The arrangement, character, extent, width, grade and location of all streets shall conform to the comprehensive plan 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.
A. Street Extensions. The street layout of the proposed subdivision shall provide for the continuation or appropriate projection of streets and alleys already existing in areas being subdivided. Where, at the determination of the city council, it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication to the boundaries of such properties. Where the city council deems it necessary, such dead-end streets shall be provided with a temporary turnaround having a radius of at least fifty (50) feet. The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall street extensions of less width than the minimum width required in these regulations for a street in its category.
B. Dedication of Right-of-Way for New Streets. The dedication of right-of-way for new streets measured from lot line to lot line shall be as shown on the comprehensive plan, or, if not shown thereon, shall meet the following standards:
Street Type | Minimum Dedicated Right-of-Way Width (feet) |
Parkway | 150 |
Arterial | 66 |
Collector | 66 |
Minor | 50 |
Marginal access | 50 |
Alleys | 30 |
All streets classified as arterial streets by the comprehensive plan shall have all points of access streets approved by the city council. Marginal access streets may be required by the city council for subdivision fronting on arterial streets.
C. Dedication of Right-of-Way for Existing Streets. Subdivisions platted along existing streets shall dedicate additional right-of-way if necessary to meet the minimum street width requirements set forth on the preceding list. The entire minimum right-of-way width shall be dedicated where the subdivision is on both sides of an existing street. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way width, measured from the centerline of existing roadway, shall be dedicated. Dedication of one half of the right-of- way for proposed streets along the boundaries of land proposed for subdivision shall be prohibited.
D. Intersections. Streets shall intersect as nearly as possible at an angle of ninety (90) degrees and no intersection shall be at an angle of less than eighty (80) degrees. Street curb intersections shall be rounded by radii of at least twenty (20) feet. When the smallest angle of street intersection is less than eighty (80) degrees, the city council may require curb radii of greater length. Wherever necessary to permit the construction of a curb having a desirable radius without reducing 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 curb construction. No lot or other parcel of land which abuts on and has access to either a collector or a minor street shall have a service drive, curb cut or other means of access to an arterial street within seventy-five (75) feet of the right-of-way of any street which intersects such arterial meet on the side on which such lot or parcel is located.
E. Horizontal and Vertical Street Curves. A tangent at least one hundred (100) feet long shall be introduced between reverse curb on arterial and collector streets. Where there is a deflection angle of more than ten (10) degrees in the alignment of a street, a curve with a radius adequate to insure safe sight distance shall be made. The minimum radii of curves shall be:
Street Type | Minimum Curve Radius (feet) |
Arterial | 300 |
Collector | 300 |
Minor | 100 |
Every change in grade shall be connected by a vertical curve constructed so as to afford a minimum sight distance of two hundred (200) feet, said sight distance being measured from a driver’s eyes, which are assumed to be four and one-half feet above the pavement surface, to an object four inches high on the pavement. Profiles of all streets showing natural or finished grades, drawn to an approved scale, are required.
F. Street Grades and Elevations. Street grades shall conform to the following:
Street Type | Maximum Percent Grade |
Arterial | 7 |
Collector | 7 |
Minor | 7 |
All streets shall be designed so as to provide for the discharge of surface water from the pavement and from the right-of-way by grading and drainage. For adequate drainage, the minimum street grade shall be not less than one-half of one percent. The city council shall not approve streets which will be subject to inundation or flooding. All streets must be located at elevations which will make them flood-free in order that portions of the subdivision will not be isolated by floods. Where flood conditions exist, the city council shall require profiles or elevations of streets in order to determine the advisability of permitting the proposed subdivision activity. Fill may be used in areas subject to flooding in order to provide flood-free streets if such fill does not increase flood heights. Drainage openings shall be designed so as not to restrict the flow of water and thereby increase flood heights.
G. Marginal Access Streets.
1. Where a subdivision abuts or contains an existing or proposed arterial street, the city council may require access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
2. Where the proposed subdivision abuts upon or contains an existing or proposed arterial street or highway on which traffic volumes and vehicular speeds warrant special safety considerations, the city council may require that marginal access streets be provided in order that no lots front on such existing or proposed arterial street or highway.
3. Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way, the city council may require a street approximately parallel to and on each side of such right-of-way, at a distance 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. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
H. Street Jogs. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be prohibited.
I. Cul-de-Sacs. Minor terminal or dead-end streets or courts which are designed so as to have one end permanently closed shall have a turnaround having a radius at the outside of the pavement of at least fifty (50) feet, and a radius at the outside of the right-of-way of at least sixty (60) feet.
J. Street Name. Proposed streets which are in alignment with other already existing and named streets shall bear the names of such existing streets. The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing street, irrespective of the use of the suffix street, avenue, boulevard, drive, place, court, lane, road, pike, highway, parkway or similar suffix.
K. Private Streets and Reserve Strips. There shall be no private streets platted within a subdivision. There shall be no reserve strips in a subdivision except where their control is definitely vested in the city or county under conditions approved by the city council as authorized in these regulations. (Ord. 433 (part), 1995)