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.