Applications for proposed developments that meet any one or more of the applicability criteria in this section shall be reviewed through the site plan review process. Developments that do not meet any of the applicability criteria in this section shall be reviewed by the Buildings, Safety Engineering, and Environmental Department through its permitting process, provided, that a site plan review is not required for the construction or alteration of an individual single- or two-family dwelling.
(1) New construction that involves any one of the following:
a. Any new development that has more than 20,000 square feet of gross floor area, except that, on land zoned M1, M2, M3, M4 or M5, the threshold for industrial uses shall be 50,000 square feet of gross floor area
b. Projects with multiple principal structures on one zoning lot;
c. Any multiple-family residential or loft development with more 12 dwelling units;
d. Site condominium developments;
e. Projects in a 100-year floodplain; or
f. Any parking structure as defined in Section 50-16-341 of this Code.
(2) Additions and/or major structural alterations that involve any of the following:
a. Any development that has not more than 20,000 square feet of gross floor area where the addition or alteration results in a cumulative total of more than 20,000 square feet of gross floor area, considering existing floor area and proposed additions, except that, on land zoned M1, M2, M3, M4 or M5, the threshold for industrial uses shall be 50,000 square feet of gross floor area;
b. An increase of 25 percent or more in gross square footage to an existing building that contains more than 20,000 square feet of gross floor area, except that, on land zoned M1, M2, M3, M4 or M5, the threshold for industrial uses shall be 50,000 square feet of gross floor area; or
c. Projects in a 100-year floodplain.
(3) Any development with a lot area of more than one acre in cumulative total considering existing lot area and any proposed additional lot area, except that, on land zoned M1, M2, M3, M4 or M5, the threshold for industrial uses shall be three acres.
(4) Substantial changes in use within any building that has more than 20,000 square feet of gross floor area or of any use with a lot area of more than one acre, except that, on land zoned M1, M2, M3, M4 or M5, the threshold for industrial uses shall be 50,000 square feet of gross floor area and three acres. For purposes of site plan review, a substantial change in use is one that involves the establishment of a use from one of the major land use classifications that are set out in Article XII of this chapter, which are residential, public/ civic/institutional, retail/service/commercial, manufacturing/industrial, and other, where the use immediately preceding the new use was from a different major land use classification.
(5) Any conditional, regulated, or controlled land use and any case before the Board of Zoning Appeals as the body of first jurisdiction.
(6) Any use that has drive-up or drive-through facilities or a walk-up component.
(7) Projects within any PD, SD1, SD2, SD3 or SD5 District, provided, that, in the SD1, SD2, SD3 and SD5 Districts, alterations to an existing structure, that do not involve additions or major structural alterations, qualify for “expedited review” as provided for in Section 50-3-131(b) of this Code.
(8) Projects within the SD4 District that involve the following four utility uses: electric transformer station; gas regulator station; telephone exchange building; water works, reservoir, pumping station, or filtration plant.
(9) Projects seeking approval under the Alternative Residential Development Options provisions of Article XIII, Division 3, of this chapter.
(10) Urban farms and all other agricultural uses specified as a conditional use in Section 50-12-109 of this Code.
(11) Any new or newly established motor vehicle salesroom or sales lot for the sale of used vehicles.
Amended by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019);
Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019);
Amended by Ord. No. 2020-12 (JCC 2/18/2020, Passed 6/9/2020, Approved 6/15/2020, Published 8/21/2020, Effective 12/9/2020).
The site plan shall depict or disclose the following specific information:
(1) North arrow, legend, if applicable, with graphic and written scale;
(2) Property line dimensions with ties to major thoroughfares;
(3) Declaration whether site is within, adjacent to, across an alley, across a public or private street, across a railroad right-of-way, or not within, or adjacent to, or across an alley, or across a public or private street, or across a railroad right-of-way from a City of Detroit historic district, and boundaries of any such
historic district, if applicable;
(4) General layout and dimensions of proposed physical improvements showing the following,
as applicable:
a. Location of all existing structures to remain or be removed, and location of all proposed structures;
b. Distance between buildings;
c. Front, side, and rear setbacks;
d. Building footprints with square foot area indicated
e. Detail of foundations and other elements where such elements result in encroachment into the right-of-way;
f. Location of storage area(s) for hazardous substances;
g. Location of proposed parking and parking layout with square foot area indicated, and total number of off-street parking spaces provided;
h. Streets, drives, and rights-of-way;
i. Walls, fences, or greenbelts;
j. General landscaped areas;
k. Dumpster pad location and method of screening;
l. Location of loading and servicing areas;
m. Transformer location;
n. All mechanical equipment located outside the structure, which includes, but is not limited to, condensing units, and rooftop units;
o. Pedestrian sidewalks, paths, and non-vehicle walkways;
p. Locations of all signage and all sign structures;
q. Proposed site lighting;
r. Proposed contour changes; and
s. Proposed cutting, clearing, or retention of existing vegetation.
t. Proposed limits of “earth disturbance,” with square footage indicated.
u. Areas of “impervious surface,” as defined in Section 48-2-102 of this Code, with square footage indicated and with a distinction made between existing and proposed impervious surfaces.
(5) Any proposed filling, draining, cutting, dredging, grading, clearing, or other alterations that are proposed for wetlands, which shall be in accordance with Part 301 of the Michigan Natural Resources and Environmental Protection Act (NREPA), titled Inland lakes and Streams, being MCL 324.30107 through MCL 324.30113 and with Part 303 of the Michigan Natural Resources and Environmental Protection Act (NREPA), titled Wetland Protection, being MCL 324.30307 through 324.30323;
(6) Generalized location of proposed utilities including electrical, cable, telephone, gas connections, water connections, sanitary sewer connections, and storm connections, including location and size of any retention or detention ponds, and clearly labeling all proposed and existing easements;
(7) Street and road names for all proposed rights-of-way, proposed change in rights-of-way and private roads, and submission of project name and street names to City’s Street Naming Committee for suitability;
(8) Where phased construction is proposed, clearly delineate phases and timetable, and each phase must stand on its own regarding density, parking, and landscaping; and
(9) Development summary:
a. Allowable lot coverage versus proposed lot coverage;
b. Number and dimensions of required off-street parking spaces as specified in Article XIV, Division 1 of this Chapter versus proposed off-street parking spaces.
c. Number and dimensions of required off-street loading spaces as specified in Article XIV, Division 1 of this Chapter versus proposed off-street loading spaces.
Amended by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019); Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019).
The following attachments shall be provided in bound format:
(1) Narrative to include:
a. Overall description of the project in detail;
b. Existing and proposed use groups for existing and proposed structures;
c. Building descriptions in terms of building code construction type;
d. Copies of completed applications and/or permits for all applicable state, federal, or county agencies, including, but not limited to wetlands;
e. Anticipated volume of truck traffic and anticipated size of trucks regularly servicing the premises, for adequacy of turning radius on site; and
f. Other statements as may be specified by the reviewing body,
(2) Geotechnical study that is supplemented with Phase I Environmental Assessment, if necessary;
(3) Any baseline environmental assessment or Phase I Environmental Assessment that may have been prepared for the subject site;
(4) Traffic Impact Study, as provided for in Article XIV, Division 4 of this Chapter, if required, that analyzes safety and efficiency of access, adequacy of driveways and internal road systems, and impact on external roads;
(5) As may be required by the Planning and Development Department, documentation in advance, of compliance with the Operational Performance Standards, as provided for in Article XIV, Division 7 of this Chapter.
(6) Post-construction storm water management plan, in accordance with Chapter 48, Article III, Division 4, if required thereunder.
Amended by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019); Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019).
Within the following zoning districts, the Planning and Development Department shall have the power to review and approve preliminary and final site plans: R1, R2, R3, R4, R5, R6, B1, B2, B3, B4, B5, B6, M1, M2, M3, M4, M5, PI, TM, PR, W1, SD1, SD2, SD3 and SD4 with less than three (3) acres. The Buildings, Safety Engineering and Environmental Department is authorized to participate in the review of all site plans. The Water and Sewerage Department is authorized to participate in the review of all site plans. The Planning and Development Department shall involve other such departments as deemed necessary for proper site plan review, including, but not limited to, the Recreation Department; review of agricultural uses shall include the City Planning Commission staff, the Department of Public Works, and other departments and agencies as necessary.
Amended by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019); Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019).
Within the following zoning districts, the City Council shall have the power to review and approve site plans, after recommendation from the City Planning Commission: PD, PC, PCA, SD4 with three (3) acres, or more, and SD5. The Water and Sewerage Department is authorized to participate in the review of all site plans. The City Planning Commission shall involve other such departments, as deemed necessary, for proper site plan review including, but not limited to, the Buildings, Safety Engineering and Environmental Department and the Recreation Department; review of agricultural uses shall also include the Planning and Development Department, the Department of Public Works, and other departments and agencies as necessary. Any preliminary site plan approval by City Council shall be indicated by the adoption of a resolution, or in the case of a PD District, by the passing of an ordinance. The City Council may delegate final site plan approval to the City Planning Commission, which shall act consistent with its bylaws with regard to those matters reserved for itself and those matters delegated to its staff. Permit applications’ for “change of use” not involving alteration to the building or premises are subject to review and approval only by the City Planning Commission staff.
Amended by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019); Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019).
The proposed development shall comply with the post-construction stormwater management requirements set forth in Chapter 48, Article II, Division 4 of this Code.
Codified by Ord. No. 09-19 (JCC 5/14/2019, Passed 6/11/2019, Approved 6/17/2019, Published 6/27/2019, Effective 7/5/2019); Saved From Repeal by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019).