All subdivisions shall comply with the following minimum standards:
A. Streets:
1. The arrangement, character, extent, width, grade and location of all streets shall conform and 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.
2. The arrangements of streets in new subdivisions shall make provisions for the continuation of the existing streets in adjoining areas.
3. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets.
4. When a new subdivision adjoins unsubdivided land susceptible of being subdivided, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided.
5. Street jogs with centerline offsets of less than one hundred twenty five feet (125') shall be avoided.
6. Cul-de-sacs, designed to be so permanently, shall not be longer than four hundred feet (400') and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least eighty feet (80'), and a street property line diameter of at least one hundred feet (100').
7. Where a subdivision abuts or contains an existing arterial street the mayor and council may require marginal access streets or other such treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
8. Minor streets shall be so laid out that their use by through traffic will be discouraged.
9. Street widths shall not be less than fifty feet (50') in right of way.
10. The intersection of more than two (2) streets at one point shall be avoided except where it is impracticable to secure a proper system otherwise. Streets shall intersect one another at an angle as near to a right angle as possible, and no intersection of streets at angles less than sixty degrees (60°) shall be approved. Street intersections shall be rounded with a radius of ten feet (10') measured at the back of curbs when the said intersection occurs at right angles. If an intersection occurs at an angle other than a right angle, it shall be rounded with a curve of a radius acceptable to the mayor and council. In a business district, the mayor and council may permit comparable cutoffs or chords.
11. When connecting street lines deflect from each other at any point by more than ten degrees (10°), they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than six hundred feet (600') for minor and collector streets, and of such greater radii as the mayor and council shall determine for special cases.
12. A tangent of at least one hundred feet (100') long shall be introduced between reverse curves on arterial and collector streets.
13. Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further resubdivision.
14. Reserve strips controlling access to streets shall be prohibited except under conditions approved by the mayor and council.
15. No street grade shall be less than one percent (1%), and shall not exceed ten percent (10%), with due allowance for reasonable vertical curves.
16. Where a subdivision borders on or contains a railroad right of way or limited access highway right of way, the mayor and council may require a street approximately parallel to and on each side of such right of way, at a distance 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 separations.
17. 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 where the Mayor and Council find it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
18. 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. House numbers shall be assigned in accordance with the house numbering system now in effect in the City. All new streets shall be named by the subdivider subject to the approval of the Mayor and Council.
19. The subdivider shall provide access to all proposed streets, across all ditches, in a standard method approved by the City Council.
B. Alleys:
1. Alleys shall not be permitted in residential areas.
2. Alleys shall be provided in commercial and industrial districts except that the Mayor and Council may waive this requirement where other definite and assured provision is made for service access, such as off street parking, loading, and unloading consistent with and adequate for the use proposed.
3. The right-of-way width of an alley shall be twenty feet (20') minimum.
4. Dead end alleys shall not be permitted, except that the Mayor and Council may waive this requirement where such dead end alleys are unavoidable and where adequate turnaround facilities have been provided.
C. Easements:
1. Easements with a right-of-way width of ten feet (10') shall be provided on each side of all rear lot lines and along certain side lot lines where necessary for utilities.
2. Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose. (Ord. 786, 3-8-2016)