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A
site plan review and approval is needed
for certain structures and uses which can
be expected to have a significant impact
on natural resources, traffic patterns,
adjacent land and land uses, and on the
charter of future development.
A
"site plan" is a sketch or drawing that
shows existing and proposed buildings, as
well as natural features. Site plans are
usually required by ordinance to be drawn
in scale, showing the arrangement of a proposed
development project.
"Site
plan review" is the process of reviewing
the submitted documents and drawings to
determine compliance with the zoning ordinance
and state and federal statutes. It becomes
a legal document when approved, requiring
the developer to comply with all provisions
as shown on the document. Any change would
require approval.
Criteria
for Site Plan Review
The
proposed use will not be injurious to the
general health, safety and welfare of the
Township and surrounding neighborhood.
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 those use and surrounding areas.
The
design of storm sewers, storm water 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.
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 plan materials, fences,
retaining walls, berms, outdoor furniture,
outdoor structures, and natural and artificial
water bodies shall be arranged to permit
adequate emergency vehicle access.
Site
planning and design of specified improvements
will accomplish, to the extent reasonably
feasible, the preservation and protection
of existing natural resources and features
such as lakes, ponds, streams, wetlands,
flood plains, steep slopes, ground water,
trees and wooded areas.
Wastewater
treatment systems, including on-site septic
systems will be located to minimize any
potential degradation of surface water or
ground water quality.
Sites
which include storage of hazardous materials,
waste, fuels, salt, or chemicals will be
designed to prevent spills and discharges
of polluting materials on the surface of
the air or to the ground, ground water or
nearby water bodies, with a specific plan
to achieve such objectives being incorporated
as part of the site plan.
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. Landscaping,
including grass, trees, shrubs and other
vegetation is provided to maintain and improve
the aesthetic quality of the site and area.
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. In general,
this standard shall be met based upon the
design of ingress and egress in terms of
the number, location and design of access
(es), and utilization of the 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.
The
site plan complies with all Township Ordinances.
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Uses
Require Site Plan Approval
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A
multiple-family building.
More
than one multiple-family building
on a lot or parcel of land or on a
combination of lots under one ownership.
A
mobile home park. As approved for
by The State of Michigan Mobile Home
Regulations.
Any
building or structure in a commercial,
office and industrial district.
Any
addition to an existing building or
structure in a commercial, office,
and industrial district, except as
provided in Section 5.6.9 of this
Ordinance.
More
than one building or structure, except
a sight, on a lot or parcel, or combination
of lots under one ownership, in any
commercial, office, and industrial
district.
A
use permitted in any commercial and
industrial district which does not
involve a building, such as, but not
limited to, outdoor sales, outdoor
displays, and storage of wrecked vehicles.
Any
principal non-residential building
or structure permitted in recreation-conservation
and agriculture district.
Public
utility building and structures, including
poles, tower, and telephone repeater
buildings. Conditional uses.
PR-1,
PC-1, PO-1 and PI-2 developments.
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In
certain cases the Township has designated
administrative officials to approve
a site plan without submission to
the Planning Commission, but subject
to all of the criteria, requirements,
and standards.
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A
site plan may be amended upon application
and in accordance with provisions
and procedures provided in the ordinance.
Site plans amended in order to be
brought into compliance with the requirements
of governmental agencies of authority,
other than Summit Township, are subject
to the provisions of this Ordinance.
Minor
changes of an approved final site
plan may be incorporated without amendment
to the approved preliminary site plan
at the discretion of the Planning
Commission.
No
deed recorded pursuant to an approved
site plan may be changed, altered
or amended, nor shall any document
recorded pursuant to an approved site
plan deviate from the site plan submitted
to the Planning Commission by the
alteration or changing of the area,
size, dimensions, or lot lines of
any lot or unit. All such changes
must be re-submitted to the Planning
Commission.
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Fees
for the review of site plans are printed
on the Summit Township Zoning Application.
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All
sub-grade improvements such as utilities,
sub-base and base installations for
drives and parking lots, and similar
improvements shall be inspected by
the Township and approved prior to
covering.
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Conditional
Use - Land Use
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These
are terms for a use of land conditionally
permitted in a particular zoning district
when certain standards stated in the
zoning ordinance have been met. These
standards help ensure that the proposed
uses is compatible with adjacent uses
of land. Conditional uses are land
uses, which, due to the nature of
the uses and their potential impact
on surrounding land uses, could be
made compatible if additional regulations
beyond what is required by the zoning
category are imposed. The most important
question to consider is "Is this a
reasonable and appropriate location
for the proposed use?"
The
Planning Commission shall review the
particular circumstances and facts
of each proposed use in terms of meeting
the following requirements.
Will
be harmonious with and in accordance
with the general objective, intent,
and purposes of the zoning ordinance.
Will
be designed, constructed, operated,
maintained, and managed so as to be
harmonious and appropriate in appearance
with existing or intended character
of the general vicinity.
Will
be served adequately by essential
public facilities and services such
as highways, streets, police and fire
protection, drainage structures, and
refuse disposal, or that the persons
or agencies responsible for the establishment
of the proposed use shall be able
to provide adequately and such service.
Will
not be hazardous or disturbing to
existing or future neighboring uses.
Will
not create excessive additional requirements
at public costs for public facilities
and services.
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Major
Uses Requiring Site Plan Approval-Including
Special Land Uses
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All
developments greater than 25,000 square
feet of structure, larger than two
(2) acres of size, and all PR's, PC's,
PO's and PI's are major projects.
Additional
Development Requirements (Special
Land Uses) as specified in Section
5.5.9
The
applicant shall complete and submit
the required number of copies of an
application for Site Plan Approval,
sites plans, and other information
where applicable. The applicant or
his/her representative must be present
at each scheduled review. The procedure
for processing major project site
plans includes three phases: conceptual
review via a pre-application conference,
preliminary site plan review and final
site plan approval.
Prior
to a hearing before the Planning Commission
on a site plan, the applicant shall
have a preliminary review meeting
with Township Officials to review
the proposed plan and determine whether
it meets all of the requirements of
the Township Zoning Ordinance. The
applicant may be represented at such
meeting, and shall have with him,
if not previously provided, all of
the exhibits, plans and documentation
necessary.
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Modification
During Construction
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All
improvements shall conform to the
approved final site plan. If the applicant
chooses to make any changes in the
development in relation to the approved
final site plan, he/she shall do so
at his/her own risk, without any assurance
that the Township Planning Commission
will approve the changes. It shall
be the responsibility of the applicant
to notify the Zoning Coordinator and
the Planning Commission of any such
changes. The Zoning Coordinator or
the Planning Commission may require
the applicant to correct the changes
so as to conform to the approved final
site plan.
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An
applicant may divide a proposed development
into two or more phases not exceeding
a total of five (5) years for all
of the phases.
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Utility
plans for a particular site which
involve Township provided sewer or
water shall be submitted to the Township
Department of Public Works for review
and approval.
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The
approved final site plan will become
part of the record of approval. Subsequent
action relating to the site plan will
be consistent with the approved final
site plan unless the Planning Commission
approves changes. Any violation, including
any improvement not in conformance
with an approved Final site plan,
shall be deemed a violation of this
Ordinance as provided, and shall be
subjected to penalties.
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Rezoning
must be consistent with zones and
land uses in the area and with the
development trends in the area.
The
proposed use must be equally or better
suited to the area then the current
uses and consistent with the policies
and uses proposed for that area in
the Land Use Plan adopted February
1998.
If
a specific use is proposed, then the
Planning Commission need to establish
whether the existing uses permitted
in that area are reasonable, and if
not, whether it might not be better
to amend the text to add the specific
use, or to add it as a special land
use, or to rezone to a different zone
entirely.
Zone
runs with the land and not with the
owner.
Spot
Zoning, the changing of a use on a
single parcel, that is dissimilar
from the zoning of the lands around
it, is not allowed. An example would
be a right to use land that is not
enjoyed by similarly adjacent parcels
and inconsistent with the future land
use plan and policies of the master
plan.
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