Ch10.§3-1 · City of Nowthen public records

A. A preliminary plat and a final plat shall be made in accordance with such design standards as are applicable thereto, said standards being established for the purpose of building and accomplishing a coordinated, adjusted, and harmonious development of the City which will, in accordance with existing and future needs, best promote the public health, safety, order, convenience, and general welfare, efficiency, and economy in the process of development. B. Where any of the design standards are found not applicable to a proposed land subdivision, or would cause practical difficulty or impose a hardship not intended, the Planning & Zoning Commission may consider variances as provided for in Section 10-9-6 herein. (Ordinance #2, adopted November 14, 2006) 10-3-2: STREET STANDARDS: The following design standards are hereby established for land subdivision: A. Street patterns shall follow substantially the patterns shown on applicable plans or shall be equal or superior to the platted lots when developed; they shall not prevent reasonable and desirable development of adjoining subdivided or unsubdivided lands in conformity with applicable plans and standards; they shall be such as to discourage through traffic on minor streets in the subdivision; they shall be suited to the topography of the land and to drainage needs; and they shall be oriented with regard to practical minimum walking distances to present and planned schools and to playgrounds and parks. B. The street pattern shall relate to trunk highways and all limited-access major thoroughfares so that access points and crossings are satisfactorily limited.   Required design shall be the provision of local service streets along the right-of- way of any such facility or the rearing of lots upon the right-of-way, with intersections limited as necessary. In general, provision shall be made at intervals not exceeding one-half (1/2) mile for through streets (streets running through the subdivision in a fairly direct manner). C. The location, width, and alignment of trunk highways and major thoroughfares shall conform to the official map, to the major thoroughfare plan, and to any other applicable plans, including state and county highway plans. All street right-of-way widths shall conform to the following minimum dimensions: <table> <tr> <th>Classification</th> <th>Right-of-Way Requirement</th> </tr> <tr> <td>Minor Arterial</td> <td>150 feet</td> </tr> <tr> <td>Collector</td> <td>120 feet</td> </tr> <tr> <td>Local</td> <td>66 feet</td> </tr> <tr> <td>Cul-de-sac</td> <td>66 foot radius (132 feet outside diameter)</td> </tr> </table> D. An additional 20-foot easement for trail purposes shall be provided adjacent to all newly platted roads. In general, a Trail Easement shall be provided on one side of all public roads. E. Different widths may be required depending on anticipated traffic volumes, planned function of the street, character of abutting land uses, and right-of-way secured on adjoining properties. F. Half-width streets are not acceptable except as found practically necessary by the City Council and only with the assurance of dedication of the other half when adjoining property is subdivided. For protecting the City in developing and maintaining streets bordering the City limits, where a half-width street dedication is proposed, the subdivider shall furnish one of the following with the preliminary plat: 1\. Assurance that the remaining half outside the City limits has or will be dedicated, or; 2\. A warranty deed for the remaining half outside the City limits, or; 3\. An easement for street, drainage and utility purposes, signed by the owners of the part outside of the City limits. G. All proposed streets shall be offered for dedication as public streets, with NO PRIVATE STREETS shown.   H. Streets shall intersect or intercept each other at right angles with variations of not more than twenty (20) degrees permitted when considered necessary. Intersections with more than four (4) corners are prohibited. I. When connecting street lines deflect from each other at any one point by more than ten (10) degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than three hundred (300) feet for minor and collector streets, and of such greater radii as the City Council shall determine for special cases. J. Minimum centerline radii of local minor streets shall be not less than one hundred (100) feet; centerline radii of major and secondary thoroughfares should be not less than three hundred (300) feet. K. Tangents of at least fifty (50) feet in length shall be introduced between reverse curves on collector streets. L. Centerline gradients of all streets shall be at least 0.5 percent and, unless topography or other physical conditions prohibit, shall not exceed the following: 1\. <table> <tr> <td>Collector Streets:</td> <td>Four percent (4%)</td> </tr> <tr> <td>Minor Residential Streets</td> <td>Six percent (6%)</td> </tr> </table> 2\. 3\. The grades of all streets, alleys, shall be approved by the City Engineer and all engineering costs shall be paid by the developer. M. Different connecting street gradients shall be connected with vertical parabolic curves. Minimum length of these curves shall be one hundred (100) feet. N. Minor streets shall be so aligned that their use by through traffic will be discouraged. O. Jogs in streets shall have centerline offsets of one hundred twenty-five (125) feet or more. P. The street arrangements shall not be such as to cause hardship to the owners of adjoining property in platting their own land and providing convenient access to it. Q. Where a subdivision borders on or contains a limited access highway, a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land, as for park purposes in residential districts, or for commercial or industrial purpose in appropriate districts may be required. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.   R. Cul-De-Sacs/Dead End Streets: 1\. Permanent dead-end streets without cul-de-sac turnarounds and flag lots are prohibited. 2\. Permanent cul-de-sacs shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a cul-de- sac. b. A through street is not physically feasible or desirable due to environmental or access spacing considerations. 3\. The length of a permanent cul-de-sac street shall not be less than one hundred fifty (150) feet nor longer than one thousand (1,000) feet and shall include a turnaround at the closed end, with a right of way radius not less than sixty-six (66) feet and paved radius of not less than fifty-one (51) feet. The cul-de-sac turn around shall have property line and outside roadway diameters of not less than one hundred thirty-two (132) feet and one hundred two (102) feet respectively. The length of the cul-de-sac shall be measured from the intersection of the centerlines of the cul-de- sac and the intersecting street to the center point of the cul-de-sac right of way turnaround. 4\. In areas determined by the City to be environmentally sensitive due to topography, forestation and/or wetlands, deviations to the design standards outlined in subsection 10-3-2.R.3 of this Chapter may be allowed, provided that: a. Such deviations are limited to the following: (1) Paved cul-de-sac radius may be reduced from fifty-one (51) feet to no less than fifty (50) feet for both permanent and temporary cul-de-sacs. (2) Street widths measured from edge to edge may be reduced from twenty-four (24) feet to no less than twenty-two (22) feet for permanent cul-de-sacs. No street width reduction shall be permitted for permanent local streets or temporary cul-de-sacs. (3) All houses shall have an attached accessory garage of three (3) stalls with corresponding front driveway parking apron. The curb cut opening on the street shall, however, meet established standards.   (4) All lots shall have a certificate of survey, custom grading plan, and site/building plan prior to the issuance of building permits. (Ordinance 2013-03, adopted April 9, 2013) S. All costs incurred in the City Engineer examination and approval of a water shed plan will be paid by the developer. (Ordinance #2, adopted November 14, 2006)

Ch.10 § 3-1

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