[Ord. of 6-13-1972, Ord. No. S-1, 7-3-1975]
The provisions of this article shall be the minimum Township
requirements for streets, roads and intersections. In the event that
any other public agencies having jurisdiction shall adopt any statutes,
ordinances, rules or regulations imposing additional, different, or
stiffer requirements, then the term of such statutes, ordinances,
rules or regulations shall govern.
(1)
Street location and arrangements. When a major street plan has been
adopted, subdivision streets shall be required to conform to the plan.
(2)
Minor streets. Such streets shall be so arranged as to discourage
their use by through traffic.
(3)
Street continuation and extension. The arrangement of streets shall
provide for the continuation of existing streets from adjoining areas
into new subdivisions.
(4)
Stub streets. Subject to the requirements of Section 18-89(b)(2), where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall be extended to the boundary line of the tract to make provision for the future projection of streets into adjacent areas.
[Amended 1-31-2019 by Ord. No. 2019-1]
(5)
Relation to topography. Streets shall be arranged in proper relation
to topography so as to result in usable lots, safe streets, and reasonable
gradients.
(7)
Marginal access streets. Where a subdivision abuts or contains an
arterial street, the Township Board may require:
a.
Marginal access streets approximately parallel to and on each side
of the right-of-way.
b.
Such other treatment as it deems reasonably necessary for the adequate
protection of residential properties and to afford separation of through
and local traffic such as planted buffer strips or the redesign of
all or part of the street layout within the proposed plat.
(8)
Cul-de-sac streets. Culs-de-sac shall not be more than 1,000 feet
in length. Culs-de-sac shall terminate with an adequate turnaround
with a maximum radius of 60 feet and 42 feet for pavement.
(9)
Half streets. Half streets shall be prohibited except where unusual
circumstances make it essential to the reasonable development of a
tract in conformance with the provisions of this article and where
satisfactory assurance for dedication of the remaining part of the
street is provided. Whenever a tract to be subdivided borders on an
existing half or partial street, the other part of the street shall
be dedicated within such tract, according to the requirements of the
Ottawa County Road Commission.
(10)
Private streets. Private streets and roads shall be prohibited.
(11)
Street rights-of-way and roadway widths. Street and road rights-of-way
and roadway widths shall conform to the adopted major street plan
and the rules of the Ottawa County Road Commission and the state department
of transportation as follows:
|
Street Types
|
Right-of-Way Width
(feet)
| ||
|---|---|---|---|
|
Major arterial
|
100 to 175
| ||
|
Minor arterial
|
100 to 120
| ||
|
Section line road
|
100 to 120
| ||
|
Other:
| |||
|
Quarter line (1/4) and section line road
|
86 to 100
| ||
|
Collector
|
86 to 100
| ||
|
Minor or local
|
66
| ||
(13)
Street alignment.
a.
Horizontal alignment. When street lines deflect from each other by
more than 10° in alignment, the center lines shall be connected
by a curve with a minimum radius of 500 feet for arterial streets,
300 feet for collector streets and 150 feet for minor streets. Between
reverse curves, on minor streets, there shall be a minimum tangent
distance of 100 feet, and on collector and arterial streets, 200 feet.
b.
Vertical alignment. Minimum vertical sight distances shall be 200
feet for minor streets and 300 feet for collector streets. Proposed
platted streets that intersect with existing through streets shall
be so located that a minimum of 500 feet vertical sight distance is
provided for both streets.
(14)
Street names.
a.
Street names shall not duplicate any existing street name in the
county except where a new street is a continuation of an existing
street of the same name.
b.
Any street name which is spelled differently but sounds the same
as an existing street name in the county is prohibited.
c.
All new streets shall be named as follows: Streets with predominant
north-south directions shall be named "Avenue" or "Road"; streets
with predominant east-west direction shall be named "Street" or "Highway";
meandering streets shall be named "Drive," "Lane," "Path," or "Trail,"
and culs-de-sac shall be named "Circle," "Court," "Way," or "Place."
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Angle of intersection. Streets shall intersect at 90° or as closely
thereto as practical. In no event shall the angle of intersection
be less than 80°.
(b)
Sight triangles. Minimum clear sight distance at all minor street
intersections shall permit vehicles to be visible to the driver of
another vehicle when each is 125 feet from the center of the intersection.
No fence, wall, embankment, structure, sign, or planting shall obstruct
vision in this area.
(c)
Number of streets. No more than two streets shall cross at any one
intersection.
(d)
"T" intersections. "T"-type intersections shall be used where practical
at intersections of minor streets with any street.
(e)
Center-line offsets. Slight jogs at intersections shall be eliminated
where practical. Where such jogs cannot be practically avoided, street
center lines shall be offset by a distance of 125 feet or more.
(f)
Vertical alignment of intersection. A nearly flat grade with appropriate
drainage slopes is required within intersections. This flat section
shall be carried back a minimum of 50 feet each way from the intersection.
An allowance of 2% minimum intersection grade in rolling and 4% in
hilly terrain will be permitted.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Location. Easements shall be provided along front or rear lot lines for utilities and also along side lot lines when necessary. The total width shall not be less than six feet along each lot, or a total of 12 feet for adjoining lots, except in the case of those lots included within the provisions of Section 18-88(f) hereafter.
(b)
Drainageway. The subdivider shall provide drainageway easements as
required by the rules of the Ottawa County Drain Commissioner.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Arrangements. A block shall be designed to provide two tiers of lots,
except in those cases where lots back onto an arterial street, natural
feature or subdivision boundary.
(b)
Minimum length. Blocks shall not be less than 500 feet long from
center of street to center of street.
(c)
Maximum length. The maximum length allowed for residential blocks
shall be 1,000 feet long from center of street to center of street.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Conform to zoning. The lot width, depth, and area shall not be less than the particular district requirements of the zoning regulations in Chapter 38, as amended, except where outlots are provided for some permitted purpose.
(b)
Lot lines. Side lot lines shall be as close to right angles to straight
streets and radial to curved streets as practical.
(c)
Width related to length. The depth of a lot shall not exceed three
times the width as measured at the building line.
(d)
Corner lots. Corner lots shall have sufficient width so as to permit
appropriate building setback from both streets or orientation to both
streets. Lots abutting a pedestrian midblock crosswalk shall be treated
as corner lots.
(e)
Uninhabitable areas. Lands 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 judgement of
the Planning Commission, increase the danger to health, life, or property
or increase the flood hazard. Such land within a subdivision shall
be set aside for other uses, such as parks or other open space.
(f)
Back-up lots. Lots shall back into such features as freeways, arterial
streets, shopping centers, or industrial properties, except where
there is a marginal access street, or unless a secondary access is
provided. Such lots shall contain a landscaped easement along the
rear at least 20 feet wide in addition to the utility easement to
restrict access to the arterial street, to minimize noise, and to
protect outdoor living areas. Lots extending through a block and having
frontage on two local streets shall be prohibited.
(g)
Lot frontage. All lots shall front upon a publicly dedicated street.
Variances may be permitted for approved planned unit developments.
(h)
Future arrangements. Where parcels of land are subdivided into unusually large lots, such as when large lots are required for septic tank operations, the parcels shall 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. Whenever future resubdividing or lot splitting is to be undertaken, the plan therefor shall first be approved by the Planning Commission prior to submission to the Township Board for approval pursuant to Subsection (h) of this section.
(i)
Lot division.
(1)
Prohibition of division. No lot, outlot or other parcel of land
located in a recorded plat shall be further partitioned or divided
unless such partition or division is first approved by the Township
Board.
(2)
Application for permission. Any proprietor who desires to partition
or divide a lot, outlot or other parcel of land located in a recorded
plat shall first make application to the Township Board in writing
on such application form as shall be provided by the Township. Such
application shall be filed with the Township Clerk and shall include
a detailed statement of the reasons for the requested partition or
division and a sketch map or maps prepared to scale showing the proposed
division or partition and all adjoining lots, streets and parcels
of land.
(3)
Building permit. No building permit shall be issued to any proprietor
or his agent or any other person, firm, association, or corporation
with reference to the lot, outlot or other parcel of land which is
to be divided unless the partition or division shall first have been
approved by the Township Board.
(4)
Division resulting in smaller area. A division or partition
of a lot, outlot or other parcel of land which is not served by public
sewer and public water systems and which results in the creation of
a parcel containing a smaller area or width than is required by the
Land Division Act may be approved by the Township Board, in its discretion,
provided the parcel created by such division or partition which is
smaller than said area and width requirements is contiguous with other
lots or parcels owned by the proprietor which, when added to the parcels
created by such division or partition, will comply with the area and
width requirements of the Land Division Act. If approval of any such
division or partition is granted pursuant to this section, then the
parcel established by the division or partition and the contiguous
lot or parcel of land required to meet said area and width requirements
shall be considered as one building lot and parcel for all purposes.
(5)
Conditions. In granting its approval for any such requested
division or partition, the Township Board may condition its approval
with such reasonable conditions as shall be deemed desirable by the
Township Board and which are in accordance with the purposes of the
Land Division Act, as the same are embodied in its preamble.
(j)
Division of unplatted parcel. The division of an unplatted parcel
of land into two, three, or four lots involving the dedication of
a new street shall require the approval of the Township Board prior
to taking such action. All such applications shall be made in writing
and shall be accompanied by a drawing of the proposed division. The
Township Board shall not approve such application nor shall a building
or occupancy permit be issued in such cases until the subdivider has
secured the approval of the Ottawa County Health Department and evidence
of such approval has been submitted to the Township Board.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Planting strips. Planting strips may be required to be placed next
to incompatible features such as highways, railroads, commercial,
or industrial uses where necessary or desirable to screen the view
from residential properties. Such screens shall be a minimum of 20
feet wide and shall not be a part of the normal roadway right-of-way
or utility easement.
(b)
Reserve strips.
(1)
Private. Privately held reserve strips controlling access to
streets shall be prohibited.
(2)
Public. A one-foot reserve shall be required to be placed at
the end of stud or dead-end streets which terminate at subdivision
boundaries and between half streets. These reserves shall be deeded
in fee simple to the Ottawa County Road Commission for future street
purposes.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Public uses.
(1)
When a Master Plan has been adopted by the Township and a proposed
park, playground, school or other public use shown on the Master Plan
is located, in whole or in part, within a proposed subdivision, a
suitable area for this purpose may be dedicated to the public or reserved
for public purchase.
(2)
The Township Board may, at its option, at a later date release
any such reservation for public purchase on a showing that the lands
in question are no longer needed or required for the public purpose
indicated by the Master Plan.
(b)
Natural features. Existing natural features which add value to residential
development and enhance the attractiveness of the community, such
as trees, watercourses, historic spots, and similar irreplaceable
assets, shall be preserved, insofar as possible, in the design of
the subdivision.
[Ord. of 6-13-1972; amended 1-31-2019 by Ord. No. 2019-1]
(a)
Modification. This chapter may be modified in accordance with Division
5 of this article in the case of a subdivision large enough to constitute
a complete community or neighborhood, consistent with the Master Plan,
which provides and dedicates adequate public open space and improvements
of the circulation, recreation, education, light, air, and service
needs of the tract when fully developed and populated.
(b)
Neighborhood characteristics. A community or neighborhood under this
provision shall generally be consistent with the Master Plan and contain
500 living units or more, contain or be bounded by major streets or
natural physical barriers as necessary, and shall contain reserved
areas of sufficient size to serve its population for schools, playgrounds,
parks, and other public facilities. Such reserves may be dedicated.
[Ord. of 6-13-1972]
These subdivision design standards may be modified in accordance
with Division 5 of this article in the case of subdivisions specifically
for commercial or industrial development, including shopping districts,
wholesaling areas, and planned industrial districts. In all cases,
however, adequate provision shall be made for off-street parking and
loading areas as well as for traffic circulation.
