(A) Street plan.
(1) Proposed streets shall conform to the state, county, or local road plans or preliminary plans as have been prepared, adopted, and/or filed as prescribed by law.
(2) Streets shall be logically related to the topography so as to produce useable lots and reasonable grades.
(3) Access shall be given to all lots and a portion of the tract in the subdivision and to adjacent unsubdivided parcels unless the topography clearly indicates that such connection is not feasible. Reserved strips and land-locked areas shall not be created.
(4) The arrangement of streets in new subdivisions shall make provisions for the appropriate continuation of the existing streets into adjoining areas.
(5) Where adjoining areas are not subdivided, but may be subdivided, the arrangement of streets in a new subdivision shall make provisions for the proper projection of streets in adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations. Streets must be rough graded or documented that grading can be accomplished within the right-of-way.
(6) Local streets shall be laid out to discourage their use by through traffic. Thoroughfares shall be reserved for through traffic by providing marginal access streets, interior streets for serving lots or other means.
(7) Half or partial streets will not be permitted, except where essential to reasonable subdivisions of a tract in conformance with the other requirements and standards of these regulations and where, in addition, reasonable assurance for dedication of the remaining part of the street can be secured.
(8) Whenever a tract to be subdivided adjoins an existing half or partial street, the part of the street within such tract shall be platted and dedicated if the dedication results in a reasonable subdivision design for the area.
(9) Dead-end streets shall be prohibited except as stubs to permit future street expansion into adjoining tracts or when designed as cul-de-sac streets.
(10) Private streets and reserve strips shall be prohibited and no public improvements shall be approved for any private street. All streets shall be dedicated for public use.
(11) Where a subdivision abuts or contains an existing or planned principal arterial highway or railroad right-of-way, a street approximately parallel with and on each side of the thoroughfare and right-of-way may be required for adequate protection of residential properties and separation of through and local traffic. Such service streets shall be located at a distance from the major thoroughfare or railroad right-of-way suitable for the appropriate use of the intervening land, or for retail purposes in appropriate districts. Such distances shall also be determined with due regard for the requirement of approach grades and future grade separations.
(12) 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.
(Prior Code, Ch. 401 § 901.01)
(B) Cul-de-sac streets.
(1) For the purposes of this chapter, whether a new cul-de-sac is proposed or an existing cul-de-sac is to be extended, the beginning of the cul-de-sac road shall be measured from the point at which there is no secondary access. The end is to be measured at the center of the cul-de-sac.
(2) Lots with frontage at the end of the cul-de-sac shall have a minimum of 60 feet of road frontage and meet the lot width requirement at the building setback line for the zoning district in which the property is located.
(3) Temporary cul-de-sacs are those in which it can be clearly shown that the road could reasonably continue and would result in a through road at some time in the foreseeable future. A plan showing how the road could be extended into neighboring property shall be submitted.
(4) Cul-de-sac streets, permanently designed as such, shall not exceed 600 feet in length in areas where lots are less than 2.5 acres in size.
(5) Where lots are 2.5 acres in size or greater, cul-de-sacs permanently designed as such shall not exceed 1/4 mile in length.
(6) In areas where lots are 2.5 acres or greater, temporary cul-de-sacs shall not exceed 2,640 feet (1/2 mile) nor provide access to more than 20 home sites.
(7) In areas where lots are less than 2.5 acres, temporary cul-de-sacs shall not exceed 800 feet nor provide access to more than 20 home sites.
(8) Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to a property line and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future expansion of the street into the adjoining tract. At such time as a street is extended, the acreage covered by the turnaround outside the boundaries of the extended street shall revert in ownership to the property owner fronting on the temporary turnaround. To assure such streets can be constructed according to these regulations, the street shall be rough graded or typical sections shall be submitted and approved by the City Engineer to show construction can stay within the right-of-way.
(Prior Code, Ch. 401 § 901.02)
(C) Street design.
(1) Minimum right-of-way widths and pavement widths (face-to-face curb) for each type of public street or road shall be as follows:
Urban Design
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Type of Street | Minimum Right-of-Way | Minimum Roadway Width (Including Shoulders) |
Local | 60 feet (18.3m) | 32 feet (9.8m) |
Collector | 100 feet (30.5m) | 44 feet (13.4m) |
Minor Arterial | 120 feet (36.6m) | 44 feet (13.4m) |
Rural Design
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Type of Street | Minimum Right-of-Way | Minimum Roadway Width | Shoulder Width |
Local | 60 feet (18.3m) | 24 feet (12.2m) | 4 feet |
Collector or Commercial-Industrial Street | 100 feet (30.5m) | 24 feet (12.2m) | 8 feet |
Minor Arterial | 120 feet (36.6m) | 24 feet (12.2m) | 8 feet |
(2) Where a subdivision abuts or contains an existing street of inadequate width, sufficient additional width shall be provided to meet the above standards.
(3) The minimum radius for a cul-de-sac shall be 45 feet.
(4) Additional right-of-way and roadway widths may be required to promote public safety and convenience when special conditions require it or to provide parking space in areas of intensive use. Additional width may also be necessary due to topography in order to provide adequate earth slopes.
(5) Access to streets shall be regulated as follows:
(a) Access of streets within the subdivision to other local streets shall meet all requirements of the city.
(b) Access of streets within the subdivision to any public street or highway shall meet all requirements of the access spacing guidelines of the City Comprehensive Plan as provided below and shall be subject to all conditions of access permitting requirements of the Washington County Department of Public Works or the Minnesota Department of Transportation.
1. At the discretion of the City Engineer, a traffic study including trip generation figures may be required of commercial or industrial subdivisions as well as residential subdivisions of 50 or more dwelling units.
2. Commercial developments or residential developments with more than 10 dwelling units shall require turn or bypass lanes to be constructed on the county road or state-aid highway. Such lanes shall conform to the Minnesota Department of Transportation design standards and all costs shall be borne by the developer.
Access Spacing Guidelines
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Type of Access
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Functional Classification of Highway
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Principal Arterial | Minor Arterial | Collector | Local | ||
>7,500 ADT* | <7,500 ADT
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Access Spacing Guidelines
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Type of Access
|
Functional Classification of Highway
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Principal Arterial | Minor Arterial | Collector | Local | ||
>7,500 ADT* | <7,500 ADT
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A. Private residential driveways | No direct access | No direct access | (2) | (2) | (2) |
B. Commercial driveways or noncontinuous commercial streets | No direct access | No direct access | 1/8 mile | 1/8 mile | (2) |
C. Noncontinuous residential | No direct access | 1/8 mile with no median opening | 1/8 mile | 1/8 mile | (2) |
D. Continuous local streets and collector streets | 1/2 mile | 1/4 mile | 1/4 mile | 1/8 mile | 1/8 mile |
E. Minor arterials | 1/2 mile | 1/2 mile | 1/2 mile | 1/2 mile | 1/2 mile |
Notes: | |||||
1. Traffic volumes refer to 20-year forecast | |||||
2. Determination based on other criteria (sight distance, speed, traffic volumes, and the like) | |||||
3. Distances shown are minimums | |||||
4. "Noncontinuous" streets refer to cul-de-sacs or short length streets (less than 1/2 mile) which do not cross the county highway in question | |||||
5. The type of traffic control, turn lanes and bypass lanes required will be determined based upon the projected traffic volumes on the type of access requested | |||||
6. City reserves the right to increase the minimums based on other criteria (sight distance, speed, traffic volume, and the like) | |||||
* Average Daily Traffic (ADT) | |||||
(c) Access to Minnesota trunk highways, U.S. routes or interstate highways shall be subject to all regulations and permitting procedures of the Minnesota Department of Transportation.
(6) Street jogs with centerline offsets of less than 150 feet shall not be allowed.
(7) When connecting street lines deflect from each other at any 1 point by more than 10 degrees, they shall be connected by a curve with a radius of not less than 200 feet.
(8) Centerline gradients shall be at least 0.25% and grades shall not exceed 8%.
(9) Different connecting street gradients shall be connected with vertical curves. Minimum length of these curves shall be 30 times (30X) the algebraic difference in the percent of grade of the 2 adjacent slopes.
(10) The angle formed by any intersection of streets shall not be less than 70 degrees with 90-degree intersections preferred.
(11) Intersections having more than 4 streets converging at a single intersecting point shall be prohibited.
(12) Roadways of street intersections shall be rounded by a radius of not less than 15 feet. Roadways of alley-street intersections shall be rounded by a radius of not less than 6 feet. Corners at the entrances of turn-around portions of the cul-de-sacs shall be rounded by a radius of not less than 30 feet.
(Prior Code, Ch. 401 § 901.03)
(D) Public utilities.
(1) Extensions of the public water supply system, when available, shall be designed to provide public water services to each lot.
(2) Extensions of the public sanitary sewer system, when available, shall be designed to provide public sewer service to each lot.
(Prior Code, Ch. 401 § 901.04)
(E) Easements.
(1) Easements of at least 20 feet wide, centered on rear and other lot lines as required, shall be provided for utilities where necessary. Where underground utilities are being installed, a 10-foot wide front and side yard easement may be required. These easements shall be dedicated on the final plat.
(2) Drainage easements shall be provided along each side of the centerline of any watercourse or drainage channel to a sufficient width to provide proper maintenance and protection and to provide for stormwater runoff and installation and maintenance of drainage systems. Drainage easements shall be dedicated around wetlands and DNR designated lakes, rivers and streams up to the 100-year flood elevation or delineated boundary, whichever is greater.
(3) Utility and drainage easements shall be dedicated for the required use.
(Prior Code, Ch. 401 § 901.05)
(F) Street names and signs.
(1) Names of new streets shall not duplicate existing or platted street names unless a new street is a continuation of or in alignment with the existing or platted street. In that event, it shall bear the same name of the existing or platted street. Street names shall conform to the Washington County Uniform Street Naming and Property Numbering System as applicable.
(2) All street signs shall be provided and installed by the city at the expense of the subdivider.
(Prior Code, Ch. 401 § 901.06)
(G) Lot requirements.
(1) Side lot lines shall be substantially at right angles to straight street lines or radial to curved street lines or radial to lake or stream shores unless topographic conditions necessitate a different arrangement. Lots proposed with irregular lot lines for the sole purpose of meeting a specific zoning requirement are prohibited.
(2) Each lot shall have frontage on an improved public street. Access to the lot shall be from the frontage of the lot.
(3) No lot shall have less area or width than is required by zoning regulations applying to the area in which it is located.
(4) Lots designed for commercial or industrial purposes shall provide adequate off-the-street service, loading and parking facilities.
(5) Corner lots shall be platted at least 20 feet wider than required.
(6) Through or double frontage lots shall not be permitted except where such lots abut an arterial or highway or as a means to overcome specific disadvantage to topography and orientation. Such lots shall have an additional depth of 10 feet for screen planting along the rear lot line.
(7) Lots abutting upon a watercourse, drainage way, channel, or stream shall have an additional depth or width, as required, to assure building sites that are not subject to flooding.
(8) Lots with lakeshore frontage shall be designed so that the lot lines extended shall maintain the closest approximation to riparian right.
(9) All remnants of lots below minimum lot size left over after subdividing a larger tract must be added to adjacent lots or a plan shown for future use, rather than allowed to remain an unusable parcel. A development agreement (major subdivision) shall be recorded restricting the use and ownership of the parcel.
(10) In the case where the proposed plat is adjacent to a major or minor arterial, there shall be no direct vehicular access from individual lots to such streets and roads. Residential driveway access on collector streets must be a minimum of 300 feet apart and meet appropriate safety standards.
(11) No lot shall extend over a political subdivision boundary. No building shall extend over a school district line.
(12) In any area where property is likely to become urbanized, a preliminary plan may be required showing a potential and feasible way in which the lot or lots may be replatted in future years for more intensive use on the land. The placement of buildings or structures upon these lots shall allow for potential resubdivision.
(13) All lots abutting a lake, river, pond, or wetland shall contain a building site 2 feet or above the regulatory flood elevation, and access to both the subdivision and to the individual building sites shall be no lower than 2 feet above the regulatory flood protection elevation. The lowest floor elevation shall be shown on the face of the final plat, as recorded, and shall be a minimum of 2 feet above the 100-year flood elevation.
(Prior Code, Ch. 401 § 901.07)