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(a) Street design standards.
(1) Generally. All public street improvements and facilities, including pavement width, street grades, alignment and visibility, and intersections shall be designed in compliance with the Engineering Design Standards manual and are subject to the approval of the city engineer.
(2) Half streets. Whenever an existing half street is adjacent to a tract being subdivided, the other half of the street shall be platted within the subdivision. Completion of the required public improvements within said half street shall be in accordance with the provisions for new half street right-of-way dedications detailed below, prior to plat approval. New half street right-of-way dedications shall only be allowed at the discretion of the city engineer and if the city engineer determines the developer has made all reasonable attempts to coordinate right-of-way dedication and completion of the required public improvements with the adjoining landowner. In lieu of completion of the required public improvements prior to plat approval, the developer shall be required to meet one or more of the following:
A. Financially securitize all uncompleted public improvements, which are the responsibility of the developer seeking plat approval.
B. Provide other assurances as approved by the city engineer.
(b) Traffic calming. Improving traffic flow into and through subdivisions also needs to take into consideration traffic volumes and speeds. Traffic calming is the process by which vehicular speeds and volumes on local streets are reduced to acceptable levels. This is achieved through the installation of approved devices such as traffic circles, flares, and center islands. Traffic calming serves the purpose of reducing cut-through traffic, truck traffic, excessive speeding, noise, vibration, air pollution, and accidents in an attempt to provide a safer environment for motorists and pedestrians.
(1) Approved devices shall be spaced within the right-of-way along major collectors through residential subdivisions, based upon Engineering Design Standards.
(2) Traffic calming devices may be required by the city engineer, based upon the review of a traffic impact study.
(c) Right-of-way widths. The developer shall be required to dedicate street right-of-way widths according to the approved preliminary subdivision plan requirements:
(d) Cul-de-sacs. Cul-de-sacs will be allowed as required by the preliminary subdivision requirements.
(e) Access control. Access control standards shall follow the provisions within the access control section of the Engineering Design Standards.
(f) A traffic study or traffic report shall be provided when required by the city engineer and such study shall meet the standards in chapter 5 of the Engineering Design Standards. The traffic study or report, when required, helps the city to adequately assess the impact of a proposal on the existing and/or planned street system. If required, a preliminary plan shall not move forward to planning commission until the study or report is complete.
(g) Mutual access easements. When the traffic impact of one or more proposed property developments indicates that the public safety can be better served by the use of mutual access easements, the following requirements shall be observed:
(1) Any mutual access easement accepted by the city must provide for perpetual unobstructed access to the area it serves and prohibit the erection of any structure within or adjacent to the access area that would interfere with the use of the mutual access easement by the public or any governmental agency.
(2) Mutual access easements shall be indicated on the plat.
(3) Any plat presented for city approval that shows a mutual access easement as a means of access shall provide language in the owner’s certificate (see Appendix B) reserving the mutual access easement as a perpetual unobstructed access easement.
(4) Mutual access easement areas shall be paved by the developer and maintained in passable condition. Designs for mutual access easements must be approved by the city engineer.
(5) An easement area maintenance agreement among property owners who will depend on the mutual access easement for access shall be filed with the plat as required in § 157.116. It shall describe the legal responsibilities for the repair and maintenance of the easement area and the required signs. See division (g)(6) below.
(6) The developer may be required to place traffic control signs on mutual access easements or to pay the city to place traffic control signs for mutual access easements at the locations the city engineer deems necessary for the safety and convenience of the public. Traffic control signs shall be approved by the city engineer.
(h) Alleys.
(1) Alleys are permitted in commercial and industrial districts, except where provision is made for service access, such as off-street loading, unloading, and parking consistent with the requirement set forth in chapter 160 of this Code.
(2) Alleys are permitted in residential districts when design standards and conditions warrant an alternative means of access.
(i) Continuation of street names. Streets generally in alignment with existing streets shall bear the names of those streets. When, due to topography, offsets caused by rectangular surveys, or other physical features, streets become interrupted, quarter line and section line streets shall retain the same name on either side of the irregularities.
(j) Street naming criteria. No street names shall be used that will duplicate, be the same in spelling or alike in pronunciation with any other existing streets. All street names should be kept as short as possible to permit signs to be no longer than 36". All street names shall indicate directions either north, south, east, or west. Street name suffixes shall be applied as follows:
Avenue | A road generally running north and south |
Boulevard | A minor street divided by a median |
Circle | All cul-de-sacs |
Court | A road with two openings which enters and exits on the same street |
Drive | A road running northwest to southeast |
Lane | A road running northeast to southwest |
Parkway | Limited access roads such as major streets which are divided by a median |
Place | All private streets/roads |
Road | A road running both east and west or north and south for significant lengths; the names may only be assigned to major rights-of-way |
Street | A road generally running east and west |
Trail | A road which wanders in different directions |
(k) Prohibition on certain street name suffixes. No development engineering plans shall be approved which use the names of square, ridge, pass, way, or terrace as a suffix for a street name.
(1992 Code, App. A, § 15A.08.040) (Ord. 81-08, passed 7-7-2008; Ord. 11-09, passed 1-12-2009; Ord. 8-13, passed 3-5-2013; Ord. 87-18, passed 10-2-2018)
Shared use paths of an appropriate width (as determined by the city engineer or parks director) shall be required where deemed necessary to provide circulation or access to open space, recreation areas, schools, playgrounds, shopping centers, bus stops, and other community facilities.
(1992 Code, App. A, § 15A.08.050) (Ord. 81-08, passed 7-7-2008; Ord. 97-22, passed 8-16-2022)
When development engineering plans are approved and plats within the development engineering plan are platted, drainage, utilities, and streets will be required to be extended to the edge of adjacent platted land and all such improvements must comply with this Code of Ordinances and the city’s Engineering Design Standards. In addition, street access for residential subdivision development is required as follows:
(a) Street secondary access.
1. Residential developments served by only one street access, or a mutual access easement shall provide a second street access, or mutual access easement, prior to reaching a level of service B (LOS B) of 980 vehicles per day based on serving up to 103 single-family units or up to 147 multi-family units, or a combination of units, using trip generation rates of 9.52 trips per day for a single-family unit and 6.65 trips per day for a multi-family unit, as provided by the Institute of Transportation Engineers Trip Generation, 9th ed., 2012. The second street access or mutual access easement shall be a minimum of 24' wide, gravel surface maintained with dust control, or paved surface, as approved by the city engineer. All existing units served by the one paved access shall apply toward total, regardless of the number of owners or subdivisions served by the access.
2. The city director of planning and development services and city engineer are hereby authorized and directed to interpret, enforce, and grant waivers from the street access requirement. Such waivers may be granted only when compliance is unnecessary and impractical and a waiver would not adversely impair public access.
(1992 Code, App. A, § 15A.08.070) (Ord. 81-08, passed 7-7-2008; Ord. 07-17, passed 1-3-2017; Ord. 87-18, passed 10-2-2018)
Where the subdivision contains sanitary sewer collection systems, water supply systems, park areas, storm drainage systems, road systems including private streets, or other facilities or services which are necessary to or desirable for the area, and which are of common use or benefit and which are not accepted for maintenance by an existing public agency, provisions shall be made by the developer for the proper, perpetual, and continuous maintenance, repair, and supervision of such common facilities. Such provision will consist of an agreement among the users of such services or in any other recordable document showing the parties have consented.
A copy of the agreement shall be provided to the city engineer for review and comment prior to approval of any plat. Such agreement shall include all applicable information below and must be recorded against all properties affected. Proof of filing must be provided prior to connection. Compliance with the terms of the maintenance agreement is enforceable between the parties to the agreement.
(a) Funding. Explanation of the means to fund maintenance, repair, and supervision of any common facilities not accepted for maintenance by a public agency (e.g., homeowner association dues, etc.).
(b) Supervision. Explanation of who will operate the facilities.
(c) Inspection. Consent for inspection of common facilities by the city. The city is not required to conduct routine inspections on private sewer and water facilities, but may inspect periodically to determine any impacts the facilities may have on the city’s public wastewater or water system and other similar matters.
(d) As-built plans. Provision for maintenance of as-built plans following initial construction and any changes thereafter. Such plans shall be maintained by the operator, owner, or other person listed in the agreement.
(e) Service log. Providing for a service log to be maintained by the operator, owner, or other person listed in the agreement. The service log should, for example, show the date and person(s) conducting maintenance and repairs of items covered by the agreement.
(f) Water maintenance and repair.
1. Acknowledgment the water supplied by items covered by the agreement will comply with the state Safe Drinking Water Act, including sampling and testing if required by state law.
2. Annual flushing and inspection of hydrants to ensure they are in working order.
(g) Sanitary sewer maintenance and repair.
1. Televising the sanitary sewer lines periodically at least every ten years to review and correct deficiencies and undertake repairs.
2. Jetting out the sanitary sewer lines at least once every five years.
(1992 Code, App. A, § 15A.08.080) (Ord. 81-08, passed 7-7-2008; Ord. 87-18, passed 10-2-2018)
(a)
Easements shall be provided and dedicated where necessary for wires, cables, conduits, fixtures, and equipment for distribution of electric power, wastewater collectors, storm drains, overland storm water flow routes, sidewalks, shared use paths, private roadways, and water mains at those locations and widths as determined by the city. The width of easements required for public wastewater collectors, storm drains and/or water mains shall be as specified in the engineering design standards for the particular improvement adopted by the city. It is the policy of the city to locate all necessary utilities in the right-of-way or in easements abutting rear or side lot lines, except on double frontage lots. Deviations from this policy may be made when it is demonstrated that the utility is necessary and no practical alternative locations exist.
(b) In any dedication of an easement, the city may prohibit or restrict building, fences, driveways, and other improvements; may enter for construction, reconstruction, replacement, repair, operation and maintenance purposes; and will be held harmless for the cost of replacement or damage to any improvement or vegetation within the easement and may make any other appropriate or necessary requirements.
(1) All easements for municipal utilities shall be shown on the plat. When constructed outside of the typical street right- of-way limits or anytime on private property, utility easements must be included on the plat consistent with Engineering Design Standards and with § 157.116.
(2) There shall be a ten-foot utility easement for municipal utilities along all right-of-way frontages; except when the setback is equal to or less than 20 feet, then the utility easement shall be equal to half the distance of the required setback per the zoning district.
(3) Easements centered on rear lot lines shall be provided for utilities, drainage, and shared use paths where necessary and shall be a minimum of 20 feet in total width unless otherwise required by the city engineer.
(4) Where topographical or other conditions warrant side yard easements and easements across lots, easements at least ten feet in total width shall be provided.
(5) Lots and easements shall be arranged in a manner as to eliminate unnecessary jogs or offsets and to facilitate the use of easements for power distribution, telephone service, drainage, water and sewer services.
(6) The property owner whose property is subject to those easements shall be responsible for its maintenance. The property owners shall keep the easement clear of any structure, debris, trees, shrubs or landscaping whatsoever except that lawn grass, which shall be regularly mowed and annual vegetation may be grown thereon.
(1992 Code, App. A, § 15A.08.090) (Ord. 81-08, passed 7-7-2008; Ord. 87-18, passed 10-2-2018; Ord. 97-22, passed 8-16-2022)
WATER FACILITIES
(a) Necessary action shall be taken by the applicant to extend or create a water supply district for the purpose of providing a water supply system capable of providing domestic water use and fire protection.
(b) Where a public water main is accessible, the subdivider shall install adequate water facilities (including fire hydrants) subject to the specifications of the city utilities department as shown on the final utility plan required in § 157.065.
(c) Water main extensions shall be approved by the city utilities department. If the water main is extended adjacent to property that will not participate in the initial construction cost of the water main, the developer shall submit to the city water department a cost recovery study based upon the actual construction costs showing the amount due from each property when a connection is made to the extended water main.
(d) To facilitate the above, the location of all fire hydrants, all water supply improvements and the boundary lines of proposed districts shall be shown on the preliminary water and sewer plan.
(1992 Code, App. A, § 15A.09.010) (Ord. 81-08, passed 7-7-2008)
Land which is located over or adjacent to a water bearing stratum or water supply reservoir and which is designated as an area providing or supplementing a municipal water supply shall not be developed or subdivided for residential, recreational, commercial or industrial purposes except when public water and sewer systems are provided.
(1992 Code, App. A, § 15A.09.020) (Ord. 81-08, passed 7-7-2008)
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