The design standards in this article are intended
to accomplish the following objectives:
A. A development pattern consistent with that described
in the Township Master Plan.
B. Respect for the natural features on the site, and
preservation of significant environmental resources.
C. Minimize negative impacts on adjacent developments,
both during and after construction.
D. Promote continuity in the public street and utility
systems.
E. Help ensure adequate accessibility for emergency vehicles.
F. Provide links to nonmotorized facilities and links
between open space, whether public or private.
G. Help ensure consistency with standards of the other
agencies which review the proposed subdivision.
The natural features and character of lands
shall be preserved wherever possible. Due regard must be shown for
all natural features such as woodlots, large trees, topography, wetlands,
watercourses and similar community assets that will add attractiveness
and value to the property, if preserved. The preservation of drainage
courses and natural stream channels shall be encouraged of the proprietor.
The dedication and provision of adequate barriers and easements shall
be required, where appropriate. In order to achieve these objectives,
the following standards shall be met:
A. Township protected woodlands and trees. Woodlands and trees which are protected by Township regulations, as described in Article
23, Tree and Woodlands Replacement, of Chapter
170, Zoning, are to be identified in the preparation of plans submitted to the Township for the review of a proposed subdivision. Such trees and woodlands are to be preserved and protected as part of the overall subdivision design and during construction, or replaced in accordance with the provisions outlined in Chapter
170, Zoning. Tree protection and replacement on a lot by lot basis shall be in accordance with Building Department procedures.
B. Water features. The design of subdivisions shall preserve
the integrity of existing lakes, streams, channels and ponds to the
extent practical.
C. Wetlands. The design and construction of the subdivision shall comply with the Goemaere-Anderson Wetlands Protection Act (Michigan Public Act 203 of 1979, as amended). Wetlands shall be delineated by a qualified wetland consultant and shown on the preliminary plat. (See requirements for wetlands within a lot and water features setback in §
152-20 below.)
D. Floodplains. Areas of special flood hazard within
Northville Township have been identified by the Federal Insurance
Administration in a scientific and engineering report. Those areas
so designated have been mapped on the Flood Insurance Rate Map. The
flood insurance map and study are on file at the Township offices.
E. Portions of plats located within any area of special
flood hazard shall be subject to the provisions of Section 60.3(d)
of the Rules and Regulations of the National Flood Insurance Program
(44 CFR 59, etc., formerly 1901). Areas under the jurisdiction of
the MDNR shall comply with the Land Division Act and MCL 324.30101
et seq., as amended). If any part of a proposed subdivision lies within
a floodplain, restrictive deed covenants shall be recorded with the
final plat which specify the floodplain will remain essentially in
its natural state.
Lots within subdivisions shall conform to the
following standards:
A. General lot arrangement.
(1) Every lot shall front on, and have direct access to,
a public street approved by Wayne County or private road approved
by the Township.
(2) 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.
(3) 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.
(4) Lots shall have a front-to-front relationship across
all streets where possible.
(5) 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.
B. Lot sizes and shapes.
(1) 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.
(2) 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,
(3) 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.
(4) 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.)
(5) 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.
A. 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.
B. 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.
C. Relationship to natural features and grades. Streets
shall be aligned to maximize the preservation of natural features
and existing grades to the extent feasible.
D. 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."
E. 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.
F. 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.
G. 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.
H. 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.
I. Maximum length for blocks.
(1) 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
|
(2) 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.
J. 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.
K. 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:
|
|
1 A 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.
|
|
2 The 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.
|
L. 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.
M. 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.
N. 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.
O. 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.
P. 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
|
Q. 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.
R. 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.
S. 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.
T. Sight distance. Minimum sight distance at intersections
shall be in accordance with the standards of the Wayne County DPS.
U. Street gradients. The maximum street grade shall be
7% and the minimum street grade shall be 0.5%.
V. 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.
W. 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.
X. 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.
Y. Curb and gutter. Curb and gutter, in accordance with
Township specifications, shall be required.
Z. 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.
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:
A. General standards.
(1) 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.
(2) Plantings within 15 feet of a fire hydrant shall be
no taller than six inches.
(3) The development and planting of required landscaping
shall be the responsibility of the proprietor, not the individual
lot owner.
(4) 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.
(5) 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.
B. Street trees.
(1) The minimum size of all street trees shall be 2 1/2
inches caliper.
(2) 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.
(3) 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.
(4) Street trees shall be at least 50 feet from the intersection
of two street right-of-way lines or access easements.
(5) 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.
C. Landscaping in culs-de-sac.
(1) 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).
(2) 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.
(3) 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.
(4) Plantings within 15 feet of a fire hydrant shall be
no taller than six inches.
D. 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.
E. 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.
F. 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).
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:
A. Dedication to the Township.
B. Reservation of land for the use of property owners
by deed or covenants.
C. 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.
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.
A. Sanitary sewers.
(1) 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.
(2) 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.
(3) All sewer systems must be constructed in accordance
with established construction standards.
B. Water supply.
(1) 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.
(2) 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.
(3) All water systems must be constructed in accordance with the Chapter
139, Water and Sewer.
C. Storm drainage.
(1) 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.
(2) 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.
(3) 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.
D. Soil and sedimentation control.
(1) 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.
(2) No certificate of occupancy shall be issued until
final grading has been completed in accordance with the approved final
plat and the lot precovered with soil with an average depth of at
least six inches which shall contain no particles over two inches
in diameter over the entire area of the lot, except that portion covered
by buildings or included in the streets, or where the grade has not
been changed or where natural vegetation has not been seriously damaged.
Where weather prohibits compliance with this requirement, the Building
Department may grant a temporary certificate of occupancy for a specified
period until weather permits final grading.
E. Underground wiring. The proprietor of a residential
subdivision shall make arrangements for all local lines for telephone,
cable television and electric services, exclusive of main supply and
perimeter feed lines when located on section or quarter section lines,
to be placed entirely underground throughout a subdivided area; provided,
however, that when a subdivision overlaps a section or quarter section
line, said main supply and perimeter feed lines located on such section
or quarter section line shall be placed underground. The Township
Board, upon recommendation from the Planning Commission, may waive
or modify this requirement where, in its judgment, circumstances exist
which render compliance impractical. Conduits or cables shall be placed
within private easements provided to the service companies by the
proprietor or within public rights-of-way. Those telephone and cable
television and electrical facilities placed in dedicated public rights-of-way
shall be planned so as not to conflict with other underground utilities.
All telephone and electrical facilities shall be constructed in accordance
with standards of construction approved by the Michigan Public Service
Commission.