[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.
[1]
Cross Reference: As to zoning map, §§ 400.080 – 400.090.
[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.
[1]
Cross Reference: As to penalty, § 405.320; as to construction and repair of streets, §§ 505.200 et seq.; as to grades, §§ 505.500 et seq.
[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.
[1]
Cross Reference: As to penalty, § 405.320.
[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.
[1]
Cross Reference: As to penalty, § 405.320.
[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.
[1]
Cross Reference: As to penalty, § 405.320.
[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.
[1]
Cross Reference: As to penalty, § 405.320.
[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.