Streets (whether new or existing) serving proposed subdivisions shall comply with the following requirements.
(A) If a subdivision borders or contains a street designated on the Master Highway Plan section of the Comprehensive Development Plan, the following shall apply.
(1) Where approved by the Planning Commission, the street shall be made a part of the subdivision street system.
(2) Where streets are required to traverse a proposed subdivision and it is neither possible nor desirable to make them a part of the subdivision street system or where the right-of-way required to be dedicated is greater than a collector street or highway, the Planning Commission may allow the transfer of dwelling units or lots, which were lost through the right-of-way dedication, to another part of the same property.
(3) Where, in the case of freeways, expressways and major or minor arterials, a portion of the right-of-way is designated as reserved, the building restriction lines shall then be measured from the outer edge of the reserved area.
(B) The street system layout shall be continuous in alignment and grade with existing streets, planned or platted, with which they are to connect.
(C) Rights-of-way for proposed streets shall be extended to the boundary lines of the proposed subdivision so that a connection can be made to all adjacent properties unless such extension is not feasible because of topography or other physical conditions, or unless, in the determination of the Planning Commission, such extension is not necessary or desirable for the coordination with existing streets or the most advantageous development of adjacent tracts. In any event, no subdivision shall be designed so as to create or perpetuate the landlocking of adjacent undeveloped land.
(D) [Repealed]
(E) Wherever there exists adjoining the tract to be subdivided a dedicated or platted and recorded half-width or partial highway, street or road, the remaining width may be required to be platted except where essential to the reasonable subdivision of a tract in conformance with the other requirements and standards contained herein, and where, in addition, satisfactory assurance for dedication of the remaining part of the highway, street or road can be secured.
(F) Land dedicated or reserved for street widening shall not be counted in satisfying the minimum yard or minimum lot area requirements of the zoning ordinance, but land dedicated or reserved for state and county street widening may be counted in computing the overall gross density under the zoning ordinance.
(G) Where lots in the proposed subdivision are large enough to permit resubdivision and/or a portion of the tract is left unsubdivided, then appropriate rights-of-way shall be provided to permit future subdivision activity. The above will not apply where recorded restrictions are placed on resubdivision of the reserved parcel.
(H) Street and subdivision names shall be approved by the Division. Such names shall not duplicate those used elsewhere in the county and must be approved before the submission of any final plats. In order to change an existing recorded street name, the above procedure will apply.
(I) Street system layout shall provide for the acceptable disposal of storm water and provision shall be made by the developer to handle storm water to comply with provisions elsewhere in this chapter and in the Design Manual.
(J) The street system layout shall be so designed insofar as practicable to preserve natural features such as trees, water bodies, hilltops and other natural features.
(K) Subdivisions on cul-de-sac or dead end streets shall be permitted only if approved by the Planning Commission (or county staff) in accordance with this division, the Design Manual, and the following provisions, as applicable:
(1) For proposed development on new or existing cul-de-sac or dead end street(s), except existing dead end streets described in subsection (2) below, the following requirements apply:
(a) Applicant must demonstrate the existence of site specific circumstances that make the design and development of a through street practically infeasible.
(b) In the AG and R-1 zoning district, cul-de-sac or dead end street(s) shall not exceed 1,800 feet in length and shall not serve more than 30 lots, dwelling units, or parcels. The Planning Commission may approve development of a greater number of lots and/or on a longer cul-de-sac or dead end street if the Planning Commission considers the individual property characteristics and the goals and principles of § 1-16-234 as set forth below in § 1-16-236(K)(1)(c).
(c) In the R-3, R-8, R-12, R-16, VC, MX, LI, GI, GC, MXD, ORI, and PUD zones, the length of cul-de-sac or dead end street(s) may vary based on the density in the development section or land bay, property shape and size, topography, environmental constraints, lot size, unit types, and proposed land use. The density and length of cul-de-sac or dead end street(s) shall be reviewed by the Planning Commission and approved on a case by case basis. The Planning Commission shall consider the goals and principles of § 1-16-234 when considering the length and density of streets under this subsection.
(2) For proposed development on existing county-maintained dead end streets that were not designed as such, but have become dead end streets due to street or bridge abandonment, construction of highways that bisect the street, or other natural or man-made causes, the following requirements apply:
(a) If the dead end street will not serve more than 30 lots or dwelling units, no maximum street length restrictions apply and the requirement for Planning Commission approval under § 1-16-236(K) may be waived if all other requirements of this chapter are met.
(b) The Planning Commission may approve a proposed subdivision that increases the number of lots, dwelling units, or parcels serviced by the dead end street to more than 30 on a case-by-case basis, if the following requirements are met:
1. The travelway must be at least 16 feet wide, allow for two vehicle passability, and provide access for emergency response vehicles and school buses.
2. An appropriate turn around at the end of the street shall be in existence or constructed by the applicant. In the event the end of the street has not been dedicated to public use and is not owned by the applicant, an alternative location for a turnaround may be approved.
(c) In order to grant the modification described in subsection (2) (b) above, the Planning Commission shall consider the following factors:
1. Environmental or topographical barriers that could limit accessibility, including falling trees, utility poles, flooding, weather events, or vehicular accidents, and the number of dwelling units on the dead end street that could be blocked from access by such a barrier;
2. The subdivision potential for other property that could potentially add more users to the dead end street; and
3. The distance between the subdivision and the intersection of the dead end street with a through street; and
4. Other relevant factors, including the recommendations outlined in the Design Manual.
(L) Cul-de-sac streets shall be provided with a paved turnaround at the closed end in accordance with the provisions of these regulations and the Design Manual.
(M) Where a major subdivision plat includes only part of the tract owned by the developer, a sketch plat layout of proposed streets and roads, if applicable, for the entire tract shall be submitted.
(N) Unobstructed easements at least 10 feet in width may be required to facilitate pedestrian walkways to commercial facilities, community recreational areas, schools or other nearby streets where existing access is inadequate.
(O) Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within the street rights-of-way, perpetual unobstructed easements for such utilities shall be provided across property outside the street right-of-way of at least 6 feet in width. Location is to be determined by the Division.
(1959 Code, § 38A-72(c)) (Ord. 80-4-156, § 1, 2-13-1980; Ord. 94-11-106, 6-21-1994; Ord. 09-24-528, 7-16-2009; Ord. 10-23-558, 10-19-2010; Ord. 12-25-620, 9-27-2012; Ord. 14-23-678, 11-13-2014)