(A) Generally.
(1) Projects requiring site plan review or a conditional use permit and proposed planned development districts must undergo the following procedure.
(2) Development plans will be reviewed using the information provided on them (as required by § 150.332) as well as the criteria established for the type of development plan under consideration.
(B) Pre-application meeting.
(1) (a) Prior to formally applying, the applicant may request a review of its preliminary development plan (developed to the requirements of § 150.332) at a meeting with the Township’s Public Works Director, Assessor, Zoning Administrator, Building Inspector, Fire Chief, and any other inspectors and officials as are desired by the township, to determine whether it meets all of the requirements of this chapter.
(b) The applicant must submit a completed application form and copies of the preliminary development plan at least 5 business days prior to the meeting.
(c) The applicant may be represented at the meeting, and may bring (if not previously provided) any other exhibits, plans, or documentation that may help to establish that the proposal meets the requirements of this chapter.
(2) The pre-application reviewers shall review the preliminary plan and its related documents, and shall present the following to the applicant:
(a) Provide any concerns they may have with the proposal;
(b) Indicate where more detail is needed on the proposal; and
(c) Supply a general consensus on the viability of the proposal.
(C) Review of preliminary development plans.
(b) The purpose of the preliminary review is to confirm compliance with township standards, policies, and relationship to the land use plan, as well as to suggest changes necessary, if any, for the final plan approval.
(2) The Planning Commission is the reviewer of preliminary development plan and its related documents. The Commission must render either a favorable or unfavorable recommendation.
(a) A favorable recommendation shall include a report to the applicant that he or she may proceed with initiation of the rezoning request. It shall be based on the following findings which shall be included as part of the recommendation:
1. The proposal conforms to the Comprehensive Plan;
2. The proposal meets the intent, objectives, and general requirements expressed in this chapter;
3. The proposal is conceptually sound in that it meets a community need and conforms to accepted design principals in the proposed functional roadway system, land use configuration, open space system, and drainage system; and
4. There are adequate services and utilities available or proposed to be made available in the construction of the development.
(b) 1. An unfavorable recommendation shall state clearly the reasons therefor and, if appropriate, indicate to the applicant what might be necessary in order to receive a favorable recommendation.
2. Within 10 days after receiving an unfavorable recommendation, the applicant may, if he or she wishes, initiate a final development plan review, which would be accompanied by an unfavorable recommendation from the Township Planning Commission.
(c) 1. The Zoning Administrator shall certify when all of the necessary application material has been presented, and the Zoning Administrator shall submit its report to the applicant within 30 days of the certification.
2. If no report has been rendered after 30 days, the applicant may proceed as if a favorable report was given.
(D) Review of final development plans. The Planning Commission and the Township Board review final development plans.
(1) Planning Commission action. All final development plans shall be considered within 60 days of placement on the first available Planning Commission agenda. The Planning Commission shall review the final development plan and its related documents, and shall render 1 of the following recommendations to the Township Board.
(a) Approval. Upon finding that the application and final development plan meet the criteria in the appropriate ordinance section, the Planning Commission shall recommend approval:
3. Section 150.273 for site plan review.
(b) Approval with minor revisions. Upon finding the application and final development plan meet the criteria in the appropriate ordinance section, except for minor revisions, the Planning Commission may recommend approval conditioned upon the revisions being made by the applicant and reviewed by appropriate township staff and/or consultants.
(c) Tabling. Upon finding that the application and final development plan do not, but could, meet the criteria in the appropriate ordinance section, upon making the revisions, the Planning Commission may table its recommendation for a specified period of time not to exceed 90 days, until the revised plan is resubmitted to the Planning Commission.
(d) Denial. Upon finding that the application and final development plan do not meet 1 or more of the criteria in the appropriate ordinance section, and those revisions necessary to meet the criteria are so extensive as to require the preparation of a new site plan, the Planning Commission shall recommend denial.
(2) Township Board action.
(a) All final development plans shall be considered after action is taken by the Planning Commission and within 60 days of placement on the first available Township Board agenda. The Township Board shall review the final development plan and its related documents, and shall render 1 of the following decisions.
1. Approval. Upon finding that the application and final development plan meet the criteria in the appropriate ordinance section, the Township Board shall approve the site plan.
2. Approval with minor revisions. Upon finding that the application and final development plan meet the criteria in the appropriate ordinance section, except for minor revisions, the Township Board may approve the final development plan conditioned upon the revisions being made by the applicant and reviewed by appropriate township staff and/or consultants.
3. Tabling. Upon finding that the application and final development plan do not, but could, meet the criteria in the appropriate ordinance section, upon the making of revisions, the Township Board may table action until the revised plan is re-submitted.
4. Denial. Upon finding that the application and final development plan do not meet 1 or more of the criteria in the appropriate ordinance section, and those revisions necessary to meet the criteria are so extensive as to require the preparation of a new site plan, the Township Board shall deny the site plan.
(b) Notwithstanding any language contained in division (D)(1) above, no final development plan approval for a site condominium project shall be final until the time as the applicant records a master deed for the project with the Jackson County Register of Deeds office and a copy of the recorded deed and a legible 24 inches x 36 inches map with the Township Assessing Department.
(Ord. -, Article V, § 5.20.1, passed 9-12-2006)