All streets proposed to be constructed within a new subdivision shall be designed in the following manner:
(a) Grades of proposed streets shall conform as closely as possible to the original topography.
(b) Wherever possible a proposed street shall be arranged such that adjacent building sites are at, or above, the grades of the street.
(c) Subdivisions which adjoin or include existing streets which do not conform to required street widths shall be required to dedicate additional right-of-way along either or both sides of such street, and shall construct improvements as are necessary to bring the street or streets up to the standards specified in this chapter.
(d) Dedication of new half-streets shall not be permitted.
(e) Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as a part of a continuing street plan, only if a temporary turnaround satisfactory in design to the Planning Commission is provided, and provisions for maintenance and removal are approved.
(f) Multiple intersections involving the junctions of more than two streets shall be avoided.
(g) Streets shall be laid out so as to intersect as nearly at right angles as possible.
(h) T-intersections shall be encouraged whenever a proposed street is to intersect with a collector or arterial street.
(i) In order to further the sense of neighborhood, the development of greater numbers of loop and cul-de-sac streets shall be encouraged. In addition, grid street systems shall be encouraged where no direct connection with major arterials will occur.
(j) The distance between the centerline of offset street intersections shall not be less than 150 feet.
(k) The platting of double frontage residential lots whose rear yards face or directly abut upon a street shall be discouraged.
(1) Where double frontage lots are permitted to be established by the Planning Commission, a developer shall be required to plant a buffer area measuring a minimum of thirty feet in width between the rear property line of adjoining parcels and the edge of the future right-of-way. In those instances, provision shall be made for the construction of an approved decorative stone or brick wall measuring a minimum of four feet in height and placed so as to be immediately adjacent to the lot lines, and the placement of approved landscape materials between the wall and the edge of the future right-of-way.
(2) Whenever the Planning Commission has determined that such a combination of wall and landscape materials is not necessary, it shall require a developer to provide earth berming and an approved planting of dense evergreen trees between all rear lot lines and the edge of the future right-of-way. All such trees shall measure a minimum in-ground height of not less than eight feet and shall be spaced so as to measure a minimum distance of not more than twenty feet on center. In addition, a minimum distance of thirty (30) feet shall be maintained between the center of a tree and the corner of a street intersection, while a minimum distance of fifteen feet shall be required between the center of a tree and any fire hydrants.
(3) Under no circumstances shall a required buffer area be dedicated to the City, nor shall that area be maintained by City personnel. In those instances, title shall remain with either the developer, a homeowner's association or other responsible party. In addition, all maintenance shall be the responsibility of the property owner.
(l) Except where waivers may be approved by the Planning Commission, or unless otherwise provided in these Subdivision Regulations, all new streets shall be graded and improved with pavement, sidewalks, driveway approaches, curbs, gutters, water mains, sanitary sewers, storm sewers, fire hydrants and necessary appurtenance.
(m) Where required, a marginal access street (service road) shall contain a minimum pavement width of twenty (20) feet and shall consist of a minimum right-of-way width of fifty feet.
(n) An approved cul-de-sac shall not be permitted to exceed 800 feet in length, and shall be required to have a minimum curb radius, for the vehicular turnaround, of forty feet.
(o) All proposed streets shall be built according to the standards contained in Table 1 below.
TABLE 1
Recommended Street Standard Dimensions
STREET FUNCTIONAL CLASSIFICATION | Minimum Lane Width | Parking (1) | Minimum Sidewalk Width (2) | Bike- way (3) | Land- scape Area | Median Including Left Bay | Back/ Back Curb |
Local (Low volume) | 2 at 11' 22' | None | 2 at 5' 10' | Class III | 2 at 9 18' | None | 25' |
Local (High volume) Collector (Low volume) | 2 at 11' 22' | 1 at 9 9' | 2 at 5' 10' | Class III | 2 at 9.5 19' | None | 31' |
Collector (Medium volume) | 2 at 11' 22' | 1 at 9 9' | 2 at 5' 10' | Class II | 2 at 12.5 25' | None | 31' |
Collector (High Volume) | 4 at 11' 44' | None | 2 at 5' 10' | Class II | 2 at 8 16' | None | 44' |
Collector (Industrial/ commercial) | 4 at 11' 44' | None | 2 at 5' 10' | Class II | 2 at 8 16' | 10' Minimum (Painted) | 54' |
Minor Arterial | 4 at 12' 48' | None | 2 at 5' 10' | Class I | 2 at 8 16' | (Painted) 14' Minimum 16' Maximum | 62' - 64' |
Principal Arterial (Low volume - 4 lanes) | 4 at 12' 48' | None | 2 at 5' 10' | Class I | 2 at 8 16' | (Curbing) 14' Minimum 18' Maximum | 62' - 66' |
Principal Arterial (High volume) | 6 at 12' 72' | None | 2 at 5' 10' | Class I | 2 at 9 18' | (Curbing) 14' Minimum 20' Maximum | 86' - 92' |
1. Whenever a public thoroughfare which does not permit on-street parking has been approved City Council shall adopt a no on-street parking ordinance specific to said thoroughfare.
2. The Planning Commission shall reserve the right to modify the requirement of sidewalks on both sides of a street.
3. Class I - exclusive facility, parallel to roadway.
Class II - in buffer zone or on pavement adjacent to roadway.
Class III - share roadway with automobile.
(Ord. 45-08. Passed 12-15-08.)