(A) Land requirements. Land which is swampy or subject to periodic flooding or land which shows extensive rock outcropping and areas of “stone” fields shall not be subdivided until adequate provisions are made for sewage disposal and/or other health and safety precautions are taken. Land which is subject to occasional flooding shall not be utilized for permanent residential lots; however, under certain circumstances these areas may be utilized for recreational residential lots, provided the area and lots subject to occasional flooding shall be clearly defined and indicated on all final maps and plans. In determining the suitability of land for subdivision, the Planning Commission and the developer shall refer to U.S.G.S. quadrangle maps, aerial photographs, soil maps, studies and reports prepared by competent federal, state, local agencies and/or private persons.
(B) Community facilities and master plan requirements. The layout of the proposed subdivision shall conform in general with the master plan of the township if such master plan has been prepared and approved.
(C) On-lot sewage and water supply.
(1) The developer shall either have at least one percolation test conducted on each acre of the area to be subdivided or acquire a soil survey map of the area, prepared by the soil conservation service or by a qualified soil scientist. The location and results of the percolation tests or the location and outline of the various soil types shall be noted on a plan of the area intended to be subdivided; together with the location of all watercourses, lakes or proposed lakes, swampy areas of known rock outcropping and “stone” fields, contours at a vertical interval not greater than five feet and proposed lot layout.
(2) The information so obtained and other pertinent information shall be correlated to develop the minimum permissible lot size. The developer shall prepare a plan of recommended areas of locations of individual wells, septic tanks and subsurface disposal areas in conformity with the recommended construction standards of public health authorities for the geological conditions encountered, for the entire area to be subdivided, and provide by covenant that individual owners shall make installations in general conforming with the plan and to the recommended construction standards of the public health authorities.
(D) Easements.
(1) Width and alignment of easements for utilities shall be resolved by mutual agreement of the developer and the utility companies; in the event the parties are unable to agree as to such width or alignment it shall be as directed by the State Public Utility Commission.
(2) Land may be subdivided to the waters edge of any watercourse or lake; however, the developer must reserve an easement from the normal flow line to the annual high water flow line, to prohibit building of permanent structures and sewage disposal facilities within the maximum annual flow lines, to preserve natural drainage and to provide accessibility to appropriate authorities for the maintenance and improvement of natural watercourses.
(E) Street alignment and block arrangement. Streets shall be layed out with consideration to the following:
(1) The topography and geological conditions of the area being subdivided;
(2) The geometric requirements of the minimum lot size;
(3) Adequate provision for the safe convenient flow of traffic;
(4) Maintenance of natural drainage of the area; and
(5) The arrangements of lots shall be such that the natural drainage is away from building sites.
(F) Design standards for streets.
(1) Street, cartway and right-of-way widths for all proposed streets shall conform to the following minimum standards:
Farm lanes and alleys | 20 feet; 20 feet R.O.W. |
Intercommunity or collector streets | 20 to 24 feet; 60 feet to 80 feet R.O.W. |
Local street and road or minor streets | 20 to 24 feet; 50 feet R.O.W. |
Major street | As required by the anticipated flow of traffic, but not less than 50 feet; 50 feet to 300 feet R.O.W. |
(2) (a) All proposed streets shall conform to the following geometric standards when constructed:
Maximum Sustained Grade | Absolute Maximum Grade Not to Exceed | Minimum Centerline Radius for Horizontal Curves | Minimum Sight Distance | Minimum Cul-De-Sac Radius | |
Collector streets | 10% | 14% for 250 feet | 300 feet | 300 feet | - |
Major streets | 6% | 8% for 250 feet | 500 feet | 500 feet | - |
Minor streets and driveways | 14% | 15% for 400 feet | 100 feet | 150 feet | 50 feet |
(b) Whenever tangents of streets are deflected in excess of seven and one-half degrees within 500 feet, the tangents shall be connected with a horizontal curve.
(G) Street system layout.
(1) Proposed streets shall normally project previously approved streets on adjoining properties without abrupt change in alignment.
(2) Proposed streets shall conform to the master plan of the township if such has been prepared.
(3) Right-of-way of proposed streets shall be extended to exterior property lines to ultimately provide access to adjoining lands; provided however that the Commission may not normally require more than one such right-of-way to each adjoining tract.
(4) The alignment of proposed streets shall be such as to produce the recommended grades without excessive cut or fill and to provide useable lots.
(5) Half or partial streets will not be permitted unless the legal binding agreement of the adjoining property owner, to provide the additional width required, shall be first secured.
(6) Dead-end streets or cul-de-sacs must be provided with an adequate turning circle at the terminus with a minimum radius of 50 feet, and not normally longer than 1,200 feet more nor serving more than 25 lots.
(7) Reserve strips controlling access to streets will be prohibited.
(8) New streets which are extensions of existing streets will bear the name of the existing street. A letter of acceptance of the proposed names of the proposed streets by the appropriate municipal authorities shall be submitted with the final plan.
(9) Blocks shall be no longer than 1,200 feet and no shorter than 600 feet.
(10) A minor street or collector street shall be constructed parallel to all major traffic arteries to limit access.
(H) Street intersections.
(1) Streets shall intersect as nearly as possible at right angles. Intersections making an angle of less than 60 degrees will not be permitted. The Commission may require an increased easement or right-of-way on corner lots at intersections forming acute angles.
(2) Multiple street intersections involving more than two streets will not be permitted.
(3) The developer either shall establish an easement and/or right-of-way on corner lots within a triangle, the legs of which measure 30 feet along the right-of-way line of each street, from the point of intersection of the right-of-way lines, to provide for the maintenance of adequate unobstructed sight distances and to provide for the construction of easement arcs of the streets; or shall establish a tangential easement arc having a minimum radius of 40 feet on the corner lots as the property lines.
(4) Streets intersecting opposite sides of another street shall be directly opposite one another or there shall be not less than 300 feet between the points of intersection of the centerlines.
(5) The grade of streets at intersections shall not exceed 4% for a distance of 50 feet along the centerlines from the point of intersection.
(Ord. 295, passed 3-14-1974; Ord. 592, passed 12-13-1990)