This chapter shall be known and may be cited
as the "City of Monroe Subdivision Control Ordinance" or the "Subdivision
Regulations" and shall be referred to herein as "these Subdivision
Regulations" or "these regulations."
These Subdivision Regulations are enacted pursuant
to the statutory authority granted by the Subdivision Control Act
of 1967, Act No. 288 of the Public Acts of 1967, as amended.
As used in these Subdivision Regulations, the
following terms shall have the meanings indicated:
ALLEY
A public way less than 30 feet in width which affords only
a secondary means of access to abutting property and is not intended
for general traffic circulation.
AS-BUILT PLANS
Revised construction plans in accordance with all approved
field changes.
BLOCK
The property abutting one side of a street and lying between
the two nearest intersecting streets, or between one intersecting
street and a railroad right-of-way, unsubdivided acreage or a river
or live stream, or between any of the foregoing and any other barrier
to the continuity of development.
BUILDING LINE and SETBACK LINE
The line parallel to a street right-of-way line, the shore
of a lake or the edge of a stream or river bank established on a parcel
of land or on a lot for the purpose of prohibiting construction of
a building between such line and a right-of-way or other public area
or the shore of a lake or the edge of a stream or river bank.
CAPTION
The name by which a plat is legally and commonly known.
COMMERCIAL DEVELOPMENT
A planned commercial center providing building areas, parking
areas, service areas, screen planting and widening, turning movement
and safety lane roadway improvements.
COMPREHENSIVE DEVELOPMENT PLAN and MASTER PLAN
A plan adopted by the City for the physical development of
the City, showing the general location of major streets, parks, schools,
public building sites, land use and other similar information. The
plan may consist of maps, data and other descriptive matter.
DEDICATION
The intentional appropriation of land by the owner to public
use.
FLOODPLAIN
That area of land adjoining the channel of a river, stream,
watercourse, lake or other similar body of water which will be inundated
by a flood which can reasonably be expected for that region.
GREENBELTS and BUFFER PARKS
Strips or parcels of land, privately restricted or publicly
dedicated as open space, located between incompatible uses for the
purpose of protecting and enhancing the residential environment.
IMPROVEMENT
Any structure incident to servicing or furnishing facilities
for a subdivision, such as grading, street surfacing, curbs and gutters,
driveway approaches, sidewalks, crosswalks, water mains and lines,
sanitary sewers, culverts, bridges, utilities, lagoons, slips, waterways,
lakes, bays, canals and other appropriate items with appurtenant construction.
INDUSTRIAL DEVELOPMENT
A planned industrial area designed specifically for industrial
use and providing screened buffers, wider streets and turning movement
and safety lane roadway improvements, where necessary.
LOT
A measured portion of a parcel or tract of land which is
described and fixed in a recorded plat.
LOT DEPTH
The mean horizontal distance from the front street line to
the rear lot line.
LOT WIDTH
The mean horizontal distance between the side lot lines,
measured at right angles to the side lot line. Where side lot lines
are not parallel, the lot side shall be considered to be the average
of the width between such side lot lines.
OUTLOT
When included within the boundary of a recorded plat, means
a lot set aside for purposes other than a building site, park or other
land dedicated to public use or reserved to private use.
PARCEL and TRACT
A continuous area or acreage of land which can be described
as provided for in the Subdivision Control Act.
PLANNED DEVELOPMENT
A deliberately conceived and intentional design, reduced
to a graphic written plan, of a complex of two or more buildings occupying
an area greater in size than a standard lot, which area is divided
into specific building placement, off-street parking and other specific
use areas, is generally designed for homogeneous or heterogeneous,
but compatible, uses permitted within any specific zoning classification,
and is developed under one owner or organized group.
PLANNED UNIT DEVELOPMENT
An area of land controlled by a single landowner and developed
as a single entity for a number of dwellings and other uses, the plan
for which does not necessarily correspond, in lot size, type of dwelling
unit, dwelling or population density, lot coverage, or required open
space, to any other zoning district established in the City.
PLANNING COMMISSION
The Citizens Planning Commission of the City of Monroe, as established in Chapter
22, Article
V of this Code.
PLAT
A map or chart of a subdivision of land. Specifically:
A.
PRE-PRELIMINARY PLATAn informal plan or sketch drawn to scale and in pencil, if desired, showing the existing features of a site and its surroundings and the general layout of a proposed subdivision.
B.
PRELIMINARY PLATA map showing the salient features of a proposed subdivision of land submitted to an approving authority for purposes of preliminary consideration.
C.
FINAL PLATA map of a subdivision of land made up in final form ready for approval and recording.
PROPRIETOR, SUBDIVIDER and DEVELOPER
A natural person, firm, association, partnership or corporation,
or a combination of any of them, which may hold any recorded or unrecorded
ownership interest in land. The proprietor is also commonly referred
to as the "owner."
PUBLIC OPEN SPACE
Land dedicated or reserved for use by the general public.
It includes parks, parkways, recreation areas, school sites, community
or public building sites, streets and highways and public parking
spaces.
PUBLIC UTILITY
All persons, corporations, firms, copartnerships and municipal
or other public authorities providing gas, electricity, water, steam,
telephone, telegraph, storm sewer, sanitary sewer, transportation
or cable television services or other services of a similar nature.
REPLAT
The process of changing, or the map or plat which changes,
the boundaries of a recorded subdivision plat or part thereof. The
legal division of an outlot within a recorded subdivision plat without
changing the exterior boundaries of the outlot is not a replat.
RIGHT-OF-WAY
Land reserved, used or to be used for a street, alley, walkway
or other public purpose.
SIGHT DISTANCE
The unobstructed vision on a horizontal plane along a street
center line from a driver-eye height of 3.75 feet and an object height
of six inches.
STREET
A right-of-way which provides for vehicular and pedestrian
access to abutting properties. Specifically:
A.
ARTERIAL STREETA street of considerable continuity which is used or may be used primarily for fast or heavy traffic.
B.
COLLECTOR STREETA street used to carry traffic from minor streets to arterial streets, including principal entrance streets to large residential developments.
C.
CUL-DE-SACA minor street of short length having one end terminated by a vehicular turnaround.
D.
EXPRESSWAYA street designed for high-speed, high-volume traffic, with full or partially controlled access, some grade crossings and no driveway connections.
E.
FREEWAYA street designed for high-speed, high-volume through traffic, with completely controlled access, no grade crossings and no private driveway connections.
F.
MARGINAL ACCESS STREETA minor street which is parallel and adjacent to arterial streets which provides access to abutting properties and protection from through traffic and which does not carry through traffic.
G.
MINOR STREETA street which is intended primarily for access to abutting properties.
H.
PARKWAYA street designed for noncommercial, pleasure-oriented traffic moving at moderate speeds between and through scenic areas and parks.
I.
STREET WIDTHThe shortest distance between the lines delineating the right-of-way of streets.
SUBDIVIDE and SUBDIVISION
The partitioning or dividing of a parcel or tract of land
by the proprietor thereof or by his or her heirs, executors, administrators,
legal representatives, successors or assigns for the purpose of sale,
or lease of more than one year, or of building development, where
the act of division creates five or more parcels of land, each of
which is 10 acres or less in area, or five or more parcels of land,
each of which is 10 acres or less in area, which are created by successive
divisions within a period of 10 years.
SURVEYOR
Either a land surveyor who is registered in the state as
a registered land surveyor or a civil engineer who is registered in
the state as a registered professional engineer.
TOPOGRAPHICAL MAP
A map showing existing physical characteristics, with contour
lines at sufficient intervals to permit determination of proposed
grades and drainage.