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.
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:
(a)
Provide for the continuation of existing streets within the
surrounding area; or
(b)
Conform to a plan for the adjacent area adapted to meet a particular
situation where topographical or other conditions make continuance
or conformance to existing streets impracticable.
(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.
(1) Design references. All pavements shall be designed in accordance
with one or more of the following references as they apply:
(a)
Michigan Department of Transportation Standard Specifications
for Construction, 1996 edition, as converted to English units.
(b)
The City development standards.
(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:
[1]
Minor streets: 7% maximum.
[2]
All other streets: 5% maximum.
[3]
Residential driveway: 1% minimum, 8% maximum.
[4]
All other driveways: 1% minimum, 6% maximum.
(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:
[a] Minimum six-inch concrete with a minimum four-inch
compacted aggregate base course, or
[b] Minimum one-inch bituminous surface course and
one-and-one-half-inch bituminous leveling with a minimum six-inch
compacted aggregate base course.
[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:
[a] Minimum six-inch concrete with a minimum four-inch
compacted aggregate base course; or
[b] Minimum one-inch bituminous surface course and
one-and-one-half-inch bituminous leveling course with a minimum eight-inch
compacted aggregate base course.
[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:
[a] Minimum six-inch concrete with a minimum eight-inch
compacted aggregate base course; or
[b] Minimum one-and-one-half-inch bituminous surface
and one-and-one-half-inch bituminous leveling course with a minimum
eight-inch compacted aggregate base course.
[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:
[a] Minimum six-inch concrete with a minimum eight-inch
compacted aggregate base course.
[b] All concrete for driveways and parking areas shall
meet the current specifications of the MDOT, as determined by the
City Engineer.
[c] All such areas shall be screened from view as required
by City zoning and other applicable ordinances.
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.
(1) All parking lots shall be designed in conformance with:
(b)
These development standards.
(c)
Recommendations of the City Engineer.
(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.
(4) Any location within parking lots intended for storage of trash containers exceeding 2.0 cubic yards' capacity shall be constructed of concrete rather than bituminous surface as provided in §
470-54 and shall be enclosed with an approved screen or enclosure.
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.
(2) Construction. Driveways within a site shall be constructed to the minimum specifications as provided in §
470-54. Driveways with high volumes of truck traffic or other heavy loads shall be increased appropriately.
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, 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.
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.