(a) Conformity to Major Thoroughfare Plan. The widths and locations of all streets in a proposed subdivision must conform to the Major Thoroughfare Plan.
(b) Extensions.
(1) The street layout of the proposed subdivision shall provide for the continuation or projection of streets already existing in areas adjacent to the area being subdivided unless the Planning Commission deems such continuation or extension undesirable for specific reasons of topography or design.
(2) Where, in the opinion of the Planning Commission, it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication to the boundaries of such properties. Where the Commission deems it necessary, such dead-end streets shall be provided with turn-around having a radius of at least forty feet.
(3) The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall a street extension be of less width than the minimum width required in these Subdivision Regulations for a street in its category.
(c) Dedication of Right of Way for New Streets. The dedication of the right of way for new streets measured from lot line to lot line shall be as shown on the Major Thoroughfare Plan, or, if not shown thereon, shall meet the following standards:
Street Type | Minimum Right of Way (ft.) |
Primary | 100 |
Secondary | 80 |
Collector | 66 |
Minor | 60 |
Cul-de-sacs (courts) - maximum length 1,000 ft. | 50 with 100 terminal diameter |
Alleys | 20 |
Crosswalkways | 10 |
Easements | 16 or as required |
At intersections of two streets a 20 - foot radius shall connect the right-of-way lines. | |
Marginal access | 50 |
(d) Minimum Pavement Widths. Minimum pavement width shall be as follows:
Primary streets | 48 |
Secondary streets | 40 |
Collector streets | 34 |
Minor streets | 30 |
Cul-de-sacs | 24-80 minimum diameter at turn-around |
Crosswalkways | 6 |
Sidewalks (minimum) | 4 |
Marginal access streets | 20 |
(1) All points of access streets shall be as approved by the Planning Commission. Marginal access streets may be required by the Commission for subdivisions fronting on arterial streets.
(2) Through proposed business areas, street widths shall be increased ten feet on each side if needed to provide parking without interfering with normal traffic movements.
(3) In cases where topography or other physical conditions make a street of the required minimum width impractical, the Planning Commission may modify these requirements.
(e) Pavement Specifications.
(1) Sub-base construction. All developers shall be required to construct a roadway sub base that complies with the specifications of the Ohio Department of Transportation (Item 203 and 204) for the type of roadway being constructed.
(2) Base Construction. All developers shall be required to construct the following type of base:
A. Concrete Pavement: The base for a concrete street shall consist of a four (4) inches of compacted granular material meeting the Ohio Department of Transportation Specifications for Item 304.
B. Pavement Surface Construction: All developers shall construct a hard surfaced street of seven (7) inches minimum thickness Portland Cement Concrete Pavement meeting the specifications of Ohio Department of Transportation Item 451 or four (4) inches of asphalt concrete applied in two-two (2) inch courses and meeting the specifications of Ohio Department of Transportation item 448.
(f) Curbs and Gutters. The subdivider shall provide concrete curbs and gutters. Curbs shall not be less than six inches in height, unless roll curbs are used, and shall be constructed in accordance with Ohio Department of Transportation Item 609. Backfill shall be higher than the curb and shall slope toward the curb in order to ensure that surface water drains into the storm drainage system.
(g) Sidewalks. For the safety of pedestrians in residential and commercial subdivisions, the subdivider shall build cement concrete sidewalks on both sides of the street to meet the following specifications:
(1) Single-family or duplex housing developments: Four feet wide and four inches thick;
(2) Multifamily or group housing developments: Five feet wide and four inches thick;
(3) Commercial developments: Twelve feet wide and four inches thick. The Planning Commission may waive the requirements for sidewalks in predominantly single-family residential developments where all lots have a width of seventy-five feet or more.
(4) Handicap Ramps shall be provided at all corners.
(h) Dedication of Right of Way for Existing Streets. Subdivisions platted along existing streets shall dedicate additional right of way if necessary to meet the minimum street width requirements set forth in subsection (c) hereof.
(1) The entire minimum right-of-way width shall be dedicated where the subdivision is on both sides of an existing street. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way width, measured from the centerline of the existing roadway, shall be dedicated.
(2) Dedication of one-half of the rights of way for proposed streets along the boundaries of land proposed for subdivision shall be prohibited.
(i) Intersections.
(1) Streets shall intersect as nearly as possible at right angles.
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(2) Street curb intersections shall be rounded by radii of at least twenty feet. When the smallest angle of street intersection is less than sixty degrees, the Planning Commission shall require curb radii of greater length. Wherever necessary to permit the construction of a curb having a desirable radius without reducing the sidewalk at a street corner to less than normal width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such curb construction.
(3) No lot or other parcel of land which abuts on and has access to either a collector or a minor street shall have a service drive, curb cut or other means of access to an arterial street within seventy-five feet of the right of way of any street which intersects such arterial street on the side on which such lot or parcel is located.
(j) Curves in Streets; Horizontal and Vertical.
(1) A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
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(2) Where there is a deflection angle of more than ten degrees in the alignment of a street, a curve with a radius adequate to ensure safe sight distance shall be made. The minimum radii of curves shall be:
Street Type | Minimum Curve Radius (ft.) |
Arterial |
300 |
Collector |
300 |
Minor |
100 |
(k) Street Grades and Elevations.
(1) Street grades shall conform to the following:
Street Type | Allowable Maximum | Percent Grade Desirable Maximum |
Arterial |
5 |
4 |
Collector |
7 |
5 |
Minor |
8 |
7 |
(2) All streets shall be designed so as to provide for the discharge of surface water from the pavement and from the right of way by grading and drainage. For adequate drainage, the minimum street grade shall be not less than one-half of one percent.
(3) The Planning Commission shall not approve 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 subdivision will not be isolated by floods. Where flood conditions exist, the Commission shall require profiles and elevations of streets in order to determine the advisability of permitting the proposed subdivision activity.
(4) Fill may be used in areas subject to flooding in order to provide flood- free streets if such fill does not unduly increase flood heights. Drainage openings shall be designed so as not to restrict the flow of water and thereby unduly increase flood heights.
(l) Marginal Access Streets. Where the proposed subdivision abuts upon or contains an existing or proposed arterial street or highway on which traffic volumes and vehicular speeds warrant special safety considerations, the Commission may require that marginal access streets be provided in order that no lots will front on such existing or proposed arterial street or highway.
(m) Street Jogs. Street Jogs are prohibited.
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(n) Cul-de-sac. Minor terminal cul-de-sac streets or courts which are designed so as to have one end permanently closed shall not be longer than 1,000 feet and shall be provided at the closed end with a turn-around having a radius at the outside of the pavement of at least forty feet and a radius at the outside of the right of way of at least fifty-five feet.
(o) Street Names.
(1) Proposed streets which are obviously in alignment with other already existing and named streets shall bear the names of such existing streets.
(2) The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing street, irrespective of the use of the suffix street, avenue, boulevard, drive, place, court, lane, road, pike, highway, parkway or similar suffix.
(p) Private Streets and Reserve Strips.
(1) There shall be no private streets platted within a subdivision.
(2) There shall be no reserve strips in a subdivision except where their control is definitely vested in the City or County under conditions approved by the Planning Commission as authorized in these Subdivision Regulations.
(q) Alleys. Alleys shall be provided to give access to the rear of all lots used for business and industrial purposes. Alleys shall not be provided in residential blocks except in cases where the subdivider produces evidence of the need for alleys which is satisfactory to the Planning Commission. (Ord. 2005-34. Passed 12-12-05.)