1195.03 STREET AND BLOCK LAYOUT.
(a) The street layout of the subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood.
(1) Where appropriate to the design, proposed streets shall be continuous and in alignment with the existing, planned, or platted streets with which they are to connect.
(2) Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions or unless, in the opinion of the Planning Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts.
(3) Dead-end streets and cul-de-sacs of reasonable length will be approved where necessitated by topography or where, in the judgment of the Planning Commission, they are appropriate for the type of development contemplated.
(4) Proposed streets shall intersect with one another as nearly at right angles as topography and other limiting factors of good design permit.
(5) Wherever there exists, adjacent to the tract to be subdivided, a dedicated or platted and recorded half-width street or alley, the other half width of such street or alley shall be platted, if required by Planning Commission.
(6) Alleys or service drives may be platted in all commercial and industrial areas if no other provisions are made for adequate access to parking and loading spaces. To provide safe accessto residential lots located on freeways, expressways, and arterials, alleys may be platted in the rear of such lots or service drives provided in front of such lots as suggested in Section 1195.03(a)(7)B. and C. below. Alleys may also be appropriate in traditionally designed neighborhoods that provide private drives to serve rear-loaded garages.
(7) Lands abutting freeways, expressways, and arterials shall be platted with the view of making the lots, if for residential use, desirable for such use by cushioning the impact of heavy traffic on such thoroughfares and minimizing the interference of traffic. This may be accomplished in several ways, as set forth in this Section. In each specific case, though, the Subdivider shall take into consideration topography, existing physical conditions, the character of the existing and contemplated development, and other pertinent factors that may apply.
A. Plat the lots abutting such traffic ways at very generous depths and provide vehicular access to them by means of either alleys or service drives in the rear or a frontage access road next to the highway.
B. Front the lots on a minor street that parallels the freeway, expressway, or arterial road at a distance of a generous lot depth, rather than on the major thoroughfare. Private driveways in this case would connect with the minor street.
C. Plat a collector street more or less parallel with the highway, 600 to 1,000 feet distance therefrom, from which loop streets or dead-end streets would extend toward the highway, the ends of which giving access to the lots abutting the highway to the rear.
D. Use landscaping or other appropriate buffers of sufficient depth to mitigate the impacts of abutting thoroughfares.
(8) Private streets will not be approved, nor will public improvements be approved on or in any private street, unless approved by Planning Commission due to the existence of a unique circumstance, such as challenging site constraints, and only when less than ten (10) parcels are being created.
(9) Temporary dead-end streets, due to a phased development schedule, future planned connection, or other similar reason, shall be permitted where necessitated by the design of the subdivision; provided that a temporary turn-around shall be constructed when lots are fronting on such temporary dead-end streets. The extra width, therefore, shall be the same as required for permanent turn-arounds, provided that such extra width in excess of the street right-of-way shall be vacated upon the extension of the street.
(b) Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth.
(1) The lengths of blocks shall be appropriate for the locality and the type of development contemplated, in the opinion of the Planning Commission. Blocks shall not exceed 1,800 feet where the average size of lots does not exceed two (2) acres in area and shall not be less than 500 feet.
(2) Planning Commission may require a mid-block crosswalk or pedestrian way, a minimum of ten (10) feet wide, to be constructed across any block that is over 900 feet in length.
(3) The number of intersecting streets along freeways, expressways, and arterials shall be held to a minimum. Wherever practicable, blocks along such traffic ways shall be not less than 1,000 feet in length, unless otherwise approved by the Planning Commission.
(Ord. 2021-5-30. Passed 5-12-21.)