How to use this article:
| |
1.
|
Determine the review process required per application type from the table in Section 39-12.02.
|
2.
|
Learn about the approving authorities for each review process in Section 39-12.03.
|
3.
|
Zoning Administrator review and permit process: See Section 39-12.04.
|
4.
|
For all other review processes: general review process requirements in Section 39-12.05.
|
5.
|
Administrative review process: Section 39-12.06.
|
6.
| |
7.
|
Determine the application materials and site plan components required per review process from the tables in Section 39-12.09.
|
8.
| |
9.
|
Post-site plan approval requirements. See Section 39-12.11.
|
10.
|
Violations information: See Section 39-12.13.
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
Site improvements with no structural changes
|
Final determination
|
—
|
—
|
—
|
—
|
—
|
Accessory structures(other than in PUD, A, and
F Zone Districts)
|
Final determination
|
—
|
—
|
—
|
—
|
HDC approval in historic districts
|
Signs (other than in PUD, A, and F Zone Districts)
|
Final determination
|
—
|
—
|
—
|
—
|
HDC approval in historic districts
|
Fences (other than in PUD, A, and F Zone Districts)
|
Final determination
|
—
|
—
|
—
|
—
|
HDC approval in historic districts
|
Outdoor cafes where restaurant uses are allowed
(private property)
|
Final determination
|
—
|
—
|
—
|
—
|
DRB review for F subdistricts downtown
|
Sidewalk cafes where restaurant uses are allowed
(public property)
|
Final determination
|
—
|
—
|
—
|
—
|
DRB review for F subdistricts downtown
Approval of insurance and indemnification by City Attorney
|
Accessory dwelling units
|
Final determination
|
—
|
—
|
—
|
Final determination if special exception requested
|
Infill design review if not in historic districts
HDC approval in historic districts
Noticed neighbors may request Board of Appeals special exception
|
Special land uses
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Public workshop in PUD and F Zone Districts
DDA recommendation for F subdistricts downtown
|
Rezoning and conditional rezoning
|
—
|
Recommendation
|
Recommendation
|
Final determination
|
—
|
Public outreach workshop (exempt rezoning to LDR, MDR, or CNR)
DDA recommendation for downtown F subdistricts
|
Text amendment (UDO or Master Plan)
|
—
|
Recommendation
|
Recommendation
|
Final determination
|
—
|
—
|
Special exception
|
—
|
—
|
—
|
—
|
Final Determination
|
—
|
Variance
|
—
|
—
|
—
|
—
|
Final determination
|
—
|
Nonconformities
|
—
|
—
|
—
|
—
|
Final determination
|
—
|
UDO interpretation
|
Final determination
|
—
|
—
|
—
|
Final determination if appealed
|
—
|
Lot split or combination
|
Final determination
|
—
|
—
|
—
|
—
|
Assessor approval
|
Site condominium
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Public outreach workshop
|
Traditional condominium
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Public outreach workshop
|
Subdivision plat
|
—
|
Recommendation
|
Recommendation
|
Final determination
|
—
|
Public outreach workshop
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
1 residential building with 1 to 4 units (new and
additions)
|
Final determination
|
—
|
—
|
—
|
—
|
Infill design review (CNR and TNR)
HDC approval in historic districts
|
New nonresidential buildings
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Infill design review (CNR and TNR)
HDC approval in historic districts
|
Nonresidential building additions
|
Less than 1,000 square feet
Final determination
|
1,000 square feet or greater
Final determination
|
—
|
—
|
—
|
HDC approval in historic districts
|
Conversions of residential dwelling units
|
Final determination
|
—
|
—
|
—
|
Final determination if special exception requested
|
HDC approval in historic districts
|
HDR only: more than one residential building with
1 to 4 units
(new and additions)
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
—
|
HDR only: new buildings with 5 or more residential
dwellings units and mixed uses
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
—
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
One residential building with 1 to 4 units
|
Final determination
|
—
|
—
|
—
|
—
|
—
|
New mixed-use
|
1,000 square feet or less
Final determination
|
Greater than 1,000 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
All nonresidential
|
1,000 square feet or less
Final determination
|
Greater than 1,000 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
New buildings with 5+ residential dwelling units
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
Building additions (other than ED)
|
1,000 square feet or less
Final determination
|
Greater than 1,000 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
More than 1 residential building with 1 to 4 units
|
—
|
Final determination
|
—
|
—
|
—
|
—
|
ED only: single residential detached dwellings
with 1 to 4 units
|
Final determination
|
—
|
—
|
—
|
—
|
—
|
ED only: building additions
|
Final determination
|
—
|
—
|
—
|
—
|
—
|
NMU, CMU, RMU, GMU only:
(commercial parking waiver/reduction)
|
—
|
—
|
Final determination
|
—
|
—
|
—
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
East or south of US-31
New buildings
|
Less than 1,000 square feet
Final determination
|
—
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
West or north of US-31
New buildings
|
Less than 1,000 square feet
Final determination
|
1,000 square feet or greater not adjacent to a residential zone
district: final determination
1,000 square feet or greater and adjacent to residential zone
district: recommendation
|
1,000 square feet or greater and adjacent to residential zone
district
Final determination
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
Building additions
|
10,000 square feet or less
Final determination
|
Greater than 10,000 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
New buildings
|
Final determination
|
—
|
—
|
—
|
—
|
West Michigan Airport Authority recommendation
|
Site improvements with no changes to principal
building
|
Final determination
|
—
|
—
|
—
|
—
|
West Michigan Airport Authority recommendation
|
Signs and fences
|
Final determination
|
—
|
—
|
—
|
—
|
West Michigan Airport Authority recommendation
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
New buildings and site elements1
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
Public outreach workshop
|
Site improvements with no changes to principal
building
|
—
|
Final determination if minor addition
|
Final determination in conjunction with a site plan review or
major addition
|
—
|
—
|
—
|
Signs
|
Permit issued
|
Recommendation
|
Final determination
|
—
|
—
|
HDC approval in historic districts
Standards defined in PUD agreement
|
Fences
|
Permit issued
|
Recommendation
|
Final determination
|
—
|
—
|
Standards defined in PUD agreement
|
Fences and signs (not in conjunction with a site
plan)
|
Final determination based on PUD agreement
|
—
|
—
|
—
|
—
|
HDC approval in historic districts
|
NOTE:
| |
1
|
Site elements include all nonstructure aspects of site design.
For example: utilities, lighting, landscaping, or parking.
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
New buildings or additions
|
—
|
Less than 500 square feet: final determination
500 square feet or greater: recommendation
|
500 square feet or greater: final determination
|
—
|
—
|
If 500 square feet or greater: public outreach workshop and
DDA recommendation
Less than 500 square feet: noticed neighbors may request Planning
Commission review
|
Accessory buildings (not in conjunction with site
plan)
|
200 square feet or less
Final determination
|
Over 200 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
DDA recommendation
|
Form-based code standards waiver
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
DDA recommendation
|
Signs
|
Final determination
|
—
|
—
|
—
|
—
|
DRB review
|
Fences
|
Final determination
|
—
|
—
|
—
|
—
|
DDA recommendation
|
Facade changes or modifications
|
25% or less of one façade
Final determination
|
More than 25% of one façade
Final determination
|
—
|
—
|
—
|
More than 25% of one façade
DDA recommendation
|
Application Type
|
Zoning Administrator/ Zoning Permit
|
Administrative Review Staff
|
Planning Commission
|
City Council
|
Board of Appeals
|
Other Required Approval
|
---|---|---|---|---|---|---|
New buildings or additions
|
—
|
Less than 500 square feet: final determination
500 square feet: or greater: recommendation
|
500 square feet: or greater: final determination
|
—
|
—
|
Less than 500 square feet: noticed neighbors may request Planning
Commission review
|
Accessory buildings (not in conjunction with site
plan)
|
200 square feet or less
Final determination
|
Greater than 200 square feet
Final determination
|
—
|
—
|
—
|
Noticed neighbors may request Planning Commission review (for
administrative review only)
|
Form-based code standards waiver
|
—
|
Recommendation
|
Final determination
|
—
|
—
|
—
|
Signs and fences
|
Final determination
|
—
|
—
|
—
|
—
|
—
|
New Application and Fee Required
| ||||
---|---|---|---|---|
Structural Elements
| ||||
Building setbacks
|
Administratively approved site plan and most Planning Commission
approved site plans
|
More than 1 setback change or major amendment
| ||
Building height
|
Administratively approved site plan and most Planning Commission
approved site plans
|
Major amendment
| ||
Building elevations and/or materials
|
Administratively approved site plan and most Planning Commission
approved site plans
|
Major amendment
| ||
Signage
|
All approved site plans except planned unit development (PUD)
|
Planned unit development (PUD)
|
Major amendment
| |
Site Elements
| ||||
Utilities and Fire Code
|
All approved site plans
|
—
|
Dependent on other departments
| |
Lighting
|
Administratively approved site plan and most Planning Commission
approved site plans
|
Major amendment
| ||
Landscaping
|
Major amendment
| |||
Number of parking spaces (auto/bicycle)
|
All approved site plans except planned unit development (PUD)
|
Major amendment
| ||
Parking lot design
|
Administratively approved site plan and most Planning Commission
approved site plans
|
Major amendment
| ||
Other site plan change
|
Major amendment
| |||
Form-Based Code
| ||||
Building or frontage types, architectural elements, or building
envelopes
|
—
|
All approved site plans
|
Yes
| |
Other site plan changes
|
Major amendment
|
NOTES:
| |
All amendments shall comply with the zoning standards. Amendments
not meeting the required zoning standards shall require a variance
by the Board of Appeals.
| |
Minor amendments are administratively reviewed.
| |
Major amendments are reviewed by the Planning Commission.
| |
Significant change: if staff is concerned that the change could
potentially negatively impact the health, safety, or welfare of site
users and/or adjacent properties.
|
Component
|
Planning Commission Review
|
Administrative Review
|
Reference if Applicable
(Section in Chapter 39)
|
---|---|---|---|
Application and Supplementary Information (1 hard copy
and an electronic copy)
| |||
Property address and parcel number
|
Required
|
Required
|
—
|
Contact information: applicant, property owner,
design professional, and legal representative, if applicable
|
Required
|
Required
|
—
|
Applicant signature and date of application submittal
|
Required
|
Required
|
—
|
Application fee
|
Required
|
Required
|
—
|
Name of proposed development, phases, number of
dwelling units
|
Required, if applicable
|
Required, if applicable
|
—
|
Zone district and use: existing and proposed, if
applicable
|
Required
|
Required
|
Article 39-2
|
Written project summary
|
Required
|
Required
| |
Proof of property option or ownership
|
Required
|
Required
| |
Sound transmission classification assessment tool (STraCAT) summary
|
Required, if applicable
|
Not applicable
|
Section 39-5.11B.1
|
Sustainability principles checklist
|
Required
|
Required, unless otherwise determined by CNS
|
—
|
Public outreach summary report
|
Required, if applicable
|
Not applicable
|
Section 39-12.07C.6.d
|
Traffic study
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.02F
|
Preapplication concept plan (framework meeting)
|
Required
|
May be requested
|
Section 39-12.07C.6.a
|
Preapplication basic engineered plan (Administrative
Review Team meeting)
|
Required
|
Required
|
Section 39-12.05B
|
Site Plan Components Required
| |||
Basic Site Plan Information
| |||
2 folded, full site plan hard copies and electronic
copy (smaller or larger sizes shall not be accepted)
|
Required
|
Required
|
—
|
Scale: engineer scale minimum 1 inch = 20 feet
|
Required
|
Required
|
—
|
Legend and North arrow on cover sheet
|
Required
|
Required
|
—
|
Property address on cover sheet
|
Required
|
Required
|
—
|
Site Plan Sheets Required in This Order
| |||
Introductory Site Plan Sheets
| |||
Cover sheet with scaled location map
|
Required
|
Required
|
—
|
Survey
|
Required
|
Required
|
—
|
Demolition and removal: all site features, including
structures, pavement, landscaping, etc.
|
Required
|
Required
|
—
|
Civil Site Plan Sheet
| |||
Structures: existing, proposed, and future structures
clearly delineated and marked with gross floor area
|
Required
|
Required
|
—
|
Square footage of property and structures, percentage
of impervious/pervious pavement
|
Required
|
Required
|
Article 39-2
Article 39-6
|
Property lines, setbacks, streets, sidewalks, driveways:
delineation and dimensions
|
Required
|
Required
|
Article 39-2
Article 39-9
|
Driveways and curb cuts: delineation and dimensions
|
Required
|
Required
|
Article 39-5
Article 39-10
|
Parking spaces and drive aisles: delineation and
dimensions
|
Required
|
Required
|
Article 39-2
Section 39-9.02
|
Loading/unloading areas
|
Required, if applicable
|
Required, if applicable
|
Section 39-9.02
|
Bicycle parking spaces: delineation and dimensions
|
Required
|
Required
|
Section 39-9.03
|
Fire access roads: delineation and dimensions
|
Required
|
Required
|
Section 39-5.06
|
Refuse receptacles (pad and enclosure): delineation
and dimensions
|
Required
|
Required
|
Section 39-5.12
|
Fences: location and height
|
Required
|
Required
|
Section 39-12.05D.1
|
Signage: freestanding sign location and height
|
Required, if applicable
|
Required, if applicable
|
Article 39-8
|
Clear vision corner areas: delineation and dimensions
|
Required
|
Required
|
Section 39-12.05D.1
|
Utility Plan Sheet
| |||
Fire hydrants: delineation and dimensions of existing
and proposed
|
Required
|
Required
|
Section 39-5.06
|
Fire access roads: delineation and dimensions
|
Required
|
Required
|
Section 39-5.06
|
Overhead and underground utilities: delineation
and dimensions; indication if relocation or modification proposed
|
Required
|
Required
|
Section 39-5.02
|
Transformers, HVAC, and other equipment: delineation
and dimensions
|
Required
|
Required
|
Section 39-5.02
|
Electric and communication service connections: existing and proposed location and conduit sizes
|
Required
|
Required
|
Section 39-5.02
|
Points of demarcation: path to and location of
|
Required
|
Required
|
Section 39-5.02
|
Utility easements: delineation and dimensions of
existing and proposed
|
Required
|
Required
|
Section 39-5.02
|
Water main and laterals: existing and proposed
locations and sizes
|
Required
|
Required
|
Section 39-5.02
|
Sanitary sewer mains: existing and proposed locations
and sizes
|
Required
|
Required
|
Section 39-5.02
|
Monitoring manhole location and size for nonresidential
developments
|
Required, if applicable
|
Required, if applicable
|
Section 39-5.02
|
Stormwater Drainage Sheet (Also see Chapter 29 Code of Ordinances.)
| |||
Topography at 2-foot contours
|
Required, if applicable
|
Required, if applicable
|
Article 39-5
Article 39-6
|
Existing water bodies and wetlands: delineation
and dimensions
|
Required, if applicable
|
Required, if applicable
|
Article 39-5
Article 39-6
|
Existing stormwater drainage infrastructure: delineation
and dimensions
|
Required, if applicable
|
Required, if applicable
|
Article 39-5
Article 39-6
|
Site grading and drainage pattern: existing and
proposed
|
Required, if applicable
|
Required, if applicable
|
Article 39-5
Article 39-6
|
Structural green infrastructure: delineation and
dimensions if known
|
Required, if applicable
|
Required, if applicable
|
Article 39-5
Article 39-6
|
Landscape Plan Sheet
| |||
Legend
|
Required
|
Required
|
Article 39-6
|
Landscaping, berms, fences, retaining walls, buffers,
and ground cover (existing and proposed): delineation and dimensions
|
Required
|
Required
|
Article 39-6
|
Structural green infrastructure
|
Required
|
Required
|
Article 39-6
|
Overhead and underground utilities
|
Required
|
Required
|
Article 39-6
|
Street trees: (delineation, caliper, and spacing
measurement)
|
Required
|
Required
|
Article 39-6
|
Parking lot, external: proposed plantings, ground
cover and dimensions
|
Required
|
Required
|
Article 39-6
|
Internal parking lot islands: proposed plantings,
ground cover and dimensions
|
Required
|
Required
|
Article 39-6
|
Pervious and impervious surface: (percentages)
|
Required
|
Required
|
Article 39-6
|
Building perimeter: square feet of areas
|
Required
|
Required
|
Article 39-6
|
Screening: types and dimensions
|
Required
|
Required
|
Article 39-6
|
Soil specifications: depth, type/mix, pH, open
soil surface area
|
Required
|
Required
|
Article 39-6
|
Planting and maintenance methods
|
Required
|
Required
|
Article 39-6
|
Clear vision corners
|
Required
|
Required
|
Article 39-6
|
Snow storage
|
Required
|
Required
|
Article 39-6
|
Tree survey
|
Required, if applicable
|
Required, if applicable
|
Article 39-6
|
Root protection plan
|
Required, if applicable
|
Required, if applicable
|
Article 39-6
|
Rationale for diversions from required standards,
i.e., overhead utilities
|
Required, if applicable
|
Required, if applicable
|
Article 39-6
|
Pavement Plan Sheet
| |||
Cross sections of proposed streets, driveways,
sidewalks, nonmotorized pathways, etc.
|
Required
|
Required
|
Article 39-10
|
Pavement materials: delineation
|
Required
|
Required
|
Article 39-10
|
Turning radius: drawings and measurements (design
vehicle and aerial fire apparatus, if applicable)
|
Required, if applicable
|
Required, if applicable
|
Article 39-10
|
Traffic circulation arrows and pavement markings,
if applicable
|
Required
|
Required
|
Article 39-10
|
Photometric Lighting Map
| |||
Professionally completed
|
Required, if applicable
|
Required, if applicable
|
Article 39-7
|
Lighting fixtures: locations, number, type, cut-off
percentage
|
Required, if applicable
|
Required, if applicable
|
Article 39-7
|
Footcandles: on site and to property lines
|
Required, if applicable
|
Required, if applicable
|
Article 39-7
|
Manufacturer lighting specifications: images required
|
Required, if applicable
|
Required, if applicable
|
Article 39-7
|
Structure Elevations
| |||
Architectural elevations of all proposed structures,
including receptacle enclosures
|
Required
|
Required
|
Section 39-5.12 (receptacles)
|
Heights of all proposed structures
|
Required
|
Required
|
Article 39-2
|
Building materials: include colors if known
|
Required
|
Required
|
Section 39-5.11
|
Window percentages
|
Required, if applicable
|
Required, if applicable
|
Article 39-3
|
Window visible light transmission (VLT): percentage
|
Required, if applicable
|
Required, if applicable
|
Article 39-3
|
Colored renderings
|
May be required
|
Preferred
|
—
|
Street Design for New Streets
| |||
Street realms
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Feature zones
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Sidewalks and/or nonmotorized pathways
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Crosswalks
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
On-street parking
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Bicycle lanes or cycle tracks
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Travel lanes
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|
Medians
|
Required, if applicable
|
Required, if applicable
|
Section 39-10.08B
|