It is the purpose of this section to establish and define the public improvements which will be required to be provided by the proprietor as conditions for final plat approval.
(A) All water, sanitary sewer, storm drainage, street, curb and gutter, and sidewalk improvements shall comply with the engineering and construction standards of the village.
(1) Accessible public drainage system. Where a storm drain is reasonably accessible, each lot within the subdivided area shall be provided with a connection thereto. All connections shall be subject to the approval of the Village Engineer and all materials used in such system shall be subject to current village specifications.
(2) Non-accessible public drainage system. In the event that a public storm drain is not reasonably accessible to the subdivision, the subdivider shall pay the cost of extending the storm sewer lines from the area platted to the nearest public storm sewer trunk of adequate size to carry additional flow. In addition, the subdivider shall install public storm drain facilities within the platted area in accordance with the current village specifications.
(B) Street trees. Existing trees near street rights-of-way shall be preserved by the subdivider. Street trees from the varieties listed in the village specifications on file with the Village Clerk shall be provided at least one per lot in the planting strip between the sidewalk and curb and planted by the proprietor in accordance with the aforesaid village tree planting specifications.
(C) Monuments. Monuments shall be placed at all block corners, angle points, and points of curves in the street. The fee for the inspection by the village of all monuments shall be set by resolution of the Village Council and paid by the proprietor.
(D) Compliance with a major street thoroughfare plan adopted by the village, if any.
(1) The arrangement of streets shall provide for a continuation of existing streets from adjoining areas into the new subdivision or land division.
(2) Where adjoining areas are not subdivided or divided, the arrangement of streets in the proposed subdivision or land division shall be extended to the boundary line of the tract to make provision for the future projection of streets into adjoining areas; provided, however, that minor streets within the subdivision or land division shall be so laid out that their use by through traffic will be discouraged.
(3) Where the proposed subdivision or land division abuts or contains a county primary road and major thoroughfare as defined in the Village Major Thoroughfare Plan, the Village Council may require marginal access streets approximately parallel to the right-of-way of the primary road or major thoroughfare and may require such other treatment as is deemed necessary for the adequate protection of residential properties and to afford separation of through and local traffic.
(4) Private streets may be permitted by the Village Council if the Village Council finds that private streets within the plat or land division will not adversely affect public health, safety or welfare. Private streets shall be maintained by their adjoining landowners or by their association.
(5) Streets shall intersect at 90 degrees or closely thereto and in no case less than 80 degrees.
(6) Where the proposed continuation of a street at an intersection is not in alignment with the existing street, it must not intersect such cross street closer than 175 feet from such opposite existing street, as measured from the centerline of said streets.
(7) The maximum width of residential blocks shall be not less than 300 feet and their length not less than 300 feet nor more than 1,200 feet. The length of business, commercial and industrial blocks shall not be less than 280 feet.
(8) All primary road rights-of-way, as designated by the Village Council, within or abutting plats or land divisions hereafter recorded, shall provide a 50 foot half-width. All other rights-of-way within or abutting such plats or land divisions shall be not less than 66 feet in width. Permanent no outlet and cul-de-sacs in excess of 660 feet in length are prohibited except upon prior approval of the Village Council, to be granted only where the topography of the area, rivers, streams, other natural conditions or the prior development of the area prevent a through street from being constructed.
(9) A subdivision or land division or extension of an existing subdivision or land division creating a total of 50 or more lots must be developed so as to provide two or more access streets.
(10) Corner lots generally shall have extra width to permit appropriate building setback from both streets.
(11) Privately-held reserve strips controlling access to streets are prohibited.
(12) Existing natural features which add value to residential development, that enhance the attractiveness of the community (such as streams, water courses, historic spots and similar irreplaceable assets) are to be preserved insofar as possible in the design of the subdivision or land division.
(13) All road grades shall not exceed a 7% grade or be less than a .5% grade except upon special approval of the Village Engineer.
(14) All roads shall require installation of curbs and gutters. Curbs and gutters are to be set apart not less than 30 feet as measured from back of curb to back of curb and fully paved between the lip of the gutters. All other road specifications shall meet the Clinton County Road Commission standards for construction.
(15) All roads within the plat shall be constructed with not less than three inches of bituminous aggregate pavement. The required bituminous pavement shall be paid for by the village based on final inspection and approval.
(16) All rights-of-way shall be graded to the full width thereof for proper drainage and prospective future widening and improving. Road grading shall be accomplished so as to establish a .5 foot higher elevation at the boundary of the right-of-way than at the crown of the traveled roadway. All trees or other obstructions within the right-of-way which interfere with the grading and/or drainage shall be removed. The foregoing .5 foot elevation and tree and obstruction removal may be varied or adjusted by the Village Council recommendation of the Village Engineer where valuable trees or obstacles are involved and as long as drainage and safety will not be impaired.
(17) Permanent dead-end streets shall be provided at the closed end with a turn-around having an outside improved roadway diameter of at least 100 feet as measured from the centerline of the gutter or back of curb and a street property line diameter of at least 120 feet. Temporary dead-end streets shall be provided at the closed end with a turn-around constructed the full width of the right-of-way.
(18) All surface waters shall be adequately drained within each plat or land division by a separate system of drainage structures or through the connection of the separate system to an adequate adjoining system. Where storm sewers are used, inlet basins must not be spaced further apart than 300 feet except upon express approval of the Village Council, upon recommendation of the Village Engineer or the Clinton County Drain Commissioner, to be granted only where other equivalent and sufficient drainage inlets are provided. Where inlets are not thus available, the drainage structures may consist of leaching basins so spaced that water shall not be required to run on the surface of the road further than 250 feet to a basin, or so spaced as to afford equivalent and sufficient drainage. The determination of what is equivalent and sufficient drainage shall be left to the Village Council upon the recommendation of the Village Engineer or the Clinton County Drain Commissioner.
(19) Connection to sanitary sewers and/or water mains are required by the Village Council.
(20) In the discretion of the Village Council, the proprietor shall make arrangements with service companies for all distribution lines for telephone, electric, television and other similar services distributed by wire or cable to be placed underground entirely through the residential subdivided area. Electrical distribution lines shall be defined in accordance with the rules and regulations promulgated by the Michigan Public Service Commission. Conduits or cables shall be placed within private easements provided to service companies by the proprietor or within dedicated public ways. All facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission. Private easements for underground utilities shall be shown on the preliminary plat.
(21) Storm water disposal methods proposed for the subdivision must be adequate to insure each building site and roadway will not be flooded and that all necessary easements for storm sewers or open drains can feasibly be dedicated to the public for such purposes.
(22) No land within the subdivision may be isolated from a public highway nor may any adjoining land of the proprietor or others be isolated from a public thoroughfare thereby creating land- locked parcels.
(23) Street lighting may be required by the Village Council when the Council determines that street lighting is necessary for public health, safety and welfare.
(24) Construction of sidewalks shall comply with § 93.02.
(Ord. 49, passed 3-14-05; Am. Ord. passed 5-5-14) Penalty, see § 151.99