The arrangement, character, extent, width, grade and location of all
streets shall conform to the Master Plan or master thoroughfare plan and shall
be considered in their relation to existing and planned streets, to topographic
conditions, to public convenience and safety and in their appropriate relation
to the proposed uses of the land to be served by such streets.
A. Where such is not shown on the Master Plan or master
thoroughfare plan, the arrangement of streets in a subdivision shall either:
(1) Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2) Conform to a plan for the neighborhood approved by the
Planning Commission to meet a particular situation where topographical or
other conditions make continuance or conformance to existing streets impracticable.
B. Minor streets shall be so laid out that their use by
through traffic will be discouraged.
C. Where a subdivision abuts or contains an existing or
proposed arterial street, the Planning Commission may require marginal access
streets, reverse frontage with screen planting contained in a private nonaccess
easement having a minimum width of 12 feet along the rear and/or side property
line or such other treatment as may be desirable for protection of residential
properties and to afford separation of through and local traffic.
D. Where a subdivision borders on or contains a railroad
right-of-way or limited-access highway right-of-way, the Planning Commission
may require a street approximately parallel to and on each side of such right-of-way,
at a distance suitable for the appropriate use of the intervening land as
for park purposes in residential districts or for commercial or industrial
purposes in appropriate districts. Such distances shall be determined with
due regard for the requirements of approach grades and future grade separations.
E. Certain proposed streets, as indicated by the Planning
Commission, shall be extended to the boundary line of the subdivision to provide
for satisfactory future circulation within the neighborhood.
F. Alleys will not be approved in those parts of the proposed
subdivision located in one- or two-family residential zoning districts.
G. No street names shall be used which will duplicate or
be confused with the names of existing streets unless a new street is a continuation
of or a proposed extension of an existing street on the Master Plan. Street
names shall be subject to the approval of the Planning Commission.
H. Where the plat submitted covers only a part of the property
owned by the subdivider, a plan of the prospective future platting of the
unsubmitted part shall be furnished, and the street system of the part submitted
shall be considered in light of adjustments in connection with the street
system of the part not submitted.
I. Where the parcel is subdivided into larger tracts than
for building lots, such parcels shall be divided so as to allow for the opening
of major streets and the ultimate extension of adjacent minor streets.
J. Subdivisions showing unplatted strips or private streets
controlling access to public ways will not receive approval.
Street design shall be as follows:
A. Half streets shall be prohibited except where absolutely
essential to the reasonable development of the subdivision in conformity with
the other requirements of these regulations and where the Planning Commission
finds that it will be practicable to require the dedication of the other half
when the adjoining property is subdivided. Whenever a half-street is adjacent
to a tract to be subdivided, the other half of the street shall be platted
within such tract.
B. Street jogs within center-line offsets of less than 125
feet shall be avoided as far as practical.
C. A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
D. When street lines deflect from each other at any one
point by more than 10°, they shall be connected by a curve with a radius
adequate to ensure a sight distance of not less than 200 feet for minor streets,
300 feet for collector streets and of such greater radii as the Planning Commission
shall determine for special cases.
E. Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other street
at less than 60°.
F. Property lines at street intersections shall be rounded
with a radius of 10 feet or of a greater radius where the Planning Commission
may deem it necessary for safety. The Planning Commission may permit comparable
cutoffs or chords in place of rounded corners.
G. Street right-of-way widths shall be as shown on the Master
Plan and, where not shown therein, shall not be less than as follows, unless
the Planning Commission considers that the existing street pattern requires
a practical adjustment:
|
Street Type
|
Right-of-Way
(feet)
|
---|
|
Arterial and mile roads
|
120
|
|
Collector and one-half-mile roads
|
86
|
|
One-fourth-mile road when a secondary collector
|
66
|
|
Minor and marginal access
|
60
|
H. Cul-de-sac streets.
(1) Cul-de-sac streets designed to be so permanently shall
not be longer than 500 feet and shall be provided at the closed end with a
turnaround having an outside roadway diameter of at least 80 feet and a street
right-of-way diameter of at least 100 feet. The property line at the intersection
of the turnaround and the straight portion of the street shall be rounded
at a radius of not less than 20 feet.
(2) Where, in the opinion of the Planning Commission, it
is desirable to provide for street access to adjoining property, proposed
streets shall be extended by dedication to the boundary of such property.
Such dead-end streets shall be provided with a temporary turnaround having
a roadway diameter of at least 80 feet.
I. No street grade shall be less than 4/10 of 1% nor more
than 5%, with due allowance for reasonable vertical curves.
Alleys shall be provided in commercial and industrial districts, except
that the Planning Commission 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 uses proposed.
A. The width of an alley shall be 20 feet.
B. Alley intersections and sharp changes in alignment shall
be avoided, but where necessary, corners shall be cut off sufficiently to
permit safe vehicular movement.
C. Dead-end alleys shall be avoided where possible but,
if unavoidable, shall be provided with adequate turnaround facilities at the
dead end, as determined by the Planning Commission.
The lot size, width, depth, shape and orientation and the minimum building
setback lines shall be appropriate for the location of the subdivision and
for the type of development and use contemplated.
A. Minimum lot dimensions and sizes shall conform to the
requirements of the Zoning Ordinance provided that:
(1) Residential lots, where not served by public sewers,
shall not be less than 60 feet wide nor less than 7,500 square feet in area.
(2) Depth and width of properties reserved or laid out for
commercial and industrial purposes shall be adequate to provide for the off-street
service and parking facilities required by the type of use and development
contemplated.
(3) Corner lots for residential use shall have extra width
to permit appropriate building setback from and orientation to both streets.
B. 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. Double frontage, or lots with frontage on two parallel
streets, should be avoided except where essential to provide separation of
residential development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement of at least 12 feet,
and across which there shall be no right of access, shall be provided along
the line of lots abutting such traffic artery or other disadvantageous use.
D. Side lot lines shall be substantially at right angles
or radial to street lines.
E. All remnants of lots below minimum size left over after
subdividing of a larger tract shall be added to adjacent lots rather than
being allowed to remain as unusable parcels.