, driveways, water mains, sanitary sewers, and other site improvements meets the design and construction standards of the Township and other appropriate agencies.
(11)
A stormwater management system and facility will preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible, and will not substantially reduce or increase the natural retention or storage capacity of any wetland, water body, or watercourse, or cause alterations which could increase flooding or water pollution on- or off-site. The Washtenaw County Water Resource Commissioner Standards shall be used for the review and approval of all stormwater management systems.
(12)
Wastewater treatment systems, including on-site septic systems, shall be located to minimize any potential degradation of surface water or groundwater quality, and be designed in accordance with applicable Township, county, and/or state standards.
(13)
Sites which include storage of hazardous waste, fuels, salt, or chemicals will be designed to prevent spills and discharges of pollution materials to the surface or the air, or to the ground, groundwater, or nearby water bodies, with a specific plan to achieve such objectives being incorporated as part of the site plan.
(14)
Landscaping, including grass, trees, shrubs, and other vegetation, is provided to maintain and improve the aesthetic quality of the site and area.
(15)
The site plan complies with all Township ordinances and any other applicable laws.
§ 40-9.09 Engineering plan approval.
Upon certification of the approved final site plan by the Township Director of Utilities and Municipal Services or Township Zoning Administrator, the applicant may apply for engineering plan approval, which may include, but is not limited to, soil erosion control permits, utility permits, and all other required county and state permits.
§ 40-9.10 Site plan completion guarantee.
Prior to the issuance of any building permit for any building, and prior to signing of the final plat by the Township Clerk in a platted subdivision, or prior to the issuance of any building permit for any building in a site condominium project, or prior to issuance of a certificate of occupancy for any other development which requires site plan review under this chapter, the applicant for same shall provide to the Township the completion guarantee, as set forth in § 40-3.09.
§ 40-9.11 Certification of compliance.
A.
Zoning compliance permit. A zoning compliance permit, as set forth in § 40-3.04, shall be required prior to issuance of a certificate of occupancy or building permit.
B.
Requirements. When the appropriate permits are issued, the applicant may begin site work. In any development where individual lots do not front on an existing improved public or private street, no building construction permit(s) shall be issued until the Township Zoning Administrator certifies the following minimum standards are met. Each phase of an approved project shall meet these requirements.
(1)
All interior public and private streets, including curb and gutter, where applicable, shall be complete through the base course of pavement. Modifications to the requirement may be permitted by the Township Board based upon a recommendation by the Township Engineer when paving may not be possible due to weather.
(2)
All site mass grading and balancing shall be complete and certified by the developer's engineer and approved by the Township Engineer to be in compliance with the approved site plan.
(3)
All facilities for the detention and/or retention of stormwater shall be substantially complete in a state which is ready to be energized and placed on line.
(4)
The installation of all franchised utilities shall be substantially complete, ready to be energized and placed on line.
(5)
All underground water mains, sanitary and storm sewers shall have passed their certified acceptance tests. The water and wastewater system shall be certified as operational by the Township Utilities and Municipal Services Department.
(6)
Each individual lot or building site shall have a sign clearly showing the lot number and address of the lot or building site. Temporary street name signs with contrasting letters at least six inches high shall be erected at every intersection. All required traffic control signs shall be installed.
(7)
In single-family residential developments, the applicant may apply for permission to erect a temporary sales trailer and/or construct up to three model homes prior to completion of the above requirements. No occupancy of said models shall be permitted until the above conditions are met. Permits for models may be issued subject to the following conditions:
(a)
The lots must be contiguous to each other, and one lot must abut an existing public or private street. The first model shall be located on the lot abutting the street, and subsequent models shall abut a lot for which a permit has previously been issued under this section.
(b)
If the remaining two lots do not abut an existing public or private street, they must be served by an access road of sufficient width and structure to accommodate fire apparatus. Such access road shall be within 50 feet of each structure.
(c)
The Fire Department shall approve the access and determine that a sufficient water supply exists to permit firefighting and rescue operations.
§ 40-9.12 Amendment, revision of site plan.
A final site plan for which the Township Building Inspector has not issued a building permit, or the work authorized under an issued building permit has not been completed may be amended by the Township Planning Commission. Such amendment shall be made upon application and in accordance with the procedure provided under § 40-9.03 of this chapter. Any fees paid in connection with such application may be waived or refunded at the discretion of the Township Planning Commission.
§ 40-9.13 Extension, revocation, and abandonment of site plan approval.
A.
Extension. Final site plan approval is valid for a period of two years from the date of final action by the Township Planning Commission within which time all necessary building or construction permits shall be secured and substantial construction completed. No single extension shall be granted for a period of more than one year, and multiple extensions are allowed. All requests for extensions shall be made in writing and include a statement of why the extension is necessary, and confirmation of the ability to complete construction in conformity with the final site plan as approved.
B.
Revocation. The Township Planning Commission may, upon hearing, revoke approval of a site plan if the Commission determines that any information on the approved site plan is in error. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Township Planning Commission, shall cease. The Township Planning Commission may direct the Township Zoning Administrator to issue a stop-work order to enforce its determination. Upon revocation, the Township Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Township Planning Commission.
C.
Abandonment.
(1)
Abandonment of preliminary site plan. An approved preliminary site plan for which a final site plan has not been submitted as required under § 40-9.04 within one year from the date of preliminary site plan approval shall be considered abandoned.
(2)
Abandonment of final site plan. An approved final site plan, upon which construction does not commence and an extension of approval has not been requested within a two-year period from the date of a final site plan approval, shall be considered abandoned.
§ 40-9.14 Development agreements.
The Township Planning Commission may, as a condition of final site plan approval, require the proprietor and/or developer to enter into a development agreement with the Township. Such agreement shall set forth and define the responsibilities of the proprietor and the Township, as set forth in § 40-3.10.