The subdivision design layout standards set forth under this
article are development guides for the assistance of the proprietor.
All final plans must be reviewed and approved by the Township Board.
[Amended 11-14-1989 by Ord. No. 57]
A. The creative layout of developments will be encouraged with homes
grouped to save land for dedicated open space.
B. Street alignment shall be planned to fit the terrain and avoid destroying
natural and cultural features.
C. The proposed subdivision shall conform to the master thoroughfare
plan and shall effectively relate to the existing and planned major
thoroughfares and collector streets.
D. The street layout shall provide for continuation of collector streets
in the adjoining subdivisions or provide for the continuation of streets
to adjoining unsubdivided property.
E. The street layout shall include minor streets so laid out that their
use by through traffic shall be discouraged.
F. Should a proposed subdivision border on or contain an existing or
proposed major thoroughfare, scenic easements shall be provided as
required by the Planning Commission, but not to exceed 1/2 the road
right-of-way width. In addition, the Planning Commission may require
greenbelt plantings, marginal access streets, reverse frontage, or
such other treatment as may be necessary for adequate protection of
residential properties and to afford separation and reduction of traffic
hazards.
G. Should a proposed subdivision border on or contain a railroad, freeway
or other limited access highway right-of-way, the Planning 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 in
residential districts. Such distances shall be determined with due
consideration of the minimum distance required for approach grades
to future grade separation.
H. Half streets shall be prohibited, except where absolutely essential
to the reasonable development of the subdivision in conformity with
other requirements of these regulations and where the Planning Commission
finds it will be practicable to require the dedication of the other
half when the adjoining property is developed. Whenever there exists
adjacent to the tract to be subdivided a dedicated or platted and
recorded half street, the other half shall be platted.
I. All lots shall front on subdivision streets and not on the major
thoroughfare.
[Amended 11-14-1989 by Ord. No. 57]
A. The right-of-way widths for streets shall be as follows:
|
Street Type
|
Right-of-Way Width
|
---|
|
Major thoroughfare
|
In conformance with the master thoroughfare plan of the Township
(generally 120 feet)
|
|
Collector street
|
86 feet
|
|
Industrial service street
|
70 feet
|
|
Multiple-family residential street where platted
|
60 feet
|
|
Minor (single-family residential) street
|
60 feet
|
|
Marginal access street
|
34 feet
|
|
Turnaround (loop) street
|
120 feet
|
|
Alley
|
20 feet
|
|
Cul-de-sac street turnaround
|
60-foot street
|
|
|
Industrial
|
75-foot radius
|
|
|
Residential and others
|
60-foot radius
|
|
Residential boulevard
|
86 feet
|
B. Maximum length for residential cul-de-sac streets shall be 500 feet.
C. Maximum length for industrial and other cul-de-sac streets may exceed
500 feet subject to the approval of the Planning Commission.
For adequate drainage, the minimum street grade shall not be
less than 0.4% grade. The maximum street grade shall be 6% except
that the Planning Commission may make an exception to this standard
on the recommendation of the Township Engineer.
Standards for maximum and minimum street grades, vertical and
horizontal street curves, and sight distances shall be in harmony
with the standards of the County Road Commission. In special circumstances,
the Planning Commission may determine that a variance to these standards
may be necessary.
Streets shall be laid out so as to intersect as nearly as possible
at 90°. Curved streets, intersecting with major thoroughfares
and collector thoroughfares shall do so with a tangent section of
center line 50 feet in length, measured from the right-of-way line
of the major collector thoroughfare.
Street grading and center-line gradients shall be per the plan
and profiles approved by the Township Engineer.
Street jogs with center-line offsets of less than 125 feet shall
be avoided.
Access to streets across ditches shall be provided by the proprietor
in a standard method approved by the County Road Commission.
[Amended 11-14-1989 by Ord. No. 57]
A. Side lot lines shall be at right angles or radial to the street lines,
or as nearly as possible thereto.
B. Residential lots shall be separated from existing or proposed regional,
major or secondary thoroughfares by scenic easements, generally 1/2
the road right-of-way width. A landscaping plan of the scenic easement
area shall be submitted for approval as part of the preliminary plat,
final approval step. This plan shall provide for the following:
(1) A berm to be approved by the Planning Commission, which shall achieve
the objective of screening the view between the thoroughfare and the
residential development.
(2) The berm may be a combination of elevations and plantings. The plantings
shall include three trees per each lot in the development, with the
specific number of trees per lot being determined by the Planning
Commission, along with the precise dimensions of the easement, taking
into consideration the screening objective, the length of the easement
area, and the number of lots in the development.
(3) Plant types shall conform with the Zoning Ordinance.
(4) The means of irrigation, and responsibility and assurance for ongoing
maintenance of the plantings.
C. Lots shall have a front-to-front relationship across all streets
where possible.
D. Residential lots abutting collector streets shall be platted with
extra depth to permit generous distances between buildings and such
trafficway.
[Amended 11-14-1989 by Ord. No. 57]
A. Location of public walkways, crosswalks, or footpaths may be required
by the Planning Commission to obtain satisfactory pedestrian linkage
to neighborhood centers and schools or as part of the Township footpath
system.
B. Right-of-way of public walkways shall be at least 15 feet and shall
be dedicated for this purpose.
C. Installation of eight-foot-wide bikeways shall be required by the Planning Commission to provide satisfactory linkage to neighborhood centers and schools adjacent to all regional, major and secondary thoroughfares as designated in the Township Road Right-of-Way Ordinance, set out in Chapter
370, Streets and Sidewalks, Article
I, Right-of-Way Widths. The bikeways shall be coordinated with and made an integral part of the required landscaped berm.
D. Location of bridle paths may be required by the Planning Commission
as part of the Township bridle path system.