The Planning Commission, based upon a recommendation
from the Road Committee, shall adopt a plan that provides future locations
for roads and thoroughfares as part of the Township Master Plan. Where
the Township Master Plan designates continuation of a roadway through
an undivided or otherwise undeveloped parcel of land, any site plan
or subdivision plat submitted for said parcel of land shall provide
roadways that comply with the Township Master Plan.
Any proposed roadway which is an extension of,
or in a direct line with, an existing street shall carry the name
of the street that is in existence at the time the proposal is made.
Other roads shall be given a name of the applicant's choice, subject
to approval by the Planning Commission, based upon a recommendation
by the Road Committee, and Wayne County if the road is proposed as
public or will intersect with a public road. Proposed names will be
checked against other existing roads within the Township for potential
conflicts that may be confusing to emergency services. Road names
that reflect the heritage of Grosse Ile, such as French, Native American,
natural water bodies and historic persons, are preferred.
All public and private road construction, including
new road construction, extensions to existing roads or improvements
to existing roads shall comply with the standards of this section.
A.
Right-of-way/easement. All roads shall have the minimum
widths of right-of-way as required by Wayne County. All private road
easements shall have the minimum widths of right-of-way as required
by Wayne County, provided that no private road easement shall be less
than 60 feet in width. The road surface and turnaround shall be centered
in the right-of-way, except where otherwise deemed appropriate by
the Planning Commission because of unusual site features or conditions.
Rights-of-way and easements shall be drawn parallel to, and follow
the same shape as the edge of the road (i.e., the distance between
the edge of the road and the right-of-way or easement line shall remain
constant along the road). Any greater right-of-way or easement width
above the minimum standard must demonstrate need due to topography
or other natural features. Irregular manipulations of road right-of-way
or easement width or shape for the purpose of increasing lot frontage
is prohibited.
B.
Construction standards. All roads shall comply with
the design and construction standards of the Wayne County Department
of Public Services for public streets. Such design and construction
shall be certified by the applicant's engineer. All proposed roads
shall be paved with asphalt meeting the Standard RS-24 or concrete
meeting the Standards RS-14 and RS-18 contained in the Wayne County
Subdivision Rules and Regulations, or subsequent amendments to those
administrative construction standards.
C.
Gates and speed bumps. All roads shall remain unobstructed.
Closable gates shall not be permitted within any public road right-of-way
or private road easement. Speed bumps/humps shall not be permitted
on any public road or private road.
D.
Drainage. The right-of-way and road shall be adequately
drained so as to prevent flooding or erosion of the roadway or adjacent
property. Ditches or underground storm sewers shall be located within
the road right-of-way and road drainage shall be conveyed to existing
watercourses and water bodies. The discharged water shall not be cast
onto the land of another property owner unless the water follows an
established watercourse. Underground crossroad drainage shall be provided
where the proposed right-of-way crosses a stream or other drainage
course.
E.
Utilities. In order to make more efficient use of
land and preserve woodlands, utilities along a roadway shall be installed
within the road right-of-way or private road easement. The Planning
Commission may allow utilities to be placed within an easement outside
of the road right-of-way where the applicant provides a letter from
Wayne County Department of Public Services denying a permit to construct
utilities within the road right-of-way. All utilities within the road
right-of-way or a private road easement must be installed below ground.
This paragraph shall not apply to utilities that do not run parallel
and adjacent to roadways.
F.
Tree clearing. Tree removal shall be minimized to
the extent practical on road projects. The extent of tree clearing
shall be clearly indicated on all site plans and subdivision plats
submitted to the Township for approval. Following Planning Commission
approval of a site plan, preliminary plat tentative or a preliminary
tentative condominium site plan, any modification to the extent of
tree clearing shall be resubmitted to the Planning Commission for
review and approval.
G.
Permits. Construction permits from the Wayne County
Department of Public Services are required for any work or site preparation
within the county right-of-way, including connection to county roads.
The applicant shall obtain all necessary permits from the Wayne County
Department of Environment, Michigan Department of Environmental Quality,
U.S. Army Corps of Engineers, and other state, county, or local agencies.
Evidence of required permits shall be submitted to the Township Zoning
Administrator prior to any work or site preparation, including tree
removal.
H.
Construction. During preliminary plat tentative, preliminary
tentative condominium or final site plan review, the Planning Commission
may designate one or more access routes to be utilized by construction
vehicles entering the site. The developer is responsible for repairing
any off-site damage to public or private property as a result of construction.
The Grosse Ile Township Department of Public Works shall monitor construction
and notify the Wayne County Department of Public Services of any off-site
damage to public roads or private property. Temporary construction
roads and driveways need to be removed and the site fully restored
upon completion of development, as determined by the Township.
I.
Culs-de-sac. All culs-de-sac and dead-end roads, including
roads that terminate within a dedicated road right-of-way or private
road easement, shall meet the following standards:
(1)
A road may not serve more than 20 single-family units
or 30 multiple-family units from a single point of access.
(2)
Culs-de-sac or other dead-end roads longer than 750
feet are prohibited.
(3)
All dead-end roads that serve more than two dwelling
units or have frontage on more than two lots shall terminate with
a cul-de-sac turnaround that meets minimum Wayne County Department
of Public Services standards.
J.
Road systems and connections. All roads shall be designed
to form a safe and efficient road network. Accordingly, roads shall
connect to existing public roads to continue the system of interconnected
roads. Roads should also be designed to connect to planned or anticipated
future roads.
(1)
Roads longer than 750 feet shall provide one or more
road stubs that extend perpendicularly from the primary road to the
adjoining parcels on either side.
(2)
Roads shall extend the full length of the parcel to
the rear property line to allow for future connection.
(3)
Any future road stub shall be constructed to the far
property line abutting the adjacent parcel.
(4)
Any future road stub shall terminate with a sign that
reads "Future Road Extension," erected by the applicant.
K.
Emergency vehicle access. All roads shall be accessible
by emergency vehicles, as determined by the Township Fire Marshal.
Where land is to be platted, otherwise divided
or a condominium is created, roads constructed to serve such land
shall be public roads dedicated to Wayne County. The Township Board,
based upon a recommendation by the Planning Commission and the Road
Committee, may waive this requirement and allow development of a private
road where all of the following apply:
A.
There is no indication of a need for the roadway to
be dedicated as a public road in the future.
B.
Dedication of the road as a public street would not
result in continuity in the public street system at the present time
or in the future.
C.
Dedication of the road as a public street would not
offer access to adjacent undeveloped parcels or lots that currently
do not have road access or would require development with culs-de-sac
in excess of Wayne County Department of Public Services standards.
D.
The expected traffic volumes along the roadway are
not expected to exceed 250 vehicles per average weekday, based an
accepted trip generation figures.
E.
Documentation is provided from Wayne County Department
of Public Services indicating that the county will not accept the
road into the public road system.
F.
A private road is being proposed that meets the requirements
of this chapter.
[Added 6-9-2003 by Ord. No. 03-08]
Construction of a bridge or causeway within
the Township shall require Township Board approval based upon a Planning
Commission public hearing and a recommendation. The following requirements
shall be met:
A.
Design of the bridge or causeway shall be compatible
with surrounding land uses and will minimize impact on views along
the waterfront. Bridges shall have a low-profile design to ensure
vehicle and pedestrian safety and minimal impact on aesthetics. Bridges
and causeways shall be designed in accordance with Wayne County standards.
The design of the bridge shall incorporate measures to ensure pedestrian
safety. The design of the bridge shall be approved by the Township
Board.
B.
The bridge or causeway shall be located and designed
to minimize impact to natural features, including natural shorelines,
wetlands, fish and wildlife habitat and waterways.
C.
The bridge or causeway shall be constructed so as
not to obstruct the navigability of the waterway. Where a bridge crosses
a navigable waterway, a swing, drawbridge or other opening mechanism
shall be provided to allow passage of watercraft.
D.
A traffic impact study shall be prepared that demonstrates
the following:
(1)
The proposed bridge or causeway will not generate
a significant additional amount of traffic in such a way that represents
a burden to existing bridges or roads.
(2)
The proposed bridge or causeway's capacity will
hold estimated traffic and any projected traffic increases within
30 years of completion of the structure.
E.
The applicant shall obtain all necessary permits from
the U.S. Army Crops of Engineers, the Michigan Department of Environmental
Quality, the U.S. Coast Guard and Wayne County.
F.
Any directional sign to the bridge or causeway shall
be subject to Planning Commission approval.
G.
The applicant shall demonstrate to the satisfaction
of the Planning Commission that there are no existing bridges or causeways
that can accommodate the need for the proposed bridge or causeway.
H.
The bridge or causeway shall provide for unimpeded
emergency vehicle access meeting the requirements of the Township
Fire Marshal. A ferry shall not serve as the means of access to residential
dwellings. All residential dwellings shall be accessible by roadways
and bridges, and building permits for dwellings shall not be issued
until completion of the bridge and road access.
