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(a) Conformity to the Major Thoroughfare Plan. The location and width of all streets and roads shall conform to the official Major Thoroughfare Plan which may include a Major Street Plan within a municipality and/or a Major Road Plan within an unincorporated area.
(b) Relation to Adjoining Street System. The proposed street system shall extend existing streets or projects at the same or greater width, but in no case less than the required minimum width.
(c) Street Widths. The minimum width of right of way, measured from the lot line to lot line, shall be as shown on the Major Thoroughfare Plan, or if not shown on such plan, shall be not less than as follows:
(1) On arterial streets and highways, the right of way shall not be less than eighty to 150 feet as may be required. Arterial streets and highways are those to be used primarily for fast or heavy traffic and will be located on the Major Thoroughfare Plan.
(2) On collector streets, the right of way shall not be less than sixty feet. Collector streets are those which carry traffic from minor streets to the major system of arterial streets and highways and include the principal entrance streets of a residential development and streets for major circulation within such a development.
(3) On minor residential streets the right of way shall not be less than fifty feet. Minor streets are those which are used primarily for access to the abutting residential properties and designed to discourage their use by through traffic.
(4) On marginal access streets the right of way shall not be less than fifty feet. Marginal access streets are minor streets which are parallel to and adjacent to arterial streets and highways; and which provide access to abutting properties and protection from through traffic.
(5) On dead-end streets or cul-de-sacs, the right of way shall not be less than fifty feet. Cul-de-sacs are permanent dead-end streets or courts designed so that they cannot be extended in the future.
(6) On alleys, the right of way shall not be less than sixteen and one-half feet. Alleys are minor public ways used primarily for service access to the back or side of properties otherwise abutting on a street.
In cases where topography or other physical conditions make a street of the required minimum width impracticable, the Planning Commission may modify these requirements. Through proposed business areas the street widths shall be increased ten feet on each side if needed to provide parking without interference of normal passing traffic.
(d) Additional Width on Existing Streets. Subdivisions that adjoin existing streets shall dedicate additional rights of way to meet the above minimum street width requirements.
(1) The entire right of way shall be provided where any part of the subdivision is on both sides of the existing street.
(2) When the subdivision is located on only one side of an existing street, at least one-half of the required right of way, measured from the center line of the existing roadway, shall be provided. In no case shall the resulting right-of-way width be less than fifty feet.
(e) Restriction of Access. When a tract fronts on an arterial street or highway, the Planning Commission may require such lots to be provided with frontage on a marginal access street.
(f) Street Grades. Grades on major streets shall not exceed seven percent (7%). Grades on other streets may exceed seven percent (7%) but not ten percent (10%). Minimum grades to be a discretion of the approving authority but in no case less than twenty-five hundredths of a percent (.025%).
(g) Horizontal Curves. Where a deflection angle of more than ten degrees in the alignment of a street occurs, a curve of reasonably long radius shall be introduced. On streets sixty feet or more in width, the center line radius of curvature shall be not less than 300 feet; on other streets not less than 100 feet.
(h) Vertical Curves. All changes in grade shall be connected by vertical curves of minimum length in feet equal to fifteen times the algebraic difference in rates of grade for major streets and one-half this minimum length for other streets. Profiles of all streets showing natural and finished grades drawn to scale of not less than one inch equals 100 feet horizontal, and on inch equals twenty feet vertical, may be required by the Planning Commission.
(i) Intersections. Street intersections shall be as nearly at right angles as is possible, and no intersection shall be at an angle of less than sixty degrees.
Property line radii at street intersections shall not be less than twenty feet and where the angle of street intersection is less than seventy-five degrees the Planning Commission may require a greater curb radius. Wherever necessary to permit the construction of a curb having a desirable radius without curtailing the sidewalk at a street corner to less than normal width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such construction.
(j) Tangents. A tangent of at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
(k) Street Jogs. Street jogs with centerline offsets of less than 125 feet shall not be allowed.
(l) Dead End Streets.
(1) Minor terminal streets or courts designed to have one end permanently closed shall be no more than 400 feet long unless necessitated by topography. They shall be provided at the closed end with a turn around having an outside roadway diameter of at least eighty feet and a street right of way diameter of at least 100 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.
(m) Private Streets and Reserve Strips.
(1) There shall be no private streets platted in any subdivisions. Every subdivided property shall be served from a publicly dedicated street.
(2) There shall be no reserve strips controlling access to streets, except where the control of such strips is definitely placed with the community under conditions approved by the Planning Commission.
(n) Street Names.
(1) Proposed streets which are obviously in alignment with existing named streets shall bear the names of such streets. In no case shall the names of proposed streets otherwise duplicate existing street names, regardless of the use of the suffix of street, avenue, boulevard, circle, drive, place or court. The Planning Commission can assist the subdivider in avoiding duplication.
(2) The City is basically laid out on a grid system of streets and streets are named and numbered from Market Street as the North and South base line street and Main Street as the East and West base line street.
(3) Streets which change in direction toward base line streets at an angle in excess of forty-five degrees shall be named as two streets, at the point of change of direction with numbers increasing from the base line streets.
(4) Where a circle extends at right angle from a street for a distance in excess of an average City block before returning to the street from which it extends, the circle shall be named as two streets and so numbered. Such street names shall change at the midpoint of the circle.
(o) Alleys. Alleys shall be provided to the rear of all lots used for business purposes, and shall not be provided in residential blocks except where the subdivider produces evidence satisfactory to the Planning Commission of the need for alleys.
(Ord. 920. Passed 7-23-56.)
(a) Length. Blocks shall not be less than 400 feet nor more than 1200 feet in length, except as the Planning Commission considers necessary to secure efficient use of land or desired features of street pattern. In blocks over 800 feet in length, the Planning Commission may require one or more public cross walks of not less than ten feet in width to extend entirely across the block and at locations deemed necessary.
(b) Width. Blocks shall be wide enough to allow two tiers of lots, except where fronting on major streets or prevented by topographical conditions or size of the property, in which case the Planning Commission shall approve a single tier of lots.
(Ord. 920. Passed 7-23-56.)
(a) Arrangements. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines. Each lot must front upon a public street or road which is not less than fifty feet in width.
(b) Minimum Size. The size, shape and orientation of lots shall be such as the Planning Commission deems appropriate for the type of development and use contemplated. Where a public sanitary sewer is reasonably accessible, the subdivider shall connect with such sewer and provide a connection to each lot. Where a public sewer is not accessible, an alternate method of sewage disposal may be used, when meeting all applicable public health regulations.
(1) Residential lots served by a public sewerage system shall not be less than sixty feet wide at the building setback line nor less than 6,000 square feet in area.
(2) Residential lots not served by a public sewerage system shall not be less than 100 feet wide at the building line nor less than 15,000 square feet in area.
A. Greater area may be required for private sewage disposal if, in the opinion of the County Health Officer, there are factors of drainage, soil condition or other conditions to cause potential health problems. The Planning Commission may require that data from percolation tests be submitted as a basis for passing upon subdivisions dependent upon septic tanks as a means of sewage disposal.
B. The minimum size of residential lots to be served by a private source of water supply shall be determined by the County Health Officer after investigations of soil conditions, proposed sewerage systems and depth of ground water.
C. Size of properties reserved or laid out for commercial or industrial properties shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. Platting of individual lots should be avoided in favor of an overall design of the land to be used for such purposes.
D. The size and widths of lots shall in no case be less than the minimum requirements of any zoning ordinance in effect.
(c) Building Setback Lines. The minimum depth of building setback lines from the street shall not be less than thirty feet and in the case of corner lots, fifteen feet from the side street unless a lower standard is allowed by an existing zoning ordinance.
(d) Corner lots shall be sufficiently wider and larger to permit the additional side yard requirements of the Zoning Ordinance or building setback lines outlined herein.
(Ord. 920. Passed 7-23-56.)
Due consideration shall be given to the allocation of areas suitably located and of adequate size for playgrounds and parks for local or neighborhood use as well as public service areas.
(a) Public Open Spaces. Where a school, neighborhood park or recreation area or public access to water frontage, shown on an official map or in a plan made and adopted by the Planning Commission, is located in whole or in part in the applicant's subdivision, the Planning Commission may require the dedication or reservation of such open space within the subdivision up to a total of ten percent (10%) of the gross area or water frontage of the plat, for park, school or recreation purposes.
(b) Easements for Utilities.
(1) Except where alleys are permitted for the purpose, the Planning Commission shall require easements, not less than seven and one-half feet nor more than ten feet in width, for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains or other utility lines, along all rear lot lines and along side lot lines if necessary, or if, in the opinion of the Planning Commission deemed advisable. Easements of the same or greater width may be required along the lines of, or across, lots where necessary for the extension of existing or planned utilities.
(2) Public utilities companies shall be consulted for their opinion on easement locations and widths so as to minimize future difficulties in servicing. The Safety-Service Director shall present the plan to utilities companies on behalf of the developer and City.
(c) Community Assets. In all subdivisions due regard shall be shown for all natural features such as large trees, water courses, historical spots and similar community assets which, if preserved, will add attractiveness and value to the property.
(d) Suitability of the Land.
(1) The Planning Commission shall not approve the subdivision of land if, from adequate investigations conducted by all public agencies concerned, it has been determined that in the best interest of the public the site is not suitable for platting and development purposes of the kind proposed.
(2) Land subject to flooding and land deemed to be topographically unsuitable shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life or property or aggravate erosion or flood hazard. Such land within the plat shall be set aside for such uses as shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions.
(e) Large Tracts or Parcels. When land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow for the opening of future streets and logical further resubdivision.
(f) Variances. Where the subdivider can show that a provision of these standards would cause unnecessary hardship if strictly adhered to, and where, because of topographical or other conditions peculiar to the site, in the opinion of the Planning Commission a departure may be made without destroying the intent of such provisions, the Commission may authorize a variance. Any variance thus authorized is to be stated in writing in the minutes of the Planning Commission with the reasoning on which the departure was justified set forth.
(g) Zoning or Other Regulations. No final plat of land within the force and effect of an existing zoning ordinance will be approved unless it conforms with such ordinance.
Whenever there is a discrepancy between minimum standards or dimensions noted herein and those contained in zoning regulations, building code, or other official regulations, the highest standard shall apply.
(Ord. 920. Passed 7-23-56.)