The arrangement, character, extent, width, grade and location of all streets shall conform to the Major Thoroughfare Plan of the City or subsequent amendments thereof and shall be considered in their relation to existing and planned streets, topographical conditions and public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets. The subdivider shall provide within the boundaries of the subdivision plat the necessary right of way for the widening, continuance or alignment of such streets in conformity with the Major Thoroughfare Plan.
(a) General Street Standards.
(l) The arrangement, character, extent and location of all streets conform to the adopted General Development Plan. The design of proposed streets shall provide for both the continuation of existing streets and access to adjacent unplatted lands so that the entire area can be served with a coordinated street system.
(2) Existing or projected collector streets in adjoining areas shall be continued in new subdivisions and local residential streets shall be continued to prevent dead-end streets.
(3) No street arrangement shall be approved that prevents convenient future access to adjoining undeveloped property.
(4) Local residential streets shall be designed so as not to offer direct routes to through traffic.
(5) Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Commission may require marginal access streets, reverse frontage with screen planting contained in nonaccess reservation along the rear property line, deep lots with rear service alleys or other such treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(6) Where a subdivision borders on or contains a railroad right of way or limited access highway right of way, the Planning Commission may require a street parallel to and on each side of such right of way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for 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 separation.
(b) Horizontal Alignment. The radius of curvature on the centerline of streets shall not be less than the following:
Street Classification | Minimum Radius of Curvature |
Arterial | 500 (feet) |
Collector | 300 |
Local | 150 |
When there is an angle of deflection of more than one degree between the centerline tangent sections of a street, a curve of adequate radius shall connect them. Between reverse curves, a minimum tangent of 100 feet shall be introduced. Minimum horizontal visibility, measured on the centerline, shall be:
Street Classification | Minimum Horizontal Viability (feet) |
Arterial | 500 |
Collector | 300 |
Local | 150 |
(c) Vertical Alignment. All changes of grade shall be connected by vertical curves of a minimum length in feet equal to ten times the algebraic difference in the rate of grade for arterials and industrial streets; for collector and local streets, fifteen times. Minimum vertical visibility shall conform to the Ohio Department of Transportation's regulations in effect on the date of the approval of the preliminary plat.
(d) Right-of-way and Pavement Widths. The street right- of-way widths and traveled pavement width exclusive of curb and or curb and gutter shall not be less than the following:
Street Classification | Right-of-way Width (Feet) | Pavement Width (Feet) | |
Low & Medium Density (R-1 & R-2) | High Density (R-3 & Non- Residential) | ||
Arterial Street | 80* | 48 | 48 |
Collector | 60* | 36 | 36 |
Local | 60 | 26 | 36 |
*Consider as minimum. To be adjusted upward in accordance with traffic needs. Where there are unusual topographical or other physical conditions, the City Planning Commission may require greater widths for rights-of-way and pavements for local streets.
** “Low, Medium and High Density Residential" refers to R-1, R-2, and R-3 Zoning Districts respectively as defined in the City's Zoning Ordinance. "Non--Residential" refers to all other districts in the Zoning Ordinance.
(e) Street Grades. Street grades shall not exceed the following:
Street Classification | Grade (percent) |
Arterial | 6 |
Collector | 8 |
Local | 8 |
No street grade shall be less than six tenths of one percent without specific approval of the City or County Engineer, and in no case shall a street grade be more than three percent within 100 feet of an intersection.
(f) Special Street Types. The following requirements shall apply to special street types:
(l) Cul-de-sac streets shall not exceed 600 feet in length and shall not be less than 160 feet in length measured from the right-of-way line at the intersection to the center of the paved turn around. The closed end shall be a paved turn around having a minimum radius of forty feet to the outer pavement edge and a radius of fifty feet to the right-of-way line. the pavement shall cover all the area within the outer pavement edge.
(2) Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as part of a continuing street plan and only if a temporary turnaround satisfactory to the Commission in design, maintenance and removal is provided. Dead-end streets longer than 200 feet shall not be permitted.
(3) Dedication of new half-streets shall not be permitted. Where a dedicated or platted half- street exists adjacent to the tract being subdivided, the other half shall be platted.
(4) Where a subdivision adjoins an arterial street, a marginal access street may be required to control access to the arterial from lots fronting on it. Access is controlled in the interest of public safety and to maintain the design capacity of the street system. Points of access to the arterial shall be spaced at a minimum of 1,320 feet.
A planting strip having a minimum width of twenty feet shall be provided between the pavement of the arterial street and the pavement of the marginal access street. The minimum width of the marginal access right of way shall be thirty feet.
(5) Alleys shall not be approved in residential districts except where justified by extreme conditions. Alleys may be required in commercial and industrial districts if other provisions cannot be made for adequate service access. When required, alleys shall have a minimum right-of-way width of twenty feet and a pavement width of twenty feet.
(g) Street Intersections. the following regulations shall govern the design and layout of street intersections:
(l) Streets shall be designed to intersect at approximately ninety degrees. Streets shall remain in the right angle of intersection for 100 feet beyond the point of intersection.
(2) Where a proposed subdivision abuts or contains an existing or proposed arterial street, the number of intersections with the arterial shall be kept to a minimum and shall not be located less than 1,320 feet apart, measured from center line to center line. Intersections of collector streets with collector streets shall not be located less than 200 feet apart. Intersections of any streets with arterial streets shall be located not less than 1,320 feet apart.
(3) Multiple intersections involving junctions of more than two streets shall be avoided.
(4) Four-way intersections of local streets should be avoided where possible and three-way or T- intersections should be encouraged whenever possible.
(5) The minimum pavement radius at intersections and the minimum right-of- way radius shall be twenty- five feet.
(h) Streets for Commercial Subdivisions. Streets serving business developments and accessory parking areas shall be planned to connect with arterial streets so as not to generate traffic on local streets. The intersections of driveways from parking areas with arterial or collector streets shall be 1Qcated so as to cause the least possible interference with traffic movement on the streets; shall be located not less than 100 feet from the interaction of an arterial or collector street with any other street; and shall be spaced not less than 200 feet from each other.
The Commission may require marginal access streets to provide maximum safety and convenience.
(i) Streets for Industrial Subdivisions. Collector streets for industrial subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed onto any residential streets. The intersections of service streets from parking areas with arterial or collector streets shall be not less than 100 feet from the intersection of the arterial or collector streets and shall be not less than 100 feet from the intersection of the arterial or collector street with any other street. Streets shall be planned to be extended to the boundaries of any adjoining land planned for industry except for severe physical conditions or if the Commission finds such extension is not in accord with the approved plan of the area.