Site plan review is required to provide for consultation and cooperation between the land developer and the planning commission in order that the developer may accomplish his objectives in the utilization of his land in accordance with the regulations of this chapter.

A site plan shall be required where a building permit and/or conditional use permit is required for the erection or structural alterations of a building or dwelling, other than a single-family, two-family or manufactured dwelling or accessory structure, in all zoning districts. A site plan review shall also be required when a land division is requested where an easement or new public street is proposed as a means of access to more than two parcels.

(Ord. of 2-2008)

(a)

Submission for any site plan review required under the provisions of this article shall be made to the township clerk. The clerk will place the site plan review application into the record at the next board of trustee meeting. One complete copy of the plan will be kept in the clerk's office for review by the public and the board of trustees. The township planning commission or zoning administrator may request the assistance, with consent of the township supervisor, of professionals including attorneys, planners, engineers, surveyors, architects and landscape architects. The applicant shall pay the actual cost of the services of such professionals. If a special meeting is requested by the applicant, all costs associated with the special meeting shall be paid by the applicant. A schedule of fees and costs for a special meeting shall be on file with the township clerk. No portion of the application fee or costs for a special meeting shall be returnable to the applicant.

(b)

The planning commission or township board may require, in addition to a site plan, statements which address the environmental, economic, fiscal, or social impact of a development's impact upon the systems or services of the communities.

(c)

The applicant is required to obtain any and all permits, including environmental permits required by any state, federal or local agency. Requirement of submission of proof of such permits may be a condition of final approval of the site plan.

(d)

Each submittal for site plan review shall be accompanied with ten site plans. The application shall at minimum include the following information:

(1)

The applicant's name, address, email address, and phone number in full.

(2)

Proof of property ownership and whether there are any purchase options on the property.

(3)

A signed statement that the applicant is the owner of the property or officially acting on the owner's behalf.

(4)

The name, address, email address and telephone number of the owner of record if the applicant is not the owner of record (or firm or corporation having a legal or equitable interest in the land), and the signature of the owner.

(5)

The address and or parcel number of the property.

(6)

Project title.

(7)

Project description, including the total number of structures, units, bedrooms, offices, square feet, parking spaces, employees, amount of recreation and open space, number of stacking spaces (for drive-thru banks, fast food restaurants, etc.), landscaping and related information as pertinent or otherwise required by this chapter.

(8)

Name, address, email address and telephone number of the developer (if different from the applicant).

(9)

Name, address, email address and telephone number of engineer, architect and/or land surveyor.

(10)

A vicinity map with north point indicated showing general location of the project and encompassing an area not less than five miles in each direction from the proposed project.

(11)

The gross and net acreage of all parcels in the project.

(12)

Current land use and existing structures on the subject parcel, land use and general location of existing structures on adjoining parcels.

(13)

Project completion schedule/development phases.

(14)

Provide a statement indicating where municipal water and sewer lines as well as gas lines are in proximity to the development site.

(15)

The site plan shall consist of an accurate drawing at a scale of one inch equals 100 feet or less.

a.

Proposed project area.

1.

Property lines, dimensions, legal description(s), required setback lines and survey monument locations if located or placed.

2.

North arrow, scale and date.

3.

Existing topographic elevations at two-foot intervals, proposed final grades and direction of drainage flow with plans for on-site containment of water runoff from all on-site improvements. All proposed drainage areas shall meet requirements, if any, of the federal, state, county and local government for on-site containment.

4.

The location and type of existing soils on the site and any certifications of borings.

5.

Location and type of significant existing vegetation indicating whether it will be retained within the project.

6.

Watercourses and water bodies, including county drains and manmade surface drainageways, floodplains and wetlands.

7.

Location of existing and proposed buildings and intended uses thereof, as well as length, width, and height of each building.

8.

Proposed location of accessory structures, buildings and uses, including, but not limited to, flagpoles, light poles, bulkheads, docks, storage sheds, transformers, air conditioners, generators and similar equipment, and the method of screening where applicable.

9.

Location of existing roads, right-of-way and private easements of record.

10.

Locations of abutting streets and proposed alignment of streets, drives, curb cuts, acceleration and deceleration lanes, including access easements serving the development. If access is off a state or county road, a letter shall be submitted from the regulating agency indicating a plan has been submitted for review.

11.

Locations and design of barrier free access carports, parking areas (including indication of all spaces and method of surfacing) and fire lanes.

12.

Location, size, and characteristics of all loading and unloading areas.

13.

Location and design of all sidewalks, walkways and bicycle paths.

14.

Location of water supply lines and/or wells, including fire hydrants, and shutoff valves, and the location and design of waste water lines, cleanout locations, connection points and treatment systems, including on-site solid waste disposal facilities. A letter of approval from the county health department if an existing system will be utilized.

15.

Location of all other utilities on the site, including, but not limited to, natural gas, electric, cable TV, telephone, fiber optics and steam.

16.

Proposed location of common open spaces and common facilities if applicable.

17.

Location, size and specifications of all signs and advertising features with cross sections.

18.

Location and specifications for all fences, walls, and other manmade screening features with cross sections.

19.

Location and specifications for all proposed perimeter and internal landscaping and buffering features. For each landscape material, include the proposed size at time of planting. A separate plan showing cross sections of all berms used for perimeter buffering shall be provided.

20.

Location and specifications for any existing or proposed above ground or below ground storage facilities for any chemicals, salts, flammable materials or hazardous materials as well as any containment structures or clear zones required by all government authorities.

21.

Identification of any significant views onto or from the site to or from adjoining areas.

22.

Identification of any significant site amenities or unique natural features.

23.

Seal of the registered engineer, architect, landscape architect, surveyor or planner who prepared the plan.

b.

Adjacent parcels.

1.

Estimated distance of all structures from the property line of the proposed project with existing land use indicated.

2.

Property lines and dimensions within 150 feet of proposed parcel.

(e)

An architectural blueprint of the proposed development shall be prepared for all projects.

(a)

Upon submission of an application, a site plan and any appropriate fee, the township clerk shall transmit the submission to the zoning administrator. The zoning administrator shall review the application and site plan to determine if the requirements of this article are met. The applicant shall be notified in writing within ten days of submission of the application and site plan of:

(1)

Any deficiencies that will require re-submission with corrections;

(2)

A written notice stating the date, time and place that the site plan will be reviewed by the planning commission;

(3)

Additional fees to the application fee authorized under section 38-525(a).

(b)

Property owners within 300 feet of the project property shall receive notice of the review of the site plan by the planning commission at least ten days prior to the scheduled review.

(a)

Recommendation for approval or disapproval of the site plan shall be issued after review by the township planning commission and within 60 days of final preliminary review by the zoning administrator. All provisions of applicable ordinances must be met and any special conditions imposed by the township planning commission must be incorporated into the recommendation to the township board.

(b)

When impact statements are required by the township planning commission, such statements shall be forwarded to the township board along with the recommendation for approval or disapproval of the site plan.

(a)

The township board shall review the recommendations and impact statement (if required) along with any additional information submitted during site plan review by the planning commission. The township board may impose any such additional requirements related to the impact statements presented or to any special conditions recommended by the planning commission. the township board must approve the site plan prior to issuance of a building permit.

(b)

Site plan approval shall be valid for one year after the date of approval unless a one-time extension is granted by the township board.

All site plans shall be consistent with the development standards as specified in this article. A performance bond may be required by the conditions of the site plan in order to ensure completion of the plan.

(a)

When an applicant receives site plan approval, he must develop the subject property in complete conformity with the approved plan. Approval of the site plan shall be valid for a period of one year. A one-time extension to a site plan approval may be granted by the township board with recommendation by the planning commission for a period not to exceed one year. Procedure for extension shall be as follows:

(1)

A written request must be filed with the township clerk.

(2)

The township clerk will forward the request to the zoning administrator for placement on the next available planning commission agenda.

(3)

The planning commission shall review the request and determine if any significant change has occurred in the immediate project area that would influence their recommendation to the township board for extension approval.

(4)

The planning commission shall make a recommendation to the township board.

(5)

The township board will review the recommendation at the next available board meeting.

(b)

If a building permit has not been obtained and the on-site development actually began within one year of the date of approval, the site plan approval shall become void unless the developer/owner files for an extension.