(A) Streets and alleys.
(1) Generally.
(a) The character, extent, width, grade and location of all streets 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.
(b) The arrangements of streets in a subdivision shall either provide for the continuation of existing streets in surrounding areas, or conform to a plan for the neighborhood approved or adopted by the City Council to meet a particular situation where topographical or other conditions make continuance of existing streets impractical.
(c) Residential streets or minor streets should be so arranged as to discourage their use by through traffic.
(d) Where a subdivision abuts on or contains an existing or proposed arterial street, marginal access streets, reverse frontage with screen plantings, non-access reservations along arterial property lines abutting the arterial streets, deep lots or such other treatment as may be necessary for protection of residential properties should be encouraged. Direct frontage and/or access to arterial streets should be avoided.
(e) Street traffic should be designed to flow toward arterial and collector streets. Streets should fit the contours of the land. Street grades, where feasible shall not be greater than 8% and not less than 0.36%.
(2) Half streets. Dedication of half streets shall be prohibited, except where essential to reasonable development of future subdivisions.
(3) Dead end streets and cul-de-sacs.
(a) Dead end streets are prohibited, but cul-de-sacs will be permitted.
(b) Cul-de-sacs shall not be longer than 500 feet including a turn-around at the closed end.
(c) The turn-around shall have a minimum outside curb radius of at least 40 feet and a right-of-way radius of not less than 50 feet; except for T-shaped turn arounds where permitted.
(4) Street intersections. Streets should intersect as nearly as possible at right angles, except under unusual topographical conditions. The minimum angle of street intersection shall be 80 degrees. Street intersections shall not be off-set less than 150 feet as measured from the centerlines.
(5) Alleys. Alleys, where provided, shall not be less than 30 feet wide in commercial areas and 20 feet wide in residential areas. Dead end alleys should be avoided, but, if unavoidable, adequate turn- around areas shall be provided at the closed end.
(6) Right-of-way standards. Public right-of- way widths shall be dedicated using the following minimum standards or those recommended by the state’s or county’s Highway Department when applicable (in feet):
Roadway | |||
Public Right-of-Way | Right-of-Way | Paved | Gravel****
|
Roadway | |||
Public Right-of-Way | Right-of-Way | Paved | Gravel****
|
Arterial street | 100 | 48 | 48 |
Collector street | 66 | 44 | 32 |
Cul-de-sac* | 66*** | 24*** | 24 |
Marginal access street | 66 | 24 | 24 |
Minor or local street | 66 | 24 | 24 |
Pedestrian way | 10 | N/A | N/A |
Private common access | ** | ** | ** |
NOTES TO TABLE: * As provided in division (A)(5) of this section. ** The City Council may decide to approve private common access where appropriate and may require such standards as deemed appropriate. *** In addition to turnaround requirements outlined in division (A)(3) of this section. **** Three inches of Class 5. | |||
(7) Street alignment. The horizontal and vertical alignment minimum requirements on all street shall be as follows (in feet):
Street | Horizontal* | Vertical**
|
Arterial | 150 | 500 |
Collector | 50 | 300 |
Cul-de-sacs | 50 | 100 |
Intersections | 15*** | 300 |
Minor | 50 | 200 |
NOTES TO TABLE: * Radii of center-line. ** Minimum sight distance as measured at four feet above ground level along the centerline. For intersections as measured 15 feet from the edge of the roadway. *** Curb-line radius. | ||
(B) Easements.
(1) Easements having a minimum width of ten feet shall be provided along the side or rear lot lines as required for utility lines, and underground mains and cables.
(2) Utility easements shall connect with easements established in adjoining properties. All utility easements should be reviewed by the appropriate utility company or corporation. Where feasible, all utilities shall be placed underground.
(3) Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a floodage easement or drainage right-of-way conformation substantially with the lines of such watercourse.
(4) Pedestrian walkway easements with right-of-way of not less than ten feet in width shall be required where deemed essential to provide circulations, or access to schools, playgrounds, shopping centers, transportation and other community facilities as shall be determined by the Planning Commission and City Council.
(C) Blocks.
(1) Length. Blocks shall not be greater than 1,800 feet in length, except if necessary due to unusual topographical or other conditions. In residential areas, blocks longer than 800 feet shall be provided with pedestrian ways or easements near the center of the block.
(2) Width. Blocks should have sufficient width to provide two tiers of lots of minimum depth to allow sufficient area for building and adequate off- street parking.
(D) Lots.
(1) Generally. The lot size, width, shape and orientation shall be appropriate for the proposed type of development and meet the minimum requirements of the zoning code in effect upon approval of the final plat.
(2) Frontage. All lots shall have frontage upon a public street or upon an approved private common access road.
(3) Corner lots. Corner lots for residential purposes shall have extra width to allow appropriate building setback from an orientation to both streets, as required by Ch. 155 of this code of ordinances in effect upon approval of the final plat.
(4) Lot lines. All side lot lines shall be perpendicular or radial to street right-of-way lines.
(5) Double and reverse-lots. Double frontage and reverse lots should be avoided except where essential to provide separation of residential uses from arterial streets, conflicting uses or other adverse conditions.
(E) Soil erosion and steep slopes.
(1) Topsoil and vegetation distributed or destroyed during or after construction shall be replaced or replanted to minimize soil erosion.
(2) No construction or grading shall be allowed on slopes greater than 20%. The subdivider does have the option of dedicating steep slopes to the city or an officially recognized home ownership association.
(3) During and after construction, slopes shall be protected from erosion by quick establishment of vegetative cover, benches, terraces, mulches or other proper protection devices or practices. Stands of existing vegetation adequate to control erosion should be preserved wherever possible.
(4) Any land reclamation or filling shall conform to the applicable regulations outlines within the Zoning Code.
(F) Drainage.
(1) Plans for surface water runoff and drainage shall be reviewed by the Planning Commission and City Council prior to final plat approval.
(2) The subdivision should be so designed that the drainage system utilizes to the greatest extent possible existing natural overland flows, open channel and drainage routes.
(3) The drainage system shall be constructed and operational during the initial phase of construction.
(G) Yard, area and building regulations. The yard, area and building requirements shall comply with the provisions set forth within this chapter and all other applicable ordinances of appropriate jurisdictions.
(Prior Code, § 154.32) (Ord. passed 6-6-1978)