HomeMy WebLinkAbout2021-06-30-303.70-114 ARTICLE VIII1
ARTICLE VIII
Subdivision Design Standards
§303.70. Streets
§303.71. The arrangement, character, extent, width, grade and location of all
streets shall conform to existing and planned streets, to topographical conditions, to
public convenience and safety, and in their appropriate relation to the proposed uses of
the land to be served by such streets.
A. The design of streets shall be in accordance with the Des Moines
Metropolitan Design Standards Manual and the City of Waukee Standard
Specifications for Public Improvements.
§303.72. The arrangement of streets in a subdivision shall either:
A. Provide for the continuation of appropriate projection of existing principal
streets in surrounding areas in conformance with the Comprehensive Plan,
or
B. Conform to a plan for the neighborhood approved or adopted by the
Commission to meet a particular situation where topographical or other
conditions make continuance or conformance to existing streets
impracticable.
§303.73. Local service streets shall be so laid out that their use by through
traffic will be discouraged.
§303.74. Where a subdivision abuts or contains an existing or proposed
arterial street, the Commission may require marginal access streets, double frontage lots
with screen planting contained in a non-access reservation along the rear property lines,
deep lots with rear service alleys, or such other treatment as may be necessary for
adequate protection of the residential or other proposed properties and to afford
separation of through and local traffic.
A. Where a subdivision adjoins an existing granular surfaced street, the
Subdivider shall be responsible for the construction of a paved roadway on
the adjoining street according to the design standards and City of Waukee
Standard Specifications.
§303.75. Where a subdivision borders on or contains a railroad right-of-way,
the Commission may require a street approximately parallel to and on each side of such
right-of-way, at a distance suitable for the appropriate use of the intervening land. Such
distances shall also be determined with due regard for the requirements of approach
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grades and future grade separations, but in no case be less than one hundred fifty (150)
feet.
§303.76. Streets shall be designed in accordance with the Des Moines
Metropolitan Design Standards Manual and City of Waukee Standard Specifications.
§303.77. Street jogs with centerline offsets of less than one hundred and
twenty-five (125) feet shall be avoided.
§303.78. A tangent at least one hundred (100) feet long shall be introduced
between reverse curbs on arterial and collector streets.
§303.79. 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 insure a sight distance of not less than one hundred (100) feet for minor and
collector streets, and of such greater radii as the Commission shall determine for special
cases.
§303.80. Streets shall be laid out so as to intersect as nearly as possible at
right angles and no street shall intersect another street at less than sixty (60) degrees.
More than two (2) streets intersecting at the same location shall be prohibited.
§303.81. Property lines at street intersections shall be rounded with a radius
of not less than twenty-five (25) feet or comparable chords in lieu of the rounded corner
may be permitted by the City. Greater radius may be required at intersections of collector
and arterial streets.
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§303.82. Street pavement and right-of-way widths shall not be less than as
follows:
Minimum Width of
Street Type Right-of-Way Roadway Surface
State Highway (Requirements set by the Iowa Department of Transportation)
Municipal Arterial 100 ft. 31 ft. B/B*(24' existing)
Major Collector 70 ft. 31 ft. B/B*
Minor Collector 60 ft. 31 ft. B/B
Local Service Through Street 60 ft. 29 ft. B/B
Loop Street and Cul-de-sac 50 ft. 25 ft. B/B
*Greater widths may be required. Each situation will be reviewed on a case by
case basis.
The City of Waukee has selected several roadways where more specific
requirements exist. The following chart shows which streets shall be built to different
standards.
Future Lanes Future Future ROW
Pavement
Alice's Road 5 65 120
(Arterial) Possible Rt Turn
University Ave 5 65 120
(Arterial) Possible Rt Turn
Ute Ave 3 and 5 31 @ 10th 110 @ 10th
(Arterial/Collector) 31 to 312th 80 PWS to 320th
65 312th to 80 120 320th to 80
Waco Place 3 31 80
(Collector Boulevard) 41 @ intersections
Loop 3 31 80
(Collector Boulevard) 41 @ intersections
Warrior Lane 3 39 100
(Collector) 4 lanes if needed
Ashworth Road 3 31 100
(Collector Boulevard) 41 @ intersections
4 lanes if needed
(Chart added) June 6, 2002 – Ordinance No. 2379
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§303.83. Half streets shall be prohibited, except where essential to the
reasonable development of the subdivision in conformity with the other requirements of
these regulations, and where the Commission finds it will be practicable to require the
dedication of the other half when the adjoining property is subdivided. Wherever a half
street is adjacent to a tract to be subdivided, the other half of the street shall be platted
within such tract.
§303.84. Dead-end streets, designed to be so permanently, shall not be
longer than six hundred (600) feet except where the Commission has approved a
maximum length not to exceed one thousand (1,000) feet due to property limitations.
Such streets shall be provided at the closed end with a turnaround having an outside
roadway diameter of at least eighty (80) feet, and a street property line diameter of at
least one hundred four (104) feet. The Commission may approve a “T” or “Y” type
turnaround in lieu of the circular turnaround.
A. Temporary turnaround shall be provided on dead-end streets that are
intended to be extended in the future.
§303.85. No street names shall be used which will duplicate or be confused
with the names of existing streets. Street names shall be subject to the approval of the
Commission.
§303.86. Street grades, wherever feasible, shall not exceed the following,
with due allowance for reasonable vertical curves:
Street Type Percent Grade
Arterial 6%
Collector 7%
Minor Collector and Local Service 8%
Cul-de-sac 8%
Marginal Access 8%
§303.87. No street grade shall be less than 0.5 percent where drainage is
carried within the traveled roadway, but a grade of 0.4% may be considered in isolated
areas subject to approval by the City Council based on recommendations of the City
Engineer.
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§303.88. Alleys
§303.89. Alleys shall be provided in commercial and industrial districts
except that the Commission may waive this requirement where other definite and assured
provision of made for service access, such as off-street loading, unloading, and parking
consistent with and adequate for the uses proposed.
§303.90. Alleys shall not be permitted in a residential district unless deemed
necessary by the Commission.
§303.91. The minimum width of an alley shall be twenty (20) feet.
§303.92. Alley intersections and sharp changes in alignment shall be
avoided; but where necessary, corners shall be cut off sufficiently to permit safe vehicular
movement.
§303.93. Dead-end alleys shall be avoided where possible; but if
unavoidable, shall be provided with adequate turnaround facilities at the dead end, as
determined by the Commission.
§303.94. Easements
§303.95. Easements across lots or centered on rear or side lot lines shall be
provided for utilities and shall be not less than five (5) feet in width on each side of all
rear lot lines and side lot lines and side lot lines where necessary for poles, wires,
conduits, storm sewer and sanitary sewers, gas, water and heat mains. Easements for
sidewalks shall be not less than ten (10) feet wide and for trails a minimum of not less
than sixteen (16) feet in width will be provided where necessary when located outside the
street right-of-way. Greater width easements may be required in some cases.
§303.96. Where a subdivision is traversed by a watercourse, drainage way,
channel or stream, there shall be provided a storm water easement or drainage
right-of-way conforming substantially with the lines of such watercourse, and such
further width or construction or both as will be adequate for the purpose. Parallel streets
or parkways may be required in connection therewith. If it is deemed advisable by the
Commission or the City Engineer, such watercourse or drainage way may be
re-established to conform with the proposed street pattern, in which case suitable storm
drainage facilities shall be installed as designed and established by a Registered
Professional Engineer for the Subdivider.
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§303.97. Blocks
§303.98. The lengths, widths and shapes of blocks shall be determined with
due regard to:
A. Provision of adequate building sites suitable to the special needs of the
type of use contemplated.
B. Requirements as to lot size and dimensions.
C. Needs for convenient access, circulation, control and safety of street
traffic.
D. Limitations and opportunities of topography and other natural features.
§03.99. Block lengths shall not exceed one thousand four hundred (1,400)
feet, or be less than the following unless approved by the City Council.
Street Minimum Block Length
(feet)
Arterial 500
Major Collector 400
Minor Collector 300
Local Service 200
§303.100. Pedestrian crosswalks, not less than ten (10) feet wide, shall be
required where deemed essential at mid-block street crossings to provide circulation, or
for access to schools, playgrounds, shopping centers, transportation and other community
facilities.
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§303.101. Lots
§303.102. The lot size, width, depth, slope and orientation, and the minimum
setback lines shall be appropriate for the location of the subdivision and for the type of
development and use contemplated.
§303.103. The lot dimensions shall be as specified in the zoning ordinance.
A. Lot depth shall be not less than one hundred ten (110) feet.
§303.104. Depth and width of properties reserved or laid out for commercial
and industrial purposes shall be adequate to provide for the off-street service and parking
facilities required by the type of use and development contemplated.
§303.105. The subdividing of the land shall be such as to provide, by means
of a public street, each lot with satisfactory access to an existing public street.
§303.106. Large lot subdivisions. Where the area is divided into lots
containing one (1) or more acres and there are indications that such lots will eventually
be subdivided into smaller building lots, consideration shall be given to the street and lot
arrangement of the original subdivision so that additional minor streets can be opened
which will permit a logical and functional arrangement of smaller lots.
§303.107. Double frontage and reverse frontage lots should be avoided
except where essential to provide separation of residential development from traffic
arteries or to overcome specific disadvantages of topography and orientation. A planting
screen easement of at least ten (10) feet, and across which there shall be no right of
access, shall be provided along the line of lots abutting such a traffic artery or other
disadvantageous use.
§303.108. Side lot lines shall be substantially at right angles or radial to street
lines. Side lines of lots formed by radial projections shall form a lot having not less than
twenty (20) feet across the rear property lines.
§303.109. Corner lots for residential use shall have additional minimum
width of a required front yard to permit appropriate building setback from an orientation
to both streets.
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§303.110. Public Sites and Open Spaces
§303.111. Where a proposed park, playground, school or other public use is
located in whole or in part in a subdivision, the Commission may require that such area
be reserved for acquisition by the City or School District for a period of one and one-half
(1-1/2), in those cases in which the Commission deems such requirements as reasonable.
§303.112. Where deemed essential by the Commission, upon consideration of
the particular type of development in the subdivision and especially in large scale
neighborhood unit development, the Commission may take a one and one-half (1-1/2)
year option for the City=s acquisition of such other areas or sites of a character, extent
and location suitable to the needs created by such development for schools, parks and
other neighborhood purposes.
§303.113. Utilities
§303.114. The source of domestic water supply and type of sewage disposal
shall accompany each plat for the information of the Commission, the Engineer and the
City Council.