Every subdivider shall be required to install the following public and other improvements in accordance with the conditions and specifications as follows:
(A) Monuments. Monuments shall be set in accordance with the State Land Division Act, Public Act 288 of 1967, being M.C.L.A. §§ 560.101 through 560.293, as amended, and the rules of the State Department of Treasury. Final plats can be approved prior to placement of all lot irons and monuments provided cash surety is posted with the township guaranteeing the placement of lot irons and monuments within 1 year of approval of the final plat. The amount of security to be posted will be in accordance with the fee schedule adopted by the Township Board.
(B) Streets. All streets shall be constructed in accordance with the standards and specifications adopted by the County Road Commission.
(C) 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 County Road Commission and the Township Board, whichever is the more restrictive, but which in no case shall exceed engineering standards normally deemed adequate for climatic conditions unique to Genesee County. The Township Board, based upon a recommendation by the Planning Commission, may waive the curbing requirement where all lots within the subdivision have a lot width of at least 150 feet, provided the roads shall be constructed in accordance with the standards and specifications adopted by the County Road Commission for gravel shoulders and open ditches.
(D) Installation of public utilities. Public utilities and driveways shall be located in accordance with the rules of the Township Board. The underground work for utilities shall be stubbed to the property line.
(E) 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 underground entirely throughout a subdivided area, except for major thoroughfare rights-of-way. The conduits or cables shall be placed within private easements provided to the service companies by the proprietor or within dedicated public ways, provided only that overhead lines may be permitted upon written recommendation of the Township Engineer, Planner, Commission and the approval of the Township Board at the time of final plat approval, where it is determined that overhead lines will not constitute a detriment to the health, safety, general welfare, plat design and character of the subdivision. All such facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All these facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission. All drainage and underground utility installations which traverse privately owned property shall be protected by easements granted by the proprietor.
(F) Driveways. All driveway openings in curbs shall be as specified by the County Road Commission or the Michigan Department of Transportation when the openings are contiguous to an arterial street or state highway.
(G) Storm drainage. An adequate storm drainage system, including necessary storm sewers, drain inlets, manholes, culverts, bridges and other appurtenances shall be required in all subdivisions. The requirements for each particular subdivision shall be established by the County Drain Commissioner and the Township Board.
(1) Contractors shall grade the banks of all open ditches to a maximum slope of 1:4, and remove all debris so that drainage easement can be maintained as a portion of a lot yard area.
(2) Construction shall follow the specifications and procedures established by the County Drain Commissioner. All proposed storm drainage construction plans for proposed plats shall be approved by the County Drain Commissioner.
(H) Water supply system.
(1) When a proposed subdivision is to be serviced by a public water supply system, fire hydrants and other required water system appurtenances shall be provided by the subdivider in accordance with the requirements of the Township Board.
(2) If there is no existing or accessible public water supply system, the township may require the subdivider to install a water supply system for the common use of the lots within the subdivision. If such a system is established the proprietor shall provide assurances for perpetual operation and maintenance to the satisfaction of the Township Board. The proprietor or his or her assigns shall offer the system to the township who may or may not deem to accept same for preparation and maintenance.
(3) Individual wells may be permitted in accordance with the requirements of the County Health Department and the Township Board policies.
(I) Sanitary sewer system.
(1) When a proposed subdivision is to be serviced by a public sanitary sewerage system, sanitary sewers and other required appurtenances thereto shall be provided by the subdivider in accordance with the requirements of the Township Board. Sewer systems shall comply with the requirements of Public Act 98 of 1913, being M.C.L.A. § 123.161, as amended, and any township ordinances or requirements. If there is no existing or accessible public sewer system, a sewer system for the common use of the lot owners be required to be provided by the subdivider, if feasible in the judgment of the Planning Commission with the advice of the Township Engineer and County Health Department and shall comply with the requirements of Public Act 98 of 1913, as amended and any township ordinances or requirements. When such a system is established, the proprietor shall provide assurances for perpetual operation and maintenance to the Township Board. The proprietor or his or her assigns shall offer a system to the township who may or may not deem to accept same for operation and maintenance.
(2) Where it is determined in the judgment of the Planning Commission, with the advice of the Township Engineering Consultant and the County Health Department, that a subdivision cannot be economically connected with an existing public sewer system or that a public sewer system cannot be provided for the subdivision itself, then approved septic tanks and disposal fields may be approved which shall comply with the requirements of the County Health Department, and are subject to the approval of the Michigan Department of Health.
(J) Street name signs. Street name signs are to be provided in the manner prescribed by the Genesee County Road Commission and names approved by the township.
(K) Street lighting. Street lighting shall be required for all streets within subdivisions. 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 Township Board and be in accordance with the standards and specifications of the public utility company.
(L) Recreational. Where a school site, neighborhood park, recreation areas, or public access to water frontage, as previously delineated or specified by official action of the Planning Commission, is located in whole or part in the proposed subdivision, the Township Board may request the reservation of the open space for school, park and recreation or public access purposes. All these areas shall either be reserved for the respective school district, in the case of school sites, or for the township in all other cases; however, voluntary dedication of these land areas will be accepted.
(M) Landscaping and greenbelts. Financial or other guarantees shall be made to the Township Board to ensure continued upkeep and maintenance of all landscape improvements. These guarantees may consist of a deed restriction or covenant which requires all future purchasers of lots in the plat to belong to a homeowners’ association and to pay an annual fee adequate to maintain and upkeep the improvements to their original condition.
(Ord. 372.1 § 504, passed 6-10-1999)