The site plan review procedures and standards set forth herein provide a consistent and uniform method for review of proposed development plans, to ensure full compliance with the standards contained in this section, other applicable local ordinances, standard engineering practices, and county, state, and federal rules, and laws.

(1)

Site plan review requirements and the procedure for preparing and submitting site plans for review by the township are set forth in this article, and in the Engineering Design Standards for Groveland Township Manual.

(2)

Before preparing a site plan for submittal to the township for review, the applicant and/or owner's representative should obtain a copy of this chapter and a copy of the Engineering Design Standards for Groveland Township Manual. Copies of both of these documents may be obtained at the township hall.

(3)

Site plan review requirements and the procedure for reviewing site plans are intended to provide an essential vehicle for the design and expeditious review of new land development proposals, redevelopment proposals, and for the occupation of vacant existing buildings in the township. These procedures are further designed and intended to promote compatibility between land use with respect to their internal and external functions and for compliance with the applicable requirements of this chapter.

(4)

For these purposes, as well as for the purpose of promoting and protecting the public health, safety and general welfare of the inhabitants of the township, and for the preservation and management of its land resources, provision is made in this article for the submittal and review of site plans.

(Code 2004, § 54-1131; Ord. No. 146, 11-14-2005)

A site plan shall be submitted for review and approval by the township before a building permit shall be issued. A site plan shall be submitted for any:

(1)

New multiple-family residential development;

(2)

New mobile home park or any expansion of an existing mobile home park;

(3)

One-family site condominiums (with and without cluster option);

(4)

Nonresidential use permitted in a residential district;

(5)

Public use or public building, or public utility building or substation;

(6)

New office, commercial or industrial building;

(7)

Commercial communication tower and its accessory buildings or structures, whether deemed an essential service or not;

(8)

Use permitted as a conditional use or a use subject to special conditions as set forth in this chapter;

(9)

Addition to an existing multiple-dwelling building or nonresidential building;

(10)

Revision to a previously approved site plan;

(11)

Building or land use for which a site plan is required as set forth in this chapter; and

(12)

Any development or site improvement when the planning department deems it necessary to submit a site plan in order to determine if the applicable requirements of the zoning code are met, including, but not limited to, any request to occupy a vacant building with a nonresidential use.

(Code 2004, § 54-1132; Ord. No. 146, 11-14-2005; Ord. No. 155, 3-12-2007)

The site plan review process is a four-step method outlined below. This process must be followed to obtain full approval of the site plan. Full approval of the site plan is required prior to the issuance of any building permits.

(1)

Pre-application meeting.

a.

The pre-application meeting process allows the applicant and township, along with township consultants, to discuss the concepts of the applicant's development. The applicant shall convey the intent of the proposed development. The township will outline the processes and procedures set forth in this chapter for the applicant's development.

b.

The pre-application meeting may be waived at the discretion of the township planning department.

(2)

Preliminary site plan. The preliminary site plan process provides requirements so that the applicant can provide sufficient information to permit the township, township consultants and planning commission to assess the overall constructability of the development.

(3)

Engineering/construction plan. The engineering/construction plan process provides requirements so that the applicant can produce detailed information regarding how the site's infrastructure is to be constructed. The information provided will require that detailed information, drawings, details and notes be provided to ensure that compliance is achieved.

(4)

Final site plan. The final site plan process presents requirements so that the applicant can prepare plans indicating how the final completed development will appear and be constructed.

(Code 2004, § 54-1133; Ord. No. 146, 11-14-2005)

Before submitting a site plan to the township for review, the applicant shall:

(1)

Obtain a copy of the township zoning chapter and a copy of the current township zoning map. The applicant shall check the applicable elements of these documents to determine if the land use proposed for the property is a use permitted in the zoning district in which the subject property is located.

(2)

Obtain a copy of this chapter, the Engineering Design Standards for Groveland Township Manual, familiarize oneself with the review process and prepare the site plan in accordance with the requirements and standards set forth in these ordinances and supporting documents. A completed site plan review checklist must accompany all site plans submitted to the township for review.

(3)

Pay all applicable site plan review fees, including any township consultant fees and any township attorney fees that may accrue during the site plan review process as currently established or as hereafter adopted by resolution of the township board from time to time.

(Code 2004, § 54-1134; Ord. No. 146, 11-14-2005)

The requirements for each stage of the site plan review procedure are outlined in the following sections.

(1)

Pre-application meeting. The applicant shall schedule a pre-application meeting with the township and township consultant. The applicant shall bring the following items to the pre-application meeting:

a.

Sketch plan. The sketch plan shall provide, at a minimum, the following information:

1.

The zoning classification (existing and proposed, if rezoning is proposed) of the proposed development. Reference section 54-42 for established zoning districts. If rezoning is proposed, the indication of the proposed rezoning and attendance of the pre-application meeting does not imply or guarantee approval of rezoning by the township board, planning commission, staff and/or township consultants.

2.

The general layout of the development. This will include the number of units or dwellings, street layout, classification of streets (public or private), open space areas, locations of stormwater detention or retention ponds, existing general topography (trees, drainage swales, waterways, wetlands, etc.), north arrow, a local vicinity map, legal description and area calculations. The area calculation shall include gross area, net area and percentages of open space area.

b.

Documentation of ownership or rights to develop the parcel.

(2)

Preliminary site plan.

a.

A site plan shall be submitted and reviewed as set forth in this section before the issuance of a building permit and before any new building construction or development, any new construction of usable floor area, any change in use of usable floor area, any special or conditional land use or activity, parking change, drainage change or change in ingress or egress, except in the case of construction limited to one one-family home for location in a previously approved subdivision or plat, or a previously approved acreage parcel. The preliminary site plan shall be prepared, signed and sealed by either a professional engineer, licensed and registered in the state, an architect, licensed and registered in the state or a landscape architect, licensed and registered in the state.

b.

The preliminary site plan shall meet the applicable requirements of the zoning district in which the development is proposed. In carrying out the site plan review responsibilities set forth in this section, the township staff, township consultant and/or the township planning commission may require the applicant to furnish such surveys, plans, drawings, reports or other information the township staff, township consultant or planning commission deems necessary for the proper consideration of the matter before them. Furthermore, the township staff, township consultant and/or the planning commission may impose such other reasonable conditions on the applicant as may, in the township staff's or planning commission's judgment, is necessary to fulfill the spirit and purpose of this chapter.

1.

Petitioner's name, address and telephone number.

2.

Engineer/architect name, address and telephone number.

3.

Date (month, day, year) and subsequent revision dates.

4.

Title block.

5.

North arrow.

6.

Submitted on 24-inch by 36-inch bond paper with a standard engineering scale.

7.

Two unique benchmarks shall be provided based upon North American Vertical Datum - 1988 (NAVD '88).

8.

Existing street names, site dimensions, legal description (including lot numbers or metes and bounds, Sidwell Number shall be shown), location map, roads, right-of-way limits, water sources (well or water main), sanitary facilities (sanitary sewer or septic fields) and storm management system.

9.

The zoning classification of the petitioner's parcel and all abutting parcels.

10.

Existing grades and existing drainage patterns shown (shown minimum of 100 feet beyond property lines).

11.

Wetland limits shown with size. Indicate if wetlands are regulated or unregulated. Any impacts to wetlands shall be identified and quantified.

12.

Existing ditches, culverts, sidewalks, power poles, easements, building footprints and finish grades of adjacent buildings.

13.

Legal description including gross and net acreage figures.

14.

Dwelling density calculations including open space calculations.

15.

Proposed building dimensions, traffic control plan for parking lot (truck route geometry), typical parking stall dimensions and typical handicap parking stall dimensions.

16.

Walls (retaining or decorative) and/or berms shown on the plans.

17.

Proposed well location. Including fire protection well.

18.

Proposed septic field location. Including location of reserve septic fields.

19.

The runoff coefficient calculation shall be shown on the plans for the stormwater management system.

20.

The general layout of the stormwater management system. This shall include the rim elevations of any structures and the elevations of any outlet structures. The stormwater management system shall conform with the current county drain commissioner's office current standards and regulations.

21.

Preliminary sizing calculations shall be provided for the detention or retention pond. Minimum sizing is for the ten-year storm event.

22.

Indicate the outlet location. Indicate the overflow route if the pond capacity is exceeded in a storm event.

23.

A five-foot tall fence will be required if the side slopes of the pond are in excess of one on four.

24.

Sufficient grades shall be provided to ensure that:

(i)

Drainage is adequately discharged offsite with proper detention or retention.

(ii)

No upstream drainage is restricted.

(iii)

Paving slopes are adequate.

(iv)

The site in general drains without standing water.

(v)

Site lines are not obstructed.

25.

Slopes to adjacent property lines shall not exceed one in four.

26.

Trash receptacle location and method of shielding, a typical wall cross-section including wall height and exterior wall material shall be provided.

27.

Transformer location and method of screening.

28.

Front, side and rear yard setbacks and dimensions. Location of the building envelope is acceptable.

29.

Exterior lighting locations, method of shielding and wattage. Exterior lighting shall be in conformance with current township lighting standards.

30.

A photometric plan.

31.

Landscape improvements within the site are extensive enough and are located so as to provide a safe and attractive appearance throughout the site. The method of landscape irrigation shall be indicated on the plans.

32.

Satisfactory and harmonious relationships between development proposed on the property and existing development on abutting properties will be achieved by:

(i)

Ensuring that loading and unloading areas and trash receptacles are located so as to minimize their impact on the site itself, as well as on abutting properties;

(ii)

Sufficient use of screening devices to the extent necessary to effectively carry out the intent and purpose of the screening requirements of this chapter;

(iii)

Evaluating the exterior appearance of the proposed building or buildings, including all detached accessory buildings. Consideration will be given to the type and extent of exterior building wall materials to be used, the color of these materials and their overall compatibility with buildings on abutting properties;

(iv)

Providing adequately sized and properly located recreation facilities or areas and/or open space areas where applicable; and

(v)

Assuring the preservation and maintenance of areas of natural significance on the development site, as well as like features on abutting properties.

33.

Proposed pavement cross-section (normal, public, private and loading zones).

34.

Parking spaces, including handicap spaces. Parking calculations per township ordinance.

35.

Entrance details, including any signs, clear distance sight triangles and pavement markings.

36.

Improvements in existing public rights-of-way.

37.

Interior pedestrian pathways and sidewalks, if applicable. All pedestrian facilities shall be compliant with current American's with Disabilities Act guidelines and standards.

38.

Traffic circulation within the site relative to the location and functional layout of off-street parking areas and loading and unloading areas is acceptable. Traffic should flow freely within the designated parking areas. There should be no use or doubling of vehicle maneuvering lanes for vehicle stacking space, loading and unloading operations, etc. When a row of off-street parking spaces number more than five spaces in a row, adequate additional area shall be provided to permit motor vehicles, including trucks, to turn around at the end of the row, or a crossover lane shall be provided so that motor vehicles can freely pass from one lane to another.

39.

The location and design of driveways providing vehicular ingress and egress for the site is acceptable with respect to their relationship to the site in general, crossroad driveways, road intersections and pedestrian circulation within the site. Driveway location shall comply with the township's access management guidelines.

(3)

Engineering/construction plan.

a.

The requirements for engineering/construction plans are listed under separate cover, in the Engineering Design Standards for Groveland Township Manual. The engineering/construction plan shall be prepared, signed and sealed by a professional engineer, licensed and registered in the state.

b.

Any changes to an approved preliminary site plan that impacts building setbacks, building location, off-street parking, loading/unloading zone, trash receptacle location, landscaping revisions, or any revision that the township planning department deems appropriate shall be resubmitted for preliminary site plan review.

(4)

Final site plan.

a.

The overall site layout shall be primarily unchanged from the approved preliminary site plan.

b.

Incorporate any information required in the engineering/construction plan review and subsequent recommendation for approval.

c.

Incorporate any information required by outside agencies (county road commission, county drain commissioner's office, county health department, state department of environmental quality, etc.).

d.

Indicate the locations of any property irons and/or monuments. A detail of the property irons and/or monuments shall be provided on the plans.

e.

Any necessary easements shall be presented at this time. These easements shall be prepared in a ready to be recorded fashion. It should be noted that easements should not be recorded at this time due to the possibility of the easement boundaries needing adjustment for as-built conditions.

(Code 2004, § 54-1135; Ord. No. 146, 11-14-2005)

(a)

Acting authority. Site plans submitted to the township for approval shall be reviewed by township staff, township consultant, the planning commission and/or the township board in the manner prescribed in this article and in accordance with the Engineering Design Standards for Groveland Township Manual. Township staff and planning commission may forward plans to township consultants at their discretion.

(b)

Review body. The following reviewing bodies shall perform reviews of site plans on behalf of the township. This does not alleviate the applicant for reviews required by agencies outside of the township.

(1)

Pre-application meeting.

a.

Township staff.

b.

Township consultants.

(2)

Preliminary site plan.

a.

Township staff.

b.

Township consultants.

c.

Township planning commission.

(3)

Engineering/construction plan.

a.

Township staff.

b.

Township consultants.

(4)

Final site plan.

a.

Township staff.

b.

Township consultants.

c.

Township board, when applicable.

(c)

Review decision. Upon completion of the review of a site plan, the township staff, planning commission or township board shall act on the site plan submitted in one of the following ways:

(1)

Approve the site plan and notify the applicant in writing of the approval;

(2)

In the case of township staff or consultant review, continue its review or, in the case of the township planning commission or township board, table its review, pending receipt of a revised site plan from the applicant containing those items required to be changed. The township shall notify the applicant in writing of the necessary revisions or procedure that must be taken to gain site plan approval; or

(3)

Disapprove the site plan and notify the applicant in writing of the reason for disapproval.

(Code 2004, § 54-1136; Ord. No. 146, 11-14-2005)

(a)

Except as otherwise set forth in this chapter, site plans given site plan approval by township staff, by the township planning commission or the township board shall be approved for a period of one year, commencing on the date of approval. The grantor of the original site plan approval may give a one-year extension.

(b)

Property not clearly under development by the end of the first year, and for which no request for an extension is requested, shall be considered as null and void, thereafter requiring resubmittal of the site plan for review.

(c)

Property not clearly under development by the end of the one-year extension, if granted, shall be considered as null and void, thereafter requiring resubmittal of the site plan for review.

(Code 2004, § 54-1137; Ord. No. 146, 11-14-2005)