Charter Township of Oakland, MI
Oakland County
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The improvements set forth under this article are to be considered as the minimum acceptable standards.
Prior to approval of the final plat by the Township Board and the undertaking of any improvements, the proprietor shall deposit with the Township Treasurer, by cash, certified check, or irrevocable bank letter of credit, or furnish to the satisfaction of the Township Board a surety bond for the faithful performance of such improvements in an amount to be established by the Township Board to adequately ensure the faithful performance of such improvements.
In the event that a full money deposit should be required herein, such funds shall be released by the Township Board by resolution directing the Township Treasurer to pay over such funds to either the proprietor or such persons as may be entitled to receive same. In no event shall the Township Board authorize either the release of all funds or cancellation of bond until such improvements have been completed. In this regard, the Township Treasurer is authorized to retain a ten-percent retainage of the total deposit until the improvements have been completed and he may be specifically authorized to release up to 90% in partial payments.
Improvements shall be provided by the proprietor in accordance with standards and requirements established herein and/or any other such standards and requirements which may from time to time be established by ordinance or published resolution of the Township Board.
All street pavement and appurtenances thereto shall be constructed to the design requirements of the County Road Commission and any adopted Township standards. The County Road Commission option for subdivisions with lot sizes averaging at least 1 1/2 acres, utilizing Class "B" roads without curbs and gutters shall be acceptable.
[Amended 11-14-1989 by Ord. No. 57]
Requirements for underground wiring. The proprietor shall make arrangements for all lines for telephone, electric and television and other similar services distributed by wire or cable to be placed underground entirely throughout a subdivision area and such conduits or cables shall be placed within such underground private easements provided to such utility company by the developer or utility, as may be prescribed by law or rules and regulations of the State Public Service Commission, or underground within dedicated public ways, provided that overhead lines may be permitted where such use is consistent with preexisting use in the area. Application for a variance of this requirement for underground wiring shall first be submitted to and receive approval of the Planning Commission determining that overhead lines will not constitute a detriment to the health, safety and general character of the area prior to submission of such request pursuant to § 250-9. All such facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All such facilities shall be constructed in accordance with standards of construction approved by the State Public Service Commission.[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Sewage disposal. All sanitary systems shall meet minimum County Health Division requirements or better. Unless sewered, all lots must be capable of accommodating county-approved on-site septic systems.
Water supply. All water supply systems shall meet minimum County Health Division requirements or better. A plat may be required to provide a central water system for domestic use and fire protection.[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Storm drainage system.
Storm drainage systems shall be installed based upon plans approved by the Township Engineer, designed to achieve a system of long-term drainage control and/or disposition in order to achieve standards of applicable Township ordinances and to insure against erosion and unreasonable on-site and off-site negative impacts of drainage pattern modification, taking into consideration both qualitative and quantitative impacts. All storm drainage systems shall be dedicated to the County Water Resources Commission, and shall be designed so as to conform to all requirements for such dedication and acceptance by the Water Resources Commissioner.
Adequate and safe disposal of all rear yard storm drainage shall be provided in accordance with details and specifications prescribed by the Township Engineer.
The subdivision shall be graded in such a manner as to control soil erosion and sedimentation, pursuant to the standards prescribed by the Soil Erosion and Sedimentation Control Act, Part 91 of Public Act No. 451 of 1994 (MCLA § 324.9101 et seq.).
Public walkways or footpaths shall be installed when deemed necessary by the Planning Commission to serve as linkage to neighborhood centers and schools or as part of the Township footpath system.
Public walkways or footpaths shall be developed in a permanent and durable surface, such as concrete or asphalt. Planting pockets shall be provided in public walkways for tree and shrub planting. The planting plan and surface treatment shall meet the approval of the Planning Commission.
Fences and/or other improvements may also be required if the Planning Commission and/or Township Board determines they may be necessary to protect the adjacent property owners.
The proprietor shall provide a plan for the development of trees and ornamental plantings in and about the development along public rights-of-way or as otherwise specified by ordinance. Where a greenbelt is required by ordinance, or by the Planning Commission, it shall be planted within six months after the date of recording of the final plat or as otherwise may be required by the Township Board and shall thereafter be reasonably maintained with permanent plant materials to provide a screen to abutting properties.
In a residential subdivision, the proprietor shall provide for the planting of trees and ornamental shrubs in an area between the roadway and the lot line pursuant to the guidelines available from the Township office in such a fashion so that such plantings will not interfere with natural development of the residential area. A list of recommended plant materials and spacing is available in the Township office.
The developer's engineer shall submit a detailed grading plan along with the construction plans for the other improvements in the proposed subdivision. The grading plan shall consist of a good copy of the topographic map of the site and shall contain the following information:
Existing contour lines at a maximum of two-foot intervals.
All existing wooded areas and individual significant trees within the limits of construction showing the size and species.
All wetlands.
Any other important ecological features of the site.
A clear indication of the areas to be cleared or disturbed during the grading and installation of subdivision improvements. This area shall be shaded or cross-hatched and dimensioned in a manner that can be laid out in the field by the developer's engineer and verified by the Township Engineer.
Proposed contours at two-foot intervals in any areas that are to be graded.
After the grading plan is approved by the Township, the developer's engineer shall set sufficient stakes in the field to clearly indicate the areas of the site that are not to be disturbed.
After the site has been staked as described in Subsection G of this section, the developer shall provide the Township with a copy of the executed contract between the developer and the clearing and/or grading contractor and request a preconstruction meeting. The contract shall include insurance policies and certificates and/or bonds as required by the Township.
The preconstruction meeting shall be attended by the contractor, the Township Engineer, the developer's representative, and the developer's engineer. The purpose of this meeting is to determine the contractor's work schedule and the methods and materials he intends to use in performing the work included in the contract for clearing and grading and to make sure that all parties are in agreement on the areas of the site that are to be preserved in their natural state.
Prior to the start of any clearing and grading, the developer shall place on deposit with the Township sufficient funds to cover the cost of full-time inspection of the work by the Township Engineer. The amount to be deposited will be determined by the Township. The contractor shall not perform any clearing or grading without notifying the Township at least two working days prior to commencing work. This time is required to schedule inspection. The amount of inspection required for each job shall be determined by the Township Engineer.
Prior to the start of any clearing or grading, the developer shall deposit a cash bond or other bond assurances of performance, in the amount to be determined by the Township, to guarantee that the clearing and grading will conform with the approved plans.
Minor changes to the plan may be permitted by the Township Engineer during construction if, in his opinion, conditions so indicate. However, any major changes must be approved by the Township Board.