A. 
It is the purpose of this chapter to require site plan review and impact assessment report approval for certain buildings, structures, and uses that are expected to have a significant impact on natural resources, traffic patterns, adjacent parcels, and the character of future development. It is the purpose of the impact assessment to accompany a site plan and specifically address the anticipated impact of a proposed use on the natural features, economic climate, social environment, and any potential negative effects on the health, safety, and welfare of the residents of Putnam Township.
B. 
The regulations contained in this chapter are intended to promote:
(1) 
The goals, objectives and intent of the Putnam Township Master Plan;
(2) 
Safe and convenient traffic movement, both within a site and in relation to access streets;
(3) 
Harmonious relationships of buildings, structure, and uses, both within a site and with adjacent sites; and
(4) 
Conservation and protection of natural features and resources, both above and below ground.
C. 
Procedures have been established to guide the Planning Commission and the applicant through the site plan review process. These procedures place certain responsibilities upon the applicant. Compliance with all of the procedural requirements, as well as all Zoning Ordinance standards, will minimize delays and assure expeditious review of the plan.
A. 
Site plan review. A review of a preliminary and final site plan will be required by the Planning Commission in the following circumstances:
(1) 
Special uses.
(2) 
Except as noted in Subsection B, below, permitted principal uses in the R-3 District (except for single and two-family dwellings), the MHC District, the commercial and industrial districts as outlined in Article X of this chapter, and the Public Lands District, including existing main buildings or principal uses where an alteration, addition, expansion, change or conversion constitutes an increase to the existing structure or use in excess of 1,000 square feet or 25% of the existing main building or principal use area, whichever is greater;
(3) 
Site condominium developments; and
(4) 
Planned unit developments.
B. 
Plot plan review.
(1) 
The Zoning Administrator shall be responsible for review and approval of plot plans for one-family detached dwellings; two-family dwellings; agricultural uses; family day-care and adult foster care family home facilities not meeting the requirements of Subsection A(2) above; accessory buildings and uses; and any other uses not requiring review by the Planning Commission. Additionally, anyone constructing a single-family or two-family dwelling unit in Putnam Township must meet all the requirements of the latest version of the Michigan Residential Code and shall be enforced by the Livingston County Building Department.
(2) 
Plot plan requirements.
(a) 
An application for a plot plan shall be filed with the Zoning Administrator before any work commences on the site. The Zoning Administrator shall verify the data on the plot to confirm its accuracy with the requirements of the Zoning Ordinance. The plot plan shall contain the following information:
[1] 
Building and driveway location.
[2] 
Proposed well and septic location (to be approved by the County Health Department).
[3] 
Setbacks.
[4] 
Legal description of parcel.
[5] 
Location and description of existing and/or proposed easements.
[6] 
Location and description of significant natural features; and other natural characteristics, including but not limited to wetlands, open space, stands of trees, floodplains, hills, and other significant natural features.
[7] 
Name, address, and telephone number of owner and builder of the dwelling unit.
(b) 
Once confirmation of the required plot plan information has been completed by the Zoning Administrator, he/she shall keep a copy of the plan in the Township office. The Zoning Administrator shall issue a temporary zoning compliance permit so as to allow the owner/builder to begin construction of the dwelling unit. Upon completion of construction of the unit, it shall be the duty of the owner/builder to contact the Zoning Administrator and request the issuance of a final zoning compliance permit. The Zoning Administrator shall confirm that the site meets the requirements of this chapter and does not harm the health, safety, and welfare of any Township residents.
(c) 
Once a final zoning compliance permit has been issued, the owner/builder is permitted to seek a final certificate of occupancy from the Livingston County Building Department. If the strict letter of this chapter is not carried out by the owner/builder, then the zoning compliance permit issued shall be revoked by the Zoning Administrator and civil infraction penalties may be imposed in accordance with legal procedures until the project is brought into compliance with the regulations of all applicable Township ordinances.
(d) 
Additionally, if the owner/builder does not follow the strict letter of this chapter, the Zoning Administrator shall issue an order to cease and desist all activities on the parcel until the site is brought in compliance. The Zoning Administrator shall provide the owner/builder with notification in writing 10 days before the zoning compliance permit will be revoked; however, the cease-and-desist order shall be executed immediately by the Zoning Administrator.
(e) 
The owner/builder may reapply for the final zoning compliance permit after making the necessary modifications to the site to ensure compliance.
Any application for site plan review shall meet all requirements of this chapter prior to submittal of a site plan application. Variances from this chapter must be approved by the Zoning Board of Appeals, in accordance with Article XVI of this chapter, before review of any site plan by the Planning Commission.
A. 
Preliminary plan submission requirements.
(1) 
Review of a preliminary site plan is required prior to submission of a final site plan. Accordingly, the owner of the subject property, or the owner's designated agent, shall file a request with the Planning Commission for preliminary site plan review. Applications for preliminary site plan review shall be submitted to the Zoning Administrator. The following materials are required:
(a) 
Three completed and signed copies of the application for site plan review on a special form for that purpose.
(b) 
Twelve individually folded copies of the preliminary site plan meeting the requirements of Subsection B of this section. The plans shall be prepared on twenty-four-inch-by-thirty-six-inch sheets and shall be drawn to a scale of not more than one inch equals 50 feet. For a plan consisting of three of more sheets, a cover sheet showing the entire project and proposed construction shall be included.
(c) 
Each preliminary application shall be accompanied by the payment of a fee as established by the Township Board to cover costs of processing the application. No part of the fee shall be refundable. An additional fee may be charged to cover costs of professional reviews of the plan.
(2) 
These materials must be submitted to the Zoning Administrator at least 30 days prior to the Planning Commission meeting at which the review is requested. The Zoning Administrator shall determine completeness of the site plan application and all required information and data. Upon determining that the application is complete, the Zoning Administrator shall distribute the site plans and place the application on the Planning Commission's agenda. Incomplete applications will not be accepted.
B. 
Preliminary site plans shall contain the following information and data, unless deemed unnecessary by the Zoning Administrator:
Table 44: Preliminary Site Plan Requirements
Small-scale sketch of an area within 1/4 mile of the subject property showing the property location.
Existing adjacent and proposed streets, existing buildings or structures, and curb cuts, all within 100 feet of the property.
All lot lines with dimensions.
Parking lots (including required parking calculations) and access points.
Locations for proposed buffer strips screening, or greenbelts, in accordance with § 340-163
Locations and description of significant natural features; and other natural characteristics, including but not limited to wetlands, open space, stands of trees, floodplains, hills, and other significant natural features.
Proposed buildings, including approximate dimensions and setbacks. For residential properties, include information on proposed number and type of dwelling units, including a calculation of units per acre.
Location of any signs (including method of illumination, if any) not attached to the building.
General topographical features, including contour intervals no greater than 10 feet.
Plan narrative (may be separate) including the following information:
Number of acres allocated to each proposed use and gross area in building, structures, parking, public and/or private streets and drives, and open space including dwelling unit densities by type, if applicable.
A written description of the proposed method of providing storm drainage, sewer and water service, as well as other public and private utilities.
Any other information deemed necessary to properly illustrate the development concept to the Planning Commission.
A. 
Preliminary review process.
(1) 
Distribution of plans. Upon submission of all required application materials, the preliminary site plan will be placed on the Planning Commission agenda for its review. The site plans and application will also be distributed to appropriate Township officials, including the Township Engineer and the Township Planner, for review.
(2) 
Reports. The Township Planner and Engineer shall review the plans and submit a written report addressing all issues which must be resolved with input from the Planning Commission. The Zoning Administrator or Planning Commission may request the Township Attorney to submit a report.
(3) 
Planning Commission consideration. At the first regular meeting at which a preliminary site plan proposal is considered, the Planning Commission will review the major issues identified in the Planner's and Engineer's reports, or other reports as submitted, as well as other issues relevant to the site plan.
(4) 
The Planning Commission shall review the preliminary site plan and recommend changes necessary, if any, for the final site plan. The preliminary site plan shall be reviewed to determine initial conformance to the review standards of § 340-152 of this chapter.
(5) 
Review of the preliminary site plan by the Planning Commission shall vest no rights for approval of the final site plan.
(6) 
The Zoning Administrator shall, within 10 days of the date of the review of the preliminary site plan, transmit a written certification of the review to the applicant.
B. 
Expiration of preliminary site plan. A review of the preliminary site plan shall be valid for a period of 180 days from the date of approval. The applicant may request an extension of an additional 180 days, provided that the request is submitted in writing within 30 days of expiration of the preliminary review. The Planning Commission may grant an extension if the applicant demonstrates that there is a need for the time extension and that the project will not be constructed without the extension.
C. 
If an extension is not requested or approved, the preliminary site plan shall be considered invalid and a new preliminary site plan review application must be submitted.
A. 
Submission of plans for final review. A final site plan shall filed in not less than 30 days or not more than 180 days (unless an extension is granted according to § 340-150B) following approval of a preliminary site plan.
B. 
An application for final site plan review shall be submitted at least 30 days prior to the Planning Commission meeting at which review is requested. The final site plan will be distributed to the Township, including the Planner and Engineer for review. The applicant may submit final plans simultaneously to the Township, Planner and Engineer in order to expedite the review process.
C. 
Applications for final site plan review shall be submitted to the Zoning Administrator. The following materials are required:
(1) 
Three completed and signed copies of the application for site plan review on a special form for that purpose.
(2) 
Each application shall be accompanied by the payment of a fee as established by the Township Board to cover costs of processing the application. No part of the fee shall be refundable. An additional fee may be charged to cover costs of professional reviews of the plan.
(3) 
Twelve copies of the Environmental Permits Checklist/Hazardous Substances Form and requirements.
(4) 
Twelve copies of the Impact Assessment Report.
(5) 
Twelve copies of a detailed Traffic Impact Study (for any site over 10 acres in size or for a project expected to generate 100 directional vehicle trips during the peak hour of traffic of the generator or on the adjacent streets).
(6) 
Proof that the site plan and Impact Assessment Report have been submitted for review to affected county, state, or federal agencies, including but not limited to the County Road Commission, County Drain Commission, County Health Department, Putnam Township Fire Department, and Michigan Departments of Transportation, Environmental Quality, or other applicable departments.
(7) 
Final engineering drawings for all site improvements such as, but not limited to, water, sanitary sewer and storm sewer systems; streets, drives and parking lots; retention ponds and other ponds or lakes, retaining walls; shall be submitted to and reviewed by the Township Engineer prior to Planning Commission review of the final site plan.
(8) 
Twelve individually folded copies of the final site plan. The plans shall be prepared on twenty-four-inch by thirty-six-inch sheets and shall be drawn to a scale of not more than one inch equals 50 feet. For a plan consisting of three of more sheets, a cover sheet showing the entire project and proposed construction shall be included. Final site plans shall include the following information, unless deemed unnecessary by the Zoning Administrator:
Table 45: Final Site Plan Requirements
General Information
Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who prepared the plans; and date(s) of submission and any revisions
Legal and common description of property
Scale of site plan and North point
Location map drawn at scale of 1 inch = 2,000 feet with North point indicated, including proximity to major thoroughfares and section corners
Architect engineer, surveyor, landscape architect, or planner's seal
Zoning classification of petitioner's parcel; zoning and use of all abutting parcels
Gross acreage
Plan narrative (may be separate) including the following information:
General description of any access easements, deed restriction, protective covenants, master deed or association bylaws, and attached copies of same, thereto.
A description of how the proposed final site plan meets the final site plan review standards of § 340-152 of this article.
Physical Features
Buildings and structures
Location and dimensions of all proposed structures within the site and within 100 feet of the site
Dimensioned floor plans and typical elevation views. Include finished floor elevations and contact grade elevations.
Location and dimensions for proposed lot lines and boundary property lines. Center line of existing and proposed right-of-way line of any street. Setback and yard dimensions shall be included on each lot.
Streets, drives and parking areas
Location and dimensions of proposed parking lots; numbers of spaces in each lot; dimensions of spaces and aisles. Calculation methods shall be shown.
Location and alignment of all proposed streets and drives; rights-of-way where applicable; surface type and width, and typical cross-section of same showing surface, base, and subbase materials and dimensions; location and typical details of curbs, with details (where applicable); location, width, surface elevations and grades of all entries and exits; curve radii.
Acceleration, deceleration and passing lanes and approaches.
Locations of all curb openings within 100 feet of the site, including those across the street.
Designation of fire lanes.
Landscaping and screening
A detailed landscape plan shall be submitted meeting all the requirements of § 340-163, Landscaping, buffering and screening.
Utilities and stormwater
Septic systems and other wastewater treatment systems. The location of the septic tank and the drain field (soil absorption system) should be clearly shown.
Sanitary sewers and pumping stations, where applicable.
Well sites.
Water mains, hydrants, pump houses, standpipes and building services and sizes, where applicable.
All site lighting, including building and parking areas and other security areas. Plans shall show height and type of light fixture.
Stormwater control facilities and structures including storm sewers, retention and detention basins, drainageways and other facilities, including calculations for size.
Environmental
Chemical and fuel storage tanks and containers.
Storage, loading, and disposal areas for chemicals, hazardous substances, salt and fuels.
Other site features
Sign locations and size.
Trash receptacles and transformer pad locations and method of screening.
Entrance details for plats or other major developments (as applicable).
Location and size of underground tanks, where applicable.
Any other pertinent physical features
Natural Features
Topography, grading and drainage
Location of existing drainage courses and associated bodies of water on and off site, and their elevations.
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. 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.
Natural areas
The plan shall clearly indicate those natural features to remain and to be removed. Mitigation plans, if deemed necessary by the Planning Commission, shall be provided to compensate for the loss of significant natural features, including but not limited to wetlands, floodplain areas, and tree stands.
Location of woodlands. Groups of trees shall be shown by an approximate outline of the total canopy.
Location and size of proposed improvements of open spaces and recreation areas.
Location of existing wetlands, regardless of size. Provide estimated size for each wetland area.
Location, type, and size of all proposed landscaping, and the location, height and type of existing and proposed fences and walls.
Setbacks
Setbacks from all natural features, as defined in Article XV of this chapter, shall be shown
Additional Regulations for Residential Developments
Density calculations by type of unit by bedroom counts
Designation of units by type and number of units in each building
Carport locations and details where proposed
Specific amount and location of recreation spaces
Type of recreation facilities to be provided in recreation space
Detail of community building and fencing of swimming pool, if proposed
Additional Requirements for Commercial and Industrial Developments
Loading/unloading areas
Total of usable floor area
Number of employees at peak use
Other
Any other information deemed necessary by the Planning Commission to adequately review the application, in accordance with the purpose of this chapter.
D. 
An environmental permits checklist/hazardous substances including the following information shall be submitted with the final site plan application:
(1) 
Hazardous substances and polluting materials as used in this section shall mean hazardous chemicals as defined by the Michigan Department of Public Health and the Michigan Department of Labor, flammable and combustible liquids as defined by the Michigan State Police Fire Marshal Division, critical materials, polluting materials and hazardous waste as defined by the Michigan Department of Environmental Quality, hazardous substances as defined by the U.S. Environmental Protection Agency and hazardous materials as defined by the U.S. Department of Transportation.
(2) 
A description of any hazardous substances and polluting materials that are or may be stored, used or generated. Facilities containing these substances shall be designed to prevent spills and discharges to the air, surface of the ground, lakes, streams, rivers or wetlands.
(3) 
A description of secondary containment methods for aboveground areas where hazardous substances and polluting materials are stored or used shall be provided. Secondary containment shall be sufficient to store the substance for the maximum anticipated period of time necessary for the recovery of any released substance.
(4) 
Location of general purpose floor drains. These drains shall be allowed only if they are authorized to be connected to a public sewer system, an on-site holding tank or a system authorized through a state groundwater discharge permit.
(5) 
Statement of intent or copies of applications or permits issued by state and federal agency applicable to requirements for storage, spill prevention, recordkeeping, emergency response, transport and disposal of hazardous substances and polluting materials shall be submitted. No discharges shall be allowed without required permits and approvals.
(6) 
Evidence that a floor plan has been filed with the local fire department, in full detail, identifying the location and identification of hazardous or polluting substances within the first three months of the commencement of business. The floor plan shall be updated with the local fire department on a annual basis.
E. 
Impact assessment report. A completed impact assessment report including the following information shall be submitted with the final site plan application:
(1) 
Party responsible for preparation of the impact assessment and a brief statement of their qualifications.
(2) 
Maps and written description of the project site including all existing structures, man-made facilities and natural features. The analysis shall also include information for areas within 250 feet of the property.
(3) 
Impact on natural features. Written and mapped descriptions of the environmental characteristics of the site prior to development and following development. This shall include topography, soils, wildlife, woodlands, wetlands, drainage, lakes, streams, creeks, or ponds. Documentation by a qualified wetland specialist shall be required wherever the Township determines that there is a potential regulated wetland.
(4) 
Impact on stormwater management. Descriptions and appropriate maps/plans to demonstrate measures to control soil erosion and sedimentation during grading and construction operations and until permanent ground cover is established. The latest revision of the Soil Erosion and Sedimentation Control manual published by the Livingston County Drain Commissioner's office shall be used.
(5) 
Impact on surrounding land uses. A description shall be provided of any increases in light, noise, or air pollution which might have a negative effect on adjacent properties.
(6) 
Impact on public facilities and services. Describe the number of expected residents, employees, visitors or patrons, and the anticipated impact on police protection and fire protection. Letters from the appropriate agencies may be provided.
(7) 
Impact on utilities. Describe the method to be used to serve the development with water and sewer service; the method used to control drainage on the site and from the site. Describe the location of floor drains and where they will discharge. For sites served with sanitary sewer, calculations for pre- and postdevelopment flows shall be provided. Expected sewage rates shall be provided in equivalents to a single-family home.
(8) 
If an environmental permits checklist/hazardous substances storage was not required, submit a description of any hazardous substances expected to be used, stored or disposed of on the site. The information shall describe the type of materials, location within the site, and method of containment, both above and below ground. Documentation of compliance with federal and state requirements shall also be required.
(9) 
If a traffic impact study is not required, a description of the traffic volumes to be generated based on national reference documents, such as the most recent volume of the Institute of Transportation Engineers Trip Generation Manual shall be provided.
F. 
Traffic impact study. A traffic impact study for any site over 10 acres in size or for a project expected to generate 100 directional vehicle trips during the peak hour of traffic of the generator or on the adjacent streets including the following information shall be submitted with the final site plan application:
(1) 
A description of the traffic volumes to be generated based on national reference documents, such as the most recent volume of the Institute of Transportation Engineers Trip Generation Manual.
(2) 
Counts of existing daily and peak-hour traffic on the adjacent streets and a description of any sight distance limitations along the subject property's frontage.
(3) 
Forecasted trip generation of the proposed use(s) for the morning and afternoon peak hours and average daily traffic generated.
(4) 
Description of impact on special transportation modes, such as school buses, trucks and bicycles.
(5) 
Projected traffic generated shall be distributed (inbound v. outbound, left turn v. right turn) onto the existing street network to project turning movements at site driveways and nearby intersections. Rationale for the distribution shall be provided.
(6) 
Capacity analysis at the proposed driveway(s) using the procedures outlined in the most recent edition of the Highway Capacity Manual published by the Transportation Research Board. Capacity analysis shall be provided for all street intersections where the expected traffic will comprise at least 5% of the existing intersection capacity and/or for roadway sections and intersections experiencing congestion or a relatively high accident rate, as determined by the Township Engineer or the Livingston County Road Commission or the Michigan Department of Transportation.
(7) 
Analysis of any mitigation measures warranted by the anticipated traffic impacts. Where appropriate, documentation shall be provided from the appropriate road agency regarding time schedule for improvements and method of funding.
(8) 
A map illustrating the location and design of proposed access (including any sight distance limitations), dimensions from adjacent driveways and intersections within 250 feet, and other data to demonstrate that the driveway(s) will provide safe and efficient traffic operation.
(9) 
General description and copies of any existing or proposed access or other traffic related easements.
(10) 
A list of all sources shall be provided.
Standards for review. In reviewing the preliminary and final site plans, the Planning Commission in its review shall determine whether the plan meets the following standards:
A. 
Site design characteristics.
(1) 
All elements of the site design shall be harmoniously and efficiently organized in relation to topography, the size and type of lot, the character of adjoining property, and the type and size of buildings.
(2) 
The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted by this chapter.
(3) 
The site shall be designed to conform to all provisions of this chapter.
(4) 
Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of this chapter relative to and proportionate to the extent of redevelopment, as determined by the Planning Commission.
(5) 
All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles.
(6) 
Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways.
(7) 
Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely impact abutting properties or adversely impact the natural evening sky.
B. 
Environmental standards.
(1) 
The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, alteration to the natural drainage courses, and the amount of cutting, filling and grading.
(2) 
Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical.
(3) 
Buildings and structures will be placed to preserve environmentally sensitive areas.
(4) 
The Planning Commission may require that landscaping buffers and/or greenbelts be preserved and/or provided to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property.
(5) 
Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby surface water bodies. Such sites shall be designed to meet all applicable state and federal regulations.
C. 
Vehicular and pedestrian circulation.
(1) 
The expected volume of traffic to be generated by the proposed use shall not adversely impact existing roads and the circulation thereon.
(2) 
Driveways shall be located to minimize conflict with traffic operations on the adjoining road. The number of driveways shall be the minimum needed to provide reasonable access to the site.
(3) 
The width of streets and drives shall be appropriate for the existing and anticipated volume of traffic.
(4) 
The arrangement of public or common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area.
(5) 
Off-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan on adjoining properties and properties in the proposed development.
(6) 
Safe, convenient, uncongested and well-defined vehicular and pedestrian circulation within and to the site shall be provided. Drives, streets and other elements shall be designed to promote safe and efficient traffic operations within the site and at its access points.
(7) 
The arrangement of public or common ways for vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and most efficient means possible.
D. 
Stormwater and erosion controls.
(1) 
Stormwater management system and facilities shall preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible, and shall not substantially reduce or increase the natural retention or storage capacity of any wetland, water body, or watercourse, or cause alterations which could increase flooding or water pollution on or off the site.
(2) 
Stormwater management facilities shall be designed, constructed and maintained to prevent flooding and protect water resources and may be incorporated into the open space portions of a development site.
(3) 
Areas of natural drainage such as swales wetlands or ponds shall be protected and preserved insofar as practical in their natural state to provide areas for natural habitat preserve drainage patterns and maintain the natural characteristics of the land.
(4) 
Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties or nearby bodies of water.
(5) 
Provisions shall be made to prevent erosion and the formation of dust during and after construction. Efforts should be made to reduce/minimize the amount of impervious surfaces, such as using infiltration basins trenches or dry wells grassed (vegetated) waterways or swales, or rain gardens in yards or parking lots.
(6) 
Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water.
E. 
Public services. The scale and design of the proposed development shall facilitate the adequate provision of services currently furnished by or that may be required of the Township or other public agency including, but not limited to, fire and police protection, stormwater management, sanitary sewage removal and treatment, traffic control, and administrative services.
F. 
The general purposes and spirit of this chapter and the Master Plan of the Township shall be maintained.
A. 
Planning Commission action. Should the Planning Commission find that the final site plan is substantially changed from the reviewed preliminary plan to the extent that the comments and recommendations made by the Commission have not be incorporated, the Commission may require resubmission of a preliminary plan in accordance with the requirements of this article.
B. 
The Planning Commission shall review the final site plan and shall recommend approval, approval with conditions, or denial, or may table the final site plan. The Commission may require changes in the proposed site plan as are needed to meet the standards of § 340-152 of this article.
C. 
The Planning Commission may attach reasonable conditions to its recommendation for approval. If a site plan is recommended for conditional approval by the Planning Commission, the Commission, at its discretion, may require the applicant to submit to the Zoning Administrator 12 copies of revised plans with a revision date, indicating compliance with the conditions. The revised plan will be placed on the next available regular Planning Commission agenda for final review and recommendation of approval.
D. 
Township Board Action. The recommendation of the Planning Commission shall be forwarded to the Township Board for final action. The Township Board shall approve, approve with conditions, or deny the request.
(1) 
The Township Board may place additional or different conditions upon the approval than those recommended by the Planning Commission; however, the Board may decide, at its discretion, to remand the site plan back to the Planning Commission for a recommendation on any new or different conditions proposed by the Township Board.
(2) 
If a site plan is approved with conditions by the Township Board, the Board, at its discretion, may require the applicant to submit to the Zoning Administrator 12 copies of revised plans with a revision date, indicating compliance with the conditions. The revised plan will be placed on the next available regular Township Board agenda for final review and approval.
E. 
The Township Board may require submission of a performance guarantee in accordance with the requirements of § 340-176.
F. 
If approved, a certificate of final site plan approval shall be issued to the applicant by the Zoning Administrator.
G. 
After the Township Board has taken final action on a site plan and all steps have been completed, the Zoning Administrator will mark the three copies of the revised plans, as required in Subsection C above, as "approved," or mark the three copies of the submitted site plan "denied," as appropriate, with the date that action was taken. One marked copy will be returned to the applicant and the other two copies will be kept on file in the Township Hall.
H. 
Final site plan expiration and revocation.
(1) 
The approval of a final site plan shall expire one calendar year from the date of the approval unless construction has begun in accordance with the plan and is proceeding meaningfully toward completion.
(2) 
If a final site plan is submitted for only a part of the area included in the reviewed preliminary site plan, successive final site plans shall be filed at intervals no greater than two years from the date of approval of the previously approved final site plan.
(3) 
The Township Board may grant an extension on site plan approval for up to one additional year. All requests for extensions shall be made in writing prior to the expiration of approval, 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.
(4) 
The Zoning Administrator may revoke a final site plan approval when the construction of the development is not in conformance with the approved plans or if he determines that a violation in fact exists and has not been remedied. The Zoning Administrator shall give the applicant notice of intention to revoke the zoning compliance permit at least 10 days prior to the date of the revocation.
A. 
Request. An owner or the owner's designated agent may request a change in an approved site plan. A change in an approved site plan which results in a major change as defined in this section shall require a plan amendment. Amendments shall follow the procedures and conditions required for original plan submittal and review and shall be considered as an amendment to the final site plan, unless the applicant elects to submit a preliminary site plan amendment. A change that results in a minor change as defined in this section shall not require a revision to the plan.
B. 
Content of request. A request to change an approved site plan shall be made in writing to the Zoning Administrator. The request shall state clearly the reasons for the change. The reasons may be based upon considerations such as changing social or economic conditions, potential improvements in layout or design features, unforeseen difficulties, or advantages mutually affecting the interests of the Township and the applicant or developer, such as technical causes, site conditions, state or federal projects and installations, and statutory revisions.
C. 
Finding. The Zoning Administrator, upon finding such reasons and request reasonable and valid, shall notify the applicant in writing whether the change proposed is major or minor. If the change is deemed major, the applicant shall follow the procedures and conditions required for original site plan submittal and review, except that a preliminary plan need not be submitted.
D. 
Major changes. Changes considered major (i.e., those for which an amendment is required) include one or more of the following:
(1) 
A change in the original concept of the development.
(2) 
A change in the original use or character of the development (unless the change in use would not otherwise require a site plan approval in accordance with this section).
(3) 
A change in the type of dwelling unit as identified on the approved site plan.
(4) 
An increase of one or more dwelling units.
(5) 
An increase in nonresidential floor area of over 5%.
(6) 
An increase of five or more off-street parking or loading spaces.
(7) 
Rearrangement of lots, blocks, and building tracts.
(8) 
A change in the character, layout or function of any street.
(9) 
A reduction in the amount of land area set aside for common open space or the relocation of such area(s).
(10) 
An increase in building height.
E. 
Minor changes. If the Zoning Administrator determines that a proposed change to a site plan is not a major change as defined by this section, the Zoning Administrator may approve the change requested. The Planning Commission and Building Official shall be informed of approved changes in writing. As the minor changes on the site plan drawings are approved by the Zoning Administrator, each shall be signed and dated by the applicant or developer and the owner(s) of the property in question.
All site improvements shall conform to the approved site plan. Any changes requested by the applicant shall not be made until the Zoning Administrator is notified. Upon investigation, the applicant shall either be required to correct the changes so as to conform to the approved site plan, be approved as a minor change, or resubmit the plan as a major change.
The Zoning Administrator and Township Engineer and Building/Code Official shall be responsible for inspecting all improvements for conformance with the approved site plan. All building construction, site and subgrade improvements such as utilities, subbase installations for drives and parking lots, and similar improvements shall be inspected and approved by the County's Building Department and Environmental Health Department, in coordination with the Zoning Administrator, who shall obtain inspection assistance from the Township Fire Chief and/or professional consultants, where appropriate.
A. 
The applicant shall provide as-built drawings of all utilities and all appurtenances which were installed on a site for which a final site plan was approved. The drawings shall be submitted to and 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 catch basins; 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.
The decision of the Planning Commission with regard to the site plan may be appealed to the Board of Appeals upon written request by the property owner or petitioner for a hearing before the Board of Appeals in accordance with the requirements of § 340-169A. Any appeal shall be filed within 21 days after the decision is rendered by the Planning Commission.