(A) The arrangement of thoroughfares and collector streets shall conform as nearly as possible to the Comprehensive Plan. Except for culs-de-sac, streets normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic to topographic conditions, to run-off storm water, to public convenience and safety and in their appropriate relation to the proposed use of the area to be served.
(B) Minor streets should be so planned as to discourage their use by non-local traffic. Dead-end streets are prohibited, but culs-de-sac will be permitted whereby topography or other conditions justify their use. Culs-de-sac shall normally not be longer than 500 feet, including a terminal turn-around which shall be provided at the closed end, with a right-of-way radius of not less than 50 feet.
(C) Where the plat to be submitted includes only part of the tracts owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider.
(D) When a tract is subdivided into larger than normal building lots or parcels the lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for the resubdivision.
(E) Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. The minimum angle of intersection of streets shall be 80 degrees. Street intersection jogs with an offset of less than 125 feet shall be avoided.
(F) Wherever the proposed subdivision contains or is adjacent to the right-of-way of a limited access U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of the right-of-way, or for a street at a distance suitable for the appropriate use of land between streets and right-of-way. The distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, grade crossings or for lot depths.
(G) Alleys shall be provided in commercial and industrial districts; except that, this requirement may be waived where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. Except where justified by special conditions such as the continuation of an existing alley in the same block, alleys will not be approved in residential districts. Alleys, where provided, shall not be less than 16 feet wide for residential alleys and not less than 25 feet for commercial and industrial alleys. Dead-end alleys shall not be permitted.
(H) Dedication of half streets will not be approved, except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of these regulations where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided, or where it becomes necessary to acquire the remaining half by condemnation so it may be improved in the public interest.
(1) For all public ways hereafter dedicated and accepted, the minimum right-of-way widths for streets and thoroughfares shall be as shown in the Comprehensive Plan and where not shown therein, the minimum right-of-way width for streets, thoroughfares, alleys or pedestrian ways included in any subdivision shall not be less than the minimum dimensions for each classification as follows:
Rights-of-Way | Minimum Width |
Rights-of-Way | Minimum Width |
Collector street | 75 feet |
Industrial commercial alley | 25 feet |
Marginal access street | 50 feet |
Minor street | 75 feet |
Pedestrian way | 10 feet |
Primary thoroughfare | 100 feet |
Residential alley | 16 feet |
Secondary thoroughfare | 80 feet |
(2) Where existing or anticipated traffic on primary and secondary thoroughfares warrants greater widths of rights-of-way, these shall be required.
(I) (1) The grades in all streets, thoroughfares, collector streets, minor streets and alleys in any subdivision shall not be greater than the maximum grades for each classification as follows:
Rights-of-Way | Maximum Grades |
Alley | 8% |
Collector street | 5% |
Minor street | 8% |
Primary thoroughfare | 4% |
Secondary thoroughfare | 4% |
(2) In addition, there shall be a minimum grade on all streets and thoroughfares of not less than 0.4%.
(J) The horizontal and vertical alignment standards on all streets shall be as follows:
(1) Horizontal radii of centerline:
(a) Major thoroughfare: 500 feet minimum;
(b) Secondary thoroughfare: 500 feet minimum;
(c) Collector street: 400 feet minimum;
(d) Minor street: 150 feet minimum; and
(e) There shall be a tangent between all reversed curves of a length in relation to the radii of the curves so as to provide for a smooth flow of traffic.
(2) Vertical: all changes in street grades shall be connected by vertical parabolic curves of the length as follows:
(a) Primary thoroughfare or secondary thoroughfare: 30 times the algebraic difference in the percent of grade of the two adjacent slopes; and
(b) Collector street or minor street: 20 times the algebraic difference in the percent of grade of the two adjacent slopes.
(K) All proposed streets shall be offered for dedication as public streets. No private streets shall be permitted, except as set forth in other ordinances.
(2002 Code, § 7.77) (Ord. 325, effective 12-11-1965; Ord. 47, Second Series, effective 7-1-1974; Ord. 161, Third Series, effective 12-1-1987; Ord. 25, Fourth Series, effective 12-15-1991) Penalty, see § 154.999