(a) Conformity to the Thoroughfare Plan. The location and width of all streets and roads shall conform to any Thoroughfare Plan adopted by the Planning Commission and to good design practices which take into consideration the topography of the land, natural features and other assets which will enhance the environment of the subdivision and surrounding development.
(b) Relation to adjoining Street System. The proposed street system shall extend existing streets at the same or greater width, but in no case less than the required minimum width, unless exempted for good reason by the Planning Commission.
(c) Street Widths. The minimum width of a right of way, measured from lot line to lot line, shall be as follows:
(1) Major streets, sixty feet. Major streets are those which are described in the Land Use Plan and those determined by the Planning Commission to be streets which need a sixty-foot right of way. These may include the principal entrance street of a residential development and streets for major circulation within such a development if determined necessary by the Planning Commission.
(2) Minor streets, fifty feet. Minor streets are those which are used primarily for access to abutting residential properties and which are designed to discourage their use by through traffic.
(3) Dead-end streets (cul-de-sacs), fifty feet. Cul-de-sacs are permanent dead- end minor streets or courts designed so that they cannot be extended in the future.
(4) Alleys, twenty feet. Alleys are minor public ways used primarily for service access.
In cases where topography or other physical conditions make a street of the required minimum width impractical, the Planning Commission may modify the above requirements. Through business areas it may be required that the street widths be increased ten feet on each side if needed to provide parking without interference with normal passing traffic.
(d) Additional Width of Existing Streets. Subdivisions that adjoin existing streets shall dedicate additional right of way to meet the above minimum street width requirements.
(1) The entire right of way shall be provided where any part of the subdivision is on both sides of the existing street.
(2) When the subdivision is located on only one side of an existing street, one- half of the required right of way, measured from the centerline of the existing roadway, shall be provided. In no case shall the resulting right-of- way width be less than forty feet.
(e) Street Grades. Grades on major streets shall not exceed seven percent. Grades on minor streets may exceed seven percent but not ten percent. In hillside areas with an average slope of ten percent or more, the slope may be increased to fifteen percent, but only for short and straight stretches and upon approval of the Planning Commission.
(f) Horizontal Curves. Where a deflection angle of more than ten degrees in the alignment of a street occurs, a curve of reasonable long radius shall be introduced. On major streets, the centerline radius of curvature shall be not less than 300 feet; on minor streets not less than 100 feet. In hillside areas with an average slope of ten percent or more, the centerline radius of curvature may be reduced to not less than 200 feet on major streets and to not less than seventy- five feet on minor streets, upon approval of the Planning Commission.
(g) Vertical Curves. All changes in grade shall be connected by vertical curves of minimum length in feet equal to fifteen times the algebraic difference in rates of grade for major streets and one-half this minimum length for minor streets. Profiles of all streets showing natural and finished grades drawn to a scale of not less than one inch equals 100 feet horizontal, and one inch equals twenty feet vertical, may be required by the Planning Commission. In hillside areas with an average slope of ten percent or more this minimum length may be further decreased upon approval of the Planning Commission.
(h) Street Elevations. The Planning Commission shall not approve any streets which will be subject to inundation or flooding. All streets must be located at elevations which will make them flood free in order that portions of the subdivisions will not be isolated by floods. Where flood conditions exist, the Planning Commission shall require street profiles and elevations in order to determine the advisability of permitting the proposed subdivision activity.
(Ord. 1433. Passed 2-2-76.)
(i) Intersections. Street intersections shall be as nearly at right angles as is possible, and no intersection shall be at an angle of less than eight degrees.
Curb line radii at street intersections of two minor streets shall not be less than ten feet nor greater than twenty feet. Larger curb radii may be required at other types of intersections. Wherever necessary to permit the construction of a curb having a desirable radius without curtailing width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such construction.
All streets entering on a heavily traveled street shall have a sufficient safe sight distance and in no case less than 350 feet.
All driveways shall be more than thirty feet from any street intersection.
(Ord. 18-83. Passed 3-21-83.)
(j) Tangents. A tangent of at least 100 feet long shall be introduced between reverse curves on major streets. In hillside areas with an average slope of ten percent or more, this requirement for major streets may be reduced to fifty feet subject to the approval of the Planning Commission. There shall be no tangent requirement for reverse curves on minor streets unless required by the Planning Commission.
(Ord. 1433. Passed 2-2-76.)
(k) Street Jogs. Street jogs with centerline offsets of less than 125 feet shall not be allowed except in cases where warranted by unusual topography or other circumstances and subject to approval of the Planning Commission. (Ord. 06-2007. Passed 2-19-07.)
(l) Dead End Streets.
(1) Minor terminal streets or courts designed to have one end permanently closed shall be no more than 1,000 feet long. They shall be provided at the closed end with a turn-around having an outside roadway diameter of at least eighty feet and a street right-of-way diameter of at least 120 feet. When dead-end streets are not more than 200 feet long, "T" type or other types of turnarounds not requiring the use of private property may be utilized when approved by the Planning Commission.
(2) Where, in the opinion of the Planning Commission, it is desirable to provide for street access to adjoining property, proposed streets shall be extended by dedication to the boundary of such property. Such dead-end streets shall be provided with a temporary and appropriate turn-around subject to the approval of the Planning Commission.
(m) Private Streets and Reserve Strips. Every subdivided property shall be served from a publicly dedicated street. There shall be no reserve strips controlling access to streets except where the control of such strips is definitely placed with the Village under conditions approved by the Planning Commission.
(n) Street Names. Proposed streets which are obviously in alignment with others already existing and named, shall bear the names of existing streets. In no case shall the name for proposed streets duplicate existing street names, irrespective of the use of the suffix street, avenue, boulevard, driveway, place or court.
(o) Alleys. Alleys shall not be approved in residential subdivisions, except where justified by extreme conditions. Alleys may be required in commercial and industrial districts if other provisions cannot be made for adequate service access.
(Ord. 1433. Passed 2-2-76; Ord. 75-96. Passed 11-18-96.)