The improvements set forth under this article are to be considered
as the minimum acceptable standards.
A.
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.
B.
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.
C.
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]
A.
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]
B.
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.
D.
Storm drainage system.
(1)
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.
(2)
Adequate and safe disposal of all rear yard storm drainage shall
be provided in accordance with details and specifications prescribed
by the Township Engineer.
(3)
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.).
A.
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.
B.
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.
C.
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.
A.
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.
B.
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:
A.
Existing contour lines at a maximum of two-foot intervals.
B.
All existing wooded areas and individual significant trees within
the limits of construction showing the size and species.
C.
All wetlands.
D.
Any other important ecological features of the site.
E.
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.
F.
Proposed contours at two-foot intervals in any areas that are to
be graded.
G.
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.
H.
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.
I.
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.
J.
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.
K.
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.
L.
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.
