A. Minimum Design Standards Required: All plans submitted pursuant to the provisions of this chapter, and all subdivisions, improvements and facilities done, constructed or made in accordance with said provisions shall fully comply with the minimum design standards set forth hereinafter in this chapter; provided, however, that any higher standards adopted by any highway district, state highway department or health agency shall prevail over those set forth herein.
B. Dedication: Arterial collector streets shall be dedicated to the public in all cases; in general, all other streets shall also be dedicated to public use.
C. Location: Street and road location shall conform to the following:
1. Street Location And Arrangements: When a major street plan or comprehensive development plan has been adopted, subdivision streets shall conform to such plans;
2. Local Or Minor Streets: Local or minor streets shall be so arranged as to discourage their use by through traffic;
3. Street Continuation And Extension: The arrangement of streets shall provide for the continuation of existing streets from adjoining areas into new subdivisions unless otherwise approved by the council and the highway district or department having jurisdiction over such streets;
4. Stub Streets: Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall be such that said streets extend to the boundary line of the tract to make provisions for the future extension of said streets into adjacent areas. A reserve strip may be required and held in public ownership;
5. Relation To Topography: Streets shall be arranged in proper relation to topography so as to result in usable lots, safe streets and acceptable gradients;
6. Alleys: Alleys shall be provided in multiple dwelling or commercial subdivisions unless other provisions are made for service access and off street loading and parking. Dead end alleys shall be prohibited in all cases;
7. Frontage Roads: Where a subdivision abuts or contains an arterial street, it may be required, in the discretion of the commission, that there be frontage roads approximately parallel to and on each side of such arterial street, and that there be such other treatment as is necessary for the adequate protection of residential properties and to separate through traffic from local traffic;
8. Cul-De-Sac Streets: Cul-de-sac streets are discouraged, but if used, must be a minimum of a fifty foot (50') radius (100 foot diameter from curb to curb), and the street to the cul-de-sac shall be no longer than two hundred feet (200') to the mouth of the cul-de-sac;
9. Half Streets: Half streets shall be prohibited except where unusual circumstances make such necessary to the reasonable development of a tract in conformance with this chapter and where satisfactory assurance for dedication of the remaining part of the street is provided. Whenever a tract to be subdivided borders on an existing half or partial street, the other part of the street shall be dedicated with such tract; and
10. Private Streets: Private streets and roads shall be prohibited except within planned unit developments.
D. Specifications:
1. Street Right Of Way Widths: Street and road right of way widths shall conform to the adopted major street plan or comprehensive development plan and the rules of the state department of highways and the highway district or department having jurisdiction; minimum right of way standards are as follows:
Street Types | Widths | Widths Of Pavement |
Major arterial | 100 feet | 50 feet divided to back of curb |
Collector | 60 feet | 50 feet from back of curb to back of curb |
Minor | 50 feet | 40 feet from back of curb to back of curb |
Curbs on minor streets shall be at least forty feet (40') apart as measured from the back of the curb on one side of the street to the back of the curb on the opposite side of the street.
2. Street Grades: Street grades shall not exceed nine percent (9%) on either minor or collector streets, and no street grade shall be less than three-tenths foot (0.3') per one hundred feet (100').
3. Vertical Street Alignment: Minimum sight distances shall be two hundred feet (200') for minor streets and three hundred feet (300') for other streets.
E. Street Names: The naming of streets shall conform to the following: 1) street names shall not duplicate any existing street name except where a new street is a continuation of an existing street; 2) street names that may be spelled differently but sound the same as existing streets shall not be used.
F. Intersections: Intersections shall conform to the following:
1. Angle Of Intersection: Streets shall intersect at ninety degrees (90°) or as closely thereto as possible, and in no case shall streets intersect at less than eighty degrees (80°);
2. Number Of Streets: No more than two (2) streets shall cross at any one intersection;
3. T-Intersections: T-intersections may be used wherever such design will not unduly restrict the free movement of traffic;
4. Vertical Alignment Of Intersection: A nearly flat grade with appropriate drainage slopes is desirable within intersections. This flat section shall extend fifty feet (50') to one hundred feet (100') each way from the intersection. An allowance of two percent (2%) maximum intersection grade in rolling terrain and four percent (4%) in hilly terrain will be permitted.
G. Pedestrian Walkways: Right of way for pedestrian walkways in the middle of long blocks shall be required where necessary to obtain convenient pedestrian circulation to schools, parks or shopping areas; the right of way shall be at least ten feet (10') wide and shall extend entirely through the block.
H. Easements: Unobstructed utility easements shall be provided along front lot lines, rear lot lines, and side lot lines when necessary; where easements are provided on two (2) adjoining lots, a ten foot (10') easement per lot is required. Alleyways shall be required unless all services are provided from the front of the lots. Unobstructed drainage way easements shall be provided as needed or required by the city council.
I. Blocks:
1. Every block shall be so designed as to provide two (2) tiers of lots, except where lots back onto an arterial street, natural feature, or subdivision boundary; blocks shall not be less than three hundred feet (300') long.
2. The length, width and shape of blocks shall be determined with due regard to adequate sites suitable to the special needs of the type of use contemplated; the zoning requirements as to lot size and dimensions; the need for convenient access, circulation, control and safety of street traffic; and the limitations and opportunities of topography.
J. Lots: Lots shall conform to the following:
1. Lot Sizes: No subdivision plat in the area included in an R-1 district shall hereafter be approved by the city unless all interior lots shown thereon shall have a frontage of seventy five feet (75') or more and a minimum area of six thousand one hundred (6,100) square feet. Corner lots shall have a frontage of seventy five feet (75') or more and a minimum area of seven thousand three hundred twenty (7,320) square feet or more, except in the event a cul-de-sac variance is granted, that lots fronting on cul-de-sac circles may have reduced frontage as approved by the council, but shall not be less than forty feet (40');
2. Lot Lines: Side lot lines shall be essentially at right angles to straight streets and shall generally conform to the radius of curved streets;
3. Width Related To Length: Narrow, deep lots shall be avoided;
4. Corner Lots: Corner lots shall have sufficient extra width to permit appropriate building setback from both streets or orientation to both streets;
5. Uninhabitable Areas: Land subject to flooding or which shall otherwise be deemed to be uninhabitable shall not be platted for residential purposes or for any other uses that may increase or create a danger to health, life, or property or which may increase or create a flood hazard. Such land within a subdivision shall be set aside for other uses such as parks or other open space;
6. Back Up Lots: Lots shall not back into such features as freeways, arterial streets, shopping centers, or industrial properties, except where there is a marginal access street, unless a secondary access is provided. Such lots shall contain a landscaped easement along the rear at least twenty feet (20') wide in addition to the utility easement; the restricted access to the arterial street will minimize noise and protect outdoor living areas. Lots extending through a block and having frontage on two (2) local streets are to be discouraged and may be prohibited by the commission;
7. Lot Frontage: All rectangular lots shall have at least seventy five feet (75') of frontage upon a publicly dedicated street. Variances may be permitted for an approved planned unit development; and
8. Future Arrangements: Where parcels of land are subdivided into unusually large lots (such as when large lots are approved for septic tank operations) the parcels shall be divided, where feasible, so as to allow for future resubdividing into smaller parcels. Lot arrangements shall allow for the ultimate extension of adjacent streets through the middle of wide blocks. Whenever such future subdividing or lot splitting is contemplated the plan thereof shall be approved by the commission prior to the taking of such action;
9. Further Subdivision Of Lots: In order to protect the easements, traffic density plans, utility plans of the city, and general plans of ingress and egress from a subdivision, the platted lots, as depicted upon the final plat as approved by the city, shall not be further subdivided for the purpose of creating a greater density without a submission of an amended subdivision plat, and conforming with the requirements of this chapter for submission and approval of amended plats.
K. Planting Strips And Reserve Strips: Planting strips and reserve strips shall conform to the following:
1. Planting Strips: Planting strips shall be required to be placed next to incompatible features such as highways, railroads, commercial or industrial uses to screen the view from residential properties. Such screens shall be a minimum of twenty feet (20') wide, and shall not be a part of the normal roadway right of way or utility easement; and
2. Reserve Strips:
a. Reserve Strips, Private: Privately held reserve strips controlling access to streets shall be prohibited.
b. Reserve Strips, Public: A one foot (1') reserve may be required to be placed at the end or along "stub", "dead end", or "half" streets which terminate at subdivision boundaries. These reserves shall be deeded in fee simple to the city for future street purposes.
L. Public Sites And Open Spaces: Public sites and open spaces shall conform to the following:
1. Public Uses: Where a proposed park, playground, school or other public use shown on the comprehensive development plan is located in whole or part within a subdivision, a suitable area for this purpose shall be dedicated to the public or reserved for public purchase. If within two (2) years of plat recording, the purchase is not agreed on, the reservation shall be canceled or shall automatically cease to exist; and
2. Natural Features: Existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots, and similar irreplaceable assets) shall be preserved, insofar as possible, in the design of the subdivision.
M. Large Scale Developments: Large scale developments shall be governed by the following provisions:
1. Modification: This chapter may be modified in accordance with the variance provisions of this section in the case of a subdivision large enough to constitute a complete community or neighborhood, consistent with the comprehensive development plan which provides and dedicates adequate public open space and improvements for circulation, recreation, education, light, air, and service needs of the track when fully developed and populated; and
2. Neighborhood Characteristics: A community or neighborhood under this provision shall be consistent with the comprehensive development plan, bounded by major streets or natural physical barriers, and shall contain public areas of sufficient size for schools, playgrounds, parks and other public facilities to serve its population. (Ord. 734, 4-18-1995; amd. Ord. 830, 8-6-2002)