Site plan review and approval of all development proposals within specific zoning districts is required by the following provisions. The intent of this section is to provide for consultation and cooperation between the developer and the Planning Commission so that both parties might realize maximum utilization of land and minimum adverse effect upon the surrounding land uses. Through the application of the following provisions, the attainment of the Master Plan will be assured and the City will develop in an orderly fashion.

9.1.1.

Site Plan Review Required: A site plan shall be submitted to the Planning Commission for review and approval for the following:

A.

Any uses within the following districts:

R-3 - Multi-Family

PUD - Planned Unit Development

MD - Mixed Use (special uses only)

OS - Office Service

C-1 - Local Commercial

C-2 - General Commercial

M-1 - Light Industrial

M-2 - Heavy Industrial

B.

All special uses in single-family districts such as, but not limited to, churches, schools and public facilities.

C.

All site condominium or condominium projects.

D.

Any use or development for which the submission of a site plan is required by any provisions of this Ordinance.

E.

Any change and/or conversion of use as permitted and regulated by this Ordinance within the same zoning district.

F.

Any addition to an existing principal or accessory building within districts listed in 9.1.1.(A) and subject to the following provisions:

1.

Wherein the proposed addition constitutes an increase of 1,000 square feet or ten (10) percent or more as compared to the existing building or use, whichever is less.

2.

Wherein the proposed addition or expansion would require a variance from the provisions of this Ordinance no matter what size the addition or expansion.

3.

Wherein the proposed addition/albration contributes a change in parking requirements.

9.1.2.

Site Plan Review Criteria: The site plan shall be reviewed and approved by the Planning Commission upon finding that the following conditions are met:

A.

The proposed use will not be injurious to the surrounding neighborhood.

B.

There is a proper relationship between thoroughfares and proposed service drives, driveways, and parking areas.

C.

The location of buildings, outside storage receptacles, parking areas, screen walls, and utility areas is such that the adverse effects of such uses will be minimized for the occupants of that use and the occupants of surrounding areas.

D.

It provides for proper development of roads, easements, and public utilities and protects the general health, safety, welfare, and character of the City.

E.

It meets City requirements and standards for grading and surface drainage and for the design and construction of storm sewers, storm water holding facilities, water mains, sanitary sewers, and driveway approaches.

F.

All buildings or groups of buildings shall be so arranged as to permit emergency vehicle access by some practical means to all sides.

G.

Natural resources are preserved by developing in a manner which will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, and woodlands.

H.

Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals will be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater, or nearby water bodies.

I.

The location of buildings, parking, drives, landscaping, and other improvements on the site is appropriate for the lot size and configuration.

J.

Landscaping, including trees, shrubs, and other vegetative material, is provided to maintain and improve the aesthetic quality of the site and the area.

K.

The proposed use is in compliance with all City ordinances and any other applicable laws.

9.1.3.

Information Required on Site Plan: Plans submitted for site plan approval shall contain all of the following data prior to approval of such plans by the Planning Commission. Final construction plans must be submitted to the Building Department and such construction plans must be reviewed and approved prior to obtaining a Building Permit.

Site plans shall consist of an overall plan for the entire development. Sheet size shall be at least 24" x 36" with plan view drawn to a reasonable scale. Included on the site plan will be all dimensions and the following:

A.

General Information.

1.

Proprietor's name, address, and telephone number.

2.

Date (month, day, year), including revisions.

3.

Title block.

4.

Scale.

5.

Northpoint.

6.

Location map drawn at a scale of 1" = 2,000' with northpoint indicated.

7.

Architect, engineer, surveyor, landscape architect, or planner's seal.

8.

Existing lot lines, building lines, structures, parking areas, etc., on the parcel, and within one hundred (100) feet of the site.

9.

Proposed lot lines, property lines and all structures, parking areas, etc., within the site, and within one hundred (100) feet of the site.

10.

Centerline and existing and proposed right-of-way lines.

11.

Zoning classification of petitioner's parcel and all abutting parcels.

12.

Gross acreage figure.

13.

Proximity to major thoroughfare and/or section corners.

B.

Physical Features.

1.

Proposed locations of access drives, street intersections, driveway locations, sidewalks, signs, curbing, and acceleration, deceleration, and passing lanes.

2.

Location of existing and proposed service facilities above and below ground, including:

a.

Storage, loading, and disposal areas for chemicals, hazardous substances, salt, and fuels.

b.

Water main, hydrants, pump houses, standpipes, and building services and sizes.

c.

Sanitary sewers and pumping stations.

d.

Stormwater control facilities and structures including storm sewers, swales, retention and detention basins, drainageways, and other facilities, including calculations for sizes.

e.

Location of all easements.

3.

All buildings with dimensioned floor plans, setback and yard dimensions, and typical elevation views of proposed structures.

4.

Dimensioned parking spaces and calculations, drives, and method of surfacing.

5.

Exterior lighting locations and illumination patterns.

6.

Location and description of all existing and proposed landscaping, berms, fencing, and walls.

7.

Sidewalks and bike paths.

8.

Trash receptacle pad location and method of screening.

9.

Transformer pad location and method of screening.

10.

Dedicated road or service drive locations.

11.

Entrance details including sign locations and size.

12.

Designation of fire lanes.

13.

Any other pertinent physical features.

C.

Natural Features.

1.

Existing topography with a maximum contour interval of two (2) feet indicated. Topography on the site and beyond the site for a distance of one hundred (100) feet in all directions shall be indicated.

2.

A grading plan showing finished contours at a maximum interval of two (2) feet, correlated with existing contours so as to clearly indicate required cutting, filling, and grading.

3.

Location of existing drainage courses, lakes, ponds, wetlands, rivers and streams, including their water surface elevation, flood plain elevation, and ordinary high water mark.

4.

Location of other natural resource features, including woodlands.

D.

Additional Requirements for Multiple-Family, and PUD Developments.

1.

Density calculations by type of unit by bedroom count.

2.

Designation of units by type of unit in each building.

3.

Carport locations and details where proposed.

4.

Specific amount of recreation space and locations.

5.

Type of recreation facilities to be provided in recreation space.

6.

If proposed, details of community building and fencing of swimming pool.

E.

Additional Requirements for Commercial and Industrial Developments.

1.

Loading/unloading areas.

2.

Gross and useable floor area.

3.

Number of employees in peak usage.

9.1.4.

Application Procedure: An application for Site Plan Review shall be process in the following manner:

A.

All site plans shall be submitted to the Code Enforcement Officer at least twenty-one (21) days prior to the next regularly scheduled meeting of the Planning Commission and must contain the following to be accepted:

1.

A signed and complete application.

2.

Ten (10) copies of the site plan.

3.

All items as required by 9.1.3. shown on the site plan.

4.

Required fees.

B.

Upon acceptance of the site plan, the Code Enforcement Officer shall:

1.

Forward a copy of the site plan and application to the City Planner or Engineer for review.

2.

Place review of the site plan on the next Planning Commission agenda.

3.

Forward a copy of the site plan and application to each Commission member.

9.1.5.

City Review. Upon receipt of a site plan containing all the required information listed in the ordinance, regulating site plan review, the Planning Commission shall review the plan at a subsequent meeting and approve, approve with conditions, deny, or table the site plan with stipulations as to any information that will be required to be provided from the applicant prior to a decision being made at a subsequent meeting, as follows:

A.

Upon determination of the Planning Commission that a site plan is in compliance with the regulations and intent of the Zoning Ordinance and any other required regulations, the plans will be marked "Approved". Upon determination that a site plan is in compliance except with minor revisions, the Planning Commission may grant conditional approval and the plans will be marked "Approved with the following conditions" Revised plans must then be submitted to the City for administrative approval with all revisions clearly delineated on the copies. Four (4) copies of the plan with any conditions listed will be required to be distributed as follows:

1.

One (1) copy forwarded to the City Clerk.

2.

Two (2) copies forwarded to the Code Enforcement Officer.

3.

One (1) copy forwarded to the applicant.

B.

The Planning Commission may table the site plan if it determines that additional information is required. The applicant shall be advised as to what additional information is required before the matter will again be placed before the Planning Commission for further consideration.

C.

If extensive revision to the site plan is necessary to meet the Ordinance and regulation requirements, the site plan shall be denied and the applicant required to submit a new application and site plan, unless otherwise directed by the Commission. In this case, "Denied" shall be written on the plan and reasons for denial indicated.

D.

Upon request, the City may permit the movement of soil on the site, prior to site plan approval provided that a soil erosion permit is issued by the county if required and that a topographical plan is submitted with sufficient detail, including elevations and a time schedule to determine the extent and length of the disruption of the soil. Conditions may be placed on the movement of the soil by the Commission including, but not limited to, time restrictions and restoration of specified vegetation on the site.

E.

In those instances where final approval authority is vested with the City Council, the Planning Commission shall submit a recommendation to the City Council citing the reasons for approval, approval with conditions or denial of the plan.

9.1.6.

Effect of Approval. When an applicant receives final site approval, he must develop the site in complete conformity with the approved site plan and the following requirements:

A.

The site plan approval shall be valid for an initial period of one (1) year, subject to the following conditions:

1.

Should site construction commence within the initial one (1) year period, approval for the project will be extended for a period of one (1) year.

2.

Should a building permit be issued, site plan approval shall continue for a period of one (1) year from the date of issuance of a building permit.

3.

At the end of the extension period from the date of the site construction or issuance of a building permit or upon occupancy or prior to the issuance of a temporary or final Certificate of Occupancy, the applicant shall submit a letter of credit or cash bond in the amount of 110% of the amount of the cost for completion of the site improvements, as determined by the City Engineer based on the approved site plan.

B.

If the site is not under construction at the expiration of the initial approval time, the site plan approval becomes null and void and the developer shall make a new application for approval.

C.

A one year time extension to site plan approval may be granted by the Planning Commission at a regularly scheduled Planning Commission meeting upon request, subject to additional conditions and/or review.

9.1.7.

As-Built Plans. Prior to issuance of a final certificate of occupancy, one set of as-built plans must be submitted to the City of St. Clair by a registered architect of engineer containing the following:

A.

As-built storm system plans shall indicate the offset of storm sewers from the property lines and shall include, but not be limited to, length of sewer, invert elevation, rim elevation, percentage of grade, manhole location, sewer material and joints used. Locations shall be shown on the plans with an accuracy of one (1) foot.

B.

As-built sanitary sewer system plans shall indicate the offset of sanitary sewers from property lines and shall include, but not be limited to, length of sewer, invert elevation, rim elevation, percentage of grade, manhole location, sewer material and joints used. Locations shall be shown on the plans with an accuracy of one (1) foot.

C.

As-built water system plans shall indicate the offset of water mains from property lines and shall locate gate valves, hydrants and all water system appurtenances from the nearest property corner. In addition, all underground appurtenances, such as gate valve wells, meter pits, pressure reducing valve pits, etc., shall be located from the nearest hydrant that is connected to the same water main as the appurtenance. Locations shall be shown on the plans with an accuracy of one (1) foot.

D.

All plans shall list the type, brand name and lengths of pipe, hydrants, gate valves, etc., used.