Every subdivider shall be required to install the following public and other improvements in accordance with the provisions of divisions (A) through (N) below.
(A) Monuments. Monuments shall be set in accordance with the Michigan Land Division Act of 1967, § 125, (Public Act 288 of 1967, being M.C.L.A. §§ 560.101 through 560.293), as amended.
(B) Streets, roads and alleys. All streets, roads and alleys shall be constructed in accordance with the standards and specifications adopted by the County Road Commission.
(C) Curbs and gutters. Curbs and gutters may be required and shall be constructed in accordance with the standards and specifications adopted by the County Road Commission.
(D) Installation of public utilities. All telephone, cablevision, gas and electrical utilities shall be installed underground and shall be contained within private easements shared for such purposes as required under § 156.038 of this chapter and as stipulated by the Michigan Land Division Act, being M.C.L.A. §§ 560.101 et seq., and the rules State Public Services Commission, as amended.
(E) Driveways. All driveway openings in curbs shall be as specified by the Department of State Highways and Transportation on state and federal roads and as specified by the County Road Commission for all other roads in the township.
(F) Storm drainage.
(1) 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.
(2) Construction of storm drainage systems shall be in accordance with the standards and specifications adopted by the County Drain Commissioner. All proposed storm drainage construction plans for the proposed plats shall be approved by the County Drain Commissioner.
(G) Water supply system. A water supply system shall be provided by one or more of the following alternatives:
(1) With respect to every new plat with an average density greater than one dwelling unit per acre, and every commercial/industrial plat within 2,640 feet of public water, a public water system shall be provided within the plat by the developer. The measurement of the 2,640 feet shall be made along the shortest route using street and other public right-of-way from any point of the proposed plat the nearest public water main. The water system shall include valves, hydrants and other appurtenances and laterals to each buildable lot from the water line to the edge of the street right-of-way. This water system shall be designed and constructed in accordance with all requirements of the township, county and the state, and any requirements imposed by any contract which the township has for the operation and maintenance of its water system, including township policies concerning the pressure of system and the manner of connection. The plans and specifications for the water distribution shall be approved in writing by the township in advance of construction in:
(a) If public water is adjacent to the plat, the water system provided shall be connected to the public water by the developer at the developer’s sole expense;
(b) If public water is within 1,320 feet from any point of the plat, then the developer shall pay 100% of the cost to extend the public water system to a connection point with the water system being constructed for the plat. The public water extension must be sized as reasonably required by the township. The township and the developer shall agree in writing to terms pertaining to the design, acquisition, construction and completion of this public water extension, reimbursement to the developer as other parties connect to this public water extension and other pertinent matters. After such extension is completed, the water system must be connected to the public water extension;
(c) If public water is not adjacent to and is not required to be extended to the plat as provided in division (G)(1)(b) above, then the water system constructed within the plat may be capped in such reasonable manner as is satisfactory to the township. On-site individual well systems may be utilized as long as these wells comply completely with all requirements of the County Health Department, the state and its agencies and the township; and
(d) If public water is not adjacent to the plat and is not going to be immediately extended to the plat as provided above, then the Township Board may, in its discretion, require the future imposition of a special assessment on the lands included within the plat to cover a fair share of the costs of extending water lines to the plat in the future. This agreement will be in such form as is necessary, in the reasonable opinion of the township, to effectuate the purposes of this provision.
(2) If the proposed plat is further than 2,640 feet away from an existing public water supply line, the water distribution system may, with approval of the Township Board after consultation with the Planning Commission, the Township Engineer and the County Health Department, be connected to a central well or wells to be provided by the subdivider. Such well or wells must be in conformance with all requirements of the county, the State Department of Public Health and the township. The township may, at its option, choose to operated and maintain such system; or, in the alternative, the township can delay assuming operation and maintenance of such system until a later date. At such time as water transmission lines are adjacent to the subdivision, use of the central water system must cease and terminate and connection shall be made forthwith to the water transmission lines. In each such instance, the developer shall execute a contract with the township agreeing to the imposition of a special assessment to cover the costs of constructing appropriate water system appurtenances within the plat to make such connection. This agreement will be in such form as is necessary, in the reasonable opinion of the township, to effectuate the purposes of this provision.
(H) Sanitary sewer system. A sanitary sewer system or septic tank shall be provided by one or more of the following alternatives.
(1) With respect to every new plat with an average density greater than one dwelling unit per acre, and every commercial/industrial plat within 2,640 feet of a public sewer, a sanitary sewer system shall provided within the plat by the developer. The measurement of the 2,640 feet shall be made along the shortest route using street and other public right-of-way from any point of the proposed plat to the nearest public sewer. The sanitary sewer system shall include lift stations and other appurtenances and laterals to each buildable lot from the sewer line to the edge of the street right-of-way. This sanitary sewer system shall be designed and constructed in accordance with all requirements of the township, county and the state, and any requirements imposed by any contract which the township has for the operation and maintenance of its sanitary sewer system or the treatment and disposal of its sewage, including township policies concerning the type of system and the manner of connection. The plans and specifications for the sanitary service system shall be approved in writing by the township in advance of construction.
(a) If public sewer is adjacent to the plat, the sanitary sewer system provided shall be connected to the public sewer by the developer at the developer’s sole expense.
(b) If public sewer is within 1,320 feet from any point of the plat, then the developer shall pay 100% of the cost to extend the public sewer to a connection point with the sanitary sewer collector system being constructed for the plat. The public sewer extension must be sized as is reasonably required by the township. The township and the developer must enter into a contract on reasonable terms pertaining to the design, acquisition, construction and completion of this public sewer extension, reimbursement to the developer as other parties connect to this public sewer extension and other pertinent matters. After such extension is completed, the sanitary sewer system must be connected to the public sewer extension.
(c) If public sewer is not adjacent to and is not required to be extended to the plat as provided in division (H)(1)(b) above, then the sanitary sewer system constructed within the plat may be capped in such reasonable manner as is satisfactory to the township. On-site sewage septic systems may be utilized as long as these systems comply completely with all requirements of County Health Department, the state and its agencies and the township.
(d) If public sewer is not adjacent to the plat and is not going to be immediately extended to the plat as provided above, then the Township Board may, in its discretion, require that the developer execute an agreement with the township agreeing to the imposition of a special assessment on the lands included within the plat to cover a fair share of the costs of extending sanitary sewer lines to the plat. This contract must be in such form as is necessary, in the reasonable opinion of the township, to effectuate the purposes of this provision.
(2) Plats not located within 2,640 feet (measured as provided above) of a public sewer may be developed with on-site sewage septic systems as long as these systems comply completely with all requirements of the county and its agencies, the state and its agencies and the township. In each such instance, the developer must execute a contract with the township agreeing to the imposition of a special assessment to cover the costs of constructing appropriate sewer lines, lift stations and other sanitary sewer system appurtenances within the plat, as well as a fair share of the cost of extending public sewer to the serve the development. This contract must be in such form as shall be necessary, in the reasonable opinion of the township, to effectuate the purposes of this provision.
(I) Street name signs. Street name signs shall installed in the appropriate locations at each street intersection in accordance with the requirements of the County Road Commission.
(J) Sidewalks and crosswalks.
(1) Where the average width of lots, as measured at the building setback line, is 110 feet or less, sidewalks are required on one side of the street. Sidewalks are required on both sides of the street where the density of development and the expected traffic volume may present a hazard to the safety of pedestrians. Where the average width of lots, as measured at the building setback line, is over 100 feet, the requirement for sidewalks on one side may be waived by the township.
(2) Crosswalks, when required by § 156.037 of this chapter, must have easements at least ten feet in width and include a paved, bituminous or concrete walk at least five feet in width, located generally along the centerline of the easement, dedicated as a public pedestrian walkway.
(3) Sidewalks must be concrete and a minimum of five feet in width. Sidewalks and crosswalks must be constructed in accordances with the standards and specifications adopted by the County Road Commission.
(K) Street lighting. Street lights may be required to be installed every 500 feet and must be installed at all intersections in the subdivision. Street lights must comply with all applicable township ordinances as well as the requirements of the public utility providing such lighting.
(L) Greenbelts. Where it is generally necessary for the protection of residential properties to have greenbelts or landscaped screen plantings located between a residential development and adjacent major arterial streets, said greenbelts or landscaped screen plantings shall be provided.
(M) Traffic-control signs. Traffic-control signs and/or warning devices must be installed as determined necessary by the County Road Commission.
(N) Street trees. Street trees shall be provided as required by the Planning Commission, and as follows.
(1) Species. The trees should be species which are most resistant to damage and disease in this part of the country and which are not likely to cause interference with underground utilities, street lighting or street pavements. Oaks, honey locust and hard maples are examples of long-lived trees considered acceptable. The following are the common names of trees that are considered unacceptable:
(a) Box Elder;
(b) White Pine;
(c) Tree of Heaven;
(d) Mulberry;
(e) Birch;
(f) Black Walnut;
(g) Catalpa;
(h) Black Locust;
(i) Russian Olive;
(j) Hawthorn;
(k) Female Ginkgo;
(l) Horse Chestnut;
(m) Osage Orange;
(n) Hickory;
(o) Silver Maple;
(p) Cottonwood;
(q) American Elm;
(r) Poplar;
(s) Aspen;
(t) Siberian Elm;
(u) Cherry;
(v) Plum;
(w) Slippery Elm;
(x) Willow;
(y) Red Elm; and
(z) White Ash.
(2) Location. On each side of the street, shade trees are to be placed outside of the street right-of-way, at a distance no greater than 15 or less than 11 feet from the right-of-way line. Trees are to be placed so that there will be approximately ten feet between branch tips when the trees are fully grown. Approaches to buildings should be considered when locating trees.
(3) Tree size. Street trees shall be at least one and one half inches in diameter at the trunk when planted. Any tree which dies within two years after planting shall be replaced by the subdivider.
(4) Number. A minimum of one tree is to be planted for every 100 feet of frontage along both sides of each street or a minimum of one tree per interior lot and at least two trees for each corner lot.
(5) Waviers. Waivers from the above required number of trees may be granted upon the recommendation of the Building Inspector. Such waiver may be granted only if there are naturally occurring trees growing on the lot which, in the opinion of the Building Inspector, comply with these regulations and at the time of granting of an occupancy permit for the lot, are no longer in danger of damage or destruction due to construction activity.
(Prior Code, Ch. XXXIII, § 5.3) (Ord. 2-2004, passed 8-9-2004)