[R.O. 2011 § 405.140; R.O. 2009
§ 154.035; CC 1981 § 25-33; Ord.
No. 3775, 8-7-1970]
The proposed subdivision shall conform
to the City Zoning Map and City map.
[R.O. 2011 § 405.150; R.O. 2009
§ 154.036; CC 1981 § 25-34; Ord.
No. 85-172, 10-8-1985; Ord. No. 87-242, 12-9-1987; Ord. No. 01-292, 12-21-2001]
A. The arrangements, character, extent, width,
grade and location of all streets shall conform to the City map, City
Zoning Map and standard specifications of the City and shall be considered
in their relation to existing and planned streets, to topographical
conditions, to public convenience and safety and their appropriate
relation to the proposed uses of the land to be served by such streets.
Where not shown on the City map or City Zoning Map, the arrangement
and other design standards of streets shall conform to the provisions
found herein.
B. Streets shall be related appropriately
to the topography so as to produce usable lots and streets of reasonable
gradient as required herein. Street grades shall conform as closely
as possible to the original topography. Combinations of steep grades
and curves shall be avoided.
C. The proposed street layout shall be appropriate
for the type of development proposed and properly integrated with
the street system in the area adjoining the subdivision. The layout
shall also conform to the existing and proposed land uses and the
most advantageous development pattern for the surrounding area.
D. Major traffic generators such as industries,
business districts, schools, shopping centers with a density in excess
of eighteen (18) units per gross acre shall obtain primary access
from streets classified as collectors or arterials.
E. Residential streets shall be laid out to
discourage the use of through traffic, to permit efficient drainage
and utility systems and to require the minimum length of pavement
necessary to provide convenient and safe access to property. Curvilinear
streets, cul-de-sacs and loop streets shall be encouraged.
F. Proposed through streets shall be extended
to the boundary lines of the tract to be subdivided, unless the Planning
and Zoning Commission has determined that such extension is not necessary
or desirable for the coordination of the layout of the subdivision
with the existing layout or the most advantageous future development
of adjacent tracts.
G. Proposed streets shall be developed according
to the Comprehensive Plan as adopted by the City.
H. Hardship To Owners Of Adjoining Property
Avoided. The street arrangements shall not be such as to cause hardship
to owners of adjoining property in platting their own land and providing
convenient access to it.
I. In general, provisions should be made for
through streets at intervals not exceeding one thousand five hundred
(1,500) feet.
J. Private streets shall not be approved nor
shall public improvements be approved for any private street.
K. Half-width streets shall be prohibited.
L. Every subdivision shall be served by an
adequate system of publicly dedicated streets as specified herein.
All public streets within the subdivision shall be located, platted
and dedicated to the City in accordance with the standards defined
in this Chapter.
Right-of-Way Specifications
— Residential
|
---|
Street Type
|
Arterials
|
Collectors
|
Minor Street
|
Minor Cul-De-Sac
|
---|
Minimum right-of-way
|
80'
|
56'
|
50'
|
50'
|
Maximum grade at centerline
|
6%
|
8%
|
8%
|
8%
|
Minimum grade at centerline
|
1%
|
1%
|
1%
|
1%
|
Minimum street width (back of curb
to back of curb)
|
50'
|
36'
|
26' or 32'
|
26'
|
Minimum site distance at crest of
curve
|
300'
|
200'
|
150'
|
150'
|
Minimum horizontal radius of centerline
|
600'
|
300'
|
100'
|
50'
|
Minimum horizontal tangent distance
between reverse curves
|
200'
|
100'
|
|
|
Sidewalks
|
Both sides
|
Both sides
|
Both sides
|
Both sides except the circular position
|
**At direction of the Director of
Public Works, the right-of-way width requirement may be reduced if
the allowable minimum street width is less than thirty-two (32) feet.
|
M. Grade of up to ten percent (10%) may be
allowed for collector, minor streets and cul-de-sacs at the discretion
of the Director of Public Works where conformance with the eight percent
(8%) requirement would result in extensive cut and fill of the natural
terrain or excavation into rock.
N. Minor streets shall be at least twenty-six
(26) feet wide, but the Planning and Zoning Commission may require
a minor street to be thirty-two (32) feet wide if it finds that it
is in the best interest of the City for safety and traffic control
purposes. Parking shall be allowed only on one (1) side of a minor
street.
O. If a minor street or minor cul-de-sac is
to be constructed as a twenty-six (26) foot wide pavement with parking
on one (1) side, it is the responsibility of the developer to indicate
on the preliminary plat and on the final plat the side of the street
to be designated as no parking. The developer shall install no parking
signs in accordance with City signage standards within twenty (20)
days after the completion of the street or portion thereof in accordance
with the ordinance approving the final plat. The developer shall maintain
the no parking signs until the street has been accepted by the City.
P. Cul-de-sacs shall have a maximum length
of six hundred fifty (650) feet, except where a loop water system
is provided for maintaining water pressure for fire protection acceptable
to the Fire Chief, a cul-de-sac of eight hundred fifty (850) feet
may be provided.
Q. Cul-de-sac turnarounds shall be provided
at the end of all permanent dead-end streets. Cul-de-sac turnarounds
shall have a right-of-way of one hundred (100) feet and a pavement
width diameter of eighty-four (84) feet. At the option of the subdivider
a circular island may be provided in the cul-de-sac, provided the
pavement has a minimum width of twenty-six (26) feet from back of
curb to back of curb and on-street parking shall be prohibited in
the area of the island.
R. In the case of temporary dead-end streets, which are stub streets and designed to provide future connections with unsubdivided adjacent areas, the Planning and Zoning Commission shall require a temporary easement for a turnaround of the type discussed in Subsection
(Q) of this Section.
S. Non-perpendicular streets shall have a
perpendicular approach at intersections of at least one hundred (100)
feet. No more than two (2) streets shall intersect at any one (1)
point.
T. Where collector or arterial streets intersect
other collectors or arterial streets, the curb radius at the intersection
shall not be less than forty (40) feet.
U. Minor street intersections shall have a
curb radius of not less than thirty-two (32) feet.
V. Street jogs with centerline offsets of
less than one hundred twenty-five (125) feet shall be avoided. Proposed
new intersections with an existing street shall, whenever appropriate
and practicable, coincide with any existing "T" intersection on the
opposite side of the street.
W. Intersections shall be designed with grades
as level as possible, consistent with proper provisions for drainage.
Approaches to intersections shall have a grade not exceeding four
percent (4%) for a distance of not less than twenty (20) feet measured
from the nearest curb or gutter of the intersecting street.
X. Additional street paving in the form of
turning lanes and/or right-of-way may be required at intersections
of collectors and arterials with other collectors or arterials.
Y. Property line corners at street intersections
shall be rounded with a radius of at least twenty (20) feet.
Z. Developers are required to incorporate
traffic calming measures such as raised intersections, neighborhood
traffic circles, chicanes, neckdowns, center island narrowings and
chokers as identified in the informational report entitled "Traffic
Calming State of the Practice" by the Institute of Transportation
Engineers (ITE) or as directed by the Director of Public Works.
1.
Design speed for residential streets
shall be twenty (20) miles per hour.
2.
Traffic calming measures or intersections
shall be spaced a minimum of four hundred (400) feet apart.
3.
Local streets should be discontinuous
and generally should be interrupted with jogs and offsets. Four-way
intersections shall be avoided.
4.
Local streets should not exceed six
hundred (600) to nine hundred (900) feet in length. They may, however,
extend to one-fourth (1/4) mile if the street is curved [one hundred
(100) to two hundred (200) feet radius] for an adequate length (minimum
curve length equals the curve radius) and the cut-through traffic
potential is minimal.
[R.O. 2011 § 405.160; R.O. 2009
§ 154.037; CC 1981 § 25-34.1; Ord. No. 85-172, 10-8-1985; Ord. No. 07-188, 6-22-2007; Ord. No. 07-214, 8-23-2007]
A. Perimeter streets abutting a proposed commercial
subdivision shall be developed in accordance with the master street
plan. Where an internalized system of public streets or private service
easements is proposed for commercial subdivision, the following design
standards shall be observed:
Street Type
|
Minimum
Right-of-Way
Width
(feet)
|
Minimum
Paving Width
(feet)
|
Sidewalks
|
---|
Commercial street
|
60
|
36 – 44
|
Both sides
|
Minor commercial street (a cul-de-sac
not more than 300 feet long)
|
50
|
36
|
Both sides
|
Industrial streets
|
50
|
26 – 36
|
None
|
Alley (when required)
|
20
|
20
|
None
|
Commercial/industrial
|
28
|
26
|
One side
|
Cul-de-sac turnaround (industrial
subdivisions) diameter
|
134
|
130
|
None
|
Note: Special street adaptation location
as approved by the City Council.
|
B. Commercial/industrial developments applying
for special street adaptation shall provide for minimum twenty-six-foot
wide pavement, a minimum of twenty-eight-foot right-of-way adjacent
to a minimum twenty (20) foot easement. Right-of-way and easement
shall be dedicated to the City.
C. Developments involving commercial/industrial
special street adaptation shall require approval from the Planning
and Zoning Commission and City Council approval. This classification
is different from the commercial street and industrial street classification
because commercial/industrial special street adaptation will require
a recorded agreement between the developer and City containing notice
of all variances, maintenance agreements for maintenance of easements
and/or plan concept approval of the entire development.
D. Minimum right-of-way and pavement width
shall be determined by the City Engineer to assure adequacy based
on projected function to assure safety and proper traffic circulation,
but shall not be less than indicated.
E. Parking shall be prohibited on both sides
of streets designated as commercial, industrial and commercial/industrial,
except as set forth in subparagraph (1) below.
1.
Street parking shall be permitted
on the both sides of Wall Street beginning at a point four hundred
twenty-five (425) feet north of the northern curb line of Forest Gate
Drive northwardly to Plaza Way Drive, except within fifteen (15) feet
of any fire hydrant or within three (3) feet of any driveway.
[R.O. 2011 § 405.170; R.O. 2009
§ 154.038; CC 1981 § 25-35; Ord.
No. 3775, 8-7-1970; Ord. No. 85-137, 8-28-1985]
A. Residential Areas. Public alleys shall
not be permitted in residential areas. Private alleys may be established
and permitted along the rear of adjoining lots for common use by adjoining
landowners for access in multi-family zoned areas but the private
alley must be paved to specifications designated by the City Engineer
and the instrument creating the private alley must specifically require
that the maintenance of the private alley must be provided by adjoining
property owners and that instrument must be recorded in the office
of the Recorder of Deeds.
B. Commercial Districts. Alleys shall be provided
in commercial districts except that the Council may waive this requirement
where other definite and assured provision is made for service access,
such as off-street loading, unloading and parking consistent with
and adequate for the use proposed.
C. Width. The right-of-way of an alley shall
be not less than twenty (20) feet.
D. Dead-End. Dead-end alleys shall not be
permitted; except that the Council may waive this requirement where
a dead-end alley is unavoidable and where adequate turnaround facilities
have been provided.
[R.O. 2011 § 405.180; R.O. 2009
§ 154.039; CC 1981 § 25-36; Ord.
No. 3775, 8-7-1970]
A. Easements Provided For Utilities. Easements
with a right-of-way width of not more than fifteen (15) feet adequate
for installation and maintenance of utility facilities shall be provided
near the rear lot lines and five (5) feet along certain side lot lines
where necessary for utilities.
B. Easements For Drainage. Where a subdivision
is traversed by a watercourse, drainage way, channel or stream, there
shall be provided a storm water easement or a drainage right-of-way
conforming substantially with the lines of such watercourse and such
further width or construction, or both, as will be adequate for the
purpose.
[R.O. 2011 § 405.190; R.O. 2009
§ 154.040; CC 1981 § 25-37; Ord.
No. 3775, 8-7-1970]
A. Factors Governing Dimensions. Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter
400 Zoning Code and to provide for convenient access, circulation control and safety of street traffic.
B. Lengths. Block lengths shall not exceed
one thousand five hundred (1,500) feet or be less than two hundred
(200) feet.
C. Arrangement. A block shall be so designed
as to provide two (2) tiers of lots.
D. Crosswalks. In blocks where public facilities
may justify crosswalks, pedestrian crosswalks may be required by the
Council in locations deemed necessary to public health, convenience
and necessity. Such crosswalks shall be six (6) feet wide and be straight
from street to street.
[R.O. 2011 § 405.200; R.O. 2009
§ 154.041; CC 1981 § 25-38; Ord.
No. 3775, 8-7-1970]
A. Dimensions. Lot dimensions and area shall not be less than the requirements of Chapter
400, Zoning Code, however, areas used for open storm water drainage easements shall not be included in the calculations of minimum lot dimensions of the area.
B. Location. All lots shall abut by their
full frontage on a publicly dedicated street or a street that has
received the legal status as such.
C. Lines. Side lot lines shall be substantially
at right angles to straight street lines or radial to curved street
lines.
D. Corner Lots. Corner lots for residential
use shall have extra width to permit appropriate building setback
from orientation to both streets. Lots abutting on a pedestrian walkway
shall be required to have a side yard of not less than ten (10) feet.
E. Uninhabitable Lots. Lots subject to flooding
and lots deemed by the Council to be uninhabitable shall not be platted
for residential occupancy nor for such other uses as may increase
danger to health, life or property or aggravate the flood hazard,
but such land within the plat shall be set aside for such uses and
shall not be endangered by periodic or occasional inundation or shall
not produce unsatisfactory living conditions.
F. Lot Remnants. All remnants of lots below
minimum size left over after subdividing of a larger tract must be
added to adjacent lots, rather than allowed to remain as unusable
parcels.
[R.O. 2011 § 405.210; R.O. 2009
§ 154.042; CC 1981 § 25-39; Ord.
No. 3775, 8-7-1970]
Dedication of public spaces shall
be deemed accepted as public property by the City Council upon approval
of the final plat unless the City Council objects to the dedication.