ARTICLE XVIII:             SITE PLAN REQUIREMENTS

 

Section 18.01   Purpose

 

It is the purpose of this Section to specify standards and data requirements, which shall be followed in the preparation of site plans as required by this Ordinance.  It is also the purpose of this Section to ensure that:

 

  1. The proposed use will not be injurious to the surrounding neighborhood and protects the general health, safety, welfare and character of the Township;

 

  1. Natural resources will be preserved to the maximum extent possible in the site design by developing in a manner which will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, soils, groundwater and woodlands; and

 

  1. Landscaping, including grass, trees, shrubs and other vegetation is provided to maintain and improve the aesthetic quality of the site and area.

 

Section 18.02   Approval of Site Plan Required

 

A final site plan shall be reviewed by the Planning Commission who shall then provide a recommendation of approval, approval with conditions, or denial, to the Township Board of Trustees.  The Township Board of Trustees must approve or approve with conditions the final site plan prior to the establishment of any new land use, change of use, addition to an existing use, or the erection of any structure in any zoning district, except individual single-family and two-family structures erected within a single lot, parcel or building envelope shall not require site plan review.

 

  1. The Township shall not issue a land balancing permit until the final site plan has been approved by the Township Board of Trustees and is in effect.  A use not involving a building or structure shall not be commenced or expanded, nor shall the Zoning Administrator or duly appointed agent issue a land balancing permit for such use until a final site plan has been approved and is in effect.

 

  1. No grading, removal of trees or other vegetation, landfilling, land balancing, or construction of improvements shall commence for any development that requires site plan approval until a final site plan is approved and is in effect, except as otherwise provided in this Article.

 

Section 18.03   Preliminary Site Plan

 

  1. Application.  Any applicant may submit a request for preliminary site plan review by filing with the Zoning Administrator completed forms, payment of the review fee required herein, and twelve (12) copies of the preliminary site plan drawing(s), and six (6) 11 x 17 inch color aerial photographs of the site area and surrounding areas showing overlaying property lines and the proposed site layout at a scale ten times that used for the site plan, and one (1) 24 x 36 inch presentation aerial photograph, at least twenty-one (21) days prior to the next scheduled Planning Commission meeting.  The Administrator, upon receipt of the application, shall transmit only complete submittals of the preliminary site plan to the Planning Commission.  The purpose of such preliminary review is to confirm general compliance with Township standards as well as to suggest changes, if necessary, for final site plan approval.

 

  1. Information Required.  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 scale of no greater than 1” = 50’ for property less than three (3) acres or no greater than 1” = 100’ for property three (3) or more acres. A preliminary site plan submitted for review shall contain all of the following information in a clear and legible format.

 

General Information

 

    1. Name of the proposed development.

 

    1. Name, address, phone and fax number of applicant(s), property owner(s), engineer(s), architect(s), and landscape architect(s).

 

    1. One (1) presentation quality aerial photograph with adjacent property information and features including, though not limited to, the following:  land use(s), property owner(s), sidwell number(s), location of adjacent buildings, driveways, streets, existing and proposed lot lines, building lines, structures, and parking areas, on the parcel and within one hundred (100) feet of the site.

 

    1. Date of plan preparation, including revision dates.

 

    1. Complete legal description of the site.

 

    1. Professional seal of a registered architect, engineer, surveyor, landscape architect, or a planner.

 

    1. Vicinity map drawn at a scale of 1” = 2,000’.

 

    1. Dimensions and gross acreage of the site.

 

    1. Zoning classification of petitioner’s parcel and all abutting parcels and demonstration of compliance with lot area, width, coverage, and setback requirements.

 

    1. Scale and north arrow on each plan sheet.

 

    1. Existing natural features and man-made features to be retained or removed.

 

    1. Adjacent property information and features including, though not limited to, the following:  land use(s), property owner(s), sidwell number(s), zoning classification, location of adjacent buildings, driveways, streets.

 

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

 

    1. Proposed construction phasing.

 

    1. Identification of variances that may be required.

 

Physical Features

 

1.       Location, size, and dimension of proposed buildings/structures, including floor area, finished floor elevation, number of floors, height, number and type of dwelling units (where applicable).

 

2.       Location of existing and proposed private and public roads and access drives, including general alignment, right-of-way or easement, surface type, and width.

 

3.       Location, size, and dimension of the following existing and proposed site features:  water main, wells, detention and forebay basins, private utilities, utility poles, and public and private easements.

 

4.       Location, size, and dimension of existing and proposed storm sewer, culverts, ditches, and public and private storm sewer easements.

 

5.       Location, size, and dimension of existing and proposed sanitary sewer, septic fields, reserve septic fields (including reserve fields), sewage disposal facilities, and public and private sanitary sewer easements.

 

6.       Location of all existing and proposed parking, including dimensions of spaces, maneuvering lanes, and surface type, where applicable.

 

Natural Features

 

1.       Soil characteristics of the parcel to at least the detail provided by the U.S. Soil Conservation Service, Soil Survey of Livingston County, Michigan.

 

2.       Existing topography with a maximum contour interval of two (2) feet for the site and beyond the site for a distance of one hundred (100) feet in all directions.  Final 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 wetlands, drainage courses, floodplains, and associated bodies of water, within one hundred (100) feet of the site, and their elevations.

 

4.       Location of existing woodlands delineated with symbolic lines tracing the spread of the outermost branches and shall be described as to the general sizes and kinds of trees contained.

 

5.       Location of natural resource features, including, but not limited to, woodlands and areas with slopes greater than eighteen percent (18%) incline.

 

Additional Requirements for Residential Developments

 

1.       Density calculations by type of unit.

 

2.       Designation of units by type and number of units in each building.

 

3.       Amount, type, and location of common open space, including general and limited common elements within a site condominium, and any recreational amenities (i.e., playground equipment).

 

  1. Planning Commission Action.  The Planning Commission shall recommend to the Township Board of Trustees approval, approval with conditions or denial of the preliminary site plan.  If the preliminary site plan requires extensive revisions to meet Township requirements, the Planning Commission may deny the preliminary site plan.  The Planning Commission shall set forth the reason for its action in the record of the meeting at which action is taken.

 

    1. If the Planning Commission recommends approval of the preliminary site plan, the preliminary site plan shall be forwarded to the Township Board of Trustees for its review.

 

    1. If the preliminary site plan is recommended for approval with conditions, the applicant shall address all the conditions and submit the revised preliminary site plan to the Zoning Administrator.  Upon a determination by the Township’s Engineering and Planner that all conditions have been satisfied, the preliminary site plan shall be forwarded to the Township Board of Trustees for review.

 

    1. If the preliminary site plan is denied, the applicant may submit an alternative preliminary site plan.

 

  1. Board of Trustees Action.  The Township Board of Trustees shall review the preliminary site plan and approve, approve with conditions, or deny the preliminary site plan.

 

    1. If the Board of Trustees approves the preliminary site plan, the applicant may submit a final site plan to the Zoning Administrator in accordance with the provisions herein.

 

    1. If the preliminary site plan is approved with conditions, the applicant shall address all the conditions and submit a revised site plan to the Zoning Administrator.  Upon a determination by the Township’s Engineer and Planner that all the conditions have been satisfied, the plan shall be forwarded to the Planning Commission for final site plan review.

 

    1. If the preliminary site plan is denied by the Township Board, the applicant may submit an alternative preliminary site plan to the Zoning Administrator for review by the Planning Commission in accordance with the provisions herein.

 

  1. Effect of Approval.  Approval or approval with conditions of a preliminary site plan by the Township Board of Trustees shall indicate general acceptance of the proposed layout of buildings, streets and drives, parking areas, other facilities and overall character of the proposed development.

 

  1. Expiration of Approval.  Approval of a preliminary site plan by the Board of Trustees shall be valid for a period of one (1) year from the date of approval and shall expire and be of no effect unless a completed application for a final site plan with all necessary supporting information is filed with the Zoning Administrator within that time period.  The Zoning Administrator or duly appointed agent shall, within ten (10) days of the date of approval of the preliminary site plan by the Board of Trustees, transmit a written certification of such approval to the applicant.

 

Section 18.04  Final Site Plan

 

  1. Application.  The applicant shall submit to the Zoning Administrator twelve (12) copies of a final site plan as well as other data and exhibits hereinafter required, the review fee required herein, and a completed application form.  The Zoning Administrator, upon receipt of the application, shall transmit only complete submittals of the final site plan drawing(s) to the Planning Commission prior to its next regular meeting.

 

  1. Information Required.  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 scale of no greater than 1” = 50’ for property less than three (3) acres or no greater than 1” = 100’ for property three (3) or more acres.  A final site plan submitted for review and approval shall contain all of the information required for the preliminary site plan in addition to the following data presented in a clear and legible format.

 

Physical Features

 

    1. Location of existing and proposed centerline, edge of roadway, approach radii at intersections, and pavement cross-sections for public and/or private roads on site or abutting the site.  Acceleration, deceleration, passing lanes, approaches and curb and gutter shall also be shown.

 

    1. Existing and proposed location, width, and approach radii of access drives, driveways, sidewalks, pathways, and curb and gutter.  Pavement cross sections shall be provided for each.

 

    1. Existing and proposed off-street parking with calculations of the number of parking spaces required and provided.

 

    1. Location of existing storage tanks.  This may include, but not be limited to, information on the following:

 

·         Chemical and fuel storage tanks and containers;

·         Water supply facilities;

·         Sanitary sewage disposal facilities;

·         Storm water control facilities and structures; and

·         Location of all easements.

 

    1. Location, size/dimension of existing and proposed fire hydrants, water service and fire suppression leads, and public and private water main easements.  (All proposed water mains must meet the standards of the Marion, Howell, Oceola, Genoa (MHOG) Water Authority.

 

    1. Grading and overflow route for proposed and existing detention and forebay basins and public and private drainage easements.  Calculations shall be included and indicate that the detention and forebay areas meet the Livingston County Drain Commission standards.

 

    1. A note shall indicate the ultimate outlet for storm water runoff (County Drain, creek, or river).

 

    1. Location of all building structures with setback and yard dimensions.

 

    1. Dimensioned floor plans and typical elevation views for all buildings, where applicable.

 

    1. Proposed exterior lighting locations, typical detail, and illumination pattern.

 

    1. Location and description of all existing and proposed landscaping, berms, fencing, retaining walls, and quantity and size of all proposed landscaping.

 

    1. Trash receptacle pad location, area, method of screening, pavement type and cross-section.

 

    1. Location, area, depth, and method of screening of transformer pads, compressors, air conditioners, generators, refrigeration units, and similar equipment, where applicable.

 

    1. Entrance detail(s) including traffic control and monument sign locations and size.

 

    1. Designation of fire lanes.

 

 

    1. Proposed grading and how it shall tie into existing grading, and the limits of clearing and grading.  Elevations shall be provided at, though not limited to:  top of curb and/or edge of pavement, edge of walk/pathway, top and bottom of retaining wall, property corners, finished floor, storm structures, and detention and forebay high water.

 

    1. Location of existing and proposed ground, wall, or directional signs, and details of all proposed signs.

 

    1. Any other pertinent physical features.

 

Additional Requirements for Commercial and Industrial Developments

 

1.       Loading/unloading areas.

 

2.       Total and useable floor area.

 

3.       Number of employees in peak usage.

 

  1. Standards for Review.  In reviewing the final site plan, the Planning Commission and Township Board shall determine whether the plan meets the following specifications and standards:

 

    1. The plan conforms to the approved preliminary site plan and with all Zoning Ordinance regulations.

 

    1. All required information is provided.

 

    1. There is a proper relationship between major thoroughfares and proposed service drives, driveways and parking areas.  Proper access to all portions of the site and all sides of any structure is provided.  All structures or groups of structures shall be so arranged as to permit emergency vehicle access by some practical means.

 

    1. Site plans shall fully conform to the Livingston County Drain Commission standards.

 

    1. Wastewater treatment systems, including on-site septic systems, will be located to minimize any potential degradation of surface water or groundwater quality and meet County and State standards.

 

    1. 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 in accordance with County and State standards, where applicable.

 

    1. The proposed use is in compliance with all Township Ordinances and any other applicable laws.

 

  1. Planning Commission Action.  The Planning Commission shall recommend to the Township Board of Trustees, approval, approval with conditions, or denial of the final site plan within ninety (90) days after the final site plan is first reviewed by the Planning Commission.  This time limit may be extended upon agreement between the applicant and the Planning Commission.  The Planning Commission may suggest and/or require modifications in the proposed final site plan as are needed to gain approval.  All engineering drawings and plans shall be reviewed by the Township’s Engineer, Planner, Attorney, Howell Area Fire Authority, and appropriate Livingston County and State agencies before a final site plan may be recommended for approval, approval with conditions, or denial by the Planning Commission.

 

  1. Effect of Approval.  A recommendation of approval advances the final site plan to the Township Board of Trustees for its review and action.  Upon approval of a final site plan by the Township Board of Trustees, the applicant may apply for a land balancing/land use permit in accordance with the terms of the approved final site plan and any other Township requirements.

 

  1. Expiration of Approval.  Approval of a final site plan shall expire and be of no effect one (1) year following the date of approval unless construction has begun on the property in conformance with the approved final site plan.

           

Section 18.05   Combining Preliminary and Final Site Plans

 

An applicant may, at their discretion and risk, request to combine a preliminary and final site plan in one (1) application for approval.  In such a situation, the portion of the review process concerning preliminary site plan application and review may be waived by the Planning Commission.  The Planning Commission shall have the authority to require submittal of a preliminary site plan separate from a final site plan where, in its opinion, the complexity and/or scale of the site for the proposed development so warrant.

 

Section 18.06   Conformity to Approved Site Plans

 

Property, which is the subject of an approved final site plan, must be developed in strict compliance with the approved final site plan and any amendments thereto which have been approved by the Township Board of Trustees.  If construction does not conform to the approved final site plan, the approval shall be revoked.  Upon revocation of such approval, all construction activities shall immediately cease upon the site, other than actions taken to correct the violation.  No land use permit shall be issued until the first course of blacktop, by development phase if applicable, and landscaping has been installed.  The required landscaping shall include, but not be limited to, greenbelts, entrance(s), detention/retention basins, and buffers as shown on the approved final site plan.

 

Section 18.07   Amendment of Approved Site Plan

 

The Zoning Administrator shall have the authority to determine if a proposed change requires an amendment to an approved final site plan.  The Zoning Administrator may approve minor changes in an approved final site plan, provided that a revised final site plan drawing(s) be submitted showing such minor changes, for purposes of record.  An approved final site plan may be amended upon re-application including any fees required and in accordance with the procedure herein for a final site plan.

 

Section 18.08   Construction Plan Review

 

Following approval of the final site plan by the Township Board of Trustees, the applicant shall submit to the Zoning Administrator two (2) copies of construction plans as well as any other data and exhibits hereinafter required.  The construction plans shall be identical to the approved final site plan but shall provide greater detail in accordance with the Marion Township Engineering Standards.  Approval of the construction plans is required prior to beginning construction.

 

Section 18.09   Construction Observation

 

Marion Township or its designated representative will provide observation on all proposed public utilities and improvements, as well as limited construction observation of private improvements.  The requirements for construction observation and final project closure shall be in accordance with the Marion Township Engineering Standards, as amended.

 

Section 18.10   Modification of Plan During Construction

 

All improvements shall conform to the final site plan.  It shall be the responsibility of the applicant to notify the Zoning Administrator of any such changes prior to such change being made.  Any changes which result in a material alteration of the approved final site plan shall require resubmittal of a site plan, which shows the proposed changes, to the Planning Commission including any fees determined by the Township Board of Trustees.  The Planning Commission or Township Board of Trustees may require the applicant to correct the changes so as to conform to the approved final site plan.

 

Section 18.11   Phasing of Development

 

The applicant may, at their discretion, divide the proposed development into two (2) or more phases.  In such case, the preliminary site plan shall cover the entire property involved and shall clearly indicate the location, size, and character of each phase.  A site plan for each phase shall be submitted in accordance with the procedure herein for a final site plan including any fees required.

 

Section 18.12   Appeals

 

No decision or condition related to a site plan approval shall be taken to the Zoning Board of Appeals.

 

Section 18.13   Fees

 

The Marion Township Board shall establish by resolution a fee schedule to defray costs, which may include but not be limited to inspection, plan review, administration, and enforcement of this section.  Before final approval, any costs incurred by the Township shall be paid by the applicant.  The applicant may also be required to post a cash Escrow Account according to Section 4.07 of the Marion Township Zoning Ordinance.