The arrangement, character, extension, width, grade, and location of all streets shall conform to the City Engineering Design Standards and Comprehensive Plan. Streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographical conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets.
Subd. 1. Streets.
1. Streets, Continuous. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served.
2. Adjoining Areas. The arrangement of streets in a new subdivision shall make provisions for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations approved by the City Engineer.
3. Temporary Cul-de-Sac. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead-end and the nearest intersection, a temporary turn-around facility shall be provided at the closed end, in conformance with cul-de-sac requirements. The temporary cul-de-sacs shall be completed with curb to the end and paved to cul-de-sac radius width behind the curb. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. At such time as such a street is extended, the acreage covered by the turn-around outside the boundaries of the extended street shall revert in ownership to the property owner fronting on the temporary turn-around. Financial security will be required for removal or restoration as determined by the City Engineer. Said temporary cul-de-sacs shall be posted with signage indicating that the road is a proposed through road to alert the public that the road is planned to continue into the next development upon future subdivision.
4. Provisions for Re-Subdivision of Large Lots and Parcels. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate re-subdivision, with provision for adequate utility connections for such re-subdivision.
5. Subdivisions Abutting Major Rights-of-Way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway, county road, or local collector street, provision may be made for a service street approximately parallel and adjacent to the boundary of such right-of-way; provided that due consideration is given to proper circulation design, setbacks from an intersection on the major rights-of-way, or for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths.
6. Widths. Right-of-way withds and pavement widths (face-to-face) of curb shall be as shown in the Comprehensive Plan, and where not shown in the Plan, shall not be less than as follows:
Classification | Right of Way | Pavement Width |
Cul-de-sac radius | 120 feet | 45 feet |
Cul-de-sac streets | 60 feet | 30 feet |
Major collector/parkway | 100 feet | Determined by City Engineer |
Minor collector | 80 feet | Determined by City Engineer |
Residential street | 60 feet | 30 feet |
Service roads | 50 feet | 28 feet |
7. Street Intersections. Streets shall intersect at right angles, and in no case shall the angle formed by the intersection of two streets be less than 60 degrees. Intersections having more than four corners shall be prohibited. Adequate land for future intersections and interchange construction needs shall be dedicated.
8. Deflections. When connecting street lines deflect from each other, or when a single street deflects at one point, by more than ten degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than 500 feet for arterials, 300 feet for collectors, and 200 feet for all other streets. The City Council may allow greater or lesser sight distances and of such radii as the City Engineer shall determine for special cases.
9. Street Intersection Offsets. Street intersection jogs shall have a centerline offset of 150 feet or more when applied to minor streets and service streets. In all other cases, they shall be avoided.
10. Tangents. A tangent of at least 100 feet shall be introduced between points of reverse curves of arterial and collector streets.
11. Cul-de-Sacs. The maximum length of a street terminating in a cul-de-sac shall be 500 feet measured from the centerline of the street of origin to the end of the right-of-way.
12. Centerline Gradients. Must comply with the Engineering Design Standards.
13. Vertical Curves. Must comply with the Engineering Design Standards.
14. Marginal Access Streets. Marginal access streets shall be so aligned that their use by through traffic shall be discouraged.
15. Service Streets. Where a subdivision abuts or contains an existing or planned major thoroughfare or a railroad right-of-way, the City Council may require a street approximately parallel to and on each side of the right-of-way for adequate protection of residential properties and to afford separation of through and local traffic. The service streets shall be located at a distance from the major thoroughfare or railroad right-of-way 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. The distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
16. Half Streets. Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of this chapter, and except where the City Council finds it shall be practicable to require the dedication of the other half when adjoining property is subdivided. Wherever there is a half street adjacent to a tract to be subdivided, the other half of the street shall be platted within the tract prior to the granting of access and an escrow shall be established for future road construction.
17. Private Streets. Private streets shall not be approved, and no public improvements shall be approved for any existing private streets.
18. Reserve Strips. Reserve strips controlling access to streets shall be prohibited, except under conditions approved by the City Council.
19. Access Management Requirements. Must comply with the Engineering Design Standards.
20. Width of Existing Street. Where a subdivision abuts or contains an existing street of inadequate width, sufficient additional width shall be provided within the subdivision to meet the standards of this chapter.
21. Additional Width. Additional right-of-way and roadway widths may be required by the Council to promote public safety and convenience when special conditions require it.
22. Dedication. All proposed streets shown on the plat shall be in conformity to city, county, and state plans and standards and be offered for dedication as public streets unless otherwise determined by the City Council.
23. Hardship to Owners of Adjoining Property Avoided. The street arrangements shall not be such as to cause hardship, as determined by the City Council, to owners of adjoining property.
24. Grading. The full width of the right-of-way of all streets and alleys dedicated in the plat shall be graded to the lines and cross sections as shown on the grading plan submitted to and approved by the City Engineer. Exceptions to the width of grading may be granted where topography or tree cover warrant.
25. Soil Investigation. To determine subgrade soils classification and bearing capacity of the soils in the proposed development, a soil investigation report shall be prepared under the supervision of a soils engineer associated with a qualified soils testing service and be provided to the City Engineer.
26. Base and Surfacing. All streets shall be improved with a concrete or bituminous surface. Streets to be paved shall be surfaced in accordance with Engineering Design Standards. No building permit shall be issued for any lot or parcel in a subdivision prior to the installation of base course. Wear course bituminous shall be installed the following construction season or two years later, if city so designates. Exceptions to this provision may be granted by the City Council at its discretion as part of a development contract.
27. Concrete Curb and Gutter. All curb shall be constructed in accordance with Engineering Design Standards. Radius of curvature of the street shall accommodate as minimum 30 mph traffic unless approved by the City Engineer. In new residential developments where access location to lots are not known, a surmountable concrete curb in accordance with City standard design templates may be used subject to the approval of the City Council if the radius of curvature of the street is 200 feet or larger and except at intersections and catch basin inlets. Radius curvature of streets shall accommodate minimum 30 mph traffic unless otherwise approved by the City Engineer.
28. Boulevards. All boulevards shall have four inches of topsoil (black dirt) placed on them and then shall be sodded and seeded.
29. Sidewalks. Concrete sidewalks are required on one side of residential streets and may be required on both sides of the streets and on pedestrian ways as directed by the City Council. All sidewalks shall meet the specifications and width standards in the Engineering Design Standards. Sidewalks are to be installed before the bituminous wear course.
30. Driveways. Concrete or asphalt driveways shall be constructed from the curb to the property line. All driveway aprons between the back of curb and the sidewalk shall be concrete. In cases where driveways are constructed after curbing and sidewalks are in place, the sidewalk for the width of the driveway shall be reconstructed to driveway specifications. Where driveways shall be permitted to access onto thoroughfare or collector streets, provisions shall be made for an on-site turn around area which would provide access to the thoroughfare or collector street in a forward direction. All driveway aprons between back of curb and sidewalk shall be concrete.
31. Lighting. Streetlights conforming to Engineering Design Standards shall be installed at the locations approved by the City Engineer. Easements may be required along property lines to rights-of-way so as to provide for a street light interval not to exceed 500 feet.
32. Street Signs. The developer shall submit a signage plan to the city for approval and the developer shall install signage in accordance with the approved plan. The design of said signs shall be in accordance with Engineering Design Standards. Letters shall be at least six inches high, green on a white background.
33. Street Trees. In all new subdivisions, street and yard trees shall be planted in accordance with subsection 1006.06 of the zoning ordinance. No trees shall be planted within 30 feet of the intersection of curb lines on corner lots. Street trees shall be planted not less than 40 feet apart and shall be placed three to five feet inside the property line and not in the boulevard. This provision shall not apply to tree plantings on city parkways where the City Council may permit the planting of trees in landscaped medians or boulevard areas, subject to approval of the City Engineer.
34. Streets in Flood Hazard Area. No street shall be approved if its final surface is at a lower elevation than one foot below the regulatory flood protection elevation. The City Council may require profiles and elevations of finished streets for areas subject to flooding. Fill may be used for streets, provided such fill does not unduly increase flood heights and provided any such fill would not result in a stage increase violating the requirements of M.S. Chapter 103A, as it may be amended from time to time.