(a) Compliance with Plans.
(1) Official Thoroughfare Plan. The street arrangement shall provide for any major thoroughfare in conformity with the Major Thoroughfare Plan as approved by the Planning Commission. The right-of-way width of such major thoroughfare shall conform to that designated on the Major Thoroughfare Plan.
(2) Neighborhood Plan. If an overall plan has been made by the Planning Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
(b) General Layout of Streets. The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to other existing and planned streets, topographical conditions and public convenience and safety and in their appropriate relation to the proposed uses of land to be served and/or abutted by such streets.
(1) Physical features. In general, streets shall be platted with appropriate regard for topography, creeks, wooded area and other natural features, which would lend themselves to attractive treatment.
(2) Continuation of Existing Streets. Proposed streets shall provide for continuation or completion of any existing streets, constructed or recorded, in adjoining property, at equal or greater width, and in similar alignment unless variations are recommended by the Planning Commission. Offset streets shall be avoided.
(3) Circulation. The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets or thoroughfares and shall not be such as to cause hardship to owners of adjoining property in platting their own land and providing convenient access to it.
A. Local streets shall be so laid out that their use by through traffic will be discouraged.
B. Where a subdivision abuts an existing or proposed arterial street highway, the Commission may require marginal access streets, reverse frontage lots with screen planting contained in a non-access reservation along the rear property line, deep lots with or without rear service alleys or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
C. Alleys shall not be provided in a residential block, except where justified by extreme conditions, but may be required in business areas and industrial districts for adequate access to block interior and for off-street loading and parking purposes. Dead-end alleys are prohibited.
(4) Provisions for Roads Due to Railroads or Highways. Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or limited access highway, provision shall be made for a road approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land between such road and railroad or limited access highway. Such distance shall be determined with due consideration of the minimum distance required for approaches to future or existing grade separations.
(c) Minimum Width of Right-of-Way. The dedication of the right-of-way for a new street, measured from lot line to lot line, shall meet the following standards:
Minimum Width of Right-of-Way
Minimum Width of Right-of-Way (a) | |
(1) Alley | 30 feet |
(2) Minor or Local Street | 60 feet |
(3) Cul-de-sac | 60 feet |
(4) Collector Street | 60 feet(b) |
(5) Arterial Street | 80 feet(b) |
(a) Where the topography or special conditions make streets of less width more suitable, the Planning Commission may modify this requirement. (b) Unless a greater width is shown on the approved Major Thoroughfare Plan. | |
(d) Pavement Width. The width of pavement will vary, depending upon the character of the development served and the amount of traffic expected to utilize the street. The following are the minimum street pavement width and shall include two and one-half (2 ½) feet concrete curb and gutter.
Minimum Pavement Width
Type | Minimum Pavement Width (a) (b) |
(1) Cul-de-sacs serving less than 10 dwelling units. | 25 feet |
(2) Industrial service roads and minor streets serving two or fewer dwelling units per acre | 29 feet |
(3) Minor streets serving three (3) to five (5) dwelling units per acre | 29 feet |
(4) Collector streets and minor streets serving residential areas with six or more dwelling units per acres. | 38 feet (c) |
(5) Arterial Streets | Variable (d) |
(a) In cases where topography or other physical conditions make streets of less width more suitable, the Planning Commission may modify these requirements. (b) Streets with pavement width less than 29 feet shall not be utilized for on-street parking. (c) Unless a greater width is noted on the approved Major Thoroughfare Plan. (d) Shall conform to the width as noted on the approved Major Thoroughfare Plan. | |
(e) Cul-de-sacs and Turnarounds.
(1) The maximum length shall be 600 feet unless topography necessitates a greater length. The turnaround shall be a circular area with a minimum radius of 50 feet within which the pavement area shall be minimum radius of 35 feet to the face of the curb, except in industrial districts where the minimum radius of a turnaround shall be 75 feet.
(2) A turnaround shall be provided at all dead-end roads where two (2) or more lots face such dead-end road, or where the road is more than 250 feet in length.
(3) Where a street terminates at the property line of a proposed development or subdivision for the specific purpose of serving the adjacent undeveloped or unplatted lands but which is temporarily dead-ended, the developer or subdivider shall construct a suitable turn-around.
(f) Street Intersections. Street intersections shall be as nearly at right angles as possible. The angle of intersection between minor streets and collector or arterial streets shall not vary by more than 10 degrees from a right angle.
(1) Radius.
A. At road and alley intersections, property line corners shall be rounded by an arc, the radius of which shall be 30 feet. In business and industrial districts a radius of 50 feet will be required.
B. Street curb intersections shall be rounded by radii of at least 30 feet.
C. The foregoing minimum radii shall be increased when the smallest angle of intersection is less than 60 degrees.
(2) Not more than two (2) streets shall intersect at one (1) point, unless approved by the Commission.
(3) Street jogs with centerline offsets of less than 125 feet shall be avoided. Where streets intersect arterial and collector streets, their alignment shall be continuous.
(g) Acceleration and Deceleration Lanes. Streets that intersect with major thoroughfares shall be provided with paved acceleration and deceleration lanes and passing lanes on both sides of the thoroughfare. Such lanes shall be provided in keeping with the standards approved by the City Engineer for this type of movement. In the event no good purpose would be served by the provision of such acceleration and deceleration lanes, this requirement may be waived.
(h) Points of Access. All point-of-access streets shall be as approved by the Commission.
(i) Half Streets. Dedication of a half-street is discouraged. Where there exists a dedicated or platted half-street or alley adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Planning Commission.
(j) Private Streets. To ensure the proper entrance of police, fire and service vehicles of the City, all private streets, lanes, etc., shall be constructed in conformity with these Subdivision Regulations unless specific standards are included in the district regulations.
(k) Street Names. Streets that are extensions of or obviously in alignment with existing streets shall bear the names of existing streets. The names of new streets shall conform to Chapter 1335 of the Building Code. The name of the street shall not duplicate the name of any existing street in the City.
(l) Streets for Industrial Developments or Subdivisions. Collector streets for industrial developments or subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential street. The intersections of service streets with arterial or collector streets shall not be 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 in the case of severe physical conditions or if the Commission finds such extension is not in accordance with the approved plan of the area.