(a) The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive Plan and shall be considered in their relation to existing and planned streets, to topographical conditions and to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(b) Where such is not shown in the Comprehensive Plan, the arrangement of streets in a subdivision shall either:
(1) Provide for the continuation or appropriate projection of existing streets and surrounding areas;
(2) Conform to a plan for the neighborhood or planning district prepared by the Planning Commission, where topographical or other conditions exist that make continuance of or conformance to existing streets impractical; or
(3) Conform (in the case of multifamily housing projects, industrial developments, commercial districts, unit group projects, etc.) to a plan approved by the Commission.
(c) No local major street or minor street shall be laid out in such a way as to permit or encourage its use by through traffic.
(d) Where a subdivision abuts or contains loop, radial, cross-connector or cross-connector link streets, as shown on the Comprehensive Plan, the Commission may require a non-access reservation or "buffer strip" containing screen planting along the rear property line and along deep lots with rear service ways, or such other treatment as may be necessary for adequate protection of residential properties and will afford separation of through and local traffic.
(e) Where a subdivision borders along or contains a controlled access highway right of way as shown on the Comprehensive Plan, the Commission may require a street approximately parallel to and on each side of such right of way, at a distance suitable for the appropriate use of the intervening land. Portions of such width shall be greater where approach grades and future grade separations require additional width.
(f) Reserve strips controlling the access to streets shall be prohibited except where their control is definitely placed under the jurisdiction of the municipality in which they are located, with conditions approved by the Commission.
(g) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(h) A tangent at least fifty feet long shall be introduced between reverse curves on local major streets and minor streets.
(i) When connecting street lines deflect from each other at any one point, they shall be connected by radial curves adequate to ensure a sight distance of not less than 100 feet for local major streets and minor streets and of such greater radii as the Commission shall determine for special cases or as shown on the Comprehensive Plan.
(j) 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 sixty degrees.
(k) Property lines at street intersections shall be rounded with radii of twenty feet for minor streets and forty feet for intersections of local major streets or a minor street and a local major street, or of a greater radius as may be deemed necessary.
(l) Street right-of-way widths shall be as shown in the Comprehensive Plan and as specified below:
Street Type | Pavement Width (ft.) | Right-of-Way Width (ft.) | Sidewalk |
Loop, radial, cross-connector and cross-connector link | 24 | 80 | No |
Local major | |||
Class A | 36 | 60 | Yes |
Class B | 20 | 60 | No |
Minor | 26 | 50 | Yes |
Marginal access | 20 or 22 | 40 | Yes |
(m) Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these Subdivision Regulations and where the Commission finds it will be practical to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. Where the subdivision abuts on an existing City street or Township or State road, developers shall allow a right of way from the center of such road, equal to one-half that required by the classification into which such road falls, as outlined herein.
(n) Dead-end or cul-de-sac streets shall not normally be longer than 500 feet. All cul-de-sacs shall be provided at the closed end with a turnaround having an outside roadway diameter of at least eighty feet and a street property line diameter of at least 100 feet. Where cul-de-sac streets exceed 500 feet, larger turnarounds and additional turnarounds may be required.
(o) No street names shall be used which will duplicate or be confused with names of existing streets. Street names shall be subject to approval by the Commission. All street names shall be made available to the Local Postmaster for his or her approval.
(p) Street grades shall not exceed the following, with due allowance for vertical curves. (Note: The Commission, at its own discretion, may permit short segments of streets to exceed the maximum gradients where necessary for proper land utilization, but under no circumstances will grades in excess of fifteen percent be permitted.)
Street Type | Percent Grade |
Marginal access | 12 |
Minor | 12 |
Local major - Class A | 10 |
Local major - Class B | 12 |
Other street types | As required by State or local officials |
(q) No street grade shall be less than one percent.
(Ord. 3703. Passed 10-27-66.)