(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 be established by the City Engineer, the City Planning Commission, or the City Council.
(B) In order to provide healthful, clean, and desirable living conditions, the subdivider shall be entirely responsible for installing the following site improvements.
(1) Responsibility for plans. There shall be prepared for every proposed subdivision a complete set of construction plans prepared by a registered engineer including profiles, cross-section, specifications, and other supporting data for the hereinafter required public streets, utilities, and other facilities. These construction plans shall be based on preliminary plans which have been approved with the preliminary plat, and shall be prepared in conjunction with the final plat. Construction plans are subject to approval by the responsible public agencies shown. All construction plans shall be prepared in accordance with their standards or specifications.
(2) Submittal procedures. When construction has been completed at the time of filing the final plat, 1 complete copy of as-built engineer plans of each required public improvement shall be filed with the Clerk coincident with the filing of the final plat. Other requirements and procedures in the submittal of final plats shall be as provided in § 156.24 of this code.
(3) Monuments.
(a) Required by Subdivision Control Act. Concrete markers, at least 4 inches in diameter and 36 inches in length with 1/2-inch round steel rod cast in the center, shall be sunk in the ground at each corner, angle, intersection, or other location required by the Subdivision Control Act. All monuments shall be sunk and set flush with the finish grade.
(b) Other requirements. Iron pipe stakes, not less than 1 inch in diameter and 18 inches in length, shall be sunk in the ground at all lot corners at points of tangency of curves, and as required by the Municipal Engineer at suitable intervals along curves. Steel stakes of other cross-sections, and at least 18 inches in length, may be used in lieu of iron pipe with the written approval of the Building Inspector.
(c) Existing benchmarks. All national, state, county, or other official benchmarks, monuments, or triangulation station in or adjacent to the proposed subdivision shall be preserved in precise position.
(4) Street pavement and storm drainage. Subdivisions shall have streets and storm drainage facilities designed and constructed by the subdivider in accordance with the standards and specifications of the comprehensive development plan as may be adopted by the Planning Commission and the City Engineer. Enclosed storm sewers, where required, shall be approved by the County Road Commission or Drain Commission.
(5) Water supply facilities.
(a) Public water supply accessible. Where a public water supply approved by the city is reasonably accessible, each lot within the subdivision area shall be provided with a connection thereto.
(b) Public water supply not accessible. In a subdivision, pending accessibility of a public water supply, the subdivider may be required to construct subdivision wells and a private water supply system in such a manner that an adequate supply of potable water will be available to every lot in the subdivision at the time improvements are erected thereon.
(c) Fire hydrants. Fire hydrants shall be installed and located in all subdivisions in accordance with city standards. In the case of commercial or industrial districts, the spacing of hydrants shall be considered on an individual basis and shall be determined by consultation with the City Engineer.
(6) Sanitary sewer systems.
(a) Sanitary sewers accessible. When a proposed subdivision is to be serviced by public sanitary sewerage system, sanitary sewers and other required appurtenances thereto shall be provided by the subdivider. Sewer systems shall comply with the requirements of Public Act 98 of 1913, as amended, being M.C.L.A. §§ 325.201 - 325.213.
(b) Sanitary sewers not accessible. If there is no existing or accessible public sewer system, a sewer system for the common use of the lot owners may be required to be provided by the subdivider, if feasible in the judgment of the Planning Commission with the advice of the City Engineer and County Health Department, and shall comply with the requirements of Public Act 98 of 1913, as amended, being M.C.L.A. §§ 325.201 - 325.213. The system provided shall be turned over to the city for operation and maintenance.
(7) Storm drainage. All subdivisions shall have an adequate enclosed storm drainage system, including the necessary storm sewers, drain inlets, and other appurtenances in accordance with standards and specifications presented by the City Engineer. Where county drains are included in the proposed plat, a letter or document of approval shall be submitted by the proprietor from the County Drain Commission and other public agencies having jurisdiction.
(8) Sidewalks. Sidewalks shall be provided along streets where lot widths are less than 100 feet and at any other location where the City Council shall determine that sidewalks are necessary for public safety or convenience. Sidewalks shall not be less than 5 feet in width and 4 inches in thickness and shall be first approved by the City Engineer and all applicable reviewing agencies as to suitability, and all work shall be carried out under the direction of the City Engineer.
(9) Curbs and gutters. Curbs and gutters shall be required on all neighborhood access streets and minor streets and shall be constructed in accordance with the standards and specifications adopted by the City Engineer.
(10) Installation of public utilities.
(a) Telephone and electric lines. Telephone and electric service lines shall be placed underground entirely throughout a subdivided area; these conduits or cables shall be placed within easements or dedicated public ways in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public. Insofar as in practicable, all lines of this type shall be placed in rear-line easements. Service leads to individual customers shall also be placed underground. Exact locations shall be approved in advance by the appropriate utility company in writing.
(b) Natural gas lines. Where natural gas service or transmission mains or lines are placed underground in a subdivision, those pipes shall be placed in dedicated public ways in such a manner as will not conflict with other underground services.
(11) Street name signs. Street name signs shall be placed at all street intersections within or abutting the subdivision. These signs shall be of a type approved by the city, and shall be placed in accordance with standards of the city.
(12) Street trees. Street trees of a variety and size in accordance with the following standards shall be planted between the sidewalks and property line:
(a) Each lot shall contain a minimum of 1 street tree;
(b) Trees for an entire block shall be planted at the same time; and
(c) The minimum tree size shall be 3-inch caliber as measured 6 inches above crown.
(13) Street lighting. Street lighting shall be required for all streets within those subdivisions containing lots under 150 feet in width. Design aspects, such as spacing of poles, height of standards, type of lighting, distribution of the illumination pattern, intensity of illumination, and the like, must receive prior approval from the City Engineer and be in accordance with the standards and specifications of the public utility company.