C-2 General Commercial C-3 Highway Commercial OSC Open … Site_plan... · 2020-06-01 · DRAFT Revision #3 065/2901/2020 Revision #2 You Daryl Anderson John Gormley Sec. 6-45. -–

DRAFT Revision #3

065/2901/2020 Revision #2

You

Daryl Anderson

John Gormley

Sec. 6-45. -– SITE PLAN REVIEW PROCEDURE AND PROCESS FOR:

CBD Central Business District

C-2 General Commercial

C-3 Highway Commercial

M-1 Light Industrial

OSC Open Space Conservation

PUD Planned Unit Development

Residential R-2 developments

Residential developments R-3

Site plan review shall not be required for individual single-family dwellings, or residential

accessory storage buildings.

Application. Any applicant shall submit a request for site plan approval on Application form

provided attached to this ordinance by filing with the zoning administrator, village office , and

if applicable planning commission completed forms, payment of the applicable review fees.

Is Sitea Site plan review required?

1. If youIf applicant answer is yes to any of the below listed question applicant

you are required to complete one (1) of the three (3) different (3) types of site plan

reviews listed below.

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Commented [JG1]: Some of this stuff is more like a form, than part of the ordinance.



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o Are you a new business? If so the owner of the business shall contact zoning

administrator foradministrator for guidance.

o Are you changing the size of the building, or moving the building?

o Does the lot abut / adjoins a residential district? WHY DO WE CARE ABOUT THIS

ONE?

o

o Does the project require a variance?

o Are you resurfacing an off-street parking lot that will alter the drainage

properties of the property?

o Are you creating a parking lot?

o Is this a site condominium project?

o Does the project require a special land use permit?

o Is there a change in use, ( Definition : Change of use or conversion means a

change from an existing specifically permitted use in the applicable zoning

district to a use not specifically listed / by right or are similar to such listed use

as allowed in the district Principal Permitted use / by right portion of each

individual zoning district regulations.

o or a development that could affect the compliance with the zoning regulations?

o Are you altering the interior / exterior structure i.e. New door openings, new

window openings?

o Major/ extensive/ extensive / Definition of significant iei.e. new service or

panels / additional plumbing fixtures requiring new main sanitary plumbing

,plumbing, tearing up floor to install new piping etc.. additional bathrooms

bathrooms) plumbing or electrical changes ? or at the determination of zoning

administrator.?

IF YOU ANSWERED “YES” TO ANY OF THESE QUESTIONS, YOU NEED TO GO THROUGH A SITE

PLAN APPROVAL PROCESS.

If your answer was yes you may want a PRE-PLANNING meeting with the Zoning Administrator,

DPW and other officials before the plan is submitted to the Planning Commission? If so, do you

want the Village Engineers, Attorney or other professionals/consultants at the table?

o Fill out a Pre-Planning Meeting Request Form NEED TO CREATE

o Village staff, including the Zoning Administrator and DPW will be happy to meet with

you to discuss your development plans. Note there will be fees for some of these

professionals. They are detailed in the Village of Pinckney Fee Schedule.

Are your materials complete?

Commented [JG2]: I’d say any change to size of building has to go through the formal site plan, as it has potential to run into set backs.






Commented [JG3]: Think we should use the terminology



Commented [JG4]: Need to define major.




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Would you like to do PRELIMINARY SITE PLAN REVIEW (to confirm compliance with the

Village Zoning Ordinance prior to final site plan review) The final site plan applications

includes all the information necessary to approve, approve with conditions or deny a

site plan)?

2. There are Three (3) types Site plan review processInformation required.

The Village of Stockbridge depending on one of the following actions requires a

submittal of one of the Three (3) different types of site plans which is determined by

site plan review requirement descriptions listed below, be completed and submitted to

village office for site plan review determination.

Site plan review #1. New business moving into and existing structure Site plan review

requirements. C.1.1. If a new business does not make any structural changes to the space or property

and business is one that is a permitted use and does not require additional parking / approved by right no site plan review is required.

C.1.2. The owner of the business shall contact the Villages zoning administrator to

obtain certification that the new business does not require either a Lite site plan or Normal extensive site plan review.

C.1.3. This is accomplished through the business submitting the attached form

depicting in detail the type of business specifically, hours of operation, zoning district classification business is located in, name of building owner and name of business owner with respective contact phone numbers to the village office and zoning administrator

C. 1.4. The zoning administrator shall provide certification of reviewing applicants

submitted compliance with the established criteria in C.1.1 that documents that as adherence to provision that provide exemption from filing either a lite or normal site plan. Three copies one to inspecting authority, one to applicant one to village clerk.,

C. 1.5 Effect of approval. Approval of a above submitted documentation authorizes

issuance of a certificate of zoning compliance.

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C.1.6. Expiration of approval. Approval of not requiring a site plan shall expire and be of no effect one year following the date of approval unless occupancy has begun on the property in conformance with the approved above listed certification.

C.1.7. Violations. The approved certificate shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved certification shall be deemed a violation of this chapter as provided in article 26, and shall be subject to all penalties therein.

Site Plan review (Light) # 2 - If the applicant is proposing a change that:

a. involves a change of existing permitted use to a different permitted use allowed by and supported by zoning administrator in the respective zoning district where it is proposed to be located.

b. involves a special use request if approved following compliance with 6-44 minus and engineering study

b. involves a permitted use or special use request that will not change any windows, exterior doors, load bearing interior walls, or restrooms,

c. does or does not involve acquiring a building permit, only for minor interior changes as approved by zoning administrator

d. does not involve any change to lot lines, roads, drives, curb cuts, driveways, exterior lighting, fencing, utilities, or signage issues, and

e. does not require creation of additional parking according to parking ordinance or

f. involves a zoning district (CBD) that does not require any parking requirements.

g. This type of site plan (Light) review does not require a sealed set of drawings.

h. application involving special use request must be supported by public hearing, notifying resident within 300 feet and planning commission review /approval must go before the planning commission for approval prior to occupancy. Again a sealed set of drawings is not required only if there are no structural changes or additional parking requirements.

Application Site plan Lite shall provide

2.1 Ten (10) , each on 8 ½” x 11” graph paper: drawing of proposed minor changes as listed in (2.1) below to interior structure Shall be submitted for review .and approval and shall contain the following information drawn by the Applicant on 8 ½” x 11” graph paper:




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2.2 Proprietors, applicants, and owner's names addresses and telephone numbers.

2.3 Date of preparation, including revisions

2.4. North arrow.

2.5. Location map - which can be a print off from a google map or similar application showing the location of the subject property and all property within 300 feet

2.6. Existing lot lines, building lines, structures, parking areas, etc., on the parcel.

2.7. Center line, and existing and proposed right-of-way lines of all streets.

2.8. Zoning classification of the parcel and all abutting parcels.

2.9. Gross acreage figure.

2.10. Acceleration, deceleration, passing lanes, and approaches.

2.11. Locations of existing service facilities above and below ground, including chemical and fuel storage tanks and containers, water supply facilities, sanitary sewage disposal facilities, stormwater facilities, and easements.

2.12. Location of all existing structures with approximate setback and yard dimensions.

2.13 Entrance details, including sign locations and size, existing fencing if any.

Site Plan Light – The Zoning Administrator shall review as follows:

2..2a. The zoning administrator shall review the site (as needed), the Zoning Ordinance, the proposed site plan light, section (b) (2.2) above, and anything else the Zoning Administrator determines relevant to make an independent determine if the Site Plan Light is appropriate.

2.2.c. If the Zoning Administrator determines a lite site plan is not appropriate, then the Zoning Administrator shall inform the application of his or her determination in writing and instruct the Applicant to proceed with a Site Plan Normal.

2.2d. If the Zoning Administrator determines it is appropriate to proceed with a lite Site Plan, then the Zoning Administrator shall determine the following:

(1) The plan conforms to all zoning ordinance regulations.

(2) All required information is provided.

(3) The proposed use complies with all village ordinances and any other applicable laws.

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(4) The site owns the appropriate number of REUs to conduct the business operation listed in the lite Site Plan.

2.2e. The Zoning Administrator shall approve, approve with conditions, or deny the site plan lite within 15 days of the date of the Applicant files the Site Plan Lite and pays the review fee to the Village. The time limit may be extended upon a written request by the applicant and approved by the Zoning Administrator. The Zoning Administrator may suggest and/or require modifications in the proposed site plan as are needed to gain approval. At the Zoning Administrator’s determination, the Site Plan Light maybe reviewed by the village engineer, DPW, and fire chief and their input taken into consideration in the approval process.

2.2f. Effect of approval. Approval of a site plan authorizes issuance of a certificate of zoning compliance.

2.2g. Expiration of approval. Approval of a site plan shall expire and be of no effect one year following the date of approval unless occupancy has begun on the property in conformance with the approved site plan and zoning permit. Approval shall also expire and be of no effect unless a building permit shall have been taken out within 180 days of the date of approval of the site plan and issuance of the certificate of zoning compliance.

2.2h. Amendment of approved site plan light. The zoning administrator shall have the authority to determine if a proposed change requires an amendment to an approved final site plan. A site plan may be amended upon application and in accordance with the procedure herein for a 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.

2.2i. Modification of plan during construction. All improvements shall conform to the final site plan light. 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 site plan approved by the planning commission shall require resubmittal to the planning commission. The planning commission, or zoning administrator may require the applicant to correct the changes to conform to the approved site plan.

2.2j. Violations. The approved site plan light shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved final site plan, shall be deemed a violation of this chapter as provided in article 26, and shall be subject to all penalties therein.


2.1 Site plan review is not required for R-1 and R-2 Districts

A. New business Site plan review requirements

B. Light site plan review process

C. Normal Site plan review process

2. Do you want a PRE-PLANNING meeting with the Zoning Administrator, DPW and other

officials before the plan is submitted to the Planning Commission? If so, do you want the

Village Engineers, Attorney or other professionals/consultants at the table?

o Fill out a Pre-Planning Meeting Request Form

o Village staff, including the Zoning Administrator and DPW will be happy to meet with

you to discuss your development plans. Note there will be fees for some of these

professionals. They are detailed in the Village of Pinckney Fee Schedule.

3. Are your materials complete?

o Would you like to do PRELIMINARY SITE PLAN REVIEW (to confirm general compliance

with the Village Zoning Ordinance prior to final site plan review)(final site plan applications

include all the information necessary to approve, approve with conditions or deny a site

plan)?

SITE PLAN REVIEW PROCEDURE AND PROCESS FOR: Residential developments R-3 (a) Prior to the issuance of building permits or commencement of construction for new

structures or structural modifications of existing structures or additions that expand floor area and special use permits Site plan review is required for all proposed uses and certain existing uses within the village where an alteration, modification, addition, expansion, change of permitted use or conversion. ( Definition : ( Change

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of permitted use or conversion means a change from an existing specifically permitted use in the applicable zoning district, to a use not specifically listed / by right or are similar to such listed use as allowed in the districts principal permitted use listing of district zoning regulation. ) or the change constitutes an change of use not specifically allowed by right increases or reduces the existing structure or use of more than 500 square feet or ten percent, whichever is less; or would require a variance from the provisions of this chapter, regardless of its size. Site plan review shall also be required prior to the initial paving of any off-street parking for any use for which off-street parking is required by this chapter. Note: Parking requirements for Businesses located within CBD are exempt from individual parking regulations.

(2) Site plan review shall not be required for interior, accessory, and subordinate buildings that

require no new or additional means of access, additional window openings thereto from

adjoining public roads or highways and complying with all zoning ordinance requirements.

(3) Site plan review shall not be required for individual single-family dwellings, or residential

accessory storage buildings.

(3) The village shall not issue a building or an occupancy permit for such use until a final site plan has been approved and is in effect.

(4) No grading, removal of trees or other vegetation, landfilling or construction of improvements shall commence for any development which requires site plan approval until a final site plan is approved and is in effect, except as otherwise provided in this article.

(1) Application . Any applicant shall submit a request for site plan approval by filing with the

zoning administrator , village office , and if applicable planning commission completed forms,

payment of the applicable review fees.

A. New business with no structural changes and permitted by right.

. Submit 6 (six) copies of completed new business certification application form.

Site Plan Normal # 3. – – C-2 General Commercial, C-3 Highway Commercial, M-1

Light Industrial.

The planning commission shall determine whether the plan meets the following specifications and standards:

C3.1 The plan conforms to all zoning ordinance regulations.

C3.2 All required information is provided.




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C3.3 The proposed use will not be injurious to the surrounding neighborhood and protects the general health, safety, welfare and character of the village.

C3.4 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 to all sides.

C3.5 The location of buildings is such that the adverse effects of such uses will be minimized for the occupants of that use and surrounding areas.

C3.6 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.

C3.7 Stormwater management systems and facilities will preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible and will not substantially reduce or increase the natural retention or storage capacity of any wetland, water body or water course, or cause alterations which could increase flooding or water pollution on or off site.

C3.8 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.

C3.9 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.

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

C3.11 The proposed use complies with all village ordinances and any other applicable laws.

B. Site plan Light review process

. Ten (10) , each on 8 ½” x 11” graph paper: drawing of proposed minor changes as listed in

(2.1) below to interior structure Shall be submitted for review .and approval and shall contain

the following information drawn by the Applicant on 8 ½” x 11” graph paper:

a. Proprietors, applicants, and owner's names addresses and telephone numbers.

b. Date of preparation, including revisions

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c.. North arrow.

d. Location map - which can be a print off from a google map or similar application showing

the location of the subject property and all property within 300 feet

e. Existing lot lines, building lines, structures, parking areas, etc., on the parcel.

h. Center line, and existing and proposed right-of-way lines of all streets.

i. Zoning classification of the parcel and all abutting parcels.

j. Gross acreage figure.

k. Acceleration, deceleration, passing lanes, and approaches.

l. Locations of existing service facilities above and below ground, including chemical and fuel

storage tanks and containers, water supply facilities, sanitary sewage disposal facilities,

stormwater facilities, and easements.

m. Location of all existing structures with approximate setback and yard dimensions.

u. Entrance details, including sign locations and size, existing fencing if any..

b. For 14 copies of the site plan drawing(s). 8 ½ x 11 paper Have you submitted 24” x 36” site

plan drawings: It is suggested that the applicant submits 4 copies, initially then once the Zoning

Administrator determines your submission is complete, 10 additional copies .A digital copy of

the drawings in PDF form.

The zoning administrator, upon receipt of the application, shall transmit only complete

submittals of the preliminary site plan drawings to the planning commission prior to its next

regular meeting

(2) Information required. The Village depending on the following actions requires one of the

types Three (3) different types of site plans listed be completed and submitted to village office

and zoning administrator and possibly to the planning commission for site plan normal.

A. New business Site plan review requirements

. If a new business does not make any structural changes to the space or property and business is one that is a permitted use / approved by right no site plan review is required.

. The owner of the business shallhowever contact the Villages zoning administrator to obtain certification that the new business does not require a Lite site plan or Normal extensive site plan review.

.This is accomplished through the business submitting the attached form depicting in detail the type of business specifically, hours of operation, zoning district classification business is

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located in, name of building owner and name of business owner with respective contact phone numbers to the village office and zoning administrator .

2.1 Site Plan (Light) - If the applicant is proposing a change that:

a. involves a change of existing permitted use to a different permitted use allowed by and supported by zoning administrator in the respective zoning district where it is proposed to be located.

b. involves a special use request if approved following compliance with 6-44 minus and engineering study

b. involves a propose permitted use or special use request that will not change any windows, exterior doors, load bearing interior walls, or restrooms,

c. does or does not involve acquiring a building permit, for minor interior changes as approved by zoning administrator

d. does not involve any change to lot lines, roads, drives, curb cuts, driveways, exterior lighting, fencing, utilities, or signage issues, and

e. does not require creation of additional parking according to parking ordinance or

f. involves a zoning district CBD that does not require any parking requirements.

g. This type of site plan (Light) review does not require a sealed set of drawings.involving special use request must be supported by public hearing, notifying resident within 300 feet and planning commission review /approval must. again a sealed sett of drawings is not required only if there are no structural changes or additional parking requirements .

2.3 SSite Plan (Normal) – C-2 General Commercial, C-3 Highway Commercial, M-1

Light Industrial

Site Plan Normal application requirements and process primarily for New facility or for a (special use request involving major changes to structure or is required by zoning administrator determination shall be submitted for review and approval by zoning administrator and planning commission as required by 6-44 and 6-45 (2.4) shall contain the following information:

Applicant shall provide fourteen (14) sealed copies of the site plan drawing. It is

suggested that the applicant submits 4 copies, initially then once the Zoning

Administrator determines your submission is complete, 10 additional copies. And a

digital copy of the drawings in PDF form.


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The sheet size shall be at least 24 inches x 36 inches with the plans drawn to a scale of

no greater than one inch = 50 feet for property less than three acres, or no greater

than one inch = 100 feet for property three acres or more.

Location map drawn to a scale of one inch = 2,000 feet with north arrow indicated.

Architect, engineer, surveyor, landscape architect, or planner's seal.

The zoning administrator, upon receipt of the application, shall transmit only complete submittals of the preliminary site plan drawings to the planning commission prior to its next regular meeting

iIf the Application is proposing a change that:

a.3.a does involves creating a new structure, requires sealed drawings submittal of all applicable site plan review data listed in 2.4 below and applicable permits and approval of planning commission

3b. does a change of the permitted use by right to a use to a use requiring a special use permit in the zoning district where it is proposed to be located that requires involving major changes to structure i.e. adding an addition either horizontal or vertical, major changes to grounds, parking lot drainage, additional parking requires Sceiledealed drawings. and applicable permits and prior approval of planning commission

3c. does involve or major changes to interior walls: load bearing or not load bearing require sealed architect or engineer approval drawings.

3b. does involvesinvolve a proposal that changes the location or size of exterior windows/doors, major interior walls, or restrooms requires sealed drawings. and applicable permits and planning commission

3e. does involve any changes to lot lines, roads, drives, curb cuts, driveways, major changes to exterior lighting, changes to parking requirements, major land scaping, fencing, utilities, or signage issues, requires sealed drawings and applicable permits and planning commission

C. Site Plan Normal application requirements and process New facility a – shall be submitted for review and approval by zoning administrator and planning commission as required by 6-44 and 6-45 (2.4) shall contain the

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following information: copies.The applicant along with application shall

provide :

o Sealed Drawings done to the correct scale based on the size of the site

containing the below listed information.

o Name, address and phone number of applicant(s) and property owner(s)

o Scale, north arrow, date of original drawing and date of each revision.

o Address, legal description and zoning district(s) of the site

o Gross site area

o Location and length of all lot and/or property lines title commitment

,surveycommitment, survey or policy

o Significant natural features such as steep slopes, existing trees, floodplains,

wetlands, lakes, ponds, rivers or creeks including ordinary high-water mark(s)

o Location and dimensions of the following, both existing and proposed within

250 feet:

o Structures

o Sidewalks, curb cuts, driveways, parking areas and off-street parking spaces

o Fences, walls, landscape buffers and plantings

o Signs

o On-site wells and septic systems or public water and sewer hookups

o Outdoor waste, material and/or equipment storage areas

o Dry wells

o Open space recreation areas

o Loading/unloading areas, and

o Curbing

o Location and dimensions of all roads providing access and/or adjacent to the

site

o Statistical data:

o Number of structures

o Number of sub-units per structure

o Size of each unit

o Total area involved

o Percent of area being developed

o Percent of area used for structures

o Percent left undeveloped

o Percent of impervious/pervious surfaces

o Legal descriptions of all parcels

o Vehicular and pedestrian circulation features within and adjacent to the site

o Acceleration, deceleration, passing lanes, and approaches.

o Location of all proposed landscaping, greenbelts, separation berms, fences

and wall



o Topographic survey

o Detail of the specific uses of the project under consideration for a special use

permit

o Impact Assessment Report, if required

o Area wide plan

o Property lines of all adjacent parcels and other affected parcels

o Existing sanitary sewers, storm sewers, water mains, watercourse

centerlines, and natural features

o Proposed utilities and their connection to existing utilities in plain view and

clearly labeled, including rim elevations, invert elevations, pipe sizes, pipe

directions and pipe lengths between structures

o Enough information regarding existing and proposed sanitary sewer must be

supplied to show that the proposed sanitary sewer would adequately service

the required area.

o Outline of proposed detention and/or retention basins and proposed outflow

location

o Zoning, parcel identification numbers, and owner’s name of each parcel for

all properties shown on the plan

o Existing contours and off-site drainage area delineations

o Wetland compliance

o Name, address, phone number and seal of the professional registered in the

State of Michigan responsible for preparing the plan

o Gross and net site area

o General description of deed restrictions if any

o Or lotLot lines

o Notation of performance guarantees to be provided

o Notation of any variances that have been or must be secured

o Cover sheet with index of all sheets

o Sufficient detail to properly show the proposed information and methods of

construction

o Natural features – topography, drainage flow, soil characteristics, existing

natural features – trees, wetland areas, high water marks

o Landscape plan – proposed plant material

o Structures – location, area, height in feet and stories and use of all

structures on site, setbacks, layout, elevation and floor area of each

building, distances between structures.

o Existing and proposed lot lines, building lines, structures, parking areas,

etc., on the parcel and within 100 feet of the parcel.

o Roads and access

o Parking

o Signs

o Lighting

o Waste Storage

o Easements

o Proposed Existing topography with a maximum contour interval of two feet,

including topography on the site and within 100 feet of the site in all

directions.

o A grading plan, showing finished contours at a maximum interval of two feet, correlated with existing contours to clearly indicate required cutting, filling, and grading.

o Locations of existing and proposed service facilities above and below ground, including chemical and fuel storage tanks and containers, water supply facilities, sanitary sewage disposal facilities, stormwater facilities, and easements.

o Location of all structures with setback and yard dimensions.

o Dimensioned parking spaces, drives, and method of surfacing.

o Trash receptacle pad location and method of screening.

o Transformer pad location and method of screening.

o Dedicated road or service drive locations.

o Entrance details, including sign locations and size.

o Parking calculations.

o Exterior lighting locations and illumination patterns.

o The site owns the appropriate number of REUs to conduct the business operation.

o Location and description of all existing proposed landscaping berms, fencing and walls

o Soil erosion and sediment control

o Date of preparation, including revisions

o Designation of fire lanes.

a. Proprietors, applicants, and owner's names addresses and telephone numbers.

b. Date of preparation, including revisions

c. The sheet size shall be at least 24 inches x 36 inches with the plans drawn to a scale of no greater than one inch = 50 feet for property less than three acres, or no greater than one inch = 100 feet for property three acres or more.

d. North arrow.

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e. Location map drawn to a scale of one inch = 2,000 feet with north arrow indicated.

f. Architect, engineer, surveyor, landscape architect, or planner's seal.

g. Existing and proposed lot lines, building lines, structures, parking areas, etc., on the parcel and within 100 feet of the parcel.

h. Center line, and existing and proposed right-of-way lines of any street.

i. Zoning classification of the parcel and all abutting parcels.

j. Gross acreage figure.

k. Acceleration, deceleration, passing lanes, and approaches.

l. Locations of existing and proposed service facilities above and below ground, including chemical and fuel storage tanks and containers, water supply facilities, sanitary sewage disposal facilities, stormwater facilities, and easements.

m. Location of all structures with setback and yard dimensions.

n. Dimensioned parking spaces, drives, and method of surfacing.

o. Parking calculations.

p. Exterior lighting locations and illumination patterns.

q. Location and description of all existing and proposed landscaping, berms, fencing, and walls.

r. Trash receptacle pad location and method of screening.

s. Transformer pad location and method of screening.

t. Dedicated road or service drive locations.

u. Entrance details, including sign locations and size.

v. Designation of fire lanes.

w. Existing topography with a maximum contour interval of two feet, including topography on the site and within 100 feet of the site in all directions.

x. A grading plan, showing finished contours at a maximum interval of two feet, correlated with existing contours to clearly indicate required cutting, filling, and grading.

y. Location of existing wetlands, and natural resource features, including woodlands and areas with slopes greater than ten percent (one foot of vertical elevation of every ten feet of horizontal distance).

DB. For residential developments: R-2, in addition to regular site plan requirements

1. Density calculations by type of unit by bedroom counts;counts.

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

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3. Carport locations and details where proposed.

4. Specific amount, and location of recreation space.

5. Insure adequate public and private facilities including off -street parking, utilities, and adequate lot size to accommodate residents without impairing the character of the neighborhood.

6. Sealed sets of drawing

7. Site plan approval requirements. Approval of the site plan for residential development documents by the planning commission shall be required as a condition to the right to construct, expand or convert a site residential development project. No permits for erosion control, building construction, grading, or installation of public water or sanitary sewerage facilities shall be issued for property in a site Commercial and Industrial development until a site plan has been approved by the planning commission and is in effect.

dd.C. For cCommercial and iIndustrial developments: C-2 General Commercial C-3

Highway Commercial, M-1 Light Industrial in addition to regular site plan requirements

1. Loading/unloading areas.

2. Gross and useable floor areas.

3. Number of employees in peak usage

4. Sealed sets of drawing

5. Approval of the site plan and Commercial and Industrial developments documents by the planning commission shall be required as a condition to the right to construct, expand or convert a site condominium project. No permits for erosion control, building construction, grading, or installation of public water or sanitary sewerage facilities shall be issued for property in a site Commercial and Industrial development until a site plan has been approved by the planning commission and is in effect.

D. For Condominium projects 6-.46. General requirements in addition to regular site plan

requirements:



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(1) Each condominium lot shall be located within a zoning district that permits the proposed use.

(2) Each condominium lot shall front on and have direct access to a public street approved by the village.

(3) Each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which located, and the provisions of any other statutes, laws, ordinances, and/or regulations applicable to lots in subdivisions.

(4)In the case of a site condominium containing single-family detached dwelling units, not more than one dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use except in a planned unit development (PUD) district. Required yards shall be measured from the boundaries of a condominium lot.

(5). Sealed sets of drawing

(6) Site plan approval requirements. Approval of the site plan and condominium documents by the planning commission shall be required as a condition to the right to construct, expand or convert a site condominium project. No permits for erosion control, building construction, grading, or installation of public water or sanitary sewerage facilities shall be issued for property in a site condominium development until a site plan has been approved by the planning commission and

is in effect.

OVERAL GENERAL APPROVALS REQUIRED FOR NORMAL SITE PLAN

4.0 Planning commission action. The planning commission shall approve, approve with conditions, or deny the site plan within 30 days of the date of the planning commission meeting at which the site plan is first heard. The time limit may be extended upon a written request by the applicant and approved by the planning commission. The planning commission may suggest and/or require modifications in the proposed site plan as are needed to gain approval. All engineering drawings and plans shall be reviewed by the village engineer, DPW, and fire chief before a site plan may be approved by the planning commission.







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5.0 Effect of approval. Approval of a site plan authorizes issuance of a building permit or, in the case of uses without buildings or structures, issuance of a certificate of zoning compliance.

5.1 Expiration of approval. Approval of a site plan shall expire and be of no effect one year following the date of approval unless construction has begun on the property in conformance with the approved site plan. Approval shall also expire and be of no effect unless a building permit shall have been taken out within 180 days of the date of approval of the site plan.

6.0 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. A site plan may be amended upon application and in accordance with the procedure herein for a 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.

7.0 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 site plan approved by the planning commission shall require resubmittal to the planning commission. The planning commission, or zoning administrator may require the applicant to correct the changes to conform to the approved site plan.

8.0 Phasing of development. The applicant may, at his discretion, divide the proposed development into two or more phases. In such case, the site plan shall cover the entire property involved and shall clearly indicate the location, the size, and character of each phase.

9.0 Inspection. The building inspector shall be responsible for inspecting all improvements for conformance with the approved site plan. All subgrade improvements such as utilities, sub-base installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall be responsible for requesting the necessary installation.

The building inspector shall notify the zoning administrator, in writing, when a development for which a site plan is approved has passed inspection with respect to the approved final site plan. The building inspector shall notify the zoning administrator, in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan and shall advise the zoning administrator of steps taken to achieve compliance. In such case, the building inspector shall periodically notify the zoning administrator of progress towards compliance with the approved final site plan and when compliance is achieved.

10.0 Violations. The approved site plan shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved final site plan, shall be deemed a violation of this chapter as provided in article 26, and shall be subject to all penalties therein.

(3) The village shall not issue a building or an occupancy permit for such use until a final site plan has been approved and is in effect.

(4) No grading, removal of trees or other vegetation, landfilling or construction of improvements shall commence for any development which requires site plan approval until a final site plan is approved and is in effect, except as otherwise provided in this article.

(C) Standards for review. In reviewing the two types of site plan specified above, shall be handled as follows:

C1. moving into and existing structure SiteC.1.1 C.1.2 either LiteC.1.3

C. 1.4. The zoning administrator shall provide certification of reviewing applicants submitted compliance with the established criteria in C.1.1 that documents that as adherence to provision that provide exemption from filing either a lite or normal site plan. Three copies one to inspecting authority, one to applicant one to village clerk., C. 1.5 Effect of approval. Approval of a above submitted documentation authorizes issuance of a certificate of zoning compliance.

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C.1.6. Expiration of approval. Approval of not requiring a site plan shall expire and be of no effect one year following the date of approval unless occupancy has begun on the property in conformance with the approved above listed certification. C.1.7. Violations. The approved certificate shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved certification shall be deemed a violation of this chapter as provided in article 26, and shall be subject to all penalties therein. C2. Site Plan Light – The Zoning Administrator shall review as follows:

1.1 2.1 The zoning administrator shall review the site (as needed), the Zoning Ordinance, the proposed site plan light, section (b) (2.2) above, and anything else the Zoning Administrator determines relevant to make an independent determine if the Site Plan Light is appropriate.

2.1.1 If the Zoning Administrator determines a lite site plan is not appropriate, then the Zoning Administrator shall inform the application of his or her determination in writing and instruct the Applicant to proceed with a Site Plan Normal.

2.1.2 If the Zoning Administrator determines it is appropriate to proceed with a lite Site Plan, then the Zoning Administrator shall determine the following:

(1) The plan conforms to all zoning ordinance regulations.

(2) All required information is provided.

(3) The proposed use complies with all village ordinances and any other applicable laws.

(4) The site owns the appropriate number of REUs to conduct the business operation listed in the lite Site Plan.

2.2 The Zoning Administrator shall approve, approve with conditions, or deny the site plan lite within 15 days of the date of the Applicant files the Site Plan Lite and pays the review fee to the Village. The time limit may be extended upon a written request by the applicant and approved by the Zoning Administrator. The Zoning Administrator may suggest and/or require modifications in the proposed site plan as are needed to gain approval. At the Zoning Administrator’s determination, the Site Plan Light maybe reviewed by the village engineer, DPW, and fire chief and their input taken into consideration in the approval process.

2.3 Effect of approval. Approval of a site plan authorizes issuance of a certificate of zoning compliance.

2.4 Expiration of approval. Approval of a site plan shall expire and be of no effect one year following the date of approval unless occupancy has begun on the property in conformance with the approved site plan and zoning permit. Approval shall also expire and be of no effect unless a building permit shall have been taken out within 180 days of the date of approval of the site plan and issuance of the certificate of zoning compliance.

2.5 Amendment of approved site plan light. The zoning administrator shall have the authority to determine if a proposed change requires an amendment to an approved final site plan. A site plan may be amended upon application and in accordance with the procedure herein for a 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.


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2.6 Modification of plan during construction. All improvements shall conform to the final site plan light. 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 site plan approved by the planning commission shall require resubmittal to the planning commission. The planning commission, or zoning administrator may require the applicant to correct the changes to conform to the approved site plan.

2.7 Violations. The approved site plan light shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved final site plan, shall be deemed a violation of this chapter as provided in article 26, and shall be subject to all penalties therein.

C. 3 Site Plan Normal – the planning commission shall determine whether the plan meets the following specifications and standards:

3.1 The plan conforms to all zoning ordinance regulations.

3.2 All required information is provided.

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

3.4 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 to all sides.

3.5 The location of buildings is such that the adverse effects of such uses will be minimized for the occupants of that use and surrounding areas.

3.6 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.

3.7 Stormwater management systems and facilities will preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible and will not substantially reduce or increase the natural retention or storage capacity of any wetland, water body or water course, or cause alterations which could increase flooding or water pollution on or off site.

3.8 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.

3.9 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.

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

3.11 The proposed use complies with all village ordinances and any other applicable laws.

4.0 Planning commission action. The planning commission shall approve, approve with conditions, or deny the site plan within 60 days of the date of the planning commission meeting at which the site plan is first heard. The time limit may be extended upon a written request by the applicant and approved by the planning commission. The planning commission may suggest and/or require modifications in the proposed site plan as are

needed to gain approval. All engineering drawings and plans shall be reviewed by the village engineer, DPW, and fire chief before a site plan may be approved by the planning commission.

5.0 Effect of approval. Approval of a site plan authorizes issuance of a building permit or, in the case of uses without buildings or structures, issuance of a certificate of zoning compliance.

5.1 Expiration of approval. Approval of a site plan shall expire and be of no effect one year following the date of approval unless construction has begun on the property in conformance with the approved site plan. Approval shall also expire and be of no effect unless a building permit shall have been taken out within 180 days of the date of approval of the site plan.

6.0 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. A site plan may be amended upon application and in accordance with the procedure herein for a 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.

7.0 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 site plan approved by the planning commission shall require resubmittal to the planning commission. The planning commission, or zoning administrator may require the applicant to correct the changes to conform to the approved site plan.

8.0 Phasing of development. The applicant may, at his discretion, divide the proposed development into two or more phases. In such case, the site plan shall cover the entire property involved and shall clearly indicate the location, the size, and character of each phase.

9.0 Inspection. The building inspector shall be responsible for inspecting all improvements for conformance with the approved site plan. All subgrade improvements such as utilities, sub-base installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall be responsible for requesting the necessary installation.

The building inspector shall notify the zoning administrator, in writing, when a development for which a site plan is approved has passed inspection with respect to the approved final site plan. The building inspector shall notify the zoning administrator, in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan and shall advise the zoning administrator of steps taken to achieve compliance. In such case, the building inspector shall periodically notify the zoning administrator of progress towards compliance with the approved final site plan and when compliance is achieved.

10.0 Violations. The approved site plan shall regulate development of the property and any violation of this article, including any improvement not in conformance of the approved final site plan, shall be deemed a violation of this chapter as provided in article 26, and

shall be subject to all penalties therein. Village of Stockbridge

Application for Site Plan Review

183%

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To: ZONNG ADMNISTRATOWP1anning Commission- VILLAGE OF STOCKBRIDGE

From: Phone:

Address:

A. PROPERTY INFORMATION

1. Property Legal Description:

2. Address of Property:

3. Tax ID number of property:

4. Existing Zoning of Property in Question:

5. Area of Subject Parcel in Acres (If less than 1 Acre, in Square Feet):

B. General Description of the Proposed Development:

C. OTHER INFORMATION as may be required by provisions of the zoning ordinance. Additional

information attached and made a part of this application is as follows:

I understand the fee for a Site Plan Review is $500.00 plus actual costs of administration,

planner review fees, engineering fees and legal fees.

Signed: Date:

D. OFFICIAL ACTION

Date Received: Type of Action:

Zoning Administrator

STOCKBRIDGE VILLAGE COUNCIL

Date Received: Type of Action:

Village President

Documents

C-2 General Commercial C-3 Highway Commercial OSC Open … Site_plan... · 2020-06-01 · DRAFT Revision #3 065/2901/2020 Revision #2 You Daryl Anderson John Gormley Sec. 6-45. -–