A.
Conformity to Master Plan and Official Map. The arrangement,
character, extent, width, grade and location of all streets shall conform
to the Master Plan and to the Official Map, if any, and shall be considered
in their relation to other existing and planned streets, to topographical
conditions and to public convenience and safety and in their appropriate relation
to the proposed uses of land to be served and/or abutted by such streets.
B.
Streets not shown on Master Plan. Where not shown in
the Master Plan, streets in a subdivision shall:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or adopted
by the Council to meet a particular situation where topographical or other
conditions make continuance of or conformance with existing streets impracticable.
C.
Laying out of minor streets. Minor streets shall be so
laid out that their use by through traffic will be discouraged.
D.
Subdivision abutting on arterial or major street. Where
a subdivision abuts on or contains an existing or proposed arterial or major
street, the Council may require marginal access streets, reverse frontage
with screen planting contained in a nonaccess reservation along the rear property
line, deep lots with or without rear service alleys or such other treatment
as may be necessary for adequate protection of residential properties and
to afford separation of through and local traffic.
E.
Subdivision bordering on or containing railroad right-of-way
or controlled access highway right-of-way. Where a subdivision borders on
or contains a railroad right-of-way or controlled access highway right-of-way,
the Council may require a street approximately parallel to and on each side
of such right-of-way at a distance suitable for the appropriate use of the
intervening land, as for park purposes in residential districts or for business,
commercial or industrial purposes in appropriate districts. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
F.
Reserve strips. Reserve strips controlling access to
streets, water plants or sewage treatment plants or to other land dedicated
or to be dedicated to public use shall be prohibited except where their control
is definitely placed in the city under conditions approved by the Council.
G.
Street jogs. Street jogs with center-line offsets of
less than 125 feet shall be avoided.
H.
Tangents. A tangent at least 100 feet long shall be introduced
between reverse curves on arterial or major and collector streets.
I.
Streets to intersect at right angles. Streets shall be
laid out so as to intersect as nearly as possible at right angles, and no
street shall intersect any other street at less than 75°. The Council
may waive this requirement if adequate channelizing or divisional islands
are provided to ensure traffic safety.
J.
Property lines at intersections. Property lines at street
intersections shall be rounded with a radius of 10 feet or with a greater
radius where the Council may deem it necessary. The Council may permit comparable
cutoffs or chords in place of rounded corners.
K.
Curb radii. Curb radii at intersections shall be not
less than 20 feet.
L.
Right-of-way widths. Street right-of-way widths shall
be as shown in the Master Plan, and where not shown thereon, shall be not
less than as follows:
|
Street Type
|
Minimum Right-of-Way Width
(feet)
| |
|---|---|---|
|
Arterial or major
|
80*
| |
|
Collector
|
60
| |
|
Minor
|
60
| |
|
Marginal access
|
40
| |
|
*NOTE: Not including right-of-way for marginal access streets, if any.
| ||
M.
Half streets. Half streets shall be prohibited, except
where essential to the reasonable development of the subdivision in conformity
with the other requirements of these regulations; and where the Council finds
it will be practicable to require the dedication of the other half when the
adjoining property is subdivided, the other half of the street shall be platted
within such tract.
N.
Dead-end streets. Dead-end streets, designed to be so
permanently, shall not be longer than 500 feet in general and not longer than
600 feet in any case and shall be provided at the closed end with a turnaround
having an outside roadway diameter of at least 100 feet and a street property-line
diameter of at least 120 feet.
O.
Names. No street names shall be used which will duplicate
or be confused with the names of existing streets. Street names shall be subject
to the approval of the Council.
P.
Grade. Street grades, wherever feasible, shall not exceed
the following, with due allowance for reasonable vertical curves and with
not less than 200 feet between changes of grade:
|
Street Type
|
Maximum Grade
(percent)
| |
|---|---|---|
|
Arterial or major
|
4
| |
|
Collector
|
6
| |
|
Minor
|
8
| |
|
Marginal access
|
8
|
Q.
Facilitation of drainage. In order to facilitate drainage,
no street grade shall be less than 0.4%, when possible, but in no event less
than 0.3%.
A.
Generally. Alleys must be required in business, commercial
and industrial districts, but it is recommended that other definite and assured
provisions be made for service access, such as off-street loading, unloading
and parking, consistent with and adequate for the uses proposed.
B.
Width. The width of an alley, if required, shall not
be less than 20 feet.
C.
Dead-end alleys. Dead-end alleys shall be avoided where
possible, but if unavoidable, shall be provided with adequate turnaround facilities
at the closed end, as required by the Council.
A.
Generally; width. Easements across lots or centered on
rear or side lot lines shall be provided for utilities, where necessary, and
shall be at least 12 feet wide.
B.
Where a subdivision is traversed by a watercourse. Where
a subdivision is traversed by a watercourse, drainageway, channel or stream,
there shall be provided a stormwater easement or drainage right-of-way conforming
substantially to the lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose.
A.
Length and width. Block lengths generally shall not exceed
1,600 feet nor be less than 400 feet. Block widths shall not be less than
250 feet.
B.
Intersections with arterial or major streets. Intersections
with arterial or major streets should be held to a minimum and preferably
spaced at least 1,000 feet apart.
C.
Pedestrian crosswalks. Pedestrian crosswalks with a right-of-way
not less than 10 feet wide shall be required where deemed essential to provide
circulation or access to schools, playgrounds, shopping centers, transportation
and other community facilities.
A.
Area, width and setback. The area, width and minimum building setback lines shall conform to the requirements of Chapter 315, Zoning, and to the following standards:
(1)
Residential lots not served by public sewers shall meet the requirements of Chapter 315, Zoning, in usable area. The term "usable area," as used herein, includes the general area of the lot or plot which may be utilized for the proposed construction and for the normal and reasonable development of the area for the type of occupancy proposed, exclusive of lakes, streams, ponds, swamps or areas of exposed or underlying rock, hardpan or other impervious stratum within four feet of the surface or marginal areas subject to flooding or along streams or other bodies of water, unless specified approval is obtained from the Council and Health Department.
B.
Land subject to flooding. Land subject to flooding shall
not be platted for residential occupancy nor for such other uses as may increase
danger to life or property or aggravate the flood hazard.
C.
Access to public street. The subdividing of the land
shall be such as to provide, by means of a public street, each lot with satisfactory
access to an existing public street.
D.
Double-frontage and reverse-frontage lots; screening.
Double-frontage and reverse-frontage lots should be avoided except where essential
to provide separation of residential development from traffic arteries or
to overcome specific disadvantages of topography and orientation. A planting
screen easement at least 10 feet wide, across which there shall be no right
of access, shall be provided along the line of lots abutting such a traffic
artery or other disadvantageous use.
E.
Side lot lines. Side lot lines shall be substantially
at right angles or radial to street lines.
F.
Subdividing tract into parcels larger than normal building
lots. Where a tract is subdivided into parcels larger than normal building
lots, such parcels shall be planned to permit the opening of future streets
and logical further resubdivision.
A.
When required. Where deemed essential by the Council
upon consideration of the particular type of development proposed in the subdivision,
and especially in large-scale neighborhood unit developments not anticipated
in the Master Plan, the Council may require the dedication or reservation
of areas or sites of a character, extent and location suitable to the needs
created by such development for a park or parks, playgrounds or other recreational
uses.
B.
Purchase. Where a proposed park, playground or other
recreational or public site shown in a Master Plan is located, in whole or
in part, in a subdivision, the following procedure will be followed: The Council
will request the appropriate local authority to negotiate for the outright
purchase of necessary sites in accordance with the Master Plan.
A.
B.
Payment of fee; use and disposition of fee. Such fee
shall be paid to the City Clerk prior to the approval of the final plat. If
the Council shall have established a Recreation Commission, such fees shall
be made available to such Commission to be used by it to develop and equip
parks, playgrounds or other recreational areas. If the Council shall not have
established a Recreation Commission, such fees shall be credited to the city
general fund.
