Site plan review provides the village with an opportunity to review the proposed use of a site in relation to all applicable provisions of this chapter and the master plan. Site plan review also provides the village with an opportunity to review the relationship of the plan to surrounding uses, accessibility, pedestrian and vehicular circulation, offstreet parking, public utilities, drainage, natural features, screening, and other relevant factors which may have an impact on the public health, safety and general welfare.

(Ord. No. 482, § 5.00, 7-17-2000)

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

1. Vehicular access and circulation. 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 circulation. 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. When 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. 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 or service areas.
   3. The impediments to the access of emergency vehicles.
3. Relationship to natural features. All buildings, driveways, parking lots and site improvements shall be designed to be compatible with the physical characteristics of the site, including but not limited to woodlands, wetlands, slopes, floodplains and soil suitability. The proposed development shall not needlessly have an adverse impact on the natural environment of the site or the surrounding area.
4. Infrastructure. The planning commission shall consider the village engineer's evaluation of the adequacy of public or private utilities proposed to serve the site, including water, sanitary sewers and stormwater retention.

(Ord. No. 482, § 5.01, 7-17-2000)

1. 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 or structural alteration of a building, other than one-family homes, one two-family structure, or accessory structures to these uses.
   2. For the construction, use or establishment of new or additional parking of ten spaces or more or of a storage area.
   3. For all special land uses.
   4. For site condominium subdivisions.
   5. For any substantial change in use or class of use, when referred by the village clerk.
   6. The erection of or addition to any major utility service facilities, including towers, substations, pump stations and similar facilities.
2. A required site plan shall include the entire site under the control or ownership of the applicant with all areas proposed for improvement shown. Unplanned areas of the site also shall be shown. All site plans submitted for consideration shall include the following information:
   1. General site data as follows:
      1. At least one copy of the site plan shall carry the seal and signature of the registered architect, landscape architect, community planner, land surveyor or professional engineer who prepared it. The site plan shall consist of one or more sheets necessary to adequately provide the required data.
      2. The dimensions of all improvements and yards shall be labeled and dimensioned in a manner that clearly indicates the plan's compliance with the applicable standards and requirements of this chapter.
      3. North point. The scale should customarily be provided at one inch equals 20 feet or one inch equals 30 feet. For large scale development, one inch equals 50 feet or one inch equals 100 feet may be acceptable, provided all important typical areas and requirements of this chapter 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. A legible location map, at a scale of four inches equals one mile, showing major roads, nearby cross streets and property lines, where necessary.
      7. Zoning of the 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 if any such structure or improvement is to be removed.
      10. Location of proposed structures and improvements.
      11. Yards and setbacks and critical dimensions between buildings and other site improvements.
      12. Existing improvements (buildings, parking, driveways, sidewalks, signs, fences, walks, etc.) within 50 feet of all property lines.
      13. Topography at two-foot contours, existing and proposed, if determined to be necessary by the village engineer.
      14. Recorded easements and rights-of-way with liber and page numbers.
   2. Building plans showing the following:
      1. All architectural building elevations (front, sides and rear).
      2. Type of surface material and design of all exterior surfaces.
      3. Dimensioned floor plans for principal and accessory buildings.
      4. Decks and/or patios (dimensions, location, height and materials).
   3. Access, parking and circulation as follows:
      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. Parking spaces (location, number and method of calculation per this chapter, dimensions, aisle dimensions, surface material and landscaping island dimensions).
      5. Site circulation pattern. (Direction of pedestrian and vehicular traffic flow if one-way or not obvious from the arrangement.)
      6. Identification of all fire lanes.
      7. Sidewalks, interior walks and their connection.
      8. Carport locations and details, including architectural elevations.
      9. Identification of all loading/unloading spaces.
   4. Environmental features as follows:
      1. Complete landscaping plan, including ground cover and the location, number, type and size of all proposed plantings. Common names of all plantings shall be provided.
      2. Greenbelts, walls and/or berm details. Provide at least one cross section for each type used.
      3. Treatment of all undeveloped areas, such as seeded, sodded, plantings, maintenance or other.
      4. Trash receptacles and method of screening.
      5. Site lighting details (location, height, type, intensity and shielding).
      6. Freestanding sign location.
      7. Location and extent of wetland areas, if known, or floodplains if applicable.
   5. Other information as follows:
      1. Location of all site utilities, including fire hydrants. On-site fire hydrant locations shall be approved by the fire chief and/or village engineer prior to engineering approval.
      2. Site drainage characteristics and improvements.
      3. Park or recreation areas, showing the boundary and size in square feet.
      4. Fences, screen walls or similar structures (location and details).
      5. Statistical data shall be furnished, including the number of dwelling units; the size of dwelling units (i.e., one bedroom, two bedrooms and three bedrooms), if any; and the total net acreage involved. For 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. List of hazardous substances used, stored or generated at the proposed facility and the location of storage, use and disposal areas, if any, for hazardous substances. Evidence of approval by the applicable federal, state or local review agency shall also be provided, including the fire department.
   6. 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 planning commission's minutes, together with the unique circumstances and reasons for such waiver.
      

(Ord. No. 482, § 5.02, 7-17-2000)

1. Submission. The proposed site plan shall be submitted to the village clerk or other designated representative who shall check the submission data and transmit it to the planning commission and village departments or commissions. The applicant may also be required to submit the site plans to other agencies and consultants, as appropriate. The village clerk shall then submit the site plan with the available written comments from the various agencies and departments to the planning commission.
2. Planning commission review. The site plan shall be reviewed by the planning commission with reference to the specific requirements of this chapter. The planning commission shall also review the site plan relative to other planning documents and other applicable ordinances. The planning commission shall require review and comment from the village planner, village engineer and village attorney, where appropriate. Approval of the site plan, as submitted or with additions, corrections, or alterations, by the planning commission shall satisfy the requirements of this chapter for the issuance of a zoning compliance permit. It shall not, however, exempt the petitioner from compliance with other village ordinances. If a site plan is not approved by the planning commission, the reasons shall be stated in writing and a copy of the reasons supplied to the applicant. The approved site plan shall be part of the record of approval, and subsequent actions relating to the activity authorized shall be consistent with the approved site plan unless a change conforming to this chapter receives the mutual agreement of the landowner and the planning commission.
3. 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, 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 prior to the expiration of the approval. If a request is not made before expiration of the 12-month period, a new application and a new approval shall be required before a building permit may be issued.
4. Performance guarantee. The planning commission or village council may require a cash deposit or irrevocable bank letter of credit acceptable to the village, covering the estimated cost of improvements associated with a project for which the site plan approval is sought, be deposited with the village treasurer to ensure 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.
5. Review fees. A site plan fee shall be required to cover any cost for review by the village engineer, village planner, and other professional and village services in accordance with a schedule of fees as determined by resolution of the village council. Any additional cost shall be paid by the applicant prior to the issuance of a building permit.
6. Appeals. An applicant for a site plan approval may appeal the decision or absence of a decision of the planning commission to the board of zoning appeals under division 2 of article II of this chapter.

(Ord. No. 482, § 5.03, 7-17-2000)

1. Intent. The intent of the requirements of this section is to ensure that all site condominium subdivisions are developed in compliance with accepted planning and engineering standards applicable to similar forms of development, as reflected in the village ordinances and requirements.
2. Allowed as permitted use. Condominium subdivisions may be allowed as a permitted use in the applicable zoning district, subject to site plan review by the planning commission.
3. Submission requirements. All site condominium subdivision plans shall be submitted for review, as required by sections 46-531, 46-532, 46-533 and 46-534 and section 66 of the condominium act (MCL 559.166) and shall include the following additional information:
   1. A boundary survey of the site condominium subdivision site.
   2. A plan delineating all natural and manmade features on the site, including but not limited to drains, ponds, lakes, streams, floodplains, wetlands and woodland areas.
   3. The location, size, shape, area and width of all condominium units and common areas and the location of all proposed streets.
   4. 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 the land division act, Public Act No. 288 of 1967 (MCL 560.101 et seq.), at some future date.
4. Review procedures. Pursuant to authority conferred by section 141 of the condominium act (MCL 559.241), all site condominium subdivision plans shall require approval by the planning commission before units may be sold or site improvement initiated. In determining whether to approve a site condominium subdivision plan, the planning commission may consult with the village attorney, planner and engineer regarding the adequacy of the submission as it relates to this chapter, the master plan and other applicable ordinances, and requirements of the condominium act. The review process shall consist of the following two steps:
   1. 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 this chapter. Plans submitted for preliminary review shall include information specified in subsections (c)(1) and (3) of this section pertaining to submission requirements.
   2. 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 subsection (c) of this section. Such plans and information shall be reviewed by the village 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 the plans.
5. District requirements. The development of all site condominium subdivisions shall observe the applicable yard setback and minimum 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.
6. Design standards. All development in a condominium subdivision shall conform to the design and improvement standards of the subdivision requirements in article II of chapter 20 and all applicable requirements of the village engineer. All streets and roads shall be dedicated to the public where necessary to maintain the continuity of the public road system. In those locations where the planning commission determines that public roads are not necessary, private roads may be allowed. All private roads shall conform to the design and construction standards of the village engineer. Approval of the private road shall also be accompanied by a maintenance agreement approved by the village. Street and road connections and/or stubs shall be required, where necessary, to provide continuity to the public road system. In any of the foregoing referenced sections, the term "plat" shall be substituted with the term "condominium subdivision plan," the term "tentative preliminary plat approval" shall be substituted with the term "preliminary plan review," the term "final preliminary plat approval" shall be substituted with the term "final plan review," and the term "proprietor" shall be deemed to refer to the applicant pursuant to this section. Any applications, fees, procedures for review or hearing, as set forth in this chapter and other provisions, shall be fully complied with, except as provided in this section.
7. Utility easements. The condominium subdivision plan shall include all necessary easements granted to any appropriate authority for the purpose of constructing, operating, inspecting, maintaining, repairing, altering, replacing and/or removing pipelines, mains, conduits and other installations of a similar character for the purpose of providing public utilities, including but not limited to the conveyance of sewage, water and stormwater runoff across, through and under the property, subject to the easement.
8. Final acceptance. The village shall also require all the appropriate inspections at the applicant's expense. After construction of the condominium subdivision, an as-built reproducible Mylar of the completed site improvements, excluding dwelling units, is to be submitted to the village council for review by the village engineer. A final certificate of occupancy and any construction bond or letter of credit will not be released to the developer/owner until the as-built Mylar has been reviewed and accepted by the village.

(Ord. No. 482, § 5.04, 7-17-2000)