(a) Pattern. The pattern of streets shall conform to the Official Thoroughfare Plan of the Municipality and with the provisions of these Subdivision Regulations. Within the boundaries of the plat, the following provisions pertaining to streets shall be adhered to:
(1) The necessary right-of-way for the widening or extension of a thoroughfare, as delineated by the Official Thoroughfare Plan, shall be dedicated, provided that the width to be dedicated need not exceed fifty feet measured from the centerline of the right-of-way on any one side of the street.
(2) When a subdivision involves land fronting on an existing public street not designated on the Official Thoroughfare Plan as of equal or greater importance than a secondary street, a reasonable provision shall be made for the necessary right-of-way for traffic, utilities and drainage.
(3) When, in the opinion of the Planning Board and the Commission, when involved, the principal land use of an area is for multifamily residences, the street serving such an area shall conform to the standards as designated in Table 3.
(4) When, in the opinion of the Board and the Commission, when involved, the proposed urban pattern is such that one or more streets act as traffic collectors, the rights-of-way in question shall be designated as collector streets and shall conform to the standards as designated in Section 1238.08(a)(1).
(b) Continuity. The street pattern shall make provisions for the continuance of streets into adjacent vacant properties, and for connecting to the proper existing right-of-way in adjacent developed areas. The use of existing stub street widths as frontage, therefore, is prohibited.
(c) Cul-de-Sacs. The maximum length of a cul-de-sac is 450 feet, measured from the middle of the turn-around or, more particularly, the point of radius to the near edge of the intersecting right-of-way.
(d) Grading. The shoulders shall be graded to the full width of the right-of-way, and provisions shall be made for slopes beyond the right-of-way. However, grading behind the curbs may be modified, provided that the minimum sight distances are maintained along the vertical and horizontal curvatures of streets, that no obstructions exist at intersections within the minimum sight triangle, as provided for in paragraph (g)(3) hereof, and that no sidewalks are required. Plans shall indicate any variation from the standard cross section.
(e) Termination of Streets; Turning Area.
(1) In the case of the temporary termination of a street exceeding 400 feet in length, a temporary turn-around shall be constructed so that the paving has an outer radius of twenty-five feet and extends to within five feet of the property line.
(2) No cul-de-sac, permanently terminated, will be approved when a through street is practical. The subdivider shall have the burden of showing the impracticality of the through street in order to justify a cul-de-sac.
(3) A cul-de-sac, permanently terminated, which exceeds 400 feet in length may only be approved if the paved width thereof is thirty-six feet.
(4) In a residential development, a cul-de-sac, permanently terminated, shall have a circular turn-around with a minimum right-of-way radius of fifty feet and an outer paving radius of forty feet. However, if the cul-de-sac exceeds 350 feet in length, the minimum outer paving radius of the turn-around shall be forty-five feet. In an industrial development, a cul-de-sac, permanently terminated, shall have a circular turn-around with a minimum right-of-way radius of sixty feet and a minimum outer paving radius of fifty feet.
(f) Half Streets and Alleys. The dedication of half streets shall be discouraged. Where a half street or half alley exists adjacent to the tract to be subdivided, the other half street shall be platted, if deemed necessary by the Planning Board and Council when involved. Improvements on half streets shall be as set forth in Section 1238.02(d).
(g) Intersections.
(1) Generally. Streets shall intersect one another at ninety degree angles or as near thereto as possible. Curb radius requirements are set forth in Section 1238.08(a)(2)B. Property lines shall be rounded with a radius of fifteen degrees or greater if the Planning Board and the Commission, when involved, deem it necessary.
(2) Jogs. Street intersection jogs of less than 125 feet, measured from street centerline to street centerline, shall be discouraged.
(3) Approaches. The approach to an intersection shall be perpendicular to the intersection for a distance of at least 100 feet, measured from the centerline of the intersecting street.
(4) Sight distance or line of daylighting. Proper sight lines shall be maintained at intersections of streets. There shall be measured, along the centerline, a minimum clear sight triangle of seventy-five feet from the point of intersection, for collector and minor streets, and a minimum sight triangle of 115 feet from the point of intersection for thoroughfares. No building or other obstruction is permitted in these areas. Any obstruction to sight shall be removed at the time a building or structure is erected on the adjacent lot, whichever occurs first.
(h) Alignment.
(1) Sight distance. A minimum sight distance of 250 feet, for thoroughfares, and 100 feet, for collector and local access streets, measured at the centerline and at the driver's eye height of three and one-half feet, shall be provided.
(2) Horizontal curves. Horizontal curves shall be used at all changes in alignment in excess of two degrees. Long radius curves shall be used rather than a series of curves connected by short tangents. Minimum radius curves at the end of long tangents shall not be approved.
Minimum radii of centerlines on horizontal curves shall be 200 feet on thoroughfare streets and 100 feet on collector and local access streets.
Reverse curves shall be separated by tangents of fifty feet or more, in accordance with standards of the American Association of State Highway Officials.
Super elevation and additional width shall be used for curves of less than 600 feet radii, on thoroughfares, and of less than 300 feet radii on collector and local access streets.
(i) Grades.
(1) Generally.
A. The minimum grade shall be one percent.
B. Grades in excess of five percent shall be avoided on all streets.
C. In an exceptional case, the maximum grade may be ten percent for local access streets (a maximum grade of twelve percent for local access streets may be permitted for short distances where extreme topographical conditions exist) and seven percent for secondary thoroughfares and collector streets. Excessive lengths of steep grades shall not be approved.
D. A combination of minimum radius horizontal curves should be avoided on vertical curves.
(2) At intersections. The grade within fifty feet of any side of an intersection of the outer perimeter of a turn-around shall not exceed three percent. The grade shall be measured along the curb or flow lines of the street.
(j) Obstructions. No fence, hedge, shrub, wall, planting or other obstruction shall be located within the right-of-way. Sight at intersections shall not be obscured by such obstructions.
(k) Names. New street names shall not duplicate existing street names, except where a street is extended or when the new right-of-way is in alignment with an existing one. All new streets shall be named in accordance with the following:
General Direction | Name |
General Direction | Name |
North and south | Street |
East and west | Avenue |
Diagonal | Road |
Curving | Drive |
Dead-end street-north and south | Lane |
Dead-end street-east and west | Court |
Circular street or any part thereof | Circle |
Signposts and nameplates approved by the Municipality shall be placed at intersections, at the expense of the subdivider.
(l) Width. The width of a street shall be as specified in Section 1238.08(a).
(Ord. 83-32. Passed 8-15-83.)