[Amended 2-10-2003 by Ord. No. 128]
The following minimum subdivision principles, standards and requirements will be applied by the Planning Commission, the Board of Supervisors, Township staff and consultants hired to provide comment in evaluating applications for preliminary and final plat approval.
A. 
Land shall be suited for the purpose for which it is to be subdivided.
B. 
Land subject to hazards of life, health and safety such as strip- or surface-mined land, quarry land, open ditched and land subject to flooding or subsidence shall not be subdivided for residential purposes until all such hazards have been eliminated or unless guarantee is given that adequate safeguards against such hazards are provided by the subdivision plat.
A. 
Proposed streets shall be properly related to Township, county and state road and highway plans which have been prepared and officially adopted and/or filed as prescribed by law.
B. 
Streets shall be logically related to the topography so as to produce useable lots and reasonable grades.
C. 
Local streets shall be so laid out as to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.
D. 
Where a subdivision plat abuts or contains an existing or proposed arterial street, the Planning Commission and Board of Supervisors may require local access streets, reverse frontage lots or such other treatment which will provide protection for abutting properties, reduction in the number of intersections with arterial streets and separation of local and through traffic.
E. 
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of this part and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
F. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
G. 
Cul-de-sac streets may be permitted where it is established that through traffic at such streets is not essential to the Township street system in that district or to the development of the adjacent properties in the area or that the topography of the land prohibits the future extension of the streets.
(1) 
A cul-de-sac with a right-of-way radius with a pavement radius shall be installed as specified in the Public and Private Improvement Code,[1] based on the type of street.
[1]
Editor's Note: See Ch. 180, Part 2, Public and Private Improvement Standards.
(2) 
Unless future extension is clearly impracticable or undesirable, the turnaround right-of-way shall be placed adjacent to the property line and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into an adjoining street.
H. 
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street right-of-way to permit further resubdivision shall be provided as necessary.
I. 
Reserve strips restricting or controlling access to adjacent streets or properties shall be prohibited.
J. 
Maximum allowable grades.
(1) 
Centerline of streets. The maximum and minimum allowable centerline grade of all streets shall be as specified in Table 7.3.1[2] shown in the Public and Private Improvement Code for each type of street proposed.
(2) 
Cul-de-sac. The maximum and minimum allowable grade of all cul-de-sacs shall be as specified in Table 7.3.1[3] shown in the Public and Private Improvement Code for each type of cul-de-sac proposed.
K. 
Minimum grades. The minimum grades on all streets shall be as specified in the chart shown in Table 7.3.1[4] shown in the Public and Private Improvement Code for each type of street proposed.
L. 
Vertical curves. Vertical curves of proper and adequate length shall be installed as specified in Table 7.3.1[5] shown in the Public and Private Improvement Code.
M. 
Alignment.
(1) 
Whenever street lines are deflected in excess of 2°, connection shall be made by horizontal curves.
(2) 
To ensure adequate sight distances, minimum centerline radii for horizontal curves shall be as specified in Table 7.3.1[6] shown in the Public and Private Improvement Code.
N. 
Widths.
(1) 
Minimum street right-of-way widths and cartway (roadway) widths shall be as specified in Table 7.3.1[7] shown in the Public and Private Improvement Code
(2) 
Additional right-of-way and cartway widths may be required by the Board of Supervisors for the following purposes:
(a) 
To promote public safety and convenience.
(b) 
To provide parking space in commercial districts and in areas of high-density residential development.
(c) 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformation with the above standards may be required.
(d) 
Where anticipated traffic flows and vehicle size warrants additional widths, increases in base material and cartway widths will be established by the Planning Commission and the Township Engineer.
O. 
Street intersection.
(1) 
Curbs, where required, shall be installed by the subdivider along the streets or where deemed necessary for public safety as determined by the Board of Supervisors. The curbs shall be of the type and material as specified and approved by the Board of Supervisors. All curbs at intersections shall be rounded by a minimum radius of 25 feet for local streets, 30 feet for collector streets and 40 feet for arterial streets.
(2) 
Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided with a transitional grade not to exceed 2% for a distance of 25 feet from the nearest right-of-way line of the intersection.
(3) 
Multiple intersections of more than four roads shall be prohibited.
P. 
Street offsets. Street offsets of less than 125 feet shall be avoided.
Q. 
Reverse curves. Reverse curves shall have a minimum transient between them as specified in Table 7.3.1[8] shown in the Public and Private Improvement Code.
R. 
Alleys.
(1) 
Alleys are not permitted in residential areas.
(2) 
Alleys are permitted in commercial and industrial areas subject to design approval of the Planning Commission and the Board of Supervisors.
S. 
Driveways.
(1) 
Driveways shall be located to provide the best visibility possible within the limits of the property that each driveway serves and shall be designed and constructed in accordance with the requirements of the Township.
(2) 
Private driveways which function as local streets providing access to individual residential lots shall be designed in accordance with this article and in compliance with the minimum standards for public streets.
A. 
Residential lots shall be subdivided in accordance with the terms of the Township of Brighton Zoning Ordinance[1] and the provisions contained herein.
[1]
Editor's Note: See Ch. 195, Zoning.
B. 
The frontage width of lots fronting a cul-de-sac shall be a minimum of 50 feet at the right-of-way line. The side yard setback requirements will be calculated from the front of the structure and extended from both sides of the structure to the side property lines.
C. 
All lot lines shall be set perpendicular or radial to the center line of the street whenever possible. All nonradial lines shall be denoted as such on the plat.
D. 
Lots abutting local streets shall front upon the streets that parallel the long dimension of the block, if possible.
E. 
Where a flag lot is proposed, it shall be connected to a public street. Said connection shall be a part of said flag lot and have a minimum width of 25 feet. Said connection area shall not be used in calculating the required lot area.
F. 
Where two such flag lot connections abut one another, each connection shall have a minimum width of 25 feet.
G. 
Flag lots will not be approved by the Township Board of Supervisors unless the developer can demonstrate that a Modification to the Township Code is warranted.
The building lines shall be in accordance with the terms of the Township of Brighton Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 195, Zoning.
A. 
Block length shall not exceed 1,200 feet nor be less than 500 feet.
B. 
Blocks shall be at least two lots in depth except for reverse frontage lots.
C. 
Exceptionally long blocks shall be provided with crosswalks with a minimum right-of-way reservation of 12 feet and a four-foot paved walk.
D. 
The depth-to-width ratio of usable lot length shall be at a maximum of 2 1/2 to 1.
A. 
Easements for sanitary sewer and stormwater sewer shall have a minimum width of 20 feet and be placed at the side or rear of lots whenever possible. When the Board of Supervisors determines that easements are required to extend proposed or future utilities, the required easements shall be provided.
B. 
Anchor easements shall be approximately four feet by 30 feet and placed on a lot line.
C. 
Aerial easements shall be a minimum of 15 feet.
D. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve the natural flow of water and to provide sufficient width for maintenance, but not less than 20 feet.
Reserve strips surrounding the property or areas reserved for any purpose which shall make any area unprofitable for regular or special assessment or which may revert to untended nuisance areas will not be approved by the Planning Commission and the Board of Supervisors.
The subdivider may choose his street names subject to the approval of the Planning Commission and the Board of Supervisors. No street, other than an extension, may be given the name of an existing street in the Township or Beaver postal service area of which the Township of Brighton is a part.
In subdividing land, it shall be done in a manner that will not have the effect of barring adjacent property owners from access to the streets and ways of the allotment.