§ 70-8. Review and approval procedures.

A. 

Preapplication. The applicant shall meet with the Planning Commission at a regularly scheduled meeting prior to completing the impact statement. The purpose of this meeting is to allow the applicant to present the scope of the proposed development and receive comments or direction from the Planning Commission on the scope of the impact study to fully evaluate the impacts of the development. No formal action shall be taken.

B. 

Review requirement. The impact statement shall be reviewed concurrently with a development application. The procedures for development reviews are set forth in the Chapter 285, Zoning, Chapter 71, Condominium Projects, and Chapter 238, Subdivision Control.

(1) 

The impact statement shall be submitted prior to Planning Commission approval of any site plan.

(2) 

For special land uses and rezoning, the impact statement shall be submitted prior to Planning Commission public hearing.

(3) 

For subdivisions and condominiums, the impact statement shall be submitted prior to Planning Commission review of the preliminary plat or condominium site plan.

C. 

Submittal. The impact statement shall be submitted along with the environmental assessment required under Chapter 98, Environmental Assessment.

(1) 

Six copies of the impact statement shall be provided to the Community Development Department, which shall forward the impact statement to following Township departments for review:

(a) 

Department of Public Services.

(b) 

Fire Department.

(c) 

Police Department.

(d) 

Township Engineer.

(e) 

Township Planner.

(2) 

A copy of the impact statement shall also be submitted by the applicant to the Wayne County Department of Public Services, with the Township copied on the transmittal.

D. 

Revisions. If the Departments listed in Subsection C above determine there are deficiencies in the impact statement, a report of the deficiencies shall be provided to the applicant and the applicant shall be required to revise and resubmit the impact statement. Any impact statement with noted deficiencies will not be rereviewed until all elements have been addressed. All partial resubmittals will be rejected. Any deficiencies identified by the Wayne County Department of Public Services must also be addressed.

E. 

Department recommendations. Upon determining that the impact statement is complete, all of the review departments shall provide comments on the impact statement prior to any consideration of the proposed development.

F. 

Public Service Commission. The applicant shall submit 10 copies of the impact statement, reflecting any revisions required by Township departments, for review by the Public Service Commission along with associated site plans or subdivision plats. The Public Service Commission shall make a recommendation to the Planning Commission on the impact statement along with any comments on the site plan or subdivision application. A recommendation by the Public Service Commission shall not constitute approval of construction plans. Subsequent approvals shall be required later in the development process for detailed engineering plans, inspections, as-builts and acceptance of utilities.

G. 

Planning Commission. The applicant shall submit 10 copies of the impact statement, reflecting any revisions required by the Public Service Commission, for review by the Planning Commission along with associated site plans or subdivision plats. For site plans requiring approval by the Planning Commission, the Planning Commission shall approve or deny the impact statement based upon the recommendation of the Public Service Commission and Township departments and compliance with the requirements of this chapter. For rezonings, condominiums and preliminary subdivision plats requiring approval by the Township Board, the Planning Commission shall make a recommendation to the Township Board.

H. 

Township Board. For rezonings, condominiums and preliminary subdivision plats requiring approval by the Township Board, the applicant shall submit 10 copies of the impact statement, reflecting any revisions required by the Public Service Commission and the Planning Commission. The Township Board shall approve or deny the impact statement based upon the recommendation of the Public Service Commission, Planning Commission, Township departments and compliance with the requirements of this Chapter.

I. 

Approval consideration. In approving a development, the Planning Commission and Township Board shall evaluate the project in terms of the impacts it may have on the community's environment, socio-economic conditions, infrastructure, transportation network and fiscal conditions of the Township. Depending on the significance of the impact in each of these areas, the Planning Commission and Township Board can decide to approve the project, reject the project, or modify plans for development in such a way that impacts can be mitigated. Alternatives and project modifications shall consider measures that will mitigate the various impacts, including infrastructure improvements, scaling down the size of the project or finding a more appropriate location for the project. Performance guarantees for infrastructure improvements shall be as required by Section 285-20.5 of the Zoning Chapter and § 238-11 of the Subdivision Control Chapter.