(A) Conformity with the Comprehensive Plan. The proposed subdivision shall conform to the Comprehensive Plan and policy statement adopted by the city.
(B) Streets and thoroughfares.
(1) General street design.
(a) The design of all streets shall be considered in relation to public safety, existing and planned streets, efficient circulation of traffic, topographical conditions, run-off of storm water, proposed use of the land to be served by such streets and the Comprehensive Plan of the community.
(b) When a new subdivision adjoins unsubdivided land that is susceptible to being divided, the arrangement of streets shall allow for their appropriate continuation into adjoining areas. Such streets shall be carried to the boundaries of the unsubdivided land.
(c) Where the parcel is subdivided into larger tracts than for building lots, such parcels shall be divided so as to allow for the opening of major streets and the ultimate extension of adjacent minor streets.
(2) Street names. Street names shall not duplicate the names of other streets unless approved in advance by the Planning Commission or County Recorder.
(3) Street width and grades. The following standards for street width and grades shall be followed by the subdivider.
Type of Highway or Street | Minimum | Maximum Grade | Minimum Width |
Collectors | 60 ft. | 8% | 0.5% |
Cul-de-sacs | 40 ft. | 10% | 0.5% |
Frontage roads | 60 ft. | 10% | 0.5% |
Highway and arterials | 8 - 120 ft. | 5% | 0.5% |
Local streets | 60 ft. | 10% | 0.5% |
Radius turn around diameters | 80 ft. | 10% | 0.5% |
(4) Street intersections. Insofar as practical, streets shall intersect at right angles. In no case shall the angle formed by the intersection of two streets by less than 60 degrees. Intersections having more that four corners shall be prohibited. Adequate land for future intersection and interchange construction needs shall be dedicated to the city.
(5) Tangents. A tangent of at least 100 feet shall be introduced between reverse curves on collector streets and 50 feet on lesser streets.
(6) Deflections. When connecting street lines deflect from each other at one point by more than ten degrees they shall be connected by a curve with a radius adequate to ensure a sight distance of no less than 500 feet for arterioles, 300 feet for collector, 100 feet for all other streets.
(7) Street jogs. Street jogs with centerline offsets of less than 150 feet shall be prohibited.
(8) Local streets. Local streets shall be laid out so as not to encourage through traffic.
(9) Cul-de-sac. The maximum length of a street terminating in a cul-de-sac shall be 300 feet, measured from the centerline of the street of an origin to the end of the right-of-way. Each cul-de-sac shall be provided with a turn-around having a minimum outside roadway diameter of 80 feet and a minimum street property line diameter of 100 feet.
(10) Access to arterial streets. In the case where a proposed plat is adjacent to a limited access from individual lots to such highways.
(a) As a general requirement, access arterioles shall be at intervals of not less than one-fourth mile and through existing and established crossroads where possible.
(b) The City Council may require the developer to provide local service drives along the right-of-way of such facilities, or they may require that lot rear yards back on the arterioles, in which case vehicular and pedestrian access between the lots and arterial shall be prohibited.
(11) Half streets. Half streets shall be prohibited, except where it will be practical to require the dedication of the other half when the adjoining property is subdivided, in which case the dedication of a half street may be permitted. Half streets shall not be developed or maintained.
(12) Private streets. Private streets shall be prohibited and not maintained.
(13) Corners. Curb lines at street intersections shall be rounded at a radius of not less than 15 feet.
(14) Alleys. Alleys, where permitted by the city, shall be at least a minimum of 15 feet wide in residential areas and at least 24 feet wide in commercial areas. The city may require alleys in commercial areas where adequate off-street loading space is not available. Dead-end alleys, alley intersections and sharp changes in alignment shall be prohibited
(15) Pedestrian walkways. The Planning Commission and/or Council may require the provision of pedestrian ways in proximity to public service areas such as parks, schools, shopping facilities or in other appropriate locations as need exists or as required by city officials, Planning Commission and/or the City Council. The design of the pedestrian walkways shall be a minimum of at least ten feet wide.
(16) Hardship to owners of adjoining property. The street arrangements shall not be such as to cause hardship to owners of adjoining property in platting their own land and providing convenient access to it.
(C) Blocks.
(1) The length of blocks shall not exceed 1,200 feet, nor be less than 300 feet. Pedestrian ways at least ten feet wide at their approximate centers may be required for blocks over 800 feet long.
(2) Blocks intended for commercial and industrial use must be designed as such, and the block must be of sufficient size to provide for adequate off-street parking, loading and such other requirements of the city.
(3) The width of a block shall normally be sufficient to allow two tiers of lots of appropriate length.
(D) Lots.
(1) Size. For areas served by municipal sewer and water systems, the lot dimensions shall be such as to comply with the minimum lot areas specified in the Zoning Ordinance.
(2) Side lot lines. Side lines of lots shall be substantially at right angles to straight street lines or radial to curved street lines.
(3) Drainage. Lots shall be graded so as to provide drainage away from building locations.
(4) Natural features. In subdividing any land, due regard shall be shown for all natural features, such as tree growth, wetlands, steep slopes, watercourses or similar conditions, and plans adjusted to preserve those which will add attractiveness, safety and stability to the proposed development.
(5) Lot remnants. All remnants of lots below the minimum lot size left over after subdividing of a larger tract must be added to adjacent lots rather than allowed to remain as un-usable parcels unless the owner can show plans for future use of such remnant.
(6) Double frontage lots. Double frontage (lots with frontage on two parallel streets) or reverse frontage shall not be permitted, except when lot rear yards back on an arterial or collector street. Such lots shall have an additional depth of at least ten feet in order to allow for screen planting along the rear yard back lot line.
(E) Easements.
(1) Utilities. Easements shall be a minimum of 20 feet wide when centered on rear or side property lot lines and 15 feet when adjacent properties aren’t available for utility easements. The Clerk may request greater requirements if the situation warrants the need. Easements for storm or sanitary sewers shall be a minimum of at least 20 feet wide, unless otherwise directed by the City Clerk. Easements shall have continuity of alignment from block to block. Temporary construction easements may from time to time be required to where installation depths are greater than 12 feet. Utility easements other objects that will interfere with the free movement of utility service vehicles. If easements are obstructed, the city reserves the right to remove any or all obstructions at the cost of the effected property owner, any or all costs may be assessed back to the effected property owners. The city is not responsible for any removal costs and/or destruction of any items obstructing the easement rights-of-way.
(2) Watercourses. When a subdivision is traversed by a watercourse, drainage way channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the construction as may be determined to be necessary by the City Engineer.