1111.01 STREETS.

   (a)    General. The arrangement, character, extent, width, grade and location of all streets shall conform to the Official Thoroughfare Plan or subsequent amendments thereof, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets. The subdivider shall provide within the boundaries of the subdivision plat the necessary right of way for the widening, continuance or alignment of such street in conformity with the Thoroughfare Plan by one of the following methods:

      (1)    The dedication of the necessary right of way for the continuation, extension or connection of any present or planned thoroughfare.

      (2)    When subdividing land fronting on an existing County or township road not designated on the Thoroughfare Plan as of equal to or greater importance than a secondary street, a dedication shall provide necessary right of way or easements for traffic, utilities and drainage.

   (b)    Major Traffic Arteries and Physical Barriers.

      (1)    Traffic arteries. Where a subdivision abuts or contains an existing or proposed street of equal or greater importance than a secondary thoroughfare, the Planning Commission may require marginal access streets, reverse frontage with planting contained in a nonaccess reservation along the rear property line or a planting strip of a minimum width of twenty feet on the rear of the lots with no vehicular access across such strip, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

      (2)    Physical barriers. Where a subdivision borders on or contains a railroad right of way or limited access highway right of way, the Commission may require a street approximately parallel to and on each side of such right of way, at a distance suitable for necessary traffic circulation.

   (c)    Arrangement.

      (1)    Traffic. Minor streets shall be so laid out that their use by through traffic will be discouraged.

      (2)    Access to adjacent property. The street layout shall make provision for the proper protection and continence of streets into adjacent unsubdivided acreage where it is deemed appropriate and desirable by the Commission.

      (3)    Master Plan. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission shall require a sketch of a tentative future street system for the unsubdivided portion.

   (d)    Alignment.

      (1)    Horizontal.

         A.    Jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided.

         B.    Angle of intersections. 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.

         C.    Intersection approaches. Approaches to street intersections shall be straight for a distance of at least 100 feet from the centerline of the street intersected.

         D.    Reverse curves. A tangent at least 100 feet long shall be introduced between reverse curves on all but minor and marginal access streets.

      (2)    Vertical.

         A.    Grade at intersection. Approaches to intersections shall be reduced to grade not exceeding three percent (3%) for a distance of at least 100 feet. The Commission may modify this requirement when an unreasonable hardship would result from the strict enforcement.

   (e)    Classification. Each street in a subdivision shall be classified and shall be governed in accordance with the following table:

Street Classification	Minimum Right of Way (feet)	Max. Degree of Curvature	Minimum Radius of Curvature (feet)	Maximum Grade %
Controlled, limited access or expressway	100	*	*	*
Primary	100	3	1910	4
Secondary	80	5	1150	5
Collector	60	10	575	6
Minor for apartments and two-family	60	10	575	7
Minor for commercial	60	10	575	7
Minor for industrial	60	10	575	7
Minor for one-family residence	60	20	290	7
Cul-de-sacs	50	20	290	7
Marginal access**	40	20	290	7

   * Requirement will vary and be dependent upon the design of the highway.

   ** If separate drainage is necessary, the right of way shall be 50 feet.

   (f)    Corner Radii at Intersections. Property lines at street right-of-way intersections shall be rounded with a radius of forty feet or of a greater radius where the Commission may deem it necessary.

   (g)   Dead-End Streets.

      (1)    Permanent.

         A.    Dead-end streets (cul-de-sacs), designed to be so permanently, shall not be longer than 600 feet and shall be provided at the closed end with a turn-around having a street property line diameter of at least 100 feet. The street right-of-way lines and the 100-feet diameter turn-around shall be joined by tangent arcs which are of fifty-foot radius.

         B.    Where the street does not exceed 350 feet in length, a T-type back-around terminus may be approved within a sixty-foot right of way.

      (2)    Temporary.

         A.    Where streets are extended to the boundary of a subdivision to provide for their proper continuance at such time as the adjacent land is subdivided, they may be terminated in the same manner as required for permanent dead-end streets, of 350 feet or less.

         B.   If a street extends only one lot depth past a street intersection, no turn-around is required.

   (h)    Half Streets.

      (1)    Half streets shall be prohibited except under one of the following conditions:

         A.    The Commission finds it will be practicable to require the dedication of the other half of the street when the adjoining acreage is subdivided.

         B.    There exists a half street which should logically be continued to a reasonable intersection.

         C.    There exists a dedicated or platted half street adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Commission.

      (2)   Where a half street is permitted, the Commission shall require provisions to prevent access from abutting property outside the subdivision until the other half of the street is established as a public street.

         (Ord. 64-222. Passed 9-15-64.)

   (i)    Private Streets. Private streets shall meet all requirements for public streets, except as specified for private streets in a single-family residential development with lot sizes of one acre and larger in area.

   The Commission may require certain streets within a development to be public if it is determined that the projected density necessitates the use of public streets and that traffic connections to adjacent plats or developments are required for adequate circulation.

(Ord. 83-143. Passed 5-17-83.)