Each site plan shall conform to all applicable provisions of
this chapter. The following criteria shall be used as a basis upon
which site plans will be reviewed by the Planning Commission and approved
by the Township Board. The Township shall adhere to sound planning
principles, yet may allow for design flexibility in the administration
of the following standards:
A. All elements of the site shall be harmoniously and efficiently designed
in relation to the topography, size, and type of land, and the character
of the adjacent properties and the proposed use. The site shall be
developed so as not to impede the reasonable and orderly development
or improvement of surrounding properties for uses permitted on such
property.
B. The site plan shall comply with the zoning district requirements
for minimum floor space, height of building, lot size, open space,
density and all other requirements as set forth in this chapter.
C. The existing natural landscape shall be preserved in its natural
state as much as possible, by minimizing tree and soil removal and
by topographic modifications that result in maximum harmony with adjacent
properties.
D. The site plan shall provide reasonable visual and sound privacy.
Fences, walls, barriers, and landscaping shall be used, as appropriate,
for the protection and enhancement of property and the safety and
privacy of occupants and users. Where landscaping is provided, there
must be provision for maintaining all plantings through a regular
program of fertilizing, irrigating, pruning, mowing and replacing
all dead and diseased materials.
E. All buildings or groups of buildings shall be so arranged as to permit
convenient and direct emergency vehicle access.
F. All streets shall be developed in accordance with the Township subdivision
or site condominium regulations, private road ordinance, and/or the
Berrien County Road Department design specifications.
G. Special attention shall be given to proper site drainage. Appropriate
measures shall be taken to ensure that the removal of surface waters
will not adversely affect adjacent lots or the capacity of the public
or natural storm drainage system. Provisions shall be made for a feasible
storm drainage system, the construction of stormwater facilities,
and the prevention of erosion and dust. In addition, special attention
shall be given to the installation of appropriate fencing and other
safety measures adjacent to and surrounding stormwater retention and
detention areas. Surface water on all paved areas shall be collected
at intervals so that it will not obstruct the flow of vehicles or
pedestrian traffic and will not create nuisance ponding in paved areas.
Where possible and practical, drainage design shall recognize existing
natural drainage patterns. Final grades may be required to conform
to existing or future grades of adjacent properties.
H. Off-street parking, loading and unloading areas and outside storage
areas, including areas for storage of trash, that face or are visible
from adjacent residential districts or public thoroughfares, may be
required to be screened by walls, fencing or landscaping of effective
height as required within the landscape provisions of this chapter.
I. Adequate services and utilities including sanitary sewers, and improvements
shall be available or provided, located and constructed with sufficient
capacity and durability to properly serve the development.
J. Site plan approval may be conditioned on the applicant receiving
necessary local, state, and federal permits before final site plan
approval or an occupancy permit is granted.
K. An objective of site plan review shall be to protect and to promote
public health, safety and general welfare by requiring the screening,
buffering and landscaping of sites and parking lots which will serve
to reduce wind and air turbulence, heat and noise, and the glare of
automobile lights; to preserve underground water reservoirs and return
precipitation to the groundwater strata; to act as a natural drainage
system and solve stormwater drainage problems; to reduce the level
of carbon dioxide and return oxygen to the atmosphere; to prevent
soil erosion; to provide shade; to conserve and stabilize property
values; to relieve the stark character of parking lots; to conserve
energy, provide visual and sound privacy and to otherwise facilitate
the preservation and creation of a healthful, convenient, attractive
and harmonious community.
L. All development phases shall be designed in logical sequence to ensure
that each phase will independently function in a safe, convenient
and efficient manner without being dependent upon improvements of
a subsequent development potential of lands.
M. All sites shall be designed to comply with state and local barrier-free
requirements and to reasonably accommodate the handicapped and elderly.
Site plans shall be reviewed in accordance with the following
procedures:
A. Department review. The Township may secure comments from the Building
Inspector, Berrien County Road Department, Berrien County Drain Commission,
Sheriffs Department, Fire Department, and the Township's Consultant
Engineer and/or Planner, and forward all comments to the Planning
Commission for its review. The Planning Commission shall review the
plans and may solicit further comments from an Engineer, Planning
Consultant and other agencies, groups or persons, as appropriate before
submitting its recommendation to the Township Board.
B. Site plan review and recommendation. The Township Planning Commission
is hereby authorized to review all site plans submitted under this
chapter. Guidelines for consideration of each case shall follow this
chapter and other applicable ordinances. The Planning Commission shall
make its recommendation to the Township Board, recommending approval,
approval with specific conditions, or denial of the site plan within
90 days of receipt of the site plan. In forwarding its recommendation
to the Township Board, the Planning Commission shall clearly state
findings of fact in support of its recommendation.
C. Site plan approval. The Township Board is authorized to act upon
site plans after receiving a recommendation from the Township Planning
Commission. The Township Board may approve the site plan without conditions,
with conditions, or may deny approval of the site plan. The Township
Board shall make its decision within 90 days of having received the
recommendation from the Planning Commission. It is an objective of
site plan review to improve the quality of existing developments as
they are expanded, contracted, redeveloped or changed in keeping with
sound site development standards of the Township and with the Township
Master Plan. A major objective shall be to retain, enhance and protect
the quality, value and privacy of all residential land uses.
D. Record of action. Each action taken with reference to site plan review
shall be duly recorded in the minutes of the Township of Buchanan
Planning Commission and the Township Board. A final copy of the approved
site plan shall be so marked and placed on file with the Township
Clerk's office.
E. Final site plan. When a site plan approval is required, no building
permit shall be issued until three copies of a final site plan, which
includes all conditions of approval, a revision date and notation
of all variances has been signed by the Township Supervisor, the Township
Zoning Administrator or their designees. Prior to issuance of a permit,
one copy of the final signed plan shall be filed with each of the
following: Township Clerk, Building Inspector and the applicant.
Complete construction plans, including component phases, shall
be submitted for review by the Building Inspector. Upon review and
finding that the construction plans meet with the requirements of
site plan approval and other applicable ordinances of the Township,
the Building Inspector shall issue a building permit for said construction.
Site plan approval shall be valid for one year from the date of approval.
If an applicant does not obtain a building permit within one year
after site plan approval, the site plan approval expires and is of
no force or effect, unless extended by a vote of the Township Board.
Revocation of an approved site plan shall be communicated, in writing,
by certified mail to the property owner and/or applicant.
Once site plan approval has been granted by the Township Board,
changes to the approved site plan shall require a resubmission and
payment of the required application fee.
Following approval of a site plan by the Township Board, the
applicant shall construct the site plan improvements in complete conformity
with the approved plan. Upon completion of the installation of required
improvements as shown on the approved site plan, the property owner/applicant
shall submit to the Township Zoning Administrator two copies of an
"as built" site plan, certified by an engineer or architect, at least
one week prior to the anticipated occupancy of any building. A certificate
of occupancy shall be withheld by the Building Inspector in any case
where the site plan and major conditions as approved by the Township
Board have not been complied with.