The following regulations shall apply to all condominium developments within the township.
(A) Initial information. Concurrently with notice required to be given the township, pursuant to § 71 of Public Act 59 of 1978, being M.C.L.A. §§ 559.101 through 559.272, as amended (the Condominium Act), a person, firm or corporation intending to develop a condominium project shall provide the following information:
(1) The name, address and telephone number of:
(a) All persons, firms or corporations with an ownership interest in the land on which the condominium development will be located together with a description of the nature of each entity’s interest (for example, fee owner, optionee or land contract vendee);
(b) All engineers, attorneys, architects, planners or registered land surveyors associated with the project; and
(c) The developer or proprietor of the condominium development.
(2) The legal description of the land on which the condominium development will be developed together with appropriate tax identification numbers;
(3) The acreage content of the land on which the condominium development will be developed;
(4) The purpose of the development (for example, residential, commercial, industrial and the like);
(5) Approximate number of condominium units to be developed on the subject parcel;
(6) Whether or not a community water system is contemplated; and
(7) Whether or not a community septic system is contemplated.
(B) Information to be kept current. The information shall be furnished to the Township Zoning Administrator and shall be kept updated until a time as a certificate of occupancy has been issued, pursuant to § 154.147.
(C) Site plans for new projects, application and review fees.
(1) Review procedures: All condominium plans submitted to the township shall follow the same review process as outlined in division (I)(1) below.
(2) All condominium plans shall meet the design requirements outlined in division (I)(4) below.
(3) Prior to recording of the master deed, required by § 72 of Public Act 59 of 1978, being M.C.L.A. §§ 559.101 through 559.272, as amended, the condominium development shall undergo site plan review and approval, pursuant to § 154.150. In addition, the township shall require appropriate engineering plans, including as-built drawings and inspections, prior to the issuance of any certificates of occupancy.
(4) Application and review fees for condominium developments shall be established by resolution of the Township Board. In addition to the application fee, and prior to plan review, the applicant shall deposit with the township an amount sufficient to cover the estimated cost of reasonable engineering and legal reviews. If the actual cost of the reviews exceeds the amount initially deposited, the applicant shall reimburse the township for the balance of the cost prior to the issuance of any permits for the project. Unused deposits shall be returned to the applicant upon final completion and inspection of the project.
(D) Site plans for expandable or convertible projects. Prior to expansion or conversion of a condominium development to additional land, the new phase of the project shall undergo site plan review and approval pursuant to § 154.150.
(E) Master deed, restrictive covenants and “as-built” survey to be furnished. The condominium development developer or proprietor shall furnish the Zoning Administrator with the following: one copy of the recorded Master Deed; one copy of all restrictive covenants and two copies of an “as-built survey”. The “as-built survey” shall be reviewed by the Township Engineer for compliance with township ordinances. Fees for this review shall be established by resolution of the Township Board.
(F) Monuments required.
(1) All condominium projects. All condominium projects shall be marked at their boundaries with monuments meeting the requirements of division (F)(3)(a) below.
(2) Site condominium projects. All condominium developments, which consist in whole or in part of condominium units which are residential, commercial or industrial building sites, mobile home sites or recreational sites, shall be marked with monuments as provided in this division (F).
(3) Miscellaneous.
(a) All monuments used shall be made of solid iron or steel bars at least one-half inch in diameter and 36 inches long and completely encased in concrete at least four inches in diameter.
(b) Monuments shall be located in the ground at these locations: at all angles in the boundaries of the condominium development, at the intersection lines of streets, at the intersection of the lines of streets with the boundaries of the condominium development, and at the intersection of alleys with the boundaries of the condominium development, at all points of curvature, points of tangency, points of compound curvatures, points of reverse curvature and angle points in the side lines of streets and alleys, and at all angles of an intermediate traverse line. It is not intended or required that monuments be placed within the traveled portion of a street to mark angles in the boundary of the condominium development if the angle points can be readily reestablished by reference to monuments along the sidelines of the streets.
(c) If the required location of a monument is in an inaccessible place or where the locating of a monument would be clearly impracticable, it is sufficient to place a reference monument nearby and the precise location thereof be clearly indicated on the plans and referenced to the true point.
(d) If a point required to be monumented is on a bedrock outcropping, a steel rod, at least one-half inch in diameter shall be drilled and grouted into solid rock to a depth of at least eight inches.
(e) All required monuments shall be placed flush with the ground where practicable.
(f) All unit corners, all intersections in the boundary or boundaries of all limited common elements, and all intersections in the boundary or boundaries of common elements shall be monumented, in the field, by iron or steel bars or iron pipes at least 18 inches long and one-half inch in diameter, or other approved markers.
(g) The Township Board may waive, for a reasonable time, not-to-exceed one year, the placing of any of the required monuments and markers, on the condition that the proprietor deposits, with the Township Clerk, in an amount to be established by the Township Board, by resolution: cash, a certified check or irrevocable bank letter of credit to the township, whichever the proprietor selects. The cash, certified check or irrevocable bank letter of credit shall be returned to the proprietor upon receipt of a certificate, issued by a surveyor, that the monuments and markers have been placed as required within the time specified.
(G) Compliance with federal, state and local laws. All condominium developments shall comply with federal and state statutes and local ordinances.
(H) Temporary certificate of completion. The Zoning Administrator may issue a temporary certificate of completion of the condominium development before all improvements, required by this chapter are installed, provided that an adequate performance guarantee, as set forth in division (I)(19) below, has been provided to provide for the installation of improvements before the expiration of the temporary certificate of completion and without expense to the township.
(I) Site condominiums.
(1) Review procedures. Pursuant to authority conferred by § 141 of the Condominium Act, Public Act 59 of 1978, being M.C.L.A. §§ 559.101 through 559.272, as amended, before condominium units may be sold or site improvements initiated, all condominium subdivision plans must be approved by the Township Board, following review and recommendation for approval by the Planning Commission. In determining whether to recommend a condominium subdivision plan for approval to the Township Board, the Planning Commission shall consult with the Zoning Administrator, Township Attorney, Township Engineer and Township Planner regarding the adequacy of the master deed, deed restrictions, utility systems and streets, development layout and design and compliance with all requirements of the Condominium Act and this chapter. The review process shall consist of two steps.
(a) Preliminary plan review. In the preliminary plan review phase, the Planning Commission shall review the overall plan for the site, including basic road and unit configurations, and the consistency of the plans with all applicable provisions of this chapter and Master Plan. Plans submitted for preliminary review shall only be required to include information specified in divisions (I)(2)(a) through (d) below of the submission requirements as set forth below. Section 154.150, site plan review information not required at this stage. The plans shall be submitted for review and comment to all applicable local, county and state agencies as may be appropriate, and as determined by the Planning Commission.
(b) Final plan review. Upon receipt of preliminary plan approval, the applicant should prepare the appropriate engineering plans and apply for final review by the Planning Commission. Final plans shall include information as required by divisions (I)(2)(a) through (i) below of the submission requirements as set forth below and the requirements for site plans contained in § 154.150. Plans shall be reviewed by the Zoning Administrator, Township Planner, township attorney and/or the township engineer. Further, the plans shall be submitted for review and comment to all applicable local, county, and state agencies as may be appropriate, and as determined by the Planning Commission. The Township Board may grant approval of the final plans after receiving the recommendation of the Planning Commission, and following expiration of the time allotted to other parties to review and comment on the plans.
(2) Exhibits required. In addition to the requirements of § 66 of the Condominium Act, being M.C.L.A. § 125.166, and the requirements for site plans contained in § 154.150, all plans for site condominium projects presented for approval shall contain the following information:
(a) Survey of the condominium subdivision site;
(b) A survey or drawing delineating all natural features on the site including, but not limited to: ponds, streams, lakes, drains, floodplains, wetlands and woodland areas;
(c) The location size, shape, area and width of all condominium units and common elements, and the location of all proposed streets;
(d) A generalized plan for the provision of utilities and drainage systems;
(e) A copy of the master deed and a copy of all restrictive covenants to be applied to the project;
(f) A utility plan showing all sanitary sewer, water and storm drainage improvements, including all easements to be granted to the township for repair and maintenance of all utilities;
(g) A street construction, paving and maintenance plan for all streets within the proposed condominium subdivision;
(h) A storm drainage and storm water management plan, including all lines, swales, drains, basins and other facilities; and
(i) A mechanism contained in the master deed and/or bylaws providing for the continued maintenance of all common elements.
(3) Condominium development. A site condominium development, whether intended for residential, commercial or industrial use shall be subject to all of the requirements and standards of the applicable zoning district in which the development is located.
(4) Design. The design of a site condominium project shall be subject to the design layout and engineering standards, as provided below, except as may otherwise be provided by this chapter. Unless otherwise provided herein, all newly created streets, regardless of whether they are to be in public or private ownership, shall conform to at least all minimum requirements of the general specifications and typical cross sections, including bituminous or concrete paving standards, as set forth in the manual entitled “Procedures and Specifications for Plat Street Development” adopted January 17, 1995, as amended, issued by the County Road Commission.
(a) Location, arrangement and design of streets.
1. The street layout shall provide for continuation of collector streets in the adjoining subdivision or of the proper projection of streets when adjoining property is not subdivided; or conform to a plan for a neighborhood unit drawn up and adopted by the Planning Commission.
2. The street layout shall include local streets so laid out that their use by through traffic shall be discouraged.
3. Should a proposed condominium development border on or contain an existing or proposed major thoroughfare, the Planning Commission may require marginal access streets, reverse frontage or other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards.
4. Should a proposed condominium development border on or contain a railroad, expressway or other limited access highway right-of-way, the Planning Commission may require the location of a street approximately parallel to and on each side of the right-of-way at a distance suitable for the development of an appropriate use of the intervening land such as for parks in residential districts. The distances shall be determined with due consideration to the minimum distance required for approach grades to future grade separation.
5. Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Wherever there exists adjacent to the tract to be developed, a dedicated or platted and recorded half street, the other half shall be platted or otherwise included in the condominium subdivision.
6. Should a proposed condominium development border upon or contain an existing or proposed canal, channel or drainage-way, the Planning Commission may require the location of a bridge facility suitable to permit the unimpeded flow of water and the passage of water-borne vehicles.
7. Should a proposed condominium development border upon a public road for which the existing right-of-way is less than the planned right-of-way as shown on the County Thoroughfare Plan (or Township Thoroughfare Plan if one has been adopted), additional right-of-way in the amount necessary to conform to the thoroughfare plan shall be dedicated to the state or county (as may be applicable) as a condition of approval.
8. For projects in which private roads are proposed, the proposed condominium shall have fee simple ownership of all means of ingress and egress by which the proposed condominium is to be connected to a public road or street. Shared ownership of ingress and egress or other modification of this requirement must be approved by the Planning Commission after first receiving a recommendation from the Township Planner and other professional reviewers as deemed appropriate.
(b) Street right-of-way, pavement widths and other requirements.
1. Culverts and bridges shall have a minimum design loading capacity (American Association of State Highway and Transportation Officials, AASHTO, standard HS20 or greater) to provide for safe passage of emergency vehicles.
2. Street right-of-way and pavement widths shall conform to at least the following minimum requirements:
Street Type | Right-of-Way Width | Pavement Width* |
Street Type | Right-of-Way Width | Pavement Width* |
Curbed Streets (Enclosed Drainage) | ||
Collector streets | 86 feet | 36 feet |
Industrial streets | 86 feet | 36 feet |
Local residential and other types of streets w/utilities within the right-of-way | 66 feet | 30 feet** |
Local residential and other types of streets w/utilities outside of right-of-way | 60 feet | 30 feet** |
Cul-de-sac | 75-foot radius | 56-foot outside radius 34-foot inside radius 22-foot width |
Uncurbed Streets (Open Drainage) | ||
Collector streets | 86 feet | 22 feet |
Local residential and other types of streets | 80 feet | 22 feet |
Cul-de-sac | 75-foot radius | 56-foot outside radius |
*Pavement width is measured from back of curb to back of curb. | ||
**Streets providing access to more than 50 lots shall have a pavement width of 36 feet. | ||
Certain referenced streets defined: | ||
Half street | A street so constructed that it only allows travel of one vehicle (e.g., automobile width) going in either direction. Typically a half street will be one-half, or about one-half the width required. | |
Marginal access street | A local street parallel and adjacent to a collector thoroughfare, a major or secondary thoroughfare and intercepts other local streets and controls access to a collector thoroughfare, a major or secondary thoroughfare, sometimes referred to as a frontage street. A marginal access street will often provide direct access to abutting land and will also provide for local traffic movements. | |
Reverse frontage street | A local street which runs generally parallel to, but removed one condominium unit (e.g., lot) width from a collector thoroughfare, a major or secondary thoroughfare and intercepts other local streets and controls access to a collector thoroughfare, a major or secondary thoroughfare. A reverse frontage street by providing direct access to abutting land is intended to eliminate the need for condominium units (e.g., lots) to obtain access from a collector thoroughfare, a major or secondary thoroughfare. | |
Collector street | A street that typically has a planned right-of-way of 86 feet and has three purposes. First, it collects traffic from local streets and distributes that traffic to local destinations or major or secondary thoroughfares. Second, it funnels through traffic from major and/or secondary thoroughfares to local destinations. Third, a collector street can provide internal circulation and access to major shopping centers and industrial parks. | |
Industrial street | A street intended primarily to serve traffic within an area of industrial development or proposed industrial development. Those streets are typically constructed to a standard that accommodates vehicles carrying heavy loads. | |
3. No on-street parking shall be allowed unless the street has been designed to accommodate parking in a manner approved by the Planning Commission. The master deed shall contain adequate mechanisms to ensure that streets will be properly maintained. These provisions shall be reviewed and approved by the township’s engineer and attorney. If the street is private, policing of “no parking” shall be the responsibility of the condominium association. If the association fails to adequately police “no parking”, the township may warn and/or fine the association in accordance with policy, law and terms adopted by the Township Board.
4. Minimum length for cul-de-sac streets shall be 140 feet. Maximum length for cul-de-sac streets shall not exceed one-half mile, measured from the centerline intersection of streets to the center point of the cul-de-sac circle.
5. Curbs and gutters, when provided, shall be constructed in accordance with the standards and specifications adopted by the County Road Commission. All traffic islands and medians shall be provided with concrete curbing.
6. All driveway openings onto streets or access across road ditches shall be as specified by the County Road Commission or the State Department of Transportation as applicable.
7. All streets that are not dedicated to the public shall be properly maintained. The surface shall be kept in good repair. Accumulations of snow and ice shall be promptly removed. The master deed shall contain adequate mechanisms to ensure that streets will be properly maintained. those provisions shall be reviewed and approved by the township’s engineer and attorney.
(c) Easements.
1. Location of utility easements shall be provided as necessary for utilities. The easements shall be a total of not less than 12 feet wide, and six feet from each proposed condominium unit site.
2. Recommendations on the proposed layout of telephone, television, natural gas and electric company easements should be sought from all of the utility companies serving the area. It shall be the responsibility of the proprietor to submit copies of the proposed condominium development plan to all appropriate public utility agencies.
3. Easements six feet in width, three feet from each condominium unit site shall be provided where needed along side condominium unit boundary lines so as to provide for street light dropouts. Prior to the approval of the condominium subdivision plan, a statement shall be obtained from the appropriate public utility indicating that easements have been provided along specific condominium unit boundaries. A notation shall be made on the condominium subdivision plan indicating: “The side boundary lines between condominium units (indicating building envelope numbers) are subject to street light dropout rights granted to the (name of utility company).”
(5) Condominium units within site condominium developments. Condominium units within site condominium developments shall conform to the following standards.
(a) The unit size, width, depth and shape of any site condominium shall be appropriate for the location and type of development contemplated.
(b) Condominium unit areas and widths and building setback lines shall conform to at least the minimum lot and setback requirements of this chapter for the district in which the site condominium is proposed.
(c) Condominium units situated on corners in residential condominium subdivisions shall be at least 20 feet wider than the minimum lot width permitted by this chapter. In instances where the minimum required lot width is greater than 100 feet, this requirement shall not apply.
(d) Excessive condominium unit depth in relation to width shall be avoided. A depth-to-width ratio of three to one shall normally be considered a maximum by the Planning Commission. The Planning Commission may vary from this maximum due to physical conditions of the land or other circumstances that may justify greater depth.
(e) Condominium units intended for purposes other than residential use shall be specifically designed for those purposes, and shall have adequate provision for off-street parking, setbacks and other requirements in accordance with this chapter.
(f) Every condominium unit shall front or abut on a street for the full width of the unit. The measurement of unit width shall be determined in the same manner as prescribed in the zoning ordinance for “lots”.
(g) Side condominium unit lines shall be at right angles or radial to the street lines.
(h) Residential condominium units abutting major thoroughfares or collector streets, where marginal access streets are not desirable or possible to attain, shall be situated with reverse frontage condominium units or with side condominium unit lines parallel to the major traffic streets.
(i) Condominium units shall have a front-to-front relationship across all streets where possible.
(j) Where condominium units border upon bodies of water, the front yard may be designated as the waterfront side of the condominium unit, provided the buildable area of the condominium unit has sufficient depth to provide adequate setback on the street side to maintain a setback for all structures equal to the front setback on the street side as well as on the waterfront side.
(6) Blocks.
(a) Maximum length for blocks shall not exceed 1,320 feet in length, except where, in the opinion of the Planning Commission, conditions may justify a greater distance.
(b) Widths of blocks shall be determined by the condition of the layout and shall be suited to the intended layout.
(7) Natural resources. The natural features and character of lands must be preserved wherever possible. Due regard must be shown for all natural features such as large trees, natural groves, wetlands, water courses and similar community assets. (See § 154.150(C), concerning site plan review criteria.) The proprietor must consider preservation of drainage and natural stream channels. The provision of adequate barriers, where appropriate, shall be required.
(8) Privately held reserve strips controlling access to public streets. Privately held reserve strips controlling access to public streets shall be prohibited.
(9) Reserve strips; public. A one-foot reserve may be required to be placed at the end of a “stub” of “dead-end” public streets that terminate at condominium boundaries and between half-streets. These reserves shall be deeded in fee simple to the township for future public street purposes.
(10) Public sites. Where a proposed park, playground, school, recreational area, public access to water frontage or other public use, shown on the Master Plan (or delineated or specified by official action of the Planning Commission), is located in whole or in part within a site condominium development, the Township Board may request, but not require, that a suitable area for this purpose be dedicated to the public or reserved for public purchase. If, within two years of master deed recording, the purchase is not agreed on, the reservation may be canceled or shall automatically cease to exist. The master deed shall contain a provision permitting the dedication or sale of common elements for this purpose.
(11) Greenbelts or landscaped screen plantings. Greenbelts or landscaped screen plantings, the configuration and design of which is subject to the review and approval of the Planning Commission, shall be required to be located between residential site condominium developments and adjacent major arterial streets.
(12) Provision of common elements (excluding roads). In the case of residential developments, not less than 2-1/2% of the gross land area of the parcel to be developed as a “site condominium” shall be designated as a general common element (excluding roads). The common element shall be permanently reserved for use as active or passive recreational areas or natural resource preserve or a combination of both. These areas shall be designed to accommodate the needs of all age groups (as may be applicable to the anticipated occupancy type). The location, configuration and development plans for these areas shall be subject to the review and approval of the Planning Commission. The Planning Commission may waive this requirement in instances where it is not feasible or practical due to the small size of a proposed development or where adequate parkland and/or natural areas are already available in the immediate vicinity.
(13) Sidewalks. Except as otherwise provided herein, the developer shall install concrete sidewalks in all site condominium developments. Sidewalks shall be a minimum of five feet in width along both sides of local streets and six feet in width along all collector streets and major thoroughfares.
(a) The sidewalks shall be increased to eight feet in width (and may be constructed of asphalt) in order to safely accommodate bicycle traffic, when the additional width is indicated on a plan for the area as adopted or required by the Planning Commission or Township Board.
(b) Sidewalks shall be placed within the street right-of-way and shall be located one foot from the edge of the right-of-way. Sidewalks shall also be constructed within the public right-of-way along existing public roadways on the side or sides of the roadway abutting the site condominium development. In instances where the right-of-way of an adjacent public roadway is not sufficient to construct the sidewalk, the developer shall dedicate additional land as may be necessary to the County Road Commission or State Department of Transportation, as applicable. Access to all general common areas shall be provided.
(c) Upon review of the site plan, the Planning Commission may approve alternate locations for the sidewalks or may waive the sidewalk requirement if it would not serve the purpose of providing adequate pedestrian circulation. Notwithstanding the above, in instances where the average width of condominium units is greater than 100 feet, sidewalks along internal streets shall not be required.
(14) Utilities.
(a) Storm drainage. An adequate storm drainage system, including necessary storm sewers, catch basins, manholes, culverts, bridges and other appurtenances, as approved by the township engineer, shall be required in all developments. Adequate provision shall be made for proper drainage of storm water from the rear yards of condominium units. Drainage of each yard shall be self-contained and shall be drained from rear to front except where topography or other natural features require otherwise. The Township Board may require that all storm sewers be installed within the public rights-of-way or within the general common elements and dedicated to the township when, in the determination of the Township Board, dedication of the same would be in the best interest of the township.
(b) Sewage disposal. When a proposed site condominium is located within, adjacent to or reasonably near the service area of an available public sanitary sewer system, sanitary sewers and other appurtenances thereto, as approved by the township engineer, shall be installed in a manner as to serve all condominium units. Where a public sewer system is not available, on-site sewage disposal systems may be employed providing they are approved by the State or County Health Department, as applicable. The Township Board may require that all sanitary sewers be installed within the public rights-of-way or within the general common elements and dedicated to the township when, in the determination of the Township Board, dedication of the same would be in the best interest of the township. When located on private property, appropriate easements to permit access for maintenance by the township shall be provided.
(c) Water supply. When a proposed site condominium is located within, adjacent to or reasonably near the service area of a public water supply system, water mains, fire hydrants and required water system appurtenances thereto, in accordance with township standards and as approved by the township engineer, shall be constructed in a manner so as to adequately serve all condominium units shown on the condominium subdivision plan, both for domestic use or business use and fire protection. In the event of the non-availability of a public water supply system, a private water supply system shall be provided by the developer as regulated by the State or County Health Department, as applicable. The Township Board may require that all water lines and appurtenances connecting to the public water supply system be installed within the public rights-of-way or within the general common elements and dedicated to the township when, in the opinion of the Township Board, dedication of the same would be in the best interest of the township. When located on private property, appropriate easements to permit access for maintenance by the township shall be provided.
(d) Requirements for underground wiring. The proprietor shall make arrangements for all lines for telephone, electric, television and other similar services, distributed by wire or cable, to be placed entirely underground throughout the development area; and the conduits or cables shall be placed within private easements provided to the service companies by the developer, or within dedicated public ways; provided, only, that overhead lines may be permitted upon written recommendation of the township engineer and the approval of the Planning Commission at the time of site plan approval, where it is determined that overhead lines will not constitute a detriment to the health, safety, general welfare, design or character of the development. All the facilities, placed in dedicated public ways, shall be planned so as not to conflict with other underground utilities. All the facilities shall be constructed in accordance with standards of construction approved by the State Public Service Commission. All drainage and underground utility installations, which traverse privately held property, shall be protected by easements granted by the proprietor.
(15) Street names and signs. For the purpose of ensuring proper response by emergency vehicles, road name signs and traffic control signs shall be installed within the condominium development in accordance with the standards of the County Road Commission. Street names shall be designated in a manner so as not to duplicate or be confused with preexisting streets within the township, postal zone or (9-1-1) local telephone calling area. For private streets, in addition to the above requirements, signs, meeting County Road Commission standards, with the words “Not a Public Street”, shall be installed and maintained at all points where private streets meet public streets.
(16) Street lighting. For the purpose of protecting public safety, streetlights meeting the standards of the County Road Commission and of the utility provider shall be installed and maintained within the condominium development at all street intersections. The association of co-owners shall be responsible for the full cost of operation of streetlights.
(17) Street trees and landscaping.
(a) Street trees shall be provided in the ratio of at least one per dwelling unit and shall be placed in the street right-of-way approximately midway between the sidewalk and the curb, or upon Planning Commission approval shall be placed up to five feet behind the road right-of-way line to avoid potential conflicts with utilities. Trees shall be deciduous shade trees, not be less than eight feet in height at time of planting, and shall be of a species and variety approved by the Planning Commission.
(b) See § 154.019(D) and (E) for a list of approved plant materials and a list of trees that are not permitted.
(c) All unimproved surface area of the site shall be planted with grass, ground cover, shrubbery or other suitable landscape materials, except that patios, terraces, decks and similar site features may be allowed.
(18) Final documents to be provided. After submittal of the condominium plan and bylaws as part of the master deed, the proprietor shall furnish to the township a copy of the site plan in digital format (e.g., AutoCAD or similar). The Planning Commission may approve acceptance of an alternate copy 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.
(19) Improvements, performance guarantees.
(a) The improvements set forth under this section are to be considered as the minimum acceptable standard. All those improvements for which standards are not specifically set forth shall conform to generally accepted municipal engineering standards as determined by the township engineer. All improvements must meet the approval of the Township Board.
(b) Prior to the undertaking of any improvements, the proprietor shall deposit with the Township Clerk: cash, a certified check or irrevocable bank letter of credit running to the township, whichever the developer selects, to ensure the faithful completion of all improvements within the time specified. The Township Board shall set the amount of the deposit based on an estimate by the township engineer. Completed construction of all improvements shall be approved by the township’s designated official before issuance of any certificate of occupancy. The Township Board shall release funds for the payment of work as it is completed and approved by the township.
(c) Prior to the acceptance by the township of improvements, the developer shall post a two-year cash maintenance bond in an amount set by the Township Board.
(d) Improvements shall be provided by the proprietor in accordance with the standards and requirements established in this section and/or any other standards and requirements which may from time to time be established by ordinance or published rules of the township.
(J) Area, height and placement requirements.
(1) When dwellings are to be constructed within a condominium development that is not classified as a “site condominium”, minimum lot area and minimum lot width requirements shall not apply. In such cases, maximum permitted dwelling density shall not exceed two-thirds of that permitted by § 154.063(B), Schedule Note I.
(2) Dwelling unit placement shall be governed by the front, side and rear setback requirements provided in the schedule, which shall be applied in the same manner as if lot or unit lot lines were present.
(K) Roadways within housing developments. In housing developments where internal roadways are provided to serve attached or detached dwelling units, which have individual driveways leading to or serving as the parking area for each dwelling unit, the roadways shall be designed and constructed to meet the standards set forth in division (I)(4) above.
(Ord. passed 6-28-2006) (Ord. passed 1-22-2009)