Streets in subdivisions shall be subject to the following requirements:
(a) Generally. The arrangement, character, extent, width, grade and location of all streets shall be considered in relation to existing and planned streets, topographical conditions and the public convenience and safety, and in appropriate relation to the proposed uses of the land to be served by such streets.
(b) Necessary Right-of-Way. The subdivider shall provide, within the boundaries of the subdivision plat, the necessary rights-of-way for the widening, continuance or alignment of such streets by one of the following methods:
(1) The dedication of the necessary right-of-way for the continuation, extension or connection of any present or planned thoroughfare as shown on the Official Thoroughfare Plan.
(2) When subdividing land fronting on an existing City road or street, a reasonable provision shall be made for necessary rights-of-way or easements for traffic, utilities and drainage.
(3) In no event shall any new right-of-way be less than sixty feet.
(4) Adequate rights of way shall be provided to comply with the City of Elyria Major Thoroughfare Plan.
(c) Major Traffic Arteries and Physical Barriers.
(1) Traffic arteries. Where a subdivision abuts or contains an existing or proposed street of equal or greater width than a secondary street, the Planning Commission may require any of the following:
A. Marginal access streets;
B. Reverse frontage with planting contained in a nonaccess reservation along the rear property line or a planting strip, of a minimum width of twenty feet, on the rear of lots with no vehicular access across such strip;
C. Deep lots with rear service alleys; or
D. Such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(2) Physical barriers. Where a subdivision borders on or contains a railroad right-of-way, or a limited access highway right-of-way, the Planning Commission may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for necessary traffic circulation.
(d) Arrangement. The arrangement of streets in subdivisions shall be subject to the following:
(1) Local streets, as defined herein, shall be so laid out that their use by through traffic will be discouraged.
(2) The street layout shall make provision for the proper projection and continuance of streets into adjacent unsubdivided acreage where it is deemed appropriate and desirable by the Planning Commission. Reserve strips controlling access to streets shall be prohibited.
(3) Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission may require a sketch of a tentative future street system for the unsubdivided portion.
(e) Alignment. The alignment of streets in subdivisions shall be subject to the following:
(1) Horizontal.
A. Jogs. No street layouts with centerline offsets of less than 125 feet shall be permitted without the consent of the Planning Commission.
B. Angle of intersections. 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 eighty degrees.
C. Reverse curves. Between reverse curves, there shall be a centerline tangent of not less than 200 feet long on major streets or secondary streets, and not less than 100 feet long on local streets.
(2) Vertical. Approaches to intersections shall be reduced to a grade not exceeding three percent for a distance of at least 150 feet. The Planning Commission may modify this requirement when an unreasonable hardship would result from its strict enforcement.
(f) Classification. The Planning Commission, approving each street in a proposed subdivision, shall be governed by the following standards:
(1) Minimum radius of curvature. For major streets, the minimum radius of curvature shall be 300 feet on the centerlines; for secondary streets, 100 feet; and for local streets, fifty feet.
(2) Horizontal curves. All horizontal curves shall show the complete functions of such curves, and each point of curvature and each point of tangency shall be stationed.
(3) Profiles and grades. All proposed grades shall be the centerline grades of the respective streets and shall be indicated in complete detail in the profiles and referenced to the stationing shown on the plan. The maximum grades shall not exceed seven percent for secondary streets or higher, or fourteen percent for local streets. The minimum grade for all classifications of streets shall be three-tenths of one percent. Wherever possible, a desirable minimum of four-tenths of one percent grade shall be sought.
All major changes in grade shall be connected by vertical curves of minimum length equal to fifteen times the algebraic difference in rate of grade for thoroughfares, and one-half this minimum length for local streets.
The point of curvature and the point of tangency of all vertical curves shall be stationed, and elevations shall be shown at least every twenty feet within the limits of the vertical curves.
(g) (EDITOR'S NOTE: Division (g) was repealed by Ordinance 2001-87, passed June 4, 2001.)
(h) Dead-End Streets. Dead-end streets in subdivisions shall be subject to the following:
(1) Permanent.
A. Dead-end streets (cul-de-sacs), designed to be so permanently, shall not be longer than 600 feet and shall be provided, at the closed end, with a turn-around having a street property line diameter of at least 120 feet. The street right-of-way lines and the 120 feet diameter turn-around should be jointed by tangent arcs of fifty-foot minimum radius. The length of the permanent dead-end street shall be measured at the centerline from the nearest right-of-way line of the intersecting street to the farthest point of the permanent dead-end street right-of-way. In the case of a series of permanent dead-end streets served by a single outlet, the measurement shall be taken from the nearest right-of-way line at the single outlet to the most distant right-of-way line.
B. Where only single-family residences are involved, and where the street does not exceed 350 feet in length, a T-type back-around terminus may be approved within the normal right-of-way.
(2) Temporary.
A. Where streets are extended to the boundary of a subdivision to provide for their proper continuance at such time as the adjacent land is subdivided, dead-end streets may be terminated in the same manner as required for permanent dead-end streets of 350 feet or less.
B. If a dead-end street extends only one lot depth past a street intersection, no turn-around is required.
(3) Industrial subdivisions. In the case of an industrial subdivision, the requirement that dead-end streets (cul-de-sacs) shall not be longer that 600 feet may be modified upon the affirmative recommendation of the Commission and approval of Council, provided that:
A. The parcel has limited frontage which would not be sufficient to allow for construction of more than one street intersection;
B. The parcel is bounded by lands which are already developed or not suitable for development;
C. There is no availability of the extension of other road rights-of-way into the subdivision;
D. The size of the parcel is not sufficient to allow for the construction of more than a single roadway;
E. The length of the proposed street right-of-way is greater than 600 feet, but does not exceed 1,000 feet; and
F. The approval of such road right-of-way does not increase the distance within which buildings or structures may be permitted to be located.
Upon recommendation of the City Engineer, utilities and water service requirements may be increased to provide for the additional demands, such as water pressure, caused by the length and position of such road right-of-way.
(i) Half-Streets. Half-streets shall be prohibited, except under one of the following conditions:
(1) There exists a half-street which should logically be continued to a reasonable intersection; or
(2) There exists a dedicated or platted half-street adjacent to the tract to be subdivided, in which case the other half shall be platted if deemed necessary by the Planning Commission.
(Ord. 97-297. Passed 12-15-97.)