11-7-3 Streets And Street Improvements

A. Arrangement: The arrangement of streets in subdivisions shall accommodate the continuation of existing streets in adjoining areas and shall provide access to unsubdivided adjoining areas insofar as such continuation or access shall be deemed necessary by the city. B. Connection with Existing Streets: New streets must connect with existing public streets. C. Right Of Way Width: The total street right of way width shall be standard at sixtysix feet (66') for collector streets and fifty feet (50') for minor, local and cul-de-sac streets. All references to the "total width" of a street, road, right of way or easement shall refer to the total width stated in the property title or right of way rights transferred or dedicated to the city. The paved or traveled portion of the same may be less than the total width to allow for curb, gutter, sidewalk and other necessary improvements or other requirements. D. Surfacing: Asphalt surfacing shall be provided in accordance with city standards. E. Grades: Grades of streets shall not exceed eighteen percent (18%) on short unsustained stretches of street, nor in excess of eight percent (8%) on sustained grades, unless otherwise approved by the city. Grades of streets shall be a minimum of one-half of one percent (0.5%). F. Leveling to Grade: Streets shall be leveled to a grade of less than four percent (4%) for a distance of at least one hundred feet (100') approaching all intersections; and at the intersection a grade of three percent (3%) shall be maximum, unless otherwise approved by the city engineer. G. Changes in Grade: All changes in street grade shall be connected by vertical curves of a minimum length equivalent to fifteen (15) times the algebraic difference in the rate of grade for collector streets and one-half (1/2) of this minimum for all minor or local streets. H. Radii of Curvature: Minimum radii of curvature on the centerline shall be as follows: three hundred feet (300') for collector streets and one hundred feet (100') for local or minor streets, unless otherwise approved by the city. I. Intersect Right Angles: Wherever possible, streets shall intersect at right angles. J. Minor Streets Approaching Collector Streets: Minor streets shall approach collector streets at an angle of not less than eighty degrees (80%). K. Residential Unit Access to Collector Streets: Access from residential units to collector streets shall generally be prohibited at and in all new subdivisions. Access to a collector street from a residential unit shall only be allowed where no other option or solution exists. Desiring to build a home too large for a lot that will not allow forward moving access onto a collector street does not constitute a hardship justifying approval of access that requires backing onto the street. L. Curb Corners: All curb corners shall have a radius of not less than twenty-five feet (25'). Where streets meet at acute angles, the radii shall be forty feet (40'). M. Cul-De-Sacs: Cul-de-sacs should be minimized in the planning of subdivisions and shall not be longer than four hundred feet (400') to the beginning of the turnaround. Each cul-de-sac must be terminated by a turnaround right of way not less than one hundred ten feet (110') in diameter as measured to the property lines. N. Improvement of Streets: All streets within the subdivision shall be improved on both sides with pavements bounded by concrete curbs, concrete curb and gutter, or integral concrete curb/gutter/sidewalk. Street classification and roadway widths shall be in accordance with the master road plan of the city. O. Sidewalks: Sidewalks shall be provided on both sides of all public streets where possible. Sidewalks may be placed on only one side of public streets if terrain or other topographical features warrant such and if approved by the city. Under all circumstances, at least one sidewalk will be required on all public streets. Sidewalks shall be concrete and four feet (4') wide minimum and four inches (4") thick minimum, except at driveways where the thickness shall be increased to six inches (6") minimum. P. Sidewalk Handicapped Accessible: All sidewalks at all intersections of public streets shall conform to adopted state accessible (handicap) codes. Q. Curbs, Gutters and Sidewalks Installed: The applicant shall install curbs, gutters and sidewalks on existing and proposed streets in all subdivisions. R. Concrete Curbs, Gutters: Concrete curbs or curb and gutters shall be required on all streets. The profile design of curbs and curb and gutters shall be determined by the city engineer. Standard high back type curb and gutters shall be not less than thirty inches (30") in overall width, and not less than six inches (6") thick where the curb abuts the street pavement. Minimum grades for curb and gutter and streets shall not be less than one-half of one percent (0.5%). S. Grades from Crown of Road to Base of Curb: Curb and gutter and street grades from crown of road to base of curb shall be a minimum of two percent (2%). T. Damage to Existing: In the event existing sidewalks or curbs and gutters are damaged at any time, the damaging party shall repair or replace the damaged items. U. Storm Water Inlets and Catch Basins: Storm water inlets and catch basins shall be provided within the roadway improvements as per the approved construction documents. Where extensive storm sewers are required, all appropriate inlets, catch basins, etc., shall be designed and installed only after approval has been given by the city, which shall include approval of the city engineer. V. Protection Strips: Where subdivision streets parallel contiguous property of other owners, the applicant may, upon approval of the city, retain a protection strip not less than one foot (1') in width between the street and adjacent property; provided, that an agreement, approved by the city attorney, has been made by the applicant, contracting to deed to the then owners of the contiguous property, the one foot (1') or larger protection strip for a consideration named in the agreement. Such consideration shall not be more than the fair cost of the land in the protection strip, the street improvements properly chargeable to the contiguous property, plus the value of one-half (1/2) the land in the street at the time of agreement, together with interest at a fair rate from the time of agreement until the time of the subdivision of such contiguous property. One copy of the agreement shall be submitted by the city attorney and the ALUA prior to approval of the final plat. Protection strips shall not be permitted at the end of, or within, the boundaries of a public right of way, proposed public right of way, or any area intended for future public use. All protection strips shall be shown on the approved final plat prior to recording at the office of the county recorder. (6-2006, 5-9-06) W. Seal Coats: The developer shall pay River Heights City the cost to apply the seal coat on all paved roads in the subdivision. The seal coat cost shall be equal to the square footage of road surfaces in the subdivision multiplied by the cost per square foot for the type of seal coat to be used. The per square foot unit cost shall be disclosed on the fee schedule held in the City Office. The type of seal coat to be used (high-density mineral bond, chip seal, slurry seal, etc.) shall be determined by “best practice” for the type of street as determined by the Public Works Director and City Engineer. The seal coat cost, as paid to the city by the developer, shall be used by the city to pay for and install the initial seal coating for the subdivision within five (5) years of the completion of the subdivision. If not completed within five (5) years, and at the developer’s request, any un-used seal coat funds shall be returned to the developer. (1-2018, 3-13-18)