A. Major Streets: Arrangement of major streets in the subdivision shall conform as nearly as possible to the master plan adopted by the city planning commission, and provision shall be made for the extension of major and secondary thoroughfares. Except for courts, places and cul-de-sacs, streets normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts.
B. Minor Streets: Minor streets should be so planned as to discourage their use by nonlocal traffic. Dead end streets are prohibited, but places, courts, or cul-de-sacs will be permitted where topography or other conditions justify their use. Cul-de- sacs shall normally not be longer than five hundred feet (500'), including a turnaround which shall be provided at the closed end, with an outside curb radius of at least forty feet (40') and right of way radius of not less than fifty feet (50').
C. Future Street System: 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.
D. Large Lots Or Parcels: When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and opening of future streets and appropriate resubdivisions, with provision for adequate utility connections for such resubdivision.
E. Intersecting At Right Angles: Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. The minimum angle of intersection of the streets generally shall be sixty degrees (60°).
F. Railroad Right Of Way Or Limited Access Freeway: Wherever the proposed subdivision contains or is adjacent to a railroad right of way or the right of way of a limited access freeway, expressway or major thoroughfare, provision should be made for a marginal access street approximately parallel and adjacent to the boundary of such rights of way, or for a street at a distance suitable for the appropriate use of land between such street and the right of way. Such distance shall be determined with the consideration of the minimum distance required for approach connections to future grade separations, or for lot depths.
G. Alleys:
1. Alleys shall be provided in commercial and industrial districts, except that this requirement may be waived where other definite and assured provision is made for service access, such as off street loading, unloading and parking consistent with, and adequate for, the uses proposed.
2. Except where justified by special conditions, such as the continuation of an existing alley in the same block, alleys will be discouraged in residential districts.
3. Alleys, where provided, shall not be less than twenty feet (20') wide.
4. Intersecting alleys shall have corner cutoffs of at least twenty feet (20') on a side; dead end alleys shall be avoided wherever possible, but if unavoidable, such dead end alleys may be approved if adequate turnaround facilities are provided at the closed end.
H. Half Streets: Dedication of half streets will not be approved, except: 1) where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of this title; 2) where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided; or 3) where it becomes necessary to acquire the remaining half by condemnation so it may be improved in the public interest.
I. Dimensions: For all public ways hereafter dedicated and accepted, the minimum right of way widths for streets, alleys, or pedestrianways included in any subdivision shall not be less than the minimum.
1. Street Classifications: Dimensions for each classification as follows:
Arterial streets | 100 feet | |
Collector streets | ||
Industrial | 80 feet | |
Residential | 80 feet | |
Minor streets | ||
Residential | 50 feet | |
Frontage streets | 40 feet | |
Alleys | 20 feet | |
2. Pedestrianway: Where existing or anticipated traffic on primary and secondary thoroughfares warrants greater widths of rights of way, these shall be required.
3. Drainage Easement: A drainage easement, in addition to the provided right of way width, may be required where streets parallel streams or drainage areas. The width of such drainage easements shall be determined by the city engineer; said city engineer shall notify the developer and the planning commission, in writing of his determination.
J. Pavement Widths: Minimum pavement widths for all streets, measured from the face of curb, and for all alleys and walks included in any subdivision, shall not be less than the minimum dimension for each classification as follows:
Arterial streets | 48 feet (4 lanes 12 feet each) | |
Collector streets | ||
Industrial | 44 feet (4 lanes 11 feet each) | |
Residential | 36 feet | |
Minor streets | ||
Residential | 26 feet | |
Frontage street | 32 feet | |
K. Street Grades: The grades in all streets, alleys, and pedestrianways or pedestrianways included in any subdivision shall not be greater than the maximum grades for each classification as follows, except where topographical conditions unquestionably justify a departure from this maximum:
Arterial streets | ||
Primary | 4 percent | |
Secondary | 5 percent | |
Collector streets | ||
Commercial | 5 percent | |
Residential | 7 percent | |
Minor streets | ||
All | 10 percent | |
L. Street Alignment: The horizontal and vertical alignment on all streets, except in unusual cases, shall be as follows:
1. Horizontal: Radii of centerline.
Arterial streets | ||
Primary | 750 feet | |
Secondary | 500 feet | |
Collector streets | ||
Commercial | 500 feet | |
Residential | 300 feet | |
Minor streets | ||
All | 100 feet | |
There shall be a tangent between all reversed curves of a length in relation to the radii of the curves so as to provide for a smooth flow of traffic.
2. Vertical: All changes in street grade shall be connected by vertical curves of such length as to provide for the minimum sight distances required. The minimum sight distances required are as follows:
Arterial streets | ||
Primary | 750 feet | |
Secondary | 500 feet | |
Collector streets | ||
Commercial | 500 feet | |
Residential | 300 feet | |
Minor streets | ||
All | 100 feet | |
M. Curb Radii: Where two (2) minor streets intersect at approximately right angles, so that the smallest angle of intersection is not less than eighty degrees (80°), the curb at each block corner shall be rounded with a radius of not less than fifteen feet (15'). At all other intersections, or where minor streets intersect at an angle of less than eighty degrees (80°), or where a minor street intersects with a major or secondary thoroughfare, or where two (2) or more secondary or major thoroughfares meet, cross or otherwise intersect in any combination, the curb radii at such intersections shall be subject to the approval of the city. (Ord., 3-8-1971)