A site plan shall be submitted for review and approval by the Planning Commission, or by authorized Township personnel, as required by this section. Amendments or additions to previously approved site plans are subject to review and approval as described under § 450-503 below.

Site plan review and approval shall be required in the following instances:

A site plan shall not be required for the construction of single-family dwellings and related accessory buildings in any zoning district in which single-family dwellings are permitted.

Amending a site plan previously approved by the Planning Commission under site plan review is permitted under the conditions and circumstances described in this section, provided amendments shall be reviewed by authorized Township personnel, subject to the application and review procedures outlined under § 450-504 of this article.

Site plans previously approved pursuant to special use or PUD procedures are not eligible for consideration under the provisions of this section.

Amendments to a previously approved site plan may be approved under the provisions of this section as follows:

In such cases, the Zoning Administrator shall notify the applicant in writing of such a determination stating the reasons for same within seven days of receipt of the completed application and site plan. A copy of the determination shall be forwarded to the Planning Commission. Such a determination shall not be appealable to the Zoning Board of Appeals.

Applications for approval of amendments to previously approved site plans described under § 450-503 shall be submitted to the Zoning Administrator and shall consist of the materials and information outlined below:

Site plans submitted under the provisions of this section shall be approved, approved with conditions, or referred to the Planning Commission within 10 days of the application date. A decision to approve, approve with conditions, or deny amendments to a site plan shall be based on the standards outlined in § 450-507 of this article. Authorized Township personnel shall provide the applicant with written notification of the decision on the application. In the event conditional approval is granted, the notification shall list the conditions in detail. In the event the application is denied, the reasons for denial shall be listed in detail.

Three copies of an approved amended site plan shall be signed and dated by the Chairman of the Planning Commission. One copy shall be returned to the applicant. One copy shall be provided to the Zoning Administrator. One copy shall be provided to the secretary of the Planning Commission to be placed in the Planning Commission's permanent record.

Conditions of approval, if required, and referrals to the Planning Commission, shall not be appealable to the Zoning Board of Appeals.

Applications for site plan review and approval before the Planning Commission shall be submitted to the Zoning Administrator no less than 14 days prior to the meeting at which the Planning Commission will consider the application. Applications that do not comply with the material or informational requirements of this section, or those submitted less than 14 days prior to such meetings shall not be eligible or accepted for consideration.

Applicants wishing to submit a site plan for review and approval must submit the materials and information described in Subsection B(1) and (2) below. Individual site plan elements may be waived by the Zoning Administrator if deemed unnecessary. The materials and information required include:

Decisions to approve, approve with conditions or deny applications subject to review by the Planning Commission shall be made within 60 days of the application date.

The Planning Commission's decision shall be recorded in writing and shall be based upon a finding that the site plan complies with the standards outlined under § 450-507.

Three copies of an approved site plan shall be signed and dated by the Chairman of the Planning Commission. A copy of the approved and/or corrected minutes of the Planning Commission meeting at which approval was granted shall be attached to each copy. One copy shall be returned to the applicant. One copy shall be provided to the Zoning Administrator. One copy shall be provided to the secretary of the Planning Commission to be placed in the permanent record of the Commission's proceedings.

There is a proper relationship between the proposed use and existing streets and highways within its vicinity.

Proposed driveway entrances and exits, parking areas, service drive and other internal circulation routes are located and arranged so as to assure the safety and convenience of pedestrian and vehicular traffic.

All buildings, structures, driveways, internal circulation routes, parking and storage areas are designed and located so as to minimize potential adverse effects or impacts on adjacent and nearby properties.

As many natural features of the landscape will be incorporated into the design and layout of the site so as to buffer the site from adjacent incompatible land uses as well as to assist in preserving the general appearance of the surrounding area and to help control erosion or the discharge of waters. Reasonable buffer and open space areas may be required.

Adverse effects or impacts upon adjoining incompatible land uses shall be minimized by appropriate screening, fencing and/or landscaping.

The land use subject to review and approval complies with all applicable provisions of this chapter.

All buildings, structures, parking and storage areas are accessible to emergency vehicles at all times of the year.

That the plan as approved is consistent with the intent and purpose of this chapter to promote the public health, safety and general welfare, and that it is further consistent with the purposes and scope of this chapter as set forth in Article V.

Approval of a site plan under the provisions of § 450-504 shall be valid for a maximum period of two years. If actual physical construction of the building and improvements included on the approved site plan has not commenced in a substantial way during this period, approval shall be null and void. In this event, no construction or site improvement activities may occur until approval is renewed by the Planning Commission. An application for renewal of approval shall be made in writing to the Planning Commission through the Zoning Administrator no less than 20 days prior to the meeting at which the Planning Commission will consider the application. The Planning Commission shall review the record of proceedings and site plan subject to renewal and shall either grant a one year extension, or deny the request.

Approval of site plans under the provisions of § 450-506 shall be valid for a period of one year during which time construction of the proposed improvements must be substantially commenced. If commencement does not occur during the year following approval, then the applicant shall refile the site plan application and site plan for review by the Planning Commission. In such cases, the site plan shall be subject to all application and review procedures outlined in §§ 450-503 and 450-504.