A.

Statement of Intent.

The intent of these requirements is to ensure that all site condominium developments are constructed in compliance with accepted planning and engineering standards applicable to similar forms of development. Site condominiums may be allowed as a permitted use in any zoning district.

Further, it is also the intent of this section to promote the following objectives:

•

Maintain the rural character of the Township.

•

Maintain an image of open space within the Township.

•

Preserve open space within the township.

•

Preserve natural resources within the Township.

•

Preserve agriculture and farming within the Township.

•

Achieve a balance between farming, open space and residential growth within the Township.

B.

Submission Requirements.

All site condominium subdivision plans shall be submitted for site plan review as required by this Ordinance and Section 66 of the Condominium Act, as amended, and include the following information:

1.

A survey of the site condominium site.

2.

A survey or drawing delineating all natural features on the site, including, but not limited to, flood plains, wetlands, ponds, streams, lakes, drains, woodland areas, and cultural and historic features.

3.

The location size, shape, area and width of all site condominium units and common elements (limited and general), convertible areas as well as the location of all proposed streets.

4.

A copy of the proposed Master Deed, maintenance assurances, easements, and restrictive covenants. Furthermore, upon recording, recorded copies shall be provided to the Township.

5.

A utility plan showing all sanitary sewer, water, and storm drainage improvements, plus all easements for installation, repair and maintenance of all utilities. If wells and septic systems are the primary utility system, then letters (along with appropriate perc tests, as necessary) shall be submitted from the Macomb County Health Department commenting on the potential ability of the system to succeed.

6.

A street construction and paving plan for all streets within the proposed site condominium.

7.

A storm drainage and storm water management plan, including all pipes, swales, drains, basins, and other facilities.

8.

A landscape plan for all entry, street and common element areas.

C.

Review.

1.

Pursuant to authority conferred by Section 141 of the Condominium Act, Act 59 of 1978, as amended, all site condominium plans require approval by the Planning Commission prior to units being sold or site improvements being initiated.

2.

The site condominium process is a two (2) step process; preliminary and final plan review.

a.

Preliminary Plan Review - In the preliminary review phase, the Planning Commission shall review the overall plan for the site, including basic road and unit configurations and the consistency of the plans with all applicable provisions of the Ray Township Master Plan, Subdivision Ordinance and Zoning Ordinance.

In a site condominium which has private roads, approval from the Township Board under the private road requirements of this Ordinance shall be required prior to the Final Plan Approval.

b.

Final Plan Review - Upon receipt of Preliminary Plan Approval, the applicant shall prepare the appropriate engineering plans and apply for Final Plan Review. Further, such plans shall have been submitted for review and comment to all applicable Local, County and State agencies. Final approval shall not be granted until such time as all applicable review agencies have had an opportunity to comment on said plans.

3.

The Planning Commission may consult with the Township Attorney, Planner, and Engineer regarding the adequacy of the submission as it relates to the Ray Township Zoning Ordinance, Subdivision Ordinance, and requirements of the Condominium Act.

D.

District Requirements.

The development of all site condominiums shall observe the applicable dwelling density, lot area, yard setback and minimum floor area requirements of the zoning district within which the project is located.

E.

Design Standards.

1.

All development in a site condominium shall conform to the design and layout standards of the Ray Township Subdivision Ordinance and Zoning Ordinance.

2.

All streets and roads in a site condominium shall conform to the private road standards of the Zoning Ordinance or the Macomb County Department of Roads engineering and design standards for public streets. All roads regardless of ownership shall meet or exceed the specifications and designs of the Ray Township Land Development and Engineering Ordinance.

3.

Public streets, including appropriate stub connections shall be required, where necessary, to provide continuity to the road system. If private streets are provided, an easement may be required to ensure the ability to connect and utilize roadways between developments.

F.

Utility Easements.

The site condominium plan shall include all necessary easements granted to Ray Township for the purposes of constructing, operating, inspecting, maintaining, repairing, altering, replacing and/or removing drainage swales, retention or detention facilities, pipelines, mains, conduits and other installations of a similar character for the purpose of providing public utilities, including the conveyance of sewage, water and storm water run-off across, through, and under the property subject to said easement.

G.

Engineering Reviews and As-Built Requirement.

The Township shall also require the appropriate inspections prior to the issuance of any building permits for individual residences. An "as-built" survey shall be provided to and reviewed by the Township Engineer for compliance with the approved site plan and all applicable Township ordinances.

H.

Any building bonds will not be released to the developer/owner until the as-built plans have been reviewed and accepted by the Township and the Master Deed (including all exhibits and bylaws) has been reviewed by the Township and recorded with the Macomb County Register of Deeds, according to the provisions of the Condominium Act.

(Ord. of 4-17-2024)

A.

Any time existing condominium master deed or association documents (or any similar type documents) are developed or are amended in such a manner which would cause need for Township review, such documents shall be submitted to the Township Planning & Zoning Department for administrative review, along with all appropriate fees. If during the administrative review it is determined that it is necessary for the Planning Commission to review the documents or review an amended site plan as a result to amendments to such documents, a site plan meeting the requirements of Sections 2100-2109 shall be submitted. Once approved, the documents shall be recorded as necessary and a copy of the recorded document shall be submitted to the Township for their records.

1.

The need for review shall be as a result of one of the following:

a.

Changes to the legal descriptions of the overall site, the number of units/parcels, the layout of such units/parcels, changes in ownership (via condominium lines), etc.

b.

Changes in rules and regulations within the document that are also regulated by the Township Zoning Ordinance or other regulatory Ordinances.

c.

The splitting, dividing or amending of portions of the site by legal descriptions or ownership lines which may impact access to or through the site, required number of parking spaces, required setbacks, etc.

B.

In those instances where differing ownerships will or may occur through the condominium process, proof must be provided that each different unit will have adequate access to well and septic systems and are able to meet all applicable ordinance requirements as if the unit were a separate site. Further, if the site is serviced by public sanitary sewer and water, a separate tap and meter for each service for each unit shall be provided unless waived by the Township.