Loading...
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 2 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. 3 §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 4 §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. 5 §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. 6 §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. 7 §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. 8 §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.