The following design standards are intended
as a guide to sound land planning and are the minimum standards for
subdivision development. Should there be unusual topographic or property
problems, these standards may have to be modified to either greater
or lesser conformance in accordance with the judgment of the Planning
Commission and the requirements of this article.
The specifications herein set forth are hereby
declared to be the standards and general plan adopted by the Planning
Commission for the width and location of all highways, streets and
alleys which may hereafter be platted or accepted within the Village
of New Haven. All such regulations are intended to be in harmony with
all road and right-of-way standards and policies of the Macomb County
Road Commission.
A.
Layout. The layout of proposed streets shall provide
for the continuation of existing streets in surrounding areas and
shall conform to the plan for the neighborhood approved by the Planning
Commission in cases where topographical or other conditions preclude
the continuation of existing streets. In general, such streets shall
be of a width as great as that of the street so extended. Due consideration
shall be given to traffic safety. Local residential streets shall
be laid out as to discourage their use by through traffic. Due consideration
shall be given by the subdivider to the attractiveness of the layout
in order to obtain the maximum livability and amenity of the subdivision.
Consideration shall also be given to the proposed use of the subdivision
and proper allowance made in industrial subdivisions for potential
and existing railroad rights-of-way and their relationship to the
street system. Streets should be as nearly parallel to railbed rights-of
way as conditions will permit. Any intersection occurring on a street
which crosses a railroad track shall not be less than 400 feet from
the railroad right-of-way. Greater distances may be required if it
is deemed necessary for safety, approach gradients or future grade
capacities.
B.
Major thoroughfares. Where the subdivision abuts or
contains an existing or proposed major thoroughfare, the Planning
Commission may, at its discretion, require the construction of marginal
access streets, double frontage of lots with provision of a screen
planting contained in a no-access reservation along the rear property
lines, deep lots with rear-service alleys, or other treatment which
the said Commission considers essential to adequate protection of
residential lots and to separation of through and local traffic.
C.
Private streets and alleys. Private streets and alleys
shall not be permitted, but rather all streets and alleys shall be
dedicated to the public.
D.
Access to property. Each residential lot within a
subdivision shall be provided with a satisfactory means of access.
Building permits shall not be issued for the construction of buildings
which do not have access onto a public street. There shall be no reserve
strips controlling access to a street except where the control of
such is definitely placed with the Council.
E.
Intersections. Intersecting streets shall be laid
out so that the intersection angles approximately 90°, but in
no case shall the angle of intersection be less than 60°. Streets
convening at one point shall be reduced to the least practicable number.
F.
Visibility. No fence, wall, structure or planting
shall be erected, established or maintained on any corner lot which
will obscure the view of a driver of a vehicle approaching the intersection,
except that shade trees would be permitted where all branches are
not less than eight feet above the road level. Such unobstructed corner
shall mean a triangular area formed by the street property lines and
a line connecting them at points 30 feet from the intersection of
the street lines or, in the case of a rounded property corner, from
the intersection of the street property lines extended.
G.
Half-streets. Generally, half-streets shall not be
permitted where a subdivision adjoins undeveloped property, except
for such major streets over 60 feet in right-of-way width as may be
recommended in the Village's Comprehensive Development Plan or by
the Macomb County Road Commission. They shall be permitted only when
the Planning Commission considers the use of a half-street essential
to the reasonable development of the subdivision in accordance with
the intent of these regulations and where said Commission finds it
practicable to require the dedication of the other half of the right-of-way
when the adjoining property is subdivided. Whenever there clearly
exists a dedicated and recorded half-street or half-alley on an adjoining
plat, the other half shall be dedicated on the proposed plat to make
the street or alley complete. A one-foot public reserve may be required
to be placed between half-streets and subdivision boundaries. These
reserves shall be deeded in fee simple to the municipality for future
street purposes.
H.
Street jogs. Street jogs with center-line offsets
of not less than 150 feet shall be avoided. Where streets intersect
major streets, their alignment shall be continuous.
I.
Culs-de-sac. Where required for the full and best
utilization of the property, culs-de-sac may be utilized. The maximum
permissible length of culs-de-sac shall be 600 feet, measured from
the right-of-way line of the nearest intersecting street to the farthest
point on the right-of-way of the cul-de-sac. A cul-de-sac of a maximum
of 500 feet is more desirable and only in extreme cases should the
length of 600 feet be permitted. Each cul-de-sac shall be provided
at its closed end with a turnaround having a diameter at the outside
of the roadway pavement of at least 80 feet and a property line diameter
of at least 110 feet. The remaining portion of the cul-de-sac shall
have a right-of-way width of at least 60 feet. The straight portion
of the right-of-way shall be joined to the circular portion of the
right-of-way by circular curves with radii not less than 50 feet.
J.
Dead-end streets. Where adjoining areas are not subdivided,
the arrangement of streets in a new subdivision shall be extended
to the boundary line of the tract to make provision for the future
projection of streets into adjacent areas. A one-foot public reserve
may be required to be placed at the end of dead-end streets which
terminate at subdivision boundaries. These reserves shall be deeded
in fee simple to the municipality for future street purposes.
K.
Alleys. Alleys shall not be permitted in residential
areas but may be permitted or required in commercial or industrial
areas for the purpose of service access, such as for off-street parking
and lodging. All such alleys shall have a minimum width of 26 feet.
A diagonal??? cutoff shall be made at all acute- and right-angle intersections
of two alleys sufficient to provide an inside turning radius of 30
feet.
L.
Street names. Street names shall not be permitted
which might cause confusion with names of existing streets in or near
the Village of New Haven. Streets that will be continuations of existing
streets shall be called by the same names of such existing streets.
All names shall be approved by the Planning Commission and the Macomb
County Road Commission.
N.
Right-of-way width. Minimum right-of-way width shall
be 60 feet. Greater right-of-way widths for major streets as may be
required by the Macomb County Road Commission or as may be designed
on the Village's Comprehensive Development Plan may be required as
necessary.
O.
Horizontal alignment. Center line of pavement shall
coincide with center line of right-of-way, except for irregular rights-of-way
widths.
P.
Street grades. Profiles may be required on all streets,
at the discretion of the Planning Commission. The minimum gradient
allowed shall be not less than 0.4%.
Q.
Street curvature. The minimum horizontal center-line
radii of curved local streets shall be 200 feet. Greater radii may
be required for principal street having through traffic. A minimum
fifty-foot tangent shall be introduced between reverse curves on streets
of sixty-foot right-of-way. Greater tangents shall be required on
streets of greater right-of-way.
R.
Radii at intersection. Minimum pavement radii at intersections
shall be 40 feet at intersections of county primary roads, 25 feet
at intersections with major streets over sixty-foot right-of-way,
and 20 feet on local streets.
S.
Surface drainage.
(1)
The preferred plan for yard drainage shall provide
for drainage from rear of lot to front of lot with a minimum grade
of 1% and a maximum grade of 3%.
(2)
In the event it is found to be essential to the economical
development of substantial portions of a project, the easement at
the rear of the lot may be below the building grade. In this event,
the grade shall be not less than 1% nor more than 3% and the grade
from the house to the street shall be not less than 1% with the building
grade being not less than 12 inches above the street grade.
(3)
Where low easements are essential to the economical
development of major portions of the project, the longitudinal grade
of said easement shall not be less than 0.4 of 1% and the length of
run of said longitudinal easement shall not exceed 500 feet of continuous
drainage with no more than 100 feet of said distance being upstream
from an angle point in the easement.
(4)
Where required by the Village Engineer, a four-inch
drainage tile shall be provided for easement drainage, with said drain
tile being laid in a trench being backfilled with pea gravel or approved
bank-run gravel. The depth of grade and outlet for said tile being
subject to Village approval.
T.
Access to streets across ditches. Subdividers shall
provide access to all proposed streets across watercourses or ditches
in a standard manner approved by the Macomb County Road Commission
and the Macomb County Drain Commission.
A.
The proprietor shall contact each public utility involved
for preferred locations of easements. Utility easements shall be preferably
located along road rights-of-way but may be located along side or
near lot lines if necessary. Utility easements shall not be less than
12 feet in total width, with six feet located on each side of the
property line. Utility easements six feet wide are permissible along
rear property lines in cases where such rear property lines abut unplatted
land.
B.
Drainage easements shall be provided which conform
substantially with the lines of any natural watercourse, drainage
ditch, channel or stream. Such easements shall be of adequate width
for the particular conditions of the site. The Planning Commission
may, if it considers such requirement necessary to the proper development
of the subdivision and the circulation of local traffic, require that
the drain, if within a public right-of-way, will be tiled and enclosed.
The size, shape and orientation of lots shall
be appropriate for the location of the subdivision and for the type
of development and use contemplated. Lots shall be of such sizes as
to permit a variety of house types, to provide side yards for desirable
access, light, air, privacy, and safety from fire hazards, and to
provide setback from the street line and allow sufficient space for
household purposes.
A.
Access. All lots shall abut by their full frontage
on a properly dedicated street. Lots, other than corner lots, shall
not be permitted to front onto two streets.
B.
Width. The minimum width of any lot shall be 60 feet,
except that greater widths may be required in the Zoning Ordinance.
Where desirable to plat wedge-shaped lots so as to best utilize a
parcel of land, the required lot width shall be measured at the front
building line, located 25 feet from and parallel to the front property
line when the front lot line is narrower than the rear lot line. When
the rear lot line is narrower than the front lot line, the lot width
shall be measured at the rear building line and be parallel to the
rear property line.
C.
Depth. No lot shall be less than 120 feet in depth.
The depth of a lot should not exceed a depth-to-width ratio of 3 to
1.
D.
Corner lots. Corner lots shall be provided extra width
sufficient to permit the maintenance of building setback lines on
both the front and side street lines in order to protect similar setbacks
on both the front and side streets which exist or are planned. Where
lots have side yards abutting upon a street, on the same side of which
other residential lots front in the same block, the lots shall be
of such width to permit a side yard setback on the street equivalent
to the required front yard setback on the lots fronting on said street.
E.
Side lot lines. Side property lines of lots shall
generally be perpendicular to straight street lines or radial to curved
street lines unless a variation from this rule will give a better
lot plan. Property lines on sides and rear of lots should be straight.
F.
Area. The width and depth of lots shall be such that
minimum lot size shall be in accordance with the Village Zoning Ordinance.
G.
Business or commercial. No lot or parcel classified
as business or commercial shall be platted that is less than 50 feet
in width. The area of such lot or parcel shall be sufficient in size
as to provide sufficient area for off-street parking and loading in
accordance with the requirements of the Zoning Ordinance.
H.
Large lots. In case a tract is subdivided into parcels
containing over one acre in area, such parcels shall be arranged to
allow the subdivision of any parcels into smaller lots in accordance
with the provisions of this chapter.
The size and shape of blocks shall be appropriate
for the type of lots and land use proposed. Blocks shall be designed
so as to permit good lot orientation, safe street design and economical
use of the land.
A.
Length. Length of blocks between intersecting streets
shall normally be from 800 to 1,000 feet. This form shall be altered
only where the topography of the land makes it advisable to do so
in order to protect the public safety and convenience, and in no event
shall blocks be less than 500 feet or more than 1,320 feet in length.
Where blocks exceed 900 feet in length, an easement up to 20 feet
in width may be required by the Planning Commission near the center
of such block for a pedestrian walkway.
B.
Width. Width of blocks shall be equal to the total
depth of two tiers of lots and shall not be less than 240 feet.
C.
Nonresidential blocks. Blocks intended for purposes
other than residential shall be especially designed for such purposes
and shall have adequate provision for off-street parking and loading
in accordance with the requirements of the Zoning Ordinance.
In the design of the plat, thorough and equitable
consideration shall be given by the subdivider and the Planning Commission
to the providing of suitable sites for recreational, school, and other
public purposes. Where a proposed park, playground, school or other
public use shown in the Comprehensive Development Plan is located
in whole or part within a subdivision, a suitable area for this purpose
may be dedicated to the public or reserved for public purchase. If
within two years of plat recording the purchase is not agreed on,
the reservation may be cancelled or shall automatically cease to exist.
A.
Crosswalks. Right-of-way for pedestrian crosswalks
in the middle of long blocks shall be required where necessary to
obtain convenient pedestrian circulation to schools, parks or shopping
areas. The right-of-way shall be at least 10 feet wide and extend
entirely through the block.
B.
Sidewalks. Sufficient right-of-way shall be provided
so that sidewalks may be installed on both sides of all streets.
A.
Control. No property shall be subdivided for residential
use if such is considered unsuitable for building purposes by the
Planning Commission.
B.
Restrictions. Wherever property is subdivided with
the intention that it shall have a use more restrictive than that
designated in the Zoning Ordinance, such use shall be stated in an
application for an amendment to the Zoning Ordinance or in a separate
statement filed with the Planning Commission. Conformance with the
objectives of the Comprehensive Development Plan shall be required
so as to ensure general uniformity of land uses within blocks and
neighborhoods.
C.
Conformance with Zoning Ordinance. Property use and
area restrictions must be in accordance with the Zoning Ordinance.
D.
Business and commercial lots. Business or commercial
lots, when platted, shall bear a reasonable relation in number to
the probable number of families constituting the purchasing power
of the surrounding tributary area. The Planning Commission shall recommend
the location of business and commercial lots in accordance with the
Comprehensive Development Plan and the Zoning Ordinance.
E.
Land subject to flooding. Any areas of land within
the proposed subdivision which are subject to flooding or inundation
by stormwater shall be clearly shown on the final plat. Such land
shall not be platted for residential occupancy nor for such other
uses as may increase danger to health, life or property, or unduly
aggravate the flood hazard.
These subdivision design standards may be modified in accordance with Article VI in the case of subdivisions specifically for commercial or industrial development, including shopping districts, wholesale areas, and planned industrial districts. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation.
In order to provide healthful, clean and desirable
living conditions, the subdivider shall be entirely responsible for
installing the following site improvements or shall furnish a surety
bond executed by a reputable safety company authorized to do business
in the State of Michigan, running to the Village and sufficient to
permit the completion of all contemplated improvements, before a plat
shall be accepted by the Village.
A.
Street pavement and storm drainage. Those subdivisions
wherein the majority of lots are under 150 feet in width shall have
concrete paved streets and intersections with curb and gutter. In
addition, all such streets shall have enclosed storm drainage sewers.
Those subdivisions wherein at least 3/4 of the lots have a width of
150 feet or more shall have streets and intersections of bituminous-type-pavement
surfacing with a two-inch cap on stone base and may have open ditches
to accommodate storm drainage. All enclosed storm sewers or open ditches
shall be approved by the Macomb County Road Commission and/or Macomb
County Drain Commission. All such improvements shall be provided by
the subdivider.
B.
Sanitary sewerage system. Where provided, the location
and design of all trunk line and lateral sanitary sewers and any other
necessary appurtenances such as pumping stations shall be provided
by the subdivider and be approved by the Village Engineer and all
applicable reviewing agencies, and all work shall be carried out under
the supervision of the Village Engineer.
C.
Water system. Where provided, the location and design
of water mains with house connections and the installation of fire
hydrants and any other necessary appurtenances shall be provided by
the subdivider and shall be first approved by the Village Engineer
and all applicable reviewing agencies as to suitability, and all work
shall be carried out under the direction of the Village Engineer.
D.
Curbs and gutters. Curbs and gutters shall be required
on all neighborhood access streets and minor streets and shall be
constructed in accordance with the standards and specifications adopted
by the Macomb County Road Commission.
E.
Driveways. All driveway openings in curbs shall be
specified by the Macomb County Road Commission or the Department of
State Highways.
F.
Sidewalks and crosswalks. Sidewalks shall be required
on both sides of the street. Where the average width of lots, as measured
at the street frontage line or at the building setback line, is over
100 feet, sidewalks on one side may be required by the Village. Crosswalks,
when required by the Village, shall include a paved walk at least
five feet in width, located generally along the center line of the
easement, dedicated as a public pedestrian walkway. Sidewalks and
crosswalks shall be constructed in accordance with the requirements
of the Macomb County Road Commission.
[Amended 4-13-2021 by Ord. No. 383]
For the proper identification of streets, the subdivider shall
provide and erect street signs meeting the standards of the Village
of New Haven or those as established by the Macomb County Road Commission.
Decorative street signs shall be allowed and maintained at the expense
of the neighborhood, subject to Village Council approval, and as consistent
with all Village ordinances.
Due regard shall be shown for all natural features,
such as large trees, exceptionally fine groves of trees, watercourses,
scenic points, historic spots and similar community assets, which,
if preserved, will add attractiveness and value to the subdivision.
[Amended 6-3-1970 by Ord. No. 128]
In lieu of the actual installation of required
public improvements, the Village Council may permit the subdivider
to provide a financial guarantee of performance in one or a combination
of the following arrangements for these requirements which are over
and beyond the requirements of the Macomb County Road Commission,
Macomb County Drain Commissioner, or any other agency responsible
for the administration, operation and maintenance of the applicable
public improvement. The Village Council may waive financial guarantee
of performance under this chapter for sidewalks, streetlights or street
trees. In case these improvements are specified, completion shall
be required prior to the issuance of occupancy permits.
A.
Performance or surety bond.
(1)
Accrual. The bond shall accrue to the Village, covering
construction, operation and maintenance of the specific public improvement.
(2)
Amount. The bond shall be in an amount equal to the
total estimated cost for completing construction of the specific public
improvements, including contingencies, as estimated by the Village
Council.
(3)
Term length. The term length in which the bond is
in force shall be for a period to be specified by the Village Council
for the specific public improvement.
(4)
Bonding or surety company. The bond shall be with
a surety company authorized to do business in the State of Michigan
acceptable to the Village Council.
(5)
The escrow agreement shall be drawn and furnished
by the Village Council.
B.
Cash deposit, certified check, negotiable bond or
irrevocable bank letter of credit.
(1)
Treasurer, escrow agent or trust company. A cash deposit,
certified check, negotiable bond, or an irrevocable bank letter of
credit, with surety acceptable to the Village Council, shall accrue
to the Village. These deposits shall be made with the Village Treasurer
or deposited with a responsible escrow agent or trust company, subject
to the approval of the Village Council.
(2)
Dollar value. The dollar value of the cash deposit,
certified check, negotiable bond or an irrevocable bank letter of
credit shall be equal to the total estimated cost of construction
of the specific public improvement, including contingencies, as estimated
by the Village Council.
(3)
Escrow time. The escrow time for the cash deposit,
certified check, negotiable bond or irrevocable bank letter of credit
shall be for a period to be specified by the Village Council.
(4)
Progressive payments. In the case of cash deposits
or certified checks, an agreement between the Village and the subdivider
may provide for progressive payment out of the cash deposit or reduction
of the certified check, negotiable bond or irrevocable bank letter
of credit to the extent of the cost of the completed portion of the
public improvement, in accordance with a previously entered into agreement.
C.
Prior to the issuance of a building permit or permit
to construct, the owner or contractor shall place with the Village
Clerk a cash deposit in an amount to be set by the Village Engineer
but not less than $500 nor more than $5,000. The purpose of this deposit
is for the protection and restoration of public property.
D.
The owner or contractor shall restore, at his own
expense, any public property damaged as a result of any act or omission
on his part or on the part of his employees or agents to a condition
equal to that existing before such damage or injury was done. If the
owner or contractor neglects to repair or make restoration the Village
may, after 48 hours and written notice to the owner or contractor,
proceed to make such repair or restoration and will deduct the cost
thereof from the above cash deposit.
E.
The cash deposit or any unused portion thereof will
be returned to the owner or contractor upon final acceptance of the
project or subdivision improvement.
