(A) Requirement; exceptions.
(1) Zoning approval issued for any purpose specified in an R3, CN, CT, LI or HI District shall require site plan approval by the Township Planning Commission and Township Supervisors except for any of the following:
(a) A change from a more restrictive permitted use to a less restrictive permitted use. For purposes of this division (A)(1), a less restrictive permitted use is sought when the proposed use of the site plan would require less restrictive area and height limitations, parking requirements, storm sewer drainage requirements and/or floodplain requirements than those limitations and requirements applying to the site use existing at the time of the zoning approval;
(b) Signs; and
(c) Plans for one single-family or one two-family residence.
(2) The Zoning Officer shall have discretion to waive the requirement of site plan approval for an addition to an existing structure or the construction of an accessory building where the addition or the accessory building does not exceed 500 square feet. In exercising said discretion, the Zoning Officer shall evaluate the effect of the addition or accessory building considering all relevant factors set forth in divisions (B)(2)(a) through (B)(2)(l) below.
(B) Specific requirements.
(1) Three copies of the site plan shall be submitted to the Commission at least 14 days prior to the regularly scheduled or special meeting at which it is to be reviewed. The 14-day requirement may be waived by the Planning Commission if a majority of the members present at the meeting agree that they have had sufficient time to review the site plan. All site plans must be approved by a majority of members present. Upon receiving approval from the Township Planning Commission, the site plan shall then be reviewed by the Township Board of Supervisors for approval. In addition to conforming to any specific requirements set forth in this chapter, the Planning Commission may recommend changes in the site plans which are deemed necessary to promote orderly development of the area.
(2) In addition to specific requirements of the district regulations, the site plan, as defined in § 154.004, shall provide for and contain the following:
(a) Location of the lot or lots with respect to adjacent streets and property owners;
(b) Critical dimensions of setback, yard area, paving, driveways, parking areas, landscape areas and other prominent features;
(c) Traffic circulation within the site;
(d) Location of vehicular access to the site;
(e) The height and bulk of structures;
(f) Location and size of signs, walls and fences to be constructed on the site;
(g) Provisions for storm drainage, including the drainage flow, catch-basin size and location of any storm sewers and discharge points from the site;
(h) Connections to all public utilities that are serving the site;
(i) Location, size and content of all underground storage tanks;
(j) Such additional information as may be required by Chapter 151, Floodplain Management, of this code of ordinances, as amended;
(k) Such additional information as may be necessary to show compliance with stormwater management regulations, as enacted or amended; and
(l) Parking calculations.
(C) Consideration of plan. In considering any plan hereunder, the Planning Commission and/or Board of Supervisors shall endeavor to ensure safety and convenience of traffic movement. In this connection, the Planning Commission shall refer to any traffic plan or study adopted by the township. Likewise, the Planning Commission and/or Board of Supervisors shall seek to assure harmonious and beneficial relationship of buildings and uses on the site as well as to contiguous properties and overall development in a manner not detrimental to the public at large. The Planning Commission shall report its findings and recommendations, in writing, to the Zoning Officer within 48 hours following the review meeting. The approval, for the purpose of obtaining zoning approval and a building permit, shall be valid for a period of 180 days, unless extended by the Township Board of Supervisors for reasonable cause shown.
(Ord. 678, passed 10-20-2010; Ord. 686, passed 4-18-2012)