A.

The site plan review procedures and standards set forth herein provide a consistent and uniform method of review of proposed development plans, to ensure full compliance with the standards contained in this Ordinance, other applicable Village ordinances, standard engineering practices and county, state, and Federal rules, and laws. The procedures set forth herein are further intended to:

1.

Achieve efficient use of the land;

2.

Protect the traditional character of the Village;

3.

Minimize adverse impacts on adjoining or nearby properties;

4.

Provide a mechanism for review of new development and redevelopment or reuse of existing site to ensure compliance with current standards; and,

5.

Encourage cooperation and consultation between the Village and the applicant to facilitate development in accordance with the Village's land use objectives.

B.

Prior to the creation of a use, erection of a building, and those conditions cited below, a full site plan for Planning Commission review or a full site or plot site plan for administrative review shall be submitted for approval, in accordance with this Article. The extent of the reviews are described below.

1.

Planning commission review (PCR). Select developments require a full site plan (FSP) under Section 8.02 of this Article, full site plan submittal and review procedures. The following buildings, structures, and uses require site plan review:

a.

All proposed or permitted uses and related buildings, except single-family dwellings;

b.

All proposed special uses and related buildings;

c.

Any alteration, addition, or expansion of an existing permitted or conditional use and/or related building;

d.

Any building or use for which site plan review is required by this Ordinance; and

e.

Any parking lot or addition thereto.

2.

Administrative Plan Review: Select projects and expansions or changes in use to existing sites may be permitted to provide less detailed information than a full site plan. The level of information is intended to be proportionate to the extent of the change and yet ensure adequate review for compliance with applicable requirements. Administrative plans shall undergo a review and approval process by the Zoning Enforcement Officer, Village Manager (or designee), and any others deemed necessary. The Zoning Enforcement Officer or Village Manager (or designee) always reserves the right to send any administratively reviewed plans to the Planning Commission for final determination, especially when it relates to aesthetics and architecture. Administrative review of a site plan may be conducted for the following projects or under the following circumstances:

a.

Minor changes, as determined by the Zoning Administrator, during construction required by outside governmental agencies.

b.

Increase in parking or loading area of up to twenty-five (25%) percent or six thousand (6,000) square feet of pavement area without any building changes.

c.

Changes to the building height that do not add additional floor area nor exceed the maximum height requirements of the district.

d.

An increase in floor area of up to twenty-five (25%) percent of the existing floor area, provided the site will not require any significant change to existing site improvements such as parking, landscaping, lighting, signs, or sidewalks.

e.

Accessory buildings associated with a non-residential use, provided the site will not require any significant changes to the existing site improvements such as parking, landscaping, lighting, signs, or sidewalks.

3.

Plot site plan. Select projects, such as one-family and two-family dwellings on an individual lot, only require the submission of a plot plan (PP) given their relatively low level of impact on adjacent land uses and given that compliance with applicable zoning regulations can be addressed during the building permit review process. Other applicable approvals are still required such as zoning compliance permits, building permits and inspections.

When a full site plan is required for planning commission review, in accordance with Section 8.01, the following procedure shall apply unless otherwise noted in the table of required review processes.

A.

Pre-Application Meeting: For the purposes of identifying major issues related to a project and to discuss questions related to the Ordinance, the applicant shall attend a pre-application meeting with the Zoning Enforcement Officer, Village Manager (or designee) and any others deemed necessary. Sufficient information shall be submitted prior to the meeting that describes the proposed project. Discussion at this meeting is in no way a formal approval or decision on any aspect of a proposed project.

B.

Application: Any person with legal interest in a lot or parcel may apply for Planning Commission preliminary review of a full site plan by filing a completed application form, review fee and fifteen (15) copies of the required full site plan contents with the Village at least ten (10) days prior to the meeting at which the Planning Commission will consider the full site plan. Required site plan contents are listed in Section 8.03.

C.

Preliminary Approval: The Planning Commission and staff shall review the preliminary full site plan for compliance with the standards of this Ordinance and other appropriate ordinances and statutes. Based upon this review the Planning Commission shall either:

1.

Approve the preliminary full site plan.

2.

Approve the preliminary full site plan with conditions which the Planning Commission determines are reasonable and necessary to ensure conformance with the applicable ordinances and statutes. These conditions shall be listed in the motion and noted on the preliminary full site plan, with the Planning Commission Chairpersons signature.

3.

Postpone the preliminary full site plan based upon a determination that the preliminary full site plan does not meet the standards, spirit and intent of this zoning ordinance and other appropriate ordinances and statutes. The Planning Commission shall direct the applicant to make modifications and resubmit the preliminary full site plan. The applicant shall be required to prepare revised plans accompanied by a complete list of all changes with a certification, by the applicant's design professional that no other changes have been made.

4.

Deny the preliminary full site plan upon determining that the preliminary full site plan does not meet the standards, spirit and intent of this zoning ordinance and other appropriate ordinances and statutes.

D.

Implementation: The adopted minutes of the Planning Commission shall serve as the official record of the Planning Commission's decision on a preliminary full site plan, including any conditions of approval. The applicant shall be responsible for obtaining a copy of the adopted minutes, and submittal of revised plans and documents that demonstrate compliance with any conditions. Any question on the decision may be made in writing to the Planning Commission prior to adoption of the minutes.

E.

Administrative Final Approval: Upon receipt of a preliminary full site plan approval, the applicant shall have one (1) year from the date of preliminary full site plan approval to submit a final full site plan to the Village. However, the Zoning Enforcement Officer and Village Manager (or designee) may grant the applicant one (1), one (1) year extension provided the request is received in writing prior to the expiration date and presents reasonable evidence to the effect that the development has encountered unforeseen non-self-created difficulties but is then ready to proceed. Should neither of the aforementioned provisions be fulfilled or the one (1) year extension has expired without construction activity underway, the preliminary site plan shall be considered null and void.

F.

The Zoning Enforcement Officer or Village Manager (or designee) shall review the final full site plan for compliance with the standards of this Ordinance, other appropriate ordinances, and statues, if applicable, all conditions issued by the Planning Commission listed in the adopted meeting minutes, and the Village's engineering standards. Based upon this review the Zoning Enforcement Officer and Village Manager (or designee) shall either:

G.

Approve the final full site plan upon determining that the plans meet the standards of the Zoning Ordinance and other appropriate Ordinance and statutes or the Village's engineering standards.

H.

Refer the plans back to the applicant for revision because they do not meet the standards, this zoning ordinance, other appropriate ordinances and statutes, or the Village's engineering standards. The applicant shall be required to prepare revised plans accompanied by a complete list of all changes with a certification, by the applicant's design professional, that no other changes have been made.

I.

Deny the final full site plan upon determining that the plans do not meet the standards, of this zoning ordinance, other appropriate ordinances and statutes, or the Village's engineering standards.

J.

Prior to the final full site plan taking effect, an electronic copy of the site plan CADD file shall be provided to the Village.

K.

A zoning compliance permit shall also be required following final full site plan approval.

L.

Prior to the issuance of a Certificate of Occupancy as per Section 3.04, site as-built information shall be provided to the Village as specified by the Village Engineer (or designee).

M.

Changes to the Approved Final Site Plan: The holder of an approved site plan shall notify the Zoning Enforcement Officer or Village Manager (or designee) of any proposed change to an approved final site plan. Documentation outlying conditions necessitating the changes shall be provided. Changes to the approved site plan shall be permitted only under the following circumstances:

1.

Minor Amendments: Minor changes may be approved by the Zoning Enforcement Officer or Village Manager (or designee) upon determining that the proposed revisions(s) will not alter the basic design, nor any specific conditions imposed as part of the original approval. Minor changes shall include the following:

A.

Change in the building size, up to twenty- five (25%) percent in total floor area in the event of no impact to other approved site improvements.

B.

Movement of buildings or other structures by not more than ten (10) feet, provide all Ordinances are met.

C.

Replacement of plant material specified in the landscape plan with comparable materials of an equal or greater size.

D.

Changes in building materials to a comparable or higher quality.

E.

Changes in floor plans which do not alter the character of the use.

F.

Changes required by outside agencies such as the County, State or Federal departments.

2.

Major Amendments: A proposed change not determined by the Zoning Enforcement Officer or Village Manager (or designee) to be minor shall be submitted to the Planning Commission as a final site plan amendment and shall be reviewed in the same manner as the original application.

The following data shall be included with, and as part of, all applications requiring site plan or plot site plan review:

(1)

A plot plan may be drawn on the grid sheet contained in the application.

(2)

Only if required by the Zoning Enforcement Officer or Village Manager (or designee).

(3)

If needed to determine parking and loading requirements (see Article 16 - Off-Street Parking, Loading, and Access Design Standards).

(4)

If applicable.

(5)

If building design standards apply.

(6)

Requires a photometric study, to the satisfaction of the Zoning Enforcement Officer or Village Manager (or designee).

In the process of reviewing a site plan, the Planning Commission, Zoning Enforcement Officer, or Village Manager (or designee) shall consider the following criteria and assure that these conditions are met to the extent practicable.

A.

Adequacy of Information: The site plan shall include all required information in sufficiently complete and understandable form to provide an accurate description of the proposed uses(s) and structures.

B.

Site Design Characteristics: All elements of site design shall be harmoniously and efficiently organized in relation to topography, the size and type of lot, the character of adjoining property, and the type and size of buildings. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted by this Ordinance. The site shall be designed to conform to all provisions of the Zoning Ordinance. Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the Zoning Ordinance which are relative to and proportionate to the extent of redevelopment, as determined by the Planning Commission, Zoning Enforcement Officer, or Village Manager (or designee).

C.

Traditional Village Character/Historic Preservation: The Village of Dundee is a small traditional community with many historic characteristics and features. All site plans within the Village must demonstrate that they are either emulating this character in new construction, preserving existing characteristics on the site, or carefully integrating both new and historic elements in a compatible manner.

D.

Buildings: Buildings and structures will meet or exceed setback standards, height, and other dimensional standards, and be consistent with applicable building design standards.

E.

Emergency Vehicle Access: All buildings or groups of buildings shall be arranged to permit emergency vehicle access by some practicable means to all vehicles. Emergency vehicle access and maneuvering design shall be approved by a representative of the Village Engineering Department.

F.

Ingress and Egress: Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets, private roads, and walkways.

G.

Pedestrian and Vehicular Orientation: The site plan shall provide a system for pedestrian circulation that allows pedestrians to safely access the site, circulate within the site, and access adjacent sites and development areas such as neighborhoods. The arrangement of vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or non-motorized pathways in the Village. The width of streets and drives shall be appropriate for the volume of traffic they will carry.

H.

Drainage: Stormwater management system and facilities shall preserve the natural drainage characteristics and enhance the aesthetics of the site to the maximum extent possible. Measures must be taken to ensure stormwater management techniques follow safe practices to treat drainage before it enters the system.

I.

Soil Erosion: The proposed development shall include measures to prevent soil erosion and sedimentation.

J.

Exterior Lighting: Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely impact abutting properties or adversely impact the natural evening sky.

K.

Preservation of Natural Areas: The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, alteration to the natural drainage courses, and the amount of cutting, filling and grading. Insofar as practical, natural features and the site topography, viewsheds, historical markers and environmental areas shall be incorporated into the proposed site design.

L.

Public Services: The scale and design of the proposed development shall facilitate the adequate provision of services currently furnished by or that may be required of the Village or other public agency including, but not limited to, fire and police protection, stormwater management, sanitary sewage removal and treatment, traffic control and administrative services. All new utilities shall be installed underground.

M.

Traffic Impact: The expected volume of traffic to be generated by the proposed use shall not adversely impact existing roads and the circulation thereon. Driveways shall be located to minimize conflict with traffic operations on the adjoining road. The number of driveways shall be the minimum needed to provide reasonable access to the site. When deemed necessary by the Planning Commission, Zoning Enforcement Officer, or Village Manager (or designee) or Village Engineering Department, a traffic impact study shall be required.

N.

Compliance with all Ordinances and Laws. A site plan shall be in compliance with the Zoning Ordinance and all applicable Village, County, and State requirements. Evidence of receiving applicable permits shall be provided to the issuance of any construction permit.

O.

Master Plan: Sites shall be designed to be compatible with and in accordance with the goals and objectives of the Village of Dundee Master Plan. More specifically, sites located within the designated subareas (the US-23/M-50 Interchange, Tecumseh Street Mixed-Use Area, Downtown and Neighborhoods) must reflect the specific design guidelines and recommendation strategies of these plan sections.

Those applications that qualify for Administrative Site Plan approval in accordance with Section 8.01 shall comply with the following procedure.

A.

Application: Any person with legal interest in a lot or parcel that qualifies for administrative review under the criteria set forth in Section 8.01 may apply by filing a completed application form, review fee and three (3) copies of the required administrative plan contents with the Village Zoning Enforcement Officer or Village Manager (or designee). Required plan contents are listed in Section 8.03.

B.

Approval: Upon review of the application, the Zoning Enforcement Officer or Village Manager (or designee) shall either:

1.

Request specific revisions and re-submittal of the application upon a finding the application does not meet information requirements or does not meet the intent and regulations of the zoning ordinance;

2.

Approve the administrative plan, with or without conditions;

3.

Upon determining that the administrative plan does not meet the standards, spirit and intent of this zoning ordinance and other appropriate ordinances and statutes, the Zoning Enforcement Officer or Village Manager (or designee) shall deny the administrative plan.

C.

Effectiveness: Upon administrative plan approval, each project shall be under construction within one (1) year after the date of final approval by the Zoning Enforcement Officer or Village Manager (or designee) and be diligently carried on towards completion. If the applicant does not fulfill this provision, the Zoning Enforcement Officer or Village Manager (or designee) may grant one (1) year extension provided the applicant makes application in writing prior to the expiration date and presents reasonable evidence to the effect that the development has encountered non-self-created unforeseen difficulties but is then ready to proceed. Should neither of the aforementioned provisions be fulfilled or the one (1) year extension has expired without construction activity underway, the administrative plan shall be considered null and void.

D.

Changes to the Approved Administrative Plan: The holder of an approved administrative plan shall notify the Zoning Enforcement Officer or Village Manager (or designee) of any proposed change to an approved administrative plan. Documentation outlying conditions necessitating the changes shall be provided. The Zoning Enforcement Officer or Village Manager (or designee) shall review and approve any changes.

The intent of this Section is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed under other forms of ownership within a zoning district. This article is not intended to prohibit or treat a proposed or existing condominium project differently than a project or development under another form of ownership. All plans for all newly created condominium, expansions of existing condominiums and conversion of condominiums in accordance with the Condominium Act, Public Act 59 of 1978, as amended, shall be reviewed under the following procedure:

A.

Preliminary Approval: A full site plan meeting the information requirements of Section 8.03 and review criteria of Section 8.04, shall be submitted for preliminary condominium site plan approval by the Planning Commission. The Planning Commission shall review the site plan following the procedures of this Article and shall take action to approve, approve with conditions or deny. If a condominium site plan is incomplete, the Planning Commission may postpone action on the request and direct the applicant to prepare additional information or revise the plan. Within a phased project, the final plan shall constitute only that portion of the approved preliminary plan that the proprietor proposes to record and develop at that time.

An application for final condominium site plan must be submitted within one (1) year after the date of preliminary condominium site plan approval by the Planning Commission, or such preliminary approval shall be deemed null and void. However, the applicant may be granted one (1) one (1) year extension by the Planning Commission provided the request is received in writing prior to the expiration date and presents reasonable evidence to the effect that the development has encountered unforeseen non-self-created difficulties but is then ready to proceed. Should neither of the provisions be fulfilled, or, the one (1) year extension has expired without construction activity underway, the preliminary condominium site plan shall be considered null and void.

No installation or construction of any improvements or land balancing or grading shall be made or begun until the final condominium site plan has been approved. No removal of trees and/or other vegetation shall be started at this time except for minor clearing required for surveying and staking purposes.

B.

Agency Reviews: Upon receipt of preliminary site plan approval, the proprietor shall submit the preliminary condominium site plan to all authorities for necessary permits, as required by Village and state regulations, and shall deliver two (2) copies of the preliminary condominium site plan to the Superintendent of the school.

C.

Administrative Final Approval: The Zoning Enforcement Officer and Village Manager (or designee), shall review and approve the final site plan if in compliance with all applicable ordinances and regulations. The following information shall be submitted for final condominium site plan approval by the Planning Commission.

1.

A full site plan meeting the requirements of this Article.

2.

Necessary County permits.

3.

Condominium master deed, bylaws, and restrictive covenants.

D.

Design Standards. The design of a one-family detached condominium project shall be subject to the design layout and engineering standards, as provided below, except as may otherwise be provided by this Ordinance. Streets shall conform to the design layout standards of this Article and applicable sections of this Ordinance.

1.

Area, Height and Bulk Requirements. The areas and setbacks required for condominium buildings, and lots shall be based on the density provisions contained in Article 5 of this Ordinance, Residential Districts.

2.

Location and Arrangement of Streets. The street layout shall provide for the continuation of collector streets in adjoining subdivisions or of the proper projection of streets when adjoining property is not subdivided; or conform to a plan for a neighborhood unit adopted by the Planning Commission.

a.

The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged.

b.

Should a proposed condominium development border on or contain an existing or proposed major thoroughfare, the Planning Commission may require marginal access streets, reverse frontage, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards.

c.

Should a proposed condominium development border on or contain a railroad, expressway, or other limited access highway right-of-way, the Planning Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for the development of an appropriate use of the intervening land such as for parks in residential districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.

d.

Should a proposed condominium development border upon or contain an existing or proposed river, canal, channel, or drainage-way, the Planning Commission may require the location of a bridge facility suitable to permit the unimpeded flow of water and the passage of water-borne vehicles.

e.

Maximum length for residential cul-de-sac streets shall be six hundred (600) feet, except where, in the opinion of the Planning Commission, conditions may justify a greater distance.

f.

For large scale residential projects that would potentially have average daily traffic volumes of over two thousand (2,000) trips during an average day or two hundred (200) trips during a peak hour, major entrances should be limited to the half (0.5) mile or quarter (¼) 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.

g.

Spacing of intersections along Major Arterials and Collectors (as established by the Master Plan). Streets intersecting along major thoroughfares shall be spaced at least three hundred (300) feet from the intersection of another platted street on the same side of the street and spaced at least six hundred-sixty (660) feet where possible. In addition, streets crossing major thoroughfares shall cross in direct alignment. Where direct alignment is not possible, streets on opposite sides of a major thoroughfare shall be off-set no less than two hundred-fifty (250) feet to each other, unless the Planning Commission and Village Board of Trustees determine that a lesser offset is justified because of numerous existing streets or the difficulty of providing adequate site distance with a different alignment.

h.

Street Jogs. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be avoided.

i.

Streets shall be aligned to maximize the preservation of natural features and existing grades to the extent feasible. Streets should follow natural topography to minimize grading.

j.

The proposed neighborhood shall conform to the various elements of the Master Plan and shall be considered in relation to the existing and planned major arterials and collector streets, and such part shall be dedicated Village right-of-way in the location and the width indicated on such plan.

k.

Streets shall be designed to facilitate slow vehicle speeds and minimized cut-through traffic. Traffic calming techniques are encouraged in accordance with the objectives of the Village Master Plan.

3.

Right-of-Way Widths. Refer to Village street design standards for road and right-of-way design requirements.

4.

Easements. The location of utility easement shall be provided in accordance with the standards of the applicable utility provider.

5.

Lot Design and Arrangement.

a.

General Standards:

(1)

Through lots are prohibited, except in the case of a reverse frontage lot that abuts a major thoroughfare where access to such major thoroughfare is prohibited.

(2)

Corner lots in residential subdivisions shall be at least fifteen (15) feet wider than the minimum width permitted by the Zoning Ordinance and shall access the lesser traveled street where possible.

(3)

Lots that abut an active rail line shall have minimum depth of two hundred-fifty (250) feet to provide a minimum seventy-five (75) foot setback from the railroad right-of-way line.

(4)

The maximum length of blocks shall not exceed twelve hundred (1,200) feet. The Planning Commission may permit blocks of greater length based on topographic or other physical condition.

b.

Lots Shape and Unit Orientation.

(1)

A depth-to-width ratio of three (3) to one (1) shall not be exceeded. The Village may approve a greater ratio if the building site is limited due to natural features such as floodplain, wetlands, and submerged land.

(2)

Every condominium unit shall front or abut on a street with direct access.

(3)

Side lot lines shall generally be at right angles or radial to the street centerlines. 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.

(4)

Lot line configuration should avoid irregular shapes such as 'dog leg lots' that have irregular side lot lines and 'triangular lots' that have a very small or no rear lot line.

(5)

Condominium units abutting major thoroughfares or collector streets, where marginal access streets are not desirable or possible to attain, shall be situated with reverse frontage condominium units, or with side condominium unit lines parallel to the major traffic streets.

(6)

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

(7)

Where condominium unit's border upon bodies of water, the front yard may be designated as the waterfront side of such condominium unit provided the building envelope has sufficient depth to provide adequate setback on the street side to maintain a setback for all structures equal to the front setback on the street side as well as on the waterfront side.

(8)

Lots intended for purposes other than residential use shall be specifically designed for such purposes and shall have adequate provision for off-street parking and loading, setbacks, and other requirements in accordance with the Zoning Ordinance.

6.

Open Space Design. In accordance with the Schedule of Regulations for all residential districts, open space is required. The design of this feature must comply with the following design standards:

a.

Common upland open space areas shall be provided ample road frontage for high visibility and easy access. Such open space shall be centrally located within the subdivision.

b.

Projects that front on major roadways which possess a natural, or rural, character, shall provide a wider greenbelt to preserve the existing character along the roadway.

c.

Where significant natural features are being preserved such as wetlands and creeks, every attempt shall be made to preserve views to the area. In particular, the terminus of key roadway intersections and entrances should be utilized as a viewshed and focal point for the open space.

d.

Small pockets of useable parkland are also appropriate provided there is a feature that connects the areas creating one cohesive open space system.

e.

Connections to nearby community facilities and other open space areas should be considered in the design.

f.

Where open space access points are provided between lots, they should be a minimum of twenty (20) feet wide and be clearly identified and delineated with physical elements such as fencing, pathways and signs.

7.

Natural Features. The natural features and character of lands must be preserved wherever possible. Due regard must be shown for all-natural features such as large, trees, natural groves, water courses, and similar community assets that will add attractiveness and value to the property, if preserved. The preservation of drainage and natural stream channels must be considered by the proprietor and the dedication and provision of adequate barriers, where appropriate, shall be required. Refer to Article 19 for Environmental Protection Standards.

8.

Pedestrian Circulation. Walkways shall be installed in all condominium development projects. Refer to Section 16.04 for design and construction requirements.

9.

Landscaping. Landscaping is required in all condominium development projects in accordance with Article 14.

10.

Street Lighting. Streetlights shall be provided along both sides of all streets and at all street intersections. They shall be spaced every four hundred (400) feet in between each intersection, or as otherwise determined by the Village Board of Trustees. Streetlights shall not exceed twenty (20) feet in height.

11.

Utilities.

a.

All lines for telephone, electric, television, and other similar services distributed by wire or cable to be placed underground entirely throughout the development area, and such conduits or cables shall be placed within private easements dedicated to the utility provider or within dedicated public ways. Overhead lines may be permitted, upon written recommendation of the Village Engineer and the approval of the Planning Commission at the time of site plan approval, where it is determined that overhead lines will not constitute a detriment to the health, safety, general welfare, design, and character of the development. All such facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All such facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission. All drainage and underground utility installations which traverse privately held property shall be protected by easements granted by the proprietor.

b.

Sanitary sewer including all appurtenances shall be required for all condominium developments in accordance with Village Standards.

c.

Public water supply including all appurtenances shall be required for all developments in accordance with Village Standards.

d.

A storm drainage system including necessary storm sewers, catch basins, manholes, culverts, bridges, and other appurtenances shall be required for all developments in accordance with Village Standards.

e.

Adequate provisions shall be made for proper drainage of stormwater run-off from residential rear yards in accordance with Village Standards.