City of Roseville, MI Article V Design Standards

§ 294-15 General requirements.

The arrangement, character, extent, width, grade and location of all streets shall conform to the Master Plan or master thoroughfare plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.

A. Where such is not shown on the Master Plan or master thoroughfare plan, the arrangement of streets in a subdivision shall either:

(1) Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or

(2) Conform to a plan for the neighborhood approved by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.

B. Minor streets shall be so laid out that their use by through traffic will be discouraged.

C. Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Commission may require marginal access streets, reverse frontage with screen planting contained in a private nonaccess easement having a minimum width of 12 feet along the rear and/or side property line or such other treatment as may be desirable for protection of residential properties and to afford separation of through and local traffic.

D. Where a subdivision borders on or contains a railroad right-of-way or limited-access highway right-of-way, the Planning Commission may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts. Such distances shall be determined with due regard for the requirements of approach grades and future grade separations.

E. Certain proposed streets, as indicated by the Planning Commission, shall be extended to the boundary line of the subdivision to provide for satisfactory future circulation within the neighborhood.

F. Alleys will not be approved in those parts of the proposed subdivision located in one- or two-family residential zoning districts.

G. No street names shall be used which will duplicate or be confused with the names of existing streets unless a new street is a continuation of or a proposed extension of an existing street on the Master Plan. Street names shall be subject to the approval of the Planning Commission.

H. Where the plat submitted covers only a part of the property owned by the subdivider, a plan of the prospective future platting of the unsubmitted part shall be furnished, and the street system of the part submitted shall be considered in light of adjustments in connection with the street system of the part not submitted.

I. Where the parcel is subdivided into larger tracts than for building lots, such parcels shall be divided so as to allow for the opening of major streets and the ultimate extension of adjacent minor streets.

J. Subdivisions showing unplatted strips or private streets controlling access to public ways will not receive approval.

§ 294-16 Street design.

Street design shall be as follows:

A. Half streets shall be prohibited except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Planning Commission finds that it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Whenever a half-street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

B. Street jogs within center-line offsets of less than 125 feet shall be avoided as far as practical.

C. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

D. When street lines deflect from each other at any one point by more than 10°, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than 200 feet for minor streets, 300 feet for collector streets and of such greater radii as the Planning Commission shall determine for special cases.

E. Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 60°.

F. Property lines at street intersections shall be rounded with a radius of 10 feet or of a greater radius where the Planning Commission may deem it necessary for safety. The Planning Commission may permit comparable cutoffs or chords in place of rounded corners.

G. Street right-of-way widths shall be as shown on the Master Plan and, where not shown therein, shall not be less than as follows, unless the Planning Commission considers that the existing street pattern requires a practical adjustment:

	Street Type	Right-of-Way (feet)
	Arterial and mile roads	120
	Collector and one-half-mile roads	86
	One-fourth-mile road when a secondary collector	66
	Minor and marginal access	60

H. Cul-de-sac streets.

(1) Cul-de-sac streets designed to be so permanently shall not be longer than 500 feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 80 feet and a street right-of-way diameter of at least 100 feet. The property line at the intersection of the turnaround and the straight portion of the street shall be rounded at a radius of not less than 20 feet.

(2) Where, in the opinion of the Planning Commission, it is desirable to provide for street access to adjoining property, proposed streets shall be extended by dedication to the boundary of such property. Such dead-end streets shall be provided with a temporary turnaround having a roadway diameter of at least 80 feet.

I. No street grade shall be less than 4/10 of 1% nor more than 5%, with due allowance for reasonable vertical curves.

§ 294-17 Alleys.

Alleys shall be provided in commercial and industrial districts, except that the Planning Commission may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking, consistent with and adequate for the uses proposed.

A. The width of an alley shall be 20 feet.

B. Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.

C. Dead-end alleys shall be avoided where possible but, if unavoidable, shall be provided with adequate turnaround facilities at the dead end, as determined by the Planning Commission.

§ 294-18 Easements.

A. Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least 12 feet wide.

B. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way, conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.

§ 294-19 Blocks.

A. No block may be more than 1,200 feet nor less than 600 feet in length between the center lines of intersecting streets, except where, in the opinion of the Planning Commission, extraordinary conditions unquestionably justify a departure from these limits.

B. In blocks over 700 feet in length, the Planning Commission may require at or near the middle of the block a public way or easement of not less than 10 feet in width for use by pedestrians and/or as an easement for public utilities. Such easements shall be straight from street to street.

§ 294-20 Lots.

The lot size, width, depth, shape and orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

A. Minimum lot dimensions and sizes shall conform to the requirements of the Zoning Ordinance[1] provided that:

(1) Residential lots, where not served by public sewers, shall not be less than 60 feet wide nor less than 7,500 square feet in area.

(2) Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

(3) Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.

[1] Editor's Note: See Ch. 370, Zoning.

B. All lots shall abut by their full frontage on a publicly dedicated street or a street that has received the legal status as such.

C. Double frontage, or lots with frontage on two parallel streets, should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 12 feet, and across which there shall be no right of access, shall be provided along the line of lots abutting such traffic artery or other disadvantageous use.

D. Side lot lines shall be substantially at right angles or radial to street lines.

E. All remnants of lots below minimum size left over after subdividing of a larger tract shall be added to adjacent lots rather than being allowed to remain as unusable parcels.

§ 294-21 Parks, playgrounds and public open spaces.

A. The Council may accept the dedication of parks, playgrounds and other public open spaces not shown on the Master Plan when it appears that the city will benefit from such dedication.

B. Where a proposed park, playground, school or other public use shown on the Master Plan is located in whole or in part in a proposed subdivision, the Council may require the reservation of such area within the subdivision when the Council deems such requirements to be reasonable. A request for such land reservation shall be constructed as the first step toward acquisition of said land by gift or purchase.