(A) Site plan review required.
(1) Site plan review and approval of all development proposals (except as otherwise provided herein) is required as set forth in division (B) below.
(2) The intent of this section is to provide for consultation and cooperation between the developer and the Planning Commission so that both parties might realize maximum utilization of land and minimum adverse effect upon the surrounding land uses.
(3) Through the application of the following provisions, the attainment of the Master Plan will be assured and the township will develop in an orderly fashion.
(4) Where it is determined by the Planning Commission and Zoning Administrator that certain requirements of this section are not necessary for the review and understanding of the proposal, the Planning Commission may waive the requirements.
(B) Site plan review required. A site plan shall be submitted to the Planning Commission for review whenever one or more of the following apply:
(1) Whenever a building permit is required for the erection or structural alteration of a building, not including the following:
(a) Single-family dwellings;
(b) Two-family dwellings;
(c) Farm buildings; and
(d) Accessory structures to the above uses (divisions (B)(1)(a) through (c) above.
(2) For the development of a platted subdivision, site condominium or condominium project;
(3) For the construction, use or establishment of a new or expanded parking or storage area;
(4) For all special land uses, except as provided for herein;
(5) For any change in use or class of use as determined significant by the Planning Commission. A significant change in use is considered to have occurred whenever a change would trigger different or additional zoning requirements, such as, but not limited to: number and or arrangement of off-street parking spaces, loading zones, points of ingress or egress, walls, greenbelt, buffer, screening, landscaping and the like;
(6) The erection of, or addition to, any major utility service facilities, including towers, substations, pump stations and similar facilities; and/or
(7) Planning Commission review may be waived and the site plan approved by the Zoning Administrator when, in the opinion of the Zoning Administrator, with concurrence of the Chairperson of the Planning Commission, the expansion of use or change in use will not involve changes substantial enough to warrant Planning Commission review. A written memorandum documenting this decision shall be prepared by the Zoning Administrator and signed by the Zoning Administrator and the Chairperson of the Planning Commission. The Zoning Administrator shall not have the authority to waive Planning Commission review for a proposed special land use or the expansion/alteration of an existing special land use.
(C) Site plan review criteria. The site plan shall be reviewed and approved by the Planning Commission upon finding that all the following conditions are met:
(1) The proposed use will not be injurious to the surrounding neighborhood;
(2) There is a proper relationship between thoroughfares and proposed service drives, driveways and parking areas;
(3) The location of buildings, outside storage receptacles, parking areas, screen walls and utility areas is such that the adverse effects of those uses will be minimized for the occupants of that use and the occupants of surrounding areas;
(4) It provides for proper development of roads, easements and public utilities and protects the general health, safety, welfare and character of the township;
(5) It meets township requirements and standards for grading and surface drainage and for the design and construction of storm sewers, storm water holding facilities, water mains, sanitary sewers and driveway approaches;
(6) All buildings or groups of buildings shall be so arranged as to permit emergency vehicle access by some practical means to all sides;
(7) Natural resources are preserved by developing in a manner that will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes and woodlands;
(8) 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;
(9) The location of buildings, parking, drives, landscaping and other improvements on the site is appropriate for the lot size and configuration;
(10) Landscaping, including trees, shrubs, and other vegetative material, is provided to maintain and improve the aesthetic quality of the site and the area; and
(11) The proposed use is in compliance with all township ordinances and any other applicable laws.
(D) Information required on site plan.
(1) Plans submitted for site plan approval shall contain all of the following data prior to approval of the plans by the Planning Commission.
(2) Final construction plans must be submitted to the Building Department and the construction plans must be reviewed and approved prior to obtaining a building permit.
(3) Site plans shall consist of an overall plan for the entire development.
(4) Sheet size shall be at least 24 inches by 36 inches with plan view drawn to a minimum scale of one inch equals 20 feet if the subject property is less than three acres and one inch equals 50 feet if three acres or more.
(5) Included on the site plan will be all dimensions, and the following.
(a) General information.
1. Proprietor’s name, address and telephone number;
2. Date (month, day, year), including revisions;
3. Title block;
4. Scale;
5. North point;
6. Location map drawn at a scale of one inch equals 2,000 feet, with north point indicated;
7. Architect, engineer, surveyor, landscape architect or planner’s seal;
8. Existing lot lines, building lines, structures, parking areas and the like, on the parcel, and within 100 feet of the site;
9. Proposed lot lines, property lines and all structures, parking areas and the like, within the site, and within 100 feet of the site;
10. Centerline and existing and proposed right-of-way lines;
11. Zoning classification of petitioner’s parcel and all abutting parcels;
12. Gross acreage figure; and
13. Proximity to major thoroughfare and/or section corners.
(b) Physical features.
1. Proposed locations of access drives, street intersections, driveway locations, sidewalks, signs, curbing and acceleration, deceleration and passing lanes;
2. Location of existing and proposed service facilities above and below ground, including:
a. Storage, loading and disposal areas for chemicals, hazardous substances, salt and fuels;
b. Water main, hydrants, pump houses, standpipes and building services and sizes;
c. Sanitary sewers and pumping stations;
d. Storm water control facilities and structures including storm sewers, swales, retention and detention basins, drainage ways and other facilities, including calculations for sizes; and
e. Location of all easements.
3. All buildings with dimensioned floor plans, setback and yard dimensions, and typical elevation views of proposed structures;
4. Dimensioned parking spaces and calculations, drives and method of surfacing;
5. Exterior lighting locations and illumination patterns;
6. Location and description of all existing and proposed landscaping, berms, fencing and walls;
7. Sidewalks and bike paths;
8. Trash receptacle pad location and method of screening;
9. Transformer pad location and method of screening;
10. Dedicated road or service drive locations;
11. Entrance details including sign locations and size;
12. Designation of fire lanes; and
13. Any other pertinent physical features.
(c) Natural features.
1. Existing topography with a maximum contour interval of two feet indicated. Topography on the site and beyond the site for a distance of 100 feet in all directions shall be indicated;
2. A grading plan showing finished contours at a maximum interval of two feet, correlated with existing contours so as to clearly indicate required cutting, filling and grading;
3. Location of existing drainage courses, lakes, ponds, wetlands, rivers and streams, including their water surface elevation, flood plain elevation and ordinary high water mark; and
4. Location of other natural resource features, including woodlands.
(d) Additional requirements for multiple-family, and planned unit development projects.
1. Density calculations by type of unit by bedroom count;
2. Designation of units by type of unit in each building;
3. Carport locations and details where proposed;
4. Specific amount of recreation space and locations;
5. Type of recreation facilities to be provided in recreation space; and
6. If proposed, details of community building and fencing of swimming pool.
(e) Additional requirements for commercial and industrial developments.
1. Loading/unloading areas;
2. Gross and usable floor area; and
3. Number of employees in peak usage.
(E) Application procedure. An application for site plan review shall be processed in the following manner:
(1) All site plans shall be submitted to the Zoning Administrator at least 15 days prior to the next regularly scheduled meeting of the Planning Commission and must contain the following to be accepted:
(a) A signed and complete application;
(b) Fifteen copies of the site plan or as otherwise specified by the Zoning Administrator on the application form;
(c) All items, as required by division (D) above, shown on the site plan; and
(d) Required fees as established by resolution of the Township Board.
(2) Upon satisfactory completion of the requirements of divisions (E)(1)(a) through (d) above, the Zoning Administrator shall:
(a) Forward a copy of the site plan and application to the appropriate department heads and consultants for review;
(b) Place review of the site plan on the next Planning Commission agenda; and
(c) Forward a copy of the site plan and application to each Commission member.
(F) Township review. Upon receipt of the site plan from the Zoning Administrator, the Planning Commission shall review the plan at its next regular meeting and thereafter approve or deny the site plan within a reasonable time.
(1) Upon determination of the Planning Commission that a site plan is in compliance with the zoning ordinance and other regulations, it will be so indicated on the site plan.
(2) Upon determination by the Planning Commission that a site plan is in compliance except with minor revisions, the Planning Commission may grant conditional approval. All revisions must be clearly delineated on copies required to be filed with the township.
(3) If extensive revision to the site plan is necessary to meet the ordinance and regulation requirements, the site plan shall be denied and the applicant requested to prepare an alternate site plan. In this case, “Denied” shall be written on the plan and reasons for denial indicated in the Planning Commission’s resolution.
(4) When a site plan has been reviewed by the Planning Commission and all steps completed, five copies of the application and plans will be marked approved or denied for the following distribution:
(a) One copy forwarded to the Township Clerk for permanent record;
(b) Two copies forwarded to the Zoning Administrator;
(c) One copy forwarded to the Township Planner or planning consultant; and
(d) One copy forwarded to the applicant.
(G) Effect of approval.
(1) When an applicant receives final site approval, he or she must develop the site in complete conformity with the approved site plan.
(2) The site plan approval shall be valid for a period of one year.
(3) If the project is not under construction with a building permit at the expiration of the approval time, the site plan approval becomes null and void, requiring the developer to make a new application for approval before the project is permitted to proceed.
(4) The Planning Commission may approve an extension to site plan approval.
(H) Amendment to approved site plans.
(1) Existing or proposed developments that have had site plan review and approval by the Planning Commission, as required herein, shall not be changed unless the proposed revisions are minor and are reviewed and approved by the Zoning Administrator with written concurrence of the Chairperson of the Planning Commission.
(2) All major revisions to approved site plans shall be subject to review and approval of the Planning Commission and shall be processed under the same procedure used for new site plans.
(Ord. passed 6-28-2006; Ord. passed 10-20-2008; Ord. passed 5-18-2009; Ord. passed 7-6-2010)