(A) Generally. The arrangement, character, extension, width, grade and location of all streets shall conform to the City Engineering Standards and Comprehensive Plan. Streets and alleys shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographical conditions, to run-off of stormwater, to public convenience and safety and in relation to proposed uses of land served by the streets.
(B) Streets.
(1) Streets, continuous. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining 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, topographic conditions, runoff of stormwater, public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served.
(2) Arrangement of streets in a new subdivision. 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-sac shall be placed inside a temporary roadway easement if it is located outside the street right-of-way. At a time as that 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. The temporary cul-de-sac shall be surfaced in bituminous and signed as a future through street to alert the public that the road is planned to continue into the next development upon future subdivision. Financial security will be required for removal or restoration as determined by the City Engineer.
(4) Provisions for re-subdivision of large lots and parcels. When a tract is subdivided into larger than normal building lots or parcels, the lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for the resubdivision.
(5) Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a United States 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 the 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 the street and right-of-way. The distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations and for lot depths.
(6) Widths. Right-of-way widths and pavement widths (face to face) of curb shall be as follows.
Classification | Right-of-Way | Pavement Width |
Classification | Right-of-Way | Pavement Width |
Cul-de-sac radius | 60 feet | 45 feet |
Cul-de-sac street | 60 feet | 32 feet |
Major collector/parkway | 100 feet | Determined by City Engineer |
Minor collector | 80 feet | Determined by City Engineer |
Residential street | 60 feet | 32 feet |
Service road | 50 feet | 28 feet |
Alleys | 32 feet | 16 feet |
(7) Street intersections. Insofar as practical, 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 radii as the City Engineer shall determine for special cases.
(9) Street intersection offsets. Street intersection jogs shall have a centerline off-set 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. All centerline gradients shall be at least 0.5%and shall not exceed 8%.
(13) Vertical curves. Changes in grade shall be connected by vertical curves and shall meet the requirements for a 30 mph roadway.
(14) Marginal access streets. Marginal access streets shall be so aligned that their use by through traffic is 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 practicable to require dedication of the other half when adjoining property is subdivided. In those cases, the developer shall provide an escrow in an amount determined necessary to construct the full street. 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.
(17) Private streets. Except as may be allowed through planned unit development, private streets shall not be approved nor shall public improvements be approved for any 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. In the case where a proposed plat is adjacent to a limited access highway, there shall be no direct vehicular or pedestrian access from individual lots to the highways. As a general requirement, access to limited access highways shall be at intervals of not less than one-quarter mile on county roads and one-quarter or one-half mile on state highways in accordance with the State DOT Access Management Plan. Any proposed access shall be subject to state, county and city approval as may be applicable.
(20) Platting of small tracts. In the platting of small tracts of land fronting on a limited access highway where there is no convenient access to existing entrances and where access from the plat would be closer than one-half mile from an existing access point, a temporary entrance permit for a period not exceeding two years may be granted, Provision shall be made in those plats for the connection of roads to neighboring land. As the neighboring land is platted and developed, and access becomes possible at a preferred location, the temporary entrance permits shall become void at the discretion of the city.
(21) Access of local streets. Access of local streets onto arterial and collector streets shall be discouraged at intervals of less than 500 feet.
(22) Abutting or containing an existing street of inadequate width. 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.
(23) Additional right-of-way and roadway widths. Additional right-of-way and roadway widths may be required by the Council to promote public safety and convenience when special conditions require it.
(24) 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.
(25) 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.
(26) 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. The report shall contain the design recommendation for street section based on seven ton design. In proposed streets, soils investigation shall be performed at intervals not to exceed 500 lineal feet. The soil borings completed during the investigation shall be at least ten feet in depth below the proposed finished grade and five feet below the proposed elevations of utilities. Ground water levels shall be reported at each boring. Elevations shall be in mean sea level datum. Locations of borings shall be measured in the field and accurately shown on the plans.
(27) Base and surfacing. All streets shall be improved with a concrete or bituminous surface. Streets to be paved shall be surfaced for a seven-ton axle weight capacity using current State Highway Department design standards and in accordance with city standard design detail plates. Except in the case of model homes, as may be approved by the city, no building permit shall be issued for any lot or parcel in a subdivision prior to the installation of the base course of bituminous. The wear course of bituminous shall be placed following the construction season or, if so designated by the City Council, up to two years from the date of final plat approval. Exceptions to this provision may be granted by the City Council at their discretion as part of a development contract.
(28) Concrete curb and gutter. All curb shall be concrete with integral gutter. The standard curb shall be in accordance with the city standards plate book.
(29) Boulevards. All boulevards shall have four inches of topsoil (black dirt) placed on them and then shall be sodded or seeded. Boulevard turf shall be established within one year of planting.
(30) Sidewalks. Concrete sidewalks, four inches thick except at driveways where greater thickness shall be required, five-feet wide in residential areas and of a width as directed in other areas, are required as described in § 151.110 of this chapter. Sidewalks shall be installed prior to the installation of the bituminous wear course. The developer shall notify all lot purchasers of sidewalk construction plans.
(31) Driveways. Concrete driveways shall be constructed from the curb to the property line. 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 the back of curb and sidewalk shall be concrete.
(32) Lighting. Street lights conforming to city specifications shall be installed at the locations approved by the City Engineer. Easements may be required along property lines from utility easements on rear lot lines to rights-of-way so as to provide for a street light interval not to exceed 500 feet.
(33) Signs. All signs shall be installed in accordance with a city approved sign plan. Four-way metal street signs shall be installed at each street intersection. Letters shall be at least three and one-half inches high, green on a white background.
(34) Street trees. In all new subdivisions, street and yard trees shall be planted in accordance with applicable landscaping and screening requirements of the zoning regulations. Street trees shall be planted not less than 40 feet apart and shall be placed five to seven feet inside the property line and not in the "boulevard." No trees shall be planted within 30 feet of the intersection of curb lines on corner lots.
(35) 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 the fill does not unduly increase flood heights and provided any fill would not result in a stage increase violating the requirements of M.S. Chapters 106 and 106A, as they may be amended from time to time, supplemented or replaced from time to time and any applicable requirements imposed by the Federal Emergency Management Agency pursuant to its rules and regulations. Drainage openings shall not restrict the flow of water so as to unduly increase flood heights and provided any drainage opening would not violate the requirements of M.S. Chapters 104 and 105, as they may be amended from time to time, supplemented or replaced from time to time and any applicable requirements imposed by the Federal Emergency Management Agency pursuant to its rules and regulations.
(Prior Code, § 12-7-5) (Ord. 259, passed 5-4-2006)