[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.