12.20 - Minimum Subdivision Design Standards § 12.20
Section 12.20:
Minimum Subdivision Design Standards
Subdivision 1. Street Plan
The arrangement, character, extent, width, grade and location of all streets shall be
considered in their relation to existing and planned streets, to reasonable circulation
of traffic, to topographical condition, to runoff of surface water, to public
convenience and safety, and in their appropriate relation to the proposed uses of
the land to be served by such streets. The arrangement of streets in new
subdivisions shall make provisions for the appropriate continuation of the existing
streets in adjoining areas. Where adjoining areas are not subdivided, the
arrangement of streets in new subdivisions shall make provision for the proper
projection of streets. When a new subdivision adjoins unsubdivided land susceptible
to being subdivided, then the new streets shall be carried to the boundaries of the
tract proposed to be subdivided.
Subdivision 2. Streets
A. Widths. All right-of-way widths shall conform to the following minimum
dimensions:
Major & Minor Arterials 80 to 100 feet
Collector Streets 70 feet
Local Streets 60 feet
Cul-de-sac Streets 60 feet
Marginal Access Streets 60 feet
Local Streets in Industrial Area 70 feet
B. Street Deflection. When connecting street lines deflect from each other at
any one point by more than ten degrees, they shall be connected by a
curve with a radius adequate to insure a sight distance of not less than two
hundred (200) feet for minor and collector streets, and of such greater radii
as the Council shall determine for special cases.
C. Reverse Curves. Tangents of at least fifty (50) feet in length shall be
introduced between reverse curves on collector streets.
D. Street Grades. All center line gradients shall not be less than 0.4 percent,
and shall not exceed the following:
Collector Streets 4 percent
Minor Streets 8 percent
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E. Vertical Curves. Different connecting street gradients shall be connected
with vertical parabolic curves. Minimum sight distance of two hundred
(200) feet must be provided.
F. Local Streets. Minor streets shall be so aligned that their use by through
traffic will be discouraged.
G. Street Jogs. Street jogs shall not have center line offsets of less than one
hundred twenty five (125) feet.
H. Safe Intersections. All street intersections and confluences shall be
designed to encourage safe and efficient traffic flow.
Source: Ordinance No.706
Effective Date: 12-11-87
I. Cul-de-sac. A cul-de-sac street shall be measured along its center line from
a point in the extended line from the back of the curb line of the
intersecting street of origin to the back of the curb line of the cul-de-sac at
its closed end. If there is no curb, the measurement shall be made from the
corresponding edge of the improved surface of the roadway.
Maximum length of a cul-de-sac street shall be five hundred (500) feet.
Except as provided hereinafter, each cul-de-sac shall have a closed end
turnaround with an outside diameter of the improved roadway surface of at
least one hundred (100) feet and a street right-of-way diameter of at one
hundred twenty (120) feet.
Alternatively, if the proposed cul-de-sac street is one hundred ninety (190)
feet or less in length, the subdivider may apply for a reduced turnaround
having an outside roadway diameter of at least ninety (90) feet and a street
right-of-way diameter of at least one hundred (100) feet. Since such
reduction in size may increase the difficulty of street maintenance or fire
prevention activities, the City Manager or his/her designee or the Fire
Marshall may require limitations regarding the type, placement or
replacement of any structures or plantings to be located in or within ten (10)
feet of the cul-de-sac right-of-way. Structures for purposes of this paragraph
shall include fences, fire hydrants, light poles, mail boxes, utility boxes or
poles, etc. The City Manager or his/her designee may also impose additional
limitations concerning the location and width of driveways accessing all lots
with frontage on the reduced turnaround cul-de-sac street and, in no event
may the width of a driveway exceed fifty percent (50%) of the width of the
lot it accesses as measured at the roadway by extending the side lot lines to
the back of the curb line.
Source: Ordinance No. 93, 2nd Series
Effective Date: 6-25-92
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3. Marginal Access Streets. Where a subdivision abuts on or contains an
existing or planned thoroughfare, the Council may require marginal access
streets or such other treatment as may be necessary for adequate
protection of residential properties and to afford separation of through and
local traffic.
K. Half Streets. Half streets shall be prohibited, except where essential to the
reasonable development of the subdivision in conformity with the other
requirements of this Chapter and where the Council finds it will be
practicable to require the dedication of the other half when the adjoining
property is subdivided. Wherever there is a half street adjacent to a tract to
be subdivided, the other half of the street shall be platted within such tract.
L. Railroad or Limited Access Highways Abutting Subdivisions. Where a
subdivision borders on, or contains a railroad right-of-way or limited access
highway right-of-way, the Council 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 grades and
future grade separations.
M. Private Streets. Private streets shall not be approved for platting nor shall
public improvements be approved for any private street except as
permitted by Section 11.55 of the Zoning Chapter (Planned Unit
Development).
N. Hardship to Owners of Adjoining Property to be Avoided. The street
arrangements shall not be such as to cause hardship to owners of adjoining
property in platting their own land and providing convenient access to it.
Subdivision 3. Easements
A. Provided for Utilities. Easements at least twelve (12) feet wide centered on
rear and other lot lines shall be provided for utilities, where necessary, and
shall be dedicated to the City by appropriate language in the owner's or
subdivider's certificate. They shall have continuity of alignment from block
to block, and at deflection points easements for pole-line anchors shall be
provided where necessary.
B. Provided for Bassett's Creek. Where a proposed subdivision is traversed by,
or is adjacent to, Bassett's Creek, easements for maintenance to the City or
Bassett's Creek Commission shall be provided on both sides at least fifty
(50) feet in width measured from the bank of Bassett's Creek. The bank is
the rising ground bounding the creek where non-aquatic growth is present.
Subdivision 4. Blocks
A. Factors Governing Dimensions. Block length and width or acreage within
bounding roads shall be such as to accommodate the size of residential lots
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required in the area by the Zoning Chapter and to provide for convenient
access, circulation, control and safety of street traffic.
B. Non-Residential Blocks. Blocks intended for commercial, institutional and
industrial use must be designated as such.
C. Lengths. Block lengths shall not exceed one thousand two hundred (1,200)
feet.
D. Arrangement. A block shall be so designed as to provide two tiers of lots,
unless it adjoins a railroad or limited access highway or other non-
residential use(s), where it may have a single tier of lots.
Source: Ordinance No. 706
Effective Date: 12-11-87
Subdivision 5. Lots
A. Minimum Requirements.
1. All lots shall meet the minimum area requirements of the zoning district
in which they are located, except that lots in the R-1 Single-Family
Residential District created through subdivision after 2014 must be at
least fifteen thousand (15,000) square feet if the average of the R-1
single-family lots within two hundred fifty (250) feet of the subject
parcel have an average lot area of eighteen thousand (18,000) square
feet or greater, excluding from the calculation the subject parcel and
lots less than four thousand one (4,001) square feet.
Source: Ordinance No. 548, 2nd Series
Effective Date: 4-16-15
2. All lots shall meet the minimum dimension requirements of the zoning
district in which they are located, except that lots in the R-1 Single-
Family and R-2 Moderate Density Residential Districts created through
subdivision after November 4, 2015, must meet the minimum lot width
at the minimum front yard setback line and maintain that lot width to a
point seventy (70) feet back from the front lot line.
3. The entire front of each lot shall abut on a street right-of-way and there
shall be vehicular access to and from each lot via an improved street on
which the lot abuts and/or via an improved public alleyway on which the
lot abuts.
Source: Ordinance No. 603, 2nd Series
Effective Date: 6-21-16
B. Corner Lots. Corner lots shall be platted at least twenty (20) feet wider
than the required minimum lot width as required by the Zoning Chapter.
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C. Features. Due regard shall be shown for all natural features, such as tree
growth, water course, historic spots or similar aspects, which if preserved
will add attractiveness and stability to the proposed development.
D. Lot Remnants. All remnants of lots below minimum size left over after
subdividing of a larger tract must be added to adjacent lots, rather than
allowed to remain as unusable parcels.
Source: Ordinance No. 34, 2nd Series
Effective Date: 4-12-90
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