(A) Intent. The site plan review procedures, standards and required information in this section are intended to provide a consistent and uniform method of review of proposed development plans, to ensure full compliance with the regulations and standards contained in this chapter and other applicable ordinances and laws, including the Michigan Building Code, as amended, to achieve efficient use of the land, to protect natural resources and to prevent adverse impact on adjoining or nearby properties. It is the intent of these provisions to encourage cooperation and consultation between the township and applicant so as to facilitate development in accordance with the township's land use objectives.
(1) Site plan required. Except as provided in the following division (B)(2), the development of any new use, the construction of any new structures, any change of an existing use of land or structure and all other building or development activities shall require site plan approval pursuant to this section. For example, site plan review shall be required for any of the following activities:
(a) Erection, moving, relocation, conversion or structural alteration to a building or structure to create additional floor space, other than a single-family or two-family dwelling;
(b) Any development which would, if approved, provide for the establishment of more than one principal use on a parcel, such as, for example, a single-family site condominium or similar project where a parcel is developed to include two or more sites for detached single-family dwellings;
(c) Development of all non-single- family residential uses permitted in single-family districts and in agricultural districts;
(d) Any change in use that could affect compliance with the standards set forth in this chapter, other than for single-family residential uses;
(e) Expansion or paving of off-street parking involving five or more spaces and/or a change in circulation or access for other than a single-family dwelling;
(f) Any excavation, filling, soil removal, mining or landfill or creation of ponds, except as otherwise specified in division (B)(2) following;
(g) The development or construction of any accessory uses or structures, except for uses or structures that are accessory to a single-family or two-family dwelling; and
(h) Any use or development for which submission of a site plan is required by the provisions of this chapter.
(2) Site plan not required. Notwithstanding the preceding division (B)(1), site plan approval is not required for the following activities:
(a) Construction, moving, relocating or structurally altering a single- or two-family home, including any customarily incidental accessory structure;
(b) Development of a principal permitted agricultural use, or the construction, moving, relocation or structural alteration of permitted agricultural structures, including any customarily incidental accessory structures; and
(c) Any excavation, filling, soil removal, mining or creation of ponds that are less than 1,000 square feet in area; provided that, the activity is normally and customarily incidental to single-family and agricultural uses described in this division for which site plan approval is not required.
(C) Site plan review applications and procedures.
(1) Optional pre-application conference.
(a) In order to facilitate processing of a site plan in a timely manner, the applicant may request a pre-application site plan conference with the Township Supervisor or Planner. The purpose of such a conference is to provide information and guidance to the applicant that will assist in preparation of the site plan. The applicant need not present drawings or site plans at a pre-application conference, but even if drawings or site plans are presented, no formal action shall be taken on a site plan at a pre-application conference.
(b) At any time during the course of preparation of a site plan prior to submission of a formal application, the township shall upon request provide information concerning the chapter procedures and standards.
(2) Optional conceptual review by Planning Commission or Township Board.
(a) An applicant may file a written request of conceptual review of a preliminary site plan by the Planning Commission or Township Board to evaluate the following:
1. Relationship of the site to nearby properties;
3. Adequacy of landscaping, open space, vehicular drives, parking areas, drainage and proposed utilities; and
4. Conformance with township development policies and standards.
(b) Conceptual review fees shall be paid according to the fee schedule established by the Township Board.
(c) No formal action shall be taken on a site plan submitted for conceptual review, and neither the applicant nor the Planning Commission or Township Board shall be bound by any comments or suggestions made during the course of the conceptual review.
(3) Submission of site plan for formal review. In order to initiate formal review by the Planning Commission and Township Board, the applicant is required to submit the following materials to the Williamstown Township Hall:
(a) One completed and signed copy of the application for site plan review;
(b) Sixteen individually-folded copies of the site plan if review by the Planning Commission and Township Board is required, or 12 individually folded copies if review by only the Planning Commission is required;
(c) Proof that the plan has been submitted for review to all appropriate affected governmental agencies, including, but not limited to, the County Road Commission, County Drain Commission, County Health Department, Michigan Department of Transportation, Michigan Department of Environmental Quality and any other agencies deemed appropriate by the Planning Commission or Township Board; and
(d) The required review fee. These materials shall be submitted to the township no later than noon 14 days prior to the Planning Commission or Township Board meeting at which the review is requested.
(4) Distribution of plans. Upon submission of all required application materials, the site plan proposal shall be placed on the next open Planning Commission agenda for preliminary review. The site plans and application shall be distributed to appropriate township officials for review, including, as deemed necessary, the Township Planner and/or Engineer.
(5) Review by Township Planner. The Township Planner shall review the plans to determine compliance with this chapter, and shall submit a written report which shall identify issues which must be resolved as well as all required revisions necessary to obtain site plan approval.
(D) Review and final action.
(1) Initial review. At the first regular meeting at which a site plan proposal is considered, the Planning Commission shall identify major issues which must be resolved as well as other revisions necessary to obtain site plan approval.
(2)
Public hearing. Site plans involving uses that are subject to special land use approval may require a public hearing. After payment of appropriate fees, the Planning Commission will set the date of the public hearing, subject to the requirements in § 156.477. (3) Request for revisions. Upon preliminary review of the site plan proposal, the Planning Commission may require the applicant to complete revisions and submit the plans for engineering review prior to formal action being taken. The applicant shall be given the opportunity to revise the plans and submit revised plans for further review. All required revisions must be completed or the site plan will not be put on the agenda for final review.
(4) Submission of plans for final review. Fifteen individually-folded copies of the revised plan shall be submitted for final review at least 14 days prior to the Planning Commission meeting at which review is requested. The revised plan shall be distributed to appropriate township officials for review.
(5) Planning Commission final review and recommendation.
(a) The Planning Commission shall review the site plan proposal together with any public hearing findings and any requested reports and recommendations from the Building Official, Township Planner and other reviewing agencies. The Planning Commission shall then make a recommendation to the Township Board, based on the requirements and standards of this chapter. The Planning Commission may recommend approval, approval with conditions or denial, or they may table the proposal, as noted below.
(b) In the context of an overall site plan, the Planning Commission may find that it would be appropriate to modify the specific requirements of this chapter, so as to best satisfy the standards for site plan approval in division (F) below. Accordingly, in the course of recommending approval or approval with conditions, the Planning Commission may allow modifications to the specific zoning standards that deal with sidewalk location; exterior lighting type, height or intensity; dumpster location; number and location of parking spaces; landscaping and screening requirements; loading zone location; and, fence and wall height and location. Justification for all such modifications shall be set forth in the Planning Commission meeting minutes.
1. Approval. Upon determination that a site plan is in compliance with the standards and requirements of this chapter and other applicable ordinances and laws, the Planning Commission shall recommend approval.
2. Approval subject to conditions.
a. Upon determination that a site plan is in compliance except for minor modifications, the Planning Commission may recommend that the Township Board impose reasonable conditions upon the approval of the site plan. The conditions for approval shall be identified and the applicant shall be given the opportunity to correct the site plan. The conditions may include the need to obtain variances or obtain approvals from other agencies.
b. If a plan is subsequently approved by the Township Board subject to conditions, the applicant shall submit a revised plan with a revision date, indicating compliance with the conditions. The applicant may re-submit the site plan to the Township Board for final approval after conditions have been met. The Township Board may waive its right to review the revised plan, and instead authorize the Building Official to review and approve the site plan after all required conditions have been addressed. The Township Board may also require that the Building Official submit the revised plan to the Planner and/or Engineer for review and approval.
3. Denial. Upon determination that a site plan does not comply with the standards and regulations set forth in this subchapter or elsewhere in this chapter or requires extensive revision in order to comply with the standards and regulations, the Planning Commission shall recommend denial.
4. Tabling. Upon determination that a site plan is not ready for approval or rejection or upon a request by the applicant, the Planning Commission may table consideration of a site plan until a later meeting.
(6)
Township Board action. Following receipt of the Planning Commission's recommendation, the application shall be placed on the agenda of the next scheduled Township Board meeting. The Township Board shall review the final plan, together with the findings of the Planning Commission, and any reports and recommendations from the Building Official, Township Planner and other reviewing agencies. In the case of a condominium project, the master deed and condominium bylaws shall also be subject to Township Board review and approval. The Township Board may table consideration of a site plan. However, upon completion of its review, the Township Board shall approve, approve with conditions or deny a site plan proposal in accordance with the guidelines described previously in § 156.476(D)(5). (7) Recording of site plan review action.
(a) Each action taken with reference to a site plan review shall be duly recorded in the minutes of the Planning Commission or Township Board as appropriate. The grounds for action taken upon each site plan shall also be recorded in the minutes.
(b) After final action has been taken on a site plan and all steps have been completed, three copies of the application and plans shall be marked "Approved" or "Denied", as appropriate, with the date that action was taken. One marked copy will be returned to the applicant and the other two copies win be kept on file in the Township Hall.
(8) Procedure after site plan approval.
(a) Application for building permit.
1. Following final approval of the site plan and the engineering plans, the applicant may apply for a building permit. It shall be the responsibility of the applicant to obtain all other applicable township, county, state or federal permits prior to issuance of a building permit.
2. A building permit for a structure in a proposed condominium project shall not be issued until evidence of a recorded master deed has been provided to the township. However, the Building Official may issue permits for site grading, erosion control, installation of public water and sewage facilities, and construction for roads prior to recording the master deed. No permit issued or work undertaken prior to recording the master deed pursuant to this section shall grant any rights or any expectancy interest in the approval of the master deed.
(b) Expiration of site plan approval. If construction has not commenced within 12 months of final approval of the site plan, the site plan approval expires and a new application for site plan review shall be required. However, the applicant may apply in writing to the Township Board for an extension of site plan approval, whereupon the Township Board may seek the Planning Commission's recommendation. The Township Board may grant one extension of up to 12 months if the applicant requests the extension prior to expiration of the previous approval and provided that it finds that the approved site plan adequately represents current conditions on and surrounding the site and provided that the site plan conforms to current zoning standards.
(c)
Application for certificate of occupancy. Following completion of site work and building construction, the applicant may apply for a certificate of occupancy or a temporary certificate of occupancy from the Building Official in accordance with the procedures set forth in § 156.481. It shall be the applicant's responsibility to obtain these required certificates prior to any occupancy of the property. (d) Property maintenance after approval.
1. It shall be the responsibility of the owner of a property for which site plan approval has been granted to maintain the property in accordance with the approved site design on a continuing basis until the property is razed, or until new zoning regulations supersede the regulations upon which site plan approval was based, or until a new site design is approved. Any property owner who fails to so maintain an approved site design shall be deemed in violation of the use provisions of this chapter and shall be subject to the same penalties appropriate for a use violation.
2. With respect to condominium projects, the master deed shall contain provisions describing the responsibilities of the condominium association, condominium owners and public entities, with regard to maintenance of the property in accordance with the approved site plan on a continuing basis. The master deed shall further establish the means of permanent financing for required maintenance and improvement activities which are the responsibility of the condominium association. Failure to maintain an approved site plan shall be deemed in violation of the use provisions of this chapter and shall be subject to the same penalties appropriate for a use violation.
(e) Monuments requirements for condominium projects. All condominium projects shall be marked with monuments as required by condominium rules promulgated to the Michigan Department of Commerce, Corporation and Securities Bureau and as may also be required by the Township Engineer pursuant to engineering standards enforced by the Township of Williamstown.
(f) Recorded and as-built condominium documents.
1. Upon approval of the site plan for a condominium project involving new construction, the condominium project developer or proprietor shall furnish the township with the following:
a. One copy of the recorded Master Deed; and
b. One copy of any condominium bylaws and restrictive covenants.
2. Upon completion of the project, the condominium project developer or proprietor shall furnish the township with the following:
a. Two copies of an "as built survey"; and
b. One copy of the site plan on a Mylar sheet of at least 13 inches by 16 inches with an image not to exceed ten and one-half by 14 inches.
3. The as-built survey shall be reviewed by the Township Engineer for compliance with township ordinances. Fees for this review shall be established by the Township Board.
(9) Revocation. Approval of a site plan may be revoked by the Township Board if construction is not in conformance with the approved plans. In such cases, the site plan shall be placed on the agenda of the Township Board for consideration and written notice shall be sent to the applicant at least ten days prior to the meeting. The Building Official, applicant, and any other interested persons shall be given the opportunity to present information to the Township Board and answer questions. If the Township Board finds that a violation exists and has not been remedied prior to the hearing, then it shall revoke the approval of the site plan.
(10) Modification to approved plan. Minor modifications to an approved site plan may be reviewed by the Township Building Official or Township Engineer.
(a) Minor modification defined.
1. Minor modifications are changes that do not substantially affect the character or intensity of the use, vehicular or pedestrian circulation, drainage patterns, the demand for public services or the danger from hazards. Examples of minor modifications include:
a. An addition to an existing commercial or industrial building that does not increase or decrease the floor space by more than 25% or 2,000 square feet, whichever is less;
b. Re-occupancy of a vacant building that has been unoccupied for less than 12 months;
c. Changes to building height that do not add an additional floor; and
d. Alterations or modifications involving less than five parking spaces.
2. The construction of a new building or structure, adding or deleting parking or the addition of curb cuts onto a public road are examples of modifications which are not considered minor.
(b) Determination of minor modification. The Building Official shall determine if the proposed modifications are minor in accordance with the guidelines in this section. In order to make the determination, the Building Official shall solicit comments and recommendations from the Township Supervisor, Planner, Engineer and public safety officials.
(c) Modifications not deemed "minor". If the modifications are not deemed minor by the Building Official, or if the Building Official finds (in the Building Official's sole discretion and professional opinion) that there are characteristics of the site plan that warrant Planning Commission review, the full review and approval by the Planning Commission and Township Board shall be required. Planning Commission and Township Board review and approval shall be required for all site plans that involve a request for a variance, a special land use, a proposal that involves a discretionary decision or a proposal that involves a non-conforming use or structure.
(d) Recording of action. Each action related to modification of a site plan shall be duly recorded in writing on a copy of the approved plan, and shall be kept on file in the office of the Building Official. The Planning Commission and Township Board shall be advised of all minor site plan modifications approved by the Building Official and such modifications shall be noted on the site plan and in the minutes of the Planning Commission and Township Board.
(E) Required information on site plans. The following information shall be included on all site plans, where applicable:
(1) Application form. The application form shall contain the following information:
(a) Applicant's name and address;
(b) Name, address and signature of property owner, if different from applicant;
(c) Common description of property and complete legal description including the Tax Identification number;
(d) Dimensions of land and total acreage;
(e) Existing zoning of applicant's parcel and surrounding land;
(f) Existing use of the applicant's parcel;
(g) Proposed use of land and name of proposed development, if applicable;
(h) Proposed buildings to be constructed, including square feet of gross and usable floor area;
(i) Proof of property ownership;
(j) Number of permanent employees, if applicable;
(k) Names, addresses and telephone numbers of engineers, attorneys, architects and other professionals associated with the project; and
(l) Review comments and/or approvals from county, state and federal agencies. Copies of letters or approval forms should be submitted with the site plan application.
(2) Descriptive and identification data. Site plans shall consist of an overall plan for the entire development, drawn to a scale of not less than one inch equals 20 feet for property less than one acre, one inch equals 30 feet for property larger than one acre but less than three acres, and one inch equals 50 feet for property larger than three acres, unless another scale is approved by the Building Official. Sheet size shall be at least 24 inches by 36 inches. The following descriptive and identification information shall be included on on-site plans:
(a) Applicant's name and address and telephone number;
(b) Title block indicating the name of the development;
(e) Dates of submission and revisions (month, day, year);
(f) Location map drawn to scale with northpoint;
(g) Legal and common description of property, including acreage;
(h) The dimensions of all lots and property lines, showing the relationship of the site to abutting properties. If the site is a part of a larger parcel the plan should indicate the boundaries of total land holding;
(i) A schedule for completing the project, including the phasing or timing of all proposed developments;
(j) Identification and seal of architect, engineer, land surveyor or landscape architect who prepared the plan;
(k) Written description of proposed land use;
(l) Zoning classification of applicant's parcel and all abutting parcels;
(m) Proximity to driveways serving adjacent parcels;
(n) Proximity to section corner and major thoroughfares;
(o) Notation of any variances which have or must be secured; and
(p) Net acreage (minus rights-of-way) and total acreage, to the nearest one-tenth acre.
(a) Existing lot lines, building lines, structures, parking areas and other improvements on the site and within 100 feet of the site;
(b) Front, side and rear setback dimensions;
(c) Topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a U.S.G.S. benchmark;
(d) Existing and proposed site features, including buildings, roadway widths and names and parking areas;
(e) Existing structures within 50 feet of the subject property;
(f) Dimensions and centerlines of existing and proposed roads and road rights-of-way, and acreage of proposed roads and road rights-of-way;
(g) Acceleration, deceleration and passing lanes, where required;
(h) Proposed vehicular circulation system, including location of driveway entrances, roads and on-site driveways;
(i) Typical cross-section of proposed roads and driveways;
(j) Location of existing drainage courses, floodplains, lakes and streams, with elevations, and acreage of bodies of water;
(k) Boundaries of all wetland areas, with sufficient dimensions between various points on the wetland boundary and buildings, property lines or other features to allow accurate portrayal of the wetlands. The acreage shall be provided separately for all wetlands, and wetlands regulated by the state shall be identified. Wetlands staking and identification shall be done by a qualified wetlands expert. If deemed necessary because of site or soil conditions or because of the scope of the project, a detailed hydrology study may be required;
(l) Location of existing and proposed interior sidewalks and sidewalks in the right-of-way;
(m) Exterior lighting locations and method of shielding lights from shining off the site;
(n) Trash receptacle locations and method of screening, if applicable;
(o) Transformer pad location and method of screening, if applicable;
(p) Parking spaces, typical dimensions of spaces, indication of total number of spaces, drives and method of surfacing;
(q) Information needed to calculate required parking in accordance with zoning standards;
(r) The location of lawns and landscaped areas, including required landscaped greenbelts;
(s) Landscape plan, including location, size, type and quantity of proposed shrubs, trees and other live plant material;
(t) Location, sizes and types of existing trees five inches or greater in diameter, measured at one foot off the ground, before and after proposed development;
(u) Cross-section of proposed berms;
(v) Location and description of all easements for public rights-of-way, utilities, access, shared access and drainage;
(w) Designation of fire lanes;
(x) Loading/unloading area;
(y) The location of any outdoor storage of materials and the manner by which it will be screened; and
(z) Indicate acreage of steep slopes.
(4) Building and structure details.
(a) Location, height and outside dimensions of all proposed buildings or structures;
(b) Indication of the number of stores and number of commercial or office units contained in the building, if applicable;
(c) Building floor plans;
(e) Location, size, height and lighting of all proposed signs;
(f) Proposed fences and walls, including typical cross-section and height above the ground on both sides; and
(g) Building facade elevations, drawn to a scale of one inch equals four feet, or another scale approved by the Building Official and adequate to determine compliance with the requirements of this chapter. Elevations of proposed buildings shall indicate type and color of exterior building materials, roof design, projections, canopies, awnings and overhangs, screen walls and accessory buildings and any outdoor or roof-located mechanical equipment, such as air conditioning units, heating units and transformers.
(5) Information concerning utilities, drainage and related issues.
(a) Schematic layout and description of existing and proposed sanitary sewers, sewage treatment systems and/or septic systems; water mains, well sites and water service leads; hydrants that would be used by public safety personnel to service the site; storm sewers and drainage facilities, including the location of retention/detention facilities; and the location of gas, electric and telephone fines;
(b) Indication of site grading and drainage patterns;
(c) Types of soils and location of floodplains and wetlands, if applicable;
(d) Soil erosion and sedimentation control measures;
(e) Proposed finish grades on the site, including the finish grades of all buildings, driveways, walkways and parking lots;
(f) Assessment of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if applicable;
(g) Assessment of potential impact on groundwater, including, but not limited to, quality, quantity and recharge; and
(h) All utilities within the boundaries of a proposed development, including gas, electric, telephone and cable television service leads, shall be located underground.
(6) Information concerning residential development.
(a) The number, type and location of each type of residential unit (one bedroom units, two bedroom units and the like);
(b) Density calculations by type of residential unit (dwelling units per acre);
(c) Lot coverage calculations;
(d) Floor plans of typical buildings with square feet of floor area;
(e) Garage and carport locations and details, if proposed;
(f) Pedestrian circulation system;
(g) Location and names of roads and internal drives with an indication of how the proposed circulation system will connect with the existing adjacent roads;
(h) Community building locations, dimensions, floor plans and facade elevations, if applicable;
(i) Swimming pool fencing detail, including height and type of fence, if applicable;
(j) Location and size of recreation open areas;
(k) Indication of type of recreation facilities proposed for recreation area; and
(l) If common area or community buildings are proposed, then the site plan should indicate the responsibilities of the subdivision or condominium association, property owners, or other public entity, with regard to maintenance of the common areas or community property on a continuing basis.
(7) Information applicable to mobile home parks.
(a) Location and number of pads for mobile homes;
(b) Distance between mobile homes;
(c) Proposed placement of mobile home on each lot;
(d) Average and range of size of mobile home lots;
(e) Density calculations (dwelling units per acre);
(f) Lot coverage calculations;
(g) Garage and carport locations and details, if proposed;
(h) Pedestrian circulation system;
(i) Location and names of roads and internal drives;
(j) Community building location, dimensions, floor plans and facade elevations, if applicable;
(k) Swimming pool fencing detail, including height and type of fence, if applicable;
(l) Location and size of recreation open areas; and
(m) Indication of type of recreation facilities proposed for recreation area.
(8) Additional information.
(a) Information related to condominium development. The following information shall be provided with all site plans involving condominium development:
1. Condominium documents, including the proposed master deed, restrictive covenants and condominium bylaws; and
2. Condominium subdivision plan requirements, as specified in § 66 of Public Act 59 of 1978, being M.C.L.A. §§ 559.101—559.272, as amended, and Rule 401 of the Condominium Rules promulgated by the Michigan Department of Commerce, Corporation and Securities Bureau.
(b) Items not applicable. If any of the items listed are not applicable to a particular site, the following information should be provided on the site plan or accompanying the site plan:
1. A list of each item considered not applicable; and
2. The reason(s) why each listed item is not considered applicable.
(c) Other data which may be required. Other data may be required if deemed necessary by the township administrative officials, Planning Commission or Township Board to determine compliance with the provisions in this chapter. The information may include traffic studies, market analysis, environmental assessment and evaluation of the demand on public facilities and services.
(F) Standards for site plan approval. The following criteria shall be used as a basis upon which site plans will be reviewed and approved.
(1) Adequacy of information. The site plan shall include all required information in sufficiently complete and understandable form to provide an accurate description of the proposed uses and structures.
(2) Site design characteristics. All elements of the site design shall be harmoniously and efficiently organized in relation to topography, the size and type of parcel, the character of adjoining property and the type and size of buildings. 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) Appearance. Landscaping, earth berms, fencing, signs, wall and other site features shall be designed and located on the site so that the proposed development is aesthetically pleasing and harmonious with nearby existing or future developments.
(4)
Compliance with district requirements. The site plan shall comply with the district requirements for minimum floor space, height of building, lot size, open space, density and all other requirements set forth in the schedule of regulations (§§ 156.460 and 156.461) unless otherwise provided in this chapter. 1. In the case of site condominiums, these regulations shall be applied by requiring the site condominium unit and a surrounding limited common element to be equal in size to the minimum lot size and lot width requirements for the district in which the project is located. The site condominium unit shall be equivalent to the area of the lot where a principal building can be constructed and there shall be a limited common element associated with each site condominium unit so that the condominium unit and associated limited common element shall be at least equivalent to the minimum lot area requirements. Alternatively, the boundaries of each condominium unit may encompass an area that is at least equivalent to the minimum lot area requirements.
2. In addition, site condominium projects shall comply with all applicable design standards which have been developed for similar types of development in the township, as described in this chapter and other applicable local county, and state ordinances, laws and regulations, including, but not necessarily limited to, requirements for streets, blocks, lots, utilities and storm drainage. These requirements and specifications are hereby incorporated and are made a part of this chapter by reference.
(b) Detached condominiums.
1. In the case of detached condominiums, these regulations shall be applied by requiring that the detached condominium units comply with the requirements governing minimum distance between buildings, attachment of buildings, and other applicable requirements for the district in which the project is located. Furthermore, proposed detached condominium projects shall not exceed the maximum permitted density for the district in which the project is located, as determined on the basis of minimum lot size standards in §§
156.460 and
156.461.
2. In addition, detached condominium projects shall comply with all applicable design standards which have been developed for similar types of development in the township, as described in this chapter and other applicable local, county and state ordinances, laws and regulations, including, but not necessarily limited to, requirements for streets, blocks, lots, utilities and storm drainage. These requirements and specifications are hereby incorporated and are made a part of this chapter by reference.
(5) Preservation of natural areas. The landscape shall be preserved in its natural state as much as possible, by minimizing tree and soil removal alteration to the natural drainage course and the amount of cutting, filling and grading.
(6) Privacy. The site design shall provide reasonable visual and sound privacy. Fences, walls, barriers and landscaping shall be used, as appropriate if permitted, for the protection and enhancement of property and the safety and privacy of occupants and uses.
(7) Emergency vehicle access. All buildings or groups of buildings shall be so arranged as to permit convenient and direct emergency vehicle access.
(8) Ingress and egress. Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways.
(9) Pedestrian circulation. Each site plan shall provide a pedestrian circulation system which is insulated as completely as is reasonably possible from the vehicular circulation system.
(10) Vehicular and pedestrian circulation layout. The arrangement of public and common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets or pedestrian or bicycle pathways in the vicinity of the site. The width of streets and drives shall be appropriate for the volume of traffic they win carry. In order to ensure public safety and promote efficient traffic flow and turning movements, the applicant may be required to limit street access points or construct a secondary access road.
(11) Drainage. Appropriate measures shall be taken to ensure that the removal or drainage of surface waters will not adversely affect adjoining properties or the capacity of the public or natural storm drainage system. Provisions shall be made for a feasible storm drainage system, the construction of storm water facilities and the prevention of erosion. Surface water on all paved areas shall be collected at intervals so that it will not obstruct vehicular or pedestrian traffic and will not create nuisance ponding in paved areas. Final grades may be required to conform to existing and future grades of adjacent properties. Grading and drainage plans shall be subject to review by the Township Engineer.
(12) Soil erosion and sedimentation. The proposed development shall include measures to prevent soil erosion and sedimentation during and upon completion of construction, in accordance with current county and township standards.
(13) Exterior lighting. Exterior lighting shall be designed so that it is deflected away from adjoining properties and so that it does not impede vision of drivers along adjacent streets.
(14) Public services. Adequate services and utilities, including water, sewage disposal, sanitary sewer and storm water control services, shall be available or provided, and shall be designed with sufficient capacity and durability to properly serve the development. All streets and roads, water, sewer and drainage systems, and similar facilities shall conform to the design and construction standards of the township.
(15)
Screening. Off-street parking, loading and unloading areas, outside refuse storage areas, and other storage areas that are visible from adjacent homes or from public roads, shall be screened by walls or landscaping of adequate height and shall comply with §§ 156.085 through 156.091 and §§ 156.105 through 156.107. (16) Danger from hazards.
(a) The level of vulnerability to injury or loss from incidents involving hazardous materials or processes shall not exceed the capability of the township to respond to such hazardous incidents so as to prevent injury and loss of life and property. In making such an evaluation, the township shall consider the location, type, characteristics, quantities and use of hazardous materials or processes in relation to the personnel, training, equipment and materials, and emergency response plans and capabilities of the township.
(b) Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharge of polluting materials to the surface of the ground, groundwater or nearby water bodies.
(17) Health and safety concerns. Any use in any zoning district shall comply with applicable federal, state, county and local health and pollution laws and regulations with respect to noise; dust, smoke and other air pollutants; vibration; glare and heat; fire and explosive hazards; gases; electromagnetic radiation; radioactive materials; and, toxic and hazardous materials.
(18) Sequence of development. 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 subsequent improvements in a later phase or on other sites.
(19) Coordination with adjacent sites. All site features, including circulation, parking, building orientation, landscaping, lighting, utilities, common facilities and open space shall be coordinated with adjacent properties.
(20) Characteristics of the soils. Soils shall have the physical, chemical and engineering properties necessary to support the development being proposed. By way of example, consideration shall be given to the capability of soils to support septic tank absorption fields or other type of proposed sanitary sewage treatment, the capability of the soils to support the type of proposed structure, and the potential impact that anticipated modifications to soils would have on ground or surface water quality.
(Ord., § 27.02, passed - -; Ord. rev. 1-9-1996; Ord. rev. 3-6-2001)
