Article IV. [MINIMUM STREET IMPROVEMENTS]  

1.

[ Generally.]

(a)

Proper drainage structures shall be constructed at designated locations determined by field inspection and contour maps of the subdivisions, with the approval of the planning commission as to the size and number.

(1)

Catch basins and drop inlets shall be constructed if deemed necessary by the planning commission.

(2)

Combination curb and gutter shall be constructed on grades over twelve (12) percent, or on long unbroken grades, where no cross drains are feasible to divert the flow of water from the street, at the discretion of the planning commission.

(3)

Water will not be permitted to run down the street more than five hundred (500) feet (where at all possible) without proper drainage structures to intercept surface water.

(b)

A permanent type, non-skid finished wearing surface shall be applied by the subdivider or developer to all public streets. (Ord. No. 89-857, § 1, 1-30-90)

(c)

The materials and type of materials used shall have the approval of the city engineer.

(d)

No street will be accepted for maintenance unless approved by the city council.

(e)

Where subdivision streets make intersection with county roads, the intersection shall be made at a point on the county road that will provide a minimum sight distance of two hundred fifty (250) feet in each direction. Any less sight distance requirement shall be approved by the planning commission.

2.

Right-of-way.

(a)

Right-of-way for any street, road or avenue which, in the opinion of the planning commission, is or might become an arterial highway shall be no less than one hundred (100) feet in width.

(b)

Any intersection of streets having an interior angle of less than ninety (90) degrees shall have an easement radius, if the planning commission considers it necessary for the safe turning of traffic.

3.

Accessibility. Where a proposed subdivision has no frontage on an existing public road, or right-of-way, the subdivider must provide, and dedicate to the city, a suitable right-of-way for ingress and egress. This connecting road becomes part of the street system of the proposed subdivision and is subject to all regulations regarding streets. Subdividing or development of property shall not be allowed to landlock adjacent property. (Ord. No. 89-857, § 1, 1-30-90)

4.

Improvements. Before a subdivider commences to grade or pave streets or roads within a subdivision, he shall consult the city engineer and obtain his approval of the proposed grades, type of paving, size of drainage structures, and any or all other engineering problems involved therein.

5.

Sidewalks. Sidewalks shall be constructed within the right-of-way, on at least one side of all public and private streets submitted to the city for preliminary plat approval after the effective date of this ordinance; except that sidewalks shall not be required along the radius of a cul-de-sac and shall not be required along cul-de-sac streets that are less than three hundred (300) feet in length.

All sidewalks and pedestrian ways shall be designed and located to enhance tree conservation and preservation. The city may require pedestrian ways that are located within environmentally sensitive tree conservation or preservation areas be surfaced with gravel or other materials that are not impervious, except where steep slopes or storm drainage considerations dictate that paving is required in order to maintain the pedestrian way.

Sidewalks located within a public or private street right of way shall comply with the following minimum standards:

(a)

Sidewalks shall be at least four (4) feet wide on local streets and at least six (6) feet wide on collector and arterial streets.

(b)

Sidewalks shall be constructed of concrete with a minimum compressive strength of 3,000 psi.

(c)

Sidewalks shall be at least four (4) inches thick.

(d)

Sidewalks shall be constructed on a sub grade compacted to a minimum of ninety five (95) percent standard proctor density.

(e)

Sidewalks shall be broom finished. Contraction joints shall be tooled to a minimum depth of 1½ inch. Sidewalks shall have expansion joints every twenty four (24) feet and at all concrete to concrete connections, such as driveways, curbs, curb ramps, and private sidewalks. Four (4) foot wide sidewalks shall have contraction joints every four (4) feet. Six (6) foot wide sidewalks shall have contraction joints every six (6) feet.

(f)

The cross slope of a sidewalk shall be a minimum of ¼ inch and maximum of ½ inch per foot sloping to the street. The grassed strip between the curb and edge of sidewalk shall have a minimum of ½ inch per foot cross slope, sloping to the street. The cross slope of the grassed strip may be increased to a maximum of 1½ inches per foot, as shown in the chart below. In cases of extreme topography where a driveway crosses the sidewalk, the building inspection department may permit greater cross slopes, ranging from a minimum cross slope of zero percent to a maximum of ten percent sloping to the street. When cross slopes are approved in excess of the standards set forth in the chart below, the cross slope transition shall extend along the sidewalk for a distance of at least 16 feet on both sides of the driveway.

The following chart should be used as a guide in the design of grass strip cross slopes for various street profiles. The purpose of the steeper cross slope is to minimize erosion behind the curb on steep segments.

(g)

Pedestrian ramps are required at all intersections. Intersections with standing curb shall have curb ramps that meet ADA standards.

(h)

A green space, at least three (3) feet wide is required between the back of curb or valley gutter and the sidewalk on a local street and at least four (4) feet wide between the curb and gutter and sidewalk on a collector or arterial street, except where the city determines that topography, tree preservation or conservation, right-of-way characteristics or other conditions dictate that the green space be reduced or provided elsewhere.

(i)

Curb and gutter shall be required on all collector and arterial streets that have sidewalks.

(j)

The building inspection department shall be notified at least twenty four (24) hours prior to pouring of concrete. An inspection is required prior to installation of a sidewalk. If concrete is poured prior to inspection, the inspector may require that it be removed and re-poured.

(k)

Sidewalks within a public or private street right-of-way shall be constructed or secured by a financial guarantee of performance prior to final plat approval, subject to the following:

(1)

When a final plat contains less than 35 lots, all required sidewalks and pedestrian ways shall be constructed or bonded prior to final plat approval.

(2)

When a final plat contains 35 or more lots, the applicant may choose the following option:

a.

The applicant shall bond not less than 50 percent of the entire value of all required sidewalks and pedestrian ways that are located between a proposed lot and a proposed public or private street(s).

b.

The applicant shall bond the entire value of all other required sidewalks and pedestrian ways.

c.

Prior to issue of a certificate of occupancy for a dwelling in said subdivision, the developer shall install all required sidewalks and pedestrian ways located between the subject lot and a public or private street(s).

d.

When final plat approval is requested in phases, all required sidewalks and pedestrian ways in the previous phase shall be constructed or bonded prior to approval of a subsequent phase.

(l)

The city shall not accept dedication of any public street unless and until all required sidewalks along said street have been constructed to city specifications.

(Ord. No. 97-1578, § 1, 7-21-97; Ord. No. 02-1888, § 10, 4-16-02; Ord. No. 05-2092, § 1, 11-7-05)