Article VII Subdivision Design Standards

Streets shall conform to all minimum requirements, general specifications, typical cross-sections, and other requirements of the county road commission, this chapter, other related township ordinances, and/or requirements of the township engineer.

Location and arrangement.

The proposed subdivision shall conform to the various elements of the township's master plan and shall be considered in relation to the existing and planned major thoroughfares and collector streets, and such part shall be platted in the general location and width indicated on such plan. The proposed subdivision shall also conform to any state, county or local right-of-way plan which may be applicable to that location.

The street layout shall provide for the continuation of collector streets in the adjoining subdivisions or of the proper projections of streets when adjoining property is not subdivided, or conform to a plan for a cluster or planned unit development accepted and/or approved by the planning commission. Any such streets, which are stubbed at the boundary of a subdivision, shall be posted with a sign indicating that such "stub street" or "dead end" is temporary and that such street "will go through."

The local street layout shall include streets so laid out as to discourage through-traffic.

Should a proposed subdivision border on or contain an existing or proposed major thoroughfare, the commission may require marginal access streets, reverse frontage, or such other treatment regarding acceleration, deceleration and passing lanes as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards.

Should a proposed subdivision border on or contain 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 and residential districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.

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. Wherever these exist adjacent to the tract to be subdivided, a dedicated or platted and recorded half-street shall be established abutting thereto.

Streets shall be arranged in proper relation to topography so as to result in desirable and usable lots and safe streets with reasonable gradients.

Except where justified by extreme conditions, alleys and private streets will not be permitted in areas of detached single or two-family residences.

Subdivisions containing more than 65 lots shall be platted with two or more access roads to a major, secondary or collector road, so designated in the township's master plan.

Right-of-way widths. Street right-of-way widths shall conform to the requirements of the county road commission or at least the following requirements, whichever is greater:

Major thoroughfares. In conformance with the transportation portion of the township master plan and/or the inter-county highway commission standards adopted by the township board.

Collector streets: 86 feet.

Industrial service streets: 70 feet.

Multiple-family residential streets, where platted: 60 feet.

Local streets (single-family residential): 60 feet.

(6)

Marginal access streets: 50 feet.

(7)

Boulevard streets: 80 feet or more.

(8)

Turnaround (loop or "U") streets: 120 feet.

(9)

Alleys: 20 feet.

(10)

Cul-de-sac streets—Turnarounds:

Industrial: 70 feet terminating with ninety-foot radius.

Residential and others: 60 feet terminating with sixty-foot radius.

(11)

Maximum length for cul-de-sac streets shall be 800 feet.

Street geometrics. Standards for maximum and minimum street grades, vertical and horizontal street curves, and sight distances shall be established by resolution of the board and shall, in no case, be less restrictive than the standards of the board of county road commissioners.

(d)

Street intersections. Streets shall be laid out so as to intersect as nearly as possible to 90°. Curved streets intersecting with major thoroughfares and collector thoroughfares shall do so with a tangent section of centerline 50 feet in length, measured from the right-of-way line of the major or collector thoroughfare, where said local streets are on a curve with a radius of at least 400 feet which tangent does not make a 90° intersection with the thoroughfare being intersected.

(e)

Street jogs. Local street jogs with centerline offsets of less than 150 feet shall be avoided.

(f)

Driveways. All driveway locations shall be subject to regulations, recommendations and review of the county road commission.

Sec. 58-53 Blocks.

[Ord. No. 53, 8-17-1998]

Sizes. Blocks within subdivisions shall conform to the following standards, except where, in the opinion of the planning commission, physical conditions may justify a variation.

Maximum block length (in feet), measured between right-of-way lines:

Blocks containing lots of 65 feet or less in width: 1,275.

Blocks containing lots of more than 65 feet and not more than 100 feet in width: 1,650.

Blocks containing lots exceeding 100 feet in width: 2,250.

Large lot subdivisions of one-half acre or greater shall not be restricted by the above dimensions of the block length when the lots do not exceed a three-to-one ratio of depth-to-width. All other patterns, which cannot be described as having blocks, shall be reviewed and approved by the planning commission and shall be subject to adjustment by the planning commission.

Blocks in excess of the maximum length may be permitted by the planning commission where conditions such as topography, water bodies and drainage ways justify a greater distance.

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

Public walkways.

Location of public walkways or crosswalks may be required by the commission to obtain satisfactory pedestrian access to public or private facilities such as but not limited to, schools and parks.

Right-of-way widths of public walkways, when not adjacent to or part of street rights-of-way, shall be at least 12 feet and shall be dedicated to the use of the public. Pavement of such walkways shall be at least five feet in width.

Pavement widths for sidewalks on all streets shall have a five-foot minimum width.

Sufficient road right-of-way shall be provided so that sidewalks shall be installed on both sides of all streets. The requirement of five foot sidewalks on both sides of all local streets may be waived by the township board when an acceptable and more imaginative solution to pedestrian circulation is proposed by the proprietor.

Easements.

Location of utility line easements shall be provided along the rear or side lot lines as necessary for utility lines. Proposed electrical, telephone and cable shall be installed underground in rear yards.

Recommendations on the proposed layout for telephone, gas and electric utility easements shall be obtained from the utility companies serving the township. It shall be the responsibility of the proprietor to submit copies of the preliminary plans to all appropriate public utility agencies.

Easements three feet in width shall be provided where needed alongside lot lines so as to provide for street light dropouts.

Where a subdivision is traversed by a water course, drainage, channel or stream, there shall be provided a storm easement or drainage right-of-way conforming substantially with the lines of such water course and such further width or construction, or both, as will be adequate for the purpose. Such easements shall meet the approval of the township engineer and the county public works commissioner or county road commission if under their jurisdiction. Further, no such county easements shall be included in the measurements for meeting the minimum lot width or minimum lot depth requirements of the township zoning ordinance.

The township may request an easement for emergency vehicles access through properties adjacent to bodies of water.

Sec. 58-54 Lots.

[Ord. No. 53, 8-17-1998]

Lots within subdivisions shall conform to the following standards:

Sizes and shapes.

The lot size, width, depth and shape in any subdivision proposed for residential uses shall be appropriate for the location and the type of development contemplated.

Lot areas and widths shall conform to at least the minimum requirements of the zoning ordinance for the district in which the subdivision is proposed.

Building setback lines shall conform to at least the minimum requirements of the zoning ordinance.

The depth of a lot shall not exceed three times the width, as measured at the building line.

Corner lots in residential subdivisions shall be platted at least 25 feet wider than the minimum width permitted by the zoning ordinance.

Residential lots abutting major thoroughfares, secondary, or collector streets, where marginal access streets are not desirable or possible to attain, shall be platted with reverse frontage lots, or with side lot lines parallel to the major traffic streets, or shall be platted with a minimum of 15 feet of extra depth to permit appropriate privacy screening as required by the township and generous distances between building and such trafficway.

Lots intended for purposes other than residential use shall be specifically designed for such purposes and shall have adequate provision for off-street parking, setbacks and other requirements in accordance with the zoning ordinance.

Arrangement.

Every lot shall front or abut a publicly dedicated street, except in those instances involving a planned development for multiple dwellings, business centers or industrial tracts where, in the judgment of the township, such requirements would not serve the best interests of the township.

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

Back-up lots: Lots generally shall back into such features as freeways, regional, major or secondary roads, shopping centers or industrial properties, except where there is a marginal access street.

Lots shall have a front-to-front relationship across all streets, where possible.

Where lots border upon bodies of water, the front yard shall be designated as that side fronting on the street, except as noted in the township zoning ordinance.

Lots subject to flooding, or otherwise deemed by the planning commission to be uninhabitable, shall not be platted for residential purposes or for uses that may, in the judgment of the planning commission, increase the flood hazard. Such land within a subdivision shall be set aside for other uses, such as parks or other open space.

Where parcels of land are subdivided into unusually large lots, the parcels may be divided, where feasible, so as to allow for resubdividing into smaller parcels in a logical fashion. Lot arrangements shall allow for the ultimate extension of adjacent streets through the middle of wide blocks.

Sec. 58-55 Natural features.

[Ord. No. 53, 8-17-1998]

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, water courses 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 (dams, bulkheads, retaining walls, etc.), where appropriate, shall be required.

Sec. 58-56 Landscape easement.

[Ord. No. 53, 8-17-1998]

A landscape easement shall be required to be placed next to incompatible features and existing or proposed land uses, such as commercial and industrial land contiguous to residential uses; highways, regional, major, secondary and collector roads (without residential frontage); railroads, etc., to screen the view from incompatible features and land uses; to minimize noise; and to assure adequate outdoor living areas. A landscaping plan shall be submitted to the planning commission and reviewed based on the following standards:

A landscape easement shall be a minimum of 20 feet wide.

A landscape easement shall not be a part of a roadway right-of-way, utility easement or lot.

A landscape easement must be identified on the plat as a common area, park or other appropriate designation.

The area of the plat designated as the landscape easement must contain the following statement on the plat: "The entire common area is subject to a private easement dedicated to the ownership association for landscaping."

Should the landscape easement be separated by a roadway, etc., then the continuation of the landscape easement must be identified and contain the dedication as set forth above.

(6)

A complete site plan prepared and sealed by a registered professional licensed by the State of Michigan to prepare such plan. The plan must show the finished grade of the landscape easement; the topography, including berms, drainage, relationship to the structures built on each lot, the sidewalks, catch basins, slopes, watering systems; the location of all trees and shrubs, including their spacing and size; signs; lighting; and other landscape features. The plan must be drawn to scale and labeled to explain all features.

(7)

The plan must show a complete plant list, with the number, size, genus and species of each plant noted. Although a specific number of plants are not required, the number of trees and shrubs planted must effectively screen the subdivision from incompatible features and land uses. The final design and number of trees rests with the township board of trustees.

(8)

An ample variety and quantity of ornamental plants, trees and shrubs should be used in the plan. Some dominant types are usually chosen, with subordinate types interspersed for accent. Repeating certain types creates unity, but no types should be overused. Variety should be achieved with respect to seasonal changes, species selected, texture, color and size at maturity.

(9)

The plan must also indicate the planting and staking details of all plantings to be installed. Further, all plant materials used in the plan shall be of acceptable varieties and species, hardy in Macomb County, conform to standards of the American Association of Nurserymen, and have passed any inspections required under state regulations. All plants must be planted in fertile soil.

(10)

The following plant materials are specifically prohibited for use in any plan considered under provisions of these regulations: box elder, soft maple, elm, poplar, willow, nut-bearing horse chestnut, tree of heaven, catalpa, fruit-bearing trees, all thorned trees and shrubs, gooseberry and cottonwood.

(11)

The acceptable size of the plant materials used in the plan must meet or exceed the sizes listed in the following:

	Large evergreen trees (including arborvitae)	5 feet to 6 feet in height
	Large deciduous shrubs	3 feet to 4 feet in height
	Small and large deciduous trees	2-inch to 2 1/2-inch caliper
	Small deciduous shrubs	18 inches to 2 feet in height
	Small evergreen shrubs	18-inch to 2-foot spread
	Large evergreen shrubs	2 feet to 3 feet in height
	Ground cover	2-inch peat pot
	Vines	2-gallon container

(12)

The landscape easement area must be provided with a watering system that is separately metered and utilized to provide the plants with scheduled watering to maintain the landscaping in a healthy growing condition. Adequate drainage must also be provided per township engineering standards.

(13)

The landscape easement area must be sodded with pre-grown grass seed and placed to enhance the tree and shrub installation.

(14)

All signs and landscape features, such as walls, light standards or fixtures, kiosks and/or other ornamental structures such as gazebos and arches, constructed in accordance with township standards, must be shown on the plan.

(15)

The construction of any feature of the plan must respect any and all easements of the plat. Any encroachment into an easement must have approval of the township and/or county or other entity which may have jurisdiction over said easement.

(16)

The plan must include a written cost breakdown of each item of the plan determined by the registered professional who sealed the plan.

(17)

The restrictive covenants of the subdivision shall make provision for the responsibility and maintenance of the landscape easement. A homeowner association shall be established for the subdivision to maintain the landscaping easement. In the event the association shall, at any time, fail to maintain the landscape easement in accordance with the approved landscape plan, then the township is authorized to enter the landscape easement to maintain the same. Cost and expenditures for such maintenance shall be at the expense of the association.

(18)

The location of all shrubs must respect the property lines of each lot.

Sec. 58-59 Cluster or planned unit development.

Building permit for construction of structures within a subdivision shall not be issued until such time as the landscape easement is completed and accepted by the township.

Sec. 58-57 Floodplains.

[Ord. No. 53, 8-17-1998]

Any areas of land within the proposed subdivision which lie either wholly or in part within the floodplain of a river, stream, creek or lake, or any other areas which are subject to flooding or inundation by storm water, shall require specific compliance with the State Land Division Act and its review by the county public works commissioner and the water resources commission of the department of natural resources.

Sec. 58-58 Topsoil.

[Ord. No. 53, 8-17-1998]

Removal of topsoil from areas to be subdivided shall be prohibited, except in those areas to be occupied by buildings, roads or parking areas. A plan for storage or stockpiling of topsoil shall be submitted by the proprietor with the site engineering plans and shall be approved by the township engineer. No topsoil shall be removed from the site without prior authorization, as provided by township ordinances.

[Ord. No. 53, 8-17-1998]

Statement of principles. Consideration by the planning commission and the township board of proposed optional use of cluster or planned unit development shall reflect the following basic principles:

The planned unit development footnote of the zoning ordinance provides an optional method of subdividing property, and approval of any such development is subject to the discretion of the board.

Particular attention shall be given to the effect a cluster or planned unit development shall have upon the immediate area where the character of that area has been established by previous development. Consideration shall be given by the commission and board to the benefits to be derived by the residents of the proposed subdivision and the township because of the cluster or planned unit development, with reasonable consideration to be given to the proprietor.

The following objectives shall govern the approval or disapproval of the proposed cluster or planned unit development:

To provide a more desirable living environment by preserving the natural character of the terrain features.

To encourage developers to use a more creative approach in the development of residential areas.

To encourage a more efficient aesthetic and desirable use of the land, while recognizing a reduction in development costs and by allowing the developer to bypass natural obstacles.

To encourage the provision of open space so benefits may accrue directly to residents of the subdivision and to further encourage the development of recreational facilities.

The cluster or planned unit development application shall contain the following, in addition to the information required by other sections in this chapter:

A complete description of the land proposed to be dedicated to the township or to the common use of lot owners (herein called open land) shall be provided, including the following as a minimum:

Legal description of open land.

Topographical survey of open land.

Types of soil (according to the county soil survey).

Description of natural features or open land (stands of trees or other vegetation, streams or other bodies of water, etc.).

Other relevant factors.

The proposed plan of development of the open land shall be submitted with the plat and shall include the following as a minimum:

The proposed manner in which the title to land and facilities is to be held by the owners of land in the subdivision.

The proposed manner of collection of maintenance costs, financing costs or assessments so that non-payment will continue a lien on the property, thus avoiding township responsibility in the future.

The proposed manner of regulating the use of the common facilities and areas so as to eliminate possible nuisances to other property owners and cause for enforcement by the township.

The proposed method of notifying the township when any change is contemplated in plans that would affect the original specifications approved by the township.

The proposed method of setting up assessments to cover contingencies, insurance against casualty and liability, and payment of taxes relating to these properties.

The proposed uses of open land and the proposed improvements which are to be constructed by the proprietor.

What improvements are to be constructed by the developer and an estimate of the costs thereof prepared by a consulting engineer or architect.

Other relevant facts related to the proposed uses.

The cluster or planned unit development shall contain a statement of the benefits to be realized by the residents of the proposed subdivision and the township by approval of the proposed cluster or planned unit development, with particular reference to the objectives stated in the zoning ordinance.

Before any action is taken upon any cluster or planned unit development, copies of the preliminary plat, application and supporting data shall be submitted by the clerk to the township planner, the township engineer, and to the township attorney for review and recommendation.

The township planner shall review and render an opinion upon the proposed cluster or planned unit development from the materials furnished and from visits to the site or such other information as he may deem necessary and render his opinion with respect to the following:

The suitability of the proposed open land for purposes proposed.

The need for the proposed uses in the general area.

The location and layout of the open spaces with relation to the lots within the subdivision.

The effect upon neighboring areas which would result by the cluster or planned unit development and the appropriateness of the development of the lot sizes proposed under the cluster or planned unit development in the particular area involved.

Any other factor related to the development and proper design of the proposed subdivision.

The township engineer shall review and render an opinion under the proposed cluster or planned unit development as it relates to the following details:

The plan can be suitably provided with utilities as proposed.

The plan would not require undue alteration of the natural grade.

The plan can by physically developed, as proposed, without injuring the abutting lands as to the capacity available in existing utility services.

The township attorney shall review the proposed cluster or planned unit development and render his opinion with respect to the following:

The proposed manner of holding title to the open land.

The proposed manner of payment of taxes.

The proposed method of regulating the use of the open land.

The proposed method of maintenance of property and financing thereof.

Any other factor related to the legal or practical problems of ownership, use and maintenance of the open land.

If the planning commission is satisfied that the proposed cluster or planned unit development meets the letter and spirit of the zoning ordinance and should be approved, it shall recommend such approval to the township board with the conditions upon which such approval should be based. Thereafter, the board shall take action upon such application in accordance with section 58-22 of this chapter.

If the planning commission is not satisfied that the proposed cluster or planned unit development meets the letter and spirit of the zoning ordinance or finds that the approval of said development will be detrimental to existing development in the general area and should not be approved, it shall communicate such disapproval to the township board with the reasons therefor. The proprietor shall be entitled to a hearing upon said proposal before the township board upon written request therefor filed with the township clerk.

(6)

At the time of application for final approval, the proprietor shall deposit a cash or corporate surety bond in the amount of the estimated cost of the proposed improvements to the open land guaranteeing the completion of such improvements with a time agreed upon between the board and the proprietor.

Sec. 58-60 Trees.

[Ord. No. 53, 8-17-1998]

Existing trees near street rights-of-way shall be preserved by the subdivider.

Street trees shall be provided: at least one per lot, or not less than one tree for each 50 feet, placed in the front yard in an area not encumbered by utility easements.