A. Specifications And Requirements: It is the intent of this section that all lots and blocks provided in a subdivision abut on a street adequate to accommodate all traffic generated, in a reasonable and safe manner. The arrangement, character, extent, width, grade and location of all streets shall be designed in accordance with the following provisions:
1. Wherever topography permits, the arrangement of streets in a subdivision shall provide for the alignment and continuation or projection of existing streets into adjoining areas especially when such continuation is deemed necessary for convenient movement of traffic, for effective fire protection, and for efficient provision of utilities. Existing streets shall be continued at the same or greater width. Each subdivision shall provide for the continuation of all streets and highways as shown on the Ponca City area transportation plan.
2. Proposed streets shall extend to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the planning commission and the board of commissioners, such extension is not necessary or desirable for coordination with existing layouts, or the most advantageous for future development of adjacent tracts.
3. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider at the preapplication stage or the preliminary plat stage.
4. The arrangement of streets shall be such as to cause no undue hardship either on a subdivider or in the subdividing of adjacent properties. The dedication of street rights of way to facilitate the development of adjoining properties may be required.
5. If the adjacent property to a proposed subdivision or part of a subdivision is undeveloped and under separate ownership, and a street must be a dead end temporarily, the right of way shall be extended to the boundary of such subdivision. The developer shall install barricades, as approved by the traffic engineering department, at such a temporary dead end, and said barricades shall be maintained by the city.
6. In the phasing of a final plat, a temporary turnabout may be required for such a street, or temporary stub streets may be permitted, depending on the anticipated traffic to be generated on the street; the sight distance between the entrance and the temporary termination of the street; the potential need for an adequate turnaround for service vehicles, fire trucks and ambulances; and the projected time span before continuing the construction of the remainder of the street. If a turnaround is not provided, barricades shall be installed and maintained by the developer as approved by the traffic engineering department.
7. Half streets shall not be dedicated where the other half of the street abuts unplatted land under separate ownership. Where a half street is adjacent to a tract to be subdivided and under the ownership of the subdivider, the remaining half of the street shall be platted within such tract.
8. Where a subdivision borders an existing road not constructed to city standards or when future plans indicate realignment or widening of an existing road that would require use of some of the land in the subdivision, the applicant shall dedicate the additional right of way. Land reserved for any road purposes shall not be counted in satisfying yard or area requirements of the zoning ordinance. Said land shall be either dedicated to the municipality in fee simple or in an easement.
9. When a tract is subdivided into larger than normal lots or parcels, such lots or parcels shall be arranged so as to permit the logical location and opening of future streets and appropriate resubdivision, with provision for adequate alleys or utility drive easements and connection for such resubdivision.
10. Reserve strips controlling access to streets shall be prohibited.
11. Whenever a subdivision abuts or contains an existing or proposed major street, the planning commission and the board of commissioners may require service streets, reverse frontage with limits of access and/or screening along the rear property line, deep lots in excess of minimum requirements set forth in title 11 of this code, and may limit the number of streets that open onto a major street, or such other treatment as may be deemed necessary for the protection of residential properties and standard separation of through and local traffic.
12. Commercial and industrial subdivisions or developments shall be designed so as to provide a minimum number of openings or accesses to a major street by means of an internal vehicular circulation system designed for such use, but the said developments shall not have access to residential streets in a manner that encourages or promotes the movement of traffic through a residential neighborhood which is not generated by the neighborhood.
13. In business and industrial developments, streets and other access ways shall consider the arrangement of building sites, the location of rail facilities, and the provision of alleys, of truck loading and maneuvering areas, of walks and of parking areas and shall avoid conflicting movement between the various types of traffic including pedestrian.
14. Where a subdivision borders on or contains a railroad right of way or limited access major street right of way, the planning commission may require a street approximately parallel to and on each side of such right of way at a distance suitable for the appropriate use of the intervening land. Such distances also shall be determined with due regard for the requirements of approach grades and future grade separation structures.
15. Local streets shall be laid out and designed to discourage use by through traffic; to conform to topography as much as possible; to permit efficient drainage and utility systems; and to require the minimum number of streets necessary for convenient and safe access to property.
16. Grades of streets shall conform as closely as possible to the original topography. If possible, all streets shall be arranged to provide building sites above the grade of the street, otherwise, adequate provisions for drainage must be made. A combination of steep grades and curves shall be avoided.
17. A cul-de-sac shall not exceed five hundred feet (500') in length, measured from the centerline of the intersecting street at the entrance of the cul-de-sac to the center of the turnaround, and shall be provided with a circular turnaround having a radius of not less than fifty feet (50') at the property line and not less than forty feet (40') at the back of the curb. To meet the needs of specific situations, this requirement may be changed by the planning commission, upon recommendation by the technical review committee, when topography or other limited factors make such changes necessary for securing the best overall design.
18. Streets shall intersect at approximately right angles (75 degree minimum). No more than two (2) streets shall intersect at any one point.
19. Street jogs and centerline offsets of less than one hundred fifty feet (150') shall not be permitted. In the case of two (2) collector street intersections, the centerline offset shall be two hundred feet (200').
20. No street names shall be used which will duplicate or be confused with that of existing streets unless obviously in alignment with such existing street. Street names shall be subject to approval at the preliminary plat stage by the technical review committee.
B. Paving And Right Of Way Width: In order to provide for roads of suitable location and width, and for improvements that accommodate prospective traffic; and to afford satisfactory access for police, firefighting, sanitation, and road maintenance equipment; and to coordinate roads that create a convenient system and that avoid undue hardships upon adjoining properties, the following design standards for streets as set forth in table 1 are hereby required:
Type Of Street | Paving Width (Back-Of-Curb To Back-Of-Curb) | R/W Width
|
Local | 27 feet to 33 feet | 60 feet |
Collector | 33 feet to 37 feet | 70 feet |
Arterial | 49 feet | 100 feet |
Commercial and industrial | 33 feet | 70 feet |
This table reflects minimum widths and depending on the type of land use involved, the terrain of the land, and the density of development these widths may be increased by the planning commission upon recommendation by the technical review committee. (Ord. 5157, 8-10-1981)