(A) Streets.
(1) General design. The design of all streets shall be considered in their relation to: public safety, existing and planned streets, efficient circulation of traffic; topographical conditions, run-off of storm water; and proposed uses of the land to be served by the streets. The arrangement of streets in new subdivision shall make provisions for the appropriate continuation of existing streets in adjoining areas. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets. When a new subdivision adjoins unsubdivided land susceptible to being divided, then the new streets shall be carried to the boundaries of the unsubdivided land.
(2) Width. All right-of-way widths shall conform to the following minimum dimensions:
Collector streets | 70 feet |
Cul-de-sacs | 66 feet |
Marginal access street | 66 feet |
Minor streets | 66 feet |
Thoroughfares | 80 feet |
(3) Reverse curves. Tangents of at least 50 feet in length shall be introduced between reverse curves on collector streets.
(4) Street grades. All centerline gradients shall be at least 0.5% and shall not exceed the following:
Collector streets | 4% |
Minor streets | 10% |
(5) Minor streets. Minor streets shall be so aligned that their use by through traffic will be discouraged.
(6) Street jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided.
(7) Safe intersections. It must be evidenced that all street intersections and confluences encourage safe and efficient traffic flow. As far as practicable, horizontal and vertical curves shall not occur together.
(8) Alleys. Alleys are not permitted in residential areas. Alleys where provided shall not be less than 30 feet in width.
(9) Cul-de-sacs. Maximum length cul-de-sac streets shall be 500 feet measured along the centerline from the intersection of origin to end of right-of-way. Each cul-de-sac shall be provided at the closed end with a turn-around having an outside roadway diameter of at least 100 feet and a street property line diameter at least 120 feet.
(10) Half streets. Half streets shall be prohibited, except where essential to the reasonable development of the subdivision and adjoining unsubdivided areas.
(11) Reserve strips. Reserve strips controlling access to streets shall be prohibited, except under conditions approved by the Council.
(12) Private streets. Private streets shall not be approved, nor shall public improvements be approved, for any previously existing private street.
(13) Hardship to owners of adjoining property. The street arrangements shall not be such as to cause hardship to owners of adjoining property in platting their own land providing convenient access to it.
(14) Street interval. In general, provisions shall be made at intervals not exceeding one-half mile for through streets (streets running through the subdivision in a fairly direct manner).
(15) Intersections. In general, streets shall intersect at right angles. Angles less than 70 degrees shall be avoided.
(16) Corners. Property lines at residential street corners shall be rounded on a radius of not less than ten feet and curb lines on a radius of not less than 12 feet, although greater radii may be required where deemed necessary by the Council.
(B) Easements.
(1) Utilities. Easements at least ten feet wide, centered on rear and other lot lines, shall be provided for utilities, where necessary. They shall have continuity of alignment from block to block. At deflection points, easements for pole-line anchors shall be provided where necessary. Utilities shall be placed along rear lot lines where possible.
(2) Drainage. Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse, together with such further width or construction or both, as will be adequate for storm water run-off. The easement shall include not only the stream channel, but also adjoining areas that have been subject to flooding in years of heavy run-off.
(C) Blocks.
(1) Length. Block lengths shall not exceed 1,500 feet and, if possible, should not be less than 400 feet in length. In commercial and industrial areas, the block lengths and widths shall be platted as may be determined to be most suitable for the kind of occupancy intended.
(2) Arrangement. A block shall be so designed as to provide two tiers of lots, unless it adjoins a railroad, limited access highway or subdivision limit, and unless topographic conditions necessitate a single tier of lots.
(3) Pedestrian ways. In blocks over 1,200 feet long, a pedestrian way or easement may be required in locations deemed necessary to public health, convenience and necessity. Such an easement shall not be less than ten feet in width.
(D) Lots.
(1) Location. All lots shall abut by their full frontage on a publicly dedicated street.
(2) Corner lots. Corner lots shall be platted at least 15 feet wider than the minimum lot size required.
(3) Side lot lines. Side lines of lots shall be substantially at right angles or radial to the street line.
(4) Watercourses. Lots abutting upon a watercourse, drainage way, channel or stream shall have an additional depth or width, as required, to assure house sites that are not subject to flooding.
(5) Features. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth, watercourses, historic spots or similar conditions, which if preserved will add attractiveness and stability to the proposed development.
(6) Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger tract must be added to adjacent lots, rather than allowed to remain as unusable parcels. However, outlots may be used if there is a reasonable likelihood that future subdivision of adjoining land will absorb these outlots into standard lots.
(7) Lots along thoroughfares. There shall be no direct vehicular access from residential lots to a major thoroughfare, and residential lots shall be separated from major thoroughfares and railroad rights-of-way by a 25-foot buffer strip, which may be in the form of added depth or width of lots backing on or siding on the thoroughfare or railroad right-of-way. A screen planting easement shall be granted to the city for the 25-foot buffer strip, if it adjoins a major thoroughfare.
(8) Size. Minimum lot size shall be as approved by the Council unless specifically controlled by the zoning chapter, no lot shall have less area or width than is required by the zoning regulations applying to the area in which it is located.
(9) Avoidance. Through lots or double-frontage lots shall be avoided.
(E) General. The proposed subdivision shall, in all respects, conform to the city plans, as approved by the Planning Commission and the Council.
(Ord. 85-A, effective 5-21-1966)