This article establishes standards and requirements for the review
and approval, by the site plan review committee, of site plans. As used
in this article, "site plan" includes the documents and drawings,
as specified by this article, that are necessary as a part of the land
development review process to ensure that a proposed land use or activity
is in compliance with applicable local ordinances and state statutes and
is compatible with the character of the surrounding area; the adjacent
uses of land; the natural environment; the capacities of public services
and facilities; and the public health, safety, and welfare.
The standards and requirements provided by this article shall be
in addition to those required elsewhere in this ordinance that are applicable
to the use or activity under consideration.
21.02 USES REQUIRING SITE PLAN APPROVAL
The construction, reconstruction, extension, enlargement, or movement
of the following buildings, structures, and uses shall require site plan
approval by the site plan review committee:
A. Industrial buildings/structures/uses
B. Commercial buildings/structures/uses.
C. Multifamily dwellings.
D. Planned unit developments (PUDs).
E. Site condominium subdivisions.
F. Special land uses.
21.03 SITE PLAN REQUIREMENTS
Each site plan submitted shall contain the following information,
unless specifically waived by the site plan review committee, in whole
or in part:
A. The date, north arrow, and scale. The scale shall be not less
than 1 inch = 20 feet for property under 3 acres and at least 1 inch =
100 feet for those properties that are 3 acres or more.
B. All lot and/or property lines, including building setback lines
on corner lots, are to be shown and dimensioned.
C. The location and height of all existing and proposed structures
on and within 100 feet of the subject property's boundary.
D. The location and dimensions of all existing and proposed drives,
sidewalks, curb openings, signs, exterior lighting, curbing, parking areas
(show dimensions of a typical parking space), unloading areas, recreational
areas, common use areas, and areas to be conveyed for public use and purpose.
E. The location and pavement width and right-of-way width of all
abutting roads, streets, alleys, or easements.
F. The name and address of the individual or firm responsible for
the preparation of the site plan.
G.The name and address of the property owner or petitioner.
A Iocational sketch drawn to scale.
The respective zoning abutting the subject property.
J. The location, height, and types of fences, walls, and landscaping.
K All existing and proposed utilities, including proposed connections
to sewer or water systems.
L. All existing and proposed surface water drainage facilities.
M. The distance to groundwater, as requested by the site plan review
committee.
N. For multiple-family developments and parking areas with six or
more spaces, contour intervals shall be shown (2-foot intervals for average
slopes 10 percent and under and 5-foot intervals for slopes over 10 percent).
Topography, however, may be required on all site plans at the discretion
of the site plan review committee.
21.04 REVIEW PROCEDURE
A. The proposed site plan shall be submitted in five copies to the
zoning administrator, who shall keep one copy of the proposed site plan
and deliver four copies of the proposed site plan to the secretary of the
site plan review committee.
B. Within 60 days of its submittal to the zoning administrator,
the site plan review committee shall review the site plan and shall either
approve, approve with conditions, or disapprove the proposed site plan
in accordance with this article and applicable provisions of this ordinance.
The basis for the decision and any conditions imposed relating to an affirmative
decision shall be specified in the resolution of the site plan review committee
approving or denying the site plan. If approved orapproved with conditions,
the site plan, as approved, shall become a part of the record of approval,
C. Upon approval of a site plan, at least two copies of the site
plan, as finally approved, shall be signed and dated by the secretary of
the site plan review committee. One copy of the signed site plan shall
be kept on file with the zoning administrator, and the other shall be returned
to the applicant,
21.05 STANDARDS FOR SITE PLAN REVIEW
The site plan review committee shall review the site plan based
on the purposes, objectives, and requirements of this ordinance and on
the standards provided by this section. As a part of its review, the site
plan review committee may distribute copies of the plan to other governmental
departments or officials for their review and comment on matters related
to the plan that would fall under the jurisdiction or that would involve
the discharge of duties of those other departments or officials. Further,
the site plan review committee may adopt procedures to encourage preliminary,
informal review of proposed site plans with the applicant. The preliminary
review shall not, however, affect the applicability of the standards and
requirements for formal approval of site plans as required by this article.
In reviewing the site plan, the site plan review committee shall specifically
consider the following standards, as applicable:
A. Dimensional Requirements: The dimensional arrangement of buildings
and structures shall conform to the required yards, setbacks, and height
restrictions of this ordinance.
B. Building Arrangement: The bulk, location, and height of proposed
buildings and structures, as well as the general character of the development,
shall minimize any adverse effect on other uses of property in the surrounding
area and shall not place demands on public services or facilities in excess
of capacity.
C. Drainage of Surface Water: Proper site surface drainage shall
be provided so that the removal of surface waters will not adversely affect
neighboring properties or the public storm drainage system. if practical,
stormwater shall be removed from all roof areas, canopies, and paved areas
and carried away in an underground drainage system. The peak rate of stormwater
runoff from the site shall not increase as a result of the proposed development,
and temporary on-site storage to reduce peak runoff from the site is encouraged.
Surface water in all paved areas shall be collected at intervals so that
it will not obstruct the flow of vehicular or pedestrian traffic and so
that it will not create ponding,
D. Public Services and Utilities: The location, availability, and
compatibility of sewer, water, and storm drainage facilities shall be considered
to determine whether the use will be adequately served by necessary improvements,
Utility distribution lines or associated utility installations shall be
located so as to avoid adverse impacts both to neighboring properties and
to the site.
E. Vehicular Access and Parking: The provisions for vehicular loading
and unloading and parking and for vehicular and pedestrian circulation
on the site and onto adjacent public streets and ways shall not create
hazards to safety and shall not place demands on public services or facilities
in excess of capacity. All buildings and structures shall be accessible
by emergency vehicles.
F. Exterior Lightin.q: All lighting shall be installed and maintained
in such a manner as to confine the illumination source or divert glare
to the property upon which the use is located and to prevent glare or illumination
from adversely affecting the safety or welfare of adjacent property or
streets.
G. Signs: The size, location, design, and lighting of signs shall
be considered in relation to signs on adjacent sites, glare, traffic safety,
and compatibility with adjoining properties, consistent with all applicable
sign regulations. Signs shall be located and designed to avoid creating
distraction or clutter,
H. Special Features: Storage areas, mechanical areas, service areas,
truck loading areas, utility buildings and structures, and similar features
shall be located, buffered, and/or screened so as to be unobtrusive; so
as not to interfere with access to or circulation within the site; or so
as not to detract from the visual impression of the site. Trash containers
shall be enclosed on at least three sides by a structure aesthetically
compatible with the development and surrounding property. Waste storage
areas shall be maintained free from litter and in a sanitary condition.
I. Landscaping: The landscape shall be preserved in its natural
state, insofar as practicable, by minimizing tree and soil removal. Grade
changes made shall be in keeping with the general appearance of neighboring
developed areas. Plant materials shall be used to enhance the appearance
of the site; to screen unsightly or harsh elements; and to provide visual
relief from large monotonous features, such as parking lots.
J. External Effects (General): Noise, odor, light, dust, dirt, smoke,
or other external effects from any aspect of the proposed use shall not
adversely affect adjacent and neighboring properties or uses.
K. Compliance With All Applicable Laws: The site plan review committee
shall not approve a site plan that violates or that is inconsistent with
local, state, or federal laws or regulations.
21.06 CONDITIONS OF APPROVAL
The site plan review committee may impose reasonable conditions
upon the approval of a site plan. The conditions may include but are not
limited to conditions 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,
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. Conditions
imposed shall meet all of the following requirements:
A. Be designed to protect natural resources and the health, safety,
welfare, and social and economic well-being of those who will use the land
use or activity under consideration, residents and landowners immediately
adjacent to the proposed land use or activity, or the community as a whole.
B. Be related to the valid exercise of the police power.
C. Be necessary to meet the intent and purpose of the zoning ordinance,
related to the standards established in the ordinance for the land use
or activity under consideration, and be necessary to ensure compliance
with those standards.
21.07 REGULATIONS
The following regulations shall apply to all land uses requiring
site plan approval:
A. The secretary of the site plan review committee shall not sign
the approved site plan until the applicant has submitted three copies of
all permits that may be required by the county or the state for the construction
of the use, such as but not limited to permits for on-site wastewater disposal
and permits required under the Soil Erosion and Sedimentation Act, Act
347 of the P.A. 1972; the Inland Lakes and Streams Act, Act 346 of the
P.A. 1972; and the Wetland Protection Act, Act 203 of the P.A. 1979,
B. The construction of improvements shall not commence for any development
that requires a site plan approval until an approved site plan has been
signed by the secretary of the site plan review committee.
C. The zoning administrator shall not issue a zoning permit for
any use requiring site plan approval until an approved site plan has been
signed by the secretary of the site plan review committee.
D. The building inspector shall not issue a building permit for
any use requiring site plan approval until an approved site plan has been
signed by the secretary of the site plan review committee.
21.08 PERFORMANCE GUARANTEES
Performance guarantees to assure compliance with the provisions
of this ordinance and any conditions imposed under this ordinance may be
required by the site plan review committee at the time of approval of a
site plan as authorized under Section 16f of Act No, 184 of the Public
Acts of 1943, as amended.
21.09 ENFORCEMENT
A site plan, approved by the site plan review committee, in connection
with a use or activity, shall have the full force and effect of the zoning
ordinance. Subsequent actions relating to the use or activity authorized
shall be consistent with the site plan as approved. Any violation of an
approved site plan shall be grounds for the township to order that all
construction be stopped and to order that zoning permits, building permits,
and certificates of occupancy be withheld until the violation is removed
or until adequate guarantee of removal of the violation is provided to
the township. In addition, a violation of any approved site plan or failure
to comply with any requirements of this section, including conditions of
approval, shall be considered a violation of this ordinance.