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Subdivision I. In General
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[Code 1975, § 30-53; Code 1992, § 26-86]
The subdivision design standards set forth under this division
are development guides for the assistance of the developer. All final
plans must be reviewed and meet the approval of the City Council.
[Code 1975, § 30-54; Code 1992, § 26-87]
Where a proposed park, playground, school site or other public
use is indicated in the Master Plan and is located, in whole or in
part, within a proposed subdivision, the Planning Commission may require
the reservation of such area within the subdivision.
[Code 1975, § 30-55; Code 1992, § 26-88; 2-8-2010 by Ord. No. 1307]
If any part of a proposed subdivision lies within the floodplain
of a river, stream, creek or lake, approval of the final plat shall
be conditioned on the following:
(1)
No buildings for residential purposes and occupancy shall be located on any portion of a lot lying within a floodplain, unless approved in accordance with the rules of the Michigan Department of Natural Resources and Environment, State of Michigan Construction Code, and Chapter 26, Floodplain Management Provisions of the State Construction Code, of this Code of Ordinances.
(2)
Restrictive deed covenants shall be filed and recorded with the final
plat stating that the floodplain area will be left essentially in
its natural state.
(3)
The natural floodplain may be altered if its original discharge capacity
is preserved and the streamflow is not revised so as to affect the
riparian rights of other owners. Any alteration of the floodplain
is subject to approval by the Michigan Department of Natural Resources
and Environment.
[Code 1975, § 30-56; Code 1992, § 26-89]
The natural features and character of lands in a subdivision
must be preserved wherever possible. Due regard must be shown for
all natural features, such as large trees, natural groves, watercourses
and similar community assets that will add attractiveness and value
to the property, if preserved. Drainage and natural stream channels
must be preserved by the subdivider.
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Subdivision II. Rights-of-Way
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[Code 1975, § 30-73; Code 1992, § 26-101]
Rights-of-way within subdivisions shall conform to at least
all minimum requirements as set forth in this subdivision.
[Code 1975, § 30-74; Code 1992, § 26-102]
The proposed subdivision shall conform to the various elements
of the Master Plan and shall be considered in relation to the existing
and planned major and secondary thoroughfares, and all parts shall
be platted in the location and the width indicated on such plan.
[Code 1975, § 30-75; Code 1992, § 26-103]
The location of rights-of-way in a subdivision shall provide
for continuation of secondary thoroughfares in the adjoining subdivision
and for the proper projection of streets when adjoining properties
are not subdivided or shall conform to a plan for a neighborhood unit
adopted by the Planning Commission.
[Code 1975, § 30-76; Code 1992, § 26-104]
The right-of-way layout for a subdivision shall include minor
streets so designed that their use by through traffic shall be discouraged.
[Code 1975, § 30-77; Code 1992, § 26-105]
Should a proposed subdivision border on or contain an existing
or proposed major thoroughfare, the Planning Commission may require
either marginal access streets or reverse frontage with an approved
screen planting contained in a nonaccess reservation along the rear
property line, having a minimum width of 15 feet, or such other treatment
as may be necessary for adequate protection of residential properties
and to afford separation and reduction of traffic hazards.
[Code 1975, § 30-78; Code 1992, § 26-106]
Should a proposed subdivision border on or contain an expressway
or other limited access highway right-of-way, the Planning Commission
may require the location of a right-of-way approximately parallel
to and on each side of such expressway or limited access highway at
a distance suitable for the development of an appropriate use of the
intervening land. Such distances shall be determined with due consideration
of the minimum distance required for approach grades to future grade
separation.
[Code 1975, § 30-79; Code 1992, § 26-107]
(a)
Rights-of-way in a subdivision shall be laid out so as to intersect
as nearly as possible to 90°.
(b)
Right-of-way intersections with center line offsets of less than
125 feet shall not be permitted.
(c)
Curved rights-of-way intersecting with major or secondary 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 or secondary thoroughfare.
[Code 1975, § 30-80; Code 1992, § 26-108]
The center line curvature of a right-of-way in a subdivision
shall be not less than the following:
[Code 1975, § 30-81; Code 1992, § 26-109]
In a subdivision, a minimum fifty-foot tangent shall be introduced
between reverse curves on minor streets, 100 feet on collector streets
and 300 feet on major streets.
[Code 1975, § 30-82; Code 1992, § 26-110]
[Code 1975, § 30-83; Code 1992, § 26-111]
In a subdivision, marginal access streets shall have a right-of-way
width of not less than 50 feet, unless otherwise approved by the City
Council.
[Code 1975, § 30-84; Code 1992, § 26-112]
Cul-de-sac streets in a subdivision shall have a right-of-way
width of not less than 50 feet and shall terminate in a vehicular
turnaround with a minimum diameter of 110 feet and with an improved
roadway width of not less than 90 feet in outside diameter. The maximum
length of cul-de-sac streets shall be 500 feet.
[Code 1975, § 30-85; Code 1992, § 26-113]
Turnaround streets in a subdivision shall have a right-of-way
width of not less than 110 feet and shall have an improved roadway
width of not less than 90 feet in outside diameter at its terminating
loop.
[Code 1975, § 30-86; Code 1992, § 26-114]
Half streets shall be prohibited in a subdivision, except where
absolutely essential to the reasonable development of the subdivision
in conformity with the other requirements of this article and where
the Planning Commission finds it will be practicable to require the
dedication of the other half when the adjoining property is developed.
Wherever there exists adjacent to the tract to be subdivided a dedicated
or platted and recorded half street, the other half shall be platted
and dedicated.
[Code 1975, § 30-87; Code 1992, § 26-115]
Alleys, where permitted in a subdivision, shall have a width
of not less than 20 feet.
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Subdivision III. Blocks
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[Code 1975, § 30-94; Code 1992, § 26-126]
Blocks within subdivisions shall conform to the standards set
forth in this subdivision.
[Code 1975, § 30-95; Code 1992, § 26-127]
The maximum length of blocks in a subdivision shall not exceed
1,300 feet, except where, in the opinion of the Planning Commission,
physical conditions may justify a greater distance.
[Code 1975, § 30-96; Code 1992, § 26-128]
The width of blocks in a subdivision shall be subject to approval
of the Planning Commission.
[Code 1975, § 30-97; Code 1992, § 26-129]
(a)
Location of public walkways or crosswalks in a subdivision may be
required by the Planning Commission to obtain satisfactory pedestrian
circulation or to provide for required utilities in such easement.
(b)
The width of public walkways shall be at least 10 feet and shall
be dedicated to the use of the public.
[Code 1975, § 30-98; Code 1992, § 26-130]
(a)
Utility easements in a subdivision shall be provided along the rear
or side lot lines as necessary for utility facilities. Easements shall
give access to every lot, park or public ground. Such easements shall
be a total of not less than 12 feet wide.
(b)
The installation of underground utility lines is encouraged. Recommendations
on the proposed locations of utility easements shall be sought from
all of the utility companies serving the area.
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Subdivision IV. Lots
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[Code 1975, § 30-106; Code 1992, § 26-141]
Lots in subdivisions shall conform to the standards prescribed
in this subdivision.
[Code 1975, § 30-107; Code 1992, § 26-142]
(a)
Lot areas in a subdivision shall conform to at least the minimum requirements of Chapter 52, which pertains to zoning.
(b)
Lot widths shall in no case be less than that required by the zoning regulations of Chapter 52 for the district in which the subdivision is proposed.
(c)
The building setback line shall conform to at least the minimum requirements of the zoning regulations of Chapter 52.
(d)
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.
(e)
Excessive lot depth in relation to width shall be avoided.
[Code 1975, § 30-108; Code 1992, § 26-143]
Corner lots in a subdivision shall be platted a minimum of at least 10 feet wider than the minimum lot size required by the zoning regulations of Chapter 52, in order to permit conformance to setback lines on side streets.
[Code 1975, § 30-109; Code 1992, § 26-144]
Lots intended for purposes other than residential use in a subdivision shall be specifically designed for such purposes and shall have adequate provision for off-street parking and off-street loading, all in accordance with the requirements of Chapter 52, which pertains to zoning.
[Code 1975, § 30-110; Code 1992, § 26-145]
[Code 1975, § 30-111; Code 1992, § 26-146]
Lots in a subdivision shall have a front-to-front relationship
across all streets. Any deviation shall require the review and approval
of the Planning Commission and the City Council.
[Code 1975, § 30-112; Code 1992, § 26-147]
Residential lots abutting major thoroughfares or secondary thoroughfares
in a subdivision, where marginal access streets are not desirable
or possible to attain, shall be platted with reverse frontage lots
with an approved screen planting contained in a nonaccess reservation
along the rear property line having a minimum width of 15 feet or
such other treatment as may be adequate for the protection of residential
properties or with side lot lines parallel to the major thoroughfare
or shall be platted with extra depth or width to permit generous distance
between buildings and such thoroughfares.
