[Ord. 6387, passed 8-12-1971]
The standards and details of design contained in this article
are intended only as the minimum requirements so that the general
arrangement and layout of the subdivision may be adjusted to a wide
variety of circumstances. However, in the design and development of
the plot, the subdivider should use standards consistent with the
site conditions so as to assure an economical, pleasant and durable
neighborhood.
[Ord. 6387, passed 8-12-1971]
(a) In designing lots, consideration shall be given to topography, drainage
and the character of the adjoining areas.
(b) No subdivision shall be allowed on land where sanitary sewer facilities
are not available unless such facilities are provided by the developer.
(c) No subdivision shall be allowed on land where water service is not
available unless such water service is provided by the developer.
(d) Lot dimensions, including width and area, shall conform to the requirements
of the Zoning Ordinance.
(e) A minimum building line setback of 25 feet is required on all lots
in a subdivision. Such building line shall be established from the
required minimum right-of-way of all present or proposed streets or
ways. On existing streets, building lines will conform with those
already established.
(f) Corner lots shall provide a building line parallel to the side street
of not less than 15 feet.
(g) The depth of a lot shall not exceed three times the width.
(h) Double frontage lots shall be prohibited except where necessary because
of topography and areas used for business and industry.
(i) Sidelines of lots, so far as practical, shall be at right angles
or radial to street lines.
(j) All blocks in a subdivision shall have a minimum length of 600 feet
with a maximum length of 1,500 feet. Modifications of the above requirements
may be authorized in multiple family, commercial and industrial developments.
(k) In large blocks, where necessary for pedestrian circulation, the
Planning Commission may require that a crosswalk with a minimum right-of-way
of 12 feet, be provided.
[Ord. 6387, passed 8-12-1971]
(a) All streets shall be laid out in accordance with the existing or
proposed street patterns for the City. In general, all street arrangements
and design standards shall conform with plans and arrangements of
the City Engineer. Flexible type base course shall be used with bituminous
binder and bituminous surface course.
(b) Minor streets in any development shall be designed to discourage
through traffic, and continuation of major streets into the subdivision
from adjoining areas is required. Where a subdivision abuts or contains
an existing or proposed major street, the Planning Commission may
require marginal access streets, reverse frontage lots, or such treatment
as will provide protection for abutting properties, reduction in the
number of intersections with the major traffic streets, and separation
of local and through traffic.
(c) Where a subdivision borders on or contains a railroad right-of-way
or an arterial highway right-of-way, the Planning Commission may require
a street approximately parallel to and on each side of such right-of-way
at a distance suitable for the appropriate intervening land, such
as for parks or lots in residential districts or for commercial or
industrial purposes in appropriate districts. Such distances shall
also be determined with due regard for the requirements for approach
grades and future grade separations.
(d) If the lots in the development are large enough for re-subdivision
or if a portion of the tract is not subdivided, suitable access and
street openings for such re-subdivision shall be provided.
(e) Dead end or cul-de-sac streets, in general, shall not exceed 500
feet in length and shall be provided with a paved turn-around with
a minimum radius of 40 feet to the outside of the cartway and of 50
feet to the right-of-way line.
(f) In general, minor and collector streets shall not adjoin into the
same side of arterial streets at intervals of less than 800 feet.
(g) Street jogs with center line off-sets of less than 125 feet shall
be avoided.
(h) Street center lines shall be connected with curves. The minimum radius
at a center line for curves on arterial streets shall be 520 feet;
for collector streets, 318 feet; and for minor streets, it shall be
150 feet. Proper super elevations shall be provided for curves on
arterial streets.
(i) Except for minor streets, there shall be a tangent of at least 100
feet between all curves.
(j) Proper sight distance shall be provided with respect to both horizontal
and vertical alignment. Measured along the center line five feet above
grade this should be 215 feet for arterial streets, 240 feet for collector
streets, and 160 feet for minor streets.
(k) Proper site lines shall be maintained at all intersections of streets.
Measured along the center line, there shall be a clear site triangle
of 75 feet, 150 feet for arterial streets from the point of intersection.
This shall be indicated on all plans. No building or obstruction shall
be permitted in this area.
(l) There shall be a minimum grade of at least 1% on all streets, a maximum
grade of 6% on arterial and collector streets, and 10% on minor streets.
(m) Vertical curves shall be used in changes of grade exceeding 1% and
shall be designed for maximum visibility.
(n) The minimum right-of-way and cartway width shall be as follows:
Type of Street
|
Width in Feet
|
---|
Minor
|
|
Right-of-way
|
50
|
Cartway
|
30
|
Marginal Access
|
|
Right-of-way
|
50
|
Cartway
|
30
|
Cul-de-sac
|
|
Right-of-way
|
50
|
Cartway
|
30
|
Turnaround or Cul-de-sac
|
|
Right-of-way
|
100
|
Cartway
|
80
|
Collector
|
|
Right-of-way
|
70
|
Cartway
|
42
|
Arterial and Limited Access
|
|
Right-of-way and Cartway shall be determined after
consultation with the City Engineer and the Planning Commission.
|
|
(o) Additional street width may be required by the Planning Commission in specific cases for public safety and convenience. The Planning Commission may require widening the right-of-way of an existing street where the width does not meet the requirements of Subsection
(n) hereof.
(p) Multiple intersections involving the junction of more than two streets
shall be avoided whenever possible; but where they are unavoidable,
such intersections shall be designed with extreme care for both vehicle
and pedestrian safety.
(q) Right angle intersections shall be used whenever possible. When minor
streets intersect collector or arterial streets, the angle of intersection
of the street center line shall not be less than 65°.
(r) Street curb intersections shall be rounded by a tangential arch with
a minimum radius of 20 feet for minor streets and 30 feet for intersections
including collector or arterial streets. Radius corners or diagonal
cutoffs shall be provided on the property lines substantially concentric
with or parallel to the cord of the curb radius corners.
(s) Dedication of half streets at the perimeter of a new subdivision
is prohibited. If circumstances under this is impractical, adequate
provisions for the concurrent dedication for the remaining half of
street must be furnished by the subdivider. Where there exists a half
street in an adjoining subdivision, the remaining half shall be provided
by the proposed development.
(t) Streets that are extensions or obviously in alignment with existing
named streets shall bear the same name of the existing streets. All
street names shall be subject to the approval of the City Engineer
and the Planning Commission.
(u) In reviewing subdivision plans the Commission shall consider the
adequacy of existing or proposed community facilities to serve the
additional dwelling units proposed by the subdivision. The reservation
of land for community facilities shall be requested when appropriate;
therefore, the subdivider shall grant his consideration to reserving
land for parks, playgrounds, churches, schools and other community
facilities. If a facility of this type has been tentatively planned
in an area that is to be subdivided, the subdivider shall contact
such organizations to ascertain whether or not they plan to use the
site.
(v) Public buffer strips shall be provided where land is available in
the subdivision that cannot be developed or used because of critical
topography, unusual shape or limited area. Such public buffer strips
may also be required at the discretion of the Planning Commission
to separate or screen off areas of different uses or between public
right-of-way areas and the land to be subdivided.