The intent of site plan review is to provide for consultation and cooperation between the land developer and the township in order to accomplish the developer's land utilization objectives in harmony with the existing and prospective use and development and potential development of adjacent land. The following approvals, required information, procedures and standards are provided to accomplish this end.

In each zoning district, except for detached one-family residential uses and permitted agricultural uses, none of the following activities may be undertaken until the planning commission has reviewed and the township board has approved a site plan for such use, change of use, change or improvement:

1.

Erection, moving, relocation, conversion or structural alteration to a building or structure to create additional floor space. A structural alteration shall be defined as one that changes the location of the exterior walls and/or the area of the building.

2.

Any condominium development, including any site condominium development.

3.

A use not previously approved.

4.

Addition of land or building.

5.

Expansion or paving of off-street parking and/or a change in circulation or access.

6.

Any excavation, filling, soil removal, mining or landfill as defined in this ordinance, and other than that normally incidental to single-family residential uses.

7.

Any proposal to create, expand or alter a use or structure which involves using, storing, or generating hazardous substances.

Application for site plan review shall be made by filing not less than fifteen (15) copies of the detailed site plan with the township clerk's office at least sixty (60) days in advance of the regularly scheduled planning commission meeting at the time application is made. Fees shall be paid within a fees schedule established by the township board.

The clerk's office shall examine the site plan to determine that it generally contains the necessary information. If it is incomplete, it shall be returned to the applicant. If generally complete, it shall be processed in accordance with this ordinance.

The following required information shall be included on all site plans:

1.

Name of development and general location sketch.

2.

Name, address and phone number of owner(s), developer and designer. Date drawn and revision dates.

3.

Address of the property, a legal description and a survey prepared by a registered land surveyor or engineer. A site plan for an alteration or addition to existing structures may be prepared by the builder or contractor.

4.

Existing zoning classification and uses of the parcel and adjacent land uses and zoning. If the parcel is a part of a larger parcel, boundaries of total land holding.

5.

The nature of the use proposed to occupy the buildings and/or land.

6.

The scale of the site plan shall be not less than one (1) inch equals twenty (20) feet if the subject property is less than one (1) acre, one (1) inch equals thirty (30) feet if more than one (1) acre but less than three (3) acres, and one (1) inch equals fifty (50) feet if three (3) acres or more. A north arrow shall be shown.

7.

The dimensions of all lots and property lines, showing the relationship of the subject property to abutting properties and all required minimum setbacks from the existing or proposed right-of-way and from adjacent properties.

8.

The location and dimensions of all existing and proposed structures on the subject property and all existing structures on all lots either adjacent or across the road from the subject property.

9.

The location and right-of-way widths of all abutting streets and alleys, and driveway locations across abutting public and private streets.

10.

Traffic and pedestrian circulation patterns, both within the site and on the public or private streets adjacent to the site, and the proposed location and dimensions of sidewalks.

11.

Parking lots including layout and typical dimensions of parking spaces, number of spaces provided (including how computed per ordinance requirements) and type of surfacing (if carports, so designate).

12.

Existing ground elevations on the site given in an appropriate grid or contours, including existing ground elevations of adjacent land within one hundred (100) feet of the subject property and existing building, drive and/or parking lot elevations or any adjacent unusual surface conditions.

13.

Proposed finish grade of buildings, driveways, walkways, parking lots and lawned [lawn] areas.

14.

With residential proposals, a site summary indicating the number and location of one (1) bedroom units, two (2) bedroom units, etc., typical floor plans with square feet of floor areas; density computation, recreation facilities, open spaces, street names and lot coverage.

15.

With nonresidential proposals, the number of employees per shift and number of shifts, the number of floors and typical floor plans and cross sections.

16.

Proposed water service, provision for fire protection if applicable to include such improvements as dry hydrants, wet wells, or similar sources of water supply for the use of the township fire department in the event of a fire, sanitary facilities and location of all existing utilities, easements, vacations and the general placement of tanks, fields, lines, manholes, pump stations, and lift stations.

17.

Proposed storm drainage plan including outlets (enclosed or open ditches) and proposed methods of stormwater retention on site, if any. Sufficient off-site drainage basin data and estimated runoff in cubic feet per second to permit review of any proposed retention, as well as the impact on local surface [water] and groundwater. The plan shall indicate location and status of any floor drains in structures on the site. The point of discharge for all drains and pipes should be specified on the site plan.

18.

Proposed fire protection and access for firefighting, police and other emergency equipment.

19.

Location and typical dimensions of solid waste storage areas and screening construction.

20.

Elevations of proposed buildings and proposed type of building materials, roof design, projections, canopies and overhangs, screen walls and accessory buildings, and any outdoor mechanical equipment, such as: air conditioning, heating units and transformers that will be visible from the exterior.

21.

Required easements for public right-of-way, utilities, access and shared access.

22.

Notation of any variances which have been secured.

23.

Performance guarantees to be provided, amounts, type and length of time, if applicable.

24.

Soil erosion and sedimentation control measures, if applicable.

25.

Landscaping plan indicating location, types and sizes of material; a maintenance plan and schedule for pruning, mowing, watering, fertilizing, and replacement of dead and diseased materials. Cross section of berms shall be provided.

26.

Location of all existing trees over twelve (12) inches in diameter.

27.

The dimensions and locations of all signs, freestanding signs and lighting structures and shielding.

28.

Location of floodplain and wetlands, if any.

29.

All proposed screen and freestanding architectural walls, including typical cross sections and the height above ground on both sides.

30.

The location of any outdoor storage of materials and the manner in which it shall be screened or covered.

31.

Provision by the applicant of information and special data which may be critical to the adequate review of the proposed use and its impacts on the site or township. Such data requirements may include traffic studies, market analysis, environmental assessments (including impact data on flora, fauna, natural resources, hazardous materials, erosion control and pollution), demands on public facilities and services and estimates of potential costs to the township due to failure as a basis for performance guarantees.

32.

Statement of how applicant proposes to comply with applicable state, local and federal laws.

33.

Other data which the township may reasonably deem necessary for adequate review.

34.

The site plan shall indicate size, location and description of any proposed interior or exterior areas or structures for storing, using, loading or unloading of hazardous substances which will be used or stored on-site in quantities greater than one hundred (100) kilograms or twenty-five (25) gallons per month.

35.

Delineation of areas on the site which are known or suspected to be contaminated, together with a report on the status of the cleanup.

36.

Completion of the "Hazardous Substances Reporting Form for Site Plan Review" provided by the township.

37.

Completion of the state/county environmental permits checklist on the form provided by the township.

The following criteria shall be used by the planning commission as a basis upon which site plans will be reviewed.

The township shall adhere to sound planning principles, yet may allow for design flexibility in the administration of the following standards:

1.

All elements of the site shall be harmoniously and efficiently designed in relation to the topography, size, and type of land, and the character of the adjacent properties and the proposed use. The site shall be developed so as not to impede the normal and orderly development or improvement of the entire parcel and surrounding properties for uses permitted on such property.

2.

The site plan shall comply with the district requirements for minimum floor space, height of building, lot size, yard space, density and all other requirements as set forth in the Schedule of Regulations, Article 24, unless otherwise provided in this ordinance.

3.

The existing natural landscape shall be preserved in its natural state as much as possible by minimizing tree and soil removal and by topographic modifications that result in maximum harmony with the ecosystem.

4.

There shall be reasonable visual and sound privacy. Fences, walks, barriers, and landscaping shall be used, as appropriate, for the protection and enhancement of property and the safety of occupants and users.

5.

All buildings or groups of buildings shall be so arranged as to permit convenient and direct emergency vehicle access.

6.

There shall be a pedestrian circulation system that is insulated as completely as possible from the vehicular circulation system. In order to ensure public safety, pedestrian underpasses or overpasses may be required in the vicinity of schools, playgrounds, local shopping facilities, and other uses that generate considerable amounts of pedestrian movement.

7.

The arrangement of public or common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets or pedestrian or bicycle pathways in the vicinity of the site. Streets and drives that are a part of an existing or planned street system servicing adjacent developments shall be of an appropriate width to the volume of traffic they are planned to carry and shall have a dedicated right-of-way equal to that specified in a township recognized source of reference.

8.

Where possible and practical, drainage design shall recognize existing natural drainage patterns. Appropriate measures shall be taken to ensure that the removal of surface waters will not adversely affect adjoining properties or the capacity of any public storm drainage system. Provisions shall be made for the construction of stormwater facilities, and the prevention of erosion and dust. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicles or pedestrian traffic and will not create nuisance ponding in paved areas. Final grades may be required to conform to existing and future grades of adjacent properties.

9.

Loading and unloading areas and outside refuse storage areas, or other storage areas that face or are visible from adjacent homes, or from public thoroughfares, shall be screened by walls, fencing or landscaping of effective height. Off-street parking areas shall be landscaped as necessary to provide a buffer for adjacent properties and public or private rights-of-way.

10.

Lighting shall be so arranged so that it is deflected away from adjoining properties and so that it does not impede vision of drivers along adjacent streets.

11.

Adequate services and utilities and improvements shall be available or provided, located and constructed with sufficient capacity and durability to properly serve the development.

12.

Any use permitted in any zoning district must also comply with all applicable federal, state, county and township health and pollution laws and regulations with respect to noise, smoke and particulate matter, violation, noxious and odorous matter, glare and heat, fire and explosive hazards, gases, electromagnetic radiation, drifting and airborne matter, toxic and hazardous materials, erosion control, floodplains, and requirements of the state fire marshal.

13.

Site plan review shall be applied to protect and promote public health, safety and general welfare by requiring the screening, buffering and landscaping of sites and parking lots which will serve to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to preserve underground water reservoirs and return precipitation to the groundwater strata; to act as a natural drainage system and solve stormwater drainage problems; to reduce the level of carbon dioxide and return pure oxygen to the atmosphere; to prevent soil erosion; to provide shade, to conserve and stabilize property values, to conserve energy, [to] provide visual and sound privacy and to otherwise facilitate the creation of a convenient, attractive and harmonious community; to relieve the stark appearance of parking lots; and to generally preserve a healthful and pleasant environment in keeping with township character.

14.

Site plan review shall be applied to improve the quality of existing developments as they are expanded, contracted, redeveloped or changed in keeping with the predominant site development standards of the township.

15.

A major objective shall be to retain, enhance and protect the quality, value and privacy of the township's single-family land uses.

16.

All development phases shall be designed in logical sequence to ensure that each phase will independently function in a safe, convenient and efficient manner without being dependent upon improvements of a subsequent phase and by not precluding subsequent development potential of lands.

17.

All sites shall be designed to comply with state and local barrier-free requirements and to reasonably accommodate the handicapped and elderly.

The clerk shall forward all site plans to the planning commission for its review. The planning commission shall review the plans and may solicit comments from the building inspector, engineer, attorney, planning consultant, the township fire department, and other agencies, groups or persons.

The planning commission may recommend approval or denial of the site plan to the township board and the planning commission may also recommend such changes or modification in the site plan as are needed to achieve conformity to the standards as herein specified. Upon a finding that all of the standards as herein specified have been met, the planning commission shall recommend approval of any requested site plan, including recommended modifications, to the township board. It shall also, where it deems appropriate and necessary, recommend to the township board those conditions to be imposed upon the project, its operations, or both, that are needed to assure adherence to the aforementioned standards.

Immediately after report and recommendation by the planning commission, the Addison Township Board shall approve or disapprove the application with any modifications or conditions.

The township board is hereby authorized to review and approve, to approve with conditions or review and deny approval, of all site plans submitted under this ordinance. Guidelines for consideration of each case shall follow the zoning ordinance and any other applicable ordinances. Each action taken with reference to site plan review and approval shall be duly recorded in the minutes of the board. When the board approves a site plan with conditions, the applicant shall submit a revised site plan with a revision date, indicating said conditions on the site plan, prior to issuance of a building permit.

When an applicant receives site plan approval as provided previously herein, the applicant shall develop the site in complete conformity with the approved site plan. Complete construction plans, including component phases, shall be submitted for review by the building inspector. Upon review and finding by the building inspector that the construction plans meet with the requirements of the site plan and of this township, a building permit shall be issued for said construction.

Site plan approval hereunder shall be valid for one (1) year. If construction is not underway on the site at the expiration of the one (1) year period, approval expires and is of no force and effect.

When it is determined that the site plan and all conditions as approved by the township board have not been complied with, the building inspector shall refer the site plan, with the variations noted, to the township supervisor. If the supervisor deems such variations to be major, no certificate of occupancy shall be issued by the building inspector. If the supervisor deems such variations to be minor, he/she may authorize the building inspector to approve such variations, and the building inspector shall issue a report to the township board and planning commission upon the issuance of the certificate of occupancy.