Charter Township of Oakland, MI
Oakland County
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Table of Contents
Table of Contents
The subdivision design layout standards set forth under this article are development guides for the assistance of the proprietor. All final plans must be reviewed and approved by the Township Board.
A. 
The design layout standards herein are intended to be in harmony with the standards of the County Road Commission.
B. 
The County Road Commission's option for subdivisions with lot sizes averaging at least 1 1/2 acres and Class "B" roads without curbs and gutters shall be acceptable.
[Amended 11-14-1989 by Ord. No. 57]
A. 
The creative layout of developments will be encouraged with homes grouped to save land for dedicated open space.
B. 
Street alignment shall be planned to fit the terrain and avoid destroying natural and cultural features.
C. 
The proposed subdivision shall conform to the master thoroughfare plan and shall effectively relate to the existing and planned major thoroughfares and collector streets.
D. 
The street layout shall provide for continuation of collector streets in the adjoining subdivisions or provide for the continuation of streets to adjoining unsubdivided property.
E. 
The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged.
F. 
Should a proposed subdivision border on or contain an existing or proposed major thoroughfare, scenic easements shall be provided as required by the Planning Commission, but not to exceed 1/2 the road right-of-way width. In addition, the Planning Commission may require greenbelt plantings, marginal access streets, reverse frontage, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards.
G. 
Should a proposed subdivision border on or contain a railroad, freeway or other limited access highway right-of-way, the Planning Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for the development of an appropriate use of the intervening land such as for parks in residential districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.
H. 
Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with other requirements of these regulations and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Whenever there exists adjacent to the tract to be subdivided a dedicated or platted and recorded half street, the other half shall be platted.
I. 
All lots shall front on subdivision streets and not on the major thoroughfare.
[Amended 11-14-1989 by Ord. No. 57]
A. 
The right-of-way widths for streets shall be as follows:
Street Type
Right-of-Way Width
Major thoroughfare
In conformance with the master thoroughfare plan of the Township (generally 120 feet)
Collector street
86 feet
Industrial service street
70 feet
Multiple-family residential street where platted
60 feet
Minor (single-family residential) street
60 feet
Marginal access street
34 feet
Turnaround (loop) street
120 feet
Alley
20 feet
Cul-de-sac street turnaround
60-foot street
Industrial
75-foot radius
Residential and others
60-foot radius
Residential boulevard
86 feet
B. 
Maximum length for residential cul-de-sac streets shall be 500 feet.
C. 
Maximum length for industrial and other cul-de-sac streets may exceed 500 feet subject to the approval of the Planning Commission.
For adequate drainage, the minimum street grade shall not be less than 0.4% grade. The maximum street grade shall be 6% except that the Planning Commission may make an exception to this standard on the recommendation of the Township Engineer.
Standards for maximum and minimum street grades, vertical and horizontal street curves, and sight distances shall be in harmony with the standards of the County Road Commission. In special circumstances, the Planning Commission may determine that a variance to these standards may be necessary.
Streets shall be laid out so as to intersect as nearly as possible at 90°. Curved streets, intersecting with major thoroughfares and collector thoroughfares shall do so with a tangent section of center line 50 feet in length, measured from the right-of-way line of the major collector thoroughfare.
Street grading and center-line gradients shall be per the plan and profiles approved by the Township Engineer.
Street jogs with center-line offsets of less than 125 feet shall be avoided.
Access to streets across ditches shall be provided by the proprietor in a standard method approved by the County Road Commission.
A. 
The lot size, width, depth and shape in any subdivision shall be appropriate for the location and type of development contemplated.
B. 
Lot areas, width, and building setback lines shall conform to at least the minimum requirements of the Zoning Ordinance for the district in which the subdivision is proposed.
C. 
When the subdivision is to be a planned residential development (PRD), lot sizes and shapes shall be regulated as set forth in the Zoning Ordinance.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
D. 
When the subdivision is planned with lots averaging 1 1/2 acres or more, County Road Commission Class "B" roads without curbs and gutters shall be acceptable.
[Amended 11-14-1989 by Ord. No. 57]
A. 
Side lot lines shall be at right angles or radial to the street lines, or as nearly as possible thereto.
B. 
Residential lots shall be separated from existing or proposed regional, major or secondary thoroughfares by scenic easements, generally 1/2 the road right-of-way width. A landscaping plan of the scenic easement area shall be submitted for approval as part of the preliminary plat, final approval step. This plan shall provide for the following:
(1) 
A berm to be approved by the Planning Commission, which shall achieve the objective of screening the view between the thoroughfare and the residential development.
(2) 
The berm may be a combination of elevations and plantings. The plantings shall include three trees per each lot in the development, with the specific number of trees per lot being determined by the Planning Commission, along with the precise dimensions of the easement, taking into consideration the screening objective, the length of the easement area, and the number of lots in the development.
(3) 
Plant types shall conform with the Zoning Ordinance.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(4) 
The means of irrigation, and responsibility and assurance for ongoing maintenance of the plantings.
C. 
Lots shall have a front-to-front relationship across all streets where possible.
D. 
Residential lots abutting collector streets shall be platted with extra depth to permit generous distances between buildings and such trafficway.
A. 
Any area of land within the proposed subdivision which lies either wholly or partly within the floodplain of a river, stream, creek or lake, or any other areas which are subject to flooding or inundation by stormwater shall be subject to specific compliance with Chapter 210, Floodplain and Wetlands Protection, the Land Division Act, and its review by the State Department of Environmental Quality.
B. 
The development of wetlands shall be subject to Chapter 210, Floodplain and Wetlands Protection.
C. 
Buffer zones along streams and tributary swales shall be established to inhibit erosion and sedimentation and preserve their natural character.
D. 
Existing grades and topography are to be retained; mass grading or extensive filling and land balancing shall be restricted to the minimum extent necessary for reasonable use of the land. To this end, the Township shall require grading plans for specific lots as designated by the Township Engineer, which shall indicate existing and proposed grade levels. The plans shall be prepared by a registered engineer and shall be reviewed and approved by the Township Engineer prior to issuance of a building permit.
E. 
Slopes over 20% or unique wildlife habitats shall be preserved to the maximum extent compatible with reasonable use of the land.
F. 
The proposed subdivision shall be planned to avoid, to the maximum extent feasible, the cutting, trimming, or clearing of trees and other natural vegetation, within 100 feet of any free-flowing stream or lake.
G. 
Site plan review pursuant to the Zoning Ordinance shall be required for all proposed uses on lands indicated as natural preservation areas in the Oakland Township Ecological Survey (Paul Thompson, 1974). Such proposed land uses shall be planned so as to enhance the natural features of the area and so as to result in minimal damage to those features.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
H. 
The preliminary plans for a proposed development shall be reviewed with the County Road Commission so that allowance can be made for maximum possible preservation of existing vegetation on the road right-of-way.
I. 
Within a proposed development, the developer shall take the necessary action to preserve and replace trees. The following information must be supplied to and approved by the Planning Commission:
(1) 
Location of existing stands of trees and existing individual trees (apart from stands of trees) having a caliper of 12 inches or greater at two feet above the ground.
(2) 
Location of trees to be retained.
(3) 
Specifications for protection during development.
(4) 
Specifications for grading and drainage to assure the preservation of those trees to be retained.
(5) 
Plans for reforestation and afforestation in accordance with Township guidelines.
J. 
Tree removal on steep slopes shall be regulated as provided under Part 91 of Public Act No. 451 of 1994 (MCLA § 324.9101 et seq.), Soil Erosion and Sedimentation Control.
A. 
Dedication of lands and facilities for passive and active outdoor recreational activities shall be encouraged in all private residential developments; these shall be related to the Township open space network; such lands shall provide for the recreational needs of the residents and/or preserve significant natural features.
B. 
Dedication or reservation of school sites shall be encouraged in developments of appropriate size. Elementary schools should be located generally central to neighborhoods and serviced by collector roads.
C. 
When the public reservation is that of an open space area of a planned residential development (PRD), said area shall be designed as set forth in the Zoning Ordinance.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
D. 
When consideration is given by the proprietor to the allocation of areas suitably located and of adequate size for playgrounds, school sites, parks, and recreation facilities, as indicated in the Master Plan and Zoning Ordinance, said areas shall be provided by one of the following methods:
(1) 
Dedication to the Township.
(2) 
Reservation of land for the use of the public and/or property owners by deed or covenants.
(3) 
Reservation for acquisition by the Township or School Board within a period of two years. Said reservation shall be made in such manner as to provide for a release of the land to the proprietor in the event that the Township or the School Board does not proceed with the purchase.
A. 
Stormwater drainage systems shall be designed to discharge into existing watercourses where possible after the water runoff has been retained and filtered, with minimal change in normal downstream flow rate. The preferred method of managing stormwater is to provide a means of absorbing as much as possible on the site.
B. 
Exact sewer line locations and configurations require Township approval and can be determined only after a complete environmental and cost-benefit analysis. It is not to be assumed that there are predetermined locations, such as streambeds.
C. 
Location of utility and surface drainage easements shall be provided along the front, rear and/or side lot lines as may be necessary for utility service and drainage. Easements shall give access to every lot, park or public grounds; such easements shall be a total of not less than 12 feet wide, six feet from each parcel.
D. 
Recommendations on the proposed layout of telephone, television, public lighting, electric, and gas service should be sought from all utility companies servicing the area and coordinated so as not to create a conflict of use of such easements.
E. 
Recommendations on the proposed layout of water and sewer service should be sought from the Township Engineer.
F. 
Prior to the approval of the final plat for a proposed subdivision, a statement shall be obtained from the appropriate utility indicating that easements have been provided along specific lots or corridors, and a notation shall be made on the final plat indicating such areas involved and what portions have been reserved to each of the respective utilities involved by depth in the ground and location within such easements. Such easements so described which shall traverse privately owned property shall be protected by easements granted by the proprietor. The use of the dedicated public ways shall be protected by the utility license and agreement between the Township and the utility involved.
[Amended 11-14-1989 by Ord. No. 57]
A. 
Location of public walkways, crosswalks, or footpaths may be required by the Planning Commission to obtain satisfactory pedestrian linkage to neighborhood centers and schools or as part of the Township footpath system.
B. 
Right-of-way of public walkways shall be at least 15 feet and shall be dedicated for this purpose.
C. 
Installation of eight-foot-wide bikeways shall be required by the Planning Commission to provide satisfactory linkage to neighborhood centers and schools adjacent to all regional, major and secondary thoroughfares as designated in the Township Road Right-of-Way Ordinance, set out in Chapter 370, Streets and Sidewalks, Article I, Right-of-Way Widths. The bikeways shall be coordinated with and made an integral part of the required landscaped berm.
D. 
Location of bridle paths may be required by the Planning Commission as part of the Township bridle path system.