These site plan review procedures and standards provide a consistent method for reviewing land use and development proposals to attain compliance with this Zoning Ordinance, the Master Plan, Engineering Design and Construction standards, other applicable local policies, ordinances, and state and federal laws. The procedures are further intended to:

A.

Preserve and protect natural features and greenways.

B.

Achieve harmonious relationships of buildings, structures and uses within a site, with adjacent sites, and within the context and character of the community.

C.

Provide for safe and convenient traffic circulation and access to and between sites.

D.

Provide for the public health by requiring sound plans for dealing with sewage disposal, water supply and storm water management issues.

E.

Provide a means to bring existing developments into compliance with current standards.

F.

Encourage cooperation and consultation between the Township and applicants to further the objectives of the Master Plan.

A building permit shall not be issued until a site plan or sketch plan has been approved, a Land Use Permit has been issued, all fees have been paid, and a suitable escrow deposit has been placed to cover costs for review and inspection.

A change of use of an existing building shall require full site plan or sketch plan review if any of the following conditions apply:

1.

There is no approved site plan on file at the Township.

2.

The site plan on file was approved prior to July 9, 1986.

3.

The property description has changed due to addition or division of any real property from the subject parcel.

4.

The proposed use would result in a greater parking requirement than the use specified on the approved site plan.

5.

There has been a significant change in the road right-of-way such as widening of alteration of traffic controls at the nearest intersection.

6.

There is a documented drainage issue on the site.

Each project will be subject to the appropriate review process as set forth in Table 5.1, depending upon the scale and complexity of the proposal. For circumstances not specifically covered in Table 5.1, Eligible Uses and Required Review Process, the Zoning Administrator has the authority to determine the process that will be followed and may refer the application to the Township's Planning Commission, Planning Consultants, Engineers or other Consultants for review and recommendation. Proposals will be reviewed under one of the following processes:

A.

Full site plan. A full site plan is the most detailed process, typically required for all new developments and major expansions. This process will not apply to individual single family homes and accessory structures. Site plans will be reviewed for approval by the Planning Commission.

B.

Sketch plan. The sketch plan process is appropriate for small-scale projects such as change of use of an existing building. The plans may be less detailed than full site plans, provided sufficient detail allows for review for compliance with applicable standards. Sketch plans will be reviewed for approval by the approving body as identified in Table 5.1.

C.

Administrative review. Administrative review is reserved for new projects and minor changes subject to Table 5.1, Eligible Uses and Required Review Process. Projects eligible for administrative review shall be reviewed by the Zoning Administrator. Submittal requirements will be based on the nature of the intended use. The Zoning Administrator may refer any application to the Township's Planning Commission, Planning Consultant, Engineer or other Consultants for review and recommendation when it is unclear as to the review process.

D.

Land Use Permits. Single family dwellings, accessory structures and uses shall require a land use permit in accordance with Section 3.05, Land Use Permits.

TABLE 5.1. ELIGIBLE USES AND REQUIRED REVIEW PROCESS

(Ord. No. Z-010, § 2, 10-11-2017; Ord. No. Z-030, § 3, 1-8-2024)

Site plans and sketch plans must be submitted in accordance with the following procedures and requirements:

A.

Application. The application shall be submitted by the owner for which site plan or sketch plan approval is sought, or by an agent of the owner as authorized in writing.

B.

Pre-application meeting. The applicant shall meet with the Zoning Administrator to discuss the project, submittal requirements and the review process. The applicant should provide sufficient information prior to the meeting so that the Zoning Administrator may identify other staff, consultants or interested parties whose early input would be beneficial to the review process. The intent of the meeting is to provide guidance and identify issues and resources for the applicant. No approvals or decisions will result from the pre-application meeting. Comments or suggestions of staff and consultants are for the applicant's consideration and are not binding upon the Board or Commission with authority to act on the application.

C.

Site plan submittal. The applicant shall submit twenty (20) copies of the following to the Zoning Administrator. Plans will not be accepted unless all materials are submitted.

1.

Complete application and application checklist form supplied by the Township.

2.

Written description of the proposed project or use.

3.

A completed site plan or sketch plan that includes the information required in Table 5-2.

4.

Any additional information the reviewing body finds necessary and appropriate to complete their review, as may be requested by the Township. Additional information may include but is not limited to natural features, stormwater management, surrounding land uses, public facilities and services, utilities, and traffic.

D.

Technical reviews. The Zoning Administrator shall forward the applications and site plan(s) to the appropriate staff and consultants for their review and comment.

E.

Planning Commission subcommittee reviews. The Zoning Administrator shall forward all applications and site plan(s) to members of the Planning Commission. The Chairman shall assign preliminary review of the site plan to the appropriate subcommittee for their evaluation prior to inclusion of the project on an agenda.

F.

Planning Commission consideration. The Zoning Administrator shall compile all staff and consultant reviews and distribute to the Planning Commission. A project shall not be scheduled for an agenda unless adequate time is allowed for receipt and distribution of the reports one week prior to the Planning Commission meeting.

The Planning Commission subcommittee, staff and consultants will report findings to the Planning Commission, who shall then make a determination based on the standards and requirements of this Ordinance. The Planning Commission may table, approve, approve subject to conditions, or deny a site plan as follows:

1.

Table. The application may be tabled if it is determined to be incomplete, if the applicant has not fully responded to the deficiencies identified in the reviews, if a variance is needed from the Zoning Board of Appeals, or if revisions are needed be tentatively rescheduled for a future meeting date, subject to timely submittal of revised plans accompanied by a letter describing all changes, signed by the applicant or the applicant's design professional.

2.

Site plan approval. The application may be approved if the site plan is determined to be in compliance with the standards and requirements of this Ordinance. The applicant will then be directed to complete construction plans for the building(s) and site improvements, and to pursue all required permits and approvals may be granted concurrently. Preliminary Approval is valid for one (1) year after approval of the official minutes.

3.

Site plan approval, subject to conditions. The application may be approved, subject to conditions if: 1) those conditions are reasonably related to the burdens imposed by the Development and/or 2) modifications to the Site Plan are required to ensure full Ordinance compliance. The applicant shall comply with the conditions identified by the Planning Commission while completing the construction plans for the building(s) and site improvements. Preliminary Approval is valid for one (1) year after approval of the official minutes.

4.

Denial. The application may be denied if the site plan does not comply with the standards and requirements of this Ordinance. Any re-submittal shall be considered a new site plan, and shall be required to reinitiate the full review process. Any person aggrieved by a decision of the Planning Commission in denial of a site plan shall have the right to appeal to the Zoning Board of Appeals.

5.

Construction plan approval (with or without conditions). The Zoning Administrator shall place the application on a Planning Commission agenda for final review once the following conditions have been met:

a.

The site plan has been revised to address any conditions of the Preliminary Approval;

b.

Construction plans (define or include in chart) have been developed in conformance with applicable standards and are approved by the Township Engineer; and

c.

All necessary outside agency approvals have been obtained.

The Planning Commission will grant final approval of the plans if it determines that the plans comply with the conditions (if any) of the preliminary approval and the standards and requirements of this Ordinance.

G.

Agency approvals. The applicant shall be required to obtain all other necessary permits from agencies such as, but not limited to, the Oakland County Water Resources Commissioner, Road Commission for Oakland County, Oakland County Health Division and State of Michigan, as well as applicable utility companies. Copies of applications and approvals from all agencies shall be submitted prior to final site plan approval.

H.

Recording of site plan review action. Each action taken with reference to a site plan review shall be duly recorded in the minutes of the Planning Commission's meeting. The findings supporting the Commission's action shall be recorded in the minutes. After the minutes have been approved, one (1) copy of the site plan shall be transmitted to the applicant, along with a copy of the final approved minutes documenting any conditions of approval.

I.

Building improvements. The applicant can apply for a building permit and land use permit once Final Approval of the Site Plan or Sketch Plan has been granted by the Planning Commission and a pre-construction meeting has been held with planning staff, Township planning consultants and Township engineers.

J.

Commencement and completion of construction. Construction shall commence and be completed in accordance with the Development Agreement as required under Section 3.12.

In the process of review and approval, the Planning Commission may consider the following factors in evaluating site plans, condominium plans and subdivision plats:

A.

The proposed use will not be injurious to the general health, safety and welfare of the Township and surrounding neighborhood.

B.

There is a proper relationship between thoroughfares and proposed service drives, driveways and parking areas.

C.

The proposed development provides for proper development of roads, easements and public utilities, and protects the general health, safety, welfare and character of the Township.

D.

The location of buildings, outside storage receptacles, parking areas, screen walls and utility areas is such that the adverse effects of such uses will be minimized for the occupants of that use and surrounding areas.

E.

The design of storm sewers, stormwater facilities, roads, parking lots driveways, water mains, sanitary sewers and other site improvements meets the design and construction standards of the Township and other appropriate agencies.

F.

Proper access to all portions of the site and all sides of any structure is provided. All structures or groups of structures shall be so arranged as to permit emergency vehicle access by some practical means to all sides. Site features such as, but not limited to, trees and other plant materials, fences, retaining walls, berms, outdoor furniture, outdoor structures, and natural and artificial water bodies shall be arranged to permit adequate emergency vehicle access.

G.

Site planning and design of specific improvements will accomplish the preservation and protection of existing natural resources and features such as lakes, ponds, streams, wetlands, floodplains, steep slopes, groundwater, trees, and wooded areas, including understory trees.

H.

The proposed development will utilize the natural topography to the maximum extent possible by minimizing the amount of cutting, filling and grading required.

I.

The proposed development will not cause soil erosion or sedimentation. The drainage plan is adequate to handle anticipated stormwater runoff.

J.

A stormwater management system and facility will preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible, and will not substantially reduce or increase the natural retention or storage capacity of any wetland, water body or water course, or cause alterations which could increase flooding or water pollution on or off site. The Oakland County Drain Commission Standards shall be used for the review and approval of all stormwater management systems.

K.

Wastewater treatment systems, including on-site septic systems will be located to minimize any potential degradation of surface water or ground water quality.

L.

Sites which include storage of hazardous waste, fuels, salt, or chemicals will be designed to prevent spills and discharges of pollution materials to the surface of the air or to the ground, groundwater or nearby water bodies, with a specific plan to achieve such objectives being incorporated as part of the site plan.

M.

Landscaping, including grass, trees, shrubs and other vegetation is provided to maintain and improve the aesthetic quality of the site and area.

N.

The means of ingress and egress to and from the site shall be planned with the objective of achieving recognized planning, engineering and safety standards, and shall not result in an unreasonable risk of danger to persons and/or property on the site and/or off the site. In general, this standard shall be met based upon the design of ingress and egress in terms of number, location and design of access(es), and utilization of acceleration, deceleration and passing lanes and approaches. The Planning Commission shall review the ingress and egress proposed for the purpose of promoting and protecting traffic safety, and shall require improvements accordingly.

O.

The site plan complies with all Township Ordinances and design standards and any other applicable laws.

TABLE 5.2. SITE PLAN AND SKETCH PLAN SUBMITTAL REQUIREMENTS

*If any of the items listed above are not applicable, a list of each item considered not applicable and the reason(s) why each listed item is not considered applicable should be provided on the site plan