(A) Streets shall be designed and located in relation to existing and planned streets, to topographical conditions and natural terrain features, such as streams and existing tree growth, to public convenience and safety, and in appropriate relation to the proposed uses of land to be served by such streets.
(B) (1) All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established on the Official Zoning Map.
(2) 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.
(3) Minor 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, safe access to property.
(4) Street patterns.
(a) The rigid rectangular gridiron street pattern need not necessarily be adhered to.
(b) The use of curvilinear streets shall be encouraged where such use will result in a more desirable layout.
(c) The use of cul-de-sacs and U-shaped streets is not encouraged.
(5) Proposed streets.
(a) Proposed streets shall be extended to the boundary lines of the parcel to be subdivided;
(b) Unless prevented by topography or other physical conditions; or
(c) Unless, in the opinion of the Planning and Zoning Commission, extension is not necessary or desirable for the coordination of the layout of the subdivision site plan with the existing layout or the most advantageous future development of adjacent parcels.
(6) In business and industrial developments, the streets and other accessways shall be planned in connection with the grouping of buildings, location of rail facilities, and the provision of alleys, truck loading and maneuvering areas so as to minimize conflict of movement between the various types of traffic.
(7) Dual access shall be provided in any subdivision site plan beginning with the initial construction, and shall be maintained in suitable condition for passage of private and emergency vehicles.
(C) (1) Where a subdivision site plan borders on or contains a railroad or highway, the Planning and Zoning Commission may require a street approximately parallel to and on each side of such railroad or highway, at a distance suitable for the appropriate use of the intervening land, for park purposes in residential districts or for commercial or industrial purposes in appropriate districts.
(2) Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(D) Where a subdivision site plan abuts or contains an existing or proposed highway or major thoroughfare, as shown on the Comprehensive Plan or Official Zoning Map, the Planning and Zoning Commission may require:
(1) Marginal access streets;
(2) Reverse frontage with screen planting contained in a non-access reservation, at least ten-feet wide, along the rear property line;
(3) Deep lots with rear service alleys; or
(4) Such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(E) (1) Street right-of-way widths shall be as specified in Appendix B, Table of Minimum Standards.
(2) Reserve strips controlling access to public utilities or streets shall be prohibited.
(3) When connecting street lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve with a radius adequate to insure clear sight distances. (See Appendix B.)
(F) Street grades shall provide proper relation between the street and the first floor elevation of the houses or buildings to permit convenient and economical access to and drainage of the lots.
(G) Street gradients and vertical curves shall be as specified in Appendix B, Table of Minimum Standards.
(H) Tangents shall be introduced between reverse curves on all streets. (See Appendix B.)
(I) (1) Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 60 degrees.
(a) A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable.
(b) Not more than two streets shall intersect at any one point, unless specifically approved by the Planning and Zoning Commission.
(2) Street jogs with centerline offsets of less than 150 feet shall be avoided.
(3) All street intersections should encourage safe traffic flow.
(J) (1) No street names shall be used that will duplicate or be confused with the names of existing streets.
(2) Existing street names shall be projected whenever possible.
(3) Street names shall be subject to the approval of the Planning and Zoning Commission.
(K) (1) Alleys shall be provided in commercial, business and industrial districts, except that the Planning and Zoning Commission may waive this requirement where other definite and assured provisions are made for service access, such as off-street loading, unloading and parking, consistent with and adequate for the uses proposed and in accordance with the provisions of the Zoning Ordinance.
(2) The width of alleys shall not be less than 20 feet.
(3) Alleys in residential areas shall not be permitted, except where deemed necessary and on the recommendation of the Planning and Zoning Commission.
(4) Alley intersections and sharp changes in alley alignment shall be avoided, but where necessary, corners may be cut off sufficiently to permit safe vehicular movement.
(5) Dead-end alleys shall be avoided where possible, but, if unavoidable, they shall be provided with adequate turnaround facilities at the dead end, as determined by the Planning and Zoning Commission.
(Ord. 176, passed 3-6-78; Am. Ord. 1233, passed 5-20-02; Am. Ord. 1589, passed 8-3-09)