The design, layout and plans for construction, reconstruction,
alteration or replacement of all sidewalks, curbs, driveways (either
private or commercial), curb ramps, street curbs, and gutters shall
confirm to and be constructed according to the design, layout, plans
and details shown and provided by the “Standard Details for
Construction of Sidewalks, Driveways, Curbs, and Gutters,” dated
March 8, 2006, and including Plates No. 24-86 (A); 24-86 (B); 24-86
(C); 24-86 (D); 24-86 (E); 24-86 (F); 24-86 (G); 24-86 (H); 24-86
(I); 24-86 (J); 24-86 (K), which plates are hereby adopted. Copies
of said plates are attached hereto and incorporated herein by reference
as though set out completely in detail herein. References in this
article to the city’s standard plans and specifications or to
specific plates shall mean the versions dated February 1, 2010. Copies
of said plates shall be kept in the offices of the building official
and the city engineer.
(Ordinance 1466, sec. 2, adopted 10/8/1953; Ordinance 1710 adopted 4/28/1955; Ordinance
1765 adopted 9/8/1955; 1959 Code, sec. 28-48; 1983 Code, sec. 24-86; Ordinance 4371, sec. 1, adopted 6/30/1984; Ordinance 9043, sec. 2, adopted 3/12/1987; Ordinance 9263, sec. 2, adopted 4/13/1989; Ordinance 9580, sec. 2, adopted 1/14/1993; Ordinance 10174, sec. 1, adopted 6/24/1999; Ordinance 2006-O0038, sec. 1, adopted 4/13/2006; Ordinance 2010-O0029, sec. 1,
adopted 4/8/2010)
All work on street curbs and gutters shall be done in accordance
with the city’s standard plans and specifications for the construction
of street curbs and gutters as approved and adopted by the city council.
Editor’s note–Ordinance 5057, sec.
1, adopted 7/14/1966, implemented the section above by adopting plans
and specifications, known as standard details for construction of
sidewalks, driveways, curbs and gutters, and providing that copies
be kept in the offices of the city secretary and the building official.
Ordinance 5057 was later repealed by Ordinance 9043, sec. 1, adopted
3/12/1987.
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(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-49; 1983 Code, sec. 24-87)
(a) Sidewalks shall be constructed along all streets and avenues abutting
the property being developed or improved and shall extend to the curbline
on each corner lot simultaneously with any construction or development
on the property except:
(1) On any one side of a residential street into which lots front when
more than sixty (60) percent of the frontage between street intersections
has been developed without sidewalks prior to the time a permit is
requested.
(2) When the planning commission shall approve a specific use zone within
which the site plan specifically does not provide sidewalks as required
within this article. Otherwise, sidewalks shall be provided as required
by this article. The planning commission shall consider the intent
of this article for sidewalks when hearing any specific use zone case
requesting deviation from existing location requirements.
(3) Where, in a single-family residentially zoned area, the minimum lot
frontage on the side of the street in question between street intersections,
as platted and as developed, is one hundred fifty (150) feet and the
minimum lot area is thirty thousand (30,000) square feet.
(4) In M-1 and M-2 zoning districts, where the abutting street is not
designated as a highway or is not designated as E (expressway), T
(thoroughfare), or C (collector) on the master thoroughfare plan of
the city.
(5) When an addition or improvement is made to an existing single-family
or duplex structure except when the estimated cost of the improvement
exceeds thirty (30) percent of the current tax district appraised
tax value of the structure and when forty (40) percent or more of
the lots or tracts on the same side of the street and between street
intersections are developed with sidewalks.
(b) At locations where sidewalks are not required by this code or where
sidewalks do not exist it shall be the duty and responsibility of
the property owner to maintain the parkway area in such a condition
so as to permit safe use by pedestrians. No sidewalk shall be removed
except for repair or replacement, and then it shall be repaired or
replaced in accordance with this code.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-50; Ordinance 4371, sec. 1, adopted 6/30/1964; Ordinance 5349, sec. 1, adopted 11/9/1967; 1983 Code, sec. 24-88; Ordinance 8568, sec. 22, adopted 3/8/1984)
(a) All sidewalks shall be constructed in that area between the curb
or grade of the public street and the abutting property line. Required
sidewalks shall have three (3) options for location and width:
(1) Sidewalks in any location shall be a minimum of four (4) feet wide,
and the inner edge of the sidewalk shall be contiguous and parallel
with the abutting property line; or
(2) Sidewalks may be five (5) feet in width in residential districts,
and the outer edge of the sidewalk shall be contiguous and parallel
with the existing curb; or
(3) Sidewalks may be six (6) feet in width in commercial districts, and
the outer edge of the sidewalk shall be contiguous and parallel with
the existing curb. The six-foot design of sidewalk shall be required
in association with all public streets abutting school sites intended
for primary or secondary education.
(b) In no instance shall curbback sidewalks be installed where curbing
does not exist.
(c) In areas where the sidewalk construction would leave twenty-four
(24) inches or less of space between the back of the curb and the
outer edge of the sidewalk, the sidewalk width shall be extended sufficiently
to extend to the back of the curb.
(d) Sidewalk construction for the options above shall continue with the
same design for the block frontage between street intersections and
no new construction shall vary from the established design of sidewalks
within a single block face.
(1959 Code, sec. 28-50.1; Ordinance 4371, sec. 1, adopted 6/30/1964; 1983 Code, sec. 24-89; Ordinance 8568, sec. 23, adopted 3/8/1984; Ordinance 9044, sec. 1, adopted 3/12/1987; Ordinance 10174, sec. 2, adopted 6/24/1999)
(a) Concrete sidewalks.
The thickness of concrete sidewalks
shall be a minimum of four (4) inches and shall be of a cross-section
as approved by the city council. Plates describing this cross-section
shall be kept on file in the office of the city engineer.
(b) Driveways.
The thickness and cross-section of driveways
will vary in accordance with the type of construction materials and
the type of usage to which it is subjected. In general, all concrete
driveways shall have a minimum thickness of four (4) inches. Reinforced
gutter sections required at commercial driveways shall be constructed
prior to and separate from the driveway slab.
(c) Inner curbs.
Inner curbs shall be a minimum of four
(4) inches in width, unless otherwise specified by the city, and shall
extend a minimum of four (4) inches above the driving surface, except
that they may taper at driveway returns so that the top of the inner
curb meets the sidewalk grade as indicated on such plates that are
filed in the office of the city engineer. Separate inner curbs shall
extend a minimum of six (6) inches below the driving surface.
(d) Street curbs and gutters.
The thickness and cross-sections
for street curbs and gutters shall be shown and designated as specified
by the city and as shown on plates filed in the office of the city
engineer, except where there is an existing street curb and gutter
of a different section to be met or reconstructed, in which case the
thickness and cross-section shall conform to the existing pattern.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-51; 1983 Code, sec. 24-90; Ordinance
8568, sec. 24, adopted 3/8/1984)
(a) It shall be unlawful for any person to excavate, commence construction,
or place any material for any work described in this article in a
public street or public place until a permit for such work has been
obtained from the building official as provided herein, or until stakes
or lines and grades for such work have been given by the city, unless
for sidewalk and driveway construction the curb adjacent to the property
is existing, and then the contractor shall follow the grade of the
existing curb.
(b) The alignment of the sidewalk shall parallel the adjacent property
line unless the building official grants permission for the sidewalk
to parallel an existing street curb. The property owner shall have
his property line established before issuance of a permit by the building
official.
(c) The grade of the sidewalk shall parallel the grade of the top of
street curb when the curb exists at the time of the sidewalk construction,
or shall conform to grades established by the city when there is no
curb existing. A minimum fee of twenty-five dollars ($25.00) shall
be charged by the city to set two (2) grade stakes for the elevation
of the sidewalk, and an additional five dollars ($5.00) shall be charged
for each additional grade stake required or requested by the contractor.
The contractor shall preserve the grade stakes set by the city until
the final inspection by the city.
(d) The elevation of the sidewalk at the edge nearest the street shall
be at least as high as but not more than two (2) inches above the
top of the adjacent curb and the elevation of the sidewalk may rise
as much as one-quarter of an inch per foot of width. The elevation
of the sidewalk at a private driveway shall continue the grade of
the sidewalk on either side of the driveway except:
(1) When the distance from the edge of the sidewalk to the back of the
curb is four (4) feet or less in which case not more than two (2)
feet of the sidewalk width may be sloped and used as a part of the
driveway transition between the gutter and the property line.
(2) When the sidewalk is constructed adjacent to the back of the curb
a minimum of two (2) feet of the inner edge of the sidewalk shall
continue the grade of the sidewalk on either side of the driveway.
The remaining width may be sloped for the driveway transition approach.
(3) When in the opinion of the building official on-site or private property
drainage cannot be provided with the sidewalk placed at curb grade,
in such event the longitudinal grade of the sidewalk on either side
of the driveway may be sloped down at the rate of one inch per foot
of length not to exceed four (4) inches but the concrete sidewalk
shall be continuous across the driveway.
(4) In commercial areas, when new sidewalks are constructed, or existing
sidewalks are replaced, the elevation of the sidewalk on either side
of an alley shall be in accordance with the applicable drawing on
the plats entitled “Typical Locations For Wheelchair Ramps.”
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-52; Ordinance 4371, sec. 1, adopted 6/30/1964; Ordinance 6666, sec. 1, adopted 6/28/1973; 1983 Code, sec. 24-91; Ordinance 8568, secs. 25–27, adopted 3/8/1984; Ordinance 9043, sec. 3, adopted 3/12/1987)
Excavations shall be done to line and grade as established by
the city engineer and all excess excavated materials shall be removed
from the right-of-way dedicated for street purposes. Before placement
of concrete, the subgrade shall be wetted and tamped to secure a firm
foundation.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-53; 1983 Code, sec. 24-92)
Forms may be either metal or wood. In case forms are wood, they
shall be of material well seasoned and cleaned. All forms must everywhere
extend the full depth of the concrete and must be set true to lines
and grades. All forms must be well braced so that bracing and tamping
the concrete will not displace them. Before concrete is placed, forms
must be thoroughly wet with water or, preferably, well greased with
a heavy oil or grease.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-54; 1983 Code, sec. 24-93)
Sidewalks, driveways, or inner curbs shall be constructed of
concrete composed of Portland cement and fine aggregate, except as
herein specified, except that other comparable material may be used
when approved by the building official. The concrete shall contain
not less than five (5) sacks of cement per cubic yard and not more
than eight (8) gallons of water net per sack of cement when coarse
aggregate is used. The amount of coarse aggregate shall not exceed
eighty-five-one-hundredths (0.85) cubic foot per cubic foot of concrete
(dry, loose volume). The minimum compressive strength at twenty-eight
(28) days shall be three thousand (3,000) pounds per square inch.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-55; Ordinance 4371, sec. 1, adopted 6/30/1964; 1983 Code, sec. 24-94; Ordinance 8568, sec. 28, adopted 3/8/1984)
Concrete sidewalk slabs shall be reinforced with steel where
a driveway crosses the sidewalk in a business area. The area of steel
used shall be sufficient to prevent any failures in the concrete slab
and shall be designed for a nH-20 loading. Where the remainder of
the driveway area is to be of concrete, it shall be similarly reinforced.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-56; 1983 Code, sec. 24-95)
The sand and cement shall be thoroughly mixed dry until the
mixture is of uniform color and free from sand streaks. Wetted stone
or gravel shall be added and the entire mass wetted and thoroughly
mixed by turning it at least three (3) times, or until the stone is
thoroughly coated with mortar and the mass uniformly mixed, whereupon
the whole shall immediately be deposited in proper place in the work
and thoroughly rammed at once to the required thickness. The concrete
must be sufficiently wet but shall not run and must be so thoroughly
tamped that all the voids will be filled, resulting in a thoroughly
compact mass. In case a machine is used, it shall be a batch mixer.
The contractor shall not mix any concrete or cement materials on the
surface of any paved street, unless heavy kraft paper or paper of
similar weight is placed to protect the splashing and dripping of
the concrete mixture upon the pavement.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-57; 1983 Code, sec. 24-96)
The finish on the surface of the concrete sidewalk shall be
monolithic with the slab and shall be such that it does not present
a hazardous condition. The marking of the top of the sidewalk slab
must be done with a specially devised marking tool at four-foot intervals.
The marking must cut at least one-half way through the slab and shall
be done after the slab has set sufficiently so that the concrete will
not flow. The exposed edges of all concrete shall be neatly finished
with a special edging tool. The contractor shall employ adequate measures
to protect all work from the action of the sun, cold and wind until
the same has thoroughly hardened and set.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-58; Ordinance 4371, sec. 1, adopted 6/30/1964; 1983 Code, sec. 24-97)
(a) Transverse expansion joints for all sidewalks, three-quarter inch
in thickness, and extending the full width of the concrete slab, shall
be provided at intervals not more than thirty-six (36) feet apart.
These joints must be the full depth of the concrete and shall be well
filled with some satisfactory and elastic joint filler approved by
the city engineer or building official.
(b) Where walk or driveway transition join or abut on the street curbing
line, an expansion joint of not less than three-fourths inch thickness
across the entire section of walk must be made and filled as provided.
(c) Where a new section of sidewalk is to connect with a previously constructed
walk, a three- quarter-inch expansion joint must be made and filled
as provided.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-59; 1983 Code, sec. 24-98; Ordinance
8568, secs. 29, 30, adopted 3/8/1984)
Where a public parkway area is adjacent to an off-street parking
area, a concrete bumper curb or an iron pipe bumper rail shall be
built to prevent encroachment of vehicles onto the public way. The
bumper curb or rail shall be set back from the property line so that
no part of a parked vehicle will extend over public property. Any
such concrete bumper block shall be at least four (4) inches in width,
be four (4) inches high, and be securely anchored. Iron pipe used
for a bumper rail shall have a minimum outside diameter of three (3)
inches and have the standard or supports permanently anchored in the
ground.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-60; Ordinance 4371, sec. 1, adopted 6/30/1964; Ordinance 5057, sec. 2, adopted 7/14/1966; 1983 Code, sec. 24-99; Ordinance 8568, sec. 31, adopted 3/8/1984)
The person in charge of the work shall not construct any step
or offset along the grade of the sidewalk. Where conditions necessitate
a grade change along the sidewalk, the change shall be accomplished
by a ramp consistent with the building code which requires no greater
slope than one (1) vertical in eight (8) horizontal. When conditions
exist which require a step or offset from the grade of the sidewalk
to the grade of the curb top, such step or offset shall occur only
at the instance of written instructions from the city engineer or
building official.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-62; 1983 Code, sec. 24-100; Ordinance
8568, sec. 32, adopted 3/8/1984)
All driveways into private property shall be paved from the street curb line to the property line. The design and construction of such driveways shall be in accordance with section
36.04.111 of this code, and the following:
(1) The number of driveways on thoroughfares shall be limited to a maximum
of one (1) for the first one hundred (100) feet of frontage on a street
and a maximum of one (1) additional driveway for each additional two
hundred (200) feet of frontage except at intersecting thoroughfares.
At intersecting thoroughfares there shall be no driveway within the
first one hundred and fifty (150) feet of frontage on the thoroughfare
approaching the intersection and one hundred (100) feet of frontage
on the thoroughfare exiting the intersection.
(2) To comply with subsection
(1), above, shared driveways and on-site access easements may be required dependant on lot size and configuration.
(3) No driveway access to “R-1,” “R-1A,” or “R-2”
residential property shall be permitted from a street which is designated
as a thoroughfare (“E” or “T”) by the master
thoroughfare plan except when the planning commission shall have approved
such access by site plan.
(4) When deemed necessary by the city engineer due to traffic volume,
trips generated, and/or other relevant means, an acceleration/deceleration
lane adjacent to the property line and connecting to the property’s
driveway shall be considered during the platting process.
(5) All paved surfaces of city streets that are cut for the construction
of commercial driveways shall be replaced by the contractor who caused
the street cut and shall be inspected by, and repaired to the satisfaction
of, the city. The contractor shall pay the city an administrative
fee for the city’s inspection services at the time of issuance
of the building permit. The rate shall be as set forth and established
in the adopted annual budget.
(6) The planning and zoning commission may authorize upon request in
specific cases of unnecessary hardship a variance of the driveway
location, distance and width regulations as may be necessary to secure
appropriate development of a parcel of land which differs from other
parcels under like circumstances and where such parcel cannot be reasonably
developed or used without such modification. In exercising its power
to grant a variance, the planning and zoning commission shall make
findings and show in its minutes such facts and/or special conditions
by which each of the following conditions has been satisfied:
(A) There are special circumstances existing on the property on which
the application is made related to size, shape, area, topography,
surrounding condition or location that do not apply generally to other
property under the same or similar circumstances and that said circumstances
or conditions are such that the strict application of the provisions
of this chapter would deprive the applicant of the reasonable use
of such land or building;
(B) That granting of the variance on the specific property will not cause
an unreasonable traffic safety or traffic control problem to be created
upon the property or the streets and rights-of-way abutting such property;
(C) That the variance to be granted is the minimum variance that will
relieve the proven hardship; and
(D) A raised median designed and constructed by the developer separating
traffic of opposing directions will be included in any variances to
the driveway requirements at thoroughfare corner lots. The median
shall have a minimum width of three (3) feet, a minimum length of
one hundred twenty-five (125) feet, and shall have a cutout in the
crosswalk for pedestrian access. Planning and zoning commission may
waive the median requirement if existing site conditions are incompatible
with driveway location requirements.
(Ordinance 1466, sec. 3, adopted 10/8/1953; 1959 Code, sec. 28-63; Ordinance 4371, sec. 1, adopted 6/30/1964; Ordinance 5057, sec. 3, adopted 7/14/1966; Ordinance 5580, sec. 1, adopted 12/19/1968; Ordinance 5758, sec. 1, adopted 10/9/1969; Ordinance 6891, secs. 1–3, adopted 5/9/1974; Ordinance 8239, sec. 1, adopted 9/24/1981; 1983 Code, sec. 24-101; Ordinance 8568, secs. 33–35, adopted 3/8/1984; Ordinance 9043, secs. 4, 5, adopted 3/12/1987; Ordinance 9044, sec. 2, adopted 3/12/1987; Ordinance 9263, sec. 1, adopted 4/13/1989; Ordinance 2010-O0029, sec. 2,
adopted 4/8/2010; Ordinance
2017-O00159, sec. 59, adopted 12/18/2017; Ordinance 2019-O0136 adopted 9/24/2019)
Any newly constructed or altered intersections having curbs or other barriers to entry from street level pedestrian walkways shall contain curb ramps, except as described in this section. The design and construction of such curb ramps shall be in accordance with section
36.04.111 of this article, and the following:
(1) New subdivision street paving plans shall indicate and be constructed
with three (3) feet of down curb and five (5) feet of transition on
either side of the down curb located at the center of each street
intersection radius.
(2) The concrete flatwork required for the actual ramp construction in
new intersections will not be required until the sidewalk is constructed
with the building permit for that corner lot.
(3) Ramp construction will be required at existing intersections with
the issuance of a building permit in all cases where sidewalk construction
is a part of the permit except that ramp construction will not be
required with the issuance of a building permit on existing streets
in “RR,” “R-1,” “R-1A,” or “R-2”
zoning areas.
(4) Ramp construction required at existing street intersections will
require removal of the complete curb and gutter section or a vertical
sawcut adjacent to the face of the curb for the curb removal. Removal
of approximately thirteen (13) linear feet of curb and gutter or sawcut
will be required. The typical curb ramp location at an intersection
is the center of radius. A deposit for paving repair costs will be
required if the complete curb and gutter section is removed.
(1983 Code, sec. 24-102; Ordinance 2017-O00159, sec. 60, adopted 12/18/2017; Ordinance 2018-O0066, sec. 76,
adopted 6/14/2018)