1117.01 GENERAL REQUIREMENTS.
(a) Conformity with Major Thoroughfare Plan. The arrangement, character, width, grade and location of all streets shall conform to the Major Thoroughfare Plan System for the opening, widening or extension of any street, road or major thoroughfare as adopted by the Planning Commission or otherwise by ordinance of Council, in the public interest. Whenever a tract, to be subdivided, includes any part of such thoroughfares as approved or shown on the adopted plan such part shall be dedicated to the public for street purposes by the subdivider.
(b) Continuation of Existing Street. Proposed streets shall, as near as practicable, provide for the continuation, connection or projection of streets in surrounding areas; or conform to the plan for the neighborhood as may have been adopted by the Planning Commission.
(c) Circulation. The street pattern shall provide ease of circulation within the subdivision, but the minor streets therein shall be so laid out that their use by through traffic will be discouraged. Insofar as practical, the street arrangement should provide proper access to schools, playgrounds, transportation and other community features. New street openings shall generally be prohibited within 600 feet of any major intersection or crossing such as those formed by a railroad and a highway, two or more highways or from the head of any major bridge, grade separation structure or like facilities, as measured along the center line from the intersection or from such structures.
(d) Street Intersections. Streets shall intersect one another at an angle as near to a right angle as possible, and no intersection of streets at angles less than sixty degrees shall be approved.
(e) Street Jogs. Street jogs shall be avoided whenever possible. However, where permitted, those over ten feet shall be at least 125 feet apart as measured along the center line off-sets.
(f) Half Streets. Half streets shall be prohibited. In case a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
(g) Topographical and Cultural Features. In sloping terrain, streets shall generally run parallel to the contour of the land or preferably cross at a slight angle therewith. The general objectives are to avoid steep street grades; heavy concentrations of storm surface runoff; abnormal differential in building elevations at opposite sides of the street; and excessive grading operations. Appropriate treatment shall be given to encourage the preservation of existing views, wooded areas, creeks and other attractive natural features of the plat.
(h) Alleys. Alleys in residential developments shall generally be prohibited. Service driveways will be required in commercial and industrial developments, except where other provisions for suitable access and off-street loading and unloading is assured.
(i) Portion of Tract. Where the plat to be submitted includes only a part of the tract owned by the subdivider, the Planning Commission may require topography and a sketch layout of the future street system on the unsubdivided portion.
(j) Dead-end Streets. Dead-end streets, designed to be so permanently, shall be prohibited. In case where a street over 150 feet in length is to be temporarily stub-ended, an interim turnaround will be required. A notation shall be placed on the final recorded plat that such temporary or interim turn-around area shall automatically be vacated upon authorized extension and construction of the street. The terminal end shall be extended to the boundary lines of the subdivision.
(Ord. 46-1962. Passed 8-17-62.)
(k) Cul-de-sac Streets.
(1) Serving industrial or business developments. The length of a cul-de-sac street shall normally not be greater than 1500 feet, as measured from its intersection with another street to the start of the circular turnaround area. Longer cul-de-sac streets will be considered on an individual basis by the Planning Commission if emergency access is provided to another street.
(2) Serving residential developments. The length of a cul-de-sac shall normally not be greater than 600 feet as measured from the intersection with another street to the start of the circular turnaround area. Longer cul-de-sac streets will be considered on an individual basis by the Planning Commission. If the length exceeds 1500 feet, an emergency access may be required to another street.
(Ord. 3-1990. Passed l-11-90.)
(l) Relation to Major Streets. Where a subdivision abuts or contains an existing or proposed arterial street, involving heavy volumes of high speed vehicular traffic, the Planning Commission may require marginal collector streets, a non-access reservation along the real property line, and other treatment as may be necessary for adequate protection of the proposed industrial, commercial or residential development to assure separation of through and local traffic. Before requiring any marginal streets or reverse frontage arrangements the Planning Commission shall take into account and decide upon the physical location of the major public utility lines as they relate to the existing and potential development along both sides of the highway.
(m) Development Along Railroads. Industrial, commercial or residential building sites along railroads should normally have extra lot depth to permit deep setbacks for such building development and uses. The streets or roads serving such development shall be so located as not to interfere with the possible future construction of grade crossing or grade separation facilities along adjacent major traffic routes.
(n) Public Sites and Open Spaces.
(1) Where a proposed park, playground, school or other public use shown in the General Plan is located in whole or in part in a subdivision, the Planning Commission may require the dedication or reservation of such area within the subdivision in which the Planning Commission deems such requirement to be reasonable. If not dedicated, such lands may be thus reserved for acquisition by the City or Board of Education of the Local School District within a period of two years by purchase or other means.
(2) Where held appropriate by the Planning Commission, open spaces constituting a reasonable proportion of the gross acreage of the subdivision, not less than ten percent (10%), suitably located and of adequate size for parks, playgrounds, schools, or other public purposes for local or neighborhood uses, shall be provided for in the proposed subdivision. Such land shall be left in condition acceptable to the Planning Commission.
(Ord. 46-1962. Passed 8-17-62.)