Any subdivision or condominium project approved, any other development
subject to the development standards, and any contractor or developer
intending to construct improvements which are addressed in the development
standards shall comply with the requirements set forth in these development
standards. Developers shall construct all public improvements to these
specifications and cause the completed public improvements to be dedicated
to the City. All private improvements, whether or not intended to
be dedicated to the City, shall also comply with the requirements
set forth in these development standards unless otherwise stipulated
by the City Council. Private improvements shall remain under the ownership
of the developer or appropriate form of owners' association and
shall be continuously maintained. The City is not obligated to assume
any responsibility for or ownership of private improvements made by
developers and retained by the developer or dedicated to an appropriate
owners' association.
A.
Site development plans. Site development plans shall include the
following information:
(1)
A vicinity map, in sufficient detail to enable easy location in the
field of the site for which plat approval is sought, and including
the boundary line and approximate acreage of the site, and a legend
and scale.
(2)
A plan of the site, showing:
(a)
Existing topography of the site and adjacent land within approximately
100 feet of the boundaries, drawn at no greater than two-foot contour
intervals and clearly portraying the information and drainage pattern
of the area.
(b)
The location of existing buildings, structures, utilities, water
bodies, floodplains, drainage facilities, vegetative cover, paved
areas and other significant natural or man-made features on the site
and adjacent land within approximately 100 feet of the boundary.
(c)
A general description of the predominant soil types on the site,
their location and their limitations for the proposed use.
(d)
Proposed use of the site, including present development and
planned utilization; areas of excavation, grading and filling; proposed
contours finished grades and street profiles; provisions for storm
drainage; including the control of accelerated runoff, with a drainage
area map and computations; locations of utilities; and areas and acreage
proposed to be paved, covered, sodded or seeded, vegetatively stabilized
or left undisturbed.
(e)
The proposed phasing of development of the site, including stripping
and clearing, rough grading and construction, and final grading and
landscaping. Phasing shall identify the expected date on which clearing
will begin, the estimated duration of exposure of cleared areas, and
the sequence of clearing, installation of temporary sediment control
measures, installation of storm drainage, paving streets and parking
areas, and establishment of permanent vegetative cover.
B.
Lot grading. Lot grading plans shall include the following;
(1)
All developments shall provide lot grading in conformance with the
City Building Code and these development standards.
(2)
Except for approved detention and/or retention basins, grading of
all lots within the City shall be accomplished in such a manner as
to prevent ponding in excess of 18 inches in the event of a complete
failure of the storm sewer system. Parking lots shall be graded such
that no ponding in excess of 12 inches occurs in the event of a complete
failure of the storm sewer.
(3)
Grading shall be completed on each lot such that overland water flow
is directed away from all sides of the foundation. Unless otherwise
approved by the Building Inspector or City Engineer, all grades on
a lot shall be a minimum of 1% and a maximum of 10%, except within
critical dune-designated areas for which a maximum grade of 33% shall
be allowed. If steeper slopes are approved, sodding, retaining walls
or other special treatments may be required to protect the slopes.
(4)
Finished driveway grades on all lots, as measured from the grade
at the property line to the finished garage floor, shall be a minimum
of 1% and a maximum of 8%.
(5)
Grading plans shall be submitted for all subdivision and condominium
development projects. The grading plan shall indicate existing grades
within 100 feet of the development. Prior to final approval and acceptance
of public improvements, a grading plan shall be submitted and sealed
by a professional engineer or registered land surveyor. In cases where
individual lot grading is not completed at the time of final acceptance
or where public improvements are not required, grading plans for the
lots shall be submitted and approved prior to building permits being
issued. Top of foundation shall be set for each lot within the subdivision
and specified on the subdivision drawings and shall be, at least,
one foot greater in elevation than the final elevation of the street
surface of the street fronting the lot. The Building Inspector shall
approve any and all variances as part of the individual lot grading
and building plans.
C.
Erosion and sedimentation control. Erosion and sedimentation control
plan shall include the following:
(1)
Except as provided herein, no plat of subdivision or condominium
development plan shall be approved unless the plat or plan and accompanying
materials indicate that measures to be taken to control erosion and
sedimentation will be adequate to assure that sediment is not transported
from the site by a temporary increase in runoff from any storm event
and that the following principles will be applicable to all development
activities in the project area:
(a)
Development shall be related to the topography and soils of
the site so as to create the least potential for erosion. Areas of
steep slopes where high cuts and fills may be required should be avoided
wherever possible, and natural contours should be followed as closely
as possible.
(b)
Natural vegetation shall be retained and protected wherever
possible. Areas immediately adjacent to natural watercourses, lakes,
ponds, and wetlands should be left undisturbed wherever possible.
(c)
The smallest practical area of land shall be exposed for the
shortest practical time during development.
(d)
Sediment basins, debris basins, desilting basins, or silt traps
or filters shall be installed and maintained to remove sediment from
runoff waters for any land undergoing development.
(e)
The selection of erosion and sedimentation control measures
shall be based on assessment of the probable frequency of climatic
and other events likely to contribute to erosion and on evaluation
of the risks, costs and benefits involved.
(f)
In the design of erosion control facilities and practices, aesthetics
and the requirements of continuing maintenance shall be considered.
(g)
Provision shall be made to accommodate the increased runoff
caused by changed soil and surface conditions during and after development.
Drainageways should be designed so that their final gradients and
resultant velocities of discharges will not create additional erosion
and should be protected against erosion and sedimentation during development.
(h)
Permanent vegetation and structures shall be installed as soon
as practical during development.
(2)
All developments, whether public or private, shall include a plan
for soil erosion and sedimentation control in accordance with requirements
of the State of Michigan Soil and Sedimentation Control Act[1] as administered by the Berrien County Drain Commissioner
and the provisions set forth herein:
(a)
Erosion and sediment control due to runoff, equipment leaving
and entering a construction site, wind, etc., is required for all
construction in the City. Site engineering for projects shall therefore
contain an erosion control plan. The plan shall conform to applicable
state, county and City laws, ordinances and regulations.
(b)
All storage of soil stockpiles shall conform with the provisions
of the soil erosion and sedimentation control permit and other regulations
of the Berrien County Drain Commissioner.
(c)
Erosion control measures shall be used which include but are
not limited to sediment basins, diversion channels, stone haul roads
at all construction entrances and pavement cleaning operations, silt
fences, straw bales, and any other measure necessary or as directed
by the City Engineer.
(d)
Straw bale or silt fence filters are required around inlet structures,
catch basins and manholes and can be used as site runoff filters if
the tributary drainage area is less than one acre. Straw bales and
silt fences shall be inspected weekly and after rainfall event in
excess of 1/2 inch to determine required repairs and/or replacement.
As a minimum, straw bales are to be replaced every three months or
as required by the City Engineer. If tributary drainage areas are
greater than one acre, sediment basins shall be constructed in addition
to using straw bales and silt fences.
(e)
Seeding mixtures and rates, types of sod, method of seedbed
preparation, expected seeding dates, type and rate of lime and fertilizer
application, and kind and quality of mulching for both temporary and
permanent vegetative control measures shall be subject to approval
by the City Engineer.
(f)
Provisions for maintenance of control facilities, including
easements and estimates of the cost of maintenance, shall be included.
(g)
At the completion of any project, storm sewers, gutters, etc.,
will be inspected by the City to determine any cleaning or flushing
of trapped sediment which may be required due to erosion. The responsibility
for the completion of such work lies with the developer.
(h)
Identification of the persons(s) or entity which will have legal
responsibility for maintenance of erosion control structures and measures
after development is completed shall be provided.
(i)
The City Engineer may waive specific requirements for the content
of submissions upon finding that the information submitted is sufficient
to show that the work will comply with above requirements.
[1]
Editor's Note: See MCLA § 324.9101 et seq.
D.
Dust control. The developer and contractors shall use a water wagon
or other acceptable means on the project site to control dust, at
minimum of once each day during the dry conditions or more frequently
as directed by the City Engineer. All streets used by the developer,
contractors or suppliers in or adjacent to the development shall be
kept free of debris, dirt, dust, and mud. Streets shall be left in
a clean condition at the end of each day's work. Developers and
contractors who fail to keep streets clean shall be responsible for
street cleaning expenses incurred by the City.
Subdivisions and developments within the City shall be designed
and constructed in accordance with the following standards:
A.
Public right-of-way. The standards set forth in these development
standards shall be the minimum standards for streets, roads, and intersections.
The arrangement, character, extent, width, grade and location of all
streets shall conform to these development standards and the Amended
Comprehensive Plan as adopted by the City Planning Commission and
City Council. They shall be considered in their relation to existing
and planned streets, topographic conditions, public convenience and
safety, and in their appropriate relation to proposed uses of the
land to be served. All public streets shall be completely improved
to the full width of the right-of-way. All street improvements shall
be extended to the boundaries of the subdivision or condominium development.
B.
General street layout and design.
(1)
The arrangement of streets shall either:
(2)
Local streets shall be so designed to discourage through traffic.
(3)
When any parcel or part of a parcel is adjacent to only one side
of an existing right-of-way which is less than the width required
by the development standards or the Official Map, the applicant shall
dedicate additional right-of-way to meet the specifications of these
development standards.
(4)
Half streets are not permitted.
(5)
Where adjoining areas are not developed, the arrangement of streets
in a new subdivision or condominium development shall be extended
to the boundary line of the tract to make provision for the future
projection of streets into adjacent areas.
C.
Right-of-way widths. All public streets shall be designed and developed
in accordance with the standards set forth in the following table,
Minimum Standards for Street and Roadway Design.
|
Minimum Standards for Street and Roadway Design
| |||||||
|---|---|---|---|---|---|---|---|
|
Street
|
Right-of-Way Width
(feet)
|
Pavement Width to Edge of Pavement
(feet)
|
Street Width to Back of Curb
(feet)
|
Radius of Horizontal Curves
(feet)
|
Max. Gradient
(percent)
|
Min. Gradient
(percent)
|
Clear Minimum Sight Distance
(feet)
|
|
Industrial
|
80
|
32
|
36
|
300
|
5%
|
0.4
|
200
|
|
Local, including cul-de-sac1
|
66
|
32
|
36
|
150
|
7%
|
0.4
|
200
|
|
Rolled curbs may be permitted except at intersections having
full-height curb construction.
|
D.
Intersections and offsets. The arrangements of streets shall conform
to the following:
(1)
Streets shall intersect at 90° whenever possible. No two streets
shall intersect at an angle of less than 75°. An oblique street
should be curved approaching an intersection and should be at right
angles for a minimum of 100 feet therefrom.
(2)
No more than two streets shall intersect at any one point.
(3)
Proposed intersections along one side of an existing street shall,
whenever practicable, coincide with any existing intersections on
the opposite side of such street. Street or driveway jogs with center
line offsets of less than 150 feet shall not be permitted and jogs
with center line offsets of less than 225 feet between local and collector
or arterial streets shall be discouraged, except where the intersected
street or driveway has separate dual drives without median breaks
at either intersection.
(4)
Intersections shall have minimum curb radius of 25 feet for minor
streets, 30 feet for collector streets, and 40 feet for arterials.
(5)
When an existing lot's only access is from an arterial street,
the intersection of a proposed driveway with the arterial street may
require the installation of acceleration/deceleration lanes along
the arterial street to provide for vehicular safety.
(6)
A clear line of sight shall be provided at all intersections as required
by these standards and other City ordinances.
E.
Culs-de-sac. Culs-de-sac may be permitted in subdivisions and condominium
developments where land availability, site planning, or traffic control
purposes determine a through street is not practicable, according
to the following specifications:
(1)
The maximum length of a cul-de-sac shall be 800 feet as measured
from its origin with the right-of-way of the intersecting street through
the center point of the bulb to the end of the right-of-way.
(2)
The bulb of a cul-de-sac shall have a minimum right-of-way of 120
feet in diameter or, if offset, 110 feet in diameter.
(3)
The bulb of a cul-de-sac shall have a minimum pavement diameter of
90 feet.
(4)
A maximum of five lots shall have frontage on the bulb of a cul-de-sac.
F.
State or county approvals. Any construction within or changes to
rights-of-way under the jurisdiction of the State of Michigan or County
of Berrien Road Commission shall require the approval of that jurisdiction
in addition to City Council approval before any construction is allowed
to begin.
G.
Street names. The selection of names for streets within any subdivision
shall conform to the following:
(1)
Streets that are extensions of, or in alignment with, existing streets
shall bear the name of the existing street. All new street names shall
be approved by the City Council.
(2)
The developer shall prepare a plan for approval and install, at the
developer's expense, street signs at the intersection of any two streets
to identify all streets. Signs and poles shall be of a type, dimension,
color, height, and location as required by the City. It is a policy
of the City to require the minimum number of sign posts to accommodate
required signage.
H.
Pavement design and specifications. The arrangement, character, extent,
width, grade and location of all streets to be dedicated to the public,
all parking lots and all private streets shall be compatible and complementary
to existing planned streets, to reasonable circulation of traffic
within any development and adjoining convenience and safety, and in
their relations to the proposed uses of the area to be served. All
traffic intersections and confluences must encourage safe and efficient
traffic flow.
(2)
Pavement design.
(a)
All pavement shall be designed in accordance with the following
specifications. A copy of all specifications shall be submitted to
the City Engineer for review and approval and a duplicate copy shall
be submitted to the Street Superintendent and Building Inspector.
|
Structural Requirements
| |||
|---|---|---|---|
|
Minimum Section Thickness Bituminous
| |||
|
Bituminous Wearing Course
(inches)
|
Bituminous Leveling Course
(inches)
|
Aggregate Base
(inches)
| |
|
Collector streets in all nonresidential districts
|
1.5
|
2
|
7
|
|
Collector streets within residential districts
|
1.5
|
2
|
7
|
|
Culs-de-sac and local streets in all nonresidential districts
|
1.5
|
2
|
7
|
|
Culs-de-sac and local streets within residential districts
|
1.5
|
2
|
7
|
(b)
Allowable pavement construction material and strength requirements
shall be as indicated in the following table.
|
Allowable Pavement Construction Materials
| |
|---|---|
|
Bituminous surface
| |
|
Bituminous mixture: course aggregate, CALC, or equivalent
| |
|
Bituminous leveling course:
| |
|
Bituminous mixture: course aggregate, CALC, or equivalent
| |
|
Equivalent alternative mixes shall be approved for use by the
City Engineer
|
(c)
Grades. Minimum gradient on streets shall be 0.4%. Maximum gradients
on streets and minimum and maximum gradient on driveways shall be:
(d)
Vertical and horizontal curves. Vertical and horizontal curves
shall be designed and constructed using the latest AASHTO design manual.
(e)
Curb and gutter. Combination curb and gutter meeting MDOT detail
C-4 or Berrien County rolled curb and gutter specifications shall
be constructed on both sides of all streets as approved by the City
Engineer. Depressed curbs shall be provided at all driveways, for
the C-4 curb type. Intersection sidewalk crossings shall be ramped
for the handicapped.
(f)
Re-bar required. Provide and install minimum two grade 60, No.
4 rebars, ten feet long, over all utility trenches. All curb and gutter
shall be marked with a "W" stamp for water service locations, "S"
for sanitary sewer services and "V" for water valve before concrete
is set for storm drain/sump pump hookup.
(g)
Pavement construction. All pavements shall be tested during
construction in accordance with current MDOT specifications and the
requirements of the City Engineer.
(h)
Driveways and parking areas. All driveways shall be constructed
in accordance with:
[1]
Driveways for single-family residential buildings shall be a
minimum of 12 feet in width for one-car garages and a minimum of 24
feet in width for two-car garages as measured at the right-of-way
line. The maximum width of driveways when measured at the property
line in residential areas shall not exceed 24 feet, except in cases
of houses with three-car garages facing the street; in an R-1 Zoning
District, the driveway width at the property line may be increased
to 32 feet. A recommendation from the Planning Commission and approval
from the City Council are required for more than one driveway per
lot.
[2]
Driveways and parking areas for residential uses shall be constructed
of:
[3]
Commercial and industrial driveways and parking areas shall
have a width equal to the approved driveway width at the property
line. The driveway approach shall have a minimum twenty-foot radius
return at the street and shall be constructed of:
[4]
Commercial and industrial driveways and parking areas, or when,
in the opinion of the Zoning Administrator, the driveway and parking
area will be required to support heavy loads, shall have a minimum
twenty-foot radius return at the street. Where larger equipment (semitrucks)
are in use, the radius return may be increased to 35 feet to prevent
damage to the parkway. The driveway shall be constructed of:
[5]
Any open off-street loading berths, loading areas or areas intended
to be used for dumpsters, the parking of semitrailers without tractor
attached or other heavy concentrated loads shall be constructed of:
I.
Sidewalks.
(1)
When and where constructed. Sidewalks shall be provided within all
developments. Sidewalks shall be constructed along both sides of all
streets unless otherwise approved by the City Council and shall be
five feet in width. Sidewalks shall be located within the public right-of-way
one foot from the right-of-way line.
(2)
Construction standards. All sidewalks shall be constructed to conform
with the following:
(a)
Sidewalks shall conform to the requirements of MDOT Standard
Specifications for Construction, 1996 edition, as converted to English
units, except as provided herein, and the development standards.
(b)
Sidewalks shall be a minimum of four inches thick, except at
driveways where the thickness shall be a minimum of six inches, and
such sidewalk shall run through all driveways.
(c)
Control joints shall be placed at five-foot spacings, and appropriate
expansion joints shall be provided according to MDOT standard specifications.
(d)
Sidewalks shall be placed on a minimum four-inch-thick, well-compacted
sand subbase course.
J.
Bike paths.
(1)
Construction standards. Whenever constructed within the City, bike
paths shall conform to the following standards:
(a)
Bike paths shall be a minimum eight feet in width to provide
for two-way traffic.
(b)
The minimum construction of any bike path shall consist of a
six-inch-thick, Type B aggregate base course with a two-inch-thick
bituminous surface course.
(c)
Bike paths shall have removable posts placed at all locations
necessary to prevent vehicular traffic from entering the paths.
(d)
Construction of any bike path shall conform to the MDOT Standard
Specifications for Construction, 1996 edition, as converted to English
units, except as provided herein, and the development standards.
(e)
Bicycle lanes shall be appropriately marked and striped.
All construction on private property in a subdivision or development shall conform to the requirements stated herein. No private improvements may be considered for future acceptance by the City unless constructed in accordance with the specifications of this § 470-55.
A.
Parking lots.
(2)
Combination concrete curb and gutter or concrete barrier curb shall
be constructed around the perimeter of all parking lots and around
all islands within parking lots.
(3)
Striping of the pavement surface to define each parking stall is
required except for single-family dwellings, and such striping shall
be a minimum of four inches wide for the length of the stall. All
areas designed as fire lanes and/or "No Parking" shall be painted
with yellow stripes.
B.
Driveways.
(1)
Design. All driveway designs shall be consistent with the projected
traffic volume and type of roadway, and shall be subject to the review
and approval of the City. All driveways shall meet the minimum standards
of the zoning ordinance and these development standards. Driveway
design shall be based upon a maximum of 12 feet per lane. Any driveway
designed for three or more lanes shall be striped or divided; as approved
by the City Engineer.
C.
Sidewalks. Sidewalks shall be constructed where pedestrian and vehicular traffic may conflict on private streets and where necessary to provide access from parking areas to buildings. Sidewalks shall have a minimum clear width of five feet and shall conform to the requirements for public sidewalks as provided in § 470-54.
D.
Bike paths. Whenever constructed, bike paths shall comply with the requirements provided in § 470-54J, Bike paths.
E.
Easements. Easements shall be required for any development in order to provide for placement of public utilities, protection of residential uses, continuity of waterways, flow and storage of stormwater runoff, and pedestrian access. Easements shall be located whenever necessary to ensure these objectives and shall be subject to use, design, and location conditions stated in § 470-56D, Easements.
F.
Sight triangle. No improvements shall be placed, nor plant material
allowed to grow, within the sight triangle so as to obstruct or limit
the sight distance of motorists. Such a triangle shall have legs of
25 feet along the rights-of-way line when two streets intersect and
10 feet along the right-of-way line and the driveway edge when a street
and a driveway intersect. The maximum height of any obstruction shall
be three feet within the sight triangle, unless otherwise permitted
by the zoning ordinance.
The design and layout of lots within any subdivision shall conform
to the requirements stated in these development standards.
A.
Blocks. The length, width, and shape of blocks shall be determined
by the proposed uses, the zoning requirements of the City,[1] topography, and convenient access, circulation, control
and safety of vehicular and pedestrian traffic.
(1)
The maximum length of a block in a residential subdivision shall
not exceed 1,200 feet. The minimum length shall be 330 feet.
(2)
The width of any block shall be sufficient for two tiers of lots
unless such block abuts an arterial street, watercourse, railroad
right-of-way, shopping center, or major public facility, or such other
use as approved by the City Council.
(3)
Pedestrian crosswalks may be required, in a minimum ten-foot easement,
through the center of blocks which exceed 1,000 feet in length or
where necessary to provide access to arterial streets, shopping centers,
or public facilities.
[1]
Editor's Note: Consult the City for current zoning regulations.
B.
Lots. The size, width, depth, and shape of lots shall be appropriate
for the location and type of development and use proposed and shall
conform to the regulations set forth in the zoning ordinance and these
development standards.
(1)
Whenever possible, on all corner lots abutting an arterial street,
access shall be prohibited to the arterial street.
(2)
Lots abutting a watercourse, drainageway, channel or stream shall
have a minimum width or depth required to provide an adequate building
site.
(3)
All lots shall have frontage on a public street.
(4)
The minimum depth of any residential lot hereafter created shall
conform to the front and rear lot setback requirements plus an adequate
area for construction of the proposed principal permitted use and
accessory uses as required by the terms of the applicable zoning ordinance
district in which the lot resides.
(5)
Side lot lines shall be substantially perpendicular to the right-of-way;
however, lots on a cul-de-sac shall have side lot lines radial to
the center of the cul-de-sac.
C.
Setback lines. The subdivision shall conform with the following setback
requirements:
(1)
Required setbacks shall conform to the regulations set forth in the
zoning ordinance district of which the property is located and set
back dimensions shall be indicated on all plats of subdivision.
(2)
For all corner lots, the minimum building setback shall be provided
as prescribed in the City of Bridgman zoning ordinance.
D.
Easements. Utility and other easements shall be provided, as follows:
(1)
There shall be a dedicated easement with a minimum width of 20 feet
at the front or rear of all lots, or 10 feet centered on adjacent
rear lot lines, and a minimum of 10 feet in width where necessary
along side lot lines to provide continuity for public utilities and/or
drainage as determined by the City Engineer and in accordance with
this chapter. In addition, due provision shall be made for extension
of easements to adjacent property. Easements for water and sewer mains
and sanitary sewer lines shall be a minimum of 20 feet in width.
(2)
All utility easements shall be approved by the public utility companies,
cable television franchises, and the City Council and shall be so
indicated on any final plat.
(3)
Easements for pedestrian access shall be a minimum of 10 feet in
width.
(4)
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, a drainage easement shall be provided, conforming to the
dimensions of such watercourse and such additional width as necessary
for access and maintenance as required by the City Council.
(5)
No building, structure, or other permanent obstruction shall be constructed
upon any easement.
Conduits or cables shall be placed within easements or dedicated
public ways in a manner which will not conflict with other underground
services. Further, all transformer boxes shall be located so as not
to be unsightly or hazardous to the public.
