The arrangement, character, extent, width, grade, and location of all streets shall conform to all of the elements of the general plan and shall be designed in accordance with the following provisions.
(A) Major streets shall be planned to conform with the major streets shown in the Comprehensive Plan.
(B) Whenever a subdivision abuts or contains an existing or proposed major street, the Planning Commission may require service streets, reverse frontage with screen planting contained in a non-access reservation along the rear property line, deep lots, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation from traffic.
(C) Where a subdivision borders on or contains a railroad right-of-way of limited access highway right-of-way, the Planning Commission 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. The following sketch illustrates both suitable and unsuitable ways of laying out developments bordering major right-of-way.
STREET LAYOUT ADJOINING LIMITED ACCESS -- RIGHT-OF-WAY FACILITIES
(D) Reserve strips controlling access to streets shall be prohibited except where their control is placed in the city under conditions approved by the Planning Commission and acceptable to the subdivider.
(E) Where the plat to be submitted includes the only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion may be required by the Planning Commission.
(F) Where a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be arranged to permit the logical location and opening of future streets and appropriate resubdivision with provision for adequate utility easements.
(G) Street jogs with center line offsets of less than 125 feet shall be avoided.
STREET JOGS LESS THAN 125 FEET SHALL BE AVOIDED
(H) Street right-of-way widths shall be in accordance with the Comprehensive Plan and, where not designated therein, shall be not less than the following:
Street Type | R.O.W. Width |
Arterial streets | 85 feet |
Collector streets | 60 feet |
Commercial streets | 80 feet |
Residential streets | 60 feet |
Secondary thoroughfares | 80 feet |
(I) The paved width of all streets shall be adequate to serve the existing and future estimated traffic load for the facility. Lane width for all streets shall be as follows.
(1) All major streets shall have lanes for traffic movement of not less than 11 feet or more than 12 feet in width, and lanes for parallel parking or emergency stopping of not less than ten feet in width.
(2) All minor streets shall have lanes for traffic movement of not less than nine feet or more than 12 feet in width, and lanes for parallel parking of not less than eight feet in width. Streets should be developed in accordance with the general standards given in the code of the city.
(J) (1) A cul-de-sac should not exceed 500 feet in length, measured from the entrance to the center of the turnaround unless a dedicated secondary emergency sealed-surface accessible ingress and egress is provided to the primary roadway to a point within 500 feet of the center of the turnaround radius. The ingress and egress shall be, at a minimum, in the form of a 20-foot wide dedicated public easement that is graded, compacted, sealed-surface, and otherwise constructed to the city’s specifications.
(2) If the cul-de-sac is longer than 150 feet then a turnaround radius of not less than 65 feet at the property line and 50 feet at the curb line shall be provided. If there is provided in the center of the turnaround an unpaved island, it shall be improved with landscaping that will not interfere with sight distance. The unpaved island shall have a radius of not less than six feet and the radius from the curb line of the island to the turnaround outside curb shall be 30 feet with the easement extending an additional 15 feet beyond the outer curb line.
CUL-DE-SAC
(K) Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, provided that the Planning Commission finds it will be practical to obtain the dedication of the other half of the street easement when the adjoining property is subdivided. Wherever a half street is adjacent to the tract to be subdivided, the other half of the street shall be platted within the tract being subdivided.
(L) The arrangement of streets shall be such as to cause no hardship in the subdividing of adjacent properties. The Planning Commission may require the dedication of street rights-of-way to facilitate the development of adjoining properties.
(M) No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning Commission;
(O) Minor streets shall be laid out so that their use by arterial traffic will be discouraged.
(P) Streets shall intersect at approximately right angles;
(Q) Street grades shall be as follows.
(1) The minimum grade of all streets shall be 0.4%.
(2) Except where unusual topographic conditions justify it, the maximum grade of all streets shall not be greater than the following.
Street Type | Grade |
Collector | 7% |
Major | 5% |
Residential streets | 10% |
(R) Street corners shall be as follows.
(1) Street corners on local residential streets shall have a minimum radius of 20 feet at curb line or its equivalent.
(2) Street corners on collector streets shall have a minimum radius of 25 feet at the curb line or its equivalent.
(3) Street intersections involving major thoroughfares shall have a minimum street corner radius of 30 feet at the curb line or its equivalent.
(4) In order to provide for traffic safety, there shall be platted on each corner of each intersection of two streets, a sight triangle which shall be described as a triangle having 25-foot sides on each of the street rights-of-way or a radius of 25 feet. The plat or the covenants of the addition shall clearly prohibit any construction or planting of landscaping materials that reach greater than two feet in height in this right-of-way.
HORIZONTAL SIGHT DISTANCES
(Prior Code, § 156.061) (Ord. 1041, passed 4-12-1983; Ord. 1859, passed 7-10-2018)