(A) A subdivision shall have frontage on and access from an existing public street on the Comprehensive Land Use Plan, or if there is no Comprehensive Land Use Plan, such street shall be:
(1) An existing state, county or township highway; or
(2) A street shown upon a plat approved by the City Council and recorded in the County Register of Deeds Office. Such street or highway must be suitably improved, as required by the State Department of Transportation’s highway rules, regulations, specifications and orders, or be secured by a performance bond or other surety required under these subdivision regulations.
(B) Streets shall be graded and improved and conform to the city’s Standard Specifications for Construction, as amended, and State Department of Transportation requirements. They shall be approved as to design and specifications by the Director of Public Works in accordance with the construction plans required to be submitted prior to final plat approval.
(C) Streets shall be related to topography and arranged so building sites are at or above street grade.
(D) Streets shall be properly integrated with the existing system of streets or proposed streets in the Comprehensive Plan, including connecting adjacent subdivisions where topographical and land use considerations permit. No building permits will be issued until the curb and gutter has been installed in streets adjacent to the proposed construction. This is for the purpose of establishing floor elevations for new structures.
(E) Streets 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.
(F) Streets shall extend to subdivision boundary lines unless prevented by topography or other physical conditions.
(G) Streets shall be arranged to allow access to future subdivisions on abutting land.
(H) Streets shall be permanently dedicated as public rights-of-way when accepted by the city.
(I) 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 and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.
(J) Where a subdivision abuts or contains an existing or proposed arterial street, the following may be required: frontage roads, reverse frontage lots with screen planting along the rear property line or other such treatment as may be necessary for adequate protection of residential properties.
(K) Subdivisions platted along existing streets shall dedicate additional rights-of-way if necessary to meet minimum street width requirements.
(L) The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection and efficient provision of utilities and where such continuation is in accordance with the City Plan. Half streets and dead-end streets shall be prohibited. Cul-de-sacs designed to be permanent shall not be longer than 500 feet and shall include a turnaround. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary T- or L-shaped turnabout shall be provided on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abuttors whenever the street is continued. The Planning and Zoning Commission may limit the length of temporary dead-end streets in accordance with the design standards of these regulations.
(M) Where a road does not extend to the boundary of the subdivision and the Planning and Zoning Commission does not require its continuation for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. The Planning and Zoning Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic or utilities. A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with the city’s Standard Specifications for Construction, as amended.
(N) Streets subject to inundation or flooding shall not be approved unless essential where unusual circumstances exist. Where flooding appears possible, street profiles and elevations shall be required in order to determine the advisability of approving the proposed subdivision.
(O) Regarding intersections:
(1) Acute angles are to be avoided if possible, but no angle of less than 75 degrees shall be permitted;
(2) Not more than two streets shall intersect at one point unless specifically approved by the Planning and Zoning Commission and City Council;
(3) Intersection offsets of less than 150 feet shall not be permitted, except were the intersected street has separated dual drives without median breaks at either intersection; and
(4) Intersections of major streets shall be at least 800 feet apart.
(Prior Code, § Q-12-1001)