§ 29.04 PLANNED DEVELOPMENT PROCEDURES AND REQUIREMENTS.

   A.   Intent.

      The procedures and standards in this section are intended to provide a uniform method for review of planned development proposals. These procedures and standards are intended to assure full compliance with the standards contained in this Ordinance, particularly Article 25.00, and other applicable local ordinances and state and federal laws.

      The approval of a planned development application shall require an amendment to the Zoning Ordinance to revise the zoning map and designate the subject property as “PD, Planned Development .” Approval granted under this article, including all aspects of the final plan and conditions imposed on it, shall constitute an inseparable part of the zoning amendment.

   B.   Summary of review procedures. A summary of the steps involved in the review of planned development applications follows:

Review Procedures	Zoning Ordinance Section
Step 1   Optional pre-application conference	29.04 (D)
Step 2   Submit conceptual review application	29.04 (E)
Step 3   Planning Commission and Township Board conceptual review	29.04 (E)
Step 4   Submit Phase 1 application	29.04 (F)
Step 5   Public hearing	29.04 (F3)
Step 6   Planning Commission Phase 1 review	29.04 (F4)
Step 7    Submit Phase 2 (final) review application	29.04 (G)
Step 8   Planning Commission final review and action	29.04 (G2)
Step 9   Submit proposal to County Coordinating Committee (if required)	29.04 (H)
Step 10   Township Board final review and action	29.04 (I)

 

   A detailed explanation of the review procedures follows:

   C.   General application requirements. The application for planned development shall be made on the forms and according to the guidelines approved by the Planning Commission . The application shall be submitted to the Williamstown Township Hall and shall be accompanied by all required fees and documents as specified herein. The applicant or a designated representative shall be present at all scheduled review meetings or consideration of the plan may be tabled due to lack of representation.

   D.   Pre-application conference. 

      In order to facilitate review of a planned development proposal in a timely manner, the applicant may request an informal pre-application conference with members of the Planning Commission and/or Township Board and/or Township Planning staff. The purpose of such a conference is to provide information and guidance to the applicant that will assist in preparation of the application and supporting materials.

      The applicant shall present at such a conference or conferences, at minimum, a sketch plan of the proposed planned development , plus a legal description of the property in question; the total number of acres in the project; a statement of the approximate number of residential units and the approximate number of acres to be occupied by each type of use; the number of acres to be preserved as open or recreational space; and, all known natural resources and natural features to be preserved.

      No formal action shall be taken at a pre-application conference. There shall be no fee for a pre-application conference. At any time during the course of preparation of plans prior to submission of a formal application, the township shall upon request provide information concerning Zoning Ordinance procedures and standards.

   E.   Conceptual review. Planned development projects are required to undergo a conceptual review process in order to facilitate a complete and thorough review prior to approval. This requirement is deemed necessary because planned development projects are generally large or complex projects with higher intensity development that could have a major impact on surrounding land uses and significantly affect the health, safety, and general welfare of township residents.

      1.   Conceptual review procedure. All planned development projects shall undergo a conceptual review, which shall be undertaken by the Planning Commission and the Township Board at public meetings held pursuant to all applicable notice requirements. The Planning Commission and Township Board may meet jointly to complete the conceptual review. No formal action shall be taken on a plan submitted for conceptual review. Upon completion of the conceptual review by the Planning Commission and Township Board , the minutes of the conceptual review meetings shall be prepared and be made available during the formal consideration of the proposal.

      2.   Information required for conceptual review. The information required for conceptual review shall be provided according to the requirements of § 29.04(N) of this Ordinance and shall be submitted to the Township Hall at least 21 calendar days prior to the meeting for conceptual review.

      3.   Effect of conceptual review. The conceptual review shall not constitute any form of approval of the planned development or the site plan. The process is intended to facilitate final review and to give the applicant an indication of the issues and concerns that must be resolved prior to final approval of the site plan for the planned development project.

   F.   Phase 1 Review. Planned development projects shall undergo a two-step plan review and approval process. The procedures for Phase 1 review are outlined in this subsection. The Phase 1 site plan shall be subject to the site plan review requirements in § 29.02 of this Ordinance, where applicable, as well as the additional requirements in this section.

      1.   Information required for preliminary plan review. The information required for preliminary plan review shall be provided according to the requirements of § 29.04(N). The applicant shall submit three individually folded copies and one digital copy and supporting materials. These materials shall be submitted to the township no later than noon 21 calendar days prior to the Planning Commission meeting at which the review is requested.

      2.   Professional review. The Planning Commission may request professional review of the preliminary plans by appropriate agencies or consultants, such as the Township Planner and Engineer . If such review is requested, the designated agencies or consultants shall prepare and transmit reports to the Planning Commission stating their findings and conclusions and any recommended changes or revisions. The township shall require the applicant to pay the cost of any such review fees.

      3.   Public hearing. The Planning Commission shall hold a public hearing on any planned development proposal before it is approved.

         a.   Scheduling a public hearing. The Planning Commission shall schedule a public hearing after any designated agencies or consultants have completed their review and submitted their findings concerning the proposed project.

         b.   Notice requirements. Notice of the public hearing shall be published in a newspaper which circulates in the township , and sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 500 feet of the boundary of the property in question, and to the occupants of all structures within 500 feet. Such notice shall be given not less than five days nor more than 15 days before the public hearing scheduled. Such notification shall be made in accordance with the provisions of Section 103 of Michigan Public Act 110 of 2006, being M.C.L.A. §§ 125.3101 through 125.3702, as amended. Accordingly, the notice shall:

            1)   Describe the nature of the planned development project requested;

            2)   Indicate the property which is the subject of the request;

            3)   State when and where the planned development project will be considered and the public hearing will be held; and

            4)   Indicate when and where written comments will be received concerning the request.

      4.   Planning Commission Phase 1 review. Following the public hearing, the planned development proposal and plan shall be reviewed by the Planning Commission in relation to applicable standards and regulations, compliance with the planned development regulations, and consistency with the intent and spirit of this Article.

         a.   Phase 1 approval by the Planning Commission . Based on the standards and requirements set forth in this Ordinance and in this section, the Planning Commission shall grant Phase 1 approval, preliminarily approve subject to conditions, or deny the proposed planned development project and site plan.

         b.   Effect of Phase 1 approval or denial.

            A Phase 1 approval shall mean that the planned development project and plan meet the requirements of this Ordinance. Subject to any conditions imposed by the Planning Commission as part of its motion, Phase 1 approval assures the applicant that the Planning Commission will grant final approval if:

            1)   All state and county approvals are obtained;

            2)   No unresolved negative comments are received by any governmental agencies or public utilities; and

            3)   All federal, state, and local laws and ordinances are met.

            An unresolved negative comment shall be one that indicates that existence of a condition which is contrary to the requirements of this Ordinance or other applicable ordinances or laws, where such requirement has not been waived or dismissed as a result of an approval by the Planning Commission and Township Board .

            A denial shall mean that the proposed project and plan does not meet the requirements of this Ordinance. Any denial shall specify the reasons for denial and those requirements of the Ordinance that are not met. In the event that the applicant submits a revised plan after the Planning Commission has issued a denial, the revised plan shall be considered a new case, which shall begin at the first stage of the review process. In order to initiate such review, the applicant shall be required to submit a new review fee.

            If the Planning Commission determines that revisions are necessary to bring the planned development proposal into compliance with applicable standards and regulations, the applicant shall be given the opportunity to submit a revised Phase 1 plan. Following submission of a revised plan, the planned development proposal shall be placed on the agenda of the next scheduled meeting of the Planning Commission for further review and possible action.

      5.   State and county approval. 

         a.   All planned development projects shall require the review and approval of the agencies listed below prior to final site plan approval. The township may accept a tentative or preliminary approval or a statement from the agency detailing the conditions under which final approval will be granted, provided that such approval or statement provides reasonable assurance to the township that the development complies with the standards of the agencies having jurisdiction.

            1)   The Ingham County Department of Transportation and Roads or, if any part of the project includes or abuts a state highway or includes streets or roads that connect with or lie within the right-of-way of a state highway , the Michigan Department of Transportation;

            2)   The Ingham County Drain Commission;

            3)   The Ingham County Health Department and the Michigan Department of Environmental Quality shall approve the fresh water system and the waste water disposal system;

            4)   The Michigan Department of Environmental Quality (MDEQ), if wetlands or other site features are under the jurisdiction of the MDEQ; and

            5)   Other agencies that have review and approval authority over any aspect of the project.

         In the event that negative comments are received from any of these agencies, the Planning Commission shall consider the nature of such comments with respect to Ordinance requirements, conditions on the site, response from the applicant, and other factual data related to the issue or concern. Negative comments shall not automatically result in denial of the plan, but every effort shall be made to resolve any issues or concerns cited by these agencies prior to taking action on the plan.

         b.   In addition to the specific required approvals, all planned development project site plans shall have been submitted to the Michigan Department of Environmental Quality each of the public utilities serving the site, and any other state agency designated by the Planning Commission , for informational purposes. The Planning Commission shall consider any comments made by these agencies prior to final site plan approval.

   G.   Planning Commission Phase 2 (final) review and recommendation. Phase 2 or final approval shall be considered by the Planning Commission upon the receipt of all the information required for Phase 2 or final review in § 29.04, subsection N.

      1.   Submission of revised site plan. The applicant shall submit three individually folded copies and one digital copy of the revised site plans and supporting materials. These materials shall be submitted to the township no later than noon 21 calendar days prior to the Planning Commission or Township Board meeting at which the review is requested.

      2.   Final approval by Planning Commission . The Planning Commission shall review the application for planned development , together with the public hearing findings and any requested reports and recommendations from the Building Official , Township Planner , Township Public Safety officials, Township Engineer , and other reviewing agencies. The Township Attorney shall review and comment on the proposed planned development agreement and all related documents. Based on its review of the proposed plans and supporting documentation, the Planning Commission shall make findings of fact with respect to compliance with the standards and criteria in this Ordinance. The Planning Commission shall then set forth its findings and recommendation in a written report to the Township Board , based on the requirements and standards of this Ordinance. The Planning Commission may recommend approval, approval with conditions, or denial as follows:

         a.   Approval. Upon determination by the Planning Commission that the final plan for planned development is in compliance with the standards and requirements of this Ordinance, including §§ 25.02, 25.03, and 25.05, and other applicable ordinances and laws, the Planning Commission shall recommend approval.

         b.   Approval with conditions. 

            The Planning Commission may recommend that the Township Board impose reasonable conditions upon the approval of a planned development , to the extent authorized by law, for the purposes of insuring that public services and facilities affected by the proposed development will be capable of accommodating increased public service loads caused by the development , protecting the natural environment and conserving natural resources and energy, insuring compatibility with adjacent uses of land, and promoting the use of land in a socially and economically desirable manner. Conditions imposed shall be designed to protect the natural resources and the public health, safety, and welfare of individuals in the development and those immediately adjacent, and the community as a whole. Conditions imposed shall also be necessary to meet the intent and purpose of this Ordinance and the standards set forth in §§ 25.02, 25.03, and 25.05. In the event that the planned development is approved subject to specified conditions, such conditions shall become a part of the record of approval, and such conditions shall be modified only as provided in § 29.04(O).

            Where construction is not proposed to begin immediately, or where a project is proposed for construction in phases, the Planning Commission may recommend that final approval be granted subject to subsequent review and approval of detailed site plans for each facility or phase, in accordance with § 29.02, provided that:

            1)   The location and approximate size of such buildings shall be shown on the overall plan for the planned development ;

            2)   Detailed site plans for such buildings shall be submitted for review and approval in accordance with the site plan review requirements in § 29.02; and

            3)   Phasing requirements in § 25.06 shall be complied with.

         c.   Denial. Upon determination by the Planning Commission that a planned development proposal does not comply with the standards and regulations set forth in this Ordinance, including §§ 25.02, 25.03, and 25.05, or otherwise would be injurious to the public health, safety, welfare, and orderly development of the township , the Planning Commission shall recommend denial.

      3.   Transmittal of findings to Township Board . The Planning Commission shall prepare and transmit a report to the Township Board stating its conclusions and recommendation, the basis for its recommendation, and any recommended conditions relating to an affirmative decision.

   H.   Submission to County Coordinating Committee. Following the public hearing, the proposal shall be submitted to the Ingham County Coordinating Committee for review and recommendation if such review is required. If such review is required and a recommendation from the County Coordinating Committee has not been received within 30 days, it shall be presumed that the county has waived its right for review.

   I.   Township Board action required. Following receipt of the Planning Commission ’s report, the application shall be placed on the agenda of the next scheduled Township Board meeting. The Township Board shall review the final plan and proposed planned development agreement, together with the findings of the Planning Commission , and, if requested, any reports and recommendations from consultants and other reviewing agencies. Following completion of its review, the Township Board shall approve, approve with conditions, or deny a planned development proposal in accordance with the guidelines described previously in § 29.04, subsection G2.

      1.   Planned development agreement. If the Township Board approves the planned development proposal, the township and applicant shall execute the planned development agreement, which shall be recorded in the office of the Ingham County Register of Deeds. Final approval of the planned development plan shall become effective upon recording of the agreement.

      2.   Effect of approval. Approval of a planned development proposal shall constitute an amendment to the Zoning Ordinance. All improvements and use of the site shall be in conformity with the planned development amendment and any conditions imposed. Notice of the adoption of the amendment shall be published in accordance with the requirements set forth in this Ordinance. The applicant shall record an affidavit with the Register of Deeds containing the legal description of the entire project, specifying the date of approval, and declaring that all future improvements will be carried out in accordance with the approved planned development unless an amendment thereto is adopted by the township upon request of the applicant or his or her successors.

   J.   Recording of Planning Commission and Township Board action. Each action taken with reference to a planned development shall be duly recorded in the minutes of the Planning Commission or Township Board as appropriate. The grounds for the action taken shall also be recorded in the minutes.

   K.   Zoning Board of Appeals - review not required. Upon receiving recommendations from the Planning Commission , the Township Board has the flexibility to modify standards, provided such modifications achieve recongizable benefits and higher quality development . The Zoning Board of Appeals has no authority to review such modifications.

   L.   Completion of site design.

      Following final approval of the planned unit development proposal, a building permit may be obtained for the entire project or specific phases provided that final site plan approval for the project or the phase, as applicable, has been obtained in accordance with § 29.02, and provided further that the engineering plans for the project or the phase, as applicable, have been approved by the Township Engineer and Building Inspector. It shall be the responsibility of the applicant to obtain all other applicable township , county, or state permits prior to issuance of a building permit.

         Construction shall commence on at least one phase of the project within 24 months of final approval. The Township Board may consider a 12 month extension, upon written request from the applicant, if it finds that the approved site plan adequately represents current conditions on and surrounding the site. The written request for extension must be received prior to the 24-month expiration date. In the event that construction has not commenced and a request for extension has not been received within 24 months, the township may initiate proceedings to amend the zoning classification of the site to remove the “PD” classification.

      It shall be the responsibility of the owner of a property for which approval has been granted to maintain the property in accordance with the approved planned development amendment on a continuing basis until the property is razed, or until an amendment to the planned development is approved. Any property owner who fails to so maintain an approved site design shall be deemed in violation of the Zoning Ordinance and shall be subject to the penalties appropriate for such violation.

      Prior to expansion or conversion of a planned development project to include additional land, site plan review and approval shall be required pursuant to the requirements of this article and Ordinance.

   M.   Performance guarantee . A performance guarantee shall be deposited with the township to insure faithful completion of improvements, in accordance with § 2.18.

   N.   Application data requirements. Applications for planned development shall include all data requirements specified in this subsection. All information required to be furnished under this subsection shall be kept updated until a certificate of occupancy has been issued pursuant to § 29.07 of this Ordinance.

      1.   Requirements for conceptual review. The following information shall be provided prior to conceptual review, pursuant to § 29.04 (E):

         a.   The name, address, and telephone number of:

            1)   All persons with an ownership interest in the land on which the planned development project will be located together with a description of the nature of each entity’s interest (for example, fee owner, optionee, lessee, or land contract vendee).

            2)   All engineers, attorneys, architects, or registered land surveyors associated with the project.

            3)   The developer or proprietor of the planned development project.

         b.   The legal description of the land on which the planned development project will be developed together with appropriate tax identification numbers.

         c.   The area of the land (in acres) on which the planned development project will be developed.

         d.   An overall conceptual land use plan for the planned development , drawn to scale. The overall plan shall graphically represent the development concept using maps and illustrations to indicate each type of use, square footage or acreage allocated to each use, and approximate locations of each principal structure and use in the development . The overall plan shall indicate types of residential use; office , commercial, industrial, and other nonresidential uses; each type of open space ; community facility and public areas; and other proposed land uses.

         e.   The conceptual land use plan shall also show the following information:

            1)   A general location map.

            2)   The vehicular circulation system planned for the proposed development .

            3)   The location of existing private and public streets adjacent to the proposed development with an indication of how they will connect with the proposed circulation system for the new development .

            4)   The approximate layout of dwelling units , parking, open space , and recreation/park areas.

            5)   Landscaped screening proposed along the perimeter of the development .

         f.   Approximate number of nonresidential buildings and residential units to be developed on the subject parcel .

         g.   Topographic survey and soils inventory based on the Ingham County Soils Survey.

         h.   General locations and approximate dimensions of wetland areas and significant site features such as tree stands, unusual slopes, streams and water drainage areas.

         i.   A description of the proposed sewage treatment and water supply systems. Any proposed sewage treatment plant shall be located internally on the site or otherwise provided with an ample landscaped buffer so as to minimize any impact on surrounding properties, particularly adjacent residential properties.

         j.   A general description of the proposed storm water and drainage system.

         k.   A map showing existing zoning designations for the subject property and all land within one quarter mile.

         l.   A map and written explanation of the relationship of the proposed planned development to the Township’s Master Plan for Future Land Use.

         m.   Maps and written analysis of the significant natural, cultural, and geographic features of and near the site. Features which shall be considered include existing vegetation, topography, water courses, wildlife habitats, streets and rights-of-way , easements , structures , and soils.

         n.   An analysis of the traffic impact of the proposed planned development on existing and proposed streets shall be required for the following types of projects.

            1.   Residential projects containing 100 or more dwelling units in the total project.

            2.   Commercial, office , industrial, warehouse , institutions, entertainment, and mixed used development proposals involving 100,000 square feet or more in gross floor area .

            The traffic analysis shall be based on accepted engineering standards and methods established by the Institute of Transportation Engineers, Michigan Department of Transportation, and/or Ingham County Department of Transportation and Roads. The traffic analysis shall address, at a minimum, the following considerations: estimated 24-hour and peak hour traffic prior to and after development , percentage and numerical increase in traffic volumes on adjoining roads , proximity and relationship to intersections, adequacy of sight distances, required vehicular turning movements, roadway geometrics, provisions for pedestrian traffic, and adabtability of the development to nonmotorized transportation. The traffic analysis shall further assess the degree to which the development will cause an increase in traffic congestion or traffic safety concerns. The traffic analysis shall indicate road improvements or modifications necessary to accommodate the traffic generated by the development .

         o.   An analysis of the fiscal impact (costs and revenues) of the proposed planned development on Williamstown Township and the school district in which the development is located. The fiscal impact analysis shall consider the amount of revenue generated from all sources, including but not limited to property taxes and state shared revenues. In determining the estimated property tax revenue, the analysis shall consider the estimated state equalized value of the development at each stage in relation to the current millage rate of each taxing jurisdiction. In determining the impact on school costs, the analysis shall estimate the total number of school-age children living in the development at each phase, based on regional demographic data or on demographic data collected by the school district. This information shall be compared with the average annual cost of education per pupil, based on school budgetary information. The fiscal impact analysis shall also consider the need for new school buildings and other capital expenditures to accommodate increased enrollment. In determining the impact on township costs, the analysis shall assess the need for additional police, fire, recreation, administrative, library, or other fiscal impacts.

         p.   Documentation that the applicant has sufficient development experience to complete the proposed project in its entirety.

         q.   A general schedule for completing the planned development , including the phasing or timing of all proposed improvements.

      2.   Requirements for Phase 1 review. In addition to the requirements in § 29.02 and applicable information specified on the site plan checklist, the following information shall be included on, or attached to, all planned development plans submitted for Phase 1 review:

         a.   All preceding information required for conceptual review.

         b.   A detailed overall plan for the planned development which shows all of the information required on the conceptual land use plan plus the following:

            1)   Locations and setbacks of each structure and use in the development . Where construction is proposed to occur in later phases subject to future detailed site plans, the location and setbacks of the maximum building footprint shall be shown on the plan.

            2)   Typical layouts and facade design for each type of use or building . Detailed information, including floor plans, facade elevations, and other information normally required for site plan review, shall be provided for buildings which are proposed for construction in the first phase.

            3)   The building footprint of proposed buildings . In the case of single-family detached development , the plan should indicate the setbacks and outline of the area within which a house could be constructed on each lot .

            4)   The vehicular circulation system planned for the proposed development .

            5)   The proposed layout of parking areas, open space , and recreation/park areas.

            6)   Proposed landscaping and screening, which shall comply with the requirements in Article 5.00, unless such requirements have been modified as a result of the planned development review process.

         c.   The precise number of nonresidential and residential units to be developed on the subject parcel .

         d.   An environmental analysis of the land, including a hydrology study, analysis of soil conditions, and analysis of other significant environmental features. The hydrology study shall consist of information and analysis in sufficient detail to indicate the impact of the project on surface water and groundwater.

         e.   Specific locations and dimensions of wetland areas and significant site features such as tree stands, unusual slopes, streams, and water drainage areas.

         f.   A complete description of the proposed sewage treatment and water supply systems, including documentation from a qualified engineer indicating the feasibility of implementing such systems.

         g.   Preliminary approval by the Ingham County Health Department and/or Michigan Department of Environmental Quality of the proposed septic system or sewage treatment system and water system.

         h.   Storm water and drainage system details.

         i.   Location of sidewalks along roads and elsewhere within the development .

         j.   A specific schedule for completing the planned development , including the phasing or timing of all proposed improvements.

      3.   Requirements for Phase 2 (final) review. In addition to the requirements in § 29.02 and applicable information specified on the Site Plan checklist, the following information shall be included on, or attached to, all planned development plans submitted for Phase 2 (final) review:

         1.   All information required for conceptual and Phase 1 review as specified in § 29.04, subsection N3, previously.

         2.   Detailed site plans for all buildings and uses which the applicant intends to begin construction on immediately upon final planned development approval. Where construction is not proposed to begin immediately, or where a project is proposed for construction in phases, the Planning Commission may recommend that final approval be granted subject to subsequent review and approval of detailed site plans for each facility or phase, in accordance with § 29.02.

         3.   Detailed engineering plans for all portions of the project which the applicant intends to begin construction on immediately upon final planned development approval. Where construction is not proposed to begin immediately, or where a project is proposed for construction in phases, the Planning Commission may recommend that final approval be granted subject to subsequent review and approval of detailed engineering plans for each facility or phase. Such plans shall be prepared in accordance with the township engineering standards, and shall at minimum include the following:

            a.   Engineering plans for all roads , drive aisles, and paved areas.

            b.   Site drainage plans, including retention and/or detention areas.

            c.   Engineering plans for proposed utility systems, including sanitary sewerage and water systems.

            d.   Plans for controlling soil erosion and sedimentation during construction.

         4.   Following approval of a planned development proposal and an amendment to the Zoning Ordinance per § 29.04(I), final site plan and engineering review and approval shall be required prior to obtaining a building permit and commencement of construction for each facility or phase.

         5.   A draft planned development Agreement, setting forth the terms and conditions negotiated and to be agreed to by the applicant and the township , and upon which approval of the planned development proposal will be based. The planned development agreement shall, at minimum, include the following:

            a.   A description of the land that is subject to the agreement.

            b.   A description of the permitted uses of the property, the density or intensity of use, and the maximum height and size of proposed buildings .

            c.   History of the review procedures and action taken by the Planning Commission or Township Board .

            d.   List of all plans, documents, and other materials submitted by the applicant.

            e.   Review and explanation of all special provisions agreed to by the applicant and township during the course of review of the planned development proposal.

            f.   An explanation of all public improvements to be undertaken by the applicant or the township in conjunction with the proposed planned development project.

            g.   Description of any required dedications and permits.

            h.   Confirmation that the proposed development is consistent with applicable township ordinances and planning objectives.

            i.   Duration of the planned development agreement, along with terms under which a termination date may be extended by mutual agreement.

            j.   Applicability of future amendments to the general zoning regulations to land that is subject to the proposed planned development agreement.

            k.   Extent to which the planned development plan may be modified subject to administrative approval, Planning Commission approval, or Township Board approval.

   O.   Revision to approved plans. 

      1.   General revisions. Approved final plans for a planned development may be revised in accordance with the procedures set forth in § 29.04.

      2.   Minor changes. Notwithstanding § 29.04, subsection (O)(1), above, minor changes may be permitted by the Planning Commission following normal site plan review procedures outlined in § 29.02, subject to its finding that:

         a.   Such changes will not adversely affect the initial basis for granting approval.

         b.   Such minor changes will not adversely affect the overall planned development in light of the intent and purpose of such development as set forth in § 25.01.

         Where construction is not proposed to begin immediately, or where a project is proposed to be constructed in phases, the Township Board may grant final approval subject to subsequent review and approval of detailed site plans by the Planning Commission for each facility or phase. Such review shall follow normal site plan review procedures outlined in § 29.02.

(Ord. passed 7-9-2013)