The following minimum subdivision principles, standards, and
requirements will be applied by Township officials in evaluating the
plans for a proposed subdivision.
A.
Land shall be suited for the purpose for which it is to be subdivided.
B.
No land shall be subdivided in a manner that landlocks or compromises
the use or future development of contiguous or adjacent land areas.
C.
Every lot shall abut on a public dedicated street, except that a
subdivision of not less than five acres in area, divided into not
more than three lots served by a private access and utilities right-of-way
of not less than 50 feet in width, which private right-of-way shall
not serve any other tract of land, may not, in the discretion of the
Township Board of Supervisors, abut on a street. Within the right-of-way
private access to utilities shall not be impeded.
D.
Where the literal compliance with the standards specified is clearly impractical, a modification may be granted in accordance with the procedures and criteria specified in Article XII of this chapter. Such modifications shall require the governing body's approval.
E.
Land susceptible to flooding, exceptionally high water table, unstable
subsurface conditions, steep or unstable slopes, presence of high
voltage or high pressure overhead or underground utilities, etc. shall
not be approved for subdivision or development unless the hazards
have been eliminated or unless the proposed plan shows safeguards,
in the opinion of the Township Engineer, to protect the proposed use
of the land.
F.
The subdivision or land development plan shall conform to the Township's Comprehensive Plan and Chapter 420, Zoning, and shall represent a logical extension of the municipal street, sewer and water networks or, if extending across municipal boundaries, to these networks in the adjoining municipalities.
A.
Proposed streets shall be properly related to Township, county, and
state road and highway plans that have been prepared and officially
adopted and/or filed as prescribed by law.
B.
Streets shall be logically related to the topography to achieve usable
lots and reasonable grades. (See Appendix No. 1.)[1]
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
C.
Internal subdivision streets shall be laid out to discourage unnecessary
through traffic, but provisions to coordinate adjacent area streets
will be generally required.
D.
Where a subdivision plan abuts or contains an existing or proposed
arterial street, the governing body may require local access streets,
reverse frontage lots, or such other treatment that 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 chapter, and where, in addition,
satisfactory assurances (financial/bonding) for dedication of the
remaining part of the street is 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.
Dead-end streets shall be prohibited except as stubs to permit future
street extensions or when designed as culs-de-sac. Permanent cul-de-sac
streets may be permitted when it is clear that through traffic at
such a street end is not essential to the existing or future street
system in that district, or to the development of adjacent properties
in the area.
(1)
Such streets, where permitted, shall not exceed 1,200 linear feet, including the cul-de-sac. Temporary dead-end street stubs shall terminate with culs-de-sac if said street extensions are not made within one year, unless said street stubs are 250 feet or less in length and accommodate no more than four building lots. (See Article VIII and Appendix No. 1.)[2]
[2]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
(2)
The turnaround shall have an outside pavement radius of not less
than 40 feet and a right-of-way radius of not less than 50 feet.
(3)
The minimum grade of the turn-around portion of the cul-de-sac shall
be 1%.
(4)
The maximum grade of the turn-around portion of the cul-de-sac shall
be 5%.
(5)
The minimum width of all lots abutting a cul-de-sac shall be 50 feet
on the arc at the right-of-way line.
H.
If lots resulting from original subdivision are large enough to permit
additional subdivision, or if a portion of the tract is not subdivided,
adequate street rights-of-way shall be provided as necessary to allow
for future development activity.
I.
Reserve strips restricting or controlling access to adjacent streets
or properties shall be prohibited. This requirement shall apply equally
where the end point of a cul-de-sac touches portions of an adjacent
tract or land parcel. In such situations, a fifty-foot right-of-way
shall be recorded on the plan to provide for future street extensions
and all future utilities.
J.
Street grades.
K.
Street width.
(1)
Minimum street dimensions shall be as follows:
(a)
Right-of-way/all streets: 50 feet.
(b)
Cartway/street widths: (See Appendix No. 1.)[6]
[6]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
(2)
Additional right-of-way and cartway width may be required by the
governing body for the following purposes:
(3)
Short extensions of existing streets with lesser cartway widths than
prescribed above may be permitted; provided, however, that no section
of new right-of-way less than 50 feet in width shall be permitted.
L.
Street intersections.
(1)
Multiple intersections involving junction of more than four streets
will be prohibited.
(2)
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
60°.
(3)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 150
feet between their center lines.
(4)
Minimum curb radii at street intersections shall be 20 feet for intersections
involving only minor streets, 25 feet for intersections including
other-type streets, or such greater radius as is suitable to the specific
intersection.
(5)
The sight distance at intersections should be based on the traffic
control signing and intersection visibility based on Chapter 5 "Local
Roads and Streets" in A Policy on Geometric Design of Highways and
Streets.
(6)
Intersections of local streets with collector and arterial streets
shall be kept to a minimum, consistent with topography and other local
conditions. To the fullest extent possible, intersections with collector
and arterial streets shall be located not less than 800 feet apart,
measured from center line to center line.
M.
Alleys shall not be permitted in any subdivision.
N.
Private streets, either new or existing, (vehicular rights-of-way
not dedicated for public use) shall not be approved, nor shall layout
or improvements for lots abutting private streets be approved. No
extension of an existing private street shall be approved until the
original portion of the street complies with all requirements of this
chapter and is dedicated for public use.
O.
Streets proposed for commercial or industrial land development purposes
shall, if possible, be laid out to intersect directly with arterial
and collector streets. Insofar as possible, traffic circulation systems
for commercial and industrial subdivisions shall be designed in a
manner to eliminate or discourage traffic flow through residential
areas.
P.
Driveways (site ingress and egress).
(1)
Commercial and industrial ingress and egress (driveways) shall be
designed to provide optimum visibility and to minimize traffic congestion
in the vicinity of the development parcel. Traffic access design shall
conform to the following requirements:
(a)
(b)
Defined ingress and egress points shall be required for all
commercial and industrial development parcels.
(2)
All driveways shall be constructed so as not to interfere with roadway
drainage. Cross drains shall be constructed beneath the driveway where
required to provide adequate drainage. Driveways shall be constructed
consistent with requirements delineated in Appendix No. 1 of this
chapter.[7]
[7]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
A.
The following general provisions shall apply to all subdivisions
of land:
(1)
All lot area and minimum yard and setback designations as required by Chapter 420, Zoning, of the Code of the Township of Robinson shall be dimensioned from public rights-of-way where applicable. No lot area requirement or setback shall be computed from within a public right-of-way.
(2)
The frontage width of lots abutting a cul-de-sac shall be determined
as the radial width at the building line.
(3)
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible.
(4)
Lots abutting local streets shall front on the streets that parallel
the long dimension of the block, if possible.
(5)
All lots shall abut by their full frontage on a publicly dedicated
street. Lots abutting on a private street or easement shall not be
approved, except that lots developed on private streets in existence
prior to the enactment of this chapter may be approved. Private streets
shall not be extended to permit additional lot development.
(6)
No land shall be graded, cut or filled so as to create a slope exceeding
a vertical rise of one foot for each two feet of horizontal distance
between abutting lots, unless a retaining structure is installed in
accordance with specifications approved by the Township Engineer and
the governing body.
B.
Lots laid out for residential purposes shall be subdivided in accordance with the provisions of Chapter 420, Zoning, with respect to lot area, lot width, setbacks, yard requirements and other applicable requirements.
C.
Lots and tracts of land laid out for nonresidential purposes shall be subdivided in accordance with the provisions of Chapter 420, Zoning, with respect to lot area, lot width, setbacks, yard requirements, and the following additional guidelines:
(1)
The location of areas designated for structures, points of ingress
and egress, internal site accessways, off-street parking and loading
areas and generalized land use proposals shall be included as a part
of all final plan applications for nonresidential purposes.
(2)
The Planning Commission may recommend and the governing body may authorize block platting in place of lot platting for nonresidential purposes to provide the developer maximum flexibility, provided that no block shall be subdivided in such a way that any subsequent lots would be smaller than the minimum size authorized by Chapter 420, Zoning.
(3)
The developer shall demonstrate every effort to protect adjacent
existing or potential residential development sites through the provision
of guarantees or other appropriate procedures or amenities designed
and established for the purpose of mitigating adverse influences resulting
from business activities. The same applies for nonresidential use
of property.
A.
Utility and public utility easements shall have a minimum width of
20 feet and be placed at the side or rear of lots if possible. When
the governing body determines that conditions are suitable for utilities
and/or public utilities, an easement reservation will be required.
B.
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 natural drainage and provide sufficient width for maintenance
by adjacent property owners, but not less than 20 feet. Where applicable,
federal, state and local flood maps and data shall be employed to
determine the location of easements or rights-of-way required by this
chapter.
Sidewalks and crosswalks shall be installed by the subdivider
or developer along public streets or at other locations deemed necessary
for public safety if determined necessary by the governing body because
of safety or relationship to contiguous development. All installations
shall be designed for handicapped access. Sidewalks shall be required
on both sides of the street for PRD developments. Minor subdivisions
may have sidewalks on one side of the street.
Reserve strips surrounding property, or areas reserved for any
purpose that shall make any area unprofitable for regular or special
assessments, or that may revert to an untended nuisance area, shall
not be approved by the governing body.
A.
The subdivider may choose their street names, subject to the approval
of the governing body. No street, other than an extension, may be
given the name of an existing street in the Township's postal
service area.
B.
Streets laid out opposite another street shall be given the same
name or number of the opposite street.
C.
All house numbering systems shall be coordinated with the numbering
of existing development in the area and approved by the Planning Commission
and the governing body.
D.
Emergency communication system.
(1)
Posting of address identification number required. The property owner
of each residence, apartment building or business shall post and display
the legally assigned identification number assigned by the Township
within 60 days after said numbers are received by the Township in
cooperation with the U.S. Post Office.
(2)
Regulations regarding size, posting and display of address identification
numbers.
(a)
Size. The minimum size of any identification number which is
attached to a building, residence or mobile home is four inches in
height. The minimum size of an identification number which is attached
to a United States postal mailbox is one inch in height.
(b)
Color. The color of the identification numbers must be such
that it is clearly visible as it relates to the background color upon
which it is attached.
(c)
Posting.
[1]
Every building, residence or mobile home must have the identification
number posted on its United States postal mailbox if such a mailbox
is utilized and located directly in front of the residence, building
or mobile home.
[2]
Any residence, building or mobile home that does not utilize
a United States postal mailbox that is located directly in front of
the residence must place an identification number directly on the
residence, building or mobile home in a conspicuous place.
[3]
All residents and owners are encouraged to use both locations
described above to clearly mark their residence, building or mobile
home.
[4]
All identification numbers must be clearly visible from the
street or road which provides public access to the premises and cannot
be obstructed by vegetation, trees or any other object.
[5]
If any residence, building or mobile home would not be visible
from the street or road and does not utilize a United States postal
mailbox, identification numbers must be posted on a post or masonry
pillar visible from the street or road.
Subdividing land shall be done in a manner that will not bar
adjacent property owners from access to streets and ways of alignment
or otherwise preclude the development of surrounding land areas.
Provisions for improvement and maintenance of any open space
and recreation areas set aside as common space shall be guaranteed
by appropriate bonds or similar provisions satisfactory to the governing
body.
A.
Trees, shrubbery and similar vegetation shall not be established
within a road right-of-way, except as specifically authorized by the
Board of Supervisors.
B.
Trees, shrubbery and similar vegetation shall not be established
in proximity to a road right-of-way in a manner that interferes with
clear site access from the road cartway.
