(a) General Street Design.
(1) The arrangement, character, width, grade, construction and location of all streets shall conform to the comprehensive plan, or other applicable street plans, for the City that are in effect at the time of final plat submission.
(2) Such design elements shall be considered in their relation to existing and planned streets, topographical conditions and public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
(3) The street layout shall provide access to all lots and parcels of land within the subdivision.
(4) When a proposed development is adjacent to or contains a State highway, the developer and the Planning Commission should seek information from the Ohio Department of Transportation as to the status of such highway in reference to width and direction and also to access of such highway.
(5) Access control at major arterials and highways shall be taken into consideration in the design of the subdivision plat. The City or ODOT has the right to define and limit access along major arterials or highways.
(6) The subdivider shall provide within the boundaries of the subdivision plat the necessary right-of-way for the widening, continuance or alignment of such streets in conformity with the comprehensive plan or other applicable street plans.
(7) Where practical, the arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas.
(8) Where adjoining areas are not subdivided or developed, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets (i.e., provide for temporary dead-end streets where street connections can be made to the adjacent land) as required by the City Engineer.
(9) New subdivisions shall be based on a grid or modified grid system to the maximum extent feasible.
(10) Streets shall be related appropriately to the topography:
A. A subdivision/development shall be planned so that as many lots as possible will be above the street grade.
B. On irregular topography, streets shall be designed to avoid extensive cuts and fills and to comply with grading standards hereinafter established for streets.
C. Streets approximately parallel to contour lines shall be adjusted so that the lots on one side of the street will not be excessively below the street grade.
D. Street grades shall conform as closely as practicable to the original topography.
(11) A street that is not constructed to City standards will not be accepted by the City for dedication as a public street.
(12) Approval shall not be given for streets within a subdivision which would be subject to flooding. All streets must be located at elevations which will make them flood-free, in order that no portion of the subdivision would become isolated by floods.
(13) Residential streets shall be designed to discourage through traffic that may otherwise use collector or arterial streets and whose origin and destination are not within the subdivision. However, offset streets should be avoided. Residential streets extending for a considerable distance, parallel to any collector or arterial street, should be avoided.
(14) Dedicated streets for multi-family developments shall be planned to connect with arterial or collector streets so as not to generate large volumes of traffic on local residential streets.
(15) Dedicated streets for commercial and industrial developments shall be planned to connect with arterial streets so as not to generate traffic on local residential streets. The Planning Commission may require the dedication and improvement of service roads along arterial streets.
(16) In the interest of public safety, and as a matter of policy, all points of ingress and egress shall be located as far as possible from the intersection of two or more major arterial streets or highways.
(b) Street Names, Signs, and Numbering.
(1) Street names shall be selected that will not duplicate or be confused with the names of existing streets in the City of Wooster and in Wayne County irrespective of modifying terms such as street, avenue, boulevard, etc. Streets that are or will eventually be continuations of existing or platted streets shall be named the same. Street names shall be included on the preliminary plan and final plat.
(2) When a new street is a direct extension of an existing street, the name shall remain the same.
(3) The developer, at his/her expense, shall install traffic control devices within the subdivision and where subdivision streets connect with existing streets in accordance with the recommendations of the traffic impact study. These devices shall meet all applicable standards in the City of Wooster Engineering Construction Standards, current edition.
(4) Address numbers shall be assigned by the City in accordance with the current numbering system.
(c) Street Classification. Each public street in a proposed development shall be classified as an arterial, collector, or local street. In classifying streets, the City shall consider projected traffic demands after the completion of the entire development. Streets shall be designed according to the following:
(1) Arterial Street. Arterial streets shall not bisect residential neighborhoods but act as boundaries between them. Abutting residential properties shall not face on the roadway unless separated from it by a service road. Access onto arterial streets shall be limited pursuant to the standards in the State of Ohio Department of Transportation State Highway Access Management Manual, current edition and the City of Wooster Engineering Standards. On-street parking shall be prohibited and traffic regulation shall be accomplished by traffic control devices and channelization.
(2) Collector Street. A collector street shall be permitted to have direct, managed access to abutting properties. Regulation of traffic between a collector street and other street types shall be accomplished by traffic control devices. On-street parking may be permitted.
(3) Local Streets. Direct access to abutting properties shall be permitted from local streets. On-street parking may be permitted.
(d) Level of Service Requirements. No development shall be approved if such development, at ultimate build out, will result in or increase traffic on the arterial or collector street to which it is connected, so that the arterial or collector street functions at an average daily traffic Level of Service (LOS) "D" or worse as described in the Highway Capacity Manual" prepared by the Transportation Research Board. The applicant shall mitigate the impacts from the proposed development to ensure adequate roadway capacity at an average daily traffic LOS "C" or better.
(e) General Street and Right-of-Way Design Standards.
(1) All public streets shall be constructed in accordance with Engineering Construction Standards, current edition, except where the City Engineer determines that a higher standard is warranted due to unusual conditions.
(2) Minimum Street Right-Of-Way, Pavement Widths, and Curb/Gutters.
A. The minimum right-of-way and pavement width of public streets shall conform to the width designated in Table 1129-2. The Planning Commission in their review of the proposed subdivision or development plan may vary this width when an increased width is recommended in the Comprehensive Plan, or necessary to accommodate a boulevard, or a reduced width is permitted for a Cluster Residential Development.
B. Right-of-way widths for public streets in Planned Developments shall be subject to the approval of the Planning Commission, with review and recommendation from the City Engineer. The Planning Commission shall use these standards as a guide for determining the appropriate width.
C. Whenever there exists a dedicated or platted portion of a street adjacent to the tract to be subdivided or to the proposed site for development, the applicant shall dedicate by subdivision plat additional right-of-way so that such streets will have a minimum right-of-way width shown in Table 1129-2 or that shown on the Thoroughfare Plan.
D. If the existing rights-of-way within a subdivision are not as specified in Table 1129-2 below, the subdivider shall dedicate additional right-of-way by subdivision plat so that such streets will meet the standards of this chapter.
E. Portland cement curbs and gutters or vertical curbs, conforming to the specifications of the City Engineer, shall be provided on both sides of all streets within the corporation limits, provided that the Planning Commission may waive curb requirements within the three-mile area of jurisdiction beyond the corporation limits, in a Cluster Residential, and in a Planned Development, if a subdivision modification is approved in accordance with Section 1105.06(h).
F. The subdivider shall be responsible for establishing the minimum right-of-way width and installing the pavement width (measured from back of curb to back of curb) required in Table 1129-2 below, at the subdivider's expense.
Street Type | Right of Way Width | Pavement Width [1] |
Arterial, and highways | Variable [1] | Variable [2] |
Collector | 80 feet | 37 feet |
Local - Residential | 60 feet | 27 feet |
Local - Commercial or Industrial | 80 feet | 37 feet |
NOTES: [1] See also Subsection (G) below for additional width requirements for on-street parking. [2] Shall conform to applicable cross sections of the Engineering Construction Standards, as determined by the City Planning Commission and the City Engineer. | ||
G. A parking lane at least eight feet wide on one or both sides of the street and paved in accordance with the current specifications may be required by the City Engineer, and such requirement may be in addition to the necessary number of lanes for moving traffic.
(3) Street Intersections.
A. The angle of intersection between local streets and arterial streets should not vary by more than ten degrees from a right angle. All other streets should intersect each other as near to a right angle as possible. Property line radius at intersections shall be not less than twenty-five feet.
B. Not more than two streets shall intersect at any one point, unless the City Engineer advises the Planning Commission that such an intersection can be constructed with no extraordinary danger to public safety.
C. Whenever possible, proposed intersections along one side of a street shall coincide with existing or proposed intersections on the opposite side of such street. In any event, where a centerline offset (jog) occurs at an intersection, the distance between centerlines of the intersecting streets shall be not less than 200 feet on local streets and 400 feet on collector and arterial streets.
D. Street curb intersections shall be rounded by a minimum radius of 25 feet on local streets and a minimum radius of 35 feet on collector streets and arterial streets.
E. Intersections of two local residential streets should be designed to maintain suitable traffic volumes and speeds.
(4) Street Grades and Curvature.
A. Street grades shall not exceed the following percentages set forth in Table 1129-3, with due allowance for reasonable vertical curves. The Planning Commission may permit deviations from these requirements where the topography is such that these standards are not practical:
B. The minimum street grade shall be one percent in order to provide adequate surface drainage.
C. In no case shall streets be constructed with grades that, in the professional opinion of the City Engineer, create a substantial danger to the public safety.
D. Streets shall level off to a grade not exceeding two percent for a distance of not less than 50 feet from each side of an intersection.
(f) Special Street Types and Street Requirements. The following requirements shall apply to special street types or under the specified circumstances:
(1) Dead-End Streets.
A. Permanent dead-end streets shall not be permitted.
B. Where a subdivision adjoins un-subdivided land, a temporary turn-around shall be provided for each street more than 200 feet in length if lots front thereon, and provisions shall be made for future extension of the street and utilities and reversion of the excess right-of-way to the abutting properties and the same shall be so noted on the final plat.
C. The temporary turn-around shall conform to the Engineering Construction Standards, current edition.
(2) Cul-De-Sacs.
A. A cul-de-sac street shall have a maximum length of 1,000 feet measured from the centerline of the nearest street intersection to the center of the cul-de-sac turnaround.
B. For residential, local streets, each cul-de-sac shall be provided with a turnaround having a minimum pavement radius of 45 feet measured from face of curb and a minimum right of way radius of 60 feet.
C. The standards for streets in commercial and industrial developments shall be determined, by consulting with the City Engineer and the Planning Commission, at the time of preliminary plat review or during development plan review.
(3) Alleys.
A. Alleys may be considered for residential subdivisions if the design of the subdivision, the proposed type or character of development, and/or the surrounding street layout will create a development that complies with the comprehensive plan or enhances traffic movement.
B. Alleys may be required in nonresidential districts if other provisions cannot be made for adequate service access.
C. The minimum widths for alleys shall be 20 feet for the right-of-way and 18 feet for the pavement width.
(4) Half-Streets. The dedication of new half-streets shall not be permitted. Where a dedicated or platted half-street exists adjacent to the tract being subdivided, the other half shall be platted if deemed necessary by the Planning Commission.
(5) Private Streets and Common Drives.
A. Private streets and common drives shall not be permitted except as follows:
B. When the private street is 500 feet or less in length and only serves to provide access to a multi-family development, provided such private street shall not be planned or be expected to extend to serve property outside the multi-family development and the design and layout of the private street(s) shall provide adequate and safe access to the intended units, as determined by the Wooster Police and Fire Departments. Such private street shall be constructed in accordance with Engineering Construction Standards, current edition.
C. Whenever a private street is included in a Cluster Residential Development or a Planned Development, deed restrictions shall be required which shall specifically include the following language, "The undersigned grantee(s) hereby acknowledge(s) that (he, she, they) understand that the premises described herein is located upon a non- dedicated, private street. And further, the grantee(s) understands that no government body is responsible for care and maintenance of said private street."
D. Whenever a common drive is proposed as an alternative to a public or private street, such common drives shall be permitted in compliance with the following requirements:
i. A common drive shall serve no more than four units.
ii. A common drive shall extend from a public street and shall not connect to any other existing or planned public street.
iii. The design and layout of the common drive shall provide adequate and safe access to the intended units, as determined by the Wooster Police and Fire Departments.
iv. Right-of-ways are not required for common drives; however, a utility easement may be required along the length of the common drive.
v. All common drives shall be paved and have a minimum width of 12 feet.
vi. Whenever a common drive is included in a Cluster Residential development, deed restrictions shall be required and shall specifically include the following language:
"The undersigned grantee(s) hereby acknowledge(s) that (he, she, they) understand that the premises described herein is located upon a non-dedicated or common drive. And further, the grantee(s) understands that no government body is responsible for care and maintenance of said common drive." |
(Ord. 2018-009. Passed 5-7-18.)