A. General: Subdivisions shall conform to the Comprehensive Plan, the "Zoning Ordinance", and other ordinances and regulations of the City. Land which the Council determines to be unsuitable for subdivision because of poor drainage, excessively steep slopes or other features likely to be harmful to the safety, health and welfare of future residents, shall not be subdivided unless adequate methods are utilized to overcome these conditions.
B. Street Requirements:
1. All streets in the subdivision must conform to the Master Plan of the City.
2. Where a subdivision abuts or contains an existing or proposed arterial street or railroad, the Council may require marginal access streets, reverse frontage with screen planting containing a nonaccess reservation along 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.
3. Street right-of-way width is to be measured from property line to property line. The minimum right-of-way of streets so measured shall be:
a. Noncontinuous residential streets serving less than 30 dwelling units | 56 feet |
b. Local or minor streets | 56 feet |
c. Collector or secondary streets | 75 feet |
d. Arterial | 80 feet |
e. Alleys | 16 feet |
4. Minimum width of surface and usable shoulders shall be:
a. Noncontinuous residential streets serving less than 30 dwellings | 28 feet |
b. Local or minor streets | 40 feet |
c. Collector or secondary streets | 40 feet |
d. Arterial | 40 feet |
5. Cul-de-sac or dead end streets, designed to be so permanently, shall not be longer than five hundred feet (500') and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least sixty feet (60') curb face to curb face and a street right-of-way diameter of at least seventy five feet (75').
6. Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than eighty degrees (80°).
7. Minor streets shall be so laid out that their use by through traffic will be discouraged.
8. The arrangement of streets in new subdivisions shall make reasonable provisions of the continuation of the principal existing streets in adjoining subdivisions, or their proper projections in future subdividing of adjoining property. The street and alley arrangement must cause no hardship to owners of adjoining property when they plat their land and seek to provide for convenient access thereto. This arrangement must also provide for continuing a reasonable number of through utility lines.
9. Minimum street grades of 0.30 percent will be required with the maximum grade being seven percent (7.0%) for secondary and major streets and ten percent (10.0%) for local or minor streets.
10. All streets and alleys shall be completed by the subdivider to the finished grades that have been officially approved by the City Engineer as shown upon approved plans and profiles.
11. Where street lines within a block deflect from each other at any point more than five degrees (5°) there shall be a connecting curve. The radius of the curve for the inner street line shall be not less than seven hundred feet (700') for an arterial or major street, two hundred fifty feet (250') for a collector or secondary street and fifty feet (50') for a local or minor street.
12. Curbs at street intersections shall be rounded with curves having a minimum radius of twenty feet (20') to back of curb.
13. Reserve strips on outer boundaries of a subdivision may be established to control access to a street, upon approval by the Mayor and Council and provided that such subdivision plat is accompanied by an agreement to dedicate such strip(s) upon conditions specified by the Mayor and Council.
14. The governing Highway Department in accordance with adopted standard specifications shall erect street name signs.
15. All streets and alleys within the subdivision shall be dedicated for public use. The dedication of half streets in any subdivision is prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these rules and where the Mayor and Council determine it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever there is an existing half street right-of-way adjacent to a tract to be subdivided, the other half of the street right-of-way shall be platted within such new tract.
16. Concrete sidewalks shall be a minimum of forty inches (40") (per standard ordinance) in width and may be required to be wider in areas near shopping centers, schools, along arterial streets or where conditions may warrant a greater width.
C. Easements:
1. Easements of not less than eight feet (8') in width shall be dedicated on each side of all rear lot lines and five feet (5') on each side of side lot lines where necessary for proper utility maintenance or construction. Easements of greater width may be required along lines across lots or along boundaries where necessary for surface drainage or for the extension of main sewers or other utilities.
2. An easement of not less than ten feet (10') in width shall be dedicated along exterior boundaries where no easements exist on the adjoining property.
3. A general utility and right-of-way easement of not less than five feet (5') in width shall be dedicated along all front lot lines in cul-de-sacs and where street rights-of-way are less than sixty feet (60') in width.
4. Easements for pedestrian walkways or bicycle paths shall be provided where deemed essential to provide circulation or access to schools, playgrounds, shopping areas, or high pedestrian traffic areas. Walkways shall have a minimum width of five feet (5') and shall be improved with a concrete walk over the full width of the easement.
D. Blocks:
1. The length, width and shape of blocks shall be determined with due regard to adequate sites suitable to the special needs of the type of use contemplated; the zoning requirements as to lot size and dimensions; the need for convenient access, circulation, control and safety of street traffic; and the limitations and opportunities of topography.
2. Block lengths shall not exceed six hundred sixty feet (660') measured from the center line of intersections.
E. Lots:
1. All lots shown on the subdivision plat must conform to the minimum requirements of the zoning regulations.
2. Side lines of lots shall be approximately at right angles or radial to the street lines unless a variation will give a better street and lot plan as determined by the City. All intersecting property lines at a street intersection corner shall be connected by a curve having a minimum radius of twenty feet (20').
3. Double frontage lots shall be prohibited except where unusual topography or other conditions make it impossible to meet this requirement.
4. All remnants of lots below minimum size left over after the subdividing of a larger tract must be added to adjacent lots rather than allowed to remain as unusable parcels.
F. Stormwater Runoff:
1. The stormwater within a subdivision shall be contained within the public right-of-way and within the curbed portion of the street and/or public storm drain facilities for a storm having a 10-year return frequency.
2. No irrigation runoff water shall be allowed to flow on a public street.
3. Existing off site storm drainage facilities or off site facilities proposed by the subdivider shall have sufficient capacity to handle the stormwater runoff from the proposed subdivision and other tributary areas resulting from a storm having a 10-year return frequency. If the above condition is not met, the rate of stormwater runoff from the proposed subdivision shall not exceed the rate of stormwater runoff from the subdivision area, which existed prior to preliminary platting. (Ord. 325 §§ 1, 2, 2003: Ord. 311 § 1, 1999)