Township of Pittsfield, MI Design and Development Standards

Street layout shall conform to the duly adopted and published general development plan or the portion thereof relating to streets and traffic. The arrangement of streets in the subdivision shall provide for the continuation of streets in adjacent subdivisions, where such extensions are deemed desirable by the Planning Commission and County Road Commission, and where such extension is not precluded by topographic or other existing conditions. The layout shall provide for proper projection of principal streets into adjoining properties not yet subdivided. In general, all such streets shall have a width at least as great as the street being extended.

Local streets shall be laid out so as to discourage their use by through traffic.

Streets shall be arranged in proper relation to topography so as to result in usable lots, safe streets, and reasonable grades, both for the streets and for driveways intersecting therewith.

The street layout shall not isolate lands from existing public streets or roads, unless suitable access is provided, and such access be granted by easement or dedicated to public use. Slight jogs in continuous streets at points of intersection with other streets shall not be permitted. Where offsets cannot be avoided, a minimum distance of 125 feet shall be established between center lines of the intersecting streets.

(5)

Where future connections to adjacent areas are to be provided, the land for such connection shall be covered by an easement and shall be designated "future road" on the various plats. Each such easement shall be at least 66 feet wide, and a document conveying the easement for road purposes shall be filed with the County Road Commission at the time of filing of the preliminary plat for final approval.

(6)

Intersection of local or residential roads with collector and arterial roads shall be reduced to a reasonable minimum but should, in general, be at least 500 feet apart, center line to center line, to preserve the traffic carrying capacity of the collector and arterial roads, and to reduce the potential of accidents at such intersections. In general, all streets should intersect each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it joins. In no case shall an intersection form an angle of less than 80°. No more than two streets shall cross at one intersection.

(7)

All street construction shall be centered on the street right-of-way. Section line and quarter line roads shall be centered on these lines unless the County Road Commission Engineer approves an exception.

Drainage. All streets and alleys shall be provided with facilities for adequate surface drainage. This may be accomplished by the use of ditches, county drains, natural watercourses, or tributaries constructed thereto. It is strongly recommended that drainage be provided by underground storm drains. In the urban area of Washtenaw County, as defined by the County Road Commission, the storm drain shall be underground and only curb-type design shall be permitted. Exceptions may be made for subdivisions in which each single-family dwelling lot is one acre or larger in area and has a minimum road frontage of 150 feet, in which case a thirty-foot-wide pavement section with open ditches might be permitted.

Half-streets. Half-streets shall generally be prohibited, except where unusual circumstances make them essential to the reasonable development of a tract in conformance with this chapter. Half-street dedication will be acceptable only when the boundary of the proposed plat coincides with the boundary of a recorded plat on which a half street has previously been dedicated, or on a county certified road.

Cul-de-sac streets. Each cul-de-sac street shall not be more than 600 feet in length (1,000 feet in subdivisions of one acre or larger lots). Exceptions may be made where topographic or other unusual existing conditions would so require. Each cul-de-sac shall terminate with an adequate turnaround of a minimum external diameter of 150 feet. The minimum length of a cul-de-sac shall be 140 feet.

Alleys. Alleys shall be prohibited, except in commercial and industrial subdivisions. Where alleys are provided they shall be at least 30 feet wide. Dead-end alleys shall be prohibited. Alleys shall be provided in accordance with standards of the County Road Commission.

Private streets. Private streets are generally unacceptable in subdivisions in which any of the streets are dedicated to the public. Exceptions will be considered in commercial and industrial subdivisions, and in planned unit developments.

Marginal access streets. Where marginal access streets are required, the proprietor shall dedicate property for the purpose of such streets to the County Road Commission and shall be responsible for improving said marginal access streets, according to County Road Commission standards. A landscaped strip at least 20 feet wide shall be provided between a marginal access street and the adjacent street.

Other required streets. Where a subdivision borders or contains a railroad right-of-way or limited access highway right-of-way, the Planning Commission may require a street approximately parallel to and on one or both sides of such right-of-way, at a distance suitable for the appropriate use of the intervening land (as for park purposes in residential areas, or for commercial or industrial purposes in appropriate districts). Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

Special treatment along major streets. When a subdivision abuts or contains an existing or proposed arterial or collector street, the Planning Commission may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, or such other treatment as might be necessary for adequate protection of residential properties, to afford separation of through and local traffic, and to retain the traffic carrying capacity of the arterial or collector streets.

Street names and house numbers. Street names shall not duplicate names of any existing street in Washtenaw County, except where a new street is a continuation of an existing street. Street names that are spelled differently but sound the same shall be avoided. Duplication shall be avoided by checking new street names with the master listing of the County Road Commission. Generally no street should change direction by more than 90° without a change in street name. In general, streets should have names and not numbers or letters.

Location for utilities. Utilities shall be located so as to best conform to the layout of existing facilities and any standards published by Pittsfield Township. In streets where no pattern has been established, utilities shall be located in conformance with standards of the County Road Commission.

Street standards and specifications.

All public and private streets shall be provided in accordance with the street standards and specifications adopted by the County Road Commission.

All right-of-way within a subdivision shall conform to the Township's adopted right-of-way plan. Where a subdivision includes all, or a portion of, a street, existing or proposed which is shown on the right-of-way plan, the proprietor shall dedicate sufficient right-of-way to conform to the adopted right-of-way plan.

§ 12-16 Blocks.

Blocks generally shall not be less than 500 feet or more than 1,320 feet in length as measured from center lines of streets. No block width shall be less than twice the normal lot depth except where lots back onto a major street, natural feature or subdivision boundary. A block shall be designed so as to provide two tiers of lots, except where the lots back into a major street, natural feature, subdivision boundary or other feature or facility which necessitates reverse frontage. In blocks exceeding 800 feet in length the Planning Commission may require reservation of a twenty-foot-wide easement through the block to provide for the crossing of underground utilities and/or pedestrian traffic where needed or desirable, and may specify further, at its discretion, that a paved footpath be provided by the proprietor. Blocks intended for nonresidential uses shall be especially designed for such purposes and in accordance with Zoning Ordinance provisions. In such cases the above dimensions do not apply.

§ 12-17 Lots.

Dimensions.

Lots shall conform to the requirements of the Pittsfield Township Zoning Ordinance except for outlots that are provided for an indicated and approved purpose. Lots abutting a mid-block pedestrianway or other right-of-way shall be treated as corner lots.

Residential lots shall not open or face directly onto a freeway right-of-way, an arterial or collector street, shopping centers, industrial districts or parks, and other similar nonresidential areas. In such situations, lots shall be laid out in one of the following ways:

(a)

Lots may back onto the above features, but shall be separated therefrom by a twenty-foot-wide landscaped strip along the rear property line. The twenty-foot-wide strip shall not be considered part of the lot's minimum length, width or area, but shall be considered part of the contiguous lot.

(b)

Lots may face onto a marginal access street.

(c)

Lots may face onto intersecting local streets with driveways opening onto the intersecting local streets. The corner lots which abut the major street right-of-way or the nonresidential area shall each have the twenty-foot-wide landscape strip as required in § 12-17A(2)(a).

(d)

Lots may be grouped around cul-de-sac or loop streets which open onto the major street. In such situations the corner lots abutting the major street right-of-way shall each contain the landscaped strip required in § 12-17A(2)(a).

The layout of lots, whichever method is used, is intended to restrict the number of access points to the major streets and thereby reduce the number of traffic hazard points; to preserve the traffic carrying capacity of the major street; and to protect each lot's privacy and its freedom from noise, fumes, dust, and litter.

Any landscaped strip required above shall not be part of the normal road right-of-way or utility easement.

Lot frontage.

Lots extending through a block are generally prohibited except where they back onto a freeway right-of-way, an arterial or collector street, a shopping center, an industrial park, or other similar nonresidential area.

All lots shall abut, by their full frontage, on a dedicated public street, or an approved private street. Variances to this provision may be permitted in approved comprehensive developments.

The portion of a lot bordering on a lake, stream, open area or similar amenity may be designated as the front, provided that a setback can be obtained on the street side equal to the setback required for the front. In no case, however, shall either setback be less than the front setback required in the Zoning Ordinance.

Lot lines. Side lot lines shall generally be perpendicular to the right-of-way lines or radial to curved streets. All side and rear lot lines should be straight lines unless natural features or street curvature so prevent. Variations in these provisions may be made when in the opinion of the Planning Commission such variation would result in a better arrangement of lots.

Lots to be buildable. The lot arrangement shall be such that, in constructing a building in compliance with the Zoning Ordinance, topography or other natural conditions will not create difficulties in locating the building and driveway and in providing adequate yard areas. Acute angles created by side lot lines and odd shaped lots should be avoided. The size, shape, and location of each lot should have the following qualities:

A suitable site for placing a house without excess grading;

A usable area for outdoor living and other outdoor activities;

Adequate surface drainage away from the house site and outdoor living areas;

Reasonable driveway grades; and

(5)

General site grading should be minimized with significant trees and other vegetation retained.

Setbacks and yards requirements.

Placement of the building on the site shall conform to all yard requirements of the Township Zoning Ordinance. However, the proprietor should vary the placement of the building on each lot. The front setback should be varied among several adjacent lots to create a more attractive neighborhood appearance and to relieve the monotony that results from rigid adherence to the minimum requirements.

The setbacks provided should conform to topography and natural features of the site.

Access. Driveways and curb cuts shall conform to standards of the County Road Commission. The curb section of driveways and aprons shall be designed so that excessive break over angle, and rear bumper and exhaust pipe dragging, will be eliminated.

Access from private street. Access from private streets shall be deemed acceptable only if such streets are designed and improved in accordance with this chapter.

Lot division. The division of a lot in a recorded plat is prohibited, unless approved following application to the Township Board of Trustees. The application shall be filed with the Township Clerk and shall state the reasons for the proposed division. The Township Board of Trustees may request review and comment by the Township Planning Commission. The division, to be approved by the Township Board of Trustees, shall have the suitability of the land for building purposes approved by the County Health Department for lots not served by public water and sewer. No building permit shall be issued, or any building construction commenced, prior to the Township Board of Trustees' approval. No lot in a recorded plat shall be divided into more than four parts, and the resulting lots shall be not less in area than permitted by the Township Zoning Ordinance. The division of a lot resulting in a smaller area than prescribed herein may be permitted but only for the purpose of adding to the existing building site or sites. The application shall so state and shall be in affidavit form.

Reserve strips. Privately held reserve strips controlling access to streets shall be prohibited, except as provided herein.

Nonresidential lots. Lots intended for uses other than residential shall be identified on the plat and shall be specifically designed for such uses, in accordance with provision of this chapter and the Zoning Ordinance.

§ 12-18 Pedestrianways and sidewalks.

Pedestrianways, other than sidewalks in street rights-of-way, shall be at least 20 feet wide, when required. The Township Planning Commission and/or Township Board of Trustees may require a paved walkway to be provided by the proprietor. The pedestrianway shall be treated as an easement.

Sidewalks may be required on both sides of a street, or on one side of a street, or, in very low density developments (one acre or larger lots), sidewalks may be excepted entirely, according to the discretion of the Board, based on recommendation of the Planning Commission. Street rights-of-way shall be sufficient to provide for sidewalks on both sides of the street, except in planned unit developments, where variations may be permitted. Streets leading directly to a school shall have sidewalks on both sides of the streets.

Sidewalks and walkways in pedestrianways shall have a minimum pavement width of five feet and shall have a minimum lateral slope of 1/4 inch per foot of width. Sidewalks shall be placed within the street right-of-way, one foot away from the property line. Sidewalks shall be concrete, four inches thick, with six-inch thickness under driveways. Driveway aprons shall not break the sidewalk level.

The pavement of a pedestrianway shall consist of concrete, asphalt, stone, or other surface material. Planting pockets shall be provided in pedestrianways for tree and shrub plantings. The planting plan and surface treatment shall be approved by the Planning Commission and Township Board of Trustees. Fence and/or other improvements may also be required if the Planning Commission and Township Board of Trustees determine such are necessary to protect the adjacent property owners or the pedestrians. The Planning Commission and Township Board of Trustees may require that pedestrianways be lighted, with the lighting to be located so as to adequately illuminate the walkway but not to disturb the adjacent residences.

§ 12-19 Natural features.

The Planning Commission shall, wherever possible, require the preservation of all natural features which add value to the proposed subdivision and to the community at large, such as large trees or groves of trees, watercourses, vistas, historic spots and features, wildlife habitats and ecological areas, and similar irreplaceable assets. The location, nature, and extent of such features should be identified in the initial procedures and preliminary plat stages and shall be made a part of the subsequent plats to the greatest possible extent. The preservation and/or inclusion of such features may be made a condition of tentative approval of the preliminary plat.

§ 12-20 Uninhabitable areas.

Lands subject to flooding, or otherwise deemed uninhabitable in their natural state, shall not be platted for residential use, or for any other use that might create a danger to health, safety, or property, or which might increase the flood hazard within or outside the subdivision. Such lands shall be set aside for recreational use or shall be retained in their natural state as open space; provided, however, that such lands may be platted and developed if the features making the lands uninhabitable can reasonably be removed without destruction of adjacent or nearby property or desirable natural features of the land, and if approval is obtained from all the plat approval authorities required to review plat under the Land Division Act and this chapter. Any areas of land within the proposed subdivision which lie either wholly or partly within the floodplain of a river, stream, or lake, or any other areas which are subject to flooding by stormwater shall be clearly shown on the preliminary plat and the final plat.

§ 12-21 Utilities.

Storm drainage.

Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, a stormwater easement or drainage right-of-way shall be provided in accordance with standards of the County Drain Commissioner. Such easements shall be placed so as not to interfere with the use of the lots. Existing drainageways may be rechanneled, but such rechanneling shall not increase the flow or level, or cause impoundment, of water on properties upstream or downstream from the proposed subdivision. Exceptions may be made if such changes conform to an overall drainage plan for the particular drainage district.

All natural water drainageways and impoundment areas shall be preserved at their natural gradient and shall not be filled or interfered with in any way, except as approved by the County Drain Commissioner. If, in the judgment of the Drain Commissioner, a natural water drainageway or impoundment area should be reserved in the public interest, a storm drainage easement of a width and/or to an elevation specified by the Drain Commissioner shall be required and reserved as a public storm drainage easement or impoundment area. Such easements shall be conveyed to the Drain Commissioner.

The proprietor may be required to carry away by pipe or open ditch, in appropriate easements, any spring or surface water that might exist either previous to, or as a result of, the subdivision.

A culvert or other drainage facility to be provided in the proposed subdivision shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether that area is inside or outside the subdivision. The design and size of facility shall conform to the standards promulgated by the County Drain Commissioner and be based on anticipated runoff from at least a ten-year storm under conditions of total potential development permitted by the Zoning Ordinance and other applicable zoning ordinances, and recommended in adopted development policies for the area lying within the drainage area.

(5)

The effect of the subdivision on existing downstream drainage facilities outside the subdivision shall be reviewed by the proprietor and the County Drain Commissioner. Where it is anticipated that the additional runoff resulting from development of the subdivision will overload an existing downstream drainage facility during a ten-year storm, the County Drain Commissioner shall notify the Township Board of Trustees of such potential conditions. In such situations the Board shall not approve the subdivision until provision has been made for the improvement of said condition.

(6)

All drainage improvements shall conform to duly adopted and published general development plans for the area covered by the proposed subdivision and for the upstream and downstream areas involved and to the standards and specifications of the County Drain Commissioner. The Planning Commission may, if it considers such requirements necessary for the proper and safe development of the subdivision and surrounding area, require that the drain be enclosed.

Sewer and water utilities. Sanitary sewer and water supply facilities shall be designed and located according to the specifications and procedural requirements of Pittsfield Township and the Michigan Department of Health. On-site services and private sanitary sewer and water systems shall be designed according to requirements of the County Health Department.

Gas, wire or cable utilities.

All lines for telephone, electrical, television, and other services distributed by wire or cable shall be placed underground throughout a subdivision. Overhead lines may be permitted upon recommendation of the Planning Commission and approval by the Township Board of Trustees at the time of tentative approval of the preliminary plat where it is determined that such lines will not impair the health, safety, general welfare, design, appearance, and character of the subdivision, and only where such overhead lines are brought to the perimeter of the subdivision. This section shall not be construed to prohibit the construction above ground of surface equipment associated with an underground distribution system, such as (but not limited to) surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, streetlights and streetlight poles.

All facilities, including those for gas distribution, shall be installed in accordance with standards and specification of the Michigan Public Service Commission. The layout of such facilities shall be submitted to the utility companies having jurisdiction in the area for their review before filing for final approval of the preliminary plat. All said utilities placed in public rights-of-way shall not conflict with other underground lines. Easements shall be provided in accordance with § 12-22 herein.

§ 12-22 Easements.

All underground public utility installations, including lines for streetlighting systems, which traverse privately owned property, shall be protected by easements granted by the proprietor and approved by the public utility. Such easements shall be so located as to not interfere with the use of any lot or other part of the subdivision. The size of, and restrictions pertaining to, such easements shall be in accordance with the standards and specifications of the agency having jurisdiction over the utility lines and the Land Division Act, and shall be indicated on the preliminary plat submitted for tentative approval.

§ 12-23 Reservation of public use areas.

Where a proposed park, playground, open space, public school, library or other public use area shown in the adopted general development plan, or in an adopted applicable part of such plan, is located in whole or in part in a proposed subdivision, such area or areas shall be shown on the plat. Such area or areas may be dedicated to Pittsfield Township or other applicable public agency by the proprietor if the Township Board of Trustees or other applicable public agency approves such dedication. Such areas, if not dedicated, shall be reserved by the proprietor for future purchase by the Township or other appropriate public agency.

The precise nature, location, and extent of the reservation shall be determined prior to tentative approval of the preliminary plat by the Township Board of Trustees. The reservation shall be valid for a period of one year from the date on which the Board approves the final plat for such longer period as might be agreed to in writing by the proprietor. Unless during such one-year period or agreed longer period the Board or other applicable public agency shall have entered into a contract to purchase the reserved area or part thereof, instituted condemnation proceedings according to law to acquire the fee simple or a lesser interest in the reserved area, or part thereof, the right to develop the reserved area shall revert to the proprietor at the end of the one-year period or agreed longer period. The reservation shall freeze the price per acre of the reserved area for such one-year period at the average value per acre on the date when the preliminary plat was first filed with the Clerk. Since the Township Board of Trustees or other public agency has the option not to purchase the reserved property, the plat for the entire subdivision shall include provisions for incorporating the reserved area into the overall development should it revert to the proprietor.

§ 12-24 Mobile home subdivisions.

Where a mobile home development falls within the definition of "subdivision" as set forth in the Land Division Act, said development shall be considered to be a subdivision and shall be platted in accordance with the Land Division Act and this chapter. All provisions of this chapter shall apply except for, or in addition to, the provisions of this section of this chapter. A mobile home subdivision may also be platted under the unique character design provision of the Township Zoning Ordinance.

All streets and driveways in the subdivision shall conform to the standards set forth in § 12-15 herein. There shall be no on-street parking of any vehicles on any collector street within the subdivision; all such access shall be provided by minor residential streets.

Collector street dimensions shall conform to County Road Commission specifications.

Each lot shall have direct access to a public or an approved private street. Lots should be laid out so as to provide a variety of shapes and sizes and to prevent a monotonous subdivision character.

Sidewalks and pedestrianways shall be provided in accordance with § 12-18 herein, except that sidewalks along streets may not be required when pedestrianways provide acceptable alternative means of pedestrian movement.

All residential lots shall be suitably connected to sewer and water services and shall meet the requirements of this chapter. All sanitary sewage facilities, including plumbing connections to each mobile home site, shall be constructed so that all facilities and lines are protected from freezing, from collision, or from creating any type of nuisance or health hazard. Sewage facilities shall be of such capacity to adequately serve all users of the park at peak periods. Running water from a state tested and approved supply designed for minimum flow of 200 gallons per day per mobile home site shall be piped to each mobile home. Sewer connections shall not exceed 10 feet in length above ground.

Any fuel oil and/or gas storage tanks shall be located in an inconspicuous manner either by placing the tanks underground or by enclosing them with a screen. All fuel lines leading to the subdivision and to mobile home sites shall be underground and so designed as to conform with the Township building code and any state code that is applicable.

When a master television antenna installation is provided, all lines extended to individual lots shall be underground. Such master antenna shall be so placed as not to be a nuisance to subdivision residents or surrounding areas.

A buffer of trees and shrubs not less than 20 feet in width shall be located and maintained along all boundaries of such subdivision, except at established entrances and exits serving the subdivision. When necessary for health, safety, and welfare, a fence shall be required to separate the subdivision from the adjacent property.

§ 12-25 Commercial subdivisions.

Where commercial developments for retail sales, wholesale sales, business services, offices, and similar establishments fall within the definition of "subdivision" as set forth in the Land Division Act, such development shall conform to the provisions of this chapter, except for modifications provided for in this section. The development shall conform to all Zoning Ordinance requirements.

Streets shall conform to the requirements of § 12-15 herein. All streets in a commercial subdivision shall be paved, and shall have curb and gutter, and underground storm drainage. Streets shall be designed and constructed to adequately handle truck traffic. Curbside parking and loading shall not be provided for, or permitted on, any street in a commercial subdivision. No backing or similar maneuvering of vehicles to enter or leave a parking or loading space shall be permitted or provided for on a commercial subdivision street; such movements shall be adequately provided for on each lot. Streets within the subdivision, except arterial and collector streets, shall be laid out so as to prohibit through traffic.

Entry drives for the subdivision shall be located and designed so as not to create congestion or hazardous conditions on public streets serving the subdivision. Driveways from parking and/or loading areas shall intersect subdivision streets at a distance from street intersections that is large enough to permit safe and convenient maneuvering of vehicles.

The block sizes set forth in § 12-16 herein shall apply to commercial subdivisions. The blocks shall be designed to meet the needs of the commercial uses that will occupy the subdivision. However, block sizes shall meet the requirements of fire protection, snow removal, and other service and emergency vehicles.

Lots in a commercial subdivision shall have access from subdivision or frontage streets, and shall not open directly onto an arterial or collector street.

Sidewalks and pedestrianways shall be required in commercial subdivisions, except where the Planning Commission determines that such facilities are not required for the safety and convenience of pedestrians within or around the subdivision.

Buffer strips shall be provided along the perimeter of a commercial subdivision according to Zoning Ordinance requirements. The Planning Commission may require provision of a fence, wall or screen if it determines such is necessary to protect the adjacent areas from litter, trespass and other nuisances. Any intended future expansion of the commercial development should be shown on the preliminary plat submitted for tentative approval.

§ 12-26 Industrial subdivisions.

Where industrial developments consisting of but not limited to manufacturing establishments, trucking and warehouse facilities, and similar activities fall within the definition of "subdivision" as set forth in the Land Division Act, such development shall conform to the provisions of this chapter, except for modifications provided for in this section. The development shall conform to all Zoning Ordinance requirements.

Streets shall conform to the requirements of § 12-15 herein. All streets in an industrial subdivision shall be paved according to standards suitable for heavy trucking activities. All streets shall have concrete curb and gutter with enclosed underground storm drainage.

All streets within the subdivision shall be designed and constructed to easily and conveniently accommodate the movement of large trucks. Street grades shall not exceed 5% and shall follow the land contours longitudinally. Street intersections shall have a minimum curb radius of 25 feet.

Parking and loading on all streets in a subdivision shall be prohibited. Adequate parking and loading areas and space necessary for maneuvering of trucks in loading and unloading operations shall be provided on each site. Layouts which permit use of streets for turnaround and other maneuvers shall not be acceptable.

Entry drives for the subdivision shall be located and designed so as not to create congestion or hazardous conditions on public streets serving the subdivision. Driveways from parking and/or loading areas shall intersect subdivision streets at a distance from any street intersections that is large enough to permit safe and convenient maneuvering of all vehicles.

Streets within an industrial subdivision normally shall not be extended to the boundaries of adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic. Streets within the subdivision, except collector or arterial streets, shall be laid out so as to prohibit through traffic.

The block sizes as set forth in § 12-16 herein shall not apply to industrial subdivisions. The blocks shall be designed to meet the needs and characteristics of the industrial operations that will be conducted therein, and may vary considerably in size. However, block dimensions shall meet the requirements of fire protection, snow removal, and other service and emergency vehicles. The subdivision plat should emphasize flexibility to accommodate various industrial needs for space and should concentrate on the size and shape of blocks rather than on individual lots. Lots in an industrial subdivision shall have access only from subdivision or frontage roads, and shall not open directly onto arterial or collector streets.

Sidewalks and pedestrianways shall be required in industrial subdivisions, except where the Planning Commission determines that such facilities are not required for the safety and convenience of pedestrians within or around the subdivision.

Buffer strips shall be provided along the perimeter of the subdivision according to Zoning Ordinance requirements. The Planning Commission may require provision of a fence, wall or screen if it determines such is necessary to protect the adjacent areas and/or the subdivision from litter, trespass, and other nuisances.

Any intended future expansion of the industrial development should be shown on the preliminary plat as submitted for tentative approval.

The proprietor's continuing interest, if any, in the subdivision shall be clearly described.

§ 12-27 Planned unit development.

Proposed land developments, including some or all of the nonresidential activities, land uses, and facilities necessary to serve the principal, residential use of land in the development, may be granted certain modifications in zoning and subdivision regulations. Such modifications are intended to accommodate the site planning, financial, engineering, and other requirements of large, comprehensive residential developments with associated uses. Such modifications may include, but are not limited to, time extensions, flexible schedules for installation of improvements, security requirements for improvements, reductions in minimum lot areas and dimensions, mixtures of residential densities and building types, and mixtures of residential and nonresidential structures.

Modifications shall be made in accordance with the Zoning Ordinance provisions regulating planned unit developments, hereinafter referred to as PUD, and with Article VI of this chapter. All required zoning changes shall be made prior to the Township Board of Trustees' tentative approval of the preliminary plat of a PUD.

The plat for a PUD shall be submitted in accordance with the procedures and standards of this chapter.

A PUD shall be designed to produce a stable and desirable residential community. Overall maximum densities shall not exceed those permitted under applicable provisions of the Zoning Ordinance. Open space areas shall meet the standards for open space established in the duly adopted and published general development plan, if there is such a plan, or an ordinance duly adopted and published by the Township Board of Trustees. The Board, upon advice from the Planning Commission, shall have the right and duty to reject a proposed PUD if the open space areas therein are, in its opinion, of such size and shape as to be difficult or impossible to utilize or maintain for appropriate open space purposes.

Common open space provided in a PUD shall remain permanently open for recreation and conservation purposes. The open space character of common open space and its continued and regular maintenance shall be secured by restrictive covenants, negative easements, or other appropriate legal devices. Such common open space shall be set aside for the common benefit, use, and enjoyment of the subdivision lot owners present and future. All common open space, including recreation areas, tree cover areas, scenic vistas, wildlife or plant preserves, nature study areas, and private walkways, whose acreage is used in determining the size and extent of common open space shall be included in the restrictive covenants, negative easements, or other legal devices designated to assure that such space will remain permanently open.

Open space in a PUD shall be laid out, to the maximum feasible extent, so as to connect with other open space, existing or proposed, in the vicinity whether such areas are or will be public or private. In the case of two or more adjacent subdivisions, proprietors may cooperatively allocate open space areas, if such areas are coordinated in design and location to an extent acceptable to the Planning Commission.

PUDs should be laid out so as to reduce the linear feet of streets that would be otherwise needed to serve the area; to economize on the cost of utility installations; to retain and take advantage of existing natural features and vistas; to reduce the amount of grading required; to take maximum advantage of storage, absorption, and drainage characteristics of the natural landscape; and to otherwise secure the objectives of a PUD. In so doing, the minimum lot areas, lot widths, and other standards may be modified in accordance with this chapter and the Zoning Ordinance.

The PUD shall be laid out so that its development can be staged in an efficient and economical manner with respect to the opening and maintenance of new streets, the provision of utilities, access to schools and other public and private service facilities, and similar considerations. Utility easements, such as for electric transmission and distribution lines and storm sewers, may be included in the common open space area calculation only if they are available to residents of the subdivision, may be landscaped and developed for recreational or other open space uses, and are safe for use by persons engaging in recreational or other open space activities. Unless all these conditions are satisfied, such easements shall not be included in the common open space calculations.

Open drainage courses, suitably graded and stabilized with sod or other ground cover, and planted trees, shrubs, and other landscape materials, and made an integral part of the overall open space and recreation system, may be acceptable, if approved by the County Drain Commissioner.

Where a homeowners' association is to be established, the following conditions shall be met:

The association shall be established before dwellings are sold.

Membership shall be mandatory for each home buyer and any successive buyer.

Common open space held by the homeowners' association as open space shall be maintained as such in perpetuity.

The homeowners' association shall be responsible for payment of property taxes, maintenance of common open space and facilities, maintenance of liability insurance, and other similar duties of ownership.

The proprietor shall file a declaration of restrictions with the preliminary plat when tentative approval is sought, setting forth the above conditions and other features of the homeowners' association. He shall also supply to the Township Board of Trustees at the same time a copy of the Articles of Incorporation and a complete set of the bylaws of the homeowners' association.

The Township Board of Trustees may require that, in addition to the insertion of covenants and/or provisions creating negative easements and provisions for mandatory membership in the homeowners' association in all deeds to home buyers, the proprietor shall grant a negative easement over all common open space to the Township to insure that the area will remain open in perpetuity. Such a negative easement is intended only to preclude development and preserve common open space; it may not provide for public access to, or use of, common open space.

Areas and facilities to be reserved for common use of the residents of the PUD shall be maintained as provided in the Land Division Act.

PUDs for single-family residences may be provided in areas not served by public water and/or sanitary sewer if each lot is adjacent to an open area which, in the opinion of the County Health Department, can be considered to be part of the site for purposes of supplying the area necessary for drain fields. In such cases the minimum lot size may be reduced to 20,000 square feet from the one-acre minimum ordinarily required. Total overall density in such areas shall not exceed one dwelling unit per acre at completion of the development or during any stage of construction. The County Health Department may require a maximum density of less than one dwelling unit per gross acre if soil conditions are not suitable for development at a higher density. Lots in PUDs in areas served by public water and sanitary sewers may be reduced in area and dimensions in accordance with the Zoning Ordinance.

Any proposed PUD shall conform to the duly adopted and published general development plan, if there is such a plan, with respect to the kind, location, extent, and density of land uses; the character and location of streets; and the location and character of neighborhood and community services, facilities, and utilities.

Reservations of public use areas shall be made in accordance with § 12-23 of this chapter. The approved final plat of a PUD shall become part of the general development plan.

§ 12-28 Soil erosion and sediment control.

Since considerable erosion can take place prior to the construction of houses and other buildings, facilities, and features in a subdivision, the various plats for a subdivision shall contain proposed erosion and sediment control measures. The measures shall be incorporated into the final plat and final construction drawings. Erosion and sediment control measures shall conform to the standards and specifications of Chapter 8, Environment, Article II, Erosion and Sedimentation Control, of the Code of Pittsfield Charter Township and Part 91, Soil Erosion and Sedimentation Control, of the State Natural Resources and Environmental Protection Act of 1994, PA 451 (MCL 324.9101 et seq.), as amended. The measures shall apply to all street and utility installations as well as to the protection of individual lots. Measures shall also be instituted to prevent or control erosion and sedimentation during the various stages of construction of the subdivision.

§ 12-29 Trees.

Trees shall be provided in the margins of both sides of all streets, public or private, and shall be placed at the minimum rate of two per single-family residential lot or at a maximum distance apart of 60 feet. Trees may also be required to be installed according to the same distances in pedestrianways. Trees to be installed in the street margins shall be of the large deciduous type, such as oak, hard maple, hackberry, or sycamore. However, ornamental trees may be installed in the margin. Both kinds of trees may be provided in pedestrianways.

The following trees are not permitted in the street margins, pedestrianways, or any other landscaped area required by this chapter: box elder, soft maple, American elm, poplar, ailanthus (Tree of Heaven) and willow.

All required trees shall be nursery grown and shall be sound and healthy at the time of planting. Root systems shall be balled and burlapped. Required trees shall be protected from damage by wind and other elements; however guy wires and ropes, where provided, shall not damage or break branches.

Trees shall be guaranteed by the proprietor for one full year after planting with dead or otherwise unacceptable trees to be replaced by the proprietor, at his expense, during the guarantee period.

Required trees shall meet the following minimum size requirements:

Large deciduous, nonornamental (such as maple, oak, sycamore): 2.5 inch caliper.

Ornamental (such as flowering cherry, flowering crabapple, dogwood): six to seven feet in height.