The arrangement, character, extent, width, grade, and location of all streets shall conform to and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets. The developer shall provide within the boundaries of the subdivision plat the necessary right-of-way for the widening, continuance, or alignment of such streets by dedication of the necessary right-of-way for the continuation, extension, or connection of any present or planned highway or street. When subdividing land fronting on an existing street not designated on the Comprehensive Plan or other City or county plans promulgated therefrom, reasonable provision shall be made by the developer for necessary right-of-way or easements from traffic, utilities, and drainage.
(a) Arrangement.
(1) Physical barriers. Where a subdivision borders on, or contains a railroad right-of-way or limited-access highway right-of-way, the Commission may require a street approximately parallel to and on each side of such right-of- way, at a distance suitable for necessary traffic circulation.
(2) Highways and major streets. When a subdivision abuts or contains an existing limited-access highway or major street as designated on the Comprehensive Plan or other City or county plans promulgated therefrom, the Commission may require any of the following:
A. Marginal access streets.
B. Reverse frontage with planting contained in a nonaccess public reservation along the rear property line or a planting strip of a minimum width of 20 feet on the rear of the lots with no vehicular access across such strip.
C. Deep lots with rear service alleys.
D. Such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(3) Collector and minor streets. The street layout shall make provision for the proper protection and continuance of streets into adjacent unsubdivided acreage where it is deemed appropriate and desirable by the Commission. Local streets shall be laid out in such a manner as to discourage through traffic.
(4) Continuity. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission may require a sketch of a future street system for the unsubdivided portion.
(5) Reserve strips. Land which would control the extension or access to streets shall be prohibited.
(b) Alignment.
(1) Horizontal.
A. Intersection approaches. Approaches to street intersections shall be perpendicular for a distance of at least 100 feet from the centerline of the street intersected. The Commission may modify this requirement when an unreasonable hardship would result from its strict enforcement.
B. Reverse curves. A tangent at least 100 feet long shall be introduced between reverse curves on all but minor and marginal access streets. The Commission may modify this requirement when an unreasonable hardship would result from its strict enforcement.
(2) Vertical. Grades at intersection. Approaches to intersections shall be reduced to grade not exceeding three percent (3%) for a distance of at least 150 feet from the centerline of the street intersected. The Commission may modify this requirement when an unreasonable hardship would result from its strict enforcement.
(c) Classifications. The Commission approving each street in a proposed subdivision, shall be governed by the standards set forth in the following table:
Street Classification | Minimum Right of Way | Maximum Degree of Curvature | Minimum Radius of Curvature in Feet | Maximum Grade Percent |
Limited- access highway | 200 ft. | (a) | (a) | (a) |
Major street | 80 ft. | 5 | 300 ft. | 10 |
Collector street | 60 ft. | 10 | 150 ft. | 14 |
Local street | 50 ft. | 10 | 150 ft. | 14 |
(a) Requirement will be based on design. | ||||
(d) Corner Radii. Property lines at street right-of-way intersections should be rounded with a radius of 20 feet or of a greater radius where the Commission may deem it necessary.
(e) Cul-de-sacs. Permanently designed cul-de-sacs shall not be longer than 1,000 feet and shall be provided at the closed end with a turn-around having a street property line diameter of at least 120 feet. The street right-of-way lines and the 120 feet diameter turn-around should be joined by tangent arcs of 50 feet minimum radius.
(f) Street Terminals. Where streets are extended to the boundary of a subdivision to provide for their proper continuance at such time as the adjacent land is subdivided, the Commission may require a temporary turn-around with a minimum radius of 60 feet provided, however, that if a street extends only one lot depth past a street intersection, no turn-around is required. The type of pavement of street terminals shall be subject to approval by the Director of Public Safety and Service.
(g) Half-Streets. Half-streets shall be prohibited except in cases where there exists a dedicated or platted half-street adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Commission.
(h) Alleys. Alleys shall be provided in apartment, commercial, and industrial districts, except that the Commission 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 uses proposed. Alleys shall be prohibited in one and two-family districts except where it is desirable to continue an existing alley to the nearest intersection or where the lots face a street shown on the Comprehensive Plan or other City or county plans promulgated therefrom, and provision has not or cannot be made for limited access on such street, or where special approval of the Commission is granted. The minimum width of an alley shall be 24 feet. Alley intersections and sharp changes in alignment shall be avoided, but where necessary; corners shall be cut off sufficiently to permit safe vehicular movement.
(i) Sidewalks. Where the Commission determines that sidewalks are feasible, they shall be provided by the developer in accordance with improvement standards of these regulations.
(j) Street Trees. Trees which have undesirable characteristics such as excessively thick foliage, low branches, unpleasant odors, susceptibility to disease or attack by insects or large root systems, such as Poplar, Willow, Cottonwood, American Elm, nut and fruit trees, Ailanthus, Mountain Ash, and Oregon Maple, shall be prohibited in the tree lawn and within 25 feet of a public sewer; Poplar, Willow, or Cottonwood trees if planted on private property in the city shall be located not less than 100 feet from any public sewer.
(k) Street Names. Names of new streets shall not duplicate, or be similar to, existing dedicated streets. New streets which are extensions of or in alignment with existing streets shall bear the name of the existing streets. All street names must be approved by the Commission.
(Ord. 74-76. Passed 9-13-76; Ord. 102-79. Passed 1-28-80; Ord. 72-83. Passed 12-12-83.)