[Added 10-17-2019 by Ord. No. 117-2019]
A. 
The purpose of this article is to regulate the construction, maintenance and use of new and existing private roads within the Township, to provide procedures for review and appeal, and to promote and protect the public health, safety and welfare. It is further the purpose of this article to encourage property owners to make use of private roads to prevent additional curb cuts on public roads, and to ensure that private roads are maintained by the private property owners who own and use the road.
B. 
The provisions of this article shall apply to the creation, construction, improvement and maintenance of shared driveways and private roads.
In addition to the definitions in Article II of this chapter, the following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
APPLICANT
A person who holds a legal interest in land and who submits an application seeking approval for a private road or shared driveway on the land.
CLASS A PRIVATE ROAD
A private road designed to serve seven or more single-family residential lots, or has the potential to be extended to serve a total of seven or more single-family residential lots, or designed to serve four two-family residential lots, or any combination of two-family residential lots with single-family lots that total seven or more units. The road may also serve two or more nonresidential uses, or any combination of residential and nonresidential uses, not including agricultural uses and farm buildings.
CLASS B PRIVATE ROAD
A private road designed to serve four to six single-family residential lots or designed to serve two or three two-family residential lots or any combination of two-family residential lots and single-family residential lots that total between four and six family units.
IMPROVED
Improvement of the road surface with gravel aggregate or a hard surface, such as concrete or asphalt.
PERFORMANCE GUARANTEE
Includes cash, irrevocable letter of credit issued, or surety bond. The irrevocable letter of credit or surety bond should be written/issued by a licensed bank or insurance company in Michigan and should be approved by the Township Attorney.
RECORDABLE FORM
For purposes of this article, this term shall apply to an easement statement and easement maintenance agreement(s) which are legally binding and which are written in a form so as to be recordable with the Berrien County Register of Deeds.
SHARED DRIVEWAY
A driveway designed to serve two or three single-family residential lots or any combination of two-family residential lots and single-family residential lots that total three or fewer family units.
TOWNSHIP BOARD
Buchanan Township Board of Trustees.
A. 
No zoning compliance permit shall be issued by the Township, or official of the Township, unless the structure, building or improvement for which a zoning compliance permit is required is on a lot or parcel of land which meets the minimum lot width for the district in which it is located. All lots must abut on a public road, private road or shared driveway easement for an uninterrupted distance equal to the minimum lot width specified for the district in which it is located.
B. 
Land located within a private road or shared driveway easement shall not be counted in determining compliance with lot area and lot width requirements.
C. 
Conveyance of interest in land abutting a private road. Whenever an owner of land in the Township sells or otherwise grants an interest in land that fronts on or is served by a private road, or accepts any offer to purchase an interest in the land, the owner shall provide notice, in recordable form, to the purchaser that the land abuts a private road. This notice shall:
(1) 
Explain the maintenance, care, and other responsibilities concerning the private road.
(2) 
Explain that the maintenance, care, and other responsibilities concerning the private road shall not be the responsibility of the Township, Berrien County Road Department, State of Michigan, or any other governmental entity.
(3) 
Explain that the purchaser shall assume all responsibilities immediately upon purchase of the land that fronts on or is served by a private road.
(4) 
A copy of this notice shall be supplied to the Township Assessor upon transfer of the property deed.
A. 
No construction shall begin on any shared driveway or private road until a permit has been issued, on forms provided for that purpose by Buchanan Township, and following compliance with the requirements as set forth in this chapter. This requirement applies to all new construction, extensions or improvements of a private road or shared driveway.
B. 
Shared driveway. A shared driveway may be approved by the Zoning Administrator upon review of an application accompanied by the following:
(1) 
A plan showing all lots to be served, the location and width of the shared driveway easement, the width of the proposed improved surface, the materials to be used for the improved surface, the frontage of all lots served by the shared driveway, and any drainage or utility structures to be located in the easement.
(2) 
Easements and easement maintenance agreements for the shared driveway, as required by § 300-22A.09 of this article. The Zoning Administrator may forward these documents for review by the Township Board prior to approval of the shared driveway.
(3) 
If the shared driveway intersects a public road or state trunk highway, permits from the Berrien County Road Department shall be submitted. If the shared driveway intersects an existing private road, written permission from the owners, association or authority that owns the private road shall be submitted.
C. 
Private road. A private road may be approved by the Township Board, after recommendation from the Planning Commission. Two copies and a digital copy of an application for a permit shall be delivered to the Zoning Administrator and filed with the Township Clerk at least 30 days before the Planning Commission meeting at which the proposal is proposed to be reviewed. No application shall be accepted until all of the following information is supplied, unless waived by the Zoning Administrator:
(1) 
A completed application, on a form supplied by the Township.
(2) 
All fees required by the Township, as determined by the Township Board.
(3) 
A set of completed plans, prepared and sealed by a civil engineer registered in the State of Michigan, which includes all required information. The Zoning Administrator may waive the requirement of a separate set of road plans only where the required road construction information is incorporated into the overall site plan of a development.
(4) 
The names and addresses of the lot or parcel owners to be served by the private road.
(5) 
A vicinity map of a minimum scale of one inch equals 2,000 feet, showing the location of the private road in the Township, including any access roads and cross streets, road names, a scale and a North arrow.
(6) 
Existing topography at one-foot contour intervals for the portions of the site sufficient to determine drainage from the private road easement to a suitable stormwater outlet. Elevations shall be based on the most current United States Geological Survey (USGS) data.
(7) 
Proposed improvements (including, but not limited to, roads, sewers and ditches) shown in the plan and profile indicating all materials, grades, dimensions and bearings in compliance with the standards set forth in §§ 300-22A.07 and 300-22A.08 of this article.
(8) 
All existing and proposed grades, the location of all existing and proposed drainage facilities, the location of existing and/or proposed utilities and structures, other structures, physical and natural features adjacent to such improvements, and any connections to existing public and private roads.
(9) 
Soil borings within the proposed route of the road. Existing tree coverage and wetland areas within 100 feet of either side of the proposed route shall be included.
(10) 
The location of existing buildings on the lots or parcels being served or intended to be served by the private road as well as any existing building or structures in or adjacent to any proposed road easement.
(11) 
The existing or proposed location of public and/or private utilities and easements, such as gas, electric, water, sewer, telephone, cable television, etc.
(12) 
A complete statement of all terms and conditions of the proposed road easement, including copies of all easement document and easement maintenance agreement(s), submitted in accordance with the requirements of §§ 300-22A.09 and 330-22A.10 of this article. The easement and maintenance agreement(s) shall be in recordable form.
A. 
Staff review. The private road application and related plans and materials shall be reviewed by the Township Zoning Administrator. A private road that intersects a public road shall require review and approval by the Berrien County Road Department. A private road that intersects a state trunk line shall require review and approval by the Michigan Department of Transportation. The applicant shall be responsible for application and coordination of approvals from other agencies. All permits, reviews and recommendations shall be forwarded, in writing, to the Planning Commission and Township Board.
B. 
Planning Commission review and recommendation. The Planning commission shall review all private road applications along with all Township Planner's and Engineer's reviews and recommendations, at a regularly scheduled public meeting. The Planning Commission shall recommend to the Township Board approval, approval with conditions, or denial of the private road application based on the requirements of this article.
C. 
Township Board review and determination. After receiving recommendation from the Planning Commission, the Township Board shall review all private road applications along with all planning and engineering reviews and recommendations, at a regularly scheduled public meeting. The Township Board shall approve, approve with conditions, or deny the private road application based on the requirements of this article.
D. 
The applicant shall post a performance guarantee in an amount determined necessary by the Building Inspector to ensure that the private road is built to the standards listed in this article or any other Township ordinance. If the applicant fails to construct the private road according to the approved plan, the Township shall use the applicant's performance guarantee to correct any problems or errors in construction created by the applicant or their contractors.
E. 
Expiration of approval. If the construction, including the removal of vegetation and/or soil disturbance, of the private road does not commence within nine months of final approval, or if construction has not been completed within 12 months after it has commenced, the private road approval shall become null and void and a new application shall be required. Before the end of the 11th month of the private road approval, an applicant may request, in writing, to the Township Board for a six-month extension of a private road approval. The Township Board may grant the extension if it finds that the approved site plan adequately represents current conditions and the plan conforms to current ordinance standards.
F. 
Administrative relief. Where there are practical difficulties restricting an applicant from meeting the strict letter of this article, the Township Board, based on recommendations from the Planning Commission, Building Inspector and/or Zoning Administrator, shall have the authority to grant relief of specific requirements. Relief shall only be granted for the following purposes:
(1) 
Preservation of natural features or to prevent an excessive amount of grading and/or alteration of the land.
(2) 
When the road is an existing nonconforming road due to easement width and additional easement right-of-way cannot be reasonably obtained.
A. 
All shared driveways shall be located within an easement with a minimum width of 33 feet. In the event that a shared driveway is expanded to a private road, the new private road must meet the current Berrien County Road Department standards, and all parcels must meet the current standards of Buchanan Township Zoning Ordinance.
B. 
The improved area shall have a minimum width of 10 feet and shall be constructed of gravel aggregate or a hard surface.
A. 
All private roads shall be located within an easement with a minimum width of 66 feet.
B. 
Compliance required. It shall be unlawful for any person, association, organization or corporation to create, establish or build a private road within the Township, unless it is constructed in accordance with the current Berrien County Road Department standards for public roads unless otherwise provided for in this article.
C. 
Private roads shall be named and, upon construction of the road, appropriate signs shall be erected to identity the road name. Names of private roads shall be approved by the Berrien County Road Department. The applicant is responsible to pay all expenses for approval and signage.
D. 
All private roads shall be drained according to Berrien County Road Department standards.
E. 
Class A private road.
(1) 
A Class A private road shall be improved with a hard surface, meeting Berrien County Road Department requirements.
(2) 
The road shall be designed to connect with another public road or another Class A private road.
(3) 
The private road shall be designed so that it has a reasonable probability of dedication as a public road at a future time.
(4) 
The road may also serve two or more nonresidential uses, or any combination of residential and nonresidential uses, not including agricultural uses and farm buildings.
F. 
Class B private road. A Class B private road shall be improved with a hard surface or gravel aggregate meeting the Berrien County Road Department's roadway standards, with the exception that the hard-surfaced pavement is excluded and the aggregate base shall be MDOT Specification 23A as opposed to the 22A required as a base on paved roadways.
G. 
Inspections. The applicant shall notify the Township 48 hours prior to commencement of construction to facilitate inspection at various stages of construction by the Building Inspector. Inspections conducted by the Building Inspector are intended to ensure that the road is being constructed in compliance with the standards in this article or any other ordinance and the approved site plans.
H. 
Spot inspections during construction may be conducted to ensure proper completion of the following work items where applicable:
(1) 
Grade and alignment;
(2) 
Preliminary drainage and utility structures;
(3) 
Finish subgrade;
(4) 
Base and paving materials;
(5) 
Bituminous or concrete parking;
(6) 
Curb and gutter;
(7) 
Compaction of subsoils; and
(8) 
Soil erosion and sediment control.
I. 
Approval of any construction phase by the Building Inspector does not guarantee approval of subsequent phases or approval of the constructed road.
J. 
Upon completion of the private road, the applicant or its engineer shall submit two sets of as-built drawings to the Zoning Administrator and two sets to the Building Inspector. The Building Inspector shall review the as-built drawings and conduct a final inspection to ensure that all visible construction, including cleanup, has been satisfactorily completed.
K. 
Final inspection. An inspection shall be conducted by the Building Inspector upon completion of the private road to ensure that the road is constructed in compliance with the requirements in this or any other section of this chapter and the approved private road plans.
L. 
Performance guarantee. To assure completion and/or maintenance of a private road in accordance with the requirements set forth in this article, the Township shall require the applicant to provide a performance guarantee in an amount determined necessary by the Building Inspector to insure that the private road is built to the standards listed in this article and any other Township ordinance. If the applicant fails to construct the private road according to the approved plan, the Township shall use the applicant's performance bond to correct any problems or errors in construction created by the applicant or its contractors.
A. 
Easement document. The applicant shall submit a shared driveway or private road easement, in recordable form, meeting the following minimum requirements:
(1) 
A detailed legal description of the easement.
(2) 
A provision providing for unrestricted access for emergency and public vehicles used in performance of necessary public services.
(3) 
A description of the method by which the initial costs of construction will be paid. If more than one property owner will share in the cost of initial construction, then the easement document shall specify the formula that will be used to apportion the costs.
(4) 
A description of the method for apportioning costs to subsequent users for any subsequent extensions or improvements to the road.
(5) 
Language prohibiting any property owner served by the shared driveway or private road from restricting or interfering with the normal ingress or egress of other property owners, their families, guests, invitees, tradespeople, and others traveling to or leaving from any of the properties served by the road.
(6) 
A statement that the Township Board may require that future abutting private roads or public roads connect to the existing private road.
B. 
A private road and shared driveway easement shall be submitted to the Township Zoning Administrator. After making any necessary revisions, the private road or shared driveway easement shall be recorded with the County Register of Deeds. Proof of this recording shall be submitted to the Township Zoning Administrator and Township Assessor prior to any construction of the private road, including the removal of vegetation and/or soil disturbance.
A. 
Continued maintenance of private roads and road drainage facilities shall be the responsibility of the property owner(s) served by the road. Prior to issuance of construction permits, all property owner(s) shall enter into a legally binding easement maintenance agreement, which shall be submitted in recordable form. At a minimum, the easement maintenance agreement shall contain the following:
(1) 
Provisions for the establishment of a private road association, which shall be responsible for the maintenance of the private road. The association shall consist of all owners of property that are served by the private road.
(2) 
Language to specifically address the liability and responsibility of the association and the parties to the agreement to maintain the private road according to the specifications of this article, including, but not limited to, the responsibility of removing snow, repairing and/or grading the private road(s).
(3) 
A statement that the agreement runs with the land and shall include the requirements of § 330-22A.04 of this article, pertaining to notification of future owners of their maintenance responsibilities.
(4) 
The agreement shall acknowledge that the road surface and easement area are privately owned, and, therefore, all construction and improvements within the easement will be contracted and paid for by the private road association.
(5) 
Methods of apportioning maintenance costs.
(a) 
Original users. The easement maintenance agreement shall describe the method by which maintenance costs and costs of improvements will be apportioned by the original users.
(b) 
Apportioning costs to subsequent users. The easement maintenance agreement shall describe the method for apportioning subsequent users for proportionate share of the maintenance costs and costs of improvements.
(c) 
The easement maintenance agreement shall indicate that the method of apportioning costs applies whether the subsequent users are a result of:
[1] 
Extension of the private road beyond its initial length;
[2] 
Connection to another private road; or
[3] 
Division of property that is to be served by the private road.
(6) 
Continuing obligation. The easement maintenance agreement shall specify that obligation to maintain the easement shall be an obligation running with the land to be served by the private road and shall be binding upon the owner(s) of such land and their heirs, successors, and assigns.
(7) 
The agreement shall specify, placing on notice all future purchasers, mortgagees and others with possible interest in the development, that the Township will not approve any building permits for construction on any parcel before it is served by the road in compliance with the standards set forth in this chapter.
B. 
Township responsibility. The provisions in the easement maintenance agreement shall in no way be construed to obligate the Township to perform regular inspections of the easement area or to provide necessary repairs or maintenance.
C. 
The Township may intercede in the maintenance of a private road only if a potential health or safety hazard could be created if the road is not being maintained in accordance with Township standards. Enforcement of the maintenance agreement shall be the responsibility of each private road association.
D. 
Special assessment provision. The easement maintenance agreement shall contain a provision to permit the Township Board to authorize the repair of any private road which is not being maintained adequately to allow for safe access by users and emergency vehicles and to assess the cost of such repair, including the cost of engineering and administration, to the owners of property served by the private road on an equal basis. The decision to authorize repair of a private road shall be at the Township Board's sole discretion in accordance with its legislative powers.
E. 
Maintenance needs. The easement maintenance agreement shall acknowledge the responsibilities of the private road association to maintain the following: surface grading and resurfacing at regular intervals, snow and ice removal, repair of potholes, maintenance of road drainage systems; maintenance of unobstructed vision at any intersection with another private or public road; annual dust control; and regular cutting of weeds and grass within the easement.
F. 
The easement maintenance agreement shall be submitted to the Zoning Administrator and reviewed by the Township Attorney. After making any necessary revisions, the easement maintenance agreement shall be recorded with the County Register of Deeds. Proof of this recording shall be submitted to the Zoning Administrator prior to any construction of the private road, including the removal of vegetation and/or soil disturbance. Any amendments to or terminations of an easement maintenance agreement must be submitted to the Township for review and approval prior to execution and recording with the County Register of Deeds.
G. 
Any lot added to a private road existing at the time of the adoption of this chapter shall be responsible for its fair share of the road maintenance as required by the easement maintenance agreement. If the addition of new lots is not addressed by the existing agreement, or if there is no agreement, the new lot shall not be created until an easement maintenance agreement is changed to acknowledge the addition of new lots or a new agreement is created. The easement maintenance agreement shall meet the requirements of this article.
An existing private road that is not in compliance with current standards or the requirements of this article may be extended or improved, provided:
A. 
The private road shall be upgraded to current Berrien County Road Department standards, at the direction of the Building Inspector, to safely carry the expected traffic load and provide year-round access to adjoining properties, including access by emergency vehicles. Upon approval, the aforementioned road must also meet all applicable Township, county and state road construction specifications.
B. 
The applicant(s) requesting such extension(s) or improvement(s) shall assume the financial responsibility for covering the entire costs associated with the design and construction of a road extension or improvement, unless an alternate method of shared costs is developed and unanimously agreed upon as an amendment to the maintenance agreement by all existing property owners served by the private road and the applicant. The amendment shall be recorded and submitted to the Zoning Administrator before final approval of the road extension and/or improvements.
C. 
All legal and financial details regarding alternative methods of apportioning costs for the extension(s) or improvement(s) of a private road shall be negotiated between the applicant and the existing property owners served by the road. Buchanan Township shall not be responsible for any costs for extensions or improvements made to private roads.
D. 
Notwithstanding the above, if the owners of a conforming private road that complies in all respects with the requirements of this article opt to upgrade or improve the road, the plans, which shall in all respects conform to the requirements of this article, shall be reviewed, and upon a recommendation of approval from the Building Inspector, approved administratively by the Zoning Administrator. It shall be the responsibility of the owners of the private road to show that the existing road is in complete conformance with the requirements of this article.
Commercial properties shall not gain direct access from a private road that is already serving residential properties unless the request to gain access is approved unanimously by all existing property owners served by the road.
A. 
If, after appropriate investigation, the Building Inspector, the Zoning Administrator and the Fire Chief determine that any private road has become obstructed, impassable, unsafe or has deteriorated to such disrepair that the Township may not be able to supply adequate police, fire and emergency vehicle access to residences located on the private road, the Zoning Administrator shall give written notice of the violation to those property owners served by the private road and to the private road association, if one exists.
B. 
If there is no reply from the property owners and/or the private road association within 21 days of notification, or repairs and corrective maintenance are not corrected or abated by the date specified, the Zoning Administrator shall request authorization from the Township Board to bring the road up to the design standards specified in this chapter and assess owners of parcels served by the private road for the improvements according to § 300-22A.09D, Special assessment provision, plus an appropriate administration fee, to reimburse costs incurred by the Township, as permitted by appropriate law. No public funds of the Township shall be used to build, repair or maintain the private road.
C. 
If the property owners respond to the Township within 21 days of notification and request an extension of time, the Zoning Administrator shall review the information submitted with the reply. Upon finding that an extension is warranted because of unique circumstances and that an extension will not cause imminent peril to life, health or property, the Zoning Administrator may request the Township Board to extend the specified time limit to a date certain, if the Board concurs that the reply indicates that the violation shall be corrected or abated by the date certain and that all future maintenance will comply with the regulations as set forth herein.
The construction, extension or improvement of any shared driveway or private road in conjunction with a land division application under Chapter 142, Land Division, of this Code and the Michigan Land Division Act (1997 P.A. 87, as amended)[1] proposed land division plan must be completed. Prior to final approval of the land division, the applicant must provide a shared driveway or private road easement maintenance agreement in proposed land division plan recordable form that is approved by the Township and which must be recorded with the Berrien County Register of Deeds at the expense of the applicant. No building permits will be issued for any proposed divisions or resulting parcels until all of the requirements of this Code have been met.
[1]
Editor's Note: See MCLA § 560.101 et seq.
The provisions of this article shall not apply where private roads are proposed as part of site plan review required by this Code and are reviewed and approved by the Planning Commission and/or the Township Board, including, but not limited to, planned unit developments, subdivision plats, and site condominiums.