Silver Creek Township
City Zoning Code
City Zoning Code
SITE PLAN
REVIEW
§ 155.095 PURPOSE.
The intent of this subchapter is to provide for consultation and cooperation between the applicant and the Township Planning Commission in order that the objectives of the applicant may be accomplished in the utilization of the land which is the subject of the site plan within the regulations of this chapter and with minimum adverse effect on the use of adjacent streets and highways, and on existing and future uses and environment in the immediate area and vicinity.
(Ord. passed 7-30-2015)
§ 155.096 SITE PLANS REVIEWED.
(A) The Zoning Administrator shall not issue a zoning compliance permit for any principal use until a site plan has been reviewed and approved by the Planning Commission under the following circumstances:
(1) Site condominiums;
(2) Special land uses in any district; and
(3) Expansions, alterations, and additions to permitted uses and special land uses allowed by this chapter, unless otherwise accepted in division (A) above.
(B) As otherwise might be required in this chapter.
(C) All plans not reviewed by the Planning Commission shall be approved by the Zoning Administrator, who shall ensure that the site plan is in conformance with this chapter.
(D) Review of a site plan for open space developments, planned unit developments, and private roads is also required in accordance with the procedures noted in this chapter.
(Ord. passed 7-30-2015)
§ 155.097 APPLICATION PROCEDURES.
(A) An application for site plan review, plus either a preliminary or final site plan (nine copies), shall be submitted at least 15 days prior to the next Planning Commission meeting through the Zoning Administrator who will review the application and plans for completeness, then transmit them to the Planning Commission.
(B) An application for site plan review shall consist of the following:
(1) Nine copies of the preliminary or final site plan;
(2) A completed application form, as provided by the township;
(3) Payment of a fee in accordance with a fee schedule, as determined by the Township Board from time to time;
(4) A legal description of the entire property which is the subject of the site plan review; and
(5) Other materials as may be required by the Planning Commission.
(Ord. passed 7-30-2015)
§ 155.098 PRELIMINARY SITE PLAN REVIEW.
(A) A preliminary site plan (nine copies) may be submitted for review by the Planning Commission prior to final site plan submittal. The purpose of such procedure is to allow discussion between the applicant and the Planning Commission, to better inform the applicant of the acceptability of the proposed plans prior to incurring extensive engineering and other costs which might be necessary for final site plan approval.
(B) Preliminary site plans shall include the following, unless deemed unnecessary by the Zoning Administrator:
(1) Small scale sketch of properties, streets, and use of land within one-half mile of the area;
(2) A site plan at a scale of not more than one inch equals 100 feet showing all existing or proposed arrangement of:
(a) Existing adjacent streets and proposed streets;
(b) Lots;
(c) Parking lots and access points;
(d) Proposed buffer strips or screening;
(e) Natural characteristics including, but not limited to, open space, stands of trees, brooks, ponds, floodplains, hills, and similar natural assets both on the subject property and within 100 feet of the property lines;
(f) Location of any signs not attached to the building;
(g) Existing and proposed buildings; and
(h) General topographical features including contour intervals no greater than ten feet.
(3) A narrative describing:
(a) The overall objectives of the proposed development;
(b) Number of acres allocated to each proposed use and gross area in building, structures, parking, public and/or private streets and drives, and open space;
(c) Dwelling unit densities by type, if applicable;
(d) Proposed method of providing sewer and water service, as well as other public and private utilities; and
(e) Proposed method of providing storm drainage.
(C) The Planning Commission shall review the preliminary site plan and make such recommendations to the applicant that will likely cause the plan to be in conformance with the review standards required by § 155.100
(Ord. passed 7-30-2015)
§ 155.099 FINAL SITE PLAN REVIEW.
(A) The Planning Commission shall approve, deny, or approve with conditions the final site plan based on the purposes, objectives, and requirements of this chapter and specifically the considerations listed in § 155.100.
(B) The site plan shall include the following information, unless deemed unnecessary by the Zoning Administrator, for Planning Commission review:
(1) Legal description of the property;
(2) Small scale sketch of properties, streets, and use of land within one-half mile of the area;
(3) A narrative describing the items indicated in § 155.098(B)(3); and
(4) Nine copies of a site plan at a scale not to exceed one inch equals 100 feet. The following items shall be shown on the plan:
(a) Date of preparation/revision;
(b) Name and address of the preparer;
(c) The topography of the site at a minimum of five foot intervals and its relationship to adjoining land;
(d) Existing human-made features;
(e) Dimensions of setbacks, locations, heights, and size of buildings and structures;
(f) Street rights-of-way, indicating proposed access routes, internal circulations, and relationship to existing rights-of-way. All driveways or access points within 100 feet of the property lines of the subject property shall also be shown;
(g) Proposed grading;
(h) Natural characteristics including, but not limited to, open space, stands of trees, brooks, ponds, floodplains, hills, and similar natural assets both on the subject property and within 100 feet of the property lines;
(i) Location and type of drainage, sanitary sewers, storm sewers, and other utilities;
(j) Location and type of fences, landscaping, buffer strips, and screening;
(k) Location and type of signs and on-site lighting;
(l) Proposed parking areas and drives. Parking areas shall be designated by lines showing individual spaces and shall conform with the provisions of §§ 155.117 and 155.118;
(m) Easements, if any; and
(n) Dimensions and number of proposed lots.
(C) The Planning Commission, prior to granting approval of a site plan, may request from the applicant any additional graphics or written materials, prepared by a qualified person or person(s) to assist in determining the appropriateness of the site plan. Such material may include, but need not be limited to, aerial photography, photographs; traffic impacts; impact on significant natural features and drainage; soil tests; and other pertinent information.
(Ord. passed 7-30-2015)
§ 155.100 SITE PLAN REVIEW STANDARDS.
The Planning Commission shall review the preliminary and final site plans and approve, approve with conditions, or deny the site plan based on the purposes, objectives, and requirements of this chapter, and specifically, the following considerations when applicable:
(A) The uses proposed will not harm the public health, safety, or welfare. All elements of the site plan shall be designed to take into account the site’s topography, the size and type of plot, the character of adjoining property and the type and size of buildings. 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 chapter;
(B) Safe, convenient, uncongested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets, and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points;
(C) The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned streets in the area;
(D) The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this chapter. The Planning Commission may require that landscaping, buffers, and/or greenbelts be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property;
(E) Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or nearby bodies of water. Provisions shall be made to accommodate stormwater, prevent erosion and the formation of dust. The use of detention/retention ponds may be required. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water;
(F) All buildings or groups of buildings shall be arranged so as to permit necessary emergency vehicle access as required by the Fire Department and Sheriff’s Department;
(G) All off-street parking, loading and unloading areas, and outside storage areas, including refuse storage stations, shall be screened from the view of the street and/or adjacent properties;
(H) Exterior lighting shall be arranged so that it is deflected away from adjacent properties and so that it does not impede the vision of traffic along adjacent streets. Flashing or intermittent lights shall not be permitted; and
(I) The general purposes and spirit of this chapter and the Master Plan of the township.
(Ord. passed 7-30-2015)
§ 155.101 APPROVED SITE PLANS.
(A) Upon approval of the preliminary or final site plan, the Chairperson or Secretary of the Planning Commission shall sign and date three copies thereof. One signed copy shall be made a part of the Commission’s files; one shall be forwarded to the Building Inspector for issuance of a building permit; and one copy shall be returned to the applicant.
(B) Time limits on site plans.
(1) Each development shall be substantially under construction within one year after the date of approval of the final site plan by the Planning Commission.
(2) The Planning Commission may grant one six-month extension, provided the applicant applies in writing for the extension prior to the date of the expiration of the final site plan.
(3) The extension shall be approved if the applicant presents reasonable evidence to the effect that the development has encountered unforeseen difficulties beyond the control of the applicant, but is then ready to proceed.
(4) Should neither of the aforementioned provisions be fulfilled or a six-month extension has expired without construction underway, the final site plan approval shall be null and void.
(C) Amendments to an approved site plan may occur only under the following circumstances.
(1) The holder of a valid site plan shall notify the Zoning Administrator of any proposed amendment to such approved site plan.
(2) Minor changes may be approved by the Zoning Administrator upon certification in writing to the Planning Commission that the proposed revision does not alter the basic design nor any specified conditions of the plan as agreed upon by the Planning Commission. In considering this determination, the Zoning Administrator shall permit the following to be a minor change:
(a) Reduction of the size of any building and/or sign;
(b) Movement of buildings and/or signs by no more than ten feet;
(c) Plantings approved in the site plan landscape plan may be replaced by similar types of landscaping on a one-to-one or greater basis;
(d) Changes of building materials to a higher quality, as determined by the Zoning Administrator;
(e) Changes in floor plans which do not alter the character of the use;
(f) Internal rearrangement of a parking lot which does not affect the number of parking spaces or alter access locations or design; and/or
(g) Changes required or requested by the township for safety reasons shall be considered a minor change.
(3) Should the Zoning Administrator determine that the requested modification to the approved site plan is not minor, resubmission to the Planning Commission for an amendment shall be required and conducted in the same manner as an original application.
(Ord. passed 7-30-2015)