The intent of this Section is to provide for consultation and cooperation between land developers and the Township in order that the developer may accomplish his or her objectives in the utilization of his or her land within the regulations of this zoning ordinance and with minimum adverse effect on the use of adjacent streets and highways and on existing and future uses in the immediate area and vicinity. Prior to the issuance of a building permit, for the creation of a use or the erection of a building in the district and under the conditions cited below, a site plan shall be submitted in accordance with this Section to the Township Planning Commission for approval.

An approved site plan shall be effective for a period of one (1) year, or the life of a building permit obtained pursuant to the approved site plan, whichever is longer. If construction is not commenced within the period that the site plan is effective, no construction shall take place unless there has been an extension approved by the Planning Commission and before the extension is granted, there is compliance with all applicable site plan requirements that are in effect at the time of the extension. (Amended by Ord. 91-1, 3/21/91)

Site Plan Approval shall be required for all uses except the following:

1. Single and two family dwelling units on individual lots.
2. Residential and agricultural accessory buildings. (Amended by Ord. 91-1, 3/21/91)

The site plan shall contain the following information except that for special uses located on residential lots with a principal single family building, or other uses when specified under the provisions of this ordinance, one or more of the provisions contained in items (a) through (m) below may be waived. Such waiver(s) may be made by the Planning Commission if in its discretion the site plan has been drawn to a legible scale and contains sufficient other data necessary to accurately reflect existing and proposed conditions remain to the proposed use or operation.

At a minimum, the site plan shall illustrate at least that portion of the subject property relevant to the proposal to meet the intent of item (c) below in addition to the requirements of items (a), (b), and (g). (Amended by Ord. 91-1, 3/21/91)

1. The date, north arrow and scale. The scale shall be not less than one (1) inch equals twenty (20) feet for property under three (3) acres and at least one (1) inch equals one hundred (100) feet for those three (3) acres or more.
2. All lot and/or property lines are to be shown and dimensioned, including building setback lines on corner lots.
3. The location and height of all existing and proposed structures on and within one hundred (100) feet of the subject property.
4. The location and dimensions of all existing and proposed drives, sidewalks, curb openings, signs, exterior lighting, park areas (show dimensions of a typical parking space), unloading areas and recreation areas.
5. The location and the pavement and right-of-way width of all abutting roads, streets or alleys.
6. For those buildings, uses or facilities which will be used or which will be available for use by the public for the purposes of education, employment, housing (other than a privately owned one-or two-family dwelling), transportation or recreation and for the purchase, rental or acquisition of goods and services, the name and firm address of the professional individual responsible for the preparation of the site plan (including imprint of his professional seal).
7. The name and address of the property owner or petitioner.
8. The location of all rubbish receptacles and landscaping and the location, height and type of fences and walls.
9. Size and location of existing and proposed utilities.
10. A summary schedule should be affixed, if applicable, which gives the following data:
    1. The number of dwelling units proposed, to include the number, size and location (by code if necessary) of one-bedroom units, two-bedroom units, mobile home sites, etc.
    2. The residential area of the site in acres and in square feet, including breakdowns for any sub-areas or staging areas (excluding all existing rights-of-way).
11. Size and location of all surface drainage facilities.
12. Existing and proposed contour shall be shown on all site plans (two (2) foot intervals minimum) as may be required by the Planning Commission.
13. For multiple-family development site plans, there shall be shown typical elevation views of the front and side of each type of building proposed, as well as typical dimensioned floor plans for each type of dwelling unit.

The site plan and all related information specified above shall be presented to the Planning Commission in thirteen (13) copies by the property owner or petitioner at least one week prior to that meeting of the Planning Commission at which the plan will be reviewed.

Nine (9) copies to the Secretary of the Planning Commission One (1) copy to the Township Fire Chief One (1) copy to the Township Engineer One (1) copy to the Township Attorney One (1) copy to the Township Supervisor

The Township Planning Commission shall have the function, duty and power to approve or disapprove, or to approve subject to compliance with certain modifications or conditions, the site plan in accordance with the standards contained in and referenced by this Zoning Ordinance. No action shall be taken by the Planning Commission until a hearing shall be held in accordance with its rules and regulations. In reviewing the application and site plan and in approving, disapproving or modifying the same, the Township Planning Commission shall be governed by the following standards:

1. That there is a proper relationship between the existing streets and highways within the vicinity and proposed deceleration lanes, service drives, entrance and exit driveways and parking areas to ensure the safety and convenience of pedestrian and vehicular traffic.
2. That the buildings, structures and entryways thereto proposed to be located upon the premises are situated so as to minimize adverse effects there from upon owners and occupants of adjacent properties and the neighborhood in general.
3. That as many natural features of the landscape shall be retained as possible where they furnish a barrier or buffer between the project and adjoining properties used for dissimilar purposes and where they assist in preserving the general appearance of the neighborhood or help control erosion or the discharge of storm waters.
4. That any adverse effect of the proposed development and activities emanating there from upon adjoining residents or owners shall be minimized by appropriate screening, fencing, landscaping, setback and location of buildings, structures, and entryways thereto.
5. That all applicable standards of the Township Zoning Ordinance are complied with unless an appropriate variance there from has been granted by the Zoning Board of Appeals.
6. That all buildings and structures are accessible to emergency vehicles.
7. That the site plan, as approved is consistent with the intent and purpose of zoning in promoting public health, safety, morals and general welfare; encouraging the use of lands in accordance with their character and adaptability; avoiding over-crowding of population; controlling congestion on the public roads and streets; reducing hazards to life and property; to facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation and other public requirements and conserving the expenditure of funds for public improvements and services.

The Planning Commission shall review site plans according to the following standards relating to vehicle access and circulation. The purpose of specific access standards is to promote traffic safety, minimize congestion, provide adequate access, promote community character, and ensure orderly development. (Amended Ord. 95-2Z, 3/9/95)

1. The Planning Commission shall have the authority to require a frontage road or service drive for contiguous parcels along M-222 and elsewhere as deemed necessary for the protection of health and safety and for the preservation of the public roadway capacity and efficiency. The Planning Commission shall also have the authority to:
   
   - limit the number of driveways for a site
   - require that parking lots on contiguous parcels be connected
   - require that driveways for contiguous parcels be shared, and
   - require that opposite driveways be directly aligned
   
   In determining the degree of access control measures necessary, the following factors shall be considered:
   1. The type and location of uses on the site.
   2. The location, size and design of existing and proposed parking areas.
   3. The existing and projected traffic volume on adjacent roadways.
   4. Compatibility between adjacent land uses.
   5. Land ownership and location of lot lines.
   6. Topography and sight distance along adjacent roadways and on the site.
   7. Distance from intersections.
   8. Location of driveways opposite the site.
   9. Width of roadway and number of lanes.
2. For Uses along M-222, and other streets as deemed necessary by the Planning Commission at the time of Site Plan Review, the following regulations shall apply: (Amended Ord. 2003-1, Adopted 5/1/03, Effective 5/20/03)
   1. A parcel shall not be denied reasonable access.
   2. Cross easements connecting parking lots of contiguous parcels and/or front or rear service drives providing access between parcels shall be required where appropriate. Such cross access shall be illustrated on approved site plans.
   3. Driveways for a parcel shall be permitted based on the amount of road frontage for that parcel as follows, except that the Planning Commission may modify this in the interest of public safety based on the criteria in the preceding section.
      

      FRONTAGE	DRIVEWAYS PERMITTED
      Less Than 300 Feet	1
      300 To 600 Feet	2
      More Than 600 Feet	3

      Additional driveways shall not be provided upon the dividing of a parcel(s) which has an existing driveway(s) unless anticipated traffic volumes are projected to be more than six hundred (600) vehicles per day and/or anticipated to cause traffic congestion during the morning or afternoon peak hour of roadway travel. Traffic projections and peak hour analysis shall be based on a professional traffic study and accepted trip generation rates.
   4. A right turn lane and taper shall be required for driveways with anticipated right-turn inbound traffic volumes in excess of forty (40) vehicles during the hours of 4:00 p.m. and 6:00 p.m. or one thousand (1,000) vehicles per day. The lane shall be constructed in accordance with the requirements of the Allegan County Road Commission.
   5. The placement of a driveway shall be determined by the following criteria if it is to be located near an intersecting street.
      1. The tangent point of the driveway radius along the highway shall be at least one hundred thirty five (135) feet from the tangent point of an intersecting street's curve radius, or 146 feet to the centerline of the intersecting street if such street is not hard surfaced.
      2. At no time shall a driveway be located in the clear vision area of an intersection as established by the Allegan County Road Commission or Michigan Department of Transportation.
      3. A driveway serving a multi-family, commercial, office, or industrial use shall be spaced at least two hundred seventy-five (275) feet from another driveway serving the same or similar use.
   6. The Planning Commission shall have the authority to waive or modify these requirements when strict adherence to them would result in unreasonable access to the site. In waiving or modifying the spacing requirements, the factors of 14.06 Subsection (a) above shall be considered. (Amended Ord 95-2Z, 3/9/95)

Any modifications of the site plan desired by Township Planning Commission shall be so stated in writing to the applicant. Site plan approval may be granted contingent upon the revision of said site plan by the petitioner to the satisfaction of the Planning Commission. If any part of the site plan is in conflict any section of this Ordinance in terms of setbacks, parking, maneuvering lanes, etc., a variance must be granted by the Board of Appeals. Six (6) copies of the final approved site plan, with its modifications shall be on record in the Township offices. Each copy shall have the signature of the Chairman of the Planning Commission. If variances are required and have been secured, the site plan shall also show the signature of the Chairman of the Board of Appeals.

If approval is granted by the Planning Commission, the following conditions shall apply:

1. In those instances in which platting is required by law, the owner or owners shall thereafter submit preliminary and final plat for the proposed development for approval in compliance with Act 288, Public Acts of 1967, as amended, and with all ordinances and regulations pertaining to the procedures and requirements for the approval of plats except to the extent that such requirements have been waived or modified by the Township Board.
2. Such plats shall be in strict conformity with the approved site plan, the conditions attached thereto, and the provisions of this Ordinance.

An application for site plan approval shall be accompanied by such fees the Township Board, by resolution, considers necessary for the processing of the application. Such fee may be utilized by the Township to obtain the services of one or more expert consultants qualified to advise as to whether the proposed development will conform to the applicable Township Ordinances, policies and standards and for investigation and report of any objectionable elements. Such consultants shall report as promptly as possible.