[Ord. No. 219, effective 8-27-1995]
The site plan review procedures and standards set forth herein provide a consistent and uniform method for review of proposed development plans to ensure full compliance with the standards contained in this chapter, other applicable local ordinances, standard engineering practices, and state and federal laws. The procedures set forth herein are further intended to:
A. 
Achieve efficient use of the land;
B. 
Protect natural resources;
C. 
Minimize adverse impacts on adjoining or nearby properties;
D. 
Provide a mechanism for review of new development as well as redevelopment of existing sites and to bring existing development into compliance with current standards; and
E. 
Encourage cooperation and consultation between the Township and the applicant to facilitate development in accordance with the Township's land use objectives.
A building permit shall not be issued until a site plan or sketch plan is approved in accordance with the procedures and standards set forth herein and all necessary review, inspection, and permit fees have been fully paid. The extent of site plan review for various types of projects is classified into four types in the table below (Table 21.1).
A. 
Exempt: select projects, such as single-family homes in an individual lot, are exempt from site plan review given their relatively low level of impact on adjacent land uses and given that compliance with applicable zoning regulations can be addressed during the building permit review process.
B. 
Full site plan: the most involved process for larger and more intense projects, including most new developments and major expansions.
C. 
Sketch plan: smaller-scale projects and expansions or changes in use to existing sites are permitted to provide less detailed information than a full-scale site plan review. The level of information is intended to be proportionate to the extent of the change and yet ensure adequate review for compliance with applicable standards. Sketch plans shall still undergo a formal review by the Planning Commission.
D. 
Administrative review: select smaller-scale projects and expansions or changes in use to existing sites, which are required to provide a sketch plan, do not require review by the Planning Commission but instead shall undergo a formal review for approval by the Zoning Administrator. The Zoning Administrator may confer with the Site Plan Review Committee (SPRC).
E. 
Site Plan Review Committee: the SPRC shall consist of the Zoning Administrator and the Planning Commission Chairperson, or the Chair's designated representative. The Zoning Administrator may also include other Township officials, staff and consultants as he/she deems appropriate.
Township of Grosse Ile
Table 21.1
Table of Eligible Uses and Required Review Process
[Amended 4-19-2012 by Ord. No. 12-02]
Situation/Use
Required Review
Full Site Plan
Sketch Plan1
(PC)
Admin. Review2
(SPRC)
Exempt3
New Development:
Construction of 1 single-family dwelling unit on 1 lot in a residential zoning district.
X
Construction of more than 1 principal residential building on a single lot, such as site condominiums.
X
Construction of any nonresidential use or building.
X
Establishment of special land uses in all zoning districts, except where specifically noted elsewhere in this table.
X
Erection of cellular phone towers and other communication towers.
X
Construction of essential public service buildings and storage areas.
X
Golf courses and public/private parks.
X4
Minor changes during construction, such as changes in landscape species to a similar variety, realignment of a driveway or road due to an unanticipated and documented constraint during construction, or to improve safety or protect natural features.
X
Minor changes during construction required by outside agencies.
X
Expansions:
Expansion of 1 single-family dwelling unit on 1 lot in a residential zoning district.
X
An increase in the floor area up to 1,000 square feet or 10% of the existing floor area, whichever is less, based on the cumulative total of the proposed expansion and any expansion within the last 5 years, as determined by the Zoning Administrator.
X
An increase in the floor area greater than that specified above.
X
An increase in parking or loading area of up to 10% or 6,000 square feet of pavement area without any building changes.
X5
An increase in parking or loading area over 10% or 6,000 square feet of pavement area.
X5
Changes to building height that do not add additional floor area.
X
Changes In Use:
Any change in the use of land or a building to a more intensive use, in terms of parking needs, noise, traffic volumes, and similar impacts.
X
A change in use for a site that does not comply with current site design standards (such as landscaping, signage, lighting or drainage).
X
A change in use to a similar or less intense use provided the site shall not require any significant changes in the existing site facilities such as parking, landscaping, lighting, signs, bike paths or sidewalks.
X
Improvements to outdoor recreational uses and parks that are permitted uses.
X
A change from a nonconforming use, building or site to a more conforming situation.
X
Other Types of Projects:
Accessory open air businesses.
X
Accessory buildings and structures constructed or erected accessory to a permitted single-family dwelling unit and those up to 100 square feet in area in other districts.
X4
Accessory buildings and structures greater than 100 square feet associated with a non-single-family residential use in any zoning district.
X
Accessory keeping of animals.
X
Architectural changes to a non-single-family residential structure (an elevation plan describing changes and construction materials is required).
X
Bike path, pathway or sidewalk construction or relocation.
X5
Construction of an entrance feature associated with a non-single- family residential use (walls, landscaping, etc.).
X
Fences associated with a non-single-family residential use, installed or improved.
X5
Grading, excavation, filling, soil removal, creation of ponds or clearing of trees within an area up to 100 square feet, provided such activity is normally and customarily incidental to single-family uses on the site.
X6
Grading, excavation, filling, soil removal, creation of ponds or clearing of trees other than that specified above.
X5,6
Home occupations.
X
Internal construction or change in the floor plan that does not increase gross floor area, increase the intensity of use or affect parking requirements on a site which meets all site design standards of this chapter.
X
Landscape changes to similar species and that are consistent with the standards of this chapter.
X
Modifications to upgrade a non-single-family residential building to improve barrier-free design or to comply with the Americans with Disabilities Act or other federal, state or county regulations.
X
Parking lot improvements, provided the total number of spaces shall remain constant.
X5
Residential care facilities licensed by the state that require special land use approval.
X
Sign relocation or replacement provided it meets the dimensional and location standards of this chapter.
X
Site improvements such as installation of walls, fences, lighting or curbing consistent with standards of this chapter.
X
Temporary uses, sales and seasonal events.
X
Utility system improvements.
X5
Waste receptacle relocation to a more inconspicuous location or installation of screening around the waste receptacle.
X
Waterfront features as specified in Article 17.
X7
NOTES:
1
Requires review and approval by the Planning Commission (see § 285-21.4).
2
May be reviewed by the Site Plan Review Committee (see §§ 285-21.2 and 285-21.4); the Zoning Administrator has authority for approval. If the modifications are not deemed minor, then normal site plan review by the Planning Commission shall be required. Planning Commission review shall be required for all site plans that involve a request for a variance, a special land use, or discretionary decisions.
3
A building permit is still required.
4
For a golf course, a general layout of holes, ball trajectory and natural features is required; full site plan review is required for buildings, structures and parking areas that illustrate the area around such facilities.
5
Construction plans must be approved by the Township Engineer.
6
See also Chapter 282, Woodland and Tree Preservation, and Chapter 275, Wetlands and Drainageways.
7
Waterfront permit applications that are reviewed by the Planning Commission under § 285-17.4 shall also require sketch plan approval from the Planning Commission.
[Amended 1-12-2009 by Ord. No. 09-01]
Site plans and sketch plans must be submitted in accordance with the following procedures and requirements:
A. 
Applicant attendance. The application shall be submitted by the owner of an interest in the land for which site plan approval is sought, or the designated agent of said owner. The applicant or a designated representative must be present at all scheduled review meetings or consideration of the plan shall be tabled due to lack of representation. Absence at two consecutive meetings without prior notice to the Zoning Administrator shall result in denial of the application. The Zoning Administrator may recommend to the Planning Commission Chairperson that the applicant's architect or engineer be required to be present at the meeting in order to address technical matters related to the application.
B. 
Preapplication meeting with Site Plan Review Committee. The applicant may be required to schedule a meeting with the Site Plan Review Committee to discuss the project, submittal requirements and review procedures. The purpose of this meeting is to discuss applicable standards and technical issues, and to determine the appropriate type of review process based on Table 21.1. If the project is determined to be eligible for Site Plan Review Committee approval, the procedures of § 285-21.4 shall be followed; in other cases, the process shall proceed as described below.
C. 
Project introduction before the Planning Commission. The applicant shall meet with the Planning Commission at a regularly scheduled meeting. The purpose of this meeting is to allow the applicant to introduce the site plan concept, and receive comments or direction from the Planning Commission on the site plan or the need for additional material needed to evaluate the impacts of the use, such as traffic or environmental studies. No formal action shall be taken. The applicant shall submit the following information at least 10 business days prior to the Planning Commission meeting at which the item is scheduled:
(1) 
Township review fee;
(2) 
The name and address of the owner and any designated representative of the owner;
(3) 
Written description of the proposed use;
(4) 
Conceptual site plan, illustrating existing site features, lot dimensions, general footprints for proposed buildings and parking, and relationship to adjacent land uses; and
(5) 
A location map.
D. 
Final submittal. If site plan review is required, the applicant shall submit 15 copies of the following to the Zoning Administrator. If sketch plan review is required, the applicant shall submit nine copies of the following to the Zoning Administrator.
(1) 
A complete application form supplied by the Township;
(2) 
A written description of the proposed project or use;
(3) 
Documentation that the applicant has submitted one copy of the application plus two copies of the site plan to the Wayne County Office of Public Services, the Wayne County Health Department and all applicable public utility companies;
(4) 
Any additional information the Planning Commission finds necessary to make the determinations required herein; and
(5) 
A complete site plan or sketch plan that includes the information listed in § 285-21.5, Submittal requirements;
(6) 
A draft development agreement meeting the requirements of § 285-21.6, Standards for site plan approval.
E. 
Technical (staff) reviews. The Zoning Administrator shall forward the application and site plan(s) to the Township Planner and Township Engineer for review. The Department of Public Works, Fire Chief, Police Chief, Building Department Manager, Road Committee and Natural Resources Committee, if applicable as determined by the Zoning Administrator or Planning Commission, shall also review the application. The reviews shall be submitted to the Zoning Administrator.
F. 
Technical review conference. The Zoning Administrator may schedule a conference with applicable consultants and departments which reviewed the submittal information. The applicant may be permitted to attend the conference. The Zoning Administrator may waive this conference upon a finding that the various reviews are consistent. The technical reviews may be revised and resubmitted following the conference.
G. 
Agency approvals. The applicant shall be required to obtain all other necessary agency permits from the U.S. Army Corps of Engineers, Michigan Department of Natural Resources, the Wayne County Office of Public Services, the Wayne County Health Department, and all applicable utility companies. Copies of applications and approvals from all applicable outside agencies shall accompany submission of the application and final site plan to the Township.
H. 
Planning Commission consideration. Following technical review and comment, and compliance with administrative procedures, the site plan shall be placed on the agenda of the Planning Commission. The Planning Commission shall review the application for site plan review, together with the reports and recommendations from the Zoning Administrator, Township Planner, Township Engineer, Department of Public Works, Fire Chief, Police Chief, Building Department Manager, Road Committee and other reviewing agencies, as appropriate. The Planning Commission shall then make a determination based solely on the requirements and standards of this chapter. The Planning Commission is authorized to table, grant approval, approval subject to revisions, or denial as follows:
(1) 
Table. The application may be tabled if it is determined to be incomplete, the applicant has not fully responded to deficiencies identified in the technical review, an ordinance interpretation or variance is needed from the Zoning Board of Appeals, or that revisions are necessary to bring the site plan into compliance with applicable standards and regulations. The Planning Commission shall direct the applicant to prepare additional information, revise the site plan or direct the Township staff to conduct additional analysis. The applicant shall be required to prepare revised plans accompanied by a complete list of all changes, certified by the applicant's design professional. Amended plans or other materials which show a diligent effort to address all reasons for tabling, as determined by the Planning Commission Chair or designee, shall be placed on the agenda of the Planning Commission for further review and action.
(2) 
Approval. Upon determination that a site plan is in compliance with the standards and requirements of this chapter and other applicable ordinances and laws, approval shall be granted subject to the applicant providing copies of all required outside agency approvals.
(3) 
Approval subject to revisions. Upon determination that a site plan is in compliance except for minor revisions, said revisions shall be identified and the applicant shall be given the opportunity to correct the site plan prior to applying for a building permit. The applicant shall resubmit the site plan, accompanied by a complete list of all changes, certified by the applicant's design professional, to the Planning Commission for final approval after said revisions have been completed. At its discretion, the Planning Commission may waive its right to review the revised site plan, and instead authorize the Township Zoning Administrator to review and approve the resubmitted plan if all required revisions have been addressed and copies of any permits required by outside agencies have been provided. The Planning Commission may set a maximum time frame, not to exceed 90 days, for plans containing all required revisions to be resubmitted to the Township Zoning Administrator. If all required revisions are not submitted within the maximum time frame set, Planning Commission approval shall become null and void.
(4) 
Denial of approval. Upon determination that a site plan does not comply with standards and regulations set forth in this chapter, requires extensive revision in order to comply with said standards and regulations, or the applicant has not satisfactorily addressed all reasons for site plan tabling, site plan approval shall be denied. The applicant must revise the plans and resubmit if the applicant is still interested in pursuing the project. A resubmittal shall be considered a new site plan and be required to re-initiate the full site plan review process. Any person aggrieved by the decision of the Planning Commission in denial of a site plan shall have the right to appeal the decision to the Zoning Board of Appeals.
I. 
Recording of site plan review action.
(1) 
Each action taken with reference to a site plan review shall be duly recorded in the minutes of the Planning Commission's meeting. The grounds for action taken upon each site plan shall also be recorded in the minutes. After action has been taken, one copy of the application and site plan(s), signed by the Secretary of the Planning Commission or designee, shall be transmitted to each of the following:
(a) 
The applicant, along with a written transmittal of the grounds of action and any conditions of approval;
(b) 
The Planning Commission's files; and
(c) 
The Building Department files, if appropriate.
(2) 
The development agreement meeting the requirements of § 285-21.7, Conditions to site plan approval, shall be revised based upon Township review and the final agreement executed by the applicant with a copy provided to the Township.
J. 
Engineering review. Following Planning Commission approval of a site plan, the Township Engineer shall make a full review of the engineering plans. A building permit shall not be issued until the Township Engineer issues final approval of the engineering plans. The Township Engineer will take one of the following actions on the engineering plans:
(1) 
Require revisions. If the engineering plans do not meet Township engineering standards, the applicant shall be directed to revise the plans.
(2) 
Approval. Upon determination that the engineering plans comply with Township engineering standards, approval shall be granted by Township Engineer.
(3) 
Refer site plan back to Planning Commission. Upon determination that the engineering plans do not comply with Township engineering standards and would require revision to the extent that the site plan configuration approved by the Planning Commission would be altered, the applicant shall be required to revise the site plan and engineering plans and resubmit the site plan to the Planning Commission for review and approval as an amended site plan.
K. 
Completion of site design.
(1) 
Following final approval of the site plan or sketch plan and final approval of the engineering plans by the Township Engineer and Building Department, a building permit may be obtained. It shall be the responsibility of the applicant to obtain all other applicable Township, county, or state permits prior to issuance of a building permit.
(2) 
If construction has not commenced within one year of site plan or sketch plan approval by the Planning Commission or the Zoning Administrator (as applicable), approval becomes null and void and a new application for site plan or sketch plan review shall be required. The applicant may request a one-year extension by the Planning Commission, provided that a written request is received before the expiration date and the site plan complies with current standards (i.e., any amendments to the Zoning Chapter since the site plan was approved).
(3) 
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 approval was based, or until a new site design approval is sought. Any property owner who fails to maintain an approved site design shall be deemed in violation of the applicable use provisions of this chapter and shall be subject to penalties.
For uses and projects eligible for administrative review, as identified in Table 21.1, the following procedure shall apply:
A. 
Submittal requirements. Five copies of the sketch plan that contains the information listed in § 285-21.3D shall be submitted to the Zoning Administrator.
B. 
Review by Site Plan Review Committee. If the submittal is deemed to be complete by the Zoning Administrator, the plan shall be reviewed by the Site Plan Review Committee. The Site Plan Review Committee shall confine its review to the proposed alterations only, rather than review of the entire building or layout. Following receipt of requested technical (staff) reviews and Site Plan Review Committee comments, the Zoning Administrator shall either approve the sketch plan, approve the sketch plan with a condition that certain revisions be made, or deny the sketch plan.
C. 
Appeal. Both the Site Plan Review Committee and the applicant shall have the option to request sketch plan review by the Planning Commission.
D. 
Recording of approved sketch plan. A notice of sketch plan approval shall be forwarded to the Planning Commission, along with a list of any conditions on the approval. Thereafter, the approval shall be recorded as described in § 285-21.3I.
E. 
Issuance of building permit. A building permit shall be issued following review and approval of any construction plans by the Department of Community Development and Township Engineer, as appropriate.
The following data shall be included with and as part of the site plan(s) or sketch plan(s) submitted for review:
Township of Grosse Ile
Table 21.5
Submittal Requirements
Required for
Site Plan Data
Site Plan
Sketch Plan
A.
Application form: The application form shall contain the following information:
Name and address of the applicant and property owner;
X
X
Address and common description of property and complete legal description;
X
X
Dimensions of land and total acreage;
X
X
Zoning on the site and all adjacent properties;
X
X
Description of proposed project or use, type of building or structures, and name of proposed development, if applicable;
X
X
Name and address of firm or individual who or which prepared site plan; and
X
X
Proof of property ownership.
X
X
B.
Site plan descriptive and identification data:
Site plans shall consist of an overall plan for the entire development, drawn to an engineer's scale of not less than 1 inch equals 50 feet for property less than 3 acres, or 1 inch equals 100 feet for property 3 acres or more in size. Sheet size shall be at least 24 inches by 36 inches. If a large development is shown in sections on multiple sheets, then one overall composite sheet shall be included;
X
X
Title block with sheet number/title; name, address and telephone number of the applicant and firm or individual who or which prepared the plans; and date(s) of submission and any revisions (month, day, year);
X
X
Scale and North point;
X
X
Location map drawn to a separate scale with North point, showing surrounding land, water features, zoning and streets within a quarter mile;
X
—
Legal and common description of property;
X
X
Identification and seal of architect, engineer, land surveyor, or landscape architect who prepared drawings;
X
—
Zoning classification of petitioner's parcel and all abutting parcels;
X
X
Proximity to section corner and major thoroughfares; and
X
—
Net acreage (minus rights-of-way) and total acreage.
X
X
C.
Site data:
Existing lot lines, building lines, structures, parking areas and other improvements on the site and within 100 feet of the site;
X
X
On parcels of more than 1 acre, topography on the site and within 100 feet of the site at two-foot contour intervals, referenced to a USGS benchmark;
X
—
Proposed lot lines, lot dimensions, property lines, setback dimensions, structures, and other improvements on the site and within 100 feet of the site;
X
X
Location of existing drainage courses, floodplains, lakes and streams, and wetlands with elevations;
X
X
All existing and proposed easements;
X
X
Location of exterior lighting (site and building lighting);
X
—
Location of trash receptacle(s) and transformer pad(s) and method of screening;
X
X
Extent of any outdoor sales or display area; and
An environmental impact report, prepared by the applicant in accordance with Chapter 98, Environmental Assessment, of the Grosse Ile Municipal Code.
X
—
D.
Access and circulation:
Dimensions, curve radii and center lines of existing and proposed access points, roads and road rights-of-way or access easements;
X
X
Opposing driveways and intersections within 250 feet of site;
X
—
Cross-section details of proposed roads, driveways, parking lots, sidewalks and nonmotorized paths illustrating materials and thickness;
X
—
Dimensions of acceleration, deceleration, and passing lanes;
X
—
Dimensions of parking spaces, islands, circulation aisles and loading zones;
X
X
Calculations for required number of parking and loading spaces;
X
X
Designation of fire lanes;
X
X
Traffic regulatory signs and pavement markings;
X
—
Location of existing and proposed sidewalks/pathways within the site or right-of-way;
X
X
Location, height, and outside dimensions of all storage areas and facilities.
X
X
E.
Landscape plans:
Location, sizes, and types of existing trees 6 inches or greater in diameter, measured at 3.5 feet off the ground, and the general location of all other existing plant materials, with an identification of materials to be removed and materials to be preserved;
X
X
Description of methods to preserve existing landscaping;
X
—
The location of existing and proposed lawns and landscaped areas;
X
X
Landscape plan, including location and type of all proposed shrubs, trees, and other live plant material;
X
—
Planting list for proposed landscape materials with caliper size or height of material, method of installation, botanical and common names, and quantity;
X
—
Proposed dates of plant installation; and
X
—
Landscape maintenance schedule.
X
—
F.
Building and structure details:
Location, height, and outside dimensions of all proposed buildings or structures;
X
X
Building floor plans and total floor area;
X
—
Details on accessory structures and any screening;
X
—
Size, height and method of shielding for all site and building lighting;
X
—
Location, size, height, and lighting of all proposed site and wall signs;
X
X
Location, size, height and material of construction for all obscuring wall(s) or berm(s) with cross sections, where required;
X
X
Building facade elevations for all sides, drawn at an appropriate scale; and
X
—
Description of exterior building materials and colors (samples may be required).
X
—
G.
Information concerning utilities, drainage and related issues:
Location of sanitary sewers and septic systems, existing and proposed;
X
—
Location and size of existing and proposed water mains, well sites, water service, storm sewer loads, and fire hydrants;
X
—
Stormwater drainage and retention/detention calculations;
X
X
Indication of site grading, drainage patterns and other stormwater management measures;
X
X
Stormwater retention and detention ponds, including grading, side slopes, depth, high water elevation, volume and outfalls;
X
X
Location and size of underground storm sewers and drains;
X
X
Location of above- and below-ground gas, electric and telephone lines, existing and proposed;
X
—
Location of transformers and utility boxes; and
X
—
Assessment of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if applicable.
X
—
H.
Additional information required for multiple-family residential development:
The number and location of each type of residential unit (1-bedroom units, 2-bedroom units, etc.);
X
—
Density calculations by type of residential unit (dwelling units per acre);
X
—
Garage and/or carport locations and details, if proposed;
X
—
Mailbox clusters;
X
—
Location, dimensions, floor plans and elevations of common building(s) (e.g., recreation, laundry, etc.), if applicable;
X
—
Swimming pool fencing detail, including height and type of fence, if applicable;
X
—
Location and size of recreation and open space areas; and
X
—
Indication of type of recreation facilities proposed for recreation area.
X
—
GENERAL NOTES:
If any of the items listed above are not applicable, the following information should be provided on 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.
Site plan approval shall be granted only if the site plan meets all applicable standards set forth in this chapter as outlined below:
A. 
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 use(s) and structure(s).
B. 
Site design characteristics. 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. 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. The site shall be designed to conform to all provisions of this chapter. Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of this chapter which are relative to and proportionate to the extent of redevelopment, as determine by the Planning Commission.
C. 
Buildings. Buildings and structures will meet or exceed setback standards, and height and other dimensional standards, and be placed to preserve environmentally sensitive areas. Redevelopment of existing structures shall meet or exceed all standards for which a variance has not been obtained.
D. 
Preservation of natural areas. 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. Insofar as practical, natural features and the site topography shall be incorporated into the proposed site design.
E. 
Privacy. The site design shall provide reasonable visual and sound privacy for dwelling units located therein and adjacent thereto. Fences, walks, barriers, and landscaping shall be used, as appropriate, for the protection and enhancement of property and the privacy of its occupants.
F. 
Emergency vehicle access. All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles.
G. 
Ingress and egress. Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways.
H. 
Pedestrian circulation. The site plan shall provide a pedestrian circulation system which is insulated as completely as is reasonably possible from the vehicular circulation system.
I. 
Vehicular and pedestrian circulation layout. 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. The width of streets and drives shall be appropriate for the volume of traffic they will carry.
J. 
Drainage. Stormwater management systems 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.
K. 
Soil erosion. The proposed development shall include measures to prevent soil erosion and sedimentation.
L. 
Exterior lighting. 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.
M. 
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.
N. 
Traffic impact. The expected volume of traffic to be generated by the proposed use shall not adversely impact existing roads and the circulation thereon or access to or from the Township via the two bridges.
O. 
Hazardous materials. 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.
Figure 21.tif
[Added 1-12-2009 by Ord. No. 09-01]
A. 
The Township shall prepare a written development agreement specifying all the terms and understandings of the site plan approval, which shall be signed by the applicant and recorded with the Township as a condition of approval. The content of the agreement shall be based on the extent of the proposed development, but shall at a minimum provide the following:
(1) 
A legal description for the site.
(2) 
General description of any improvements to infrastructure, including sidewalks, roads or utilities.
(3) 
Agreement to protect and maintain any landscaping, natural features or open space areas designated on the site plan.
(4) 
Agreement to comply with all conditions of site plan approval.
(5) 
The approved site plan shall be incorporated by reference and attached as an exhibit.
B. 
It shall be the responsibility of the owner of the 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 a new site design is approved. This maintenance requirement includes landscaping, walls, fences, pedestrian pathways, sidewalks, pavement, building exterior, drainage facilities and all other elements of the approved site plan.
C. 
Any property owner who fails to properly maintain an approved site plan and site design shall be deemed in violation of this chapter and the approved site plan and shall be subject to the penalties appropriate for the violation.
D. 
Any site plan subsequently submitted for a future expansion or site improvement shall be subject to the applicable requirements of the Zoning Chapter at that time. Where the terms of a previous development agreement are superseded by new regulations, compliance with the new Zoning Chapter shall be required. In reviewing new site plans for a previously approved site, the Planning Commission may amend previous development agreements based upon changes to ordinances, site conditions or expansions to the development.