(a) Conformity to Major Thoroughfare Plan, etc.
(1) Streets shall conform in effect to the Major Thoroughfare Plan or such part thereof as is adopted by the Planning Commission. If a tentative or suggested plan or plat for the area has been made by the Commission or any other public agency designated by the Commission, the street layout shall be in general conformance thereto.
(2) Frontage on high volume express highways or railroads shall be provided with a parallel service street or such other medium of access as may be appropriate to the conditions.
(b) Street Extensions.
(1) The street layout of the proposed subdivision shall provide for the continuation or projection of streets already existing in areas adjacent to the area being subdivided unless the Commission deems such continuation or extension undesirable for specific reasons of topography or design.
(2) Where, in the opinion of the Commission, it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication and improvement to the boundaries of such properties.
(3) The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall a street extension be of less width than the minimum width required in these regulations for a street in its category.
(c) Dedication of Right-of-Way for New Streets.
Street Type
Minimum Right-of-Way (in feet) | |
(1) Primary street |
100 |
(2) Secondary street |
80 |
(3) Collector street |
66 |
(4) Rural street |
60 |
(5) Minor street |
60 |
(6) Cul-de-sacs (Courts or dead-end streets and loop streets). |
60 |
(7) Alleys |
20 |
(8) Crosswalkways |
10 |
(9) Easements | 20 or as required |
(10) At intersections of two streets, a twenty foot radius shall connect the two right-of-way lines. (Thirty feet when developed without curbing.)
(11) Special Requirements for cul-de-sacs (courts or dead-end streets):
A. Permanent Cul-de-sacs.
1. Permanent cul-de-sacs shall not be longer than 600 feet with curbing, or 1,000 feet without curbing, to the beginning of the turnaround and shall have a terminal radius of 110 feet with curbing, or 120 feet without curbing, joined to the street right-of-way line by a tangent radius of fifty feet.
2. Where a street does not exceed 350 feet in length, an approved "T" type back-around terminus may be approved within the sixty foot right-of-way.
B. Temporary Cul-de-sacs. Where streets are extended to the boundary of a subdivision to provide for their proper continuance at such time as adjacent land is subdivided, they shall be terminated in the same manner as required for permanent cul-de-sacs described in subsection (c)(11)A. hereof, unless the Commission determines that a turn-around is unnecessary. Pavement to be as specified by the City Engineer or, where applicable, the County Engineer.
(d) Recipient of Dedication. Subdivisions shall dedicate all streets to public use forever. Dedication shall take place upon acceptance by the City or County in behalf of the appropriate Township or County itself when the County establishes same as a County Highway.
(e) Dedication of Right-of-Way for Existing Streets. Subdivisions platted along existing streets shall dedicate additional rights-of-way if necessary, to meet the minimum street width requirements set forth in subsection (c) hereof.
(1) The entire minimum right-of-way width shall be dedicated where the subdivision is on both sides of an existing street. When the subdivision is located on one side of an existing street, one-half of the required right-of- way width, measured from the center line of the existing roadway, shall be dedicated.
(2) Dedication of one-half of the rights-of-way for proposed streets along the boundaries of land proposed for subdivision shall be prohibited, except as follows:
A. The Commission finds it will be practicable to require the dedication of the other half of the street when the adjoining acreage is subdivided;
B. There exists a half street which should logically be continued to a reasonable intersection; or
C. There exists a dedicated or platted half street adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Commission.
(3) Where a half street is permitted, the Commission shall require provisions to prevent access from abutting property outside the subdivision until the other half of the said street is established as a public street.
(f) Intersections.
(1) Streets shall intersect as nearly as possible at right angles, and this alignment shall not change for a minimum distance of 100 feet beyond the point of intersection.
(2) "T" intersections facing opposite directions shall be spaced with their center lines at least 125 feet apart.
(3) Four-way intersections of local streets should be avoided (three-way "T" intersections are preferred). Where four-way intersections are approved, center line offsets in excess of four feet shall not be permitted. (See subsection (e)(2) hereof.)
(g) Curves, Grades, Typical Sections and Other Design Criteria. Maximum allowable grades, minimum requirements for vertical and horizontal curves, intersections, typical sections, etc., shall conform to the standards set forth in Section 1115.02
and the requirements of the City Engineer or, where applicable, the County Engineer.
(Ord 39-81. Passed 10-7-81.)