The following minimum subdivision principles, standards, and requirements
will be applied by Township officials in evaluating the plans for a proposed
subdivision.
A.
Land shall be suited for the purpose for which it is
to be subdivided.
B.
Land subject to hazards of life, health and safety, such
as strip mine land, quarry land, open ditches and land subject to flooding
or subsidence, shall not be subdivided for residential purposes. All such
hazards shall be identified and eliminated by the owner or developer and guarantees
shall be provided to the Township that adequate safeguards against such hazards
have been provided.
C.
No land shall be subdivided in a manner that landlocks
or compromises the use or future development of contiguous or adjacent land
areas.
A.
Proposed streets shall be properly related to Township,
county, and state road and highway plans that have been prepared and officially
adopted and/or filed as prescribed by law.
B.
Streets shall be logically related to the topography
to achieve usable lots and reasonable grades.
C.
Internal subdivision streets shall be laid out to discourage
unnecessary through traffic, but provisions to coordinate adjacent area streets
will be generally required.
D.
Where a subdivision plan abuts or contains an existing
or proposed arterial street, the governing body may require local access streets,
reverse frontage lots, or such other treatment that will provide protection
for abutting properties, reduction in the number of intersections with arterial
streets, and separation of local and through traffic.
E.
New half or partial streets will not be permitted, except
where essential to reasonable subdivision of a tract in conformance with the
other requirements and standards of this chapter, and where, in addition,
satisfactory assurances for dedication of the remaining part of the street
is secured.
F.
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be plotted within
such tract.
G.
Dead end streets shall be prohibited except as stubs
to permit future street extensions or when designed as culs-de-sac. Permanent
cul-de-sac streets may be permitted when it is clear that through traffic
at such a street end is not essential to the existing or future street system
in that district, or to the development of adjacent properties in the area.
(1)
Such streets, where permitted, shall not exceed 1,500
linear feet including the cul-de-sac. The Planning Commission may recommend
approval of a cul-de-sac terminated street longer than 1,500 feet if it determines
that additional length improves layout design, is more adaptable to local
topography, and does not create hardship for potential residents and/or the
Township with respect to access, movement, convenience or safety. Temporary
dead end street stubs shall terminate with culs-de-sac if said street extensions
are not made within one year unless said street stubs are 240 feet or less
in length and accommodate no more than four building lots.
(2)
The turn-around shall have an outside pavement radius
of not less than 40 feet and a right-of-way radius of not less than 50 feet.
(3)
The minimum grade of the turn-around portion of the cul-de-sac
shall be 1%.
(4)
The maximum grade of the turn-around portion of the cul-de-sac
shall be 5%.
(5)
The minimum width of all lots abutting a cul-de-sac shall
be 50 feet at the right-of-way line.
H.
If lots resulting from original subdivision are large
enough to permit additional subdivision, or if a portion of the tract is not
subdivided, adequate street rights-of-way shall be provided as necessary to
allow for future development activity.
I.
Reserve strips, restricting or controlling access to
adjacent streets or properties shall be prohibited. This requirement shall
apply equally where the end point of a cul-de-sac touches portions of an adjacent
tract or land parcel. In such situations, a 50 foot right-of-way shall be
recorded on the plan to provide for future street extension.
J.
Street grades.
(1)
Center line grade shall be not less than 2%.
(3)
Vertical curves shall be used at changes of grade and
shall be designed in relation to the extent of the grade change. (Applicable
standard: 10 to 12 times the algebraic difference in the grade.)
(4)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than 4% grades
for a distance of 25 feet measured from the nearest right-of-way line of the
intersecting street.
K.
Street width.
(1)
Minimum street right-of-way and cartway width shall be
as follows. Minor street and marginal access street: right-of-way and twenty-four-foot
paved cartway.
(2)
Additional right-of-way and cartway width may be required
by the governing body for the following purposes:
(3)
Short extension of existing streets with lesser right-of-way
and/or cartway widths than prescribed above may be permitted; provided, however,
that no section of new right-of-way less than 50 feet in width shall be permitted.
L.
Street intersections.
(1)
Multiple intersections involving junction of more than
two streets shall be prohibited. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular safety.
(2)
Streets shall be laid out to intersect as nearly as possible
at right angles. No street shall intersect another at an angle of less than
60º.
(3)
Streets entering opposite sides of another street shall
be laid out either directly opposite one another or with a minimum offset
of 150 feet between their center lines.
(4)
Minimum curb radii at street intersections shall be 15
feet for intersections involving only minor streets, 25 feet for intersections
including other type streets, or such greater radius as is suitable to the
specific intersection.
(5)
A clear sight triangle shall be maintained at all intersections
within an area formed by the intersecting street lines and a line joining
points on the street lines 75 feet from the corner.
(6)
Intersections of local streets with collector and arterial
streets shall be kept to a minimum, consistent with topography and other local
conditions. All subdivision intersections of less than 150 feet shall be avoided.
To the fullest extent possible, intersections with collector and arterial
streets shall be located not less than 800 feet apart, measured from center
line to center line.
M.
Alleys shall not be permitted in any subdivision.
N.
Private streets, either new or existing, (vehicular rights-of-way
not dedicated for public use) shall not be approved, nor shall layout or improvements
for lots abutting private streets be approved for more than a maximum total
of five lots. A portion of any such lot shall be within 1,000 feet from a
point of intersection with a public access road. When such private streets
are approved, they shall have a minimum fifty-foot right-of-way, shall be
installed in a manner that will enable a mud-free condition at all times and
shall not receive maintenance, repair or other road related services from
the Township. Topography lines are required in subdivisions of two or more
lots. No extension of private streets shall be approved until the original
portion of the street complies with all requirements of this chapter and is
dedicated for public use.[1]
O.
Streets proposed for commercial or industrial land development
purposes shall, if possible, be laid out to intersect directly with arterial
and collector streets. Insofar as possible, traffic circulation systems for
commercial and industrial subdivisions shall be designed in a manner to eliminate
or discourage traffic flow through residential areas.
P.
Driveways (site ingress and egress).
(1)
Commercial and industrial ingress and egress (driveways)
shall be designed to provide optimum visibility and to minimize traffic congestion
in the vicinity of the development parcel. Traffic access design shall conform
to the following requirements:
(a)
(b)
Defined ingress and egress points shall be required for
all commercial and industrial development parcels.
(2)
All driveways shall be constructed so as not to interfere
with roadway drainage. Cross drains shall be constructed beneath the driveway
where required to provide adequate drainage.
A.
The following general provisions shall apply to all subdivisions
of land:
(1)
All lot area requirements and specified minimum yard
and setback designations shall be dimensioned from public rights-of-way where
applicable. No lot area requirement or setback shall be computed from within
a public right-of-way.
(2)
The frontage width of lots abutting a cul-de-sac shall
be determined as the width at the building line. The side yard and setback
requirements will be calculated from the midpoint of the structure along the
average length of both sides and the rear of the structure.
(3)
All lot lines shall be set perpendicular or radial to
the center line of the street whenever possible.
(4)
Lots abutting local streets shall front on the streets
that parallel the long dimension of the block, if possible.
(5)
All lots shall abut by their full frontage on a publicly dedicated street. Lots abutting on a private street or easement shall not be approved, except that lots developed on private streets in existence prior to the enactment of this chapter may be approved. Private streets shall not be extended to permit additional lot development. (See § 161-19N)
(6)
No land shall be graded, cut or filled so as to create
a slope exceeding a vertical rise of one foot for each two feet of horizontal
distance between abutting lots, unless a retaining structure is installed
in accordance with specifications approved by the Township Engineer and the
governing body.
(7)
The literal application of front yard setback requirements for single family dwellings, as set forth in Chapter 185, Zoning, may be relaxed by the governing body in predominantly developed areas, provided that:
(a)
Seventy-five percent or more of the established structures on the same side of the street in the immediate vicinity have front yard areas less than required by Chapter 185, Zoning;
(b)
For purposes of this setback relaxation, immediate vicinity
shall be interpreted as a block area not exceeding 800 lineal feet which is
between either two intersecting streets, or an intersecting street and a cul-de-sac;
(c)
In the absence of typical block development in open or
rural areas, the immediate vicinity shall be determined as developed parcels
within 500 lineal feet of the subject property;
(d)
Where setback relaxations are granted, the front yard
setback requirements shall be established as the average setback of all existing
structures in the immediate vicinity;
(e)
The relaxation of setback requirements under this section shall be subject to the granting of a zoning variance from the Zoning Hearing Board and shall be employed only to achieve orderly development and not to circumvent the purpose and intent of Chapter 161, Subdivision and Land Development, or of Chapter 185, Zoning.
B.
Lots laid out for residential purposes shall be subdivided in accordance with the provisions of Chapter 185, Zoning, with respect to lot area, lot width, setbacks, yard requirements and other applicable requirements.
C.
Lots and tracts of land laid out for nonresidential purposes shall be subdivided in accordance with the provisions of Chapter 185, Zoning, with respect to lot area, lot width, setbacks, yard requirements, and the following additional guidelines:
(1)
The location of areas designated for structures, internal
site accessways, off-street parking and loading areas and generalized land
use proposals shall be included as a part of all final plan applications for
nonresidential purposes.
(2)
The Planning Commission may recommend and the governing body may authorize block platting in place of lot platting for nonresidential purposes to provide the developer maximum flexibility, provided that no block shall be subdivided in such a way that any subsequent lots would be smaller than the minimum size authorized by Chapter 185, Zoning.
(3)
The developer shall demonstrate every effort to protect
adjacent existing or potential residential development sites through the provision
of guarantees or other appropriate procedures or amenities designed and established
for the purpose of mitigating adverse influences resulting from business activities.
A.
Utility and public utility easements shall have a minimum
width of 20 feet and be placed at the side or rear of lots if possible. When
the governing body determines that conditions are suitable for utilities and/or
public utilities, an easement reservation will be required.
B.
Where a subdivision is traversed by a watercourse, there
shall be provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse, and of such width as will be adequate to
preserve natural drainage and provide sufficient width for maintenance by
adjacent property owners, but not less than 20 feet. Where applicable, federal,
state and local flood maps and data shall be employed to determine the location
of easements or rights-of-way required by this chapter.
Sidewalks and crosswalks shall be installed by the subdivider or developer
along public streets or at other locations deemed necessary for public safety
if determined necessary by the governing body because of safety or relationship
to contiguous development.
Reserve strips surrounding property, or areas reserved for any purpose
that shall make any area unprofitable for regular or special assessments,
or that may revert to an untended nuisance area, shall not be approved by
the governing body.
A.
The subdivider may choose his street names subject to
the approval of the governing body. No street, other than an extension, may
be given the name of an existing street in the Township's postal service area.
B.
Streets laid out opposite another street shall be given
the same name or number of the opposite street.
C.
All house numbering systems shall be coordinated with
the numbering of existing development in the area and approved by the Planning
Commission and the governing body.
Subdividing land shall be done in a manner that will not bar adjacent
property owners from access to streets and ways of alignment or otherwise
preclude the development of surrounding land areas.
A.
Provisions for improvement and maintenance of any open
space and recreation areas set aside as common space shall be guaranteed by
appropriate bonds or similar provisions satisfactory to the governing body.
B.
Recreation and community facilities developed totally
or in part on land provided by a developer shall be established consistent
with the following criteria:
(1)
Facilities and areas shall be located in a manner to
best serve both the municipality and the future inhabitants of the development
or subdivision.
(2)
Facilities and areas shall be located on land that is
topographically suitable and safe from traffic and other safety hazards and
readily accessible to the general public.
A.
Trees, shrubbery and similar vegetation shall not be
established within a road right-of-way.
B.
Trees, shrubbery and similar vegetation shall not be
established in proximity to a road right-of-way in a manner that interferes
with clear site access from the road cartway.
C.
In wooded areas or where other natural conditions exist
in such a manner that their presence adds to the desirability of a subdivision,
the governing body shall require that the subdivider preserve as much of the
original vegetation and natural conditions as is economically feasible, and
require that a minimum of grading be done other than the grading and excavating
that is required in the construction of the improvements, in accordance with
the standards included herein.