Prior to the issuance of building permits or commencement of any construction or use, site plan review and approval is required in the situations and under the procedures contained in this section. The intent of this section is to provide for consultation and cooperation between the developer and the township so as to realize maximum utilization of land and minimum adverse effects upon the surrounding land uses. Through application of these provisions, compliance with the master plan of the township will be assured, and the township will develop in an orderly fashion consistent with its health, safety and welfare.

(Ord. No. 50, § 7.1, 11-17-1992; Ord. of 4-20-2011(2), § 1)

Site plan review and approval is required for certain existing uses and for all proposed uses within the township except for one-family detached dwellings and agricultural uses. Site plan review and approval for existing principal or accessory structures or uses is required where an alteration, addition, expansion, change or conversion:

(1)

Constitutes an increase or reduction to the existing structure or use of 1,000 or more square feet or ten percent, whichever is less; or

(2)

Would require a variance from the provisions of this chapter, regardless of its size.

(Ord. No. 50, § 7.2, 11-17-1992)

The site plan shall be reviewed and approved upon a finding that the following conditions are met:

(1)

The proposed use will not be injurious to the surrounding neighborhood.

(2)

There is a proper relationship between major thoroughfares and proposed service drives, driveways and parking areas and provisions have been made for acceleration, deceleration and passing lanes or approaches so as to preserve the safety and convenience of pedestrian and vehicular traffic.

(3)

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.

(4)

It provides for proper development of roads, easements and public utilities and protects the general health, safety, welfare and character of the township.

(5)

It meets the requirements and standards for grading and surface drainage and for the design and construction of storm sewers, stormwater facilities, parking lots, driveways, water mains, sanitary sewers and for acceleration, deceleration and passing lanes or approaches as determined by the township engineers and set forth in the township design and construction standards.

(6)

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.

(7)

Natural resources will be preserved to the maximum extent possible in the site design by developing in a manner which will not detrimentally affect or destroy natural features such as lakes, ponds, streams, wetlands, steep slopes, groundwater and woodlands.

(8)

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

(9)

The proposed development will not cause soil erosion or sedimentation.

(10)

Stormwater management systems and facilities 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.

(11)

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

(12)

Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals will be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby water bodies.

(13)

The location of buildings, parking, drives, landscaping and other improvements on the site is appropriate and consistent with good design standards for the lot size, shape and general location.

(14)

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

(15)

The proposed use is in compliance with all township ordinances and any other applicable laws.

(Ord. No. 50, § 7.3, 11-17-1992)

A site plan submitted for review and approval shall contain all of the following data prior to its submission to the planning commission for review. Site plans shall consist of an overall plan for the entire development. Sheet size shall be at least 24 inches by 36 inches with plan view drawn to a scale of one inch equals 50 feet for property less than three acres or one inch equals 100 feet for property three or more acres. Included on the site plan shall be all dimensions and the following:

(1)

General information. General information included on the site plan shall be as follows:

a.

Proprietors', applicants', and owners' names, addresses and telephone numbers.

b.

Date (month, day, year), including revisions.

c.

Title block.

d.

Scale.

e.

North point.

f.

Location map drawn at a scale of one inch equals 2,000 feet with north point indicated.

g.

Architect, engineer, surveyor, landscape architect, or planner's seal.

h.

Existing lot lines, building lines, structures, parking areas, etc., on the parcel, and within 100 feet of the site.

i.

Proposed lot lines, property lines and all structures, parking areas, etc., within the site, and within 100 feet of the site.

j.

Centerline and existing and proposed right-of-way lines of any street.

k.

Zoning classification of petitioner's parcel and all abutting parcels.

l.

Gross acreage figure.

m.

Proximity to major thoroughfares and section corners.

(2)

Physical features. Physical features included on the site plan shall be as follows:

a.

Acceleration, deceleration and passing lanes and approaches.

b.

Proposed locations of access drives, street intersections, driveway locations, sidewalks, safety paths as identified in the Holly Township Master Plan, curbing and areas for public use.

c.

Location of existing and proposed service facilities above and below ground, including:

1.

Well sites.

2.

Septic systems and other wastewater treatment systems. The location of the septic tank and the drainfield (soil absorption system) should be clearly distinguished.

3.

Chemical and fuel storage tanks and containers.

4.

Storage, loading, and disposal areas for chemicals, hazardous substances, salt and fuels.

5.

Water mains, hydrants, pump houses, standpipes and building services and sizes.

6.

Sanitary sewers and pumping stations.

7.

Stormwater control facilities and structures including storm sewers, swales, retention and detention basins, drainageways and other facilities, including calculations for sizes.

8.

Location of all easements.

d.

All structures with dimensioned floor plans, setback and yard dimensions and typical elevation views.

e.

Dimensional parking spaces and calculation, drives and method of surfacing.

f.

Exterior lighting locations and illumination patterns.

g.

Location and description of all existing and proposed landscaping, berms, fencing and walls.

h.

Trash receptacle pad location and method of screening.

i.

Transformer pad location and method of screening.

j.

Dedicated road or service drive locations.

k.

Entrance details including sign locations and size.

l.

Designation of fire lanes.

m.

Any other pertinent physical features.

n.

A fire protection plan indicating how the fire protection features required by chapter 12 of this Code shall be addressed.

(3)

Natural features. Natural features included on the site plan shall be as follows:

a.

Soil characteristics of the parcel to at least the detail provided by the U.S. Soil Conservation Service "Soil Survey of Oakland County, Michigan," 1980.

b.

Existing topography with a maximum contour interval of two feet. Topography on the site and beyond the site for a distance of 100 feet in all directions should be indicated.

c.

Grading plan, showing finished contours at a maximum interval of two feet, correlated with existing contours so as to clearly indicate required cutting, filling and grading.

d.

Location of existing drainage courses and associated bodies of water, on-site and off-site, and their elevations.

e.

Location of existing wetlands.

f.

Location of natural resource features, including woodlands and areas with slopes greater than ten percent (one foot of vertical elevation for every ten feet of horizontal distance).

(4)

Additional requirements for residential developments. Additional requirements for residential developments to be included on the site plan shall be as follows:

a.

Density calculations by type of unit by bedroom counts.

b.

Designation of units by type and number of units in each building.

c.

Carport locations and details where proposed.

d.

Specific amount and location of recreation spaces.

e.

Type of recreation facilities to be provided in recreation space.

f.

Details of community building and fencing of swimming pool if proposed.

(5)

Additional requirements for commercial and industrial developments. Additional requirements for commercial and industrial developments to be included on the site plan shall be as follows:

a.

Loading/unloading areas.

b.

Total and usable floor area.

c.

Number of employees in peak usage.

(Ord. No. 50, § 7.4, 11-17-1992; Ord. of 7-17-2007(3), § 1; Ord. of 2-19-2008(6), § 1)

(a)

Submission of site plan; requirements for acceptance. All site plans shall be submitted to the zoning administrator at least 21 days prior to the next regularly scheduled meeting of the planning commission and must contain the following to be accepted:

(1)

A completed application signed by the owner; if the owner is a corporation, the application must be signed by a corporate officer; if the owner is a partnership, the application must be signed by a general partner; if the owner is an individual, each individual owner must sign the application.

(2)

Sufficient copies, as determined by the zoning administrator, of the site plan meeting all informational requirements set forth in section 32-234. Incomplete plans will not be accepted.

(3)

All items as required by section 32-234 shown on the site plan.

(4)

Required fees.

(5)

Upon receipt of a complete application and site plan, the zoning administrator shall:

a.

Forward a copy of the site plan and application to the planner, engineer and the local fire department for review.

b.

Place review of the site plan on the next planning commission agenda.

(b)

Planning commission review and action. The planning commission will consider the application and take one of the following actions:

(1)

Approval. Upon finding that the application and site plan meet the criteria of site plan review in section 32-233 the planning commission shall recommend approval.

(2)

Approval with minor revisions. Upon finding that the application and site plan meet the criteria of site plan review in section 32-233, except for minor revisions which can be made and confirmed without further technical review by the engineer, planner and reviewing agencies, the planning commission may recommend approval, conditioned upon the revisions being made and reviewed by appropriate township staff and/or consultants.

(3)

Tabling. Upon finding that the application and site plan do not, but could, meet the criteria of site plan review in section 32-233 upon the making of revisions, confirmation of which requires further technical review by the engineer, planner or reviewing agencies, the planning commission may table its recommendation until the revised plan is resubmitted to the planning commission.

(4)

Denial. Upon finding that the application and site plan do not meet one or more of the criteria of site plan review in section 32-233 and that revisions necessary to meet such criteria are so extensive as to require the preparation of a new site plan, the planning commission shall recommend denial.

(Ord. No. 50, § 7.5, 11-17-1992; Ord. of 6-20-2006(2), § 1)

The planning commission shall note on a site plan any action or recommendation regarding that plan and provide at least one copy of that plan together with any required written findings, conditions or reasons to the clerk. A copy of the planning commission minutes shall be sufficient to satisfy this requirement.

(Ord. No. 50, § 7.6, 11-17-1992)

After filing of the approved application and site plan, satisfaction of any conditions of such approval and compliance with this chapter and other township ordinances, a building permit may be issued. All development and construction shall be in complete conformity with the site plan as approved, together with any conditions imposed.

(Ord. No. 50, § 7.7, 11-17-1992)

Site plan approval is valid for a period of one year from the date of planning commission action within which time all necessary building or construction permits shall be secured and construction substantially commenced. The planning commission may grant an extension on site plan approval for up to one year. All requests for extensions shall be made in writing and include a statement of why the extension is necessary and confirmation of ability to complete construction in conformity with the site plan as approved.

(Ord. No. 50, § 7.8, 11-17-1992)

(a)

Amendments to a site plan shall require approval in accordance with the provisions of this article for initial site plan approval, except as provided in subsection (b).

(b)

The zoning administrator shall be authorized to approve administratively, without action by the planning commission, the following amendments to a previously approved site plan:

(1)

For residential structures, the size of the structures may be reduced or increased by up to ten percent for each structure provided that the overall density of units or the number of bedrooms does not increase.

(2)

Square footage of nonresidential buildings may be decreased or increased by up to ten percent or 10,000 square feet, whichever is smaller, provided that this change does not require additional parking or drainage revisions, or affect any specific conditions of approval.

(3)

Horizontal and/or vertical grade elevations may be altered so long as the overall drainage plan is not affected.

(4)

A building may be relocated within an area no more than ten feet from the approved placement of the building in the original site plan, so long as other elements of the plan are not materially affected.

(5)

Designated open space areas may be increased.

(6)

Any landscape materials may be replaced by similar types of landscaping so long as the total amount or size of landscaping is not decreased.

(7)

Changes to building materials of a higher quality (as determined by the committee) unless such changes are specifically not allowed as a condition of approval of the original site plan.

(8)

Improvements to site access or circulation such as, without limitation, inclusion of pedestrian or bicycle paths, curbing, acceleration, or deceleration lanes unless a revised permit would be required by the county road commission.

(9)

Reduction in size of any signage.

(10)

Relocation of signage in an area of up to 25 feet of the original placement.

(11)

Relocation of trash disposal areas.

(12)

Internal rearrangement of parking areas which does not reduce the number of spaces or alter access locations or reduce required landscaping, or materially affect the configuration of the site plan.

(13)

An increase in the amount of landscaping, either in area or in size of landscaping materials.

(c)

The zoning administrator is authorized to seek review and recommendation by any township departments, consultants or employees as deemed necessary for an administrative approval. The zoning administrator may impose conditions on any administrative approval and may require that a revised site plan be prepared for all part of the property.

(d)

If the zoning administrator determines that the requested modification does not fall within the categories of subsection (b), then a site plan amendment, which shall follow all provisions of this chapter as per approval of the original site plan, shall be required.

(Ord. of 8-20-2014, § 1)