Article V Subdivision Design Standards

Every lot shall front on, and have direct access to, a public street approved by Wayne County or private road approved by the Township.

Side lot lines shall generally be at right angles or radial to the street center lines. This requirement shall not apply where such lot lines would create irregularly shaped lots which would unreasonably limit construction, or where adjustments to the standard lot configuration would protect regulated wetlands or preserve other natural features, such as topography.

Residential lots abutting major thoroughfares shall be platted so that the driveways shall access the interior road network. In addition, the driveways for all corner lots shall access the most interior, or less traveled, street within the subdivision.

Lots shall have a front-to-front relationship across all streets where possible.

Through-lots (lots with frontage on two parallel streets) are prohibited.

(6)

Except for corner lots, lots less than one acre in area shall not have frontage on more than two public streets.

(7)

Lots facing a three-way intersection should be aligned to prevent on-coming headlight glare into the living area of the building envelope.

(8)

Blocks shall be so designed as to provide two tiers of back-to-back lots, except where lots back onto a major thoroughfare, railroad, natural feature or subdivision boundary.

(9)

Corner lots shall have access to the lesser traveled roadway.

(10)

No more than 50% of the perimeter of a lot shall front along a public street right-of-way or private road access easement.

(11)

If the plat extends into an adjacent community, boundaries for individual lots shall be within one community to the extent feasible. In no case shall a building envelope result in a situation where a home crosses a community or school district boundary.

(12)

Lots which abut an active rail line shall have minimum depth of 250 feet to provide a minimum seventy-five-foot setback from the railroad right-of-way line.

(13)

If the subdivision includes any outlots or excepted parcels, an illustration shall be provided to demonstrate that the remaining land can be used or subdivided in conformance with Township standards.

Lot sizes and shapes.

Lot area and width. Each lot shall comply with at least the minimum area and width requirements of Chapter 170, Zoning, for the district in which the subdivision is proposed.

Area calculation of ponds and lakes. Areas of the subdivision plat that contain ponds, lakes, or similar bodies of water shall be recorded as acreage, but shall not be platted as subdivision lots nor calculated as a portion of the minimum lot area as required by Chapter 170, Zoning,

Area calculation of wetland. A maximum of 25% of the minimum required lot area may be wetlands regulated by the Michigan Department of Natural Resources. This requirement may be modified by the Township Board, upon a recommendation from the Planning Commission, if the proprietor successfully demonstrates that a building envelope can easily be accommodated on the lot without intruding into the required water features setback. and that provisions have been made to help ensure the long-term protection of the wetland. These protection measures could include a physical barrier, conservation easement, deed restriction, or similar technique.

Area in floodplain. Lands within the floodplain ("area of special flood hazard"), as defined in Chapter 170, Zoning, and illustrated on the Flood Insurance Rate Map, shall not be included within platted lots for residential uses or uses which the Planning Commission determines may increase the flood hazard or endanger life, health, general welfare or property values. Such land may be set aside as open space or parkland. (Refer to Article 25, Floodplain Control, of Chapter 170, Zoning, for specific regulations.)

§ 152-21 Public streets and private roads.

Width-to-depth ratio. Narrow, deep lots shall be avoided. A depth-to-width ratio of three to one shall normally be considered a maximum.

(6)

Lot frontage. Each lot shall comply with the minimum frontage required for the zoning district, but in no case shall the frontage be less than 60 feet along a public street or private road and 40 feet along a curvilinear street or at the end of a cul-de-sac.

(7)

Building setbacks. Lots shall be of sufficient size and proportion to accommodate at least the minimum required building setbacks listed in § 170-18.1, Schedule of Regulations Limiting Height, Bulk, Density and Area by Land Use, of Chapter 170, Zoning, for the district in which the subdivision is located.

(8)

Natural water features setback: Minimum setbacks from water features, including any wetland regulated by MCL 324.30901 et seq., as amended) or the shoreline of a water body regulated by MCL 324.30101 et seq., as amended, follows:

(a)

Principal building: 25 feet.

(b)

Accessory building: 15 feet.

(c)

Accessory structure or deck: 15 feet.

(d)

Parking lot or paved drive: 15 feet.

(9)

Corner lot setbacks. Corner lots shall have additional area to provide the required front yard setback along all sides facing a public street, as listed in the Schedule of Regulations in Chapter 170, Zoning.

(10)

Nonresidential lots. Lots intended for purposes other than residential use shall be specifically designated for such purposes, and shall have adequate provision for off-street parking, setbacks and other requirements accordance with Chapter 170, Zoning.

The provisions of this chapter shall be the minimum requirements for streets and intersections. If any other public agency having jurisdiction, including the Wayne County Department of Public Services, shall adopt any statute, ordinance, rule or regulation imposing additional, or more rigorous requirements, then the provisions of such statute, ordinance, rule or regulations shall govern.

Compliance with Wayne County standards. The standards of this section are intended to comply with the public street standards of the Wayne County Department of Public Services. The Township reserves the right to adopt standards which are more restrictive, upon a determination that the additional regulations meet special needs or goals in the Township which may not be appropriate on a county-wide basis.

Conformance with Township Master Plan. The layout of the street system shall conform to the goals, policies, street functional classification system, alignment and minimum rights-of-way recommended in the Township's Master Plan or Thoroughfare Plan. Street functional classification, rights-of-way and alignments shall also conform with appropriate transportation plans of the Wayne County Department of Public Services or the Southeast Michigan Council of Governments.

Relationship to natural features and grades. Streets shall be aligned to maximize the preservation of natural features and existing grades to the extent feasible.

Continuity of the street system. The arrangement of streets shall provide for the continuation of existing streets from adjoining areas into new subdivisions, unless otherwise approved by the Township Board, following a recommendation by the Planning Commission, due to documented environmentally sensitive features, unusual lot configuration or where the abutting street system is not deemed capable of safely handling additional traffic volumes, or other similar reasons. Where adjoining vacant areas are zoned or planned for development similar to the proposed subdivision, streets shall be extended to the boundary line of the tract to make provision for the future street connections. The proprietor shall demonstrate that the proposed stub street is in a reasonable location for extension into the adjacent lands, in consideration of such factors as grades, water bodies, wetlands and lot configuration. A temporary cul-de-sac shall be provided unless the length of the stub street only abuts one lot on either side. A sign shall be placed at the end of the stub street or cul-de-sac with a sign face on both sides stating "Future Street Extension."

Minor streets (collectors and local streets). The proposed subdivision street layout shall discourage use by through traffic, except where a continuation of streets to adjoining properties is deemed desirable by the Township. In determining the need for such connections, the Township may consider the need for adequate access and response time for emergency vehicles, the impacts such connections may have on reducing congestion along arterials. projected traffic volumes and the compatibility with adjacent developments.

Alleys. Alleys shall not be permitted in areas of detached single- or two-family residences. Alleys shall be allowed in multiple dwelling or commercial subdivisions unless other provisions are made for service access, off-street loading, and parking. Dead-end alleys are prohibited.

Half streets. Half streets shall be prohibited unless the Township and the county approve a combination of a new half street with an existing, recorded half street as part of the subdivision. Any such combination of half streets shall result in a right-of-way in conformance with the standards of this chapter. In all other cases, where the tract to be subdivided is adjacent to a recorded half street, the existing half street shall be incorporated and platted as part of the subdivision.

Existing streets and roads. Where a subdivision incorporates existing public streets or private roads which are not in conformance with current standards, such facilities shall be reconstructed as necessary to improve the road to the extent required by the Wayne County Department of Public Services.

Maximum length for blocks.

Blocks or the length of any street constructed for any phase of a subdivision shall be in accordance with the following table:

		Maximum Block Length (in feet) Measured Between Right-of-way Line
	Blocks containing lots of 90 feet or less in width	1,350
	Blocks containing lots of more than 90 feet and not more than 120 feet in width	1,300
	Blocks containing lots exceeding 120 feet in width	2,250

§ 152-22 Sidewalks, pedestrian through-block connectors and bikepaths.

Exceptions:

(a)

Subdivisions with an avenge lot area of 1/2 acre or greater shall not be restricted by the above dimensions of the block length when the lots do not exceed a three-to-one ratio of depth to width.

(b)

The Township Board, upon recommendation from the Planning Commission, may approve a plat which varies from these dimensions if there is documented evidence that significant natural features will be preserved or stub streets to connect to vacant land are being provided which will result in a conforming condition in the future.

(c)

Patterns, which cannot be described as having blocks, shall be reviewed and approved by the Township Board, upon recommendation from the Planning Commission Planning Commission.

Culs-de-sac. The length of cul-de-sac streets shall not exceed 1,000 feet measured from the center line of the street to the center point of the cul-de-sac, unless a longer street is necessitated by topography or other natural features, existing conditions or other circumstances as may be approved by the Township Board and the Wayne County Department of Public Services. In all cases, however, at least two means of access shall be provided to serve a cul-de-sac having more than 20 single-family lots or uses which would result in more than 200 trips per average weekday, based on the most recent edition of Trip Generation, published by the Institute of Transportation Engineers. In no case shall a dead end street be permitted. A temporary cul-de-sac may be utilized for a stub street where future access to an adjacent site is planned.

Minimum right-of-way widths. The minimum street right-of-way (ROW) width for subdivisions shall be as follows:

	Street Type	Minimum ROW Width¹
	Major thoroughfare	120 feet
	Collectors and boulevards	86 feet
	Local residential streets	60 feet
	Local commercial/industrial streets	60-86 feet2
	Turnaround	110-foot diameter
	Alley	26 feet

	NOTES:
	¹A greater right-of-way may be required by the Township of the Wayne County Department of Public Services in consideration of the intensity of development, the expected traffic volumes, the need for additional area for utilities, grading, sight distance or to accommodate planned or expected street cross section.
	²The right-of-way shall be determined based on the expected traffic volumes, characteristics associated with the types of uses which may access the street based on the zoning or the volumes estimated in a traffic impact study.

Location of entrances along major thoroughfares for large subdivisions. For streets which will potentially have average daily tragic volumes of over 2,000 trips during an average day or 200 trips during a peak hour, major entrances should be limited to the half mile or quarter mile points along major thoroughfares where there is potential for traffic signalization in the future. Deviations from this standard shall be permitted if needed to provide adequate sight distance or if a modification is supported by a traffic impact study provided by the proprietor.

Spacing of intersections along major thoroughfares. Streets intersecting along major thoroughfares shall be spaced at least 300 feet from the intersection of another platted street on the same side of the street, and spaced at least 660 feet where possible. In addition, streets crossing major thoroughfares shall cross in direct alignment. Streets on opposite sides of a major thoroughfare shall be directly aligned or no closer than 250 feet to each other, unless the Planning Commission and Township Board determine that a lesser offset is justified because of numerous existing streets or the difficulty of providing adequate site distance with a different alignment.

Intersection design at entrances. Streets which intersect with a paved major thoroughfare shall provide a paved deceleration lane with an adequate taper if more than 50 right turns are projected during a peak hour. A passing lane may also be required on the major thoroughfare when traffic volumes dictate the need. Deceleration and acceleration lanes and tapers shall also be provided if required by the Wayne County DPS. A passing lane shall be provided at any entrance where more than 50 left turns are expected during a peak hour, where projected intersection level of service would be D or worse, or where required by the Wayne County DPS. Deceleration/acceleration facilities and passing lanes shall be designed according to the standards of the Wayne County DPS.

Internal street offsets. Three-way intersections (T-type intersections) are encouraged within the plat, rather than four-way intersections. No more than two streets shall cross at any intersection. Street intersections within a plat shall be offset at least 150 feet, measured between center lines. Lesser offsets may be approved where less than 10 single family lots will be served by the intersection, where expected average daily traffic volumes will be less than 100 vehicle trips per day, or where significant natural features would be preserved that would otherwise be destroyed.

Horizontal curves. Radii for minimum horizontal curves shall be in accordance with the following table. Larger curves may be required by the Wayne County DPS dependent upon the intended function of the street.

Type of Street	Local Street 25 mph Design Speed	Major Thoroughfare or Collector w/35 mph Design Speed
Residential street:
1-25 lots	150 feet	N/A
26+ lots	175 feet	350 feet
Commercial or industrial uses	230 feet	450 feet

Tangents between reverse curves. A minimum tangent distance of 50 feet shall be provided between reverse curves. This distance shall be a minimum of 200 feet along major thoroughfares or collectors, unless a shorter distance is approved by Wayne County.

Intersection angles. Streets shall be laid out to intersect as nearly as possible to 90°; in no case shall the intersection be less than 80°. In cases of an intersection along a curved street, there shall be a tangent (straight) section which extends at least 50 feet from the intersection right-of-way.

Corner clearance. All corners at an intersection of two public streets or a private road intersection with a public street shall maintain a clear vision zone free of buildings, fences, walls, signs, structures, landscaping or other obstruction to vision between a height of 30 inches and six feet above the established street grade. The corner clearance area shall be provided within a triangular area 25 feet in length measured along abutting street right-of-way lines with the third side being a line connecting these two sides. A nonobscuring fence may have a maximum height of 36 inches in a corner clearance area.

Sight distance. Minimum sight distance at intersections shall be in accordance with the standards of the Wayne County DPS.

Street gradients. The maximum street grade shall be 7% and the minimum street grade shall be 0.5%.

Vertical alignment at intersections. A nearly flat grade with appropriate drainage slopes is desirable within intersections. This flat section shall be 100 feet in all directions from the intersection (the minimum length shall depend upon the classification of the intersecting streets). Allowances of 2% intersection grade in rolling terrain and 4% for hilly terrain may be permitted, if approved by the Wayne County DPS.

Street names. Street names shall be sufficiently distinct from other street names in the area to avoid confusion, particularly for emergency service providers. Proposed street names shall be accepted by the Township Public Safety Department and approved by the Wayne County DPS as a part of the preliminary plat approval process.

Signs. The proprietor shall be responsible for placement of street name signs at all street intersections in accordance with the requirements of the Wayne County DPS. If the roads are private, a distinct color or symbol "Pvt" shall be used on the sign. The proprietor shall also be responsible for placement of pavement markings and regulatory street signs (such as no-parking signs, stop or yield signs, speed limit signs, and warning signs) as requested by the Township or the Wayne County DPS. All regulatory signs shall be in conformance with the Michigan Manual of Uniform Traffic Control Devices.

Curb and gutter. Curb and gutter, in accordance with Township specifications, shall be required.

Streetlighting. Streetlighting is required at external intersections and entrances and may be required at internal intersections and entrances at the discretion of the Township. Ornamental streetlights may be allowed with approval of the Planning Commission and Township Board. Any streetlighting shall comply with the specifications of the Township Engineer and the public utility corporation franchised to provide electricity.

AA.

Street construction requirements. All streets and appurtenances thereto shall be constructed in accordance with the specifications of the Wayne County DPS, except that private roads built to Township standards may be permitted, if approved by the Township and the Wayne County DPS.

BB.

Phasing. Each phase of the plat shall be designed to meet the street requirements above, regardless of whether future phases are constructed.

Sidewalks and bikepaths shall be provided in accordance with Article 3 of Chapter 170, Zoning. Sidewalks may also be required by the Township Board on one or both sides of the street or road in consideration of factors such as the density of development, age characteristics of the expected residents, expected traffic volumes along the street, proximity to other sidewalk systems and proximity to schools, parks and public institutions.

The Township Board may eliminate the sidewalk requirement for special situations such as along culs-de-sac or for very low density development, or where another type of pedestrian trail system is being provided by the proprietor.

Pedestrian through-block connectors may be required in the middle of any block over 1,350 feet in length to obtain satisfactory pedestrian circulation within the subdivision, to provide access to parks or open space, to provide links with an adjacent subdivision, or to provide access to an activity center. Where such pedestrian through-block connectors are required, an easement at least 20 feet wide shall be provided. The Township may require placement of a fence along the easement to ensure the location is visible and to protect the adjacent property owners. Pedestrian through-block connectors shall be paved in accordance with the specifications of the Township Engineer, provided that wood chip paths or wooden boardwalks may be permitted in open space areas or areas with sensitive environmental features.

Any yard which abuts a pedestrian easement shall provide the required minimum building setback, as applicable, from the easement.

A bikepath shall be provided for a subdivision located along a street designated for a future bikepath on the Township Bikepath Plan. The Township may also require a bikepath to provide access from within the subdivision to existing or proposed bikepaths outside the subdivision, or to schools, parks, commercial areas and public institutions.

All sidewalks shall be a minimum five feet wide and constructed to the specifications of the Wayne County Department of Public Services and Township Engineer.

Bikepaths shall be at least eight feet wide and constructed in accordance with the specifications of the Township Engineer.

Grades shall be clearly illustrated on the plans to insure proper connection to sidewalks and bikepaths on adjacent lands.

Sidewalks and bikepaths shall be installed by the proprietor within the dedicated street right-of-way, private road access easements or special easement where grades or other factors prevent placement within the right-of-way or access easement.

Crosswalk pavement markings and signs may be required by the Township. Crosswalks shall be in accordance with the requirements of the Wayne County Department of Public Services.

§ 152-23 Landscaping.

The selection, size, spacing and planting of all landscaping within a subdivision shall comply with Article 24, Landsacpe Standards, of Chapter 170, Zoning, and the following standards:

General standards.

Tree species should be selected for tolerance of the harsh roadside conditions in southeast Michigan, for compliance with sight distance requirements, to ensure maintenance of accessibility to fire hydrants, to provide a minimum overhead clearance of 15 feet over any roadway and eight feet over a sidewalk or bikepath, and to avoid interference with overhead or underground utility lines.

Plantings within 15 feet of a fire hydrant shall be no taller than six inches.

The development and planting of required landscaping shall be the responsibility of the proprietor, not the individual lot owner.

The Township Board, upon recommendation from the Planning Commission, may approve fewer trees if the proprietor provides evidence that existing healthy trees over 2.5 inches caliper or natural habitat areas will be preserved during and after construction.

The landscape plan shall be approved by the Township Board, upon recommendation of the Planning Commission, as part of the final preliminary plat process in consideration of the above and compatibility with the visual character of the surrounding area.

Street trees.

The minimum size of all street trees shall be 2 1/2 inches caliper.

One canopy tree shall be planted for each 40 feet of frontage along a street or private road, including all frontages for a corner lot, rounded up to the next whole number. One canopy tree shall also be planted for each 50 linear feet along a median boulevard.

Street trees shall be planted so that each lot has at least one canopy tree and each corner lot has at least three canopy trees. Street trees shall be placed to avoid any future driveway locations.

Street trees shall be at least 50 feet from the intersection of two street right-of-way lines or access easements.

Street trees shall be planted between the curb and sidewalk; where curbs or sidewalks do not exist, trees shall be located between the front property line and the edge of the pavement but outside of areas needed for open ditches or potential future sidewalks. Where tree location in the public right-of-way is not possible due to conflicts with overhead or underground utility lines or restrictions of the Wayne County DPS, street trees may be located on private property just beyond the front lot line. Where a meandering sidewalk or bikepath exists or is approved, the street tree locations shall be determined by the Township. Trees shall be at least four feet from the edge of any paved surface and shall not interfere with sight distance required by the Wayne County DPS.

(6)

The lowest branch of any canopy tree shall provide a minimum fifteen-foot clearance over a public street or private road, and a minimum eight feet above grade from a sidewalk or bikepath. Greater clearances shall be provided if required by the Wayne County DPS.

(7)

Street trees should be informally arranged, rather than using a formal, or regimented scheme, to be consistent with Northville Township's goal of retaining a semirural character.

Landscaping in culs-de-sac.

A minimum of one canopy tree for every 1,000 square feet of pound area, rounded upward, shall be planted within each cul-de-sac or island (e.g., if the island is 2,305 square feet, three canopy trees would be required).

The lowest branch of any canopy tree within the island shall be a minimum eight feet above the grade of the island and 15 feet above the grade of the roadway.

The island must either be mounded to a height of between one foot six inches and two feet six inches and planted with grass or ground cover or have four low shrubs planted for every 1,000 square feet of ground area. The shrubs shall be maintained at a maximum height of two feet, six inches.

Plantings within 15 feet of a fire hydrant shall be no taller than six inches.

Subdivision entrances. Subdivision entrances may include landscaping, lighting, identification signs, wrought iron fences or other architectural features. All such features shall comply with Chapter 170, Zoning. A detail of the entranceway shall be submitted with the tentative preliminary plat. The lighting for entryway signs must be ground-mounted with no more than two one-hundred-twenty-five-watt bulbs directed toward each face of a sign. In no case shall high pressure sodium or other nonstandard bulbs be utilized.

Landscaping as a buffer zone or transition zone. The Township Board, upon recommendation by the Planning Commission, may require landscaping along the periphery of the subdivision to serve as a buffer zone from adjacent uses. A buffer zone may include trees, shrubs, berms, fences, walls or a combination. A transition zone may include preservation of existing woodlands or slopes, the addition of landscaping to provide an effective screen, lot sizes which are similar to the size of adjacent lots or building heights which are similar to the height of building on adjacent lots.

Required landscape greenbelt. When a subdivision borders a major thoroughfare, and wherever a rear yard abuts a public street or private road, an easement for construction of a thirty-five-foot-wide landscape greenbelt shall be provided, in addition to the required rear yard setback, measured from the interior setback line. This buffer zone may include trees, berms, walls or a combination designed in accordance with the landscape standards described in Article 24, Landscape Standards, of Chapter 170, Zoning. Existing natural features shall be retained wherever possible to promote a natural appearance and to protect the existing ecosystem within the greenbelt. Where a free-form berm is used as part of the landscape greenbelt, the minimum height shall be two feet six inches. The maximum slope of the berm facing the primary road shall be 6:1 and the maximum slope of the berm facing the inside of the lot shall be 3:1. The construction of the greenbelt and its plantings shall be the responsibility of the proprietor and not the individual lot owner(s).

§ 152-24 Public reservations.

When consideration is given by the proprietor to set aside areas suitably located and of adequate size for playgrounds, school sites, parks, recreation facilities, open space or other public use as indicated in the Master Plan or Chapter 170, Zoning, said areas shall be provided by one of the following methods:

Dedication to the Township.

Reservation of land for the use of property owners by deed or covenants.

Reservation for acquisition by the Township or School District within a period of two years of recording of the final plat. Said reservation shall be made in such a manner as to provide for a release of the land to the proprietor in the event that the Township, the School District or other public entity does not proceed with the purchase.

§ 152-25 Easements and reserve strips.

Utility easements. Easements shall be provided and dedicated along the rear, side or front lot lines as necessary for utility lines. The easement width shall be a minimum of 12 feet along each lot. The width may be adjusted along adjacent lots with irregular alignments. Recommendations on the proposed layout of public utility easements shall be sought from all of the public utility companies serving the area. It shall be the responsibility of the proprietor to submit copies of the approved preliminary plat to all appropriate public utility agencies.

Drainageways. The proprietor shall provide drainageway easements, as required. By the Township and the Wayne County DPS.

Municipal services. The Township may require easements to provide access for municipal water, sanitary or storm sewer facilities, or to insure the extension of such services into adjoining lands.

Common areas. The proprietor shall provide access easements to parks, open space and other common areas.

Private roads. If private roads are provided, access easements shall be provided as required by the Township along with an executed private road maintenance agreement.

Reserve strips. Privately held reserve strips controlling access to streets shall be prohibited. The Township may require a one-foot-wide reserve strip deeded to the Township at the end of a stub street which terminates at the subdivision boundary or between half streets.

§ 152-26 Utilities.

It is the purpose of this section to establish and define the public improvements which shall be provided by the proprietor, at his/her expense with or without reimbursement from any public agency or improvement district, as conditions for final plat approval.

Sanitary sewers.

When connection to a public sanitary sewer system is probable within a reasonable period of time, a sanitary sewer system consisting of appropriate sewer lines, lift stations, and other sanitary sewer system appurtenances shall be provided by the proprietor. This system shall meet all requirements of Wayne County, the State of Michigan, the Township Engineer and the Township Water and Sewer Department.

If a central sewage disposal system is not provided in areas outside of the public sanitary sewer service area, then septic tanks and disposal fields may be utilized so long as they comply with all requirements of Wayne County, the State of Michigan, and the Township.

All sewer systems must be constructed in accordance with established construction standards.

Water supply.

When a proposed subdivision is located within, adjacent to or reasonably near the service area of a public water supply, a water distribution system consisting of appropriate water distribution mains, fire hydrants, and other water system appurtenances shall be provided by the proprietor. This system shall meet all requirements of Wayne County, the State of Michigan, the Township, and any water supplier with which the Township has contracted for water supply.

If a central well or wells are not provided in areas outside of the public water system service area, individual wells may be permitted. Individual wells shall comply with the requirements of Wayne County, the State of Michigan, and the Township.

All water systems must be constructed in accordance with the Chapter 139, Water and Sewer.

Storm drainage.

Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed to avoid increased flow of stormwater from one lot onto adjacent lots.

An adequate storm drainage system, including storm sewers, drain inlets, manholes, culverts, bridges and other appurtenances, shall be required and shall meet all requirements set forth by the Township and the Wayne County DPS.

If the Township Engineer and the Wayne County DPS accept or require a stormwater detention area, the maximum side slope shall not exceed five on one, and the outside edge of the detention area shall provide adequate space for landscaping. A landscape plan shall be submitted for the detention area which illustrates that views will be obscured from adjacent streets or lots. If such area borders an existing single-family residential development, the landscaping shall be consistent with the standards for greenbelt plantings contained in Chapter 170, Zoning.

Soil and sedimentation control.

In the event that any proprietor intends to make changes in the contour of any land proposed to be subdivided, developed or changed in use by razing, excavating, removal or destruction of the natural topsoil, trees, or other vegetative covering thereon, the property owner or his/her agent shall first apply to the Wayne County DPS for approval of a plan for erosion and sedimentation control.