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.
[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.
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.
(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.
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]
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.
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.
