§ 400. Streets and alleys.

The specifications herein set forth are hereby declared to be the standards and general plan adopted by the planning commission for the width and location of all highways, streets and alleys which may hereafter be platted or accepted within the City of Eaton Rapids.

(1)

Layout: The layout of [a] proposed street shall provide for the continuation of existing streets in surrounding areas and/or shall conform to a plan for the neighborhood approved by the 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. Local residential streets shall be laid out as to discourage their use by through traffic. Due consideration shall also be given by the proprietor to the attractiveness of the street layout in order to obtain the maximum livability and amenity of the subdivision. Consideration shall also be given to the proposed use of the subdivision and proper allowance made in industrial subdivisions for potential and existing railroad rights-of-way and their relation to the street system. Streets should be as nearly parallel to railroad rights-of-way as conditions will permit. Any intersection occurring on a street which crosses a railroad track shall not be less than four hundred (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.

(2)

Major thoroughfares: Where the subdivision abuts or contains an existing or proposed major thoroughfare, the 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.

(3)

Private streets and alleys: Private streets and alleys shall not be permitted, but rather all streets and alleys shall be dedicated to the public.

(4)

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 public streets. There shall be no reserve strips controlling access to a street except where the control of such is definitely placed with the [city] council.

(5)

Intersections: Intersecting streets shall be laid out so that the intersection angles approximately ninety (90) degrees, but in no case shall the angle of intersection be less than sixty (60) degrees. Streets convening at one point shall be reduced to the least practicable number.

(6)

Visibility: No fence, wall, structure or planting shall be erected, established or maintained on any corner lot which will obstruct the view of a driver of a vehicle approaching the intersection, excepting that shade trees would be permitted where all branches are not less than eight (8) feet above the road level. Such unobstructed corner shall mean a triangular area formed by the street property lines and a line connecting them at points thirty (30) feet from the intersection of the street lines or in the case of a rounded property corner from the intersection of the street property lines extended.

(7)

Half-streets: Generally, half-streets shall not be permitted where a subdivision adjoins undeveloped property, except for such major streets of over sixty (60) feet in right-of-way width as may be recommended in the city's comprehensive development plan. They shall be permitted only when the 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 public reserve may be required to be placed between half-streets and subdivision boundaries. These reserves shall be deeded in fee simple to the municipality for future street purposes.

(8)

Street jogs: Street jogs with center line offsets of less than one hundred and fifty (150) feet shall be avoided. Where streets intersect major streets, their alignment shall be continuous.

(9)

Culs-de-sac: Where required for the full and best utilization of the property, culs-de-sac may be utilized. The maximum permissible length of culs-de-sac shall be six hundred (600) feet measured from the right-of-way line of the nearest intersecting street to the farthest point on the right-of-way of the cul-de-sac. Each cul-de-sac shall be provided at its closed end with a turnaround having a diameter at the outside of the roadway pavement of at least ninety (90) feet and a property line diameter of at least one hundred twenty (120) feet. The remaining portion of the cul-de-sac shall have a right-of-way width of at least sixty (60) feet. The straight portion of the right-of-way shall be joined to the circular portion of the right-of-way by circular curves with radii not less than fifty (50) feet.

(10)

Dead-end streets: Where adjoining areas are not platted, the arrangement of streets in new subdivisions shall be extended to the boundary line of the tract to make provision for the future projection of streets into adjacent areas. A one (1) foot public reserve may be required at the time of platting to be placed at the end of dead-end streets which terminate at subdivision boundaries. These reserves shall be deeded in fee simple to the municipality for future street purposes.

(11)

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 (26) feet. A diagonal cutoff shall be made at all acute and right angle intersections of two (2) alleys sufficient to provide an inside turning radius of thirty (30) feet.

(12)

Street names: Street names shall not be permitted which might cause confusion with names of existing streets in or near the City of Eaton Rapids. Streets that will be continuations of existing streets shall be called by the same names of such existing streets. All names shall be approved by the planning commission.

(13)

Building lines and setback lines: Building lines shall conform to the requirements of the city zoning ordinance.

(14)

Right-of-way widths: Minimum right-of-way width shall be sixty (60) feet. Greater right-of-way widths for major streets may be required as designated on the city's comprehensive development plan.

(15)

Street curvature: The minimum horizontal center line radii of curved local streets shall be two hundred (200) feet. Curved secondary streets shall necessitate four hundred and fifty (450) feet as a minimum horizontal center line radii, and curved major streets shall need seven hundred (700) feet. A minimum fifty (50) foot tangent shall be introduced between reverse curves on streets of (60) foot right-of-way. Greater tangents shall be required on streets of greater right-of-way.

(16)

Drainage: In all cases, adequate drainage is required and the engineering plans will be reviewed by the municipal [city] engineers. If landfill or land balancing operations have taken place within the last five (5) years, soil auger borings may be required by the municipal [city] engineer.

(17)

Access to streets across ditches: Proprietors shall provide culverts and bridges on all streets crossing watercourses or ditches which will meet the approval of the municipal [city] engineer.