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i, At the time of Ihe filing of the preliminary plat the
<br />subdivider of the land covered by the plat shall submit
<br />to the Town Board a petition for rezoning to the
<br />proposed future use of said land if lhe land is not
<br />already so zoned. The owner of said land shall ioln in
<br />said petition.
<br />
<br /> i. Subsequent approval by the Town Board shall be
<br />required of all engineering considerations presented in
<br />the preliminary plat which include, but which shall not
<br />be limited to easemenls, water supply, sewage
<br />disposal, storm drainage, surface water storage, gas
<br />and electric services, road gradients and widths, and
<br />the surfacing of streets, prior to the approval of the
<br />final plat by lhe Town Board.
<br />
<br /> k. The Town Board shall act on the preliminary plat
<br />within 60 days of the date on which it was filed with the
<br />Township Clerk.
<br />
<br /> SECTION 7. REQUIRED PRELIMINARY PLAT
<br />DATA.
<br />
<br /> It shall be a condition fo the acceptance of a
<br />preliminary plat for filing with lhe Township Clerk lhat
<br />said plal shall include the data required hereunder.
<br />
<br /> 7.01 Identification and Description.
<br />
<br /> a. Proposed name of subdivision, which name shall
<br />not duplicate nor be alike in pronunciation to the name
<br />of any plal lherelofore recorded in fha county wherein
<br />said land is situated.
<br />
<br /> b. Full legal descriplion of the land involved in said
<br />plat,
<br />
<br /> c. Names and addresses of the owner and subdivider
<br />of the land, and the designer and surveyor of said plat.
<br />If the subdivider is not the fee owner of the land, the
<br />subdivider shall note such interest in the land on the
<br />preliminary plat.
<br />
<br /> d. Graphic scale of not more than one inch to one
<br />hundred feet.
<br />
<br /> e. Dale and north point,
<br />
<br /> f. Certification of boundaries by registered surveyor
<br />certifying to accuracy of survey.
<br />
<br /> 7,02 Existing Conditions,
<br />
<br /> a. Boundary llne survey, including measured
<br />distances and angles, which shall be tied into lhe
<br />nearest quarter section or section line by traverse.
<br />
<br /> b. Total acreage.
<br />
<br /> c. Existing zoning classifications for tract of land in
<br />and abutting the preliminary plat.
<br />
<br /> d. Location and names of existing or platted streets
<br /> and other public ways, parks and public open spaces,
<br /> permanent buildings and structures, easements, and
<br /> section and municipal boundary lines within the plat
<br /> and to a distance of 100 feet beyond.
<br />
<br /> e. If the preliminary plat is a re-arrangement or a re-
<br /> plat of any recorded plat, the lot and block
<br /> arrangement of fha original plat, its original name,
<br /> and all revised or vacated roadways shall be shown by
<br /> dotted or dashed lines.
<br />
<br /> f. Location and width of existing streets including
<br /> type of surfacing, railroads, sanitary sewers, water
<br /> mains, storm sewers, culverts, grades, invert
<br /> elevations and locations of catch basins, manholes and
<br /> hydrants and any underground facilities with the plat
<br /> and to a distance of 100 feet beyond shall be shown.
<br /> g. Boundary lines of land within 100 feet of the tract
<br />of land within the plat, and the name of the owner
<br />thereof, but including all contiguous land owned or
<br />controlled by the subdivider or owner Of the tract
<br />proposed to be platted.
<br />
<br /> h. Topographic data, including contours at vertical
<br /> intervals of not more than two feet, except that where
<br /> the horizontal contour interval is 150 feet or more, a
<br /> one foot vertical interval shall be shown. Water
<br /> courses, lakes, marshes, wooded areas, and other
<br /> significant physical features shall be shown. U.S.
<br /> Geodetic survey data shall be used for all topographic
<br /> mapping.
<br />
<br /> i. Such other data, including soil borings, percolation
<br /> tests, soil conservation service reporl and
<br />
<br />recommendations, as shall be required.
<br /> 7.03 Design Features,
<br />
<br /> a. Layout of proposed streets, showing right-of-way
<br />widths a nd proposed names of streets. The name Of any
<br />street heretofore used in the Township or its environs
<br />shall not be used, unless the proposed street is an
<br />extension of an already named street, in which event
<br />said name shall be used.
<br />
<br /> b. Locations and widths of alleys, pedestrian ways
<br />and utility easements.
<br />
<br /> c. Profiles of existing and proposed centerline grades
<br />of streets, alleys, storm sewers, drainage ditches and
<br />culverts.
<br />
<br /> d. Layouts of lots and blocks with numbers of each,
<br />square footage of lots and lot dimensions scaled to the
<br />nearest tenth of a foot.
<br />
<br /> e. Areas, other than streets, pedestrian ways and
<br />utility easements, intended to be dedicated or reserved
<br />for public use, including the size of such areas.
<br />
<br /> f. Minimum front building setback lines as required
<br />by the ordinances of the Township.
<br />
<br />. g. Proposed method of disposing of surface water
<br />drainage and melhod of conveying surface water
<br />drainage within and beyond the limits of the plat to
<br />publicly owned or controlled drainage facilities or
<br />storm sewers.
<br />
<br /> b. Whenever a portion of a tract of land is proposed
<br />for subdividing and said tract is large enough or is
<br />intended for future enlargement, a lentative plan for
<br />the future subdivision of the entire tract shall be
<br />submitted to lhe Planning Commission.
<br />
<br /> 7.04. Additional information to be Furnished:
<br />
<br /> a. Statement of proposed use of lots, i.e., whether
<br />residential, commercial, industrial or combination
<br />thereof. If residential, state type (how detailed) and
<br />number of dwelling units. Furnish sufficient details for
<br />all types of usage in order to reveal the effect of the
<br />subdivision development on traffic, fire protection and
<br />density of population.
<br />
<br /> b. 5ource of water supply.
<br />
<br /> c. Facilities for sewage disposal.
<br />
<br /> d. If zoning changes are contemplated, the proposed
<br /> zoning plan for the area.
<br />
<br /> e. In areas affected by inadequate surface drainage
<br /> or subiected to periodic flooding, furnish proposals
<br /> designed fo make area safe for occupancy and to
<br /> provide for adequate street and lot drainage.
<br />
<br /> f. Such other information as shall be requested by the
<br /> Planning Commission or Township Engineer.
<br />
<br /> SECTION 8. SUBDIVISION DESIGN STANDARDS.
<br /> 8.01. General Requirements.
<br />
<br /> a. The Planning Commission in ifs review of a
<br /> preliminary plat shall determine whether lhe proposed
<br /> subdivision is in conformity with the Township
<br /> ordinances, and shall take into consideration the
<br /> requirements of the community and the best use of the
<br /> land. Particular altention shall be given to the
<br /> arrangement, location and widths of streets, drainage
<br /> and lot sizes and arrangements.
<br />
<br /> b. The preliminary plat shall cover all of the owner's
<br /> contiguous land, but fha final plat may cover only a
<br /> portion of the preliminary plat provided it is in
<br /> conformity with an approved preliminary plat.
<br />
<br /> c. Where 1he parcel of land is subdivided into tracts
<br /> larger than required for building lots, such tracts shall
<br /> be divided so as to allow for the opening of streets and
<br /> ultimate extension of adiacent streets,
<br />
<br /> 8.02 Street Plan.
<br />
<br /> a. The arrangement, character, extent, width, grade
<br /> and location of a~l streets shall conform to the
<br /> approved standard street specifications, and all
<br /> applicable ordinances.
<br />
<br /> b. The arrangement of streets in new subdivisions
<br />
<br />shall make provision for the continuation of existing
<br />and future streets in adjoining areas.
<br />
<br /> c. No preliminary plat shall be approved wherein lots
<br />abut on the right-of-way of state, county state aid
<br />highways or major county or Township roads. Such
<br />lots may abut on service roads with entrances to state
<br />or major county or Township roads at intervals of not
<br />less than 660 feet.
<br /> 8.03 Streets.
<br />
<br /> a. Widths. All right-of-way and roadway widths shah
<br />conform to the following minimum dimensions:
<br />Classification Right of Way Roadway
<br />
<br />Thoroughfare 100 feet 30 feet divided
<br />Collector BO teat 36 feet
<br />Minor 66 feet 28 feet
<br />Cul-de sac 65 feet radius 50 feet radius
<br />Service 45 feet 24 feet
<br />
<br /> Different widths may be required depending upon
<br />anticipated traffic VOlUme, planned function of street
<br />and character of abutting land USe.
<br />
<br /> b. Deflections. Where horizontal street lines deflect
<br />from each other at any point more than 10 degrees,
<br />said street lines shall be connected by a curve with a
<br />radius of not less than 100 feet for minor and collector
<br />streets and of such greater radii in the case of olher
<br />streets as the Planning Commission may determine.
<br />
<br /> c. Grades. Street grades shall not exceed 7 percent
<br />tot minor and collector streets and 4 percent for
<br />thoroughfares, and in no case shall they be less than o.4
<br />percent. Wherever feasible, grades within 30 feel of
<br />street intersections shall not exceed 3 percent.
<br />
<br /> d. Vertical Curves. Different connecting street
<br /> gradients shall be connected with vertical curves.
<br /> Minimum length, in feet, of said vertical curves shall
<br /> be 100' or 20 times the algebraic difference in the
<br /> percentage of grade of the two adjacent slopes.
<br />
<br /> e. 5treat Jogs. Street jogs in minor and service
<br /> streets shall have a centerline offset of not less than 150
<br /> feet.
<br />
<br /> f. Minor Streets. Minor streets shall be so aligned
<br /> that their use by through traffic will be discouraged,
<br />
<br /> g. Cul-de-sacs. The maximum length of cul-de-sac
<br /> streels shall be 600 feet measured along the center line
<br /> from the intersection of origin to the end of the right-of-
<br /> way. Each cul-de-sac shall have a terminus of nearly
<br /> circular shape with a minimum right-of-way diameter
<br /> of 130 feet and a minimum roadway diameter Of 100
<br /> feet.
<br />
<br /> h. Service Streets. In those instances where a
<br /> subdivision abuts or contains an existing or planned
<br /> thoroughfare or a railroad right-of-way, the Plam~ing
<br /> Commission may require a service street
<br /> approximately parallel to and on each side of such
<br /> right-of-way. Such service streets shall be located at a
<br /> suitable distance from the thoroughfare or railroad
<br /> right-of-way in order to provide for park use of the
<br /> intervening land in residential districts, or to provide
<br /> for commercial or industrial use of the intervening
<br /> land in commercial or industrial districts,
<br />
<br /> i. Half Streets. Half streets shall be prohibited except
<br /> where essential to the reasonable development of the
<br /> subdivision in conformity with the requirements of this
<br /> ordinance, and where the Planning Commission finds
<br /> that it will be practicable fo require the dedication of
<br /> the other half of the street when the adioining property
<br /> is subdivided.
<br />
<br /> i. Private streets. Private streets shall not be
<br /> approved. All proposed streets shown on the plat shall
<br /> be offered for dedication as public streets.
<br />
<br /> k. Adioining Properly. Street rights-of-way shall not
<br /> be planned so as to cause hardship to owners of
<br /> adioining property.
<br />
<br /> I. Intersections. The angle formed by the intersection
<br /> of streets shall not be less than 70 degrees, with 90
<br /> degree intersections preferred. Intersections of more
<br /> than four corners are prohibited. Access to a street
<br /> shall be not less than 70 feet from a n intersection.
<br />
<br /> m. Tangent. A tangent of at least 100 feet in length
<br /> shall be introduced between reverse curves on
<br /> thoroughfare and collector streets, and a tangent of at
<br /> least 50 feet in length shall be introduced between
<br /> reverse curves on all other streets.
<br />
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