The plat of the subdivision shall conform to the following principles and standards of design.
(A) General. The Subdivision Plan shall conform to the principles and standards which are generally exhibited in the Comprehensive Plan.
(B) Streets.
(1) The street and alley layout shall provide access to all lots and parcels of land within the subdivision, and where streets cross other streets, jogs shall not be created. Cul-de-sacs shall not exceed 500 feet in length unless site topography indicates that longer cul-de-sacs would be appropriate.
(2) Proposed streets shall be adjusted to the contour of the land so as to produce useable lots and streets of reasonable gradient.
(3) Certain proposed streets, where appropriate, shall be extended to the boundary of the tract to be subdivided so as to provide for normal circulation of traffic within the vicinity.
(4) Wherever there exists a dedicated or platted portion of a street or alley adjacent to the proposed subdivision, the remainder of the street or alley to the prescribed width shall be platted within the proposed subdivision.
(5) Widths of arterial and feeder streets shall conform to the widths specified in the Thoroughfare Plan.
(6) The minimum right-of-way of residential streets, including marginal access streets or cul-de-sacs, shall be 50 feet. All cul-de-sacs shall terminate in a circular right-of-way, with a minimum diameter of 100 feet, or other arrangement for the turning of all vehicles within the right-of-way.
(7) Alleys shall not be permitted in residential areas but shall be included in commercial and industrial areas where needed for loading and unloading or access where needed for loading and unloading or access purposes, and, where platted, shall be at least 20 feet in width.
(8) The center lines of streets should intersect as nearly at right angles as possible.
(9) At intersections of streets and alleys, property line corners shall be rounded by arcs of at least 20 feet radii or by chords of such arcs.
(10) At intersections of streets, the property line corners shall be rounded by arcs with radii of not less than 15 feet or by chords of such arcs.
(11) If the smaller angle of intersection of two streets is less than 60 degrees, the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the Commission.
(12) Intersections of more than two streets at one point shall be avoided.
(13) Where parkways or special types of streets are involved, the Commission may apply special standards to be followed in the design of such parkways or streets.
(14) Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or a highway designated as a “limited access highway” by the appropriate highway authorities, provision shall be made for a marginal access street or a parallel street at a distance acceptable for the appropriate use of the land between the highway or railroad and such streets.
(15) Horizontal visibility on curved streets and vertical visibility on all streets must be maintained along the center lines as follows:
(a) Arterial streets: 500 feet;
(b) Feeder streets and parkways, including residential through streets: 300 feet; and
(c) Residential cul-de-sac streets: 150 feet.
(16) Curvature measured along the center line shall have a minimum radius as follows:
(a) Arterial streets: 500 feet;
(b) Feeder streets and parkways, including residential through streets: 300 feet; and
(c) Residential cul-de-sac streets: 150 feet.
(17) Between reversed curves on arterial streets, there shall be a tangent of not less than 100 feet, and on feeder and residential streets such tangent shall not be less than 40 feet.
(18) Maximum grades for streets shall be as follows:
(a) Arterial streets: Not greater than 6%; and
(b) Feeder and residential streets and alleys: Not greater than 10%.
(19) The minimum grade of any street gutter shall not be less than 0.5%.
(20) Proposed streets that are extensions of or in alignment with existing streets shall bear the same name as that borne by the existing street.
(21) Normally, only one street, driveway or point of vehicle access shall be permitted from a subdivision onto an arterial or feeder street; provided, however, that any such street, driveway or point of vehicle access shall not be allowed if unreasonably harmful to the health, safety and general welfare of the public. Two or more streets, driveways or points of vehicle access may be permitted by the Commission, if they do not impair the public health, safety and general welfare.
(C) Blocks.
(1) Blocks should not normally exceed 1,250 feet in length, unless unusual circumstances justify greater length.
(2) Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth, except where an interior street parallels a limited access highway, an arterial street or a railroad right-of-way.
(3) In blocks of over 700 feet in length, the Commission may require at or near the middle of the block a public walk connecting adjacent streets or other public areas. Such walks shall be at least four feet in width of right-of-way and shall be intended for the use of pedestrians only.
(D) Lots.
(1) All lots shall abut on a street or place.
(2) Side lines of lots shall be at approximately right angles to straight streets and approximately on radial lines on curved streets. Some variation from this rule is permissible, but pointed or very irregular lots should be avoided.
(3) Double frontage lots should not be platted, except that where desired along arterial streets, lots may face on an interior street and back on such thoroughfares. In that event a planting strip, or a planting screen, at least 20 feet in width, shall be provided along the back of the lot.
(4) Widths and areas of lots shall not be less than that provided in the Zoning Code (see Chapter 156 of this code) for single-family dwellings for the district in which the subdivision is located, except that when a water main supply system or a sanitary sewer system is not available, the larger lot area necessary to install a private water supply or private sewage disposal on the lot in accordance with the state’s Board of Health regulations shall become the required minimum lot area.
(5) Wherever possible, unit shopping centers, based upon sound development standards, should be, designed in contrast to the platting of lots for individual commercial use.
(6) Corner residential lots shall be wider than normal in order to permit appropriate setbacks from both streets. Interior residential lots abutting a corner lot shall be wider than the average interior lot in order to permit a wider side yard adjacent to the corner lot.
(E) Easements. Where alleys are not provided, easements for utilities shall be provided. Such easements shall have minimum widths of 12 feet, and where located along lot lines, one-half the width shall be taken from each lot. Before determining the location of easements, the plan shall be discussed with the local public utility companies to ensure their proper placing for the installation of services
(F) Building setback lines. Building setback lines shall be as provided in the Zoning Code. (See Chapter 156 of this code.)
(Ord. 8-7-12-4, passed 12-4-1987; Ord. passed 12- -1999)