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The subdivision of land, including the arrangement, character, extent, width, grade and location of all streets, alleys or other land to be dedicated for public use shall conform to the comprehensive plan for the development of the entire area; and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets.
(Prior Code, § 151.19) (Ord. passed 9-10-1973)
(A) The design of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographical conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets.
(B) Where a subdivision abuts or contains an existing or proposed expressway or primary street, the Committee may require marginal access streets, deep lots with rear service alleys or other treatment as may be necessary for adequate protection of residential properties to afford separation of through and local traffic.
(C) Proposed streets shall, as near as practicable, provide for the continuation, connection or projection of streets in surrounding areas, or conform to a plan for a neighborhood as may have been adopted by the Regional Planning Commission.
(D) Dead-end, or stub-end, streets are prohibited. However, where it is necessary to provide circulation to undeveloped property adjacent to the boundaries of the proposed subdivision, a temporary cul-de-sac with a turn-around radius of not less than 75 feet shall be provided within the subdivision and adjacent to its limit for what would otherwise be a stub-end street. Provision will be made by the subdivider that when the right-of-way is extended into the adjacent property, that portion of the turn-around in excess of the right-of-way width will revert to the adjacent property owner or owners.
(E) Reserve strips controlling access to streets or alleys shall be prohibited.
(F) All streets shall be named, and the names of the streets in proposed plats shall be chosen as to avoid confusion or duplication with existing street names.
(G) Half streets shall be prohibited. In case a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within the tract.
(H) Maximum length of permanent cul-de-sac streets shall be 500 feet measured from the centerline of the intersection street to the center of the turning circle. Each cul-de-sac shall be provided at the closed end with a turn-around having a minimum roadway diameter of 100 feet, and a maximum street property line diameter of 120 feet. No cul-de-sac may intersect with another cul-de-sac.
(I) Alleys in residential developments will be prohibited. Service roadways may be required in commercial and industrial developments, except where other provisions for suitable access and off-street loading and unloading are assured.
(J) Street jogs shall be prohibited.
(K) The angle of the intersection between local streets and major streets shall not vary by more than ten degrees from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than 70 degrees shall be permitted.
(L) Edge of surface course or curb line shall be designed with 30-foot minimum radius turnout. Additional right-of-way shall be provided as needed.
(M) Major streets shall be designed with curves having a centerline radius of not less than 500 feet, except where a lesser radius is deemed safe and adequate to the public need. All other streets shall be designed with curves having a centerline radius of not less than 250 feet. There shall be a minimum tangent distance of 100 feet between reverse curves.
(N) The intersections of a subdivision street with any existing highway shall be designed as specified by the agency having maintenance authority.
(O) Street grades:
(1) Maximum: 7%; and
(2) Minimum: 0.40%.
(P) Minimum standards for surface width, shoulder width and right-of-way:
(1) Urban section (lots average less than 150 feet at the street setback line).
Street Type | Right-of-Way (footage) | Surface Width (footage) | Shoulder |
Street Type | Right-of-Way (footage) | Surface Width (footage) | Shoulder |
Alleys | 25 | 16 | * |
Boulevard | 100 | 24 | 7 |
Collector highway | 80 | 22 | 5 |
Cul-de-sac | 60 | 26# | * |
Land access | 60 | 22 | * |
Subdivision street | 60 | 36# | * |
NOTES TO TABLE: *No gutters required # Includes face to face of curb | |||
(2) Rural section (lots average more than 150 feet at the street setback line).
Street Type | Right-of-Way (footage) | Surface Width (footage) | Shoulder |
Collector highway | 80 | 22 | 7 |
Cul-de-sac | 60 | 22 | 5 |
Land access highway | 60 | 22 | 5 |
Subdivision street | 60 | 22 | 5 |
(Prior Code, § 151.20) (Ord. passed 9-10-1973)
(A) Easements shall be provided for any overhead or underground utility service including, but not limited to, sanitary sewer, storm sewer, water, gas, telephone and electric. The easements shall have a minimum width of ten feet. Where it is intended that both overhead and underground utilities shall have a minimum width of ten feet. Where it is intended that both overhead and underground utilities shall share the same easement, additional width sufficient to avoid conflict shall be provided. To the extent possible, easements shall be established along rear lot lines to provide continuity of alignment throughout the subdivision.
(B) When a subdivision is bordered or traversed by an established stream, established drainage way or channel, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of same, and the easement shall include an additional area of sufficient width to permit maintenance and any improvement or reconstruction of the stream, drainage way or channel, in the foreseeable future.
(Prior Code, § 151.21) (Ord. passed 9-10-1973)
(A) In urban subdivisions, block lengths shall not exceed 1,200 feet.
(B) In rural subdivisions, block lengths shall not exceed 2,000 feet.
(C) Blocks over 1,200 feet long, may require a cross-walk easement not less than ten feet in width, if necessary, to provide proper access to schools, play grounds, shopping centers and other facilities.
(Prior Code, § 151.22) (Ord. passed 9-10-1973)
(A) Where possible, side lot lines shall be at right angles to straight street lines or radial or curved street lines. Lots with frontage on two parallel streets shall be avoided, except where one street is an arterial feed or highway with no direct access to the lot.
(B) Lot dimensions and area shall not be less than the requirements of Chapter 155, the County Zoning Code. In subdivisions not providing full community sewer and water facilities, increased area will be required in instances where the need is indicated by the Health Department’s investigations.
(Prior Code, § 151.23) (Ord. passed 9-10-1973)
PHYSICAL IMPROVEMENTS
The subdivider shall provide and install all public improvements, as required by this code. Improvements shall be provided and installed in accordance with the standards and engineering requirements established by these regulations as well as any and all standards and requirements adopted by other local, state and federal authorities which may have jurisdiction of the area being subdivided.
(Prior Code, § 151.35) (Ord. passed 9-10-1973)
(A) The subdivider shall prepare two copies of all final engineering plans, drawings, designs and specifications as required in this subchapter, with those plans, designs, drawings and specifications, to be filed with the County Clerk upon approval of the final plat by the County Board, and prior to the final plat being recorded.
(B) The engineering drawings shall be prepared by an engineer qualified to practice in the state.
(Prior Code, § 151.36) (Ord. passed 9-10-1973; Res. passed 7-11-1978)
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