The arrangement, character, extent, width, grade, and location
of all streets shall conform to the Official Map, and shall meet the
approval of the City Engineer, and shall be considered in their relation
to existing and planned streets; to reasonable circulation of traffic
within the subdivision and adjoining lands; to topographical conditions;
to runoff of stormwater; to public convenience and safety; and in
the appropriate relation to the proposed uses of the area to be served.
A.
All right-of-way widths shall conform to the following minimum dimensions:
|
Type of Street
|
Residential Subdivision
(feet)
|
Manufacturing/ Business Subdivision
(feet)
| |
|---|---|---|---|
|
Collector street
|
80
|
80
| |
|
Minor street
|
70
|
70
| |
|
Cul-de-sac street
|
105
|
105
| |
|
Half street
|
1/2 the total right-of-way of the proposed street or as required
by the Plan Commission
|
Not permitted
| |
|
Frontage road
|
60
|
60
| |
|
Thoroughfare
|
Right-of-way widths and other design standards of thoroughfares,
including freeways, expressways parkways, major and secondary thoroughfares,
shall be in accordance with those designated on the Official Plan
of the City and Environs, or as approved by the City Engineer, or
by federal, state, or county authorities having jurisdiction, whichever
has the greater width and design standard requirements.
| ||
B.
Where there is a deflection in horizontal center lines within a given
block at any given point in excess of 5°, a curve shall be inserted
with a radius of not less than:
C.
Different connection street gradients shall be connected with vertical
curves. Minimum length in feet of these curves shall provide a stopping
sight distance of not less than 300 feet, measured from an eye level
four feet high, with a clear view of an obstacle not over two feet
in height.
D.
Minor streets shall be so aligned that their use by through traffic
will be discouraged.
E.
Street jogs with center-line offsets of less than 125 feet should
be avoided. It must be evidenced that all street intersections and
confluences encourage safe and efficient traffic flow and, in general,
be at or near right angles, avoiding acute angles. An intersection
of more than two streets shall be avoided unless specific conditions
of design indicate otherwise. Storage lanes shall be provided where
traffic conditions, as determined by the City Engineer, warrant them.
F.
Alleys are not permitted in residential subdivisions unless deemed
necessary by the Plan Commission, and alleys may be provided in multiple-family
residence, business and manufacturing subdivisions.
G.
A cul-de-sac street in single-family residential districts shall
not be more than 600 feet in length, measured along the center line
from the street of origin to the end of the right-of-way, or may be
longer than 600 lineal feet, provided not more than 15 lots abut upon
its right-of-way line, or if the topography is such that cross-connections
are unrealistic. In multiple-family residential districts, such street
shall not exceed 600 feet in length. Each cul-de-sac shall have a
terminus of nearly circular shape with a minimum right-of-way diameter
of 120 feet, except a cul-de-sac street that has not more than five
lots fronting on its right-of-way or a temporary cul-de-sac street
may have a terminus of the "T" type or other variation of the circular
shape as approved by the Plan Commission.
H.
Half streets shall be prohibited except where essential to the reasonable
development of the subdivision in conformity with the other requirement
of these regulations; and where the City Council finds it will be
practicable to require the dedication of the other half when the adjoining
property is subdivided. Wherever an existing or dedicated half street
is adjacent to a tract to be subdivided, the other half of the street
shall be platted within such tract. A half street, where included,
shall be graded at one level, and the regrading or new construction
of any half street shall conform to the grade and pavement of the
adjacent half street.
I.
Provisions shall be made for vehicular and pedestrian access to residential
property abutting a thoroughfare either by: 1) providing a frontage
road or 2) by backing lots to the thoroughfare and providing access
by a collector, minor, or cul-de-sac street one lot depth removed
and with a no-access strip along the rear lot line. These standards
are established for the purpose of providing protection for the residential
properties and to provide for traffic safety and the efficient use
of the thoroughfare for its intended function of accommodating through
traffic.
J.
Unless otherwise approved by the City Engineer, gradients of streets
shall be at least 0.4%, but shall not be in excess of 3% on major
or collector streets, nor in excess of 5% on minor streets.
A.
Alleys, when permitted in residential subdivisions, shall be at least
20 feet wide, and alleys in commercial and manufacturing subdivisions
shall be not less than 30 feet wide.
B.
Pedestrian ways, when recommended by the Plan Commission and approved
by the City Council, shall be at least 12 feet wide.
A.
Utility distribution or transmission installations serving the subdivision,
and, when required, stormwater drainage ways, shall be located in
easements as designated on the subdivision plat of record. Such easements
shall be located along the rear lot lines or side lot lines at locations
of extensions of utility installation between blocks, or continuity
of drainageways. They shall occupy not less than the rear 15 feet
of lot depth or 15 feet of lot width adjoining the applicable side
lot line, or may be of a greater width if recommended by the City
Engineer and approved by the City Council. Additional easements at
other locations may be recommended for specific conditions by the
City Engineer and required by the City Council.
The City of Mendota and the City Engineer shall not be liable
for any damages or repairs to any buildings, fences, structures or
landscaping in easements when it is necessary to make repairs to utility
services located in said easements. No building, fences, structure
or landscaping or permanent plantings, such as trees or shrubs, etc.,
shall be permitted within these easements.
B.
Where a subdivision is traversed by a natural drainageway, channel,
or stream, there shall be provided a drainage easement, conforming
substantially with the areas bordering such watercourse that are subject
to flooding, unless said watercourse is improved by deepening or dredging
to provide the same cross-sectional area of flow capacity, in which
case the drainage easement may be narrowed to accommodate the improved
watercourse. The boundaries of such areas subject to flooding shall
be so designated by the City Engineer.
A.
In residential subdivisions, the maximum length of blocks containing
any lots less than 100 feet in width shall be 600 lineal feet, and
the maximum length of blocks containing all lots 100 feet and over
in width shall be 800 lineal feet. No blocks shall be less than 400
lineal feet in length unless approved by the Plan Commission. Pedestrian
ways, when deemed necessary to provide circulation or access to schools,
parks, transportation, or other common destinations, may be required
by the Plan Commission. The subdivider may increase the lengths of
blocks from those stated above upon approval by the Plan Commission
and City Council.
B.
In manufacturing and business subdivisions, length of blocks shall
be approved by the Plan Commission.
C.
The shape of blocks shall be determined by topographical features,
the basic street system and traffic patterns, lot depths, and areas
designated for public and other nonresidential land uses.
D.
Where a subdivision borders upon or is traversed by a railroad or thoroughfare right-of-way, the City Council may require, when recommended by the Plan Commission, a street on one or both sides of such right-of-way, located approximately parallel to and at a distance removed suitable for the appropriate use of the intervening land, i.e., park purposes, deep residential lots fronting on it with a no-access strip along the rear property lines, and off-street parking, business, or other uses as permitted by Chapter 340, Zoning, of the City Code.
A.
General.
(1)
In general, lots should be as nearly rectangular in shape as practicable.
(2)
Width and area of lots shall conform with lot width and area requirements set forth in Chapter 340, Zoning, of the City Code. Corner lots shall be increased in width by 20% over the width of typical interior lots, except that corner lots need not exceed 90 feet in width, if the 90 feet in width is greater than the width of the typical lot; except the City Council may require, when recommended by the Plan Commission, a greater lot width to provide for the proper development of intersection design and traffic safety.
(3)
Side lines of lots shall be at right angles or radial to the street
lines, or substantially so.
(4)
Lots abutting upon a watercourse, drainageway, channel, stream, railroad,
or thoroughfare shall have an additional depth or width as required
by the Plan Commission in order to provide acceptable building sites.
(5)
In the subdividing of any land, due regard shall be shown for all
natural features such as tree growth, watercourses, historic spots,
or similar conditions.
B.
Residential subdivisions.
(1)
All lots shall have frontage on a street, except lots which do not contain single-family dwellings in a planned development, as allowed as a conditional use in accordance with regulations contained in Chapter 340, Zoning, of the City Code, which may have frontage on an easement of sufficient width for vehicular or pedestrian access to the lot from a street.
(2)
Double-frontage lots are not permitted, except where lots back upon
a thoroughfare or upon a body of water in separate or undivided ownership.
C.
Industrial and business subdivisions.
(1)
Width, area, and depth of lots in a manufacturing or business subdivision
shall be as recommended by the Plan Commission and approved by the
City Council.
(2)
All lots for industrial development shall abut a public street.
(3)
Double-frontage lots are not permitted except when specifically recommended
by the Plan Commission and approved by the City Council.
When an area of land for public use (in addition to streets, pedestrian ways, and utility easements) is recommended by the Plan Commission and required by the City Council to be located in whole or in part in a subdivision, the subdivider shall designate on the preliminary plat and final plat that such land is reserved for public use. If such land is not acquired or arrangements made for acquisition by the City of Mendota, a school board, or other governmental body within one year after date of recordation of the final plat, such land may thereafter be used by the subdivider for a use permitted at its location by Chapter 340, Zoning, or, if applicable, in accordance with more restrictive protective covenant requirements.
