It is the purpose of this article to require site plan approval for certain buildings, structures, and uses that can be expected to have a significant impact on natural resources, traffic patterns, adjacent parcels and land uses, and on the character of future development. It is further the purpose of this article to achieve, through site plan review, safe and convenient traffic movement, both within a site and in relation to access streets; harmonious relationships of buildings, structures, and uses, both within a site and with adjacent sites; and to conserve natural features and resources. It is further the intent of this article to delegate all aspects of site plan review authority to the township planning commission, within the standards and requirements set forth in this article.

(Ord. of 7-22-2013, § 64.01)

(a)

No grading, removal of trees or other vegetation, land filling, or construction of improvements shall commence for any development which requires site plan approval, until a site plan is approved and preliminary zoning compliance has been issued.

(b)

Site plan review and approval is required for all proposed uses and structures within the township except for individual single-family dwellings. Farm buildings and structures shall not be exempt from the site plan review and approval process except where buildings or structures conform to and are regulated by an applicable generally accepted agricultural management practices (GAAMP) as adopted and published by the state commission on agriculture, or its successor, and as amended from time to time. Further, such buildings and structures shall be exempt from the site plan approval process only as to those details, regulations and requirements which are specifically delineated and set forth in the applicable GAAMP.

(c)

Site plan review and approval is required for existing uses or structures, except individual single-family detached dwellings and farm buildings, where an alteration to the existing use or structure would result in one of the following:

(1)

An increase or reduction of the floor area of a structure or land area occupied by the use.

(2)

A change of use, even if the change of use is permitted in the subject zoning district.

(3)

A variance from the provisions of this chapter, regardless of its size.

(d)

The zoning administrator shall not issue a zoning compliance permit for construction of, or an addition to, any subject buildings or developments until the site plan has been reviewed and approved by the township planning commission.

(e)

When required, site plan review shall follow either the administrative review procedures pursuant to section 36-865 or the full site plan review procedures pursuant to section 36-866. The appropriate procedure will be determined during the project concept meeting as described in the township site plan process manual.

(Ord. of 7-22-2013, § 64.02)

The township zoning administrator may review a site plan without submission to the planning commission, subject to all of the criteria, requirements and standards set forth in this article and the following standards:

(1)

The zoning administrator may review and consider approval, conditional approval or denial of site plans without submission to the planning commission in the following cases:

a.

Expansion or reduction to an existing conforming structure or use of 2,000 square feet or less or five percent of the floor area of the structure, whichever is less.

b.

Provision for additional parking, loading/unloading spaces and landscape improvements as required by ordinance.

(2)

The zoning administrator is authorized to employ the township planner, township engineer or other experts to assist in the review of site plans submitted under this section.

(3)

At the direction of the zoning administrator, any information required in the township site plan process manual may be required for administrative site plan approval. The township site plan process manual is explicitly incorporated and made a part of this ordinance by reference, requiring amendment of the ordinance to amend the manual. However, at a minimum, submissions of a site plan shall include the following information:

a.

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

b.

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

c.

Title block and scale.

d.

North point.

e.

Proposed and existing structures, utilities, parking areas, etc., on the parcel, and within 100 feet of the parcel.

(4)

The zoning administrator shall consider the criteria set forth in section 36-866 in the review of the site plans submitted under this section.

(Ord. of 7-22-2013, § 64.03)

(a)

Project concept meeting. An informal meeting with the township manager or their designee(s) to discuss general development project ideas in advance of a pre-application meeting. Concept meetings shall include a discussion of conceptual ideas and compatibility with the township's vision for future development. Fees for the concept meeting shall be based on the current township fee schedule.

(b)

Project pre-application meeting. An informal meeting may include the township planner, township engineer, and any other necessary township staff or officials as determined by the township manager, in advance of a formal submittal to discuss a generalized site plan, presented by a prospective applicant for consideration of the overall proposed development. All projects requiring site plan review (either administrative or full site plan review) shall schedule a pre-application meeting with the township. During this pre-application review phase, a generalized site plan is presented by a prospective applicant for consideration of the overall idea of the development. Pre-application meetings shall include a discussion of use, density, integration with existing development in the area, zoning ordinance and master plan criteria, impacts on the availability of public infrastructure, and other features of the generalized site plan, as well as applications procedures, timelines, and processes. Fees for the pre-application review will be based on the current township fee schedule.

(c)

Application. Any person may file a request for full site plan approval by filing with the township planning and zoning department the completed site plan application, site plan, as well as other data, exhibits and information hereinafter required as set forth in the township site plan process manual. The township site plan process manual is explicitly incorporated and made a part of this chapter by reference, requiring amendment of the chapter to amend the manual. Upon receipt of the application, the site plan drawings shall be processed in accordance with the procedures set forth in the site plan process manual. At this time, all applicable fees shall be paid in full.

(d)

Effect of approval.

(1)

Approval of a site plan authorizes the owner or applicant to apply for a preliminary zoning compliance certificate. Please note that a preconstruction meeting shall be required prior to the issuance of a preliminary zoning compliance certificate. Prior to the issuance of preliminary zoning compliance certificate, all applicable fees shall be paid, including any required utility tap fees.

(2)

Upon approval of the final site plan, the applicant and/or owner of record, and the township clerk or his designee, shall sign four copies of the approved plan along with the township planner and planning commission secretary. The township clerk shall transmit two such signed copies of the approved final site plan to the applicant. Two such copies shall be retained in the township files.

(3)

Approval shall expire and be of no effect after 365 days following approval by the planning commission unless a building permit, when required, is applied for and granted within that time period. Approval shall expire and be of no effect 545 days following the date of approval by the planning commission unless construction has begun and is being diligently pursued to completion. The planning commission may extend the time limits upon a showing of good cause.

(Ord. of 7-22-2013, § 64.04; Ord. No. 23-88, § 1, 9-12-2023)

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

(1)

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

(2)

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.

(3)

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.

(4)

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.

(5)

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 associated shrubs, small trees, and ground cover.

(6)

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

(7)

The proposed development will meet the requirements and preventative soil erosion and sedimentation provisions of the governing body. The drainage plan is adequate to handle anticipated stormwater runoff in accordance with the rules of the county drain commissioner's office and township engineer.

(8)

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, waterbody or watercourse, or cause alterations which could increase flooding or water pollution on or off site.

a.

The rules of the county drain commissioner's standards shall be used for the review and approval of all stormwater management systems.

b.

The county drain commissioner's office shall provide review comments on the stormwater management system of all site plans for the consideration of the planning commission when county drains are involved. Comments shall be provided for all site plans.

c.

Site plan approval shall not be granted until approval or notice of no jurisdiction is granted by the drain commissioner's office with regard to the stormwater management plan.

(9)

Wastewater treatment systems, including on-site septic systems, will be located to minimize any potential degradation of surface water or groundwater quality, and shall conform to the township community wastewater utility systems ordinance.

(10)

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

(11)

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.

(12)

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

(13)

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 site. In general, this standard shall be met based upon the design of ingress and egress in terms of the number, location and design of accesses, 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.

(14)

The site plan complies with all township ordinances and design standards, and any other applicable laws.

(Ord. of 7-22-2013, § 64.05)

An applicant may divide a proposed development into two or more phases with the approval of the planning commission. Such phasing shall be in conformance with section 36-867. Future development beyond approved phases shall not appear on the approved site plan. Any changes to the approved phasing plan shall be subject to section 36-869.

(Ord. of 7-22-2013, § 64.06)

A site plan may be amended upon application and in accordance with provisions and the procedures in section 36-866 for a site plan. Site plans amended in order to be brought into compliance with the requirements of governmental agencies of authority, other than the township, are subject to the provisions of this article. The township zoning administrator shall have the authority to determine if a proposed change is substantive and therefore requires an amendment to the approved site plan.

(Ord. of 7-22-2013, § 64.07)

All improvements shall conform to the approved site plan. If the applicant chooses to make any changes in the development in relations to the approved site plan, he shall do so at his own risk, without any assurance that the township will approve the changes. It shall be the responsibility of the applicant to notify the zoning administrator of any such changes. The zoning administrator may require the applicant to correct the changes so as to conform to the approved site plan.

(Ord. of 7-22-2013, § 64.08)

(a)

All subgrade improvements, such as utilities subbase and base installations for drives and parking lots, and similar improvements, shall be inspected by the building inspector and approved prior to covering. The zoning administrator shall be responsible for the inspection of all improvements for conformance to the approved site plan. The zoning administrator is authorized to employ the township planner, township engineer, or other township departments or experts to assist in the inspection of all site improvements required by the approved site plan.

(b)

The applicant shall be responsible for requesting the necessary inspections. The zoning administrator shall notify the building inspector and the planning commission, in writing, when a development for which a site plan was approved has passed inspection with respect to the approved site plan. The zoning administrator shall notify the building inspector and the planning commission, in writing, of any development for which a site plan was approved which does not pass inspection with respect to the approved site plan, and shall advise the planning commission of the steps to be taken to achieve compliance. In such case, the zoning administrator shall periodically notify the planning commission of progress towards compliance with the approved site plan, and when compliance is achieved.

(Ord. of 7-22-2013, § 64.09)

(a)

Irrevocable bank letters of credit, cash deposits, or other security, acceptable to the township board, shall be provided by the applicant to the township clerk. The guarantee shall be provided after a final site plan is approved but prior to issuance of a certificate of occupancy for any building covered by the site plan. The guarantee shall cover site improvements shown on the approved final site plan which will not be completed prior to issuance of the certificate of occupancy. Site improvements shall include, among other items, the following: streets and drives, parking lots, sidewalks, grading, required landscaping, required visual screens, storm drainage, exterior lighting and utilities.

(b)

The applicant shall provide a cost estimate of the improvements to be covered by the guarantee and such estimate shall be verified as to amount by the township engineer. The form of the guarantee shall be approved by the township attorney.

(c)

If the applicant shall fail to provide any site improvements according to the approved plans within the time period specified in the guarantee, the township board shall be entitled to enter upon the site and complete the improvements. The township board may reimburse itself for the cost of such work, including administrative costs, by appropriating funds from the deposited security, or may require performance by the bonding company.

(d)

If a cash deposit is used, the applicant and township clerk shall decide at the time of deposit on the means of rebating portions of the deposit in proportion to the amount of work completed on the covered improvements. All required inspections for improvements for which the cash deposit is to be rebated shall have been made before any rebate shall be made.

(e)

The zoning administrator may refuse to sign a certificate of occupancy in order to achieve compliance with the approved final site plan, and approved engineering plans related thereto. In such cases, a certificate of occupancy shall be signed by the zoning administrator upon compliance with the approved plans or upon provision of adequate security to guarantee compliance following occupancy.

(Ord. of 7-22-2013, § 64.10)

State Law reference— Performance guarantee, MCL 125.3505.

Fees for the review of site plans and inspections as required by this article shall be established and may be amended by resolution of the township board.

(Ord. of 7-22-2013, § 64.11)

(a)

The applicant shall provide as-built drawings of all sanitary sewer, water, and storm sewer lines and all appurtenances which were installed on a site for which a final site plan was approved. The drawings shall be submitted to the township building inspector, and shall be approved by the township engineer prior to the release of any performance guarantee or part thereof covering such installation.

(b)

The as-built drawings shall show, but shall not be limited to, such information as the exact size, type and location of pipes; location and size of manholes and catchbasins; location and size of valves, fire hydrants, tees and crosses; depth and slopes of retention basins; and location and type of other utility installations. The drawings shall show plan and profile views of all sanitary and storm sewer lines and plan views of all water lines.

(c)

The as-built drawings shall show all work as actually installed and as field verified by a professional engineer or a representative thereof. The drawings shall be identified as "as-built drawings" in the title block of each drawing and shall be signed and dated by the owner of the development or the owner's legal representative and shall bear the seal of a professional engineer.

(Ord. of 7-22-2013, § 64.12)

The approved final site plan shall become part of the record of approval and all subsequent action relating to the site in question shall be consistent with the approved final site plan, unless the planning commission agrees to such changes as provided in this article. Any violation of the provisions of this article, including any improvement not in conformance with the approved final site plan, shall be deemed a violation of this chapter as provided in section 36-979, and shall be subject to all penalties therein.

(Ord. of 7-22-2013, § 64.13)