(A) General street design.
(1) 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 those streets, and the comprehensive plan of the community.
(2) When a new subdivision adjoins un-subdivided land that is susceptible to being divided, the arrangement of streets shall allow for their appropriate continuation into adjoining areas. The streets shall be carried to the boundaries of the un-subdivided land.
(3) Where the parcel is subdivided into larger tracts than for building lots, the parcels shall be divided so as to allow for the opening of major streets and the ultimate extension of adjacent minor streets.
(B) Street names. Street names shall not duplicate the names of other streets.
(C) Street width and grades. The following standards for street width and grades shall be followed by the subdivider.
Type of Highway or Street | Minimum Width (Feet) | Maximum Grade | Minimum Grade |
Collectors | 60 | 8% | .5% |
Cul-de-sacs radius | 40 | 10% | .5% |
Frontage roads | 60 | 10% | .5% |
Highway and arterials | 80 - 120 | 5% | .5% |
Local streets | 60 | 10% | .5% |
Turn around diameters | 80 | 10% | .5% |
(D) Street intersections. Insofar as practical, streets shall intersect at right angles. In no case shall the angle formed by the intersection of two streets be less than 60 degrees. Intersections having more than four corners shall be prohibited. Adequate land for future intersection and interchange construction needs shall be dedicated to the city.
(E) Tangents. A tangent of at least 100 feet shall be introduced between reverse curves on collector streets and 50 feet on lesser streets.
(F) 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 arterials, 300 feet for collectors, and 100 feet for all other streets.
(G) Street jogs. Street jogs with centerline offsets of less than 150 feet shall be prohibited.
(H) Local streets. Local streets shall be laid out so as not to encourage through traffic.
(I) 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 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.
(J) Access to arterial streets. In the case where a proposed plat is adjacent to a limited access highway (arterial), there shall be no direct vehicular or pedestrian access from individual lots to highways. As a general requirement, access arterials shall be at intervals of not less than one-fourth a mile and through existing and established crossroads where possible. The City Council may require the developer to provide local service drives along the right-of-way of the facilities, or they may require that lot rear yards back on the arterials, in which case vehicular and pedestrian access between the lots and arterial shall be prohibited.
(K) 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. The probable length of time elapsing before dedication of the remainder shall be considered in this decision. No permanent street improvement shall be permitted within a half street right-of-way. All lots having frontage or access solely from a half street are prohibited from being eligible for building permits.
(L) Private streets. Private streets shall be prohibited and not maintained.
(M) Corners. Curb lines at street intersections shall be rounded at a radius of not less than 15 feet.
(N) 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.
(O) 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 considered in their relation to existing and planned pedestrian walkways, to reasonable circulation of traffic, to topographic conditions, to runoff of storm water and to the proposed uses of the area to be served. Pedestrian rights-of-way shall be a minimum of at least ten feet wide.
(P) 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.
(Q) Street plans for future subdivisions. Where the subdivision to be submitted includes only part of the tract owned or intended for development by the applicant, a tentative plan of a proposed future street system for the un-subdivided portion shall be prepared and submitted by the applicant. When determined necessary by the city, the plan shall extend streets and utilities to the property line of the adjacent tract and/or tracts.
(R) Compliance with city, county and state transportation plans. All subdivisions adjacent to or incorporating planned streets which are identified in the city, county and state transportation plans, as amended, or existing streets shall comply with the minimum right-of-way, surfaced width and design standards as outlined in the plans or as recommended by the City Engineer.
(S) Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the City Council.
(T) Temporary cul-de-sacs. In those instances where a street is terminated pending future extension in conjunction with future subdivision, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements.
(U) Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway or county thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of the right-of-way; provided, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between the street and right-of-way. The distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths.
(V) Grading. The full width of the right-of-way of all streets and alleys dedicated in the plat shall be graded to the lines and cross sections as shown on the grading plan submitted to and approved by the City Engineer. Exceptions to the width of grading may be granted where topography or tree cover warrant.
(W) Soil investigation. To determine sub-grade soils classification and bearing capacity of the soils in the proposed development, a soil investigation report shall be prepared under the supervision of a soils engineer associated with a qualified soil testing service and be provided to the City Engineer. The report shall contain the design recommendation for street section based on seven ton design. In proposed streets, soils investigation shall be performed at intervals not to exceed 500 lineal feet. The soil borings completed during the investigation shall be at least ten feet in depth below the proposed finished grade and five feet below the proposed elevations of utilities. Ground water levels shall be reported at each boring. Elevations shall be in mean sea level datum. Locations of borings shall be measured in the field and accurately shown on the plans.
(X) Base and surfacing. All streets shall be improved with a concrete or bituminous surface. Pavement sections shall be in accordance with city standard detail plates. Except in the case of model homes, as may be approved by the city, no building permit shall be issued for any lot or parcel in a subdivision prior to the installation of the base course of bituminous. The wear course of bituminous shall be placed following the construction season or, if so designated by the City Council, up to two years from the date of final plat approval. Exceptions to this provision may be granted by the City Council at their discretion as part of a development contract. This requirement may, for plats in the urban reserve district, be modified or held in abeyance, or gravel-based, oiled or dust palliative treated streets may be substituted if recommended by the City Engineer, and approved by the City Council. All roads to be constructed will be constructed per specifications by the City Engineer.
(Y) Concrete curb and gutter. All curb shall be concrete with integral gutter. The standard curb shall be in accordance with the city engineering development standards.
(Z) Boulevards. All boulevards shall be sodded.
(AA) Sidewalks. Concrete sidewalks are required on one side of all public streets and may be required on both sides of the streets with the outside edge located one foot from the property line, and on major pedestrian ways as directed by the City Council. The Council may also require a bituminous trail to be installed in lieu of the sidewalk when appropriate. All sidewalks and trails shall be built to the specifications (including width) of the City Engineer as found in the city development standards. The City Council may waive this requirement in rural subdivisions or in areas where there may be limited need or feasibility. Sidewalks shall be installed prior to the installation of the bituminous wear course. The developer shall notify all lot purchasers of sidewalk construction plans.
(BB) Driveways. All concrete aprons and driveways shall be constructed from the curb to the property line. In cases where driveways are constructed after curbing and sidewalks are in place, the sidewalk for the width of the driveway shall be reconstructed to driveway specifications for thickness but shall not alter the grade or lines of the sidewalk. Where driveways shall be permitted to access onto thoroughfare or collector streets, provisions shall be made for an on-site turn around area which would provide access to the thoroughfare or collector street in a forward direction. All driveway aprons between the back of curb and sidewalk shall be concrete.
(CC) Lighting. Streetlights conforming to city specifications shall be installed at the locations approved by the City Engineer. Easements may be required along property lines from utility easements on rear lot lines to rights-of-way so as to provide for a streetlight interval not to exceed 350 feet.
(DD) Signs. All signs shall be installed by the developer in accordance with the Minnesota Manual on Uniform Traffic Control Devices and the City Engineering Development Standards.
(Ord. 582, passed 8-26-2019) Penalty, see § 152.999