[Amended 10-27-2009 by Ord. No. 2009-002; 1-22-2018 by Ord. No. 2018-001]
It is the purpose of this article to specify standards, application
and data requirements, and the review process that shall be followed
in the preparation of site plans as required by this chapter. These
requirements are incorporated into the zoning permit application process
to ensure that the appropriate bodies are afforded an opportunity
to review and evaluate proposed uses and development of sites with
regard to such considerations as parking, vehicular and pedestrian
circulation, drainage, landscaping and screening, signage, lighting,
environmental and community character protection, and conformance
with all applicable provisions and standards of this chapter.
A.
Uses requiring site plan approval. Except as provided by Subsection
A(1) below, site plan approval is required prior to the Zoning Administrator's
issuance of a zoning permit for the establishment or alteration of
any use, building or structure including multiple-family developments,
commercial and industrial uses, institutions, site condominiums, and
platted subdivisions. For the purpose of this section, "the establishment
or alteration of" shall be construed to also include "the initiation
of," "the expansion of," and "the relocation of."
(1)
Exceptions:
(a)
Agricultural buildings, single-family dwellings and two-family
dwellings, and alterations and accessory structures and buildings
thereto, including driveways, shall be subject to plot plan approval
by the Zoning Administrator according to § 155-24.04B.
(b)
Uses and structures expressly exempted elsewhere in this chapter.
A.
Optional preapplication conference. Prior to the submission of a
site plan, a prospective applicant may request a meeting with the
Zoning Administrator, together with such consultants and local officials
and staff as either the Village or the applicant deem appropriate.
The purpose of such a meeting shall be for the prospective applicant
to inform Village officials of the general theme for the proposed
development and to provide the potential applicant with information
regarding land development policies, procedures, standards and requirements
of the Village pertaining to the development being contemplated. At
the preapplication conference, the applicant may present a general
sketch plan of the proposed site plan which provides an overview of
the proposed project such as property location, lot lines and the
general location of proposed buildings, streets, and parking areas.
Statements made in the course of a preapplication conference shall
not be legally binding nor be interpreted as assuring or suggesting
a specific action by the Planning Commission on any subsequent site
plan submittal.
B.
Optional preliminary site plan. Prior to preparing a detailed final site plan and seeking approval of such final site plan, the applicant may seek approval of a preliminary site plan for the purpose of receiving approval of the general design and layout of the project. A preliminary site plan shall be reviewed and acted upon in the same manner as a final site plan, as delineated in Subsections C through F below:
(1)
Level of detail. A preliminary site plan shall be prepared according
to the manner and information required for a final site plan pursuant
to § 155-22.03C, except that detailed construction drawings
to address specific site improvements are not necessary. However,
the detail of the preliminary information shall adequately portray
the arrangement and feasibility of critical components of the project
such as, but not limited to, stormwater management including flow
direction and preliminary location of detention/retention basins;
general grading including limits of clearing and proposed contours;
vehicular circulation, including general street alignments, parking
spaces, parking circulation and respective dimensions; approximate
lot areas and lot lines; signage; and landscaping.
(a)
A preliminary site plan shall be evaluated according to the
level of information required at the preliminary plan level. A preliminary
plan shall be approved if it contains the information required by,
and is in compliance, with this chapter, the conditions imposed pursuant
to this chapter, other Village planning documents, other applicable
ordinances, and state and federal statutes.
(2)
Approval period. Approval of the preliminary site plan is valid
for a period of 18 months except where this chapter provides otherwise.
If a complete final site plan has not been submitted during this period,
the approval of the preliminary site plan shall be null and void.
This time limit may be extended by the Planning Commission upon its
finding that no substantial changes have occurred to ordinance regulations,
abutting properties, or other conditions that suggest revisions to
the layout and/or design of the development. In the case of an expired
preliminary site plan that is not granted an extension of time, such
plan shall not undergo review or action except upon the applicant
submitting a wholly new application according to this section.
C.
Final site plan submittal, distribution and data. A minimum of 12
copies of a final site plan shall be submitted to the Zoning Administrator
along with a zoning permit application form for the proposed development
for which site plan approval is being sought. Upon receipt of the
final site plan, the Zoning Administrator shall record the date of
their receipt and transmit copies to the Planning Commission and other
agencies or individuals selected to review the site plan. Additional
site plan copies may be required by the Zoning Administrator upon
determination that the additional copies are necessary in association
with reviewing agencies.
(1)
Site plan preparation. A site plan shall be provided on a professional
quality drawing of scale not less than one inch equals 50 feet and
shall clearly present the required information. All information depicted
shall be designed by a professional engineer, land surveyor, or landscape
architect licensed in Michigan and shall bear the seal and signature
of the licensed individual. The site plan shall present all necessary
information in a clear and comprehensible fashion and be of such clarity
and detail to permit determination of its conformance to this chapter
and the satisfactory construction of the project. Sheet size shall
not exceed 24 inches by 36 inches. The following information shall
be included on a site plan.
(a)
General information. Each site plan sheet shall include the
following general information in addition to the information required
under Subsection C(2) and (3):
[1]
The applicant's full name, address and phone
number.
[2]
The name, address and phone number of the person
and firm responsible for the site plan sheet's preparation; and
the name of the proposed development.
[3]
Bar/graphic scale and north arrow.
[4]
The most current revision date on each sheet.
(b)
Specific site information. A site plan shall include the specific
site information required under Subsection C(2) and (3) below except
where the Planning Commission determines that the waiving of specific
submittal items, due to the particular character of proposed development
or site or surrounding conditions, shall not undermine the effective
evaluation of the extent to which the site plan complies with the
standards of this chapter and protects the public health, safety and
welfare. The Planning Commission may subsequently void this waiver
should deliberations reveal the need for additional information.
(2)
Site plan/existing conditions information. The site plan shall
identify the existing conditions on the subject property and shall
portray the following minimum information:
(a)
General map identifying the site within the Village and a more
detailed location map identifying all streets and street names within
750 feet of the site and adjacent land uses.
(b)
A property line survey, correlated with a legal description,
showing property line dimensions and bearings and net acreage (minus
rights-of-way) and total acreage, to the nearest 1/100 acre or square
foot.
(c)
Zoning classification of applicant's lot and all abutting
lots.
(d)
Distance from lot frontage corners to nearest driveways along
both sides of such frontage.
(e)
Notation of any variances that have been granted.
(f)
Buildings and structures including dimensions, height, and setbacks
from lot lines, with a designation as to which are to be retained,
removed, or otherwise altered.
(g)
Streets, drives and alleys including surface materials and surface
and right-of-way widths.
(h)
Parking space and aisle dimensions and the total number of spaces.
(i)
Natural features including soil types and soil unit boundaries;
topography at minimum two-foot contour intervals, referenced to a
United States Geological Survey benchmark and extending a minimum
distance of 50 feet from all lot lines; lakes, ponds, continuous and
intermittent drainagecourses; floodplains; and wetlands including
the source of wetland delineation information.
(j)
Nonmotorized travel ways, including trails, paths, and sidewalks,
and the widths of each.
(k)
Utilities, including sanitary sewer, septic system, potable
water, electricity, communication and gas service.
(l)
Location, width and purpose of all easements and rights-of-way,
including for utilities, access, and drainage.
(3)
Site plan/proposed modifications. A site plan shall identify
proposed modifications to the subject property, including the following
minimum information:
(a)
Buildings and structures, including location, height, outside
dimensions, floor area of each and in total, floor plans and elevations,
and required setbacks. Elevations shall indicate type and color of
exterior materials, roof design, projections, canopies, awnings, overhangs,
screen walls, and outdoor or roof-located mechanical equipment such
as air-conditioning units, heating units, and transformers.
(b)
Accessory structures including the location, dimensions, and
construction details for signage; location and height of lighting;
and location, dimensions and construction details for fences and walls;
(c)
Streets, drives and other access and circulation features, including
sidewalks and trails; driveway entrances; center lines; surface materials;
surface and right-of-way widths; inside radii of all curves, including
driveway curb returns; acceleration, deceleration, passing and fire
lanes; typical cross section of streets and driveways; loading and
unloading areas; and parking lots, including configurations, parking
space and aisle dimensions, location of handicap parking spaces, total
number of parking spaces, and the basis for calculating the required
number of parking spaces. Proposed traffic control measures (signs)
shall also be indicated.
(e)
Accessory structures and use areas, including outdoor storage,
trash receptacle and transformer pad locations and method of screening,
and exterior lighting locations and method of shielding lights from
adjacent properties.
(f)
Proposed source and location of all public and private utilities,
including gas, electric, and telephone service; potable water and
sewage disposal including sewer and water mains, septic field facilities,
well sites, water service leads and hydrants; and the necessary easements
that exist or are to be established for installation, repair and maintenance
of such utilities.
(g)
Proposed grading, storm drainage and stormwater management plan,
including soil erosion and sedimentation control measures and spot
elevations to adequately portray drainage patterns and final elevations
and grades, and proposed topography at minimum one-foot contours.
Such plan shall include the location of drainage easements, exterior
drains, dry wells, catch basins, retention and/or detention areas,
sumps and other facilities designed to collect, store or transport
stormwater. The point of discharge for all drains and pipes shall
be specified on the site plan as well as invert and related elevations,
and pipe lengths and slope, to construct the same. Such plans shall
document the extent of clearing of vegetation and the extent of other
clearing, cuts, fills, or other grading, and the finished floor elevations
of all buildings.
(h)
Proposed location and specifications for any existing or proposed
aboveground or below-ground storage facilities for any flammable,
toxic or hazardous substances, as well as any containment structures
or clear zones required by government authorities; a complete inventory
of toxic or hazardous substances to be stored or used on the site,
including the quantity of substances, substance names and characteristics;
the proximity of such materials to groundwater aquifers, wetlands,
surface waters, existing and proposed wells, storm sewers, storm drains,
and sanitary sewers; and a proposed storage and disposal plan for
such materials including their transfer and/or transport.
(i)
Location and description of all easements and rights-of-way
for utilities, access, and drainage.
(j)
Intended schedule for completing the project, including the
timing of project phases.
(k)
A statement identifying all federal, state and local permits
required, if any.
(l)
In the case of a platted subdivision, condominium subdivision
or similar residential development, the number, type and location
of each type of residential unit on each lot; density calculations;
garage and carport locations; street alignments, widths, names and
intersection details; community building locations, dimensions, floor
plans, and facade elevations; the location, size and purpose of open
space and recreation areas including swimming pool deck and fencing
details. If common area or community buildings are proposed, the site
plan shall indicate the responsibilities of the subdivision or condominium
association, property owners, or other entity, with regard to maintenance
of the common areas or community property on a continuing basis.
(m)
Any additional information that may be determined necessary
to enable Village officials to determine compliance with the standards
of this chapter.
D.
Zoning administrator review of final site plan for completeness.
Upon receipt of the application materials, the Zoning Administrator
shall review the materials and determine their completeness. If determined
to be insufficient in adequately portraying the required information,
the Zoning Administrator shall not forward the material to the Planning
Commission and the applicant shall be notified, in writing, of the
deficiencies.
E.
Planning Commission action on final site plan. Upon receipt of a
complete application, the Planning Commission shall review the final
site plan application materials and determine their conformity with
the applicable provisions of this chapter, including the standards
of § 155-22.04. After conducting a review, the Planning
Commission shall deny, approve, or conditionally approve the final
site plan as it pertains to requirements and standards contained in
this chapter, including the standards of § 155-22.04. A
site plan shall be approved if it contains the information required
by, and is in compliance with this chapter, the conditions imposed
pursuant to the ordinance, other Village planning documents, other
applicable ordinances, and state and federal statutes. Any conditions
required by the Planning Commission for approval shall be stated,
in writing, together with the reasons, and delivered to the applicant.
(1)
Revised site plan. The Planning Commission may require the submittal
of a fully revised final site plan upon determining that the conditions
necessary for the approval of such plan are of such an extent or character
that a fully revised set of documents is necessary before an approval
action can be granted.
(2)
Application completeness. The Zoning Administrator's finding that an application is sufficiently complete according to Subsection D shall not prohibit the Planning Commission from requiring additional information if it finds the additional information is necessary to adequately evaluate the application according to the standards of the ordinance.
F.
Issuance of zoning permit/building permit required. Upon approval
or conditional approval of a site plan by the Planning Commission,
the Zoning Administrator shall issue a zoning permit authorizing the
use and construction subject to the approved application. Where a
conditional approval expressly provides for the delay of the issuance
of a zoning permit until a specific condition has first been met,
the Zoning Administrator shall delay the issuance of the permit until
the condition has been met.
(1)
Building permit required. Upon issuance of a zoning permit,
no construction shall be initiated prior to the acquisition of all
necessary building permits from the Building Inspector.
G.
Approved site plans. Three copies of an approved site plan, with
any conditions contained within, shall be maintained as part of the
Village records for future review and enforcement. One copy shall
be returned to the applicant. Each of the three approved copies shall
be dated and signed by the Zoning Administrator and Planning Commission
Chairperson, with the date of approval specified.
H.
As-built drawings. The applicant shall submit three copies of as-built
drawings upon completion of construction activities, but no later
than 60 days from the issuance of a permit of occupancy by the Building
Inspector. Such drawings shall identify all improvements made upon
the site including the location of all aboveground and below-ground
utility lines.
A.
Specific site development standards. A preliminary and final site
plan shall conform with the specific site development standards of
this chapter including, but not limited to, requirements pertaining
to lot area, lot width, setbacks, building heights, permitted uses,
nonconformities, lighting, potable water, sewage disposal, and the
provisions of:
B.
General site plan approval standards. In addition to compliance with the standards of Subsection A above, all site plans shall comply with the following general site plan approval standards:
(1)
Site organization. All elements of the site plan shall be harmoniously
and efficiently organized in relation to the size and character of
the lot, the manner in which buildings and support facilities on the
lot relate to one another both visually and physically, and the character
of the proposal as viewed from nearby properties and streets.
(2)
District purpose. The site plan shall be of a character that
supports the purpose of the district in which the development is to
be located.
(3)
Surrounding properties. The site plan shall not impede the normal
and orderly development, improvement, or enjoyment of surrounding
property for uses permitted in the district, including matters pertaining
to visual impacts from lighting, signage, outdoor storage, and off-street
parking. Landscaping measures shall be employed to enhance the development's
character and encourage compatibility with existing and planned development
and uses in the area. All site features, including circulation, parking,
building orientation, landscaping, lighting, utilities, common facilities,
and open space, shall be coordinated with adjacent properties as opportunities
may present.
(4)
Environmental character. The site plan shall preserve the environmental
character of the site insofar as practical by minimizing the removal
or disturbances to on-site natural features such as trees, woodlands,
soils, topography, watercourses and wetlands.
(5)
Stormwater management. The site plan shall provide for the removal
of stormwater so as to minimize on-site flood conditions and ensure
the well being of the users of the property, while not adversely affecting
adjacent properties, streets and rights-of-way, and public and natural
drainage systems, due to flooding, erosion, sedimentation, or other
negative impacts. Stormwater management plans shall rely on existing
drainage patterns where practical and minimize topographic alterations,
and incorporate the necessary measures to discourage soil erosion
and sedimentation and the discharge of impurities into the groundwater
and surface waters.
(6)
Circulation. The site plan shall provide vehicular and nonmotorized
circulation and parking in a manner that ensures visually clear, safe,
convenient and efficient travel in the site and at ingress and egress
points. The circulation plan shall minimize congestion, conflicting
turning patterns, negative impacts upon abutting properties, and the
avoidance of unnecessary curb cuts and streets. New curb cuts, drives
and streets shall be coordinated with the existing and planned public
circulation system and improvements thereto, and shall ensure adequate
sight distances. All buildings shall be arranged as to permit emergency
access by some practical means to all sides.
(7)
Utilities. The site plan shall provide for all necessary utilities
and such utilities and easements shall be appropriately located to
ensure ease of access and servicing and coordination with other site
features. Underground facilities shall be provided to the greatest
extent feasible.
(8)
Phasing. Where a project is proposed for construction in phases,
the site plan phasing shall be so designed that each phase, when completed,
shall be capable of standing on its own in terms of the presence of
services, facilities, and open space, and shall contain the necessary
components to ensure protection of natural resources and the health,
safety and welfare of the users of project and surrounding properties.
(9)
Other. Site plans shall conform to all applicable Village planning
documents including the goals and objectives of the Village of Bellevue
Master Plan, other applicable ordinances, and state and federal statutes.
Property which is the subject of site plan approval shall be
developed in compliance with the approved site plan and any approved
changes thereto. If construction or use of the property does not conform
to such approved plans, the zoning permit issued for the project shall
be subject to revocation pursuant to § 155-24.04C.
A.
Site plan changes. No changes shall be made to an approved site plan
prior to, during, or after construction except according to the following
procedures:
(1)
Major changes. Major changes to an approved site plan shall
be reviewed and acted upon according to § 155-22.03, including
the approval standards of § 155-22.04, and subject to Planning
Commission approval. A "major change" shall include the following:
(a)
A change in excess of five feet in the location of vehicular
circulation ways, parking areas, or exterior building walls.
(b)
A change in the number of accesses to a street or alley or any
other change impacting the basic circulation pattern and/or traffic
flow.
(c)
A reduction or increase of more than four parking spaces or
100 square feet of floor area.
(d)
An increase in the number of dwelling units, or the realignment
of lot lines in a platted or condominium subdivision where such realignment
exceeds five feet at any single point.
(e)
An increase of more than three feet in building height.
(f)
The addition of a building.
(g)
The relocation of outdoor storage areas or other outdoor use
areas.
(h)
The reoccupancy of a vacant building.
(2)
Minor changes. Minor changes shall be subject to Zoning Administrator
approval. Approved changes shall be clearly specified, in writing,
and signed by the Zoning Administrator. The Zoning Administrator shall
keep accurate records of approved changes. The Zoning Administrator
may defer action on a minor change to the Planning Commission.
(a)
Minor changes to an approved site plan shall include changes
not otherwise identified as a major change in Subsection A(1) above,
including changes to required landscaping and screening where the
change will not alter the overall appearance and effectiveness of
the required landscaping and screening, and changes to the location,
elevation or grade of storm sewer, sanitary sewer, or other utilities
where the Village Engineer has approved such changes.
All development subject to site plan approval shall comply with
the regulations and standards of this chapter except in the case where
a development plan has received preliminary site plan approval prior
to the effective date of this chapter or amendment thereto. In such
case, the final site plan shall be reviewed using the procedures and
substantive standards under the Ordinance in effect at the time of
the preliminary plan approval, provided the final site plan is filed
with the Zoning Administrator within one year of the effective date
of this chapter or amendment thereto, contains all required information
and is accompanied by all required fees.
Unless expressly authorized otherwise by this chapter, an approved
site plan shall become null and void at the time the zoning permit
issued for the approval site plan may become null and void according
to § 155-24.04C. In the case of a multi-phased project,
site plan approval for a second or subsequent phase shall become null
and void when a zoning permit has not been issued within one year
of the intended initiation of such phase, according to the approved
site plan.