a.

Purpose. The purpose of this chapter is to establish how and when proposals will be reviewed administratively to ensure that uses and developments are in compliance with land use policies and regulations. The Township will use the Administrative Site Plan Review process to expedite reviews of projects that have minimal impact upon a site to enable the property owner to make improvements quickly and affordably. It is not intended to compromise any Township requirements.

b.

Administrative Review: A site plan review consisting of the Thomas Township Community Development Department reviewing a proposed project, along with all other applicable departments, making sure that it complies with the essential site plan review requirements as specified by the Planning Commission and all applicable ordinances and codes without having to go in front of the Planning Commission.

c.

Procedure. All applications submitted would be processed by the Community Development Director, who shall make a preliminary investigation in accordance with the procedures set forth in this chapter. The Community Development Director shall review all applications and determine whether such applications are complete. The following projects may be eligible for Administrative Site Plan Review provided that the existing site conforms with all applicable codes and if one of the following criteria is met:

1)

Additions not exceeding ten (10%) percent of existing building size; however, in no case may the addition exceed 1,000 square feet.

2)

New accessory buildings (garage, pole barn, pavilion, or shed) not larger than 600 square feet in size.

3)

Additional parking spaces limited to an increase of 5% of existing number of spaces.

4)

The proposal is a co-location on an existing antenna tower.

5)

Other minimal changes (driveways, minor parking lot additions, etc.) to a site plan as approved by both the Community Development Director and Township Manager.

d.

Application Submittal. The proposed project will be subject to review by the Fire Department, Police Department, Department of Public Works, Township Engineer, Township Manager, and the Community Development Department. The Community Development Director will forward a written report of each approved project to the Planning Commission for their information. All requests made by each of these departments or individuals must be followed prior to approval.

1)

If the proposed project meets the minimum qualifying criteria to be administratively reviewed, the following procedure and process must be followed prior to starting any construction or receiving a building permit.

2)

The applicant must submit an application for the administrative review and allow a minimum of 30 days for proper review before approval.

3)

The Applicant must meet all site plan review requirements as stated in the Thomas Township Zoning Ordinance below: Issuance of Building Permit or Certificate of Occupancy per Approved Site Plan.

4)

If for any reason the Community Development Director determines that the full Planning Commission should review a site plan, the applicant must comply with all standards for full site plan review including fees.

5)

If for any reason an applicant would like the Planning Commission to conduct a full site plan review, the applicant must comply with all standards for full site plan review including fees.

6)

Under no circumstances will the Administrative Site Plan Review procedure apply to Special Use Permits.

(Ord. No. 07-Z-02, § 1, 6-2-2008, eff. 7-11-2008)

a.

Submission of Site Plan: Site plan review shall be required of all uses in Business Districts (B-1, B-2, B-3, B-4 and B-5) and Industrial Districts (M-1). It shall also be required of single- and multi-family dwellings developments in R-1, R-2 and R-3 Districts. Site plan review shall also be required of all uses permitted under a special land use permit. Site plan review shall be performed prior to the issuance of a building permit for a regulated use.

b.

Site Plan Standards: The Planning Commission shall review the site plans in terms of the following standards:

1)

Safe and convenient vehicular ingress and egress from the proposed use without interference with surrounding transportation patterns. The Planning Commission shall have the authority to vary setbacks for yards to achieve the use of mutual access in cases where this standard will be furthered by doing so.

2)

Provision of bicycle and/or pedestrian access if appropriate and as may be specifically included in the comprehensive plan.

3)

Impact of structures, fencing, lighting and landscaping on adjacent land uses and properties.

4)

Appropriate consideration of environmental concerns including natural resources, air quality, noise levels and storm runoff.

5)

Continuance of established area patterns of landscaping, setbacks, structural materials and street furniture.

6)

Public transportation review: The Planning Commission will review all site plans for consideration of public transportation, but due to the fact that Thomas Township does not have public transportation available at this time, no further action can be taken.

c.

Site Plan Requirements

1)

Minimum Site Plan and/or Special Use Permit Requirements. Items listed in this ordinance are the minimum requirements to be shown on a site plan for development, redevelopment, new construction, renovation or for special use permit consideration by the Thomas Township Planning Commission.

2)

Incomplete Site Plans. Incomplete site plans will be returned to the developer.

3)

Required Items to be Submitted. Three (3) copies of a site plan are required to be submitted for review by the Township, along with the required application(s) and proper payment. In addition, all subdivisions, site condos or platted subdivisions must submit the site plan showing street and lot layout in proper format on disk. All items listed below must be included on a site plan submitted for review and shown to be in conformance with the listed minimum requirements. Only those items determined by the Township to be nonapplicable may be excluded from a site plan.

d.

Site Plan Basics:

1)

North Arrow. Indicate north on the site plan.

2)

Location Map. Indicate the site location as it relates to the Township or County.

3)

Scale of one inch equals fifty feet (1" = 50') or greater. Drawn to a scale of one inch equals fifty feet (1" = 50') or greater.

4)

Indicate Zoning. Indicate the zoning of the subject property and all adjacent zoning districts. A Township Zoning Map is available.

5)

Title or Name of Project. All site plans submitted must include a title or name specific to the proposed project.

6)

Date of Draft. Indicate the draft date of the site plan being submitted.

7)

Legal Description and Tax Identification Number. Indicate on the site plan, the legal description and tax identification number of all parcels involved.

8)

Electrical lines. Indicate all electrical lines on the parcel, and if known, the location of future lines. All electrical lines must be buried.

9)

Sewage lines. Indicate all sewage or waste lines on the parcel.

10)

Gas lines. Indicate all gas lines on the parcel.

11)

All utility lines must be buried according to Thomas Township specifications per Chapter 6, Utility Lines.

12)

Sewage Disposal Systems and Wells. Indicate any sewage disposal systems or wells on the parcel(s).

13)

Developer Information:

a)

Name of Developer, Draftsman and Engineer. Indicate the name of the developer, draftsman, and if used, engineer on the project.

b)

Address of Developer, Draftsman and Engineer. Indicate the address of the developer, draftsman, and if used, engineer on the project.

c)

Telephone Number(s). Indicate the telephone number and fax number of the developer, draftsman, and if used, engineer on the project.

14)

Fire Department Requirements:

a)

Nearest Fire Hydrant. Indicate the distance from the nearest fire hydrant to the furthest part of any building. The Fire Department enforces the Uniform Fire Code as amended.

b)

Fire Hydrant Location. A fire hydrant must be within three hundred feet (300') of the furthest part of any building, the route must accommodate Fire Department apparatus.

c)

Contact Fire Chief or Fire Marshal. A preconstruction meeting is recommended between the developer and the Thomas Township Fire Chief or Fire Marshall. Call the Fire Station at 517-781-4141.

d)

Water Lines. Indicate all water lines on the parcel.

15)

General Property Standards:

a)

Building and Parking Setbacks. All setbacks must be indicated on the site plan, including those from any and all roads, highways, and right-of-way lines. The Business District setbacks are as follows:

i.

B-1 35 foot front yard, no parking allowed. 12 foot one side, total of 25 feet. 20 foot rear.

ii.

B-2 40 foot front yard, 10 foot parking allowed. 15 foot side, except when abutting agricultural zoning then 20 foot side. 20 foot rear.

iii.

B-3 40 foot front yard, 20 foot parking allowed. 10 foot side, except when abutting agricultural zoning then 30 foot sides.

iv.

A zero lot line is allowed if connected to adjacent structures with a combined access and parking area. 30 foot rear.

v.

B-4 50 foot front yard, 20 foot parking allowed. 20 foot side. 30 foot rear.

vi.

B-5 50 foot front yard, 20 foot parking allowed. 20 foot side. 30 foot rear.

Contact the Community Development Department for Residential, Agricultural, Environmental and Limited Manufacturing District setbacks.

b)

Dimensions. Indicate all lot widths and all boundary dimensions.

c)

Lot Size. Indicate the total area of the parcel(s) under consideration.

d)

Identify Elements. Identify any proposed structures or key elements of the development.

e)

Elevation View. A front elevation must be submitted.

f)

Floor Plan. Indicate the structure's floor plan.

g)

Dumpsters Screening. Indicate the location of any dumpsters or trash receptacle(s). All such items must be screened from front, side, and rear yards. A minimum screening fence of six feet (6') high must be placed around all dumpsters.

h)

Outdoor Storage Areas. Outdoor storage areas of items not approved for outdoor display, such as excess stock, shipping pallets or other packing or shipping materials shall be screened and gated in an approved area.

16)

Sidewalks and Landscaping:

a)

Sidewalks Installation. A sidewalk must be installed in any area where sidewalks are required per the Sidewalk Ordinance. The Planning Commission may require additional sidewalks if it determines it is necessary for pedestrian safety.

b)

Existing Landscaping and Trees. In order to evaluate a parcel, all existing landscaping and trees must be indicated.

c)

Greenbelt. A greenbelt is the area between the front of a building or development and the road's edge, excluding allowed parking and driveways. All required plantings must be shown in the greenbelt area.

d)

Greenbelt Size. The size of a greenbelt area shall be determined by the required setback in that zoning district. (See Chapter 4, Landscaping.)

e)

Landscape Plan. A complete landscape plan must accompany all site plans. It must indicate all required plantings per the Landscaping Ordinance. The plan must show all required plantings within parking lot islands, plantings between parcels, and planting around buildings. The plan must indicate the type, size and species of any planting proposed.

17)

Parking Lot Requirements:

a)

Elevation. Indicate the proposed elevation of parking areas and buildings.

b)

Storm Drains. Indicate any proposed storm drains on the parcel.

c)

Paving. All driveways, parking and loading areas and areas where employees or customers will park shall be paved, or covered with concrete approved by the Township.

Gravel parking lots in Parks and Recreational areas are permitted where parking is used for an outdoor use such as soccer, baseball or a similar use.

d)

Curbs. All new parking areas and driveways must be enclosed by curbs.

e)

Numbering Parking Spaces. It is required that all parking spaces within a parking lot, new or existing must be numbered or sections of parking spaces must be numbered and indicated on the site plan.

f)

Egress and Ingress. Indicate the location, arrangement and dimensions of all existing and proposed driveways, exits, and/or egress and ingress points. Any entrance or exit shall be a minimum of twenty-five feet (25') from adjacent parcel lines, including its radius.

g)

Egress and Ingress Size. Any egress or ingress drive shall be no less than twenty two feet (22') in width.

h)

One-way Traffic. Any driveway carrying one-way traffic must be a minimum of fourteen feet (14') in width if parking spaces are angled, and a minimum of sixteen feet (16') in width if parking spaces are at a ninety degree (90°) angle to the driveway.

i)

Two-way Traffic. Any driveway carrying two-way traffic must be a minimum of twenty two feet (22') in width.

j)

Striping. Every parking space must be clearly striped with reflective paint of either yellow, white, blue or silver.

18)

Lighting Requirements:

a)

Lighting Required. Lighting is required in all parking areas except single-family or two-family homes.

b)

Illumination Plan. All developments must illuminate only the parcel under review. At no time shall lighting adversely affect adjacent parcels because of over illumination. If requested, the developer shall provide a full illumination plan to prevent against over illumination.

c)

Light Type. All lights must be box type lighting, directed to the parking or walking surface. Box type lighting refers to the screened sides of the light which direct the light from its source to the parking or walking surface without allowing the light source to be seen from any side, front or rear property line.

d)

Light Height. Exterior lighting shall not exceed a height of twelve feet (12'), if within two hundred feet (200') of a residential district. If an approved light level and distribution pattern is submitted showing that the light(s) will be directed onto a parking lot and/or walking surface is submitted and approved by the Planning Commission, the height of a light may be increased to a maximum of twenty feet (20') if within two hundred feet (200') of a residential district. No light(s) may exceed twenty-five feet (25') in any districts except M-1, unless it is shown to be necessary because of its unique or unusual circumstance.

e)

Direct Light Source. A luminary or lighting plan must be designed to eliminate any direct light source from shining from a business or development onto or at any roads, highways or adjacent parcels.

19)

Miscellaneous Requirements:

a)

Storm Water Ordinance Review. All provisions of the Storm Water Runoff Regulation and Control Ordinance must be complied with prior to site plan review if requested. Application for review is available at the Thomas Township office. Approval of any storm water plan is required by the Thomas Township Engineer.

b)

Soil Erosion Permit. If necessary, a soil erosion permit can be obtained from the Saginaw County Department of Public Works located at 111 S. Michigan Avenue, Saginaw, Michigan 48602. Phone 517-790-5258.

c)

Review Deadline. Anyone submitting a request for consideration or review by the Thomas Township Planning Commission, which includes, but is not limited to, all site plans, special use permits, rezoning, text or map amendments must be made at least thirty (30) days prior to a scheduled Planning Commission meeting date.

d)

Driveway Permit. A driveway permit from MDOT or the Saginaw County Road Commission is required prior to constructing any driveway.

20)

Nonconforming Signage Review:

a)

Documenting Signage. The developer must document all signs on parcel including wall, pole, ground and billboard signs as part of the Planning Commission's nonconforming signage review. The following information will be required:

i.

The height of every existing pole, ground and billboard sign must be shown.

ii.

The setback of every existing pole, ground and billboard sign must be shown.

iii.

The size of every existing pole, ground and billboard sign must be shown.

iv.

The size of every wall sign must be shown.

v.

The linear frontage of every business must be shown.

vi.

A picture of every sign on the parcel must accompany the nonconforming signage review information.

b)

Review of Existing Signage. It shall be required that any existing sign on a parcel under review by the Planning Commission that is nonconforming, including wall, pole, ground or billboard sign(s), must be brought into complete compliance with the Thomas Township Sign Ordinance as part of the site plan review. The entire parcel that is under consideration must be brought into full compliance with the current Sign Ordinance in order to obtain Planning Commission approval during site plan review or special use permit review. If any sign(s) including billboards are not in conformance at the time of site plan review, approval by the Planning Commission will be considered contingent upon making all nonconforming sign(s) conforming to the current standards as outlined in the Sign Ordinance.

c)

Proposed Signage:

i.

New Signage Location. The location of every proposed ground or pole sign must be shown on the site plan for Planning Commission review.

ii.

Sign Size. The total amount of signage allowed on the parcel under review must be stated on the site plan. The total square footage of wall signage allowed must be listed on the site plan. The total square footage of ground or pole signage must be listed on the site plan.

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997; Ord. 00-Z-03, 4-3-2000, eff. 5-12-2000; Ord. No. 07-Z-01, § 1, 8-19-2007, eff. 9-28-2007; Ord. No. 09-Z-01, § 1, 3-11-2009, eff. 4-11-2009; Ord. 11-Z-05, 5-11-2011, eff. 6-11-2011)

a.

Initial Information: Concurrently with notice required to be given Thomas Township pursuant to section 71 of Public Act 59 of 1978, as amended (the Condominium Act), a person, firm, or corporation intending to develop a condominium development shall provide the following information:

1)

The name, address, and telephone number of:

a)

All persons, firms, or corporations with an ownership interest in the land on which the condominium development will be located together with a description of the nature of each entity's interest (for example, fee owner, optionee, or land contract vendee).

b)

All engineers, attorneys, architects, or registered land surveyors associated with the project and the Building Inspector.

c)

The developer or proprietor of the condominium development.

2)

The legal description of the land on which the condominium development will be developed together with appropriate tax identification numbers.

3)

The acreage content of the land on which the condominium development will be developed. There is no minimum or maximum acreage requirement for a condominium development.

4)

The purpose of the development (for example, residential, commercial, industrial, etc.).

5)

Approximate number of condominium units to be developed on the subject parcel.

6)

Whether or not a community water system is contemplated.

7)

Whether or not a community septic system is contemplated.

8)

The names of abutting development projects or subdivisions, if any.

9)

A map of the entire area scheduled for development if the proposed condominium development is a portion of a larger holding intended for subsequent development, and staging of development of the entire condominium development, as well as the relations of each stage to the entire development shall be clearly shown.

10)

A location map showing the relationship of the proposed development to the surrounding area.

11)

The land use and existing zoning of the proposed subdivision and adjacent tracts.

12)

Streets, street names, alleys, sidewalks, rights of way and roadway widths, as well as surfacing of all streets.

13)

Condominium unit lines and total number of units shown by numerical order commencing with number one with no omissions or duplications. Setback requirements and area of condominium units and lands reserved for public use with the conditions of dedication.

14)

A site report as described in the Rules of the State Department of Public Health if the proposed subdivision is not being served by public sewer and water systems.

15)

Location and size of all existing and proposed sanitary sewer, storm sewer, and water supply facilities; points of connection to existing lines, elevations and grades, direction of flow, location of valves and hydrants, as well as location of gas, electric, and telephone lines.

16)

Right-of-way easements, showing location, width and purpose.

17)

Street lighting standards, street trees, curbs, water mains, sanitary sewers and storm drains, manholes, catch basins and underground conduits showing location thereof.

18)

Topography, existing and proposed, at two-foot (2') intervals and proposed grading and landfilling.

b.

Information To Be Kept Current: The information shall be furnished to the Township Zoning Administrator and shall be kept updated until such time as a certificate of occupancy has been issued by the Zoning Administrator.

c.

Site Plans For New Projects: Prior to recording of the master deed required by section 72 of Public Act 59 of 1978, as amended, the condominium development shall undergo site plan review and approval. The Township shall require appropriate engineering plans and inspections prior to the issuance of any certificates of occupancy.

d.

Site Plans for Expandable or Convertible Projects: Prior to expansion or conversion of a condominium development to additional land, the new phase of the project shall undergo site plan review and approval.

e.

Master Deed, Restrictive Covenants, And "As Built Survey" To Be Furnished: The condominium development developer or proprietor shall furnish the Building Official with the following:

1)

One copy of the recorded master deed.

2)

One copy of all restrictive covenants.

3)

Two (2) copies of any "as-built survey".

The "as-built survey" shall be reviewed by the Township Engineer for compliance with Township ordinances. Fees for this review shall be established by resolution of the Township Board.

f.

Monuments Required: All condominium developments which consist in whole or in part of condominium units which are building sites, mobile home sites, or recreational sites, shall be marked with monuments as provided in this subsection.

1)

All monuments used shall be made of solid iron or steel bars at least one-half inch (1/2") in diameter and thirty six inches (36") long and completely encased in concrete at least four inches (4") in diameter.

2)

Monuments shall be located in the ground at all angles in the boundaries of the condominium development; at the intersection lines of streets and at the intersection of the lines of streets with the boundaries of the condominium development and at the intersection of alleys with the boundaries of the condominium development; at all points of curvature, points of tangency, points of compound curvature, points of reverse curvature and angle points in the side lines of streets and alleys and at all angles of an intermediate traverse line. It is not intended or required that monuments be place within the traveled portion of a street to mark angles in the boundary of the condominium development if the angle points can be readily reestablished by reference to monuments along the side lines of the streets.

3)

If the required location of a monument is in an inaccessible place, or where the locating of a monument would be clearly impracticable, it is sufficient to place a reference monument nearby and the precise location thereof be clearly indicated on the plans and referenced to the true point.

4)

If a point required to be monumented is on a bedrock outcropping, a steel rod, at least one-half inch (1/2") in diameter shall be drilled and grouted into solid rock to a depth of at least eight inches (8").

5)

All required monuments shall be placed flush with the ground where practicable.

6)

The Township Board may waive the placing of any of the required monuments and markers for a reasonable time, not to exceed one year, on the condition that the proprietor deposits with the Township Clerk cash, certified check, or irrevocable bank letter of credit to the Township whichever the proprietor selects in an amount to be established by Board resolution. Such cash, certified check, or irrevocable bank letter of credit shall be returned to the proprietor upon receipt of a certificate by a surveyor that the monuments and markers have been placed as required within the time specified.

g.

Compliance with Federal, State, and Local Law: All condominium developments shall comply with Federal and State statutes and local ordinances.

h.

Occupancy: The Zoning Administrator may allow occupancy of the condominium development before all improvements required by this ordinance are installed provided that cash, a certified check, or an irrevocable bank letter of credit is submitted sufficient in amount and type to provide for the installation of improvements before the expiration of the temporary occupancy permit without expense to the Township.

i.

Single-Family Detached Condominiums:

1)

Pursuant to authority conferred by section 141 of the Condominium Act, Act 59 of 1978, as amended, all condominium subdivision plans must be approved by the Township Board of Trustees following review and recommendation for approval by the Planning Commission. In determining whether to recommend a condominium subdivision plan for approval to the Township Board of Trustees, the Planning Commission shall consult with the Zoning Administrator, Township Attorney, Township Engineer, and Township Planner regarding the adequacy of the master deed, deed restrictions, utility systems and streets, development layout, and design and compliance with all requirements of the Condominium Act and Township Zoning Ordinance.

2)

A single-family detached condominium development shall be subject to all the requirements and standards of the applicable single- or multiple-family residential district or approved planned unit development (PUD) plan.

3)

Private roads shall be constructed to the requirements of the Saginaw County Road Commission and the developer shall prepare and record a restrictive covenant running with the land and applying to all parcels abutting on said street and shall contain the following:

a)

Said street or roadway shall be covered by an easement at least sixty six feet (66') in width.

b)

Said street or roadway shall be constructed in accordance with minimum Saginaw County Road Commission standards and specifications.

4)

The developer and/or owners of parcels abutting said street or roadway shall fully assume the entire cost of all maintenance, repair, and snow removal. If the street or roadway is not initially hard surfaced, any future hard surfacing shall be paid for in full by the developer and/or owners of the surrounding parcels. Enclosed storm drains shall be fully paid for by the developer. The Township shall not bear any initial or future costs pertaining to said street or roadway.

5)

Where sewer, water or other utilities are to be extended in any such roadway or street, an easement for such shall be given to the appropriate body.

6)

The design of a single-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.

7)

Location Arrangement And Design Of Streets:

a)

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

b)

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

c)

When a proposed condominium development borders on or contains an existing or proposed thoroughfare, the Commission shall 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.

d)

When a proposed condominium development borders on or contains a railroad, expressway, or other limited access highway right-of-way, the 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.

e)

Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of those regulations, and where the Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Wherever there exists adjacent to the tract to be subdivided, a dedicated or platted and recorded half street, the other half shall be platted or otherwise included in the condominium subdivision.

f)

When a proposed condominium development borders upon or contains an existing or proposed canal, channel, or drainageway, the Commission may require the location of a bridge facility suitable to permit the unimpeded flow of water and the passage of waterborne vehicles.

8)

Right-Of-Way And Pavement Widths: Street right-of-way and pavement widths shall conform to at least the following minimum requirements:

TABLE 32 RIGHT-OF-WAY AND PAVEMENT WIDTHS

a)

No on-street parking shall be allowed.

b)

Minimum length for residential cul-de-sac streets shall be one hundred forty feet (140'). Maximum length for residential cul-de-sac streets shall be six hundred feet (600'). Special consideration shall be given to longer culs-de-sac under certain topographic conditions or other unusual situations.

c)

Access to streets across all ditches shall be provided by the proprietor with the Saginaw County Road Commission's specifications and procedures for driveway installation.

9)

Easements:

a)

Locations of utility line easements shall be provided as necessary for utility lines. Such easements shall be a total of not less than twelve feet (12') wide, six feet (6') from each parcel.

b)

Recommendations on the proposed layout of telephone and electric company easements should be sought from all of the utility companies serving the area. It shall be the responsibility of the proprietor to submit copies of the proposed condominium development plan to all appropriate public utility agencies.

c)

Easements six feet (6') in width, three feet (3') from each parcel shall be provided where needed alongside condominium unit boundary lines so as to provide for streetlight dropouts. Prior to the approval of the condominium subdivision plan, a statement shall be obtained from the appropriate public utility indicating that easements have been provided along specific condominium unit boundaries. A notation shall be made on the condominium subdivision plan indicating: "The side boundary lines between condominium units (indicating building envelope numbers) are subject to street light dropout rights granted to the (name of utility company)."

10)

Condominium Units: Condominium units within detached condominium developments shall conform to the following standards:

a)

Condominium units situated on corners in residential subdivisions shall be at least ten feet (10') wider than the minimum width permitted by the Zoning Ordinance.

b)

Excessive condominium unit depth in relation to width shall be avoided. A depth-to-width ratio of four to one (4:1) shall be considered a maximum.

c)

Every condominium unit shall front or abut on a street.

d)

Side condominium unit lines shall be at right angles or radial to the street lines.

e)

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

f)

Where condominium units 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.

g)

The width, depth, and area of condominium units shall not be less than the particular district requirements of the Zoning Ordinance except where outlots are provided for some permitted purpose.

h)

Where condominium units are developed so that they abut on existing roads, freeways, shopping centers or industrial properties, the subdivider shall record with the Saginaw County Register of Deeds a restrictive covenant running with the land providing that no right to access by vehicular traffic to the existing road, freeway, shopping center, or industrial property is permitted from or onto such condominium units. Access to such condominium units shall be provided internally from streets constructed within the proposed development. Such condominium units shall contain a landscape easement along the rear at least fifty feet (50') wide in addition to the utility easement to restrict access to the existing street. When a landscape easement is required to be provided herein, the developer shall provide a landscaped earth berm and tree plantings. Residential condominium units extending through a block and having frontage on two (2) local streets shall be prohibited.

11)

Blocks:

a)

Maximum length for blocks shall not exceed one thousand three hundred twenty feet (1,320') in length, except where, in the opinion of the Planning Commission, conditions may justify a greater distance.

b)

Widths of blocks shall be determined by the condition of the layout and shall be suited to the intended layout.

12)

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, watercourses, 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.

13)

Walkways: Walkways shall be installed in all single-family detached condominium developments. Such walkways shall be a minimum of five feet (5') in width along both sides of all streets. Access to all general common areas shall be provided. Upon review of the site plan, the Planning Commission may approve alternate locations for the walkways or may waive the walkway requirement if it would not serve the purpose of providing adequate pedestrian circulation. Walkways shall be a minimum lateral slope of one-fourth inch (1/4") per foot away from the property line. Walkways shall be concrete, four inches (4") thick with six inch (6") thickness under driveways. Driveway aprons shall not break the sidewalk's level. Sidewalks shall otherwise be constructed as planned in the Township's sidewalk plan.

14)

Street Trees And Landscaping:

a)

Street Trees and Landscaping: Trees shall be provided in the road right-of-way of both sides of all streets, public or private, and shall be placed at the minimum rate of three (3) per single family lot, at a maximum distance apart of twenty-five feet (25'). All trees shall be of the same or similar species as those planted by neighboring property owners. All of the required number of trees mandated in this subsection will be planted within the road right-of-way with a permit from the Saginaw County Road Commission. If it is determined by Thomas Township that trees cannot be planted within the road right-of-way for reasons that cannot be corrected, the trees may be planted within the front yard area. Front yard as defined in the zoning ordinance is a yard extending across the full width of a lot between the front lot line and the nearest line of the main building.

b)

The following trees are prohibited:

•

Box elder

•

Catalpa

•

Elms

•

Horse chestnut (nut bearing)

•

Poplars

•

Soft maples (red, silver)

•

Tree of heaven

•

Willows

c)

All unimproved surface areas of the site shall be planted with grass, ground cover, shrubbery, or other suitable landscape materials, except that patios, terraces, decks and similar site features may be allowed.

d)

Where a landscape easement is required to be provided herein, the subdivider shall provide a landscaped earth berm and tree plantings within the easement as required by the Township Board after review and recommendation by the Planning Commission. The berm shall be a minimum of six feet (6') high at the time of planting, construction, or installation. Trees shall be a minimum of eight feet (8') high at the time of planting. Maximum spacing for the trees shall be twenty-five feet (25') apart. A drawing of the berm and the tree plantings shall be completed by a landscape architect and submitted to the Planning Commission for review. The landscape easement shall be in addition to the required setback requirements for structures within a given zoning district.

15)

Utilities:

a)

An adequate storm drainage system, including necessary storm sewers, drain inlets, manholes, culverts, bridges, and other appurtenances, shall be required in all subdivisions. The requirements for each particular subdivision shall be established by the Saginaw County drain commissioner.

b)

If there is an existing and extendable public water supply system within five hundred feet (500') from any portion of a proposed subdivision, the subdivider shall provide water mains and necessary appurtenances thereto within the subdivision and shall pay one hundred percent (100%) of the construction cost for said installation, including fire hydrants and other required appurtenances. Said construction cost shall include the cost of offsite installation.

c)

If there is no existing or accessible public water supply system the subdivider shall comply with any rule or ordinance adopted by Saginaw County or promulgated by the Saginaw County health department relative to private water supplies.

d)

If a public sanitary sewer system is extendable within five hundred feet (500') from any portion of the proposed condominium development, sanitary sewers and other required appurtenances thereto, shall be provided by the developer who shall pay one hundred percent (100%) of the construction cost of the installation of said sanitary sewers. Sanitary sewer lines shall include service connections from the sewer main to the property line. Said construction cost shall include the costs of installation within five hundred feet (500') of the development or more if agreed by the developer. Any reimbursement or cost sharing by the Township would be determined by the Board.

e)

Where it is determined in the judgment of the Planning Commission, with the advice of the Township engineer and the Saginaw County health department, that a condominium development cannot be economically connected with an existing public sewer system or that a public sewer system cannot be provided for the development itself, then approved septic tanks and disposal fields may be allowed which shall comply with all requirements of the Saginaw County health department or ordinances of Saginaw County. When studies by the Township Planning Commission or the Township Engineer indicate that construction or extension of sanitary trunk sewers to serve the property being developed appears probable within a reasonable time of up to three (3) years, sanitary sewer mains and house connections may be required to be installed and capped.

16)

Final Documents To Be Provided: After submittal of the condominium plan and bylaws as part of the master deed, the proprietor shall furnish to the Township a copy of the site plan on a Mylar sheet of at least thirteen by sixteen inches (13 × 16") with an image not to exceed ten and one-half by fourteen inches (10½ × 14").

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997; Ord. 06-G-05, 5-1-2006, eff. 6-10-2006; Ord. No. 17-Z-04, § 1, 11-6-2017, eff. 12-9-2017; Ord. No. 22-Z-01, 1-10-2022, eff. 2-18-2022)

The Planning Commission may require a performance bond, cash, irrevocable letter of credit, or other similar financial assurance satisfactory to the Township. All financial deposits must be deposited with the Township prior to the issuance of a building permit, in the amount of the Planning Commission's estimated cost of installing the landscaping onto the parcel and shall be held until all approved landscaping is installed. If landscaping is not installed in accordance with the approved site plan as determined solely by the Township, the deposited financial assurance may be used to install the required landscaping and only any unused portion thereof will be returned. If the financial assurance does not cover the entire cost of installation, the excess cost will be billed to the owner of the property.