§ 16.5. Preliminary PUD development plan.

A.

Pre-application conference. The purpose of a pre-application conference with the zoning administrator is to review the concept of the proposed PUD, discuss the review process, and determine the eligibility of the request.

1.

Conference request. A request for a pre-application conference shall be made to the zoning administrator.

2.

Requirement materials. As part of the pre-application conference, the applicant shall submit a copy of a site plan that shows the property location, boundaries, significant natural features, vehicular and pedestrian circulation, and land use for the entire site.

3.

Guidance. The zoning administrator shall advise the applicant of the conformance of the PUD concept with the objectives of the township, whether the concept qualifies under the requirements of this article, and whether the general concept is substantially consistent with the Holland Charter Township Comprehensive Plan. Formal action shall not be taken at a pre-application conference and statements made at the pre-application conference shall not be considered binding commitments or an approval of the concept.

B.

Preliminary PUD development plan submission requirements. Applications for PUD review approval shall include 11 copies of the following materials at least 30 days prior to the meeting at which the planning commission will review the application. The zoning administrator may, subject to the concurrence of the planning commission, waive any of the application requirements contained in this section if it is determined that such information is not necessary to determine compliance with the provisions of this article.

1.

Preliminary PUD development plan.

a.

Name of the development, the applicant's name, the preparer's name, date of preparation, written and graphic scale (not to exceed one inch equals 50 feet), north arrow, property lines and dimensions, and size of property in acres.

b.

Small scale sketch of properties, streets and uses within one-half mile of the PUD.

c.

Zoning and use of all abutting properties and of properties across any public or private street from the PUD site, including all structures within 100 feet of the property lines of the PUD development area.

d.

Existing natural features of the site, including predominant vegetative cover, existing drainage ways, 100-year flood hazard boundary area, shorelines, if applicable, and existing topography at a maximum of five-foot contour intervals.

e.

Existing right-of-way lines and edge of street pavement, names of abutting public streets, proposed access driveways and parking areas, and proposed layout of new public or private streets.

f.

Existing buildings, utility services (with sizes), and any public or private easements, noting those which will remain and which are to be removed or eliminated.

g.

Layout and typical dimensions of proposed lots, building setback lines, footprints, and dimensions or proposed buildings and structures; identify uses proposed within the planned unit development, and the acreage allotted to each use. For residential developments, the number, type, and density of proposed dwelling units.

h.

If the planned unit development is to be constructed in phases, identify the areas included in each phase. For residential uses identify the number, type, and density of proposed dwelling units within each phase.

2.

Supplemental information.

a.

A narrative statement describing the overall objectives of the development and how the proposal satisfies the intent and conditions of section 16.1C, section 16.2C, section 16.3C, and the Holland Charter Township Comprehensive Plan.

b.

A legal description of the land to be included in the planned unit development.

3.

Application and fee. A completed application form, supplied by the zoning administrator, and payment of the applicable application fee.

C.

Planning commission review.

1.

Initial review. The planning commission shall review the preliminary development plan at a regular or special meeting. Upon determination by the planning commission that the application meets the requirements of this article, a public hearing shall be set. Notice of the public hearing shall conform to the requirements of Section 103 of the State of Michigan Zoning Enabling Act and Section 18.4.

2.

Public hearing and decision. The planning commission shall review the preliminary PUD development plan in consideration of public hearing comments, technical reviews from township staff and consultants, correspondence from applicable review agencies, and compliance with the standards of this article, and other applicable township standards and requirements. The planning commission shall approve, approve with conditions or deny the preliminary PUD development plan. The decision shall be based on the following:

a.

Whether all applicable provisions of this article are met;

b.

Whether the proposed PUD meets the intent of this article, as outlined in section 16.1;

c.

Whether the qualifying conditions in section 16.2C are met; and

d.

Whether the standards of approval in section 16.8 are met.

3.

Conditions. The recommendations of the planning commission concerning the preliminary development plan may include, but need not be limited to, the following:

a.

Additions, deletions or changes to the preliminary development plan which are deemed necessary in order to comply with the standards for approval in section 16.8.

b.

Request for additional information to be provided as part of the final development plan submittal.

4.

Applicant. A copy of the recommendations pertaining to the preliminary development plan shall also be transmitted to the applicant and the township board.