A. Streets And Highways:
1. Conformance With Master Plan And Future Street Plan:
a. Traffic Circulation: If the traffic circulation element of the master plan, and future street plan shows any right of way so located that any portion lies within the proposed land development, such portion shall be shown as a right of way or part thereof.
b. Streets: The location, width and alignment of streets shall conform to the master plan and/or future street plan and be arranged to produce the most advantageous improvement of the area, preserve the natural features and enhance overall design. The layout, character, extent, width, grade, location of all proposed streets shall be established with due regard for:
(1) Public convenience and safety;
(2) Topography and other land features;
(3) Proposed uses of the land to be served by such streets and expected future traffic needs;
(4) Expected traffic type and volume to be carried by such streets;
(5) Proper relation to, connection with, continuation and projection of streets in the adjacent area, whether these streets are existing or proposed in another development in an area of land, in the master plan, or in the official map, as approved by or adopted by the city council. (1973 Code § 16.24.050)
2. General Requirements: Each street and highway shall conform to the requirements of standard details for public works construction (orange book).
a. Major Arterials: Major arterials shall conform to a right of way of one hundred feet (100') or more and an improved section of eighty feet (80'), subject to specific decision of the city.
b. Minor Arterials: Minor arterials shall conform to a right of way of eighty five feet (85') or more and an improved section of sixty eight feet (68'), subject to specific decision of the city.
c. Entrance Or Collector Streets/Rural Roads: Entrance or collector streets/rural roads and local streets serving lots used for other than single-family dwelling purposes or local streets serving more than forty (40) lots for single-family dwelling purposes shall have a dedicated right of way of not less than sixty feet (60') and shall be improved to a width of not less than forty two feet (42').
d. Local Streets: Local streets that have the future possibility of serving forty (40) lots or less shall have a dedicated right of way of not less than fifty feet (50') with an improved section of not less than thirty six feet (36').
e. Rural Road With On Street Parking: Rural roads with on street parking that have the future possibility of serving forty (40) lots or less shall have a dedicated right of way of not less than fifty feet (50') with an improved section of not less than thirty six feet (36').
f. Rural Road Without On Street Parking: Rural roads with no on street parking that have the future possibility of serving forty (40) lots or less shall have a dedicated right of way of not less than fifty feet (50') with an improved section of not less than thirty feet (30').
g. Cul-De-Sacs: A cul-de-sac street provided with a turnaround for forty three foot (43') radius shall have a dedicated right of way of fifty feet (50') radius, providing not more than twelve (12) single units are served thereby and total centerline length is not in excess of four hundred feet (400'). (Ord. 06-03, 4-24-2006)
3. Street Extensions:
a. Existing Streets: The proposed street layout shall provide for the continuation or projection of existing streets unless the planning commission or city council deems such extension undesirable for specific reasons, i.e., topography, design, etc. Some proposed streets may be required to extend to the boundary line of the development to provide access to adjacent properties.
b. Street Stub: When more than four (4) building lots derive access from such street stub, a temporary turnaround easement shall be provided at that end. The street stub so created shall be required to be improved. A barrier shall be required by the public works department, and installed at the end of dead-end paved streets with proper reflectors.
4. Streets Or Alleys Adjoining Development Boundary: Streets/ alleys lying along a development boundary shall dedicate one-half (1/2) the required width of same, if it is practical, to require the dedication of the other one-half (1/2) when the adjacent property is developed. Such portion of a street shall be distinctly designated as being a "portion only" and not full street width. Whenever a recorded one-half (1/2) street exists as an adjacent plat, the other one-half (1/2) must be provided on the proposed map unless a deeded or adjudicated access already exists.
5. Certificate Of Occupancy: In no case shall a certificate of occupancy be issued until all required improvements by this chapter have been installed, inspected and approved. This section shall not apply to any lots of record prior to the adoption of the ordinance codified in this title.
6. Building Permit: No building permit shall be issued for building or street on a lot/parcel which abuts a one-half (1/2) street when located on that side from which no dedication has been made. If such a lot or parcel is accompanied by an appropriate document dedicating their portion of right of way and assuring improvements, a building permit may be issued. All one- half (1/2) streets shall have a minimum of twenty seven feet (27') improved section.
7. Center Line Curve Radii: Minimum center line curve radii shall be determined based on traffic flow requirements including design, speed and sight distance. In any case, for streets, a minimum center line radius of one hundred feet (100') shall be required.
8. One-Way Streets: One-way streets may be allowed subject to grade and plotting requirements including specific considerations of engineering criteria, limited sidewalk requirements and off- street parking, providing the design is approved by the city.
9. Lesser Developed Streets, Rights Of Way And Sections: Lesser developed streets, rights of way and sections may be permitted when no on-street parking is permitted or under one-way design. Increased widths may be required when streets are to serve commercial property and where traffic conditions warrant. In these cases, final sections will be established by the city council. Design criteria shall follow the "Standard Details for Public Works Construction".
10. Street Names: Street names and suffixes shall be designated by the developer, subject to the approval of the planning commission and city emergency services, in accordance with the following general policy and shall:
a. Be short (under 12 letters, if possible) and preferably in one word;
b. Have a simple spelling and easy pronunciation;
c. Avoid prefixes such as north and south, east and west and upper and lower, etc.;
d. Be related to the type and importance of the street (the suffix boulevard should not be attached to the name of a minor residential street);
e. Do not use numbers or letters as street names;
f. Not be incongruous, offensive or geographically misleading;
g. Not be repetitive or similar in sound and character;
h. Have a single name for a street having a continuous alignment;
i. When to be connected in the future into a continuous alignment or extended, bear the same name as the existing street;
j. Have a metal street sign to be erected as specified in the "Standard Details for Public Works Construction" on at least one corner of every intersection and shall identify each street name thereof. All street signs shall be a part of the subdivision improvement plans, and placed at the expense of the developer.
B. Street And Highway Construction Specifications:
1. Application Of Provisions:
a. The following specifications shall govern all construction within the public rights of way and easements within the city and all paved roads in any proposed subdivision within the city.
b. Within appropriate districts which have adopted their own specifications and standard details which are more restrictive or which demand a higher quality of material or workmanship, the specifications and standards of the district shall govern.
2. Plans And Profiles:
a. Drainage plans showing all upstream and downstream areas affecting and affected by a proposed subdivision shall be submitted to the city for approval. Provision must be made for all on-site drainage that affects the volume and/or time of concentration of runoff crossing or entering any roadway. Drainage structures, i.e., drop inlets, manholes, detention chambers, etc., may be required to be designed for sand, silt and oil separation. Direct drainage flow into major drains will be required to be designed for such separation.
b. A center line profile of all roads to be constructed, together with typical cross sections showing the relationship of the final road section to the adjacent land, must be submitted to the city for approval.
3. Aggregate Base: Aggregate base shall mean the requirements as specified in the "Standard Details for Public Works Construction" and "Standard Specifications for Public Works Construction".
4. Asphaltic Concrete Pavement: Asphaltic concrete pavement shall meet the requirements as specified in the "Standard Details for Public Works Construction" and "Standard Specifications for Public Works Construction".
5. Concrete Curbs, Gutters And Sidewalks: Concrete curbs, gutters and sidewalks shall meet the requirements as specified in the "Standard Details for Public Works Construction" and "Standard Specifications for Public Works Construction". Specifically, curb and gutter type 1 PCC and type 2 PCC are allowed in residential subdivisions, provided, however:
a. The continuity of curb and gutter type in any given residential area shall be continued; or
b. If there is no established curb and gutter type adjacent to or on the same street, it is optional as to the type of curb and gutter used, either type 1 PCC or type 2 PCC curb and gutter placed on frontages of multiple-family, commercial or industrial parcels shall be vertical type 1 PCC.
C. Blocks: The dimensions, shape and orientation of blocks shall be determined with due regard to:
1. Design of lots suitable to the use and types of buildings contemplated;
2. Minimum site requirements, particularly as to site, slope and dimensions;
3. Control, safety and convenience of pedestrian and vehicular traffic;
4. Topography and other land features;
5. Orientation and scenic enhancement;
6. Length of blocks which shall be not more than one thousand five hundred feet (1,500').
D. Lots And Parcel Design:
1. Size, Shape And Placement Determination: The dimensions, shape and orientation of all lots and parcels should be determined with regard to all natural terrain features, topography, landscaping, road access, design objectives, plottage advantages and other relevant features, including color, orientation, prevailing winds, snow and icing conditions, relation of masses of structures to be erected, spaces between future buildings, setback variations, shadow patterns, hours of sunlight and design elements intended to create identity and interest in the development.
2. Usable And Open Areas: All lots and parcels shall relate usable and open areas suitable to the character and type of building contemplated and to the various requirements of zoning with due regard to minimum disturbance of the natural grade.
3. Lands Subject To Known Hazards: Land subject to known hazards such as slides, avalanches, periodic or occasional inundation or otherwise unsuitable for the intended use shall be:
a. Set aside as a permanent nonuse reservation; or
b. Improved with such corrective measures, as will be reasonably expected to limit the hazard or make the land suitable for the intended use; or
c. Protected by adequate legal instrumentation to ensure the responsibilities of the city and/or the owner.
4. Larger Lot And Parcel Sizes: Larger lot and parcel sizes may be required if necessary to meet the requirements of the state laws. Where a property is divided with one or more sites substantially larger than the minimum size required in the zoning district in which a development is located, streets and lots may be required to be laid out so as to permit possible future redivision in accordance with the standards set forth herein.
5. Improvements Required Based On Underlying Zone District: The following improvements are required on all parcel maps, and subdivisions within the city, unless otherwise waived by the city council, based on circumstances presented by the applicant.
6. All zoning districts will be required to have curb, gutter, and pavement, underground utilities and streetlights. In the R-1 zone district and the M-1 zone district, sidewalks may be required and all other zone districts sidewalks shall be required.
In a division of large parcel maps each lot must be accessible by road or easement, traversable by vehicles suited to the area.
7. Reverse Frontage Sites: Reverse frontage sites shall be provided when necessary for protection of residential properties from through traffic and adverse nonresidential uses, for separation of through and local traffic and to overcome difficulties of topography and other special conditions. Adequate spacing, screen planting or a fence or wall of a type approved by the city shall be provided along the rear property line within an area not less than ten feet (10') wide and across which there is no right of vehicular passage.
8. Rear Or Side Lines Bordering Street, Highway Or Public Way: When the rear or side lines of any building site border any street, highway or parkway, the developer may be required to execute and deliver to the city an approved instrument prohibiting the right of ingress and egress to such sites across the side or rear lines of any lot bordering any such street and the developer may be required to dedicate and improve a planting strip or barrier, prohibiting such access or designate "no vehicular access" on final map.
9. Reserve Or Spite Strips: Reserve or spite strips controlling access to streets or other land shall not be approved except as otherwise provided and if ownership control of such strips is placed with the city.
10. Dividing Lots And Parcels By Boundary Lines: No lot or parcel shall be divided by city or county boundary lines.
11. Development Within Boundaries Of More Than One District: Wherever the development is contained within the boundaries of more than one district for which separate taxes are levied, the boundaries of such districts shall be located and shown separately on the final map.
12. Land Connecting A Lot Or Parcel With The Street: A lot or parcel may have a strip of land not less than twenty feet (20') in width connecting the building site with a street or may be situated within a common area with frontage to a public street. The area of the strip shall be excluded in computing the site area, and the length of the strip shall not exceed three hundred feet (300').
E. Easements:
1. Width: The developer shall grant easements not less than a total of ten feet (10') in width for public utility, sanitary sewer and drainage and other public purposes on yard or open areas wherever necessary, unless required elsewhere. Easements of lesser widths may be allowed at the determination of the city when the purposes of the same may be accomplished by lesser widths; and provided further, that in such determination the city shall prescribe the width of such easements.
2. Preservation Of Natural Drainageways And Irrigation Waterways: All natural drainageways and irrigation waterways shall be preserved with appropriate easements and where necessary and required by the planning commission and appropriate ditch companies and irrigation districts.
3. Conservation Easement Along Waterways: A conservation easement of a width to be determined by stream flow requirements shall be provided along all live waterways, streams and rivers to contain the channel during flood stages and to maintain the ecological integrity of the watercourse and to prevent encroachment. This easement shall be open to public access, but no tree or bush removal, gravel excavating, filling or side casting of materials shall be allowed within the area, and no construction of any kind shall be allowed below the mean high water line.
4. Snow Storage: Easements to accommodate snow storage may be required in an amount and in a location as necessary.
5. Fire Hazard Areas: In areas of possible fire hazards, unobstructed fire protection equipment and access easements not less than twenty feet (20') shall be dedicated from the public street to the land development boundary. Such easement shall be located, designed and graded as determined by the planning commission in cooperation with the fire protection agencies. (1973 Code § 16.24.050)