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Wixom City Zoning Code

CHAPTER 18

17 - SITE PLAN REVIEW REQUIREMENTS AND PROCEDURES

Sections:


18.17.010 - Intent.

A.

It is the intent of this chapter to require site plan review and approval prior to issuance of a building permit for certain buildings, structures and uses to ensure that the arrangement, location, design and materials within a site are consistent with the character of the city and the goals and design guidelines in the city of Wixom master plan. In particular, the standards herein are intended to minimize negative impacts on natural resources, utility systems, public service delivery, traffic operations, adjacent neighborhood or district character and the character of future development.

B.

It is further the intent of this chapter to bring existing sites that do not conform with current standards of this title into greater conformity when uses change or an exterior renovation or expansion is proposed.

(Ord. 08-05 § 1 (part), 2008)

18.17.020 - Uses requiring site plan review.

Construction and uses that require site plan, sketch plan or permit approval are listed in Table 17.02. Uses requiring site plan or sketch plan approval shall also be required to obtain a building permit, where required by the building code. A building permit shall not be issued until a site plan is approved in accordance with the procedures and standards set forth herein and all necessary review, inspection and permit fees have been fully paid. Certain construction shall also require review as specified by the city's engineering standards.

Table 17.02

Uses Requiring Site Plan Review

PC — Planning Commission Site Plan Approval Sketch Plan Approval Building Permit Only
CC — City Council
BO — Building Official
New Construction
Construction of any building or structure in any zoning district for a nonresidential use PC
Construction of any building or structure containing 3 or more dwelling units in any zoning district PC
Utilities and essential public service buildings or structures PC
Erection of a wireless communication tower PC/CC
Collocation of a wireless communication facility BO
Establishment of a new special land use (see Chapter 18.18) PC
Planned unit development (see Chapter 18.11) PC/CC
Establishment of a condominium PC/CC
Home occupations BO
Construction, reconstruction, erection and/or expansion of a one-family or two-family dwelling on a single lot or parcel BO
Expansion/Modification to Existing Building
A cumulative expansion of more than 1,000 square feet to the building, structure or use subject to site plan review PC
A cumulative expansion of no more than 1,000 square feet to the building, structure or use subject to site plan review BO
Construction solely on the building interior that does not increase usable floor area BO
Upgrades to building facade to meet architectural standards of Section 18.14.010 BO
Expansion of an existing special land use (see Chapter 18.18) Section 18.18.070
Modifications to nonconforming buildings, structures and uses Chapter 18.20 Nonconforming
Upgrades to improve barrier-free design or compliance with Americans with Disabilities Act or other federal, state or county regulations BO
Change in Use
Any change of use in land or building to a more intensive use, as determined by the building official, that may involve substantial change in such features as parking, traffic flow, hours of operation, public services, or effluent discharge, that may entail substantial alteration of an important physical aspect of the site PC
Change in use to a special land use (see Chapter 18.18) PC
Reuse of an existing building where no building expansion is proposed only if the building official determines the new use is similar or less intense than the past use in terms of parking, traffic generation, drainage, utility needs, noise, aesthetics and other external impacts BO
Residential care facilities (family homes; 6 or fewer residents) BO
Residential care facilities (group homes; 7 to 20 residents) PC
Residential care facilities (congregate care for more than 20 residents including day care and housing for the elderly) PC
Accessory Structures, Uses and Site Improvements
Nonresidential accessory structures 1,000 square feet or more PC
Nonresidential accessory structures less than 1,000 square feet BO
Construction of a new parking lot BO
Paving or expansion to an existing parking lot BO
Construction or erection of signs, retaining walls, fences, screen walls, waste receptacles, sidewalks, antennas, lights, poles, cooling/heating or other mechanical equipment BO
Development entranceways BO
Permitted accessory buildings and structures which are accessory to a one-family or two-family dwelling in any zoning district BO
Temporary uses, building and structures ZBA
Grading, excavation, filling, soil removal, creation of ponds, clearing of trees (areas less than 100 square feet) BO
Grading, excavation, filling, soil removal, creation of ponds, clearing of trees (areas greater than 100 square feet) BO
Keeping of animals BO

 

(Ord. 08-05 § 1 (part), 2008)

18.17.030 - Site plan review procedures.

A.

Site Plan Review. When a site plan review is required in accordance with Section 18.17.020, an application shall be submitted to the building department, in accordance with the submittal schedule as provided by the building official. Upon submittal of the site plan, city staff will conduct a preliminary review for completeness and technical compliance of the application and compliance with zoning ordinance standards. The applicant shall have the opportunity to revise the site plan prior to review by the planning commission.

B.

Site Plan Application. The application shall include:

1.

A completed application form, available at the building department;

2.

Thirteen copies of the site plan;

3.

An application fee;

4.

Proof of ownership or evidence of a contractual ability to acquire the subject property;

5.

Information contained in Table 17.03.

Table 17.03

Site Plan Submittal Requirements

Site Plan Descriptive and Identification Data
Site plans shall consist of an overall plan for the entire development, drawn to an engineer's scale of not less than 1 inch = 50 feet for property less than 3 acres, or one inch = 100 feet for property 3 acres or more in size
Sheet size shall be 24 x 36 inches
Name of development
Location map drawn to a separate scale with north-point, showing surrounding land uses, water features and streets within a quarter mile
"Not to be Used as Construction Drawings" must be noted on the site plan
Legal and common description of property
Net acreage (minus rights-of-way) and total acreage
Property lines and dimensions
Aerial photograph showing the site and all areas within 150 feet of the site
Zoning classification of petitioner's parcel and all abutting parcels
Use of parcel and abutting parcels
Identification and seal of registered or licensed architect, civil engineer, land surveyor, landscape architect or community planner who prepared drawings
Site Data
Existing lot lines, building lines, structures, parking areas and other improvements on the site and within 100 feet of the site
Where grading is proposed, topography on the site and within 100 feet of the site at one-foot contour intervals, referenced to a U.S.G.S. benchmark
Proposed lot lines, lot dimensions, property lines, setback dimensions, structures and other improvements on the site and within 100 feet of the site
Location of existing drainage courses, floodplains, rivers and MDEQ regulated and nonregulated wetlands with elevations
Location of existing trees and woodlands areas in accordance with Chapter 17.12 Woodlands of the Municipal Code
All existing and proposed easements
Details of exterior lighting including locations, height, fixtures (manufacturer's specification sheets), method of shielding and a photometric grid overlaid on the proposed site plan indicating the overall lighting intensity of the site (in footcandles)
Location of waste receptacle(s) and mechanical equipment and details of screening
Location, size, height and lighting of all proposed freestanding and wall signs
Location, size, height and material of construction for all walls or fences with cross sections
Location, outside dimensions and height and of all outdoor storage or display areas and facilities
Access and Circulation
Dimensions, curve radii and centerlines of existing and proposed access points, streets, and street rights-of-way or access easements
Driveways and intersections within 250 feet of site and distances between existing driveways and proposed
Cross section details of existing and proposed roads, driveways, parking lots, sidewalks and pathways illustrating materials, width and thickness
Limits of curbing
Dimensions of acceleration, deceleration and passing lanes
A truck circulation plan in accordance with Section 18.15.040
Dimensions of parking spaces, islands, circulation aisles and loading zones
Radii for driveways and parking lot islands
Calculations for required number of parking and loading spaces
Designation of fire lanes
Traffic regulatory signs and pavement markings
Shared parking or access easements, where applicable
Sidewalks along street frontage and internal walks
Landscape Plans Prepared and Sealed by a Registered Landscape Architect
The general location, type and size of all existing plant material, with an identification of materials to be removed and materials to be preserved
Limits of grading and description of methods to preserve existing landscaping
The location of proposed lawns and landscaped areas
Landscape plan, including location, of all proposed shrubs, trees and other plant material
Location of utility easements on the landscape plan to verify no conflicts with plantings
Tree inventory, as required by Chapter 17.12 of the Municipal Code and woodlands preservation and replacement plan must be superimposed on the landscape plan
Planting list for proposed landscape materials with caliper size or height of material, spacing of species, botanical and common names, and quantity
Calculations for required greenbelts, buffer zones, parking lot trees, detention ponds and interior landscaping
Method of installation and proposed dates of plant installation
Method of irrigation
Landscape maintenance program
Building and Structure Details
Location, height, and outside dimensions of all proposed buildings or structures
Building floor plans and total floor area
Details on accessory structures and any screening
Building facade elevations for all sides, drawn at an appropriate scale and matching floor plans
Method of screening for all ground-, building- and roof-mounted equipment
Description of exterior building materials including colors (samples must be provided at the planning commission to be retained by the city until a certificate of occupancy is issued)
In the VCA, a perspective rendering of the building and adjacent buildings or a virtual image of the building superimposed on digital imagery of the street and adjacent buildings.
Master signage concept plan
Information Concerning Utilities, Drainage and Related Issues
Location of sanitary sewers and septic systems, existing and proposed
Location and size of existing and proposed water mains, water service, storm sewers and drains, and fire hydrants
Stormwater retention and detention ponds, including grading, side slopes, depth, high water elevation, volume and outfalls including 100-year flood calculations
Location of above and below ground gas, electric and telephone lines and easements, existing and proposed
Location of utility boxes
Storage areas
Additional Information Required for Residential Development
The type, number and location of each type of residential unit
Density calculations by type of residential unit (dwelling units per acre)
Garage and/or carport locations and details, if proposed
Mailbox clusters
Entranceway details
Location, dimensions, floor plans and elevations of common building(s) (e.g., recreation, laundry, etc.), if applicable
Swimming pool fencing detail, including height and type of fence, if applicable
Location, nature, and size of recreation and open space areas
Indication of type of recreation facilities proposed for recreation area
Delineation of general/limited common elements
Miscellaneous
A use statement including a general operations plan with a description of the nature of the proposed use or activity, noise impacts, hours of operation, the number or employees, etc.
Assessment of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if applicable
For additions and expansions, a clear distinction between existing buildings, structures and impervious surface areas and any proposed development must be made
For condominium projects, a master deed that shall contain provisions describing the responsibilities of the condominium association, condominium owners, and public entities, with regard to maintenance of the property. The master deed shall further establish the means of permanent financing for required maintenance and improvement activities which are the responsibility of the condominium association.
Any additional graphics or written materials requested by the planning commission to assist in determining the compliance with site plan or special land use standards, such as but not limited to: cross sections which illustrate impacts on views and relationship to adjacent land uses, photographs, traffic impact studies, parking demand studies, market studies and environmental impact studies. If additional materials are requested, such information shall be prepared by a qualified individual or firm with experience in the specific discipline.

 

(Ord. 08-05 § 1 (part), 2008)

18.17.040 - Standards for site plan approval.

Based upon the following standards, the planning commission may deny, approve, or approve with conditions the site plan:

A.

Use. The proposed use must be permitted in the zoning district.

B.

Site Design Characteristics. All elements of the site plan shall be designed to take into account the site's topography, the size and type of lot, the character of adjoining property, the type and size of buildings, and the traffic operations of adjacent streets. 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. The site shall be designed to conform to all provisions of this chapter.

C.

Building Design. The building design shall relate to the surrounding environment in regard to texture, scale, mass, proportion and color. High standards of construction and quality materials will be incorporated into the new development in accordance with the requirements of Section 18.14.010.

D.

Preservation of Significant Natural Features. The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, alteration to the natural drainage courses, and the amount of cutting, filling and grading. Insofar as practical, natural features and the site topography shall be incorporated into the proposed site design.

E.

Streets. All public and private streets shall be developed in accordance with the city of Wixom engineering design standards.

F.

Access, Driveways and Circulation. Safe, convenient, uncongested and well defined vehicular circulation within and to the site shall be provided and shall meet the following criteria:

1.

Drives, streets, parking and other elements shall be designed to discourage through traffic, while promoting safe and efficient traffic operations within the site and at its access points. The planning commission may require a traffic impact study for uses that are anticipated to generate more than one thousand trips per day or more than one hundred trips during the peak hour.

2.

All driveways shall meet the design and construction standards of the city.

3.

Access to the site shall be designed to minimize conflicts with traffic on adjacent streets, particularly left turns into and from the site.

4.

For uses having frontage and/or access on a major thoroughfare, the number, design, and location of access driveways and other provisions for vehicular circulation shall comply with the provisions of Chapter 18.15, Off-Street Parking, Loading, Access and Circulation Requirements.

G.

Vehicle Access. All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access as required by the fire department and police department. Cross circulation in the form of shared driveways, service drives or parking lot connections shall be provided with adjacent uses where required by Section 18.15.050.

H.

Sidewalks, Pedestrian and Bicycle Circulation. Nonmotorized circulation shall be as provided in Section 18.14.030.

I.

Parking. The number and dimensions of off-street parking shall be sufficient to meet the minimum required by Chapter 18.15, Off-Street Parking, Loading, Access and Circulation Requirements.

J.

Loading and Outdoor Storage. All loading and unloading areas and outdoor storage areas, including waste receptacles, shall be accessed and screened in accordance with Chapter 18.15, Off-Street Parking, Loading, Access and Circulation Requirements.

K.

Waste Receptacles. Waste receptacles shall be provided, accessed and screened as required in Section 18.14.050.

L.

Lighting. Exterior lighting shall be provided and arranged in accordance with Section 18.14.040.

M.

Mechanical Equipment and Utilities. Mechanical equipment and utilities, including roof-, building- and ground-mounted, shall be screened in accordance with the requirements of Section 18.14.060.

N.

Landscaping. Landscaping, landscape buffers and greenbelts shall be provided and designed in accordance with the provisions of Section 18.14.020.

O.

Utilities and Storm Water Management. Public water and sewer facilities shall be available or shall be provided for by the developer as part of the site development. All utilities and stormwater management facilities shall be reviewed and approved by the city engineer.

P.

Noise. The site shall be designed, buildings so arranged, and activities/equipment programmed to minimize the emission of noise, particularly for sites adjacent to residential districts, and to comply with the city's noise ordinance.

Q.

Other Agency Reviews. The applicant shall provide documentation of compliance with other appropriate agency review standards, including, but not limited to, the Michigan Department of Environmental Quality (MDEQ), Michigan Department of Transportation (MDOT) and other federal, state and county agencies, as applicable.

R.

The city may require that other studies be provided, such as traffic impact studies, community impact statements or marketing studies if it is deemed necessary to properly evaluate the application and the proposed development's impact on the community.

(Ord. 08-05 § 1 (part), 2008)

18.17.050 - Conditions of site plan approval.

A.

As part of an approval to any site plan, the planning commission may impose any additional conditions or limitations as may be necessary to ensure that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity.

B.

Conditions may also be imposed to protect the natural environment and conserve natural resources and energy, to ensure compatibility with adjacent uses of land, and to promote the use of land in a socially and economically desirable manner. Such conditions shall be considered necessary by the planning commission to ensure compliance with the review standards, and necessary to meet the intent and purpose of this chapter.

C.

The conditions imposed on approval of a site plan run with the property and not with the owner of such property.

D.

A record of conditions imposed shall be recorded on the site plan and maintained by the city. The conditions shall remain unchanged unless an amendment to the site plan is approved by the planning commission.

E.

The building official shall require that the applicant revise and resubmit a site plan in compliance with the conditions imposed by the planning commission. Should resubmittal be required, all modifications shall be highlighted on the plan in such a manner that the modifications are easily identified.

(Ord. 08-05 § 1 (part), 2008)

18.17.060 - Administrative sketch plan review.

A.

This section provides for an administrative review and approval by the building official of sketch plans for minor construction as noted in Section 18.17.020.

B.

The minimum contents of a sketch plan submitted for administrative review as required by Section 18.17.020 include:

Table 17.06

Administrative Sketch Plan Submittal Requirements

Cover Sheet
Completed application form and fee
Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who prepared the plans; and date(s) of submission and any revisions (month, day, year)
Scale and north-point
Location map drawn to a separate scale with north-point, showing surrounding land use, water features and streets within a quarter mile
Legal and common description of property including net acreage
Identification and seal of registered or licensed architect, engineer, land surveyor, community planner or landscape architect who prepared drawings
Zoning classification of petitioner's parcel and all abutting parcels
A use statement including a general operations plan with a description of the nature of the existing and/or proposed use or activity, noise impacts, hours of operation, the number or employees, etc.
A note on each plan sheet stating "Not to be Used as Construction Drawings"
Buildings and Structures
Existing and proposed buildings and parking lots with dimensions and setbacks
Floor plan indicating existing and proposed uses
Building elevations including materials and colors for all sides with proposed changes
Parking and Access
Existing and proposed parking calculations
Existing and proposed driveways
Site Data
Existing and proposed landscaping illustrated on the plan and described in a plant list
Proposed changes to grading and other natural features
Existing and proposed lighting and screening
Proposed changes to utilities
Any other items requested by the building official to assist in the sketch plan review

 

C.

If the administrative review consists of a review of an approved site plan with conditions by the planning commission, the complete site plan must be submitted with all revisions highlighted in such a manner that all modifications are easily identified.

D.

The building official may waive some of the above submittal requirements where not deemed necessary to determine compliance with the standards of this chapter.

E.

The building official may require additional information or a complete site plan for review by the planning commission, particularly for sites which do not comply with previously approved site plans, sites with parking deficiencies, sites abutting residential districts or sites experiencing significant problems with drainage, traffic, noise, aesthetics or other general health and safety issues.

(Ord. 08-05 § 1 (part), 2008)

18.17.070 - Condominium developments.

All condominium plans must be provided in accordance with Chapter 16.12, Subdivision Procedure of Title 16, Subdivisions of the Municipal Code. Any additional information as required by this chapter shall also be provided.

(Ord. 08-05 § 1 (part), 2008)

18.17.080 - Validity of approved site plan.

A.

Start of Construction. Site plan approval is valid for a period of one year from the date of planning commission approval. A building permit must be issued and physical construction must commence within the one year period.

B.

Extensions. Upon written application prior to expiration, the planning commission may authorize an extension of the time limit of the site plan approval for a period not to exceed one year. The extension shall be based on evidence from the applicant that the development has a likelihood of commencing construction within the extension period. The planning commission may require compliance with any amendments to the zoning ordinance since the site plan was originally approved.

C.

Expiration of Site Plan Approval. In cases where actual physical construction of a substantial nature of the structures authorized by a site plan approval has not commenced within one year of site plan approval and a written application for extension of the approval has not been filed as provided above, the site plan approval shall automatically become null and void and all rights thereunder shall terminate.

D.

Phased Development. For a development that is being constructed in phases, construction of subsequent phases must be diligently carried on towards completion. Where a phase is completed and receives a certificate of occupancy, then construction on the next phase must be initiated within one year of the certificate of occupancy on the previous phase for the site plan approval to remain valid. Extensions may be granted as provided for in subsection B of this section. Inactivity on developing future phases for more than one year shall without an extension shall result in expiration of the site plan approval and any further activity shall require a new site plan review and approval by the planning commission.

(Ord. 08-05 § 1 (part), 2008)

18.17.090 - Amendment to approved site plans.

Amendments to the approved site plan may occur as follows:

A.

An applicant or property owner who has been granted site plan approval shall notify the building official of any proposed amendments to an approved site plan.

B.

Minor site plan amendments may be approved by the building official upon certification in writing to the planning commission that the proposed revision does not alter the basic design, compliance with the standards of this chapter, or any specified conditions of the plan as agreed upon by the planning commission.

C.

Should the building official determine that the requested modification to the approved site plan is not minor, a new site plan in accordance with the requirements of this chapter shall be submitted.

(Ord. 08-05 § 1 (part), 2008)

18.17.100 - Property maintenance after approval.

A.

It shall be the responsibility of the owner of the property for which site plan approval has been granted to maintain the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which site plan approval was based, or until a new site design is approved. This maintenance requirement includes landscaping, walls, fences, pavement, pavement markings, building exterior, drainage facilities and all other elements of the approved site plan.

B.

Any property owner who fails to properly maintain an approved site plan and site design shall be deemed in violation of this title and the approved site plan and shall be subject to the penalties appropriate for a violation.

(Ord. 08-05 § 1 (part), 2008)

18.17.110 - Compliance required.

A.

The requirements set forth in this chapter shall apply to all uses, lots, sites and parcels that are developed, expanded or otherwise modified. Landscape plans shall be submitted as part of site plan review in accordance with Table 17.02.

B.

For changes of use and site alterations or building expansions, the planning commission shall determine the extent of improvement required in relation to the extent of change proposed. In particular the planning commission may require changes to improve public safety, closure or redesign of driveways, redesign or resurfacing of parking and loading areas, installation of curbing, replacement or additions to landscaping or screening, upgrades to lighting, relocation and enclosure of waste receptacles, and upgrades to the building exterior.

C.

A written development agreement specifying all the terms and understandings of the site plan approval shall be signed by the applicant and recorded with the city as a condition of approval. The content of the agreement shall be based on the extent of the proposed development, but shall at a minimum provide the following:

1.

A legal description for the site;

2.

General description of any improvements to roads or utilities. The cost of installing and maintaining all streets and the necessary utilities shall be assured by a means satisfactory to the city;

3.

Agreement to protect and maintain any landscaping, natural features or open space areas designated on the site plan;

4.

Agreement to comply with all conditions of site plan approval;

5.

The approved site plan shall be incorporated by reference and attached as an exhibit;

6.

Agreement by the applicant that the approval and any conditions imposed in the approval are legitimate, related to a need or burden imposed by the development, and are based on legitimate governmental interests;

7.

An agreement that the applicant shall obtain insurance required by the city, in an amount set by the city, and further indemnify the city with respect to the development and development activities;

8.

Costs associated with the agreement are the responsibility of the applicant and no building permits will be issued unless all costs have been paid for in full by the applicant.

(Ord. 08-05 § 1 (part), 2008)