City of Coldwater, MI
Branch County
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Table of Contents
Table of Contents
[Ord. No. 339, passed 7-25-1977]
The subdivision design layout standards set forth in this chapter are development guides for the assistance of the proprietor. All final plans must be reviewed and approved by Council.
[Ord. No. 339, passed 7-25-1977]
Streets shall conform to at least all minimum requirements of the general specifications and typical cross sections as set forth in this chapter, and other conditions set forth by Council, unless specific exemption is approved by Council.
(a) 
Location and arrangement.
(1) 
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 thorofares and collector streets, and such proposed subdivision shall be platted in the location and width indicated on such Plan.
(2) 
The street layout shall provide for the continuation of collector streets in the adjoining subdivisions or the proper projection of streets when adjoining property is not subdivided, or shall conform to plans for a neighborhood unit drawn up and adopted by the Planning Commission.
(3) 
The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged.
(4) 
Should a proposed subdivision border on or contain an existing or proposed major thorofare, the Commission may require marginal access streets, reverse frontage or such other treatment as may be necessary for adequate protection of residential properties and reduction of traffic hazards.
(5) 
Should a proposed subdivision border on a railroad, expressway or other limited access highway right of way, the Commission may require the location of a street approximately parallel to, and on each side of, such right of way to be at a distance suitable for the development of any 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.
(6) 
Half-streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these Regulations, and where the 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.
(b) 
Right-of-way widths. Street right-of-way widths shall conform to at least the following minimum requirements:
Street Type
Right-of-Way Widths
(feet)
Major thorofare
In conformance with the Major Thorofare Plan
Collector streets (secondary thorofares)
86
Industrial service streets
66
Industrial collector streets
86
Multiple-family residential streets (where platted)
66
Minor (single-family residential) streets
66
Marginal access streets
34
Turn-around (loop) streets
110
Alley
20
Cul-de-sac street (turn-around)
Industrial
75 feet in radius
Residential and others
60 feet in radius
The length for cul-de-sac streets shall not exceed 600 feet.
(c) 
Street geometries. Maximum and minimum street grades, vertical and horizontal street curves and sight distances shall be as approved by the Municipal Engineer.
(d) 
Street intersections. Streets shall be laid out so as to intersect as nearly as possible to 90°. Curved streets intersecting with major thorofares and collector thorofares shall do so with a tangent section of the centerline 50 feet in length, measured from the right-of-way line of the major or collector thorofare.
(e) 
Street jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided.
[Ord. No. 339, passed 7-25-1977]
Blocks within subdivisions shall conform to the following standards:
(a) 
Sizes.
(1) 
Blocks shall not exceed 1,400 feet in length, except where, in the opinion of the Planning Commission, conditions may justify a greater distance.
(2) 
Widths of blocks shall be determined by the condition of the layout, and shall be suited to the intended layout.
(b) 
Public walkways. The Commission may require that public walkways or crosswalks be provided to obtain satisfactory pedestrian access to public or private facilities, or where blocks exceed 900 feet in length.
Walkways shall be dedicated to the public or provided as a private easement for this purpose.
(c) 
Easements.
(1) 
The location of utility line easements shall generally be provided along the rear or side lot lines as necessary for utility lines. Easements shall give access to all lots, parks or public grounds. Such easements shall be a total of not less than 12 feet wide and six feet from each parcel.
(2) 
Recommendations on the proposed layout of telephone and electric company easements should be sought from all of the utility companies serving the area. It shall be the responsibility of the proprietor to submit copies of the preliminary plat (stage two) to all appropriate public utility agencies.
(3) 
Easements three feet in width shall be provided where needed along side lot lines so as to provide for street light dropouts. Prior to the approval of the final plat for a proposed subdivision, a statement shall be obtained from the appropriate public utility indicating that easements have been provided along specific lots. A notation shall be made on the final plat indicating: "The side lot lines between lots (indicating lot numbers) are subject to street light dropout rights granted to the Board of Public Utilities."
[Ord. No. 339, passed 7-25-1977]
Lots within subdivisions shall conform to the following standards:
(a) 
Sizes and shapes.
(1) 
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.
(2) 
Lot areas and widths shall conform to at least the minimum requirements of the Zoning Code for the district in which the subdivision is proposed.
(3) 
Building setback lines shall conform to at least the minimum requirements of the Zoning Code.
(4) 
Corner lots in residential subdivisions shall be platted at least 10 feet wider than the minimum width permitted by the Zoning Code.
(5) 
Excessive lot depth in relation to width shall be avoided. A depth-to-width ratio of three to one shall normally be considered a maximum.
(6) 
Lots intended for purposes other than residential use shall be specifically designed for such purposes, and shall have adequate provision for off-street parking, setbacks and other requirements in accordance with the Zoning Code.
(b) 
Arrangement.
(1) 
Every lot shall front or abut on a street.
(2) 
Side lot lines shall be at right angles or radial to the street lines.
(3) 
Residential lots abutting major thorofares or collector streets, where marginal access streets are not desirable or possible to attain, shall be platted with reverse frontage lots, or with side lot lines parallel to the major traffic streets, or with extra depth to permit greater distances between buildings and such trafficway.
(4) 
Lots shall have a front-to-front relationship across all streets where possible.
[Ord. No. 339, passed 7-25-1977]
The natural environmental features and character of lands must be preserved wherever possible. Due regard must be shown for all natural features, such as large trees, natural groves and similar community assets that will add attractiveness and value to the property, if preserved. The preservation of drainage and natural stream channels must be considered by the proprietor, and the dedication and provision of adequate barriers, where appropriate, shall be required.
[Ord. No. 339, passed 7-25-1977]
Any areas of land within the proposed subdivision which lie either wholly or in part within the flood plain of a river, stream, creek or lake, or any other areas which are subject to flooding or inundation by storm water, shall require specific compliance with the Subdivision Act and with its review by the Water Resources Commission of the Department of Natural Resources.