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(1) The arrangement, character, extent, width and location of all streets shall conform to the most recently adopted Master Plan and shall be considered in their relation to existing and planned streets, to topographical conditions and to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(2) The layout of proposed streets shall provide for the continuation of existing streets in surrounding areas and/or shall conform to a plan for the neighborhood approved by the Planning Commission in cases where topographical or other conditions preclude the continuation of existing streets. In general, such streets shall be of a width as great as that of the street so extended or wider if necessary to conform to existing regulations. Due consideration shall be given to traffic safety. Streets shall be laid out so as to discourage their use by through traffic.
(b) Major streets. Where the subdivision abuts or contains an existing or proposed major street, the Planning Commission may, at its discretion, require the construction of marginal access streets, double frontage of lots with provision of a planting screen contained in no-access reservation along the rear property lines, or other treatment which the said Commission considers essential to adequate protection of residential lots and to separation of through and local traffic.
(c) Private Streets. Private streets shall be permitted, when approved as part of a preliminary plat, with specific indication on the plat that no future application will be made for acceptance for dedication.
(d) Access to Property. Each residential lot within a subdivision shall be provided with a satisfactory means of access. Building permits shall not be issued for the construction of buildings within a subdivision which do not have access onto a street. There shall be no reserve strips controlling access to a street.
(e) Intersections. Intersecting streets shall be laid out so that the intersection angles approximate ninety degrees, but in no case shall the angle of intersection be less than sixty degrees. Streets convening at one point shall be reduced to the least practicable number.
(f) Visibility. No fence, wall structure, planting or topographic or grading arrangement shall be erected, established or maintained on any corner lot which will obstruct the view of a driver of a vehicle approaching the intersection, except that shade trees will be permitted where all branches are not less than eight feet above the road level. Such unobstructed corner shall mean a triangular area formed by the street property lines and a line connecting them at points thirty-five feet from the intersection of the street lines or, in the case of a rounded property corner, from the intersection of the street lines, produced along the subtangents of the curve to said point of intersection.
(g) Street Jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided. Where streets intersect major streets, their alignment shall be continuous.
(Ord. 1970-232. Passed 9-15-71.)
(h) Cul-de-sacs. Where required for the full and best utilization of the property, cul-de-sacs may be utilized. Generally, the maximum permissible length of cul-de-sacs shall be 600 feet measured from the right-of-way line of the nearest intersecting street to the farthest point on the right of way of the cul-de-sac. Only in extreme cases shall a length greater than 600 feet be permitted. Each cul-de-sac shall be provided at its closed end with a turn-around having a diameter at the outside of the roadway pavement of at least ninety feet and a property line diameter of at least 120 feet. The remaining portion of the cul-de-sac shall have a right-of-way width of at least sixty feet. The straight portion of the right of way shall be joined to the circular portion of the right of way by circular curve radii of not less than fifty feet.
There shall be an unobstructed area at the closed end of the cul-de-sac of at least a length of fifty arc lineal feet or split by a driveway to include thirty feet plus thirty feet measured along the curb by the projected width toward the right-of-way. Obstructions such as hydrants, trees, mailboxes, sanitary pump stations, electrical access panels, communication access panels, driveway aprons, and all utilities that have above ground structures shall not be present within the unobstructed area. Minimum pavement diameter is ninety feet regardless of zoning.
(i) Stub Streets. Stub streets shall be permitted only in cases where the Planning Commission is of the opinion that there is a reasonable expectation that such streets will be extended to a suitable outlet when the adjacent property is platted. If the Commission permits the platting of stub streets with the expectation of such future expansion, the Commission shall determine whether the developer shall provide a temporary turn-around at the closed end of the street.
(j) Streets Names. Street names shall not be permitted which might cause confusion with names of existing streets in or near the City of North Royalton. Streets that will be continuations of existing streets shall be called by the same names as such existing streets. All names shall be approved by the Planning Commission.
(k) Building Lines and Setback Lines. Building lines shall conform to the requirements of the Zoning Code unless variations are approved as part of the preliminary plat.
(l) Right-of-Way Width. Minimum right-of-way width shall be sixty feet. Greater right-of-way widths for major streets as may be designated on the City's Master Plan may be required as necessary.
(m) Horizontal Alignment. The centerline of pavement shall coincide with the centerline of right of way, except for irregular right-of-way widths.
(n) Street Grades. Profiles shall be required on all streets at the discretion of the Planning Commission. The minimum gradient allowed shall be 0.4 percent with the maximum desirable grade of six percent. At the discretion of the City Engineer, where topography is such that a six percent grade cannot be provided, a steeper gradient may be permitted for short sections of street.
(o) Street Curvature. The minimum horizontal centerline radii of curved local streets shall be 200 feet. Greater radii may be required for principal streets having through traffic. A minimum fifty-foot tangent shall be introduced between reverse curves on streets of sixty-foot right of way. Greater tangents may be required on streets of greater right of way.
(p) Surface Drainage. The preferred plan for yard drainage shall provide for drainage away from the structure and from the rear of the lot to the front of the lot, with a minimum grade of one percent. Swales alongside of lot lines shall slope from the rear of the lot. Surface drainage which does not meet the above requirements will be allowed only upon justification of alternate designs approved by the City Engineer.
In the event that it is found to be essential to a project, a rear yard drainage easement may be provided. In this event, the rear yard grade shall be not less than one percent, and the grade from the house to the street shall be not less than one percent, with the building grade being not less than twelve inches above the street grade. Where rear yard easements are essential to the development of major portions of the project, the longitudinal grade of such an easement shall not be less than one percent and the length of run of said longitudinal easement shall not exceed 500 feet of continuous drainage with no more than 100 feet of said distance being upstream from any bend in the easement. Where required by the City Engineer, a drain sufficient in size to handle the runoff shall be provided for easement drainage. The depth of grade and outlet for said drain shall be subject to the City Engineers approval.
(q) Dimensions. The minimum right-of-way, pavement and sidewalk width, the type of curb and the thickness of pavement for all developments shall be in accordance with Section 1246.03. An illustration of right-of-way and street cross-section can be seen in the Appendix. The Planning Commission, may require streets wider than sixty feet whenever, in its judgment, provisions for public travel require wider streets, or whenever any plan for street development adopted by the Planning Commission or Council requires the establishment of streets of greater width.
(r) Existing Streets. When subdivision fronts on an existing street, for more than 100 feet, the abutting street section shall be upgraded to current standards in regard to width, curbs, gutters and edge drains (upgrading applies only to the subdivision side of the existing street).
(Ord. 1970-232. Passed 9-15-71; Ord. 98-114. Passed 9-1-98; Ord. 05-15. Passed 9-6-05.)