Streets shall conform to at least all minimum requirements of the general specifications and typical cross-sections as set forth in this subchapter, and other conditions set forth by the Township Board and St. Clair County Road Commission.
(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 thoroughfares and collector streets, and such part shall be platted in the location and width indicated on such plan.
(2) The street layout shall provide for continuation of collector streets in the adjoining subdivisions or of the proper projection of streets when adjoining property is not subdivided; or conform to a plan for a neighborhood unit drawn up and adopted by the 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 thoroughfare, the Commission may require 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.
(5) Should a proposed subdivision border on or contain 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 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.
(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.
(7) Should a proposed subdivision border upon or contain an existing or proposed canal, channel or drainage-way, the Commission may require the location of a bridge facility suitable to permit the unimpeded flow of water and the passage of water-borne vehicles.
(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
|
STREET TYPE
|
RIGHT-OF-WAY WIDTHS
| |
(1) | Major thoroughfares | In conformance with the Major Thoroughfare Plan of the township and/or St. Clair County, whichever is greater |
(2) | Collector streets | 86 feet |
(3) | Industrial service streets | 86 feet |
(4) | Multiple-family residential streets where platted | 66 feet |
(5) | Minor (single-family residential) streets | 66 feet |
(6) | Minor (mobile home park residential) streets | In conformance with Mobile Home Commission requirements |
(7) | Marginal access streets | 34 feet |
(8) | Turn-around (loop) streets | 150 feet |
(9) | Alleys | 20 feet |
(10) | Cul-de-sac streets—turn-arounds | 66-foot street and 150-foot exterior diameter turn-around |
(11) | Minimum length for cul-de-sac streets shall be 140 feet. Maximum length for cul-de-sac streets shall not exceed 800 feet in length measured from the centerline intersection of the streets to the centerpoint of the cul-de-sac circle. Special consideration may be given by the Commission for shorter or longer cul-de-sacs for topographic conditions, non-residential uses, or other unusual situations. | |
(12) | Access to streets across all ditches shall be provided by the proprietor with the St. Clair County Road Commissions specifications and procedures for Driveway Installation. | |
(C) Street grades. For adequate drainage, the minimum street grade shall meet the applicable requirements of the St. Clair County Road Commission. The maximum street grade shall be 5%.
(D) Street geometries. Maximum and minimum street grades, vertical and horizontal street curves and sight distances shall conform to the standards of the St. Clair County Road Commission.
(E) Street intersections. Streets shall be laid out so as to intersect as nearly as possible to 90 degrees. Curved streets, intersecting with major thoroughfares and collector thoroughfares shall do so with a tangent section of centerline 50 feet in length, measured from the right-of-way line of the major or collector thoroughfare.
(F) Grading and centerline gradients. Per plans and profiles approved by the St. Clair County Road Commission.
(G) Street jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided.
(Ord. 98-02, passed 4-20-1998)