The procedures and standards set forth herein are intended to:

These provisions encourage cooperation and consultation between the Township and the applicant to facilitate development in accordance with the Township's land use objectives. An approved special land use shall be considered a conforming use permitted in the district at the specific site where it is located.

Applicant attendance. The applicant or a designated representative must be present at all scheduled review meetings or consideration of the special land use and site plan may be tabled. Any need to readvertise a public hearing due to absence or a requested tabling shall be funded by the applicant. Absence at two consecutive meetings without prior notice to the Zoning Administrator shall result in denial of the application.

Administrative preapplication meeting. The applicant shall schedule a meeting with the Zoning Administrator to discuss the project, submittal requirements and review procedures. The Zoning Administrator may involve the Township officials, Township staff or consultants at the meeting, as deemed appropriate.

Process selection. The Zoning Administrator shall determine if a conceptual review of the proposed special land use is necessary prior to a final submittal (i.e., whether the next step is Subsection D or Subsection G). In making such a determination, the Zoning Administrator shall consider:

Conceptual plan submittal. If the Zoning Administrator determines a review of the conceptual plan is appropriate, the applicant shall submit the following information:

Conceptual plan, technical (staff) review. The Zoning Administrator shall distribute the conceptual plan submittal information to appropriate Township staff and consultants for written technical reviews. The Zoning Administrator shall distribute the technical reviews to the Planning Commission and the applicant.

Conceptual plan, review by Planning Commission. The applicant shall meet with the Planning Commission at a regularly scheduled meeting. The purpose of this meeting is to allow the applicant to present the concept, and receive comments or direction from the Planning Commission on the site plan or the need for additional information needed to evaluate the impacts of the use, such as a traffic or environmental study. No formal action shall be taken.

Final submittal. The owner of an interest in land for which special land use approval is sought, or the designated agent of said owner, shall submit 15 copies of the following to the Zoning Administrator:

Technical (staff) reviews. The Zoning Administrator shall forward the application to the Township Planner for review. The Department of Public Works, Fire Chief, Police Chief, Township Engineer, Building Department Manager, Road Committee and Natural Resources Committee, if applicable, shall also review the application. The reviews shall be submitted to the Zoning Administrator.

Technical review conference. The Zoning Administrator shall schedule a conference with applicable consultants and departments which reviewed the submittal information. The applicant may be permitted to attend the conference. The Zoning Administrator may waive this conference upon a finding that the various reviews are consistent. The technical reviews may be revised and resubmitted following the conference or submittal of a revised application. An application shall not be forwarded to the Planning Commission until all required technical information is provided.

Planning Commission public hearing. Following the technical review process, the Planning Commission shall schedule and conduct a public hearing to review the request in accordance with the following procedures:

Planning Commission recommendation on special land use.

Site plan approval. The Planning Commission shall review the site plan for the special land use under the provisions of Article 21, Site Plan Review. Site plan review may be conducted simultaneously with special land use review. The Planning Commission shall take one of the following actions on the site plan:

Township Board action. Following receipt of the Planning Commission's recommendation, the special land use shall be considered by the Township Board. The Township Board shall take one of the following actions on the request.

Recording of Township Board action. Each action taken with reference to a special land use proposal shall be duly recorded in the minutes of the Township Board. The grounds for action taken upon each proposal shall also be recorded in the minutes. After action has been taken, one copy of the application and site plan(s) shall be transmitted to each of the following:

Effect of approval. Any special land use approval shall run with the land in perpetuity, unless the use is specifically determined to be temporary in nature or the use is discontinued. The special land use approval shall apply only to the land area contained within the parcel, lot, condominium unit, or other legally defined location for which the special land use approval was granted.

Variances. The Zoning Board of Appeals shall have authority with regard to special land uses as follows:

Building permits. Following final approval of the special land use, and site plan, the applicant shall submit engineering plans to the Township Engineer and Building Department. The applicant shall also obtain all other applicable Township, county or state permits. The Building Department shall issue a building permit once all required approvals and permits are granted.

Completion of site design. If construction has not commenced within one year of final site plan approval, the special land use and site plan approvals become null and void and a new application for special land use review shall be required. The applicant may apply to the Planning Commission for a one-year extension of the special land use and site plan one time. Such a request shall only be considered if made in writing by the applicant prior to the expiration date of the approval. Such an extension shall only be granted if the applicant provides evidence that the use and site plan has a reasonable likelihood to be established during the one-year extension period. The applicant may be required by the Zoning Administrator to submit a new site plan if the Planning Commission finds there have been applicable amendments to this chapter since the special land use was approved.

Maintenance. The property owner shall be responsible for maintenance of the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which approval was based, or until a new use or site plan is approved. Any property owner who fails to maintain an approved site design shall be deemed in violation of the provisions of this chapter.

Inspections. The Zoning Administrator may make periodic investigations of developments authorized by special land use permit to determine continued compliance with all requirements imposed by the Planning Commission and this chapter.

Compatibility with the Master Plan. The proposed special land use shall be compatible with and in accordance with the general principles and objectives of the Township's Master Plan and shall promote the intent and purpose of this chapter.

Compatibility with adjacent uses. The proposed special land use shall be designed, constructed, operated and maintained to be compatible with existing or planned uses on surrounding land. In determining whether a special land use will be compatible and not create a significant detrimental impact, as compared to the impacts of permitted uses, consideration shall be given to the degree of impact the special land use may have on adjacent property, as compared with the expected value to the community. The following types of impacts shall be considered:

Impact of traffic on the street system. The location and design of the proposed special land use shall minimize the negative impact on the street system in consideration of items such as vehicle trip generation (i.e., volumes), types of traffic, access location and design, circulation and parking design, street and bridge capacity, traffic operations at proposed access points, and traffic operations at nearby intersections and access points. The Township may require mitigation to maintain the preexisting traffic operations. Route and operational restrictions (such as hours, cleaning of dust or debris) may be established for construction traffic to minimize negative impacts. The Township may require submittal of a traffic impact study to ensure compliance with this standard. Such a traffic study shall be in accordance with standard practices and procedures and prepared by a qualified traffic professional.

Impact on the overall environment. The proposed special land use shall not have an unacceptable significant adverse effect on the quality of the natural environment in comparison to the impacts associated with typical permitted uses. This determination shall be made in consideration with other ordinances (Chapter 282, Woodland and Tree Preservation, and Chapter 275, Wetlands and Drainageways). The Planning Commission may require a quantitative comparison of the impacts of typical permitted uses and the special use to assist in making this determination (such as an overlay of conceptual development plans, on a natural features map, illustrating other site development options to demonstrate that the impacts have been minimized to the extent practical). If the cumulative impact creates or contributes to a significant environmental problem, mitigation shall be provided to alleviate the impacts associated with the requested use (i.e., ensure the end result is at least similar to the preexisting conditions).

Compliance with standards of this chapter. The proposed special land use shall be designed, constructed, operated and maintained to meet the stated intent of the zoning district.

Public services. The proposed special land use shall be located where it can be adequately served by essential public facilities and services, such as streets, pedestrian or bicycle facilities, police and fire protection, drainage systems, water and sewage facilities, and schools.

Major amendments. Any person or agency shall notify the Zoning Administrator of any change in an existing special land use. Any major amendment to an approved special land use shall require submittal of a new application for special land use and follow the review procedures contained in this article. Amendments to the site plan shall bring the site into compliance with all requirements of this chapter determined to be reasonable by the Planning Commission in proportion to the extent of the change at the site and in consideration of the physical constraints of the site. The Zoning Administrator shall determine whether the proposed amendment constitutes a minor or major amendment, based on the standards below:

Minor amendment. Minor amendment to an approved special land use does not require submittal of a new application for a special land use.

Change in use. Change to another special land use shall require submittal of a new application for special land use and follow the review procedures contained in this article.

Required site plan. Any change, whether it is deemed minor or major, shall require submittal of a site plan in accordance with Article 21, Site Plan Review.

Multiple uses. For a use or building which involves more than one activity classified as a special land use, a separate special land use permit shall be required for each use requiring special land use review on a lot, or for any expansion of a special land use which has not previously received a special land use permit.

Any reference to planned unit development is hereby eliminated throughout or in any portion of this chapter.

Existing planned unit developments. Projects which were approved under the prior planned unit development standards shall be considered conforming, provided that such projects conform to the site plan and conditions upon which they were approved and the projects have either been completed or work is diligently being carried on. Any expansion shall conform to the regulations of the particular zoning district; no expansion in area beyond the area approved as a PUD shall be considered. A change in uses approved as part of the PUD shall be prohibited unless the Planning Commission determines the change is to a less intensive land use; such a change shall be reviewed as a special land use according to the procedures and standards of this article. Any modifications to the previously approved site plans shall be reviewed under the standards of this chapter and the other applicable ordinances.