The purpose of this article is to provide standards and procedures under which applicants would submit, and the Township would review, site development plans for specified types of land uses within the Township. Such review of proposed site plans by the Township, and the approval thereof under appropriate terms and conditions, will help to assure compliance with the terms of this chapter and implementation of the goals and policies of the Township Master Plan.

Among other matters, this article establishes requirements for the planning and design of developments in order to achieve the following objectives: to determine compliance with the provisions of this chapter; to promote the orderly development of the Township; to assist in preserving land values; to ensure a harmonious relationship between new developments and the existing natural environment and existing buildings, structures and developments; to achieve the purposes of the Township Master Plan; to promote consultation and cooperation between applicants and the Township in order that applicants may accomplish proposed land uses, consistent with the purposes of this article, other provisions of this chapter, and the Master Plan.

Full site plan review. The land uses for which full site plan review by the Planning Commission is required are stated in § 450-22.04.

The land uses that are eligible for administrative site plan review by the Zoning Administrator are stated in § 450-22.05.

Single-family and two-family detached dwellings on individual lots or parcels.

Farms; farm buildings and farm structures.

Permitted residential accessory buildings.

Home occupations in compliance with § 450-3.17.

Temporary dwellings in compliance with § 450-3.15.

Grade alterations and site clearance in compliance with § 450-3.18.

Essential service equipment, not including buildings.

Small antennas and towers in compliance with § 450-3.29.

Permitted land uses in the RR, R-1, R-2, R-3, LR and MHC Districts, except single-family and two-family detached dwellings on individual lots and parcels and other exempt land uses as stated in § 450-22.03.

Permitted land uses in the B-1, B-2 and I Districts.

Special land uses.

Planned unit developments.

Condominiums and site condominiums.

Open space preservation developments under Article 29.

An enlargement of a building otherwise requiring site plan approval that results in an increase in the gross floor area of the building of at least 10%.

A change in a land use requiring site plan approval that results in the addition of five or more off-street parking spaces.

All other land uses for which site plan review and approval is required under the terms of this chapter.

Any change in a land use that does not qualify as a minor change under § 450-22.12.

An increase in the gross floor area by less than 10% of a building otherwise subject to site plan approval.

A change in a land use that results in fewer than five additional off-street parking spaces.

A change from an existing permitted land use to a different permitted land use, if the proposed land use complies with all of the following:

Construction of a building or structure which is accessory to a principal building or principal structure.

A completed application for site plan review and the required number of site plans shall be submitted to the Zoning Administrator, together with the required application fee. The site plan shall include, at a minimum, the following information:

The Planning Commission, in the case of full site plan review, and the Zoning Administrator, in the case of administrative site plan review, may waive any element, component or other matters otherwise required to be included in a site plan or a site plan application, if such matters are not deemed necessary for review and consideration of the proposed land use.

The Zoning Administrator may refer to the Planning Commission for decision an application and site plan for administrative site plan review, or any part thereof.

Before submitting an application for site plan review, an applicant is encouraged to meet with the Zoning Administrator and/or other Township representatives for the purpose of describing the proposed land use or development, providing information, obtaining Township guidance and for related purposes. At such a conference, no Township action will be taken, nor will comments or statements made by Township representatives be in any way binding on the Township. The applicant shall pay the required Township fee for the conference to defray the Township's expense for the services of consultants at the meeting or in connection with the application and other related expenses.

Preliminary site plan review.

Final site plan review.

Phased developments. If a proposed development is to be carried out in two or more phases, final site plan approval may be granted for all phases or for a single phase. Such approval for a single phase may be given if the applicant has submitted a complete plan of the development showing all proposed phases and if such plan was first approved by the Planning Commission as a preliminary site plan. In such a case, each subsequent phase, when ready for Township consideration, shall be submitted for final site plan approval; each subsequent phase shall be consistent with the preliminary site plan of the entire development, unless otherwise approved by the Planning Commission. In the consideration of a preliminary site plan of an entire development that will be constructed in phases, the Planning Commission may require information beyond that otherwise required for preliminary site plan review if, in view of the proposed subsequent phases, more detailed information is necessary in order for the Planning Commission to reach a decision as to preliminary site plan approval. Such additional information may include, among other matters, the number of phases proposed and the locations and other details of the streets, utilities, stormwater drainage systems and other systems and construction common to the entire development.

The site plan shall comply with all standards of this section and all applicable requirements of this chapter and all other applicable laws and regulations. Approval may be conditioned on the applicant receiving necessary county, state or federal permits before receiving final site plan approval.

The site shall be designed in a manner that is harmonious, to the greatest extent possible, with the character of the surrounding area.

All elements of the site plan shall be designed to take into account the site's topography, the size and type of lot, the character of adjoining property and the type and size of buildings. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this chapter.

The landscape shall be preserved in its natural state, insofar as practical, by removing only those areas of vegetation or by making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this chapter.

The development shall conform to the goals and policies of the Township Master Plan.

The site must be designed so as to minimize hazards to adjacent property and to reduce the negative effects of traffic, noise, smoke, fumes and glare to the maximum extent possible.

Unless a more specific design standard is provided for in this chapter or other applicable regulations, all uses and structures subject to site plan review shall comply with the following design standards:

The Planning Commission, or the Zoning Administrator in the case of administrative site plan review, may impose reasonable conditions on the approval of a site plan. Such conditions may include but need not be limited to conditions necessary to insure compatibility with adjacent land uses; to promote the use of land in a socially and economically desirable manner; to protect the natural environment and conserve natural resources; and to ensure that public services and facilities affected by a proposed land use or activity will be capable of handling increased service and facility demands caused by the land use or activity.

All terms and conditions of approval shall be set forth in writing, either on the site plan, in a resolution of the Planning Commission or written approval by the Zoning Administrator, in the minutes of a Planning Commission meeting or in an attachment to the site plan.

Approval of a site plan shall be effective for a period of one year, but such effectiveness shall continue so long as the development and construction of the land use covered by the site plan commences within one year and is diligently pursued thereafter. In the absence thereof, the approval of the final site plan shall be null and void.

The Planning Commission, or the Zoning Administrator in the case of an administrative site plan review, may authorize one extension of up to one additional year for commencement of construction and diligent progress thereafter. Such extension shall be granted only on the basis of evidence submitted by the applicant that there is a reasonable likelihood of construction commencing and continuing within the period of the proposed extension.

A written request for an extension of up to one year after the original one year time limit shall be submitted by the applicant not later than one year following the date of original approval of the site plan.

An approved site plan may not be changed, and development in accordance with a changed site plan may not take place, unless the changes in the site plan have been reviewed and approved in accordance with this section.

An applicant shall submit an application for approval of any proposed change in the approved site plan. The application shall be accompanied by a site plan showing the change or changes for which approval is being requested. Any required application fee shall be paid at the time the application and proposed revised site plan are submitted, together with any required zoning escrow deposit for reimbursement of Township expenses in the matter.

A minor change in an approved site plan may be approved by the Zoning Administrator upon a determination that the proposed minor change will not alter the basic design of the development or any specific terms and conditions imposed in the approval of the site plan.

Only the following changes in a site plan shall be deemed to be minor changes:

The Zoning Administrator may refer any proposed minor change to the Planning Commission for review and approval.

If the proposed change in the site plan is not a minor change in accordance with this section, the change shall be considered only in accordance with the requirements and procedures for the approval of an original site plan, whether under the provisions herein for full site plan review or administrative site plan review.

Any applicant who disagrees with a site plan decision made by the Zoning Administrator may appeal that decision to the Planning Commission. The appeal shall be in writing and shall be filed with the Zoning Administrator not later than 14 days after the decision. The appeal shall state specifically the matters being appealed and the factual basis for each. An appeal stays the issuance of any permits that otherwise might be issued for the construction of buildings or other development within the lands included in the approved site plan.

Upon receiving the appeal, the Planning Commission shall include the matter on the agenda of its next convenient meeting. Upon consideration of the appeal, the Planning Commission shall review the record of action taken by the Zoning Administrator. The party appealing may submit written materials bearing on the appeal. Written material in support of the decision may also be submitted by or on behalf of the Zoning Administrator.

In considering the appeal, the Planning Commission shall determine whether the record supports the action taken with respect to the matter being appealed. The Commission may affirm the decision being appealed, it may reverse the decision or it may affirm the decision in part and reverse it in part. In making a decision on the appeal, the Commission shall prepare and approve written findings in support of its decision. Such findings shall be included in the minutes of the proceedings or in a resolution adopted by the Commission.

If the Planning Commission's decision is to reverse or modify the decision of the Zoning Administrator, the applicant shall prepare a revised site plan, accurately including the changes or other matters resulting from the Planning Commission's decision on the appeal. The revised plan shall be subject to the approval of the Zoning Administrator, consistent with the terms of the decision on appeal. No permits shall be issued, nor shall work commence, until the revised plan has been approved.