This chapter shall be known and cited as the "Charter Township of Northville Subdivision Regulations Ordinance."
Pursuant to the provisions of Act No. 288 of the Public Acts of 1967, as amended, and Act No. 230 of the Public Acts of 1972, being § 560.101 et seq., and §§ 125.1501 to 125.1531 et seq., respectively, of the Compiled Laws of the State of Michigan, the Charter Township of Northville, Wayne County, Michigan, by and through its Board of Trustees, enacts this chapter regulating and controlling the subdivision of land within the Charter Township of Northville for the following purposes:
A. 
Provide means for carrying out the Township's responsibilities relative to the platting of land under the laws of the State of Michigan.
B. 
Provide for orderly growth and harmonious development of the Township, consistent with the Master Plan of Future Land Use, the Bikepath Transportation Plan, Chapter 170, Zoning, and other plans and ordinances related to development.
C. 
Protect the character, the social and the economic stability of all parts of the Township, and encourage an orderly and beneficial development of the Township through appropriate control of the timing and phasing of the development process, promotion of infill development in existing neighborhoods and areas with adequate public facilities, and protection of sensitive environmental areas.
D. 
Establish reasonable standards for design of subdivision lots, streets, utilities, and landscaping to further the orderly layout and use of land.
E. 
Provide for adequate light, air, and privacy; to secure safety from fire, flood, and other danger.
F. 
Prevent the overcrowding of the land and population.
G. 
Achieve maximum utility and livability on individual lots.
H. 
Protect and conserve the value of land, buildings and improvements by minimizing conflicts among both existing and planned land uses.
I. 
Provide for efficient traffic circulation through a coordinated functionally classified street system in order to lessen existing or potential congestion on the existing or planned street system.
J. 
Ensure that facilities exist or are provided concurrent with development; ensure that these facilities safely and efficiently accommodate traffic associated with the proposed subdivision without requiring the Township or Wayne County to bear the cost of providing said facilities.
K. 
Provide convenient facilities within the subdivision for pedestrians and bicyclists; link with other existing or planned nonmotorized transportation systems.
L. 
Ensure that public facilities, such as water, sewerage and drainage, are available concurrent with development, and will have sufficient capacity to serve the proposed subdivision without requiring the Township to bear the costs of providing the facilities.
M. 
Ensure that public services, such as police and fire protection, are available and adequate to serve the proposed subdivision without requiring the Township to bear more than its fair share of the cost of providing the services.
N. 
Provide opportunities for efficient design and layout of the land in a manner that retains or provides usable open space, parks, playgrounds and other recreational facilities within subdivisions.
O. 
Encourage the wise use and management of natural resources; require additional tree plantings or landscaping to preserve the integrity, stability and beauty of the Township, and ensure compliance with the Township woodlands protection standards.
P. 
Assist in protecting important wetlands regulated by the Michigan Department of Natural Resources.
Q. 
Prevent the pollution of air, surface, and ground water.
R. 
Ensure proper survey, legal description, and placement of monuments on subdivided land.
A. 
These regulations apply to all subdivisions created after the effective date of this chapter that are located totally or partially within the boundaries of the Charter Township of Northville including those which received tentative preliminary plat approval, or were submitted for review but did not receive, approval under the prior Subdivision Regulations (Ordinance No. 87).
B. 
A subdivision which received final preliminary plat or final plat approval from the Township Board prior to the effective date of this chapter shall be processed in accordance with the standards and procedures established in the previous Subdivision Regulations (Ordinance No. 87) in accordance with all of the following stipulations:
(1) 
Building permits must be approved, and actual construction of building footings or foundations must be diligently and continuously carried on within one year of the effective date of this chapter.
(2) 
If the proprietor proposes a change or changes to the approved final preliminary plat or final plat for a subdivision or phase of a subdivision, including any change required by the Township or an outside agency, such change shall conform to the standards herein and the applicable regulations of Chapter 170, Zoning, unless the Planning Commission determines it to be a "major change," as defined by § 152-12 of this chapter.
(3) 
The Township may require compliance with the standards established herein upon a determination that compliance is necessary for the preservation or protection of health, safety and welfare.
C. 
No land may be subdivided or combined through the use of any legal description unless approved by the Township in accordance with this chapter (for platted subdivisions) or Chapter 170, Zoning (for unplatted lands).
D. 
No building permit or certificate of occupancy shall be issued for any parcel or plat of land created by subdivision after the effective date of, and not in substantial conformity with, the provisions of this chapter. No excavation of land or construction of any public or private improvements shall take place or be commenced except in conformity with these regulations.
E. 
No subdivisions or lots that were nonconforming under the previous regulations gain any new rights through the adoption of this chapter unless they become more conforming or conforming.
F. 
This chapter shall not abrogate or annul any easement, bylaw, deed restriction, covenant, private agreement or dedicated public right-of-way, except where the regulations or standards of this chapter are more restrictive or impose a higher standard.
G. 
The regulations established herein are considered to be the minimum necessary to achieve the purposes listed above. Any conflicting ordinances, regulations, or laws of a more restrictive nature shall supersede the appropriate provisions of this chapter.
H. 
Except as otherwise provided above, no vested rights shall accrue to the owner or proprietor of any subdivision until the actual signing of the final plat by the Township Clerk.