Chapter 16.24
DESIGN STANDARDS
Sections:
16.24.010 General requirements.
16.24.060 Design and engineering plans required.
16.24.070 Submission of as-built drawings.
16.24.010 General requirements.
A. Land which the city council or planning commission has found to be unsuitable due to flooding, bad drainage, or swamp conditions likely to be harmful to the safety, welfare and general health of future residents shall not be subdivided unless adequate means of control have been formulated by the subdivider and approved by the city engineer or other licensed engineer acting on behalf of the city.
B. In the event the land to be subdivided has a slope or slopes of more than 20 percent and/or has rock or unstable soil conditions, the subdivider shall furnish soils data to the city. If conditions warrant control measures to correct slides, erosion, or other similar problems, the subdivider shall be responsible for the design, installation and expense of any device or corrective measure subject to approval of the city council.
C. Except for subdivisions exempted under the provisions in GMC 16.04.040, permanent control monuments shall be established at each and every controlling corner on the boundaries of the parcel of land being subdivided and on each lot within the subdivision.
D. All subdivisions shall be required to be connected to an accepted city street. (Ord. 2015-5 § 1; Ord. 1105 § 3 (G)(1), 1984).
16.24.020 Lots.
A. Each lot shall have direct access to and frontage upon dedicated public streets. Minimum frontage shall be 50 feet except for lots located within the arc of a curve or where unusual topography exists, a minimum frontage of 35 feet is allowed.
B. Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Side and rear lot lines shall be straight or composed of straight lines.
C. Lots having frontage on two streets shall be avoided whenever possible. However, double frontage lots are permitted only where determined by the city to be essential to provide separation of residential lots from principal and minor arterial streets, high-intensity land uses, or to overcome specific disadvantages of topography or parcel configuration. (Ord. 2015-5 § 1; Ord. 1406 § 2, 1995; Ord. 1105 § 3(G)(2), 1984).
16.24.030 Blocks.
A. The lengths, widths, and shapes of blocks shall be determined with due consideration of:
1. The provisions of adequate building sites suitable to the special needs of the proposed subdivision;
2. The need for convenient and safe access, circulation and control of street traffic;
3. The limitations and opportunities of the topography.
B. The maximum length of a block shall be 1,000 feet. (Ord. 2015-5 § 1; Ord. 1105 § 3(G)(3), 1984).
16.24.040 Streets.
All new street design and construction shall conform to the city’s design and construction standards and specifications for public works improvements.
A. Right-of-Way. Right-of-way shall be dedicated for new or existing streets to or within a subdivision to accommodate the following right-of-way widths:
1. Arterial streets: 70 feet minimum;
2. Collector streets: 60 feet minimum; and
3. Local streets: 50 feet minimum.
B. Construction Guidelines.
1. Arterial streets: 44-foot-wide roadway surface face of curb to face of curb, hot mix asphalt (HMA) surfacing, curb and gutter, sidewalk both sides, illumination, and storm drainages required;
2. Collector streets: 40-foot-wide roadway surface face of curb to face of curb, hot mix asphalt (HMA) surfacing, curb and gutter, sidewalk both sides, illumination, and storm drainages required; and
3. Local access streets: 40-foot-wide roadway surface face of curb to face of curb, hot mix asphalt (HMA) surfacing, curb and gutter, sidewalk one side, illumination, and storm drainage required.
C. Curbs and Gutters. Cement concrete barrier curb and gutter shall be installed along all new streets. Curb and gutter shall be poured as a single unit in accordance with the city’s design and construction standards and specifications for public works improvements.
D. Surfacing Between Curbs. The street area between the curbs shall be constructed with the following minimum compacted depth of surfacing materials:
• Three-inch hot mix asphalt class one-half inch PG 64-28;
• Three-inch crushed surfacing – top course (five-eighths-inch to zero);
• Six-inch crushed surfacing – base course (one and one-quarter inch to zero).
All materials installed and work performed pursuant to the requirements of the above paragraph shall be done in accordance with the city’s design and construction standards and specifications for public works improvements.
E. Grades. All grades of streets and curbs shall be approved by the city engineer or other licensed engineer acting on behalf of the city before any improvement is commenced.
F. Cul-de-Sacs. Maximum length shall be 600 feet and right-of-way radius shall be 60 feet.
G. Offset Intersections. Offset intersections shall have a minimum of 100 feet between street centerlines.
H. Curves. The minimum centerline radii for horizontal curves shall be 100 feet and the minimum length for vertical curves shall be 50 feet.
I. Alleys. Alleys are not required but may be included in the subdivision at the developer’s option. Alleys shall have a minimum right-of-way width of 20 feet. Utility easements may be provided in lieu of alleys.
J. Dead-End Roads. All dead-end roadways shall include cul-de-sacs. The city may allow use of an “L” or “hammerhead” turnaround upon approval by the public works director. (Ord. 2015-5 § 1; Ord. 1453 § 19, 1996; Ord. 1400 § 1, 1995; Ord. 1343 § 3, 1992; Ord. 1105 § 3(G)(4), 1984).
16.24.045 Street trees.
Planting in city rights-of-way shall be in conformity with Chapter 12.14 GMC. (Ord. 2015-5 § 1; Ord. 1189 § 1, 1987).
16.24.050 Utility easements.
A. Utility easements shall be continuous and aligned from block to block within a subdivision and with adjoining subdivisions.
B. A 10-foot utility easement for underground power, telephone, irrigation water and cable television shall be provided across the front of each lot within a subdivision and short subdivision. Side lot line easements shall be required where deemed necessary to adequately provide lots with utility services or to provide for continuous easements.
C. Easements for new and/or future utility lines shall be a minimum of 16 feet wide, provided the width of the easements for buried utilities will be at least twice the depth of the planned excavation.
D. Drainage easements shall be provided where a subdivision is traversed by a watercourse, drainageway, or stream channel.
E. Easements for unusual facilities such as high voltage electric lines, irrigation canals, and high-capacity gas transmission lines shall be approved by the public works director. (Ord. 2015-5 § 1; Ord. 1105 § 3(G)(5), 1984).
16.24.060 Design and engineering plans required.
The developer shall submit to the public works director plan and profile drawings of the proposed streets, grading and water, sewer, storm drainage, planting in public rights-of-way, and irrigation water systems for construction purposes prepared in accordance with the city’s design and construction standards and specifications for public works improvements. Following initial review by the city and any required corrections by the developer for compliance with the city’s design and construction standards and specifications for public works improvements, the developer shall submit to the city the original plan tracings and specifications for final approval. The city’s responsible officials shall approve such drawings and specifications before any groundwork is done. Construction shall be in accordance with drawings and specifications approved by the city. (Ord. 2015-5 § 1; Ord. 1189 § 2, 1987; Ord. 1105 § 3(G)(6), 1984).
16.24.070 Submission of as-built drawings.
The developer’s consulting engineer shall prepare and maintain a neatly marked, full-sized print set of record drawings showing the final location and layout of all new construction of the public facilities. Prior to final acceptance by the city of Grandview, one set of reproducible record drawings and two sets of prints prepared by the developer’s engineer and clearly marked “Record Drawings” shall be delivered to the public works director for review and acceptance. (Ord. 2015-5 § 1; Ord. 1105 § 3(G)(7), 1984).