The purpose of this article is to provide the city with the opportunity to review the proposed use of a site in relation to surrounding uses, accessibility, pedestrian and vehicular circulation, spatial relationships, off-street parking, public utilities, general drainage, environmental characteristics, site vegetation, screening and buffering, developmental characteristics and other site elements which may have an effect upon the public health, safety and general welfare and its relationship and harmony with adopted city ordinance and plans. Site improvements and development shall conform exactly to the approved site plans and supplemental drawings as approved by the city.

   A.   The site plan shall present the proposed use of a site in relation to surrounding uses, accessibility, pedestrian and vehicular circulation, spatial relationships, off-street parking, public utilities, general drainage, environmental characteristics, site vegetation, screening and buffering, developmental characteristics and other site elements which may have an effect upon the public health, safety and general welfare and its relationship and harmony with adopted city ordinances and plans.

   B.   All the development features, including the principal building or buildings and any accessory buildings or uses, open space and any service roads, driveways and parking areas, shall be so located and related as to minimize the possibility of any adverse effects upon adjacent property such as, but not limited to, channeling excessive traffic onto local residential streets, lack of adequate screening or buffering or parking or service areas, the accumulation of litter, production of noise, light, smoke, fumes or the piling of plowed snow. Building groupings and circulation routes of traffic shall be located so as not to interfere with police or fire equipment access. Public streets adjacent or through the proposed development shall be required when it is essential to promoting and protecting public health, safety and general welfare and to provide continuity to the public road system.

   C.   Recreation areas and facilities, such as playgrounds, swimming pools and community buildings, shall be provided to the extent necessary to meet the anticipated needs of the residents of the project it is designed to serve. Provision of separate adult and tot-lot recreation areas adequately landscaped is encouraged. Recreation facilities generally should be provided in a central location and should be convenient to the project community center. In larger development, however, recreation facilities can be decentralized.

   D.   The site plan shall locate proposed buildings, parking areas, driveways, landscaping and other physical improvements of the site in relation to existing on-site natural features and vegetation such as trees, wooded areas and natural groves.

   E.   The Planning Department or Planning Commission may further require landscaping, fences, walls and berms in pursuance of the objectives of this ordinance and such improvements shall be provided and maintained as a condition of the establishment and the continued maintenance of any use to which they are appurtenant.

   F.   In those instances wherein the Planning Department or Planning Commission finds that an excessive number of ingress and/or egress points may occur with relation to major or secondary thoroughfares, thereby diminishing the carrying capacity of the thoroughfare, the Planning Department or Planning Commission may recommend a reduction in the number of access drives. For a narrow frontage which will require a single outlet, the Planning Department or Planning Commission may recommend that money in escrow be placed with the city so as to provide for a marginal service drive equal in length to the frontage of the property involved. Occupancy permits shall not be issued until the marginal service drive is physically provided or monies have been deposited with the city.

   G.   During development, building, renovating or razing operations, the developer shall erect and maintain suitable protective barriers around all trees specified to be maintained so as to prevent damage to said trees and shall not allow storage of equipment, materials, debris or fill to be placed in this area except as may be necessary for no more than 30 days, if no other storage space is elsewhere available. It is suggested that no developed site have less than ten trees per acre.

   H.   The Planning Department or Planning Commission shall review and approve exterior elevations. The exterior of all buildings shall be constructed of aesthetically pleasing brick and/or stone building materials or other similar durable decorative building materials approved by the Planning Department or Planning Commission. At least 50% of the exterior elevation(s) fronting on a public street and 50% of the total area of all other exterior elevations of the building shall be constructed of brick. Approval shall be based on the quality of its design, relationship to surroundings, sensitive integration of form, textures and colors with the particular landscape and setting, including but not limited to the following:

      1.   Commercial buildings, including franchise and chain stores, shall use design elements from the Simplified Traditional architectural style as defined and depicted in Section 31.01. The Planning Department or Planning Commission may modify the application of the design elements in the following situations:

         a.   Where the building is part of a newly proposed comparison shopping center, planned unit development, or planned commercial district development which incorporates an attractive architectural style other than Simplified Traditional which will be required to be used throughout the commercial development pursuant to recorded development restrictions.

         b.   Where the building is part of a development district, corridor, zone, or improvement area established or designated by the city pursuant to Michigan law or the City Code to encourage redevelopment or revitalization of businesses using an attractive architectural style other than Simplified Traditional approved by the city which will be required to be used throughout the development district, corridor, zone, or area.

         c.   Where the area in which the building proposed to be constructed is a commercially thriving area that is developed with attractive, well-maintained buildings containing design elements that are not predominantly those included in the Simplified Traditional architectural style.

         d.   Where the building is part of a commercially thriving, attractive, well-maintained comparison shopping center, regional shopping center, planned unit development, or planned commercial district development which does not incorporate design elements which are part of the Simplified Traditional architectural style.

         e.   Where the Zoning Board of Appeals has granted a variance or other administrative relief from the requirement that commercial buildings must be constructed with the design elements of the Simplified Traditional architectural style.

      2.   Buildings shall avoid long, monotonous, uninterrupted walls or roof planes. Building wall offsets shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall;

      3.   Roof types should be appropriate to the building's architecture. Roof line offsets or other architectural features shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single long roof. Asphalt shingles, standing metal seamed material or other compatible materials shall be required on pitched roofs. Other roof materials may be appropriate on flat roofs that are not visible to the public;

      4.   Buildings with more than one façade facing a public street shall be required to provide similar front façade treatments on each street. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Elevations visible from public view shall not use blank walls or other monotonous façades;

      5.   The brick façade requirements set forth in this paragraph H may be modified by the Planning Department on buildings that are designed with less brick, stone or other durable materials in order to qualify for LEED certification in the design review stage, or when incorporated into a building with an attractive, alternative architectural style that predominantly uses materials or a method of construction other than brick, stone or other durable materials and traditional brick or stone masonry construction but which meet the spirit and intent of this section. Such alternative materials and methods of construction may be approved if the Planning Department finds that the proposed building materials and/or method of construction are aesthetically compatible with other neighboring buildings put to similar use, and are equivalent with respect to quality, strength, effectiveness, fire resistance, durability and safety to that required by this section and the Michigan Building Code.

(Ord. No. 278-P, § 5, 10-3-95; Ord. No. 278-Y, § 40, 5-16-00; Ord. No. 278-FF, § 3, 5-3-05; Ord. No. 278-JJ, § 8, 3-4-08; Ord. No. 278-KK, § 1, 4-15-08; Ord. No. 278-OO, § 13, 8-5-09)

   A.   A site plan shall be submitted and approved whenever a building permit is required for the erection or structural alteration of a building (other than single family dwellings or buildings accessory thereto) or when there is a change in proposed use of the land and/or any of the structures located thereon. In addition, whenever a parking or storage area is to be used or constructed, a site plan shall be required and approved in the same manner before construction may begin, or if no construction is to be undertaken, used for such purpose. A required site plan shall consist of the following and shall include the entire site proposed for improvement under the particular ownership with no unplanned areas on the particular site.

      1.   The site plan shall be prepared by and carry the seal of the registered architect, landscape architect, professional community planner, land surveyor or professional engineer who prepared it and shall consist of the site plan review application and one or more sheets necessary to provide the required data.

      2.   The site plan shall contain the legal description, proposed address and zoning of the particular site which is proposed for structural alterations, development or whatever may be the required purpose.

      3.   The site plan shall include the locations of the existing and proposed structures and improvements, including yards, drives, screening areas, walls, parking areas, hard-surfaced areas, signs, utilities, park areas and dimensions of all such items and areas, including the site so that the requirements of the zoning ordinance as to such items will be apparent. The site plan shall show the locations and dimensions of individual sites for proposed structures, including parking sites for mobile homes and other vehicles.

      4.   The site plan shall be drawn to a minimum scale of one inch equals 50 feet and shall contain scale, north point and size in acres. A general location map at a scale of four inches equals one mile giving site location is also required on the site plan. The site plan shall show the proposed and existing right-of-way of county and state highways which adjoin the site, together with the proposed zoning, existing buildings or improvements on all land adjacent to the site within 200 feet shall be shown. Front, side and rear elevations and typical floor plan(s) or proposed buildings and dimensions shall accompany the site plan for determination of compliance with the requirements of this ordinance.

      5.   Existing and proposed topography, drawn to at least two-foot contour intervals, shall be shown on the site plan. Benchmarks for the elevations shown on the drawing shall be properly indicated. Indication of where trees and shrubs exist, or where such vegetation will be planted prior to occupancy, shall be shown. All groups of trees and shrubs shall be labeled as to size and whether existing or proposed. Whenever a group of trees of three-inch caliper or greater is to be removed as part of the planned improvements their location shall be shown on the site plan in dotted outline and noted "to be removed."

      6.   Statistical data shall be furnished, including number of dwelling units, size of dwelling units (i.e. one bedroom, two bedroom and three bedroom), if any, and the total gross acreage involved. In the case of mobile home parks, the size and location of each mobile home site shall be shown. In cases where any exterior 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.   In addition to the above requirements, all site plans shall contain the following information, if applicable:

         a.   Gross and net acreage figures;

         b.   Designation of units by type of buildings;

         c.   Interior sidewalks and sidewalks within rights-of-way;

         d.   Typical floor plans;

         e.   Building elevations (front, side and rear views);

         f.   Hydrant locations;

         g.   Exterior lighting locations, intensity, type and method of shielding;

         h.   Trash receptacle location and method of screening;

         i.   Transformer pad location and method of screening;

         j.   Front, side and rear yard dimensions;

         k.   Building length dimensions;

         l.   Parking spaces, including handicapped parking requirements;

         m.   Greenbelt, obscuring wall or berm locations and cross-sections, where appropriate;

         n.   Landscape plan;

         o.   Dedicated road or service drive lengths;

         p.   For residential uses (multiple family, mobile home parks and cluster developments), indicate the following additional information:

            (1)   Density calculations;

            (2)   Carport locations and details;

            (3)   Community building details and method of fencing and swimming pool, if applicable, and phasing of improvements;

         q.   In the case of nonresidential uses (i.e. commercial, industrial, special land use, floodplain and office development), the following additional information shall be required:

            (1)   Loading and unloading area;

            (2)   Total and usable floor area;

            (3)   Designation of fire lanes;

            (4)   Where large shipment or machinery is to be installed as part of the development, the location, type, horsepower, fuel, dimension and other data of all such equipment and/or machinery shall be indicated;

         r.   Location of storage, use and disposal areas, if any, for hazardous substances;

         s.   List of hazardous substances used, stored or generated at the proposed facility, in accordance with the procedures approved by the City of Sterling Heights;

         t.   Existing easements.

      8.   Separate drawings of the proposed sign(s) to be erected on the site may be submitted at the time of site plan review or at a later date. However, the location of all signs shall be shown on the site plan. Sign permits shall be required.

   B.   The Planning Commission shall be responsible for the preliminary site plan review and approval for all multiple family projects, all industrial, commercial and office developments when such property abuts any one family residential district, and all CRPUD Option projects unless the proposed project or development has been previously reviewed and approved by the Planning Commission as a special approval land use. However, the Office of Planning shall be responsible for the preliminary site plan review and approval for the addition of a carport solar energy system to any existing development.

      1.   The Planning Commission shall not grant preliminary site plan approval, unless the following requirements have been satisfied:

         a.   All requirements of the zoning ordinance and any other applicable city ordinances, standards, specifications and regulations shall have been met;

         b.   The location and design of driveways providing vehicular ingress to and egress from the site are found to promote safety and convenience of both vehicular and pedestrian traffic both within the site and to access streets;

         c.   The traffic circulation within the site and the location of automobile parking areas are designed to avoid common traffic problems and promote public safety;

         d.   A harmonious relationship exists between the development on the site and the existing and prospective development of contiguous land and adjacent neighborhoods;

         e.   The proposed development does not have any unreasonably detrimental, nor an injurious effect upon the natural characteristics and features of the parcel being developed and the larger area of which the parcel is a part;

      2.   The Planning Commission may require the applicant to provide such additional information as it deems necessary to determine whether these requirements are satisfied.

      3.   An application for approval of a site plan shall not be processed or placed on an agenda for a public hearing, if a public hearing is required for approval under the Zoning Ordinance, if the site and/or building which is the subject of the application is subject to any outstanding, unresolved Property Maintenance Code violation. Any outstanding Property Maintenance Code violation must be first resolved by correcting the violation or by having the applicant/property owner sign a written code compliance agreement with the City setting forth a written commitment by the applicant/property owner to bring the site and/or building into full compliance with all provisions of the Property Maintenance Code within a specific time period acceptable to the City Development Director.

(Ord. No. 278-P, § 6, 10-3-95; Ord. No. 278-U, § 13, 1-6-98; Ord. No. 278-FF § 3, 5-3-05; Ord. No. 278- RR, § 2, 10-18-11; Ord. No. 278-SS, § 5, 7-17-12; Ord. No. 278-OOO, § 1, 9-2-25)

   A.   An applicant may request (but shall not be required to obtain) a pre-preliminary review of the site plan. Applicants are encouraged to obtain such review to be apprized of any significant problem areas and specific revisions or actions necessary to bring the site plan into general compliance. Four copies of the proposed pre-preliminary site plan shall be submitted to the Planning Department.

   B.   If preliminary site plan review and approval by the Planning Commission is required by this ordinance, then the applicant shall submit 12 copies along with 12 copies of the application for site plan approval and the appropriate review fee. The site plan shall be presented to the Planning Commission for their review and approval. Once the Planning Commission grants preliminary site plan approval, the applicant shall proceed with the site plan review procedures set forth in paragraph C of this section.

   C.   If the preliminary site plan review and approval by the Planning Commission is not required by this ordinance, the applicant shall submit to the Planning Department 16 copies of the proposed plan, together with two copies of the application for site plan review along with the appropriate fees. The Planning Department shall review the site plans to determine compliance with the ordinances. The Planning Department shall distribute copies to the Assessing, Building, Fire, Police, Public Works and Engineering Departments and the zoning division of the Building Department.

   D.   Preliminary site plan approval by the Planning Commission under paragraph B or by the Planning Department under paragraph C shall be effective for a period of one year. If final site plan approval is not obtained within that period of time, preliminary site plan approval shall lapse. However, the Planning Department may grant one six month extension if good cause for the delay is demonstrated.

   E.   After preliminary site plan approval has been granted by either the Planning Commission or the Planning Department, the Engineering Department shall determine whether or not all current engineering standards have been met. The Engineering Department shall also forward the site plan to all agencies having jurisdiction over requirements relating to the proposed development for their review.

   F.   Upon determination that the Engineering Department standards have been met, along with the requirements of the Assessing, Building, Fire, Police and Public Works Departments and the Zoning Division, the site plan shall be returned to the Planning Department for final site plan review and approval.

   G.   No final site plan approval shall be granted until all of the requirements of the Zoning Ordinance, engineering standards, other applicable ordinances, and state and federal statutes have been satisfied.

   H.   Final site plan approval is effective for a period of one year. If a building permit is not secured within that period of time or if construction is not commenced within six months after the issuance of the building permit, the site plan approval shall lapse. If a building permit is not required, then a zoning compliance certificate for the land use which has been given site plan approval must be issued within that one year period of time or the site plan approval shall lapse.

   I.   No building permit shall be issued until final site plan approval is obtained.

   J.   Any proposed change, determined by the Planning Department to be a material change to that site plan following final site plan approval, must be resubmitted by the applicant for review and approval by the various city departments. Any changes made to an approved site plan by the Planning Commission involving alterations, modifications, improvements and additions to existing structures or developments shall not require Planning Commission review and approval unless, as determined by the Planning Department, such change significantly impacts any of the factors considered by the Planning Commission in approving the site plan.

(Ord. No. 278-P, § 7, 10-3-95; Ord. No. 278-NN, § 20, 1-6-09)

   The City Council may establish, by resolution, a schedule of fees for site plan review which may be amended as deemed necessary by the Council and which must be paid at the time the application for site plan approval is filed.