The specifications herein set forth are hereby declared to be the standards and general plan adopted by the Village of Wolverine Lake Council for the width and location of all highways, streets, and alleys, which may hereafter, be platted or accepted within the Village of Wolverine Lake. All such regulations are intended to be in harmony with all road and right-of-way standards and policies of the Oakland County Road Commission and the Village of Wolverine Lake engineering standards. Design of streets and alleys shall conform to all road and right-of-way standards and policies of the Road Commission for Oakland County and the Village of Wolverine Lake engineering standards, and to the latest publication and revision of A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials. Where there is a conflict between any of the aforementioned, the more restrictive shall govern.
(a) Layout. The layout of proposed streets shall provide for the continuation of existing streets in surrounding areas and/or shall conform to a plan for the neighborhood approved by the Village Planning Commission in cases where topographical or other conditions preclude the continuation of existing streets. In general, such streets shall be of a width as great as that of the street so extended. Due consideration shall be given to traffic safety. Due consideration shall be given to the subdivider to the attractiveness of the street layout in order to obtain the maximum livability and amenity of the subdivisions. Consideration shall also be given to the proposed use of the subdivision and proper allowance made in commercial and industrial subdivisions, for potential and existing railroad right-of-way as conditions will permit. Any intersection occurring on a street which crosses a railroad track shall not be less than 400 feet from the nearest railroad right-of-way. Greater distances may be required if it is deemed necessary for safety, approach gradients or future grade separations.
(b) Major Streets. Where the subdivision abuts or contains an existing or proposed major street, the Village Planning Commission may, at its discretion, require the construction of marginal access streets, double frontage of lots with provision of a screen planting contained in a no-access reservation along the rear property lines, deep lots with rear service alleys, or other treatment which the said Commission considers essential to adequate protection of residential lots and to separation of through and local traffic.
(c) Private Streets. Private streets and alleys shall not be permitted, but rather all streets and alleys shall be dedicated to the public.
(d) Access to Property. Each residential lot within a subdivision shall be provided with a satisfactory means of access. Building permits shall not be issued for the construction of buildings, which do not have access onto a public street. All lots must have frontage on a public street. There shall be no reserve strips controlling access to a street, except where the control of such is definitely placed with the Village Council. Driveways and curb cuts shall conform to the Road Commission for Oakland County standards and the Village of Wolverine Lake engineering standards.
(e) Intersections. Intersecting streets shall be laid out so that the intersection angles are ninety degrees. Deviations from this may be considered by the Village Engineer. No more than two streets shall cross at one intersection.
(f) Visibility. No fence, wall, structure, or planting shall be erected, established or maintained on any corner lot which will obstruct the sight distance of the driver of a vehicle approaching the intersection. The minimum clearance of any overhanging portion of a tree thereof shall be ten feet over sidewalks and fourteen feet over all streets.
(g) Half-street. Half-streets shall not be permitted where a subdivision adjoins underdeveloped property, except for such major streets as may be recommended in the Village general development plan or by the Road Commission for Oakland County. They shall be permitted only when the Village Planning Commission considers the use of a half-street essential to the reasonable development of the subdivision in accordance with the intent of these regulations and where said Commission finds it practicable to require the dedication of the other half of the right-of-way when the adjoining property is subdivided. Wherever there already exists a dedicated and recorded half-street or half alley on an adjoining plat, the other half shall be dedicated on the proposed plat to make the street or alley complete. A one-foot reserve may be required to be placed between a half-street and the subdivision boundaries. This reserve shall be designated as an outlot and shall be deeded in fee simple to the Village at such time as the Village so requests in writing.
(h) Street Jogs. Street jogs with centerline offsets of less than 150 feet shall be avoided. Where streets intersect major streets, their alignment shall be continuous.
(i) Cul-de-sac and Cul-de-sac Streets. Where required for the full and best utilization of the property, cul-de-sacs may be utilized. The maximum permissible length of cul-de-sacs streets shall be 500 feet measured from the right-of-way line of the nearest intersecting street to the farthest point on the right-of-way.
(j) Dead-end Streets. Dead-end streets shall be permitted only in cases where the Village Planning Commission is of the opinion that there is a reasonable expectation that such streets will be extended to a suitable outlet when the adjacent property is platted. If the Commission permits the platting of dead-end streets with the expectation of such future extension, the Commission shall determine whether the subdivider shall provide a temporary turnaround at the closed end of the street. A one-foot reserve may be required to be placed at the end of a dead-end street, which terminates at subdivision boundaries. This reserve shall be designated as an outlot and shall be deeded in fee simple to the Village at such time as the Village so requests in writing.
(k) Alleys. Alleys shall not be permitted in residential areas, but may be permitted or required in commercial or industrial areas for the purpose of service access, such as for off-street parking and loading. All such alleys shall have a minimum width of twenty-six feet. A diagonal cut-off shall be made at all acute and right-angle intersections of two alleys sufficient to provide an inside turning radius of thirty feet.
(l) Street Names. Street names shall not be permitted which might cause confusion with names of existing streets in or near the Village of Wolverine Lake. Streets that will be continuations of existing streets shall be called by the same names as such existing streets. All names shall be approved by the Village Planning Commission, the Fire Chief, and the Road Commission for Oakland County.
(m) Building Lines and Setback Lines. Building lines shall conform to the requirements of the Village zoning ordinance.
(n) Right-of-ways Width. Minimum right-of-way width shall be sixty-six feet. Greater right-of-way widths for major streets as required by the Road Commission for Oakland County or designated on the Village development plan may be required as necessary.
Type of Street
| Right-of-Way Width |
Major Streets | 86' (no on-street parking) |
Collector Streets | 66' (no on-street parking) |
Local Streets | 66' |
Local Streets in an Industrial Subdivision | 66" |
(o) Horizontal Alignment. The centerline of pavement shall coincide with the centerline of right-of-way, except for roads with irregular right-of-way widths and with the approval of the Village Planning Commission.
(p) Street Grades and Curvature. Horizontal and vertical alignment shall be provided on all proposed streets.
(q) Radii at Intersections. Minimum edge of pavement or curb radii shall be uniform at intersections and shall be forty feet at intersections of major streets, thirty-five feet at intersections with collector streets and twenty-five feet on local streets.
(r) Surface Drainage. Surface drainage and detention shall be provided in accordance with the Village of Wolverine Lake engineering standards. In the event it is found to be essential to the economical development of substantial portions of a project, drainage easements may be permitted.
(s) Street Drainage. All streets and alleys shall be provided with facilities for adequate surface drainage. Storm drains shall be underground and only curb-type design shall be permitted. Plans for such drainage shall be approved by the Village Engineer.
(t) Other Required Streets. Where a subdivision borders on or contains a railroad right-of-way or a limited access highway right-of-way, the Planning Commission may require a street approximately parallel to and on one or both sides of such right-of-way, at a distance suitable for the appropriate use of the intervening land (such as for park purposes in residential areas, or the commercial or industrial purposes in appropriate districts). Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(u) Streets Standards and Specifications. Streets and roads shall be provided in accordance with the street and road standards adopted by the Michigan Department of Transportation, the Road Commission for Oakland County, and the Village of Wolverine Lake.
(Ord. 106-A86. Passed 4-9-14.)