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Site Plan Review in the City of Muskegon
What is a Site Plan?
Most Michigan communities have some form of site plan review. The State of Michigan "City and Village
Zoning Act" defines the site plan as "the documents and drawings specified in the zoning ordinance necessary
to insure that the proposed land use or activity is in compliance with local ordinance, and state and federal
statutes."
The Benefits of Site Plan Review (SPR)
The whole point of reviewing a site plan is to make sure the site functions well, is attractive and safe for the
public. Poorly designed sites that are cramped, inconvenient, unsafe and unattractive can hurt a business and
impact on neighboring properties. It can also make a site more difficult to sell, lease or reuse. When reviewing
a site plan staff members imagine themselves on the site and visualizes such things as: how vehicles and people
will circulate on the site, how the rainwater will set or run off the site, where utilities will connect, how
emergency vehicles will access the site, and how the development will impact it's neighbors. In addition to
making sure the site plan meets the standards of the zoning ordinance, staff is available to assist the owner or
developer and can often make suggestions that may help the developer utilize the site better, which can reduce
costs, keep future development options open, and enhance the resale value of properties.
What Kind of Development Needs Site Plan Review?
All multi-family, commercial and industrial development needs site plan review and approval before the land
can be cleared and before a building permit can be issued. Changes to drives and parking lot configurations,
and expansions of parking areas also need site plan review. Larger projects (expansions and new development
of over 10,000 square feet or 2 acres in size and multi-family developments of over 8 units) must go before the
Planning Commission for review. Smaller developments only need staff review. Staff reviews every site plan
and will forward comments and recommendations to the Planning Commission as appropriate.
The SPR Process
1. The process starts with the Zoning Administrator (ZA), who coordinates the SPR process with other city
departments.
2. The ZA takes the application and appropriate fee. All SPR applications must be filled out completely and
accurately by the applicant in order to be accepted. Applications must be signed by the owner of the
property, unless an applicant has a signed agreement with the owner giving them permission to apply for
zoning approvals. Applications for staff review must be accompanied by 6 copies of a complete site plan.
Applications for Planning Commission review require 15 copies of the site plan. A site plan review
application must be accompanied by a $100.00 fee for a minor review (small addition or parking area), or a
$200.00 fee for major (new development or large addition) or Planning Commission review.
3. The ZA circulates copies of the site plan to the Engineering, Public Works, and Police Departments, and the
Fire Marshal. They route comments back to the ZA for compilation. Target turn-around for staff review is
approximately one week. It may be possible to perform the review in less time if all relevant information
and details are included and if the proposed development complies with all ordinance requirements.
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4. Planning Commission SPR takes place at their monthly meeting. The ZA compiles all comments about the
application into a staff report, which is sent to the Planning Commission (PC) members with a proposed
recommendation of approval, or approval with conditions. The staff report is also sent to the applicant at
the same time the packet is sent to the PC members. If the design of a particular site plan is seen as a
problem to the point where it may not receive approval, staff will work with the applicant to rework the plan
before bringing it to the Planning Commission. If staff is proposing any conditions to an approval, these
will also be listed in the staff report.
A note on conditions recommended by staff: Sometimes applicants will want to address proposed staff
conditions before the date of the PC meeting. Don't worry! Staff presents proposed conditions to the PC
that they may change, omit, or add to. Unless the project is large, complicated, and the changes are
significant, the Planning Commission generally approves the site plan with conditions and permits the ZA to
review the resubmitted site plan and give a final administrative approval. That means it does not have to go
back to the Planning Commission and the applicant is saved time and expense on both ends by not having to
provide several iterations of a site plan if the PC changes staff's proposed conditions at the meeting. Staff is
always available to discuss any questions or concerns with proposed conditions or ordinance requirements
before the PC meeting if the applicant wishes.
5. Once the site plan gets final approval, it's good for 12 months from that date.
What Should the Site Plan Include?
Sections 2330, 2331 and 2334 of the Zoning Ordinance address site plan review, landscaping, screening,
lighting and signs (respectively). Copies of these sections of the ordinance are available from the Planning
Department, second floor City Hall, 933 Terrace, (231)724-6702. The full zoning ordinance can also be
purchased for $25 or found on our website www.shorelinecity.com by selecting "Zoning" under "Your
Community".
To help sift through the technical language more quickly, below is an interpretation of the City's requirements.
They are in a checklist form so that items can be checked off when addressed.
Basic Information
Every site plan should have "the basics" so anyone reviewing it can understand where the site is and what is
being proposed. The sooner staff gets oriented, the quicker the review will be. The basics include such things
as:
North Arrow Road right-of-way line(s)
Scale Name(s) of the street(s) the property fronts on
Name of the site plan preparer Building footprint(s) for all existing structures
Property name and address and legal Building footprints for proposed additions or new
description buildings
Project description (may be on application). Building setbacks from all property lines and the road
ROW
Property boundaries, dimensions and lot size Existing/proposed utilities within a property.
District Requirements
Each zoning district has basic dimensional requirements to check. Requirements for each zoning district are
listed in the district's regulations, and are also shown on Table I of the Zoning Ordinance.
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Percentage of lot coverage by buildings and pavement
Percentage of usable open space (if applicable, associated with residential developments only)
Width to depth ratios (a lot can't be more than 3 times deeper than its width)
Maximum and minimum building heights (some downtown areas require at least 2 stories)
Maximum setbacks (some areas have a maximum setback to prevent large expanses of unused
parking)
Please note that a zero lot line may be used for buildings (i.e., no setback) on the rear property line and/or one
side property line under certain conditions.
Development Data
SPR regulations enable staff to ask for a variety of information to facilitate review. All of this information is
not necessarily needed for all projects. It's best to talk to staff ahead of time in order to help streamline the
process. Items that are often necessary include (ordinance section numbers are included for reference where
applicable):
Engineering and Utility Information
Spot grades or topographic lines and finished grades. (Section 2330-8-f-3)
Stormwater runoff calculations and a stormwater management plan. If possible, stormwater
should be retained in an on-site detention area. Required setbacks can be swaled to hold
stormwater. (Section 2302 & Section 2330-11-f)
Site-specific utility service info. such as on-site manholes, clean-outs, connection points, etc.
Parking, Access and Circulation (to be sure site circulation is efficient and safe)
Sidewalks are required to be provided both within the development and along the road right-of-
way (generally only for commercial and residential developments) (Section 2330-11-m)
Adequate numbers of parking spaces must be provided. Provide number of employees and
usable floor space for parking calculations. Shared parking agreements must be included if used
for parking allotments. They need to be irrevocable to protect everyone's current and future
interests. (Section 2326)
* Check to see if the property is located in the Downtown Parking Overlay District (Section 2326-12)
* Parking requirements vary according to the proposed use, see Section 2326 for details.
The minimum size for all parking spaces is 8 feet by 18 feet. (Section 2326-11)
Safe and well-marked drives cannot be too close to neighboring drives. Shared drives may be
required, and if so, a permanent access easement tied to the land must be provided. (Section 2330-8-f-14
& Section 2330-11-k)
Maneuvering lanes are required to be a minimum of 22 feet in width for two-way traffic and 12
feet in width for one-way (angled parking) traffic. (Section 2326-11)
Parking and loading areas must be paved and striped. A site plan note acknowledging the
requirement helps. Parking areas should also be defined by curbing or curb stops. Curbing
extends the life of pavement, can help direct stormwater, and prevents damage to landscaped
areas and fences. (Section 2326-7 & Section 2330-11-l)
Fire lanes and adequate hydrant access are required. Note fire lanes and hydrant or standpipe
locations. (Section 2330-11-i)
Landscaping islands or bump-outs are required for each 5,000 square feet of parking lot.
Creative design of parking lot landscaping is encouraged. Landscape islands/bump-outs must
have 1 canopy tree and 3 shrubs per island. (Section 2331-8)
All commercial and industrial uses must have a designated loading area for delivery trucks (at
least 10 feet x 50 feet). Maneuvering areas must be contained on the parcel to prevent safety
hazards in public streets. (Article II-5, Section 2326-9 & Section 2330-11-l)
Stacking spaces for drive-thru facilities need to be provided.
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Natural features, Landscaping, Screening and Lighting
The site plan needs to show an indication of where prominent natural features are, such as
existing trees, streams & hills. (Section 2331-2-d, Section 2330-8-f-10 & Section 2330-11-d)
The floodplain line and elevation above floodplain needs to be noted on the site plan. (Section 2330-8-
f-11, Section 2330-11-h, & Section 2323)
Existing vegetation must be marked as either to be preserved or to be removed. Existing
vegetation is required to be saved if practical, and can reduce new landscaping obligations (Section
2331-2-d, Section 2331-4, e, f, &h)
All sites are required to be landscaped with 1 canopy tree, 2 understory or evergreen trees and 2
shrubs for every 30 feet of frontage. Landscaping should be staggered or clustered and may
located in any setback area on the property. Native species are recommended for durability, as is
mixing up the species of landscaping materials. Staff can provide a reference list upon request.
(Section 2331-5-a&b, Section 2331-4-c, & Section 2331-3-a)
At least 50% of the required front setback must be landscaped and adjacent to the road right of
way (it may meander to allow for design flexibility for drives and parking, but remember to keep
larger plants away from drive entrances and signs so they don't block views). (Section 2331-5-a)
All required rear and side setbacks must be landscaped unless zero-lot line is used for the
building or a fire lane. (Section 2331-5-a)
Canopy trees need to be at least 12 feet high and a minimum caliper of 2 inches at 4 ½ feet above
the ground. Evergreen and understory trees need to be at least 6 feet high at planting. (Section 2331-5-c)
Landscaped areas are required to be irrigated. (Section 2331-6-b)
If adjacent to a residential use or zone, commercial or industrial uses (especially parking and
loading areas) must be screened by a fence, wall and/or heavy landscaping. Chain-link fence
with vinyl slats is an acceptable screening method. It is recommended to put curbing or curb
stops by fences and required setbacks to keep cars from damaging them. (Section 2331-7 & 9)
Fencing for screening must be at least 4 feet tall and may be required up to 6 feet. Fencing can't
be over 8 feet high and barbed wire is prohibited in the City. Front yard fencing over 4 feet must
be behind the required front setback. Fences can go right on the property line. Fences may not be
in the waterfront setback area. (Section 2331-7, 12-15, & 18)
Outdoor and rooftop mechanical equipment and outdoor storage must be screened unless an
industrial use abuts another industrial use. (Section 2331-10 & 11)
Dumpsters must be at least 5 feet from a building, out of public view, and screened. (Section 2331-11)
Provide information on outdoor lighting indicating height, fixture type and locations. Fixtures
and poles may be no more than 25 feet high and should be "cut-off" type to prevent light from
bleeding or glaring onto roadways or adjacent properties. (Section 2331-20)
Helpful Hints
1. Of course, if all the information and details necessary are provided on the site plan as originally submitted,
and if the plan meets all ordinance requirements, approval can be received very quickly. City staff likes to
be able to say "yes!" on the first go-around with a site plan.
2. Remember, the site plan is a contract with the community and should not leave out information. Site plan
notes assuring staff that you know what your responsibilities are help a speedy approval. For example, the
ordinance requires that existing trees be preserved if practical. Less tree removal saves you time, money
and may reduce landscaping requirements. It also makes the site more attractive and helps stormwater
runoff. If you have noted the trees on site, also note which ones are going "to be protected".
3. New developments should give reference points for adjacent development like driveways or buildings to
help with orientation and evaluation.
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4. Once you get a conditional approval, be sure to get an updated site plan back as soon as possible to the
ZA addressing those conditions. We have seen projects held up because a developer did not follow-up on
the conditions of the approval. Remember that you cannot apply for any building permits until you have
received final site plan approval.
5. Staff is here to help facilitate the development process--use our resources and ask for help if you need it!
Signs
Although you don't have to provide information on signs on the site plan, if you know what you want, you may
get initial sign approvals as part of the site plan review process.
In general, total wall signs may be up to 10% of the front building face in size and may be placed on any face of
the building (but not the roof). One pole sign is permitted, the size and height of which are tied to the size of
the frontage of the development (the bigger the frontage, the bigger the sign permitted). See Table II in the
zoning ordinance. Note: Sign permits will still be required at the time of sign placement because many of them
have electrical hook-ups.
Performance Guarantees
Both the staff and the Planning Commission have the right to require a performance guarantee in the form of a
letter of credit, escrow deposit or a bond. Guarantees are required for such things as ensuring the placement of
sidewalks, protection of existing trees, or completion of landscaping requirements.
Other Approvals
Sometimes developments are in a floodplain or critical dune area or they may involve altering a wetland and
dredging or filling navigable waters. These activities fall under state and/or federal law and often need state
level permits. The city also has locally and nationally designated historic districts and buildings. If a project
involves one of these sites, it may need Historic District Commission approval. Site Plan approval is often
conditioned upon getting these other approvals. Copies of such approvals should be provided to the ZA for the
project file.
Contact Information
Zoning: Lonna Anguilm, Office (231)724-6702, Fax (231)724-6790,
E-mail: lonna.anguilm@postman.org
Fire Department: Major Metcalf, Office (231)724-6793, Fax (231)724-6985,
E-mail: major.metcalf@postman.org
Engineering: Mohammed Al-Shatel, Office (231)724-6707, Fax (231)727-6904,
E-mail: mohammed.al-shatel@postman.org
Public Works: Kelly DeFrench, Office (231)724-4100, Fax (231)722-4188,
E-mail: kelly.defrench@postman.org
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