The private road application and review procedure
shall follow the same procedure for site plan or subdivision plats,
as outlined below. The information required in this chapter shall
be submitted with an application for preliminary plat tentative, preliminary
tentative condominium or final site plan approval. For a subdivision
or condominium, the general layout of the road shall also be reviewed
at the pre-preliminary plat stage.
A. Road Committee review and recommendation. The Road
Committee shall review all private road plans and other required materials.
For a subdivision or condominium, the Road Committee shall review
the general layout of the road at the pre-preliminary plat stage and
provide comment to the Planning Commission. The Road Committee shall
consider compliance with this chapter, sound planning and engineering
principles, and compliance with any other applicable ordinances. The
Road Committee may table any application which does not contain all
the information required by this chapter. If the required information
is included, the Road Committee shall make a recommendation to the
Planning Commission to either deny, approve, or approve subject to
conditions, any site plan, preliminary plat tentative or preliminary
tentative condominium application.
B. Planning Commission. Following technical review by
Township staff, consultants and the Road Committee, and compliance
with administrative procedures, the private road shall be reviewed
by the Planning Commission.
(1) Subdivision plats. Private roads that are proposed
to be constructed as part of a subdivision plat shall be reviewed
as part of the subdivision plat review process outlined in Chapter
283 of the Municipal Code, Subdivision Control. The general layout
of the road will be reviewed at the pre-preliminary plat stage. All
of the information required under this chapter shall be included in
the preliminary plat tentative.
(2) Condominiums. Private roads that are proposed to be constructed as part of a condominium or a site condominium shall be reviewed as part of the condominium review process outlined in Chapter
71 of the Municipal Code, Condominium Projects. The general layout of the road will be reviewed at the pre-preliminary condominium stage. All of the information required under this chapter shall be included in the preliminary tentative condominium plan.
(3) Site plans. Private roads that are not proposed to be constructed as part of a subdivision plat, condominium or a site condominium shall be reviewed following the site plan review process outlined in Article
21, Site Plan Review, of Chapter
285, Zoning. Following the standards contained in Article
21, the Planning Commission shall make a recommendation to the Township Board on approval of the private road.
C. Township Board. For subdivisions and condominium projects,
the Township Board shall review the private road at the final preliminary
stage. Final preliminary approval from the Township Board shall constitute
private road approval. For private roads that are not proposed to
be constructed as part of a subdivision plat, condominium or a site
condominium, the Township Board shall to either deny, approve, or
approve subject to conditions the private road based upon the recommendation
of the Planning Commission.
D. Engineering review. Following Township Board approval
of a private road, the Township Engineer shall make a full review
of the engineering plans. A land use permit shall not be issued until
the Township Engineer issues final approval of the engineering plans.
E. Performance guarantee. To assure completion and/or maintenance of a private road in accordance with the requirements set forth herein, the Township may require the applicant to provide a performance guarantee. The amount and form of the performance guarantee shall be determined in accordance with guidelines for fees provided in Chapter
285, Zoning.
F. As-built plans and inspection. Upon completion of
the private road, the applicant shall submit a complete set of as-built
drawings, certified by the applicant's engineer, to the Township.
The Township Engineer shall review the as-built drawings and conduct
a final inspection to assure that all visible construction, including
cleanup, has been satisfactorily completed.
The Township Board shall determine a fee schedule
for private road applications which are being constructed independent
of an application for a subdivision plat or condominium. The amount
of such fee shall take into account the cost of the review, including
any consultant reviews, required herein.