A. Conformity With Comprehensive Plan: The proposed subdivision shall conform to the comprehensive plan.
B. Street Plan: The arrangements, character, extent, width, grade and location of all streets shall conform to the comprehensive plan and to these regulations, and shall be considered in their relation to topographic conditions, to runoff of stormwater, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
1. Continuation Of Existing Streets: The arrangement of streets in a new subdivision shall make provisions for the appropriate continuation of the existing streets in adjoining areas.
2. Future Projection Of Streets: Where adjoining areas are not subdivided, but may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
C. Streets:
1. Widths: All right of way widths and pavement widths (face to face of curb) shall conform to the following minimum dimensions:
Classification | Right Of Way | Roadway |
Classification | Right Of Way | Roadway |
Major public ways | 100 feet or as determined by county or state (whichever is greater) | |
Local public ways | 66 feet minimum | 44 feet |
Collector streets (east side) | 66 feet | 40 feet |
Collector streets (west side) | 60 feet | 40 feet |
Minor arterial (east side) | 66 feet | 36 feet |
Minor arterial (west side) | 60 feet | 36 feet |
Marginal access streets | 50 feet | 36 feet |
Cul-de-sac turnaround | 50 feet | 40 foot radius |
2. Deflections: When connecting street lines deflect from each other at any one point by more than ten degrees (10°), they shall be connected by a curve with radius of not less than one hundred feet (100').
3. Grades: All centerline gradients shall be at least five percent (5%) and shall not exceed the following:
Classification | Gradient (Percent) |
Major thoroughfares, local thoroughfares, collector streets | 4 |
Minor streets, marginal access streets, collector streets | 6 |
4. Vertical Curves: Different connecting street gradients shall be connected with vertical curves. Minimum length, in fact, of these curves shall conform to the standards specified in table A, sheet 5-291.231 of the Minnesota highway road design manual, April 1, 1969.
5. Street Jogs: Street jogs shall have a centerline offset by one hundred fifty feet (150') or more when applied to minor streets or marginal access streets. In all other cases they shall be avoided.
6. Minor Streets: Minor streets shall be so aligned that their use by through traffic will be discouraged.
7. Cul-De-Sacs: Maximum length cul-de-sac streets shall be five hundred feet (500'), measured along the centerline from the intersection of origin to end of right of way.
8. Marginal Access Streets: Where a subdivision abuts or contains an existing or planned major public way or railroad right of way, the city council may require a street approximately parallel to and on each side of such right of way for adequate protection of residential properties and to afford separation of through and local traffic. Such marginal access streets shall be located at a distance from the majority public way or railroad right of way suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separation.
9. Half Streets: Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations; and except where the city council finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever there is a half street adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
10. Reserve Strips: Reserve strips controlling access to streets shall be prohibited.
11. Private Streets: Private streets shall not be approved nor shall public improvements be approved for any private streets.
12. Hardship To Owners Of Adjoining Property Avoided: The streets arrangements shall not be such as to cause hardships to owners of adjoining property in platting their own land and providing convenient access to it.
D. Alleys:
1. Locational Requirements: Either a public or private alley shall be provided in a block where commercially zoned property abuts a major or local thoroughfare.
2. Widths: All alley rights of way approved easements and pavements width shall conform to the following minimum standards:
Classification | Right Of Way Or Easement | Pavement |
Industrial or commercial | 24 feet | 2 feet |
Residential | 20 feet | 16 feet |
3. Grades: All centerline gradients shall be at least five percent (5%) and shall not exceed eight percent (8%).
E. Intersections:
1. Angle Of Intersection: The angle formed by the intersection of streets shall not be less than sixty degrees (60°), with ninety degree (90°) intersections preferred.
2. Size Of Intersection: Intersections of more than four (4) corners shall be prohibited.
3. Corner Radii: Roadways of street intersections at curb shall be rounded by a radius of not less than twenty feet (20'). Roadways of alley-street intersections shall be rounded by a radius of not less than ten feet (10'). Corners at the entrances to the turnaround portion of cul-de-sacs shall be rounded by a radius of not less than fifteen feet (15').
F. Curb And Gutter: Concrete curb and gutter shall be included as a part of the required street surface improvement and shall thus be designed for installation along both sides of all roadways in accordance with the standards of the city.
G. Sidewalks:
1. Location: Sidewalks shall be constructed along both sides of all major public ways as designated on a comprehensive plan upon which buildable lots front and may be required by the city council upon recommendation of the planning commission along one or both sides of other rights of way. The sidewalk shall not be located less than one foot (1') from the property line, nor be adjacent to the curb, except as determined in commercial areas.
2. Widths: All sidewalk widths shall conform to the following minimum standards:
Classification | Width |
Single-family zone | 5 feet |
Multiple-family zone and public building sites | 6 feet |
Commercial zone | 6 feet |
Industrial zone | 6 feet |
3. Grades: Sidewalks shall slope one-fourth inch (1/4") per foot away from the property line, and the profile grade shall conform to street grades.
H. Pedestrianways: In blocks over nine hundred feet (900') long, pedestrian crosswalks through the blocks, and at least ten feet (10') wide, may be required by the city council in locations deemed necessary to public health, convenience and necessity.
I. Water Supply: Extensions of public water supply system shall be designed so as to provided public water service to each lot. The design of said extension shall be in accordance with the standards of the city.
J. Sewage Disposal: Extensions of the public sanitary sewer system shall be designed so as to provide sewer service to each lot. The design of said extensions shall be in accordance with the standards of the city.
K. Drainage: A complete and adequate drainage system for the subdivision shall be designated, and shall include a storm sewer system or a system of open ditches, culverts, pipes and catch basins, or both systems. Such system or systems shall be designed in conformity will all applicable standards of the city so as to meet with their approval.
L. Easements:
1. Provided For Utilities: Easements at least twenty feet (20') wide, centered on rear and other lot lines, shall be provided for utilities where necessary and shall be dedicated to the public by appropriate language in the owner's certificate. They shall have continuity of alignment from block to block, and at deflection points easements for pole line anchors shall be provided where necessary. Easements shall be provided 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 five hundred feet (500').
2. Provided For Drainage: Easements shall be provided along each side of the centerline of any watercourse or drainage channel, whether or not shown in the comprehensive plan, to a width sufficient to provide property maintenance and protection and to provide for stormwater runoff and installation and maintenance of storm sewers, and they shall be dedicated to the city by appropriate language in the owner's certificate.
3. Provided For Public Ways: The parameters for public ways shall be address and set forth in the developer's agreement and in accordance with the city engineering standards, and public way easements shall be dedicated to the city by appropriate language in the owner's certificate.
M. Street Names: 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 which event it shall bear the same name of the existing or platted street so in alignment.
N. Blocks:
1. Factors Governing Dimensions: Block length and width, or acreage within bounding streets, shall be such as to accommodate the size of residential lots required in the area by the zoning provisions and to provide for convenient access, circulation control and safety of street traffic.
2. Length: Block length shall not exceed one thousand three hundred feet (1,300').
3. Arrangements: A block shall be so designated as to provide two (2) tiers of lots, unless it adjoins a railroad, river or major public way where it may have a single tier of lots.
O. Lots:
1. Location: All lots shall abut by their full frontage on a publicly dedicated street, or a street that has received legal status as such.
2. Size: The lot dimensions in subdivisions designed for single- family detached dwellings use shall not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning provisions of this code.
3. Butt Lots: Butt lots shall be platted at least five feet (5') wider than the average width of interior lots in the blocks.
4. Side Lot Lines: Side lines of lots shall be substantially at right angles to the street line.
5. Watercourses: Lots abutting upon a watercourse, drainageway, channel or stream shall have an additional depth or width, as required, to assure house sites that are not subject to flooding.
6. Natural Features: In the subdividing of any land, due regard shall be shown for all natural features such as tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed development.
7. Lot Remnants: All remnants of lots below minimum size left over after subdividing of a larger tract must be added to adjacent lots, rather than allowed to remain as unusable parcels.
8. Lots Along Public Ways: Except in those cases where there are extenuating circumstances, residential lots shall not front on major public ways. Residential lots contiguous to a railroad right of way shall be a minimum of one hundred fifty feet (150') in depth. (Ord. 10, 6th Series, eff. 3-2-2009)