[4-20-1976; 2016 Code]
In laying out a subdivision, the subdivider shall comply with
the following general principles and requirements set forth in this
chapter. The subdivision layout shall conform to the Official Map
or Master Plan. Whenever a tract to be subdivided embraces any part
of a highway or thoroughfare, so designated on the map or comprehensive
plan, such part of such public way shall be platted by the subdivider
in locations and at the width indicated on the official map or comprehensive
plan.
[4-20-1976; 2016 Code]
(A)
The street layout of this subdivision shall be in general conformity
with a plan for the most advantageous development of adjoining area
and for the entire neighborhood.
(B)
Where appropriate to the design, proposed streets shall be continuous
and in alignment with existing, planned or platted street with which
they are to connect.
(C)
Proposed streets shall be extended to the boundary lines of the tract
to be subdivided, unless prevented by the topography or other physical
conditions or unless in the opinion of the city plan commission such
extension is not necessary or desirable for the coordination of the
layout of the subdivision with the existing layouts or the most advantageous
future development of adjacent tracts. Dead-end streets of reasonable
length (normally not over 500 feet may be approved where necessitated
by topography or where, in the opinion of the city plan commission,
they are appropriate to the type of development contemplated.
(D)
Proposed streets shall intersect one another as nearly at right angles
as topography and other limiting factors of good design permit.
(E)
Wherever there exists adjacent to the tract to be subdivided a dedicated
or platted and recorded half-width street or alley, the other half-width
of such street or alley shall be platted.
(F)
Alleys shall be platted in business districts. To provide safe access
to residential lots fronting on thoroughfares, or major streets, alleys
shall be platted in the rear of such lots or service drives provided
in front thereof. Alleys will not be approved in other locations in
residence districts, unless required by unusual topography or other
exceptional conditions.
(G)
Lands abutting a highway or principal thoroughfare should be platted
with the view of making the lots, if for residential use, desirable
for such use by cushioning the impact of heavy traffic on such trafficways
as well as the accident hazard. This may be accomplished in several
ways, as follows:
(1)
By platting the lots abutting such a trafficway at very generous
depths, and by providing vehicular access to them by either alleys
or service drives in the rear, or frontage access roads next to the
highway, connected therewith at infrequent intervals; or
(2)
By not fronting the lots on the highway but on a minor street
paralleling the highway at a distance of a generous lot depth with
private driveways connecting with such minor street; or
(3)
By platting a collector street more or less parallel with the
highway, 600 feet to 1,000 feet distant therefrom, from which loop
streets or dead-end streets extend toward the highway, the ends of
which give access to the lots abutting the highway to the rear. Selection
in the specific case among the foregoing or other methods for accomplishing
the purposes in view must necessarily be made in consideration of
topography and other physical conditions, the character of existing
and contemplated developments and other pertinent factors that apply
in each case.
(H)
A subdivision abutting a stream or lake shall have roads at least
60 feet wide providing access to the low water mark so that there
will be roads at one-half mile intervals as measured along the stream
or lake shore.
(I)
Blocks shall have sufficient width to provide for two tiers of lots
of appropriate depth. The lengths of blocks shall be such as, in the
opinion of the city plan commission are appropriate for the locality
and the type of development contemplated, but shall not exceed 1,500
feet where the average size of lots does not exceed two acres in area.
In any block over 900 feet in length the city plan commission
may require that a crosswalk or pedestrian way, not less than 10 feet
wide, be provided near the center and entirely across such block.
The number of intersecting streets along highways and thoroughfares
shall be held to a minimum. Wherever practicable, blocks along such
trafficways shall be not less than 600 feet in length.
[4-20-1976; 2016 Code]
(A)
(1)
Major streets and highways shall be properly integrated with
the existing and proposed system of major streets and highways and
insofar as practicable shall be continuous and in alignment with existing,
planned as platted streets with which they are to connect.
(2)
Collector streets shall be properly related to the mass transit
system, to special traffic generating from facilities such as schools,
churches and shopping centers, to population concentration, and to
the major streets into which they feed.
(3)
Minor streets shall be designed to conform to the topography,
to discourage use by through traffic, to permit the design of efficient
drainage and sewer systems; and to require the minimum amount of street
necessary to provide convenient safe access to abutting property.
(B)
Treatment of railroad right of way or limited access highways. Where
a subdivision borders on or contains a railroad right of way or limited
access highway right of way, the city plan commission may require
a street approximately parallel to and on each side of such right
of way at a distance suitable for the approximate use of the intervening
land as for park purposes, in residential districts or for commercial
or industrial purposes in other districts. Location of minor streets
immediately adjacent and parallel to railroad rights of way shall
be avoided.
[4-20-1976; 2016 Code]
Street rights of way shall be of the following widths:
(A)
Highways and primary thoroughfares, not less than 100 feet.
(B)
Major thoroughfares, not less than 80 feet.
(C)
Collector streets, 66 feet.
(D)
Minor streets and dead-end streets, 60 feet. All dead-end streets
shall terminate in a circular turn-around having a minimum right-of-way
diameter of 100 feet and a roadway turn-around of 90 feet in diameter
unless the city plan commission approves a "T" or "Y" shaped paved
space in place of the required turning circle.
(E)
Where easements are required for utilities, their width shall be
at least 10 feet along rear or side lot lines.
[4-20-1976; 2016 Code]
Minimum street surface widths of the roadway and graded and
seeded center strips, required to be installed, at the subdivider's
expense, shall be as follows:
|
Type of Street
|
R.O.W. Width
|
Roadway Width
|
|---|---|---|
|
Primary Thoroughfare
|
100'
|
77'
|
|
Major Thoroughfare
|
80'
|
44'
|
|
Collector Streets
|
66'
|
40'
|
|
Minor Streets
|
60'
|
32'
|
|
Alleys
|
30'
|
24'
|
[4-20-1976; 2016 Code]
The grades of streets shall not exceed the following, except
that where unusual or exceptional conditions exist, the city plan
commission may modify these regulations:
(A)
Grades. The grade of major and collector streets shall not exceed
six percent unless necessitated by exceptional topography and approved
by the city plan commission. The grade of all other streets shall
not exceed eight percent. The grade of any street shall in no case
exceed 10 percent or be less than 0.5 percent.
(B)
Radii of curvature. A minimum sight distance with clear visibility,
measured along the center line, shall be provided as follows: at least
300 feet on the major streets, 200 feet for collector streets and
100 feet on minor streets. When a continuous street centerline deflects
at any one point more than 10 degrees, a circular curve shall be introduced
having a radius of curvature on said centerline of not less than the
following:
Major Streets: 300 feet.
Collector Streets: 200 feet.
Minor Streets: 100 feet.
(C)
Tangents. A tangent at least 100 feet long shall be introduced between
reverse curves on major and collector streets.
[4-20-1976; 2016 Code]
(A)
At street and alley intersections property line corners shall be
rounded by an arc, the minimum radius of which shall be 10 feet and
five feet, respectively. In business districts a chord may be substituted
for such arc.
(B)
Street curb intersections may be rounded by radii of at least 20
feet.
(C)
The minimum radii required by this section shall be increased when
the smallest angle of intersection is less than 60 degrees.
[4-20-1976; 2016 Code]
(A)
The size, shape and orientation of lots shall be appropriate for
the location of the proposed subdivision and for the type of development
contemplated.
(B)
Excessive depth in relation to width shall be avoided. A proportion
of two to one shall normally be considered as appropriate, except
in the case of narrow lots.
(C)
Every lot shall abut on a street.
(D)
A lot shall comply with all of the minimum requirements of the zoning district in which it is located, including area, width and all other zoning requirements. The city plan commission under section 6-5-1 of this title may relax certain of these requirements under specific sets of facts.
(E)
Double frontage lots and reversed frontage lots shall be avoided.
(F)
Side lot lines shall be approximately at right angles to the right-of-way
line of the street on which the lot faces.
(G)
Corner lots for residential use shall be platted wider than interior
lots to permit conformance with the front yard setback on the side
street required by the zoning regulations.
(H)
Residential lots fronting or abutting on highways, thoroughfares
and other important trafficways should have extra depth to permit
deep setbacks for the building from such trafficways.
(I)
Lands annexed to the city after 1969 shall be developed in the manner
required by title 5 of this code.
(J)
Every lot or parcel in a residential district not of record or under
contract of purchase on April 20, 1976 shall have an area of not less
than 7,200 square feet and a mean frontage of not less than 60 feet.
