The improvements required are determined according to the proposed land uses; accessibility of existing and planned Municipal storm and sanitary sewers, the proximity of Municipal water mains; the relationship of the proposed development project to existing, or planned, streets and sidewalks; the relationship to other existing or planned development projects and improvements on adjacent lands (or the absence thereof); topography of the subject lands including any existing or potential drainage problems; lands and improvements delineated in the Comprehensive Plan or
(a) Improvements Within the Development.
(1) Land for the right-of-way for all local streets within the development and for all collector and arterial streets within, or on the boundary of, the development shall be dedicated by the developer, and all easements shall be provided.
(2) Utilities and pavements shall be furnished and installed as required by Municipal regulations. They shall be of such sizes and capacities as are required to serve the subject development project, and as may be necessary to serve adjacent land which is an integral part of the service area. However, the developer may not be required to pay for that part of the construction of the pavements of major streets, major trunk line sewers or major water mains which are determined by the Approving Authority to be in excess of the size required for the subject development project and integral service area.
(3) In major developments the developer shall be required to extend street and utility improvements to the boundaries of the proposed project to serve adjoining undeveloped land and/or to connect with such extensions, or the provisions therefor, as may exist on adjacent lands. However, where the Approving Authority determines that a connecting street or utility service is necessary or the future development of adjoining land, but the present construction of pavement and/or utilities are not warranted, the Approving Authority shall, at a minimum, require easements or the dedication of land for such connecting street or utility service; and require that provisions be made, in accordance with the specific improvement regulations, for the future extension-of said streets and/or utilities by other developers.
(b) Off-site Extensions. The construction of off-site improvements to serve a proposed development project may be required of the developer as a precedence to approval if adequate utilities and/or streets are not available at the boundary of the proposed project. However, should the Approving Authority find that the actual construction of such extension of the improvements across undeveloped or unserved areas would not be warranted as either a special assessment to the intervening properties or as a municipal expense, until some future date, then the Approving Authority may waive construction thereof but shall require such easements and/or rights-of-way as may be necessary therefor.
(c) Determination of Scope of Improvements. In making determinations for the reasonable participation by the developer for the construction of off-site extensions or a major street, major trunk sewer line or major water main, the Approving Authority shall consider the following conditions in addition to the standards set forth in this chapter and other regulations of the Municipality:
(1) The relative location and size of the proposed development;
(2) The traffic estimated to be generated by the development in relation to present streets;
(3) The natural drainage area for sewers and the service area for water;
(4) The benefits that will accrue to the development;
(5) The sequence of land and utility developments in the vicinity;
(6) Any other conditions it may find pertinent.
(Ord. 2635. Passed 1-13-11.)