(A) General requirements.
(1) Frontage on improved roads. No subdivision shall be approved unless the proposed street system within the subdivision connects to an existing paved public roadway.
(2) Street layout. Adequate and paved streets shall be provided by the subdivider, and the arrangement, character, extent, width, grade and location of each shall conform to the comprehensive plan of the city and shall be considered in their relation to existing and planned streets, to topographic conditions, to public safety and convenience and in their appropriate relationship to the proposed uses of land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire subdivision.
(3) Topography and arrangement.
(a) Roads shall be related appropriately to the topography. Local roads or minor streets shall be curved wherever possible to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of the streets. Specific standards are contained in the design standards of these regulations. Where necessary to the neighborhood pattern, existing streets in adjoining areas shall be continued and shall be at least as wide as such existing streets and in alignment therewith.
(b) All streets shall be integrated with the existing and proposed system of thoroughfares and dedicated right-of-way and drainage plan as established on the official map and/or general plan.
(c) Minor or local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems and to require the minimum number of streets necessary to provide convenient and safe access to property.
(d) The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs or U-shaped streets shall be encouraged where such use will result in a more desirable layout.
(2012 Code, § 77-146)
(B) Design standards.
(1) General. In order to provide for roads of suitable location, width and improvement to accommodate prospective traffic and afford satisfactory access to police, firefighting, sanitation and road maintenance equipment and to coordinate roads so as to compose a convenient system and avoid undue hardship to adjoining properties, the following design standards for roads are hereby required. Road classification may be indicated on the general plan or official map otherwise it shall be determined by the Planning and Zoning Commission:
Alley | |
Minimum right-of-way width | 30 ft. |
Minimum paving width | 30 ft. |
Maximum grade | 10% |
Street | |
Minimum right-of-way width | 60 ft. |
Minimum paving width | 40 ft. |
Maximum grade | 8% |
(2) Road surfacing and improvements. After sewer and water utilities have been installed by the developer, the developer shall surface the roadways to the widths prescribed in these regulations. The surfacing shall be in compliance with city engineering specifications and standards. Types of pavement shall be determined by the developer’s registered engineer and approved by the Public Works Director. Adequate provision shall be made for culverts, drains and bridges as necessary. All road pavement, shoulders, drainage improvements and structures, turnarounds and sidewalks shall conform to all construction standards and specifications adopted by the Planning and Zoning Commission, the Public Works Director and the City Administrator.
(3) Intersections.
(a) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Not more than two streets shall intersect at any one point unless specifically approved by the Planning and Zoning Commission.
(b) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where streets intersect major streets, their alignment shall be continuous. Intersection of major streets shall be at least 800 feet apart.
(c) Intersections shall be designed with a flat grade wherever practical. At the approach to an intersection, a leveling area shall be provided having not greater than a 2% rate at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
(d) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation in connection with the grading of the right-of-way to the extent deemed necessary to provide an adequate sight distance.
(2012 Code, § 77-147)
(C) Road dedication and reservations.
(1) New perimeter streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets. Where an existing half-street is adjacent to a new subdivision the other half of the street shall be improved and dedicated by the subdivider. The Planning and Zoning Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within his own subdivision boundaries.
(2) Widening and realignment of existing roads. Where a subdivision borders an existing narrow road or when the general plan or official map indicates plans for realignment or widening a road that would require use of some of the land in the subdivision, the City Council may require the applicant to improve and dedicate, at his or her expense, such areas for widening or realignment of such roads. Such frontage roads and streets shall be improved and dedicated by the subdivider at his or her own expense to the full width as required by the City Council and these regulations. Land reserved for any road purpose may not be counted in satisfying yard or area requirements of this chapter whether the land is to be dedicated to the city in fee simple or an easement is granted to the city.
(2012 Code, § 77-148)