SITE PLAN REVIEW APPLICATION

PROJECT IDENTIFICATION Project Name:______________________________________ Project Address:____________________________________ Zoning District:______________________________________ Current Use & Occupant:___________________________ ___________________________________________________	CITY STAFF USE File #:_____________________________________________ Parcel#:__________________________________________ Date Submitted:__________________________________ Fee Paid:_________________________________________
APPLICANT/TENANT OR OWNER Name:_____________________________________________ Address:___________________________________________ City, State, Zip:_____________________________________ Ph. #:___________________Fax #:_____________________ Email:______________________________________________ 1. The applicant acknowledges review of the site plan requirements in the zoning ordinance (available at www.mqtcty.org or at city Hall). 2. The applicant acknowledges that the information in this application is correct and accurate. 3. The applicant authorizes City staff and board / commission members to visit the site as part of their review of this application. APPLICANT SIGNATURE:______________________________ Date:_______________________________________________ If the applicant is other than the owner, the owner herby grants permission for the applicant to act in his/her behalf. OWNER SIGNATURE:_________________________________ Date:_______________________________________________	ARCHITECT Name:_____________________________________________ Address:___________________________________________ City, State, Zip:_____________________________________ Phone #:__________________Fax #:___________________ Email:______________________________________________
	ENGINEER Name:_____________________________________________ Address:___________________________________________ City, State, Zip:_____________________________________ Phone #:__________________Fax #:___________________ Email:______________________________________________
	DESCRIPTION OF PROJECT: (use, building style and materials, ultimate ownership, phasing, start and completion etc., proposed timelines for work): ___________________________________________________ ___________________________________________________ ___________________________________________________ ______________________________________________

(NO WORK CAN COMMENCE UNTIL REVIEW PROCESS IS COMPLETED (INCLUDES CLEARING & EARTHWORK
PROJECT NAME ____________________ FILE #_____________________

PARCEL ___________________

PLEASE VERIFY THAT YOU HAVE ADDRESSED ALL THE ITEMS ON THIS LIST IN YOUR SITE PLAN. IF THERE IS NOTHING SHOWN ON THE SITE PLAN PLEASE INCLUDE A STATEMENT AS TO WHY IT HAS NOT BEEN SHOWN, OR MARK IT “NOT APPLICABLE”. FAILURE TO ADDRESS THESE ITEMS WILL DELAY APPROVAL. SITE PLAN REVIEW WILL NOT BE SCHEDULED UNTIL COMPLETE PLANS ARE SUBMITTED.

		Applicant		Department
		Location in site plans	N/A attach reason	Approved / Waived
	Zoning
1	Name of Applicant
2	Name of Developer
3	Name of Preparer & Professional Seal (architect, engineer or surveyor)
4	Date of Preparation/Revisions
5	North arrow and scale
6	Complete and current legal description and size of property in acres
7	Property lines and dimensions
8	Zoning and current land use of applicant’s and surrounding property, including property across any public or private street abutting the site.
9	Lot lines and structures on the property and within 100 feet of the site's property lines
10	Locations of all significant natural features (waterway, bluff, forest, etc.)
11	Location of access points on both sides of the street within 100 feet of the site; where access is proposed for the site
12	Existing and proposed topography @ 2 foot contour intervals
13	Building footprint(s) (proposed and existing)
14	Building setbacks
15	Building elevations and heights
16	Existing and proposed signage; (dimensions, area, heights, clearances and locations)
17	Illumination and construction details
18	Floor areas and ground coverages for residential
19	Indication of street right-of-way
20	Document access easements or agreements existing & proposed
21	Landscape preservation and planting details, common name, number and size at installation
22	Location and dimensions of parking spaces and proposed access drives – distances from adjacent driveways
23	Number of parking spaces required vs. number shown
	Planning
24	Name of existing & proposed streets; ROW & pavement widths & type
25	Identification of existing and proposed pedestrian or non-motorized paths
26	Character of development as related to the surrounding property and future development of the surrounding area
27	Traffic access management (features, traffic calming, etc.)
		Location in site plans	N/A attach reason	Approved / Waived
28	Identify phases of development; provide starting & completion dates
29	ADA compliance/issues
30	Location of waste storage/screening and outdoor storage areas
31	Location of loading/unloading areas and method of screening
32	Effect of project on public street connectivity
33	Effect on public trail system connectivity
34	Location width and materials of proposed path
35	Connectivity of proposed non-motorized and vehicular circulation to current network
36	Buffering of adjacent to residential areas (fencing, landscaping)
37	Street horizontal and vertical dimensions; including curve radii
38	Details of exterior lighting (night sky friendly), Location, height and shielding of existing and proposed fixtures
	Engineering
39	Include under general statements: “All utility construction work to be accepted by the City of Marquette into their utility system and all work done in public rights of way or easements must be done in accordance with Michigan Department of Transportation and City of Marquette standards and specifications.”
40	Off street parking lot, curb cut, water, sanitary sewer, storm sewer permits required? (obtain prior to construction activities)
41	Vehicle maneuvering lane size
42	Pavement width/type?
43	Vegetated buffer or curbing between street and sidewalk and between sidewalk parking areas
44	Storm sewer in right of way shall be reinforced concrete
45	Sumps in catch basins?
46	Plans to be stamped, dated and signed by a professional engineer
47	Downstream storm sewer capacity adequate?
48	Verify that storm water runoff volume or velocity is not increased onto adjacent properties
49	Does any earthwork disturb adjacent properties?
50	Wetland concerns/proper permits obtained?
51	Traffic impact minimal to existing conditions (stacking, etc)?
52	Vehicular and non-motorized circulation
53	Sanitary sewer inlet to outlet angles greater than or equal to 90º?
54	Is there a hydrant at the of any proposed dead end watermain?
55	Size and material type of proposed and existing utilities shown?
56	Street horizontal/vertical dimensions and radii
57	Width and materials for non-motorized paths
		Location in site plans	N/A attach reason	Approved / Waived
58	Dimension of access points including distance from adjacent driveways or intersecting streets
59	Profiles will be shown for all utilities to be accepted by the City of Marquette into their utility system. All grades, pipe sizes, pipe materials, inverts and rim elevations will be shown on the profiles (water mains must have a minimum of 6 feet of cover, sanitary sewer mains must be installed under water mains with 1.5 feet of clearance).
	Public Works
60	Delineate & dimension all public or private easements
61	Show public utility main locations & sizes within 100’ of property boundary
62	Extension or re-routing of public utility systems required
63	Capacity and condition concerns of existing utility lines to serve the project
64	Abandonment of existing utility lines associated with the project
65	Location of existing and proposed utility services (with sizes), including storm water to be shown
66	Utility metering requirements of the project
67	Backflow and cross connection requirements applicable to the project including any proposed irrigation systems
68	Sanitary waste pretreatment requirements
69	Adequate snow storage provided on the property, without clear vision or utility obstructions
70	Provisions to collect drainage from snow storage areas collected on property
71	Access to public property (permits required for any work on ROW) (drive sidewalk and trail connections)
72	Additions or changes to public signing or traffic control required or recommended
73	Additions to existing public sidewalks, or plowed routes, required or recommended
74	Impact of project on public snow removal/storage
75	Effect on plowing or ice control priorities
76	New signing, overhangs, access ramps, grade changes, retaining walls, fences, etc. to be constructed in City ROW or easements
77	Adequate, proper, and accessible on-site waste storage
78	Adequate clearances and clear vision maintained for maintenance and sanitation equipment
79	Removal, trimming, or planting of public trees required
80	Maintenance-friendly design for any portions of the project to become public property
81	Storage of hazardous materials associated with the project near public utilities
82	Blasting near public utilities associated with the project
	Fire Department
83	Buildings meet NFPA standards/NFPA Life Safety Code 101/BOCA National Property Maintenance Code.
84	Proper water supply for fire suppression including fire hydrants and water mains
		Location in site plans	N/A attach reason	Approved / Waived
85	Safe outlets for flushing fire hydrants
86	Easements to test hydrants
87	Water supply meets NFPA standards
88	Fire Apparatus Access
89	Surface Construction
90	Ability to support fire trucks
91	Fire truck angle of approach
92	Outside turning radius
93	Grade of drive or road ok
94	Overhead clearance adequate
95	Driveways and access roads meet NFPA standards
	Police Department
96	Cross reference with accident data at nearest intersection(s)
97	Any additional info necessary to establish compliance with City Ordinances, State or Federal Laws.

SITE PLAN REVIEW INFORMATION SHEET

Site plans must be submitted in accordance with section 80.62 of the Zoning Ordinance.

Uses subject to site plan review:

1. Conditional Uses;
2. Planned Unit Developments;
3. Any earthwork greater than 40,000 square feet in size;
4. New Construction, additions, alterations, or site improvements for any nonresidential building, including nonresidential accessory buildings or structures;
5. Conversion of an existing building or part thereof from a residential use to a nonresidential use, including site improvements that result from a change in the use of the building or part thereof from a residential use to nonresidential use;
6. New construction, additions, alterations, or site improvements for multifamily residential units that contain or will contain three (3) or more unit dwellings;
7. Any expansion or change in an existing land use if more parking is required;
8. Site improvements that include landscaping, lighting, parking, and site access.

SITE PLANS MUST INCLUDE THE ALL INFORMATION SPECIFIED ON THE ATTACHED CHECKLIST. IF ANY ITEMS ARE NOT APPLICABLE TO THE PROPOSAL A STATEMENT MUST BE ATTACHED EXPLAINING WHY THE INFORMATION IS NOT INCLUDED.

· The Planning Commission or the Zoning Administrator, prior to granting approval of a site plan, may request from the applicant any additional graphics or written materials, prepared by a qualified person or person(s), to assist in determining the appropriateness of the site plan. Such material may include, but is not limited to, photographs, estimated impact on public schools and utilities, and traffic impacts.

· The Zoning Administrator, engineering department, public works, fire department, and planning staff will review application materials to determine if they are in proper form, all of the required information is present, and the site plan is in compliance with applicable city ordinances and each will submit a report to the Zoning Administrator.

· If the site plan is determined to not be in compliance with the ordinances the Zoning Administrator shall deny approval of the site plan.

· The Zoning Administrator may approve or conditionally approve minor site plans which include additions, alterations, and renovations that are less than 20% of the size of the original building footprint or less than 2000 square feet, site improvements that are less than 20% of the site area or less than 2000 square feet (which ever is less), and all buildings less than 2000 square feet. All other site plans must be reviewed by the Planning Commission.

· Except as noted above, the Planning Commission shall approve, approve with conditions, or deny the site plan based on the compliance of the plan with city ordinances and the review standards of this ordinance. If conditional approval is granted, the conditions shall be stated specifically so that the Zoning Administrator or other reviewing departments can determine compliance with the conditions and grant approval following submission of revised plans; said review not to exceed ten (10) days.

· Zoning Compliance shall not be issued until the Planning Commission or the Zoning Administrator has approved the plan.

· Approval of a site plan, including conditions made as part of the approval, is attached to the property described as part of the application and not to the owner of such property.

ADDITIONAL REQUIREMENTS:

· Applications for final site plan approval shall be submitted to the Zoning Administrator at least 20 business days prior to the Planning Commission meeting at which the review is to take place.

· The site plan review application materials shall include all the following information, unless the Zoning Administrator determines that some of the required information is not reasonably necessary for consideration of the plan:

· Current proof of ownership or evidence of a contractual ability to acquire such land, such as an option or purchase agreement or a written statement from the property owner indicating permission for the filing of the application.

· 12 copies of plan sheets providing the information listed below. Sheet size of drawings shall be at least 24” X 36”, with graphics at an engineers scale of 1” = 20’ for sites of 20 acres or less; and 1” equals 50’ for sites over 20 acres. The surrounding area drawing may be at a scale of 1” = 100’.

· If the application is related to property scheduled for phased development, the proposed layout for the total projected development shall be indicated, and the projected scope and time period shall be estimated for each additional phase;

· Any other information necessary to establish compliance with this and other ordinances shall be included.

PLANNING COMMISSION & STAFF REVIEW STANDARDS: ORDINANCE SEC. 80.60 & 80.62.5

Each site plan shall be designed to ensure that:

1. The uses proposed will not harm the public health, safety, or welfare. All elements of the site plan shall be designed to take into account the site’s topography, the character of adjoining property, and the type and size of buildings. The site shall be developed so as not to impede the normal and ordinary development or improvement of surrounding property for uses permitted in this ordinance.

2. Safe, convenient, un-congested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets, and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points.

3. The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned street and pedestrian or bicycle pathways in the area. There shall be provided a pedestrian circulation system which is separated from the vehicular circulation system. In order to ensure public safety, special pedestrian measures, such as crosswalks, crossing signals and other such facilities may be required in the vicinity of schools, playgrounds, shopping centers, and other uses which generate a considerable amount of pedestrian traffic.

4. The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this ordinance. Landscaping shall be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding property.

5. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Surface water on all paved areas shall be collected so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water.

6. All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access as required by the Fire Department and Police Department.

7. All outside storage areas, including refuse storage stations, shall be screened from the view of the street and/or adjacent residentially zoned properties. All loading and unloading areas shall be reasonably screened for residentially zoned properties.

8. Exterior lighting shall be arranged so that it is deflected away from adjacent properties and bodies of water so that it does not impede the vision of traffic along adjacent streets or impair navigation on the waterway. Flashing or intermittent lights shall not be permitted.

9. For consistency in areas where adjoining properties face the street, the Planning Commission may require that primary structures shall be oriented so that their main entrance faces the street upon which the lot fronts. If the development is on a corner lot, the main entrance may be oriented to either street or to the corner.

10. No noise, vibration, dust, fumes, or other nuisance shall leave the property in a manner that affects the surrounding area.

a. The uses proposed will not harm the public health, safety, or welfare. All elements of the site plan shall be designed to take into account the site’s topography, the character of adjoining property, and the type and size of buildings. The site shall be developed so as not to impede the normal and ordinary development or improvement of surrounding property for uses permitted in this ordinance.

b. Safe, convenient, uncongested, and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets, and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points.

c. The arrangement of public or common ways for vehicular and pedestrian circulation shall be connected to existing or planned street and pedestrian or bicycle pathways in the area. There shall be provided a pedestrian circulation system which is separated from the vehicular circulation system. In order to ensure public safety, special pedestrian measures, such as crosswalks, crossing signals and other such facilities may be required in the vicinity of schools, playgrounds, shopping centers, and other uses which generate a considerable amount of pedestrian traffic.

d. The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this ordinance. Landscaping shall be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding property.

e. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system. Surface water on all paved areas shall be collected so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water.

f. All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access as required by the Fire Department and Police Department.

g. All outside storage areas, including refuse storage stations, shall be screened from the view of the street and/or adjacent residentially zoned properties. All loading and unloading areas shall be reasonably screened for residentially zoned properties.

h. Exterior lighting shall be arranged so that it is deflected away from adjacent properties and bodies of water so that it does not impede the vision of traffic along adjacent streets or impair navigation on the waterway. Flashing or intermittent lights shall not be permitted.

i. For consistency in areas where adjoining properties face the street, the Planning Commission may require that primary structures shall be oriented so that their main entrance faces the street upon which the lot fronts. If the development is on a corner lot, the main entrance may be oriented to either street or to the corner.

j. No noise, vibration, dust, fumes, or other nuisance shall leave the property in a manner that affects the surrounding area.