(1)

Conformance to Applicable Rules and Regulations. In addition to the requirements established in this ordinance, all subdivision plats shall comply with the following laws, rules, and regulations:

(a)

All applicable statutory provisions.

(b)

The City Zoning Ordinances, City approved building codes, and all other applicable laws of the appropriate jurisdictions.

(c)

The Comprehensive Plan and Capital Improvements Program of the local government, including all streets, drainage systems, and parks shown in the Comprehensive Plan as adopted.

(d)

The special requirements of this ordinance and any rules of the Department of Public Health and/or appropriate state or substate agencies.

(e)

The rules of the State Highway Department or the Ottawa County Road Commission if the subdivision or any lot contained therein abuts a state highway, connecting street or county road.

(f)

The standards and regulations adopted by the City Engineer and all boards, commissions, agencies, and officials of the City.

(g)

Plat approval may be withheld if a subdivision is not in conformity with the above laws, regulations, guidelines, and policies as well as the purposes of this ordinance established in Section 1220.03.

(2)

Adequate Public Facilities. No preliminary plat shall be approved unless the Council determines that public facilities will be adequate to support and service the area of the proposed subdivision. The applicant shall, at the request of the Council, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities by possible uses of said subdivision. Public facilities and services to be examined for adequacy will include roads, sewerage, water service, and emergency services.

(a)

The applicant for preliminary plat must, at the request of the Planning Commission, or Council, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities and services by possible uses of said subdivision.

(b)

Comprehensive Plan Consistency Required. Proposed public improvements shall conform to and be properly related to the City's Comprehensive Plan and all applicable capital improvements plans.

(c)

Water. All inhabitable buildings and buildable lots shall be connected to a public water system capable of providing water for health and emergency purposes, including adequate fire protection.

(d)

Wastewater. All habitable buildings and buildable lots shall be served by an approved means of wastewater collection and treatment.

(e)

Stormwater Management. Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to prevent increases in downstream flooding. The City will require the use of control methods such as retention or detention, and/or the construction of off-site drainage improvements to mitigate the impacts of the proposed developments wherever required by the City Engineer.

(f)

Roads. Proposed roads shall provide a safe, convenient, and functional system for vehicular, pedestrian, and bicycle circulation; shall be properly related to the Comprehensive Plan; and shall be appropriate for the particular traffic characteristics of each proposed development. Roadway design shall be submitted to the City Engineer for approval.

(g)

Extension Policies. All public improvements and required easements shall be extended through the parcel on which new development is proposed. Streets, water lines, wastewater systems, drainage facilities, electric lines, and telecommunications lines shall be constructed through new development to promote the logical extension of public infrastructure.

(3)

Self-Imposed Restrictions. If the owner places restrictions on any of the land contained in the subdivision greater than those required by the Zoning Ordinances or this ordinance, such restrictions or reference to those restrictions may be required to be indicated on the subdivision plat.

(4)

Plats Straddling Municipal Boundaries. Whenever access to the subdivision is required across land in another local government, the Planning Commission or Council may request assurance from the City Attorney that access is legally established, and from the City Engineer that the access road is adequately improved, or that a guarantee has been duly executed and is sufficient in amount to assure the construction of the access road. In general, lot lines should be laid out so as not to cross Municipal boundary lines.

(5)

Character of the Land. Land that the Planning Commission or Council finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements, or other features that will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas, shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the Council, upon recommendation of the City Engineer, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for uses as shall not involve any danger to public health, safety, and welfare.

(6)

Subdivision Name. The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in area covered by this ordinance. The City Council shall have final authority to designate the name of the subdivision, which shall be determined at sketch plat approval.

(Ord. No. 309. Passed 3-23-98.)

(1)

Lot Arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Ordinances and health regulations and in providing driveway access to buildings on the lots from an approved street.

(2)

Lot Dimensions. Lot dimensions shall comply with the minimum standards of the Zoning Ordinances. Where lots are more than double the minimum required area for the zoning district, the Planning Commission may require area that those lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve potential lots, all in compliance with the Zoning Ordinances and this ordinance. In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan. Depth and width of properties reserved or laid out for business, commercial, or industrial purposes shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contemplated, as established in the Zoning Ordinances.

(a)

Maximum Width to Depth Ratio:

1.

No lot or parcel shall be created the depth of which exceeds four times its width.

2.

The width to depth ratio requirements of this section shall not apply to lots or parcels that have more than one-half of their street frontage on a cul-de-sac. The minimum lot width for a lot on a cul-de-sac or other irregularly shaped lot shall be measured at the front yard setback line and shall not be diminished throughout the remainder of the lot. Such lots shall have a minimum lot width of forty feet at the front property line.

3.

For corner lots, the depth of the lot shall be measured along the longest front lot line which is parallel or generally parallel to the public or private street right-of-way or easement. The width of the comer lot shall be that front lot line which is parallel or generally parallel to the public or private street right-of-way or easement and is the shorter of the two front lot lines. Where such lot lines are of equal length, the Planning Director shall determine the measurement of lot width to depth for purposes of this section.

(3)

Lot Orientation. The lot line common to the street right-of-way shall be the front line. All lots shall face the front line and a similar line across the street. Wherever feasible, lots shall be arranged so that the rear line does not abut the side line of an adjacent lot.

(4)

Double Frontage Lots and Access to Lots.

(a)

Double Frontage Lots. Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation.

(b)

Access from Arterials. Lots shall not, in general, derive access exclusively from an arterial street. Where driveway access from an arterial street may be necessary for several adjoining lots, the Council may require that such lots be served by a combined access drive in order to limit possible traffic hazards on the street. Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back into traffic on arterials.

(5)

Soil Preservation, Grading, and Seeding.

(a)

Soil Preservation and Final Grading. No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved final subdivision plat and the lot precovered with soil with an average depth of at least six inches which shall contain no particles more than two inches in diameter over the entire area of the lot, except that portion covered by buildings or included in streets, or where the grade has not been changed or natural vegetation seriously damaged. Topsoil shall not be removed from residential lots or used as spoil, but shall be redistributed so as to provide at least six inches of cover on the lots and at least four inches of cover between the sidewalks and curbs, and shall be stabilized by seeding or planting.

(b)

Lot Drainage. Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots.

(6)

Debris and Waste. Debris and waste shall not be stored on a lot outside of a waste receptacle, unless approved by the City Building Inspector, while construction activities are occurring. No cut trees, timber, debris, earth, rocks, stones, soil, junk, rubbish, or other waste materials of any kind shall be buried in any land, or left or deposited on any lot or street at the time of the issuance of a certificate of occupancy, and removal of those items and materials shall be required prior to issuance of any certificate of occupancy on a subdivision. No items and materials as described in the preceding sentence shall be left or deposited in any area of the subdivision at the time of expiration of any subdivision improvement agreement or dedication of public improvements, whichever is sooner.

(7)

Waterbodies and Watercourses. If a tract being subdivided contains a water body, or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Council may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a City responsibility. No more than twenty-five percent of the minimum area of a lot required under the Zoning Ordinances may be satisfied by land that is underwater. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other structure, of design approved by the City Engineer.

(Ord. No. 309. Passed 3-23-98.)

(1)

General Requirements.

(a)

Frontage on Improved Roads. No subdivision shall be approved unless the area to be subdivided shall have frontage on and access from an existing street.

(b)

Grading and Improvement Plan. Roads shall be graded and improved and conform to the City construction standards and specifications and shall be approved as to design and specifications by the City Engineer, in accordance with the construction plans required to be submitted prior to final plat approval.

(c)

Classification. All roads shall be classified as either e.g., arterial, collector, or local. In classifying roads, the City shall consider projected traffic demands after twenty years of development.

(d)

Topography and Arrangement.

1.

Roads shall be related appropriately to the topography. All streets shall be arranged so as to obtain as many building sites as possible at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of this ordinance

2.

All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way.

3.

All thoroughfares shall be properly related to special traffic generators such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing and proposed land uses.

4.

Local streets shall be laid out to conform as much as possible to the topography to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property.

5.

The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs, or U-shaped streets may be used where such use will result in a more desirable layout.

6.

Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Planning Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracks.

7.

In business and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings, location of rail facilities, and the provision of alleys, truck loading and maneuvering areas, and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.

(e)

Blocks.

1.

Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, or waterways.

2.

The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed 1,300 feet nor be less than 600 feet in length. Wherever practicable, blocks along arterial and collector streets shall not be less than 1,000 feet in length.

3.

In long blocks the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or pedestrian traffic.

4.

Pedestrianways or crosswalks, not less than ten feet wide, may be required by the Council through the center of blocks more than 800 long where otherwise deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities. The Planning Commission may recommend blocks designed for industrial uses of such length and width as may be determined suitable by the Planning Commission for prospective use.

(f)

Reserved.

(g)

Access to Arterials. Where a subdivision borders on or contains an existing or proposed arterial, the Planning Commission may require that access to such streets be limited by one of the following means:

1.

The subdivision of lots so as to back onto the arterial and front onto a parallel local street; no access shall be provided from the arterial, and screening shall be provided in a strip of land along the rear property line of such lots.

2.

A series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the primary arterial.

3.

A marginal access or service road (separated from the arterial by a planning or grass strip and having access at suitable points).

(h)

Road Names. The sketch plat as submitted need not indicate any names for proposed streets. The Planning Commission shall recommend approval for the names of all roads at the time of preliminary plat review. The Planning Director shall consult the local postmaster and emergency services directors and recommend to the Planning Commission. Names shall be sufficiently different in sound and spelling from other road names in the municipality so as not to cause confusion. A road which is (or is planned as) a continuation of an existing road shall bear the same name.

(i)

Street Lights. Installation of street lights shall be required in accordance with design and specification standards approved by the City Engineer.

(j)

Construction of Roads and Dead-End Roads.

1.

Construction of Roads. The arrangement of streets shall provide for the continuation of public streets between adjacent properties when the continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities. If the adjacent property is undeveloped and the street must temporarily be a dead-end street, the right-of-way shall be extended to the property line. A temporary cul-de-sac shall be provided on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abutters whenever the street is continued. The length of temporary or permanent dead-end streets and cul-de-sacs shall not exceed 600 feet.

2.

Dead-End Roads (Permanent). Where a road does not extend beyond the boundary of the subdivision and its continuation is not required by the Council for access to adjoining property, its terminus shall normally not be nearer to such boundary than fifty feet. However, the Council may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities. A cul-de-sac turn-around shall be provided at the end of the permanent dead-end street in accordance with City construction standards and specifications. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with the design standards of this ordinance.

(k)

Sidewalks. Concrete sidewalks shall be installed within the dedicated nonpavement right-of-way of all roads, one foot inside the right-of-way line except where topography or other physical limitations of property prohibit such location. Sidewalk will be constructed in accordance with specifications provided by the City Engineer.

(l)

Curbs and Gutters. Concrete curbs and gutters are required for all roads. Rolled concrete curbs are preferred for residential subdivisions.

(2)

Design Standards.

(a)

General. In order to provide for roads of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, firefighting, snow removal, sanitation, and road-maintenance equipment, and to coordinate roads so as to compose a convenient system and avoid undue hardships to adjoining properties, design standards for roads will comply with the City's Comprehensive Plan and with ASHTO standards and approved by the City Engineer.

(b)

Road Surfacing and Improvements. After sewer and water utilities have been installed by the developer, the developer shall construct curbs and gutters and shall surface or cause to be surfaced roadways to the widths prescribed in the Comprehensive Plan and in this ordinance. All surfacing shall be of a character as is suitable for the expected traffic and in harmony with similar improvements in the surrounding areas. Types of pavement shall be as determined by the City Engineer. Adequate provision shall be made for culverts, drains, and bridges. All road pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications adopted by the Planning Commission, City Engineer, or Council and shall be incorporated into the construction plans required to be submitted by the developer for plat approval.

(c)

Excess Right-of-Way. Right-of-way widths in excess of the standards designated in this ordinance shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of one vertical to three horizontal.

(d)

Railroads and Limited Access Highways. Railroad rights-of-way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows:

1.

In residential districts a buffer strip at least twenty-five feet in depth in addition to the normal depth of the lot required in the district shall be provided adjacent to the railroad right-of-way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plat: "This strip is reserved for screening. The placement of structure on this land is prohibited."

2.

In districts zoned for business, commercial, or industrial uses the nearest street extending parallel or approximately parallel to the railroad right-of-way shall, wherever practicable, be at a sufficient distance from the railroad right-of-way to ensure suitable depth for commercial or industrial sites.

3.

When streets parallel to the railroad right-of-way intersect a street which crosses the railroad right-of-way at grade, they shall, to the extent practicable, be at a distance of at least 150 feet from the railroad right-of-way. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.

(e)

Intersections.

1.

Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than seventy-five degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Not more than two streets shall intersect at any one point unless specifically approved by the Council.

2.

Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Street jogs with center-line offsets of less than 150 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where streets intersect major streets, their alignment shall be continuous. Intersection of major streets shall be at least 800 feet apart.

3.

Minimum curb radius at the intersection of two local streets shall be at least twenty feet; and minimum curb radius at an intersection involving a collector street shall be at least twenty-five feet. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practice to permit safe vehicular movement.

4.

Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a two percent rate at a distance of sixty feet, measured from the nearest right-of-way line of the intersecting street.

5.

Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.

6.

The cross-slopes on all streets, including intersections, shall be a maximum of three percent and not less than one percent.

(3)

Road Dedications and Reservations.

(a)

New Perimeter Streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets. Where an existing half-street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the subdivider. The Council may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within its own subdivision boundaries.

(b)

Widening and Realignment of Existing Roads. Where a subdivision borders an existing, narrow road or when the Comprehensive Plan, or zoning setback regulations indicate plans for realignment or widening a road that would require use of some of the land in the subdivision, the applicant shall be required to improve and dedicate at its expense those areas for widening or realignment of those roads. Frontage roads and streets as described above shall be improved and dedicated by the applicant at its own expense to the full width as required by this ordinance when the applicant's development activities cause the need for the road expansion. Land reserved for any road purposes may not be counted in satisfying yard or area requirements of the Zoning Ordinance whether the land is to be dedicated to the municipality in fee simple or an easement is granted to the City.

(Ord. No. 309. Passed 3-23-98.)

(1)

General Requirements. The Planning Commission shall not recommend for approval any plat of subdivision that does not make adequate provision for storm and flood water runoff channels or basins. The stormwater drainage system shall be separate and independent of any sanitary sewer system. Design of storm sewers, where required, shall be approved by the City Engineer and/or the Ottawa County Drain Commissioner, and a copy of design computations shall be submitted along with plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and basins shall be used to intercept flow at that point. Surface water drainage patterns shall be shown for each and every lot and block.

(2)

Nature of Stormwater Facilities.

(a)

Locations. The applicant may be required by the Council to carry away by pipe or open ditch any spring or surface water that may exist either previously to, or as a result of the subdivision. Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the construction standards and specifications.

(b)

Accessibility to Public Storm Sewers.

1.

Where a public storm sewer is accessible, the applicant shall install storm sewer facilities, or if no outlets are within a reasonable distance, adequate provision shall be made for the disposal of stormwaters, subject to the specifications of the City Engineer. However, in subdivisions containing lots less than 15,001 square feet in area and in business and industrial districts, underground storm sewer systems shall be constructed throughout the subdivisions and be conducted to an approved out-fall. Inspection of facilities shall be conducted by the City Engineer.

2.

If a connection to a public storm sewer will be provided eventually, as determined by the City Engineer and the Council, the developer shall make arrangements for future stormwater disposal by a public utility system at the time the plat receives final approval. Provision for such connection shall be incorporated by inclusion in the subdivision improvement agreement required for the subdivision plat.

(c)

Accommodation of Upstream Drainage Areas. A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The City Engineer or County Drain Commission, depending on jurisdiction, shall determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum potential watershed development permitted by the Zoning Ordinance.

(d)

Effect on Downstream Drainage Areas. The City Engineer or County Drain Commission shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. City drainage studies together with such other studies as shall be appropriate, shall serve as a guide to needed improvements. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.

(e)

Areas of Poor Drainage. Whenever a plat is submitted for an area that is subject to flooding, the Council may approve such subdivision provided that the applicant fills the affected area of the subdivision to an elevation sufficient to place the elevation of streets and lots at a minimum of twelve inches above the elevation of the 100-year floodplain, as determined by the City Engineer. The plat of the subdivision shall provide for an overflow zone along the bank of any stream or watercourse, in a width that shall be sufficient in times of high water to contain or move the water, and no fill shall be place in the overflow zone nor shall any structure be erected or placed in the overflow zone. The boundaries of the overflow zone shall be subject to approval by the City Engineer. The Council may deny subdivision approval for areas of extremely poor drainage.

(f)

Floodplain Areas. The Council may, when it deems it necessary for the health, safety, or welfare of the present and future population of the area and necessary to the conservation of water, drainage, and sanitary facilities, prohibit the subdivision of any portion of the property that lies within the floodplain of any stream or drainage course. These floodplain areas shall be preserved from any and all destruction or damage resulting from clearing, grading, or dumping of earth, waste material, or stumps, except at the discretion of the Council.

(3)

Dedication of Drainage Easements.

(a)

General Requirements. When a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and construction as will be adequate for the purpose. Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow.

(b)

Drainage Easements.

1.

Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual, unobstructed easements at least fifteen feet in width for drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall extend from the road to a natural watercourse or to other drainage facilities.

2.

When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.

3.

The applicant shall dedicate, either in fee or by a drainage or conservation easement, land on both sides of existing watercourses to a distance to be determined by the Council.

4.

Low-lying lands along watercourses subject to flooding or overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainage ways. Such land or lands subject to periodic flooding shall not be computed in determining the number of lots to be utilized for average density procedures nor for computing the area requirement of any lot.

5.

Drainage easements shall contain language prohibiting the installation, construction, or placement of structures, shrubs, or trees within the drainage easements.

(Ord. No. 309. Passed 3-23-98.)

(1)

General Requirements.

(a)

The developer shall take necessary action to extend the water main to the City's public water-supply system to provide for domestic water use and fire protection.

(b)

The developer shall install adequate water facilities (including fire hydrants) subject to the specifications of State or local authorities. All water mains shall be at least eight inches in diameter. All fire hydrants shall be installed with storz hydrant fittings.

(c)

Water main extensions shall be approved by the officially designated agency of the State or local government.

(d)

The location of all fire hydrants, all water supply improvements, and the boundary lines of proposed districts, indicating all improvements proposed to be served, shall be shown on the preliminary plat, and the cost of installing same shall be borne by the developer and included in the subdivision improvement agreement and security to be furnished by the developer.

(2)

Fire Hydrants. Fire hydrants shall be required for all subdivisions. Fire hydrants shall be located no more than 600 feet apart and within 300 feet of any structure, termination of dead-end roads, and shall be approved by the Coopersville/Polkton Fire Department. To eliminate future street openings, all underground utilities for fire hydrants, together with the fire hydrants themselves, and all other supply improvements shall be installed before any final paving of a street shown on the subdivision plat.

(Ord. No. 309. Passed 3-23-98; Ord. No. 471. Passed 8-22-16.)

The applicant shall install sanitary sewer facilities in the location and manner prescribed by the City Engineer. All plans shall be designed and approved in accordance with the rules, regulations, and standards of the City Engineer, Michigan Department of Environmental Quality, and other appropriate agency. Necessary action shall be taken by the applicant to extend or create a sanitary sewer district for the purpose of providing sewerage facilities to the subdivision when no district exists for the land to be subdivided. Sanitary sewerage facilities shall connect with public sanitary sewerage systems. Sewers shall be installed to serve each lot and to grades and sizes required by approving officials and agencies. No individual disposal system or treatment plants (private or group disposal systems) shall be permitted. Sanitary sewerage facilities (including the installation of laterals in the right-of-way) shall be subject to the specifications, rules, regulations, and guidelines of the Health Officer, City Engineer, and appropriate state agency.

(Ord. No. 309. Passed 3-23-98.)

(1)

Location. All utility facilities, including but not limited to gas, electric power, telephone, and CATV and other telecommunications cables, shall be located underground throughout the subdivision. Whenever existing utility facilities are located above ground, except when existing on public roads and rights-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plat. Underground service connections to the street property line of each platted lot shall be installed at the subdivider's expense. At the discretion of the Council, the requirement for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use.

(2)

Easements.

(a)

Easements shall be provided for utilities (private and municipal) and such easements shall be at least ten feet wide. Proper coordination shall be established between the subdivider and the applicable utility companies for the establishment of utility easements established in adjoining properties.

(b)

When topographical or other conditions are such as to make impractical the inclusion of utilities within the rear lot lines, perpetual unobstructed easements at least ten feet in width shall be provided alongside lot lines with satisfactory access to the road or rear lot lines. Easements shall be indicated on the plat.

(Ord. No. 309. Passed 3-23-98.)

(1)

General. Existing features that would add value to residential development or to the City as a whole, such as trees, as herein defined, watercourses and falls, beaches, historic spots, and similar irreplaceable assets, shall be preserved in the design of the subdivision. No hardwood trees over three inches in diameter shall be removed from any subdivision nor any change of grade of the land affected until approval of the preliminary plat has been granted. All trees on the plat required to be retained shall be preserved, and all trees where required shall be welled and protected against change of grade. The sketch plat shall show the number and location of existing trees as required by this ordinance and shall further indicate all those marked for retention and the location of all proposed shade trees required along the street side of each lot as required by this ordinance.

(2)

Shade Trees Planted by Developer.

(a)

As a requirement of subdivision approval, the applicant shall plant shade trees on the property of the subdivision. Such trees are to be planted within five feet of the right-of-way of the road or roads within and abutting the subdivision, or, at the discretion of the Council, within the right-of-way of such roads. One tree shall be planted for every forty feet of frontage along each road unless the Council shall grant a waiver. The waiver shall be granted only if there are trees growing along the right-of-way or on the abutting property which, in the opinion of the Council, comply with this ordinance.

(b)

New trees shall have a minimum trunk diameter (measured twelve inches above ground level) of not less than two inches. Only Oak, Hard Maples, Ginkgo, or other long-lived shade trees, acceptable to the Council, shall be planted.

(3)

Assurance of Shade Tree Installment. Following final plat or site condominium approval and before the issuance of any building permits, the developer shall deposit three hundred seventy-five dollars ($375.00) per platted lot or site condominium unit with the City Treasurer to cover the cost of purchasing and planting street trees according to the approved street tree plan. The City of Coopersville will contract with a local landscaping firm to purchase the trees and have them planted en masse at an appropriate time, usually in the spring or fall.

(4)

Street Tree Maintenance Assurance. The initial planting of street trees will include adequate watering, mulching, wrapping, staking, pruning and fertilization. In most cases, the street trees will be guaranteed by the installer for one year, provided that the owner of the associated platted lot or site condominium unit irrigates the tree on a regular basis. The owner of the associated platted lot or site condominium unit is responsible for the ongoing maintenance of their street tree. Street trees that succumb after one year shall be the responsibility of the property owner to replace using the guidelines of this chapter. The City will provide or recommend consultation to property owner if requested.

(Ord. No. 309. Passed 3-23-98; Ord. 379. Passed 1-10-05.)

(1)

General. If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to the land shall make provision as the Council may require. A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in the Zoning Ordinances. Site plan approval and nonresidential subdivision plat approval may proceed simultaneously at the discretion of the Council. A nonresidential subdivision shall be subject to all the requirements of this ordinance, as well as such additional standards required by the Council, and shall conform to the proposed land use and standards established in the Comprehensive Plan and Zoning Ordinances.

(2)

Standards. In addition to the principles and standards in this chapter, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the Council that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

(a)

Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

(b)

Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.

(c)

Special requirements may be imposed by the local government with respect to street, curb, gutter, and sidewalk design and construction.

(d)

Special requirements may be imposed by the local government with respect to the installation of public utilities, including water, sewer, and stormwater drainage.

(e)

Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.

(f)

Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential areas.

(Ord. No. 309. Passed 3-23-98.)