A.
In any new subdivision or land division, the street layout shall
conform to the arrangement, width and location indicated on the Comprehensive
Plan and Official Map of the City of Lancaster. In areas for which
such plans have not been completed, the street layout shall recognize
the functional classification of the various types of streets and
shall be developed and located in proper relation to existing and
proposed streets, to the topography, to such natural features as streams
and tree growth, to public convenience and safety, to the proposed
use of the land to be served by such streets, and to the most advantageous
development of adjoining areas. The subdivision shall be designed
so as to provide each lot with satisfactory access to a public street.
B.
Collector streets, as hereafter defined, shall be arranged so as
to provide ready collection of traffic from residential areas and
conveyance of this traffic to the major street and highway system
and shall be properly related to special traffic generators such as
schools, churches and shopping centers and other concentrations of
population and to the major streets into which they feed.
C.
Minor streets, as hereafter defined, shall be arranged to conform
to the topography, to discourage use by through traffic, to permit
the design of efficient storm and sanitary sewerage systems, and to
require the minimum street area necessary to provide safe and convenient
access to abutting property.
D.
Proposed streets shall extend to the boundary lines of the tract
being subdivided unless prevented by topography or other physical
conditions or unless, in the opinion of the Common Council, such extension
is not necessary or desirable for the coordination of the layout of
the subdivision or land division or for the advantageous development
of the adjacent tracts.
E.
Reserve strips shall not be provided on any plat to control access
to streets or alleys, except where control of such strips is placed
with the City under conditions approved by the Common Council.
F.
Street names shall not duplicate or be similar to existing street
names, and existing street names shall be continued wherever possible.
Whenever the proposed subdivision or land division contains
or is adjacent to a limited access highway, the design shall provide
the following treatment:
A.
When lots within the proposed subdivision or land division back upon
the right-of-way of an existing or proposed limited access highway,
a planting strip at least 30 feet in depth shall be provided adjacent
to the highway right-of-way and shall have the following restriction
lettered on the face of the plat: "This strip reserved for the planting
of trees and shrubs, the building of structures hereon prohibited."
B.
Streets parallel to a limited access highway, when intersecting a
collector street which crosses said highway, shall be located at a
minimum distance of 250 feet from said highway.
A.
The minimum right-of-way and roadway width of all proposed streets
and alleys shall be as specified by the Comprehensive Plan, Comprehensive
Plan component, or Official Map, or if no width is specified therein,
the minimum widths shall be as follows:
|
Type of Street
|
Right-of-Way Width to be Dedicated
(feet)
|
Pavement Width (Face of Curb to Face of Curb)
(feet)
| |
|---|---|---|---|
|
Collector streets
|
66
|
40
| |
|
Minor streets
|
50
|
32
| |
|
Alleys
|
20
|
20
| |
|
Pedestrian ways
|
10
|
5
|
B.
Cul-de-sac streets designed to have one end permanently closed shall
generally not exceed 500 feet in length. Permanent cul-de-sac streets
up to 1,000 feet in length may be approved by the Plan Commission
and Council when the subdivider can show that there are unique features
of the site that warrant the greater length. In making its findings,
the Commission and Council shall take into account the nature of the
proposed use of land and the existing use of land in the vicinity,
the number of persons to reside in the proposed subdivision and the
probable effect of the proposed subdivision upon traffic conditions
in the vicinity.
C.
Temporary dead-ends or culs-de-sac. All temporary dead ends shall
have a maximum length of 1,000 feet and a temporary cul-de-sac having
a minimum right-of-way radius of 60 feet and a minimum inside curb
radius of 45 feet.
D.
Street grades.
(1)
Unless necessitated by exceptional topography, subject to the approval
of the Council, the maximum center line grade of any street or public
way shall not exceed the following:
(2)
The grade of any street shall in no case exceed 12% or be less than
0.5%.
(3)
Street grades shall be established wherever practicable so as to
avoid excessive grading, the excessive removal of ground cover and
tree growth, and general leveling of the topography.
E.
F.
Half-street. Where an existing dedicated or platted half-street is
adjacent to the tract being divided, the other half of the street
shall be dedicated by the subdivider. The platting of half-streets
should be avoided where possible.
A.
Streets shall intersect with each other at as nearly right angles
as topography and other limiting factors of good design permit. At
any intersection determined by the Director of Public Works or City
Engineer, restricted development easements or additional street right-of-way
shall be platted to provide for adequate sight distances in every
direction of travel. At a minimum, the subdivider shall grade, clear
or otherwise provide for an unobstructed sight triangle at all intersections
incorporating the area within a triangle formed by the intersection
of the street right-of-way lines and a point on each right-of-way
line being not less than 30 feet from the intersection point.
B.
Number of streets converging at one intersection shall be reduced
to a minimum, preferably not more than two.
C.
Number of intersections along arterials shall be held to a minimum.
Wherever practicable the distance between such intersections shall
not be less than 600 feet.
D.
Property lines at street intersections shall be rounded with a minimum
radius of 15 feet or a greater radius when required by the Common
Council or shall be cut off by a straight line through the points
of tangency of an arc having a radius of 15 feet.
E.
Minor streets shall not necessarily continue across arterial or collector
streets, but if the center lines of such minor streets approach the
major streets from opposite sides within 150 feet of each other, measured
along the center line of the arterial or collector street, then the
location shall be so adjusted that the adjoinment across the major
or collector street is continuous and a jog is avoided.
A.
The widths, lengths, and shapes of blocks shall be suited to the
planned use of the land; zoning requirements; need for convenient
access, control and safety of street traffic; and the limitation and
opportunities of topography.
B.
Length. Blocks in residential areas shall not as a general rule be
less than 600 feet nor more than 1,500 feet in length unless otherwise
dictated by exceptional topography or other limiting factors of good
design.
C.
Pedestrian ways of not less than 10 feet right-of-way width may be
required near the center and entirely across any block over 900 feet
in length where deemed essential by the Common Council to provide
adequate pedestrian circulation or access to schools, shopping centers,
churches or transportation facilities.
D.
Width. Blocks shall have sufficient width to provide for two tiers
of lots of appropriate depth except where otherwise required to separate
residential development from through traffic. Width of lots or parcels
reserved or laid out shall be adequate to provide for off-street service
and parking required by the use contemplated and the area zoning restrictions
for such use.
A.
The size, shape, and orientation of lots shall be appropriate for
the location of the subdivision and for the type of development and
use contemplated. The lots should be designed to provide an aesthetically
pleasing building site and a proper architectural setting for the
buildings contemplated.
B.
Side lot lines shall be at right angles to straight street lines
or radial to curved street lines on which the lots face. Lot lines
shall follow municipal boundary lines rather than cross them.
C.
Double frontage and reverse frontage lots shall be prohibited except
where necessary to provide separation of residential development from
through traffic or to overcome special disadvantages of topography
and orientation.
D.
Access. Every lot shall front or abut on a public street as specified
in the zoning ordinance.
E.
Area and dimensions of lots shall conform to the requirements of
the zoning ordinance. Whenever a tract is subdivided into large parcels,
such parcels shall be arranged and dimensioned so as to allow resubdivision
of any such parcels into normal lots in accordance with the provisions
of this chapter and the zoning ordinance.
F.
Depth. Lots shall be a minimum average depth of 100 feet. Excessive
depth in relation to width shall be avoided and a proportion of 2:1
shall be considered a desirable ratio under normal conditions. Depth
of lots or parcels reserved or laid out for commercial or industrial
use shall be adequate to provide for off-street service and parking
required by the use contemplated and the area zoning restrictions
for such use.
G.
Width of lots shall conform to the requirements of the zoning ordinance.
H.
Corner lots shall have an extra width of 10 feet to permit adequate
building setbacks from side streets.
I.
No lots shall be platted so as to constitute "flag" lots such that
their frontage along a street is only of a sufficient width for driveway
purposes and which then open up to a larger lot behind or adjacent
to other normally platted and sized building lots.
A.
The Common Council shall require utility easements of widths deemed
adequate for the intended purpose where necessary or advisable for
electric power and communication poles, wires, conduits, storm and
sanitary sewers, and gas, water and other utility lines.
B.
Drainage easements. Where a subdivision or land division is traversed
by a watercourse, drainage way channel or stream, or low area, an
adequate drainage way or easement shall be provided as may be required
by the Common Council. The location, width, alignment and improvement
of such drainage way or easement shall be subject to the approval
of the Common Council, and parallel streets or parkways may be required
in connection therewith. Where necessary, stormwater drainage shall
be maintained by landscaped open channels of adequate size and grade
to hydraulically accommodate maximum potential volumes of flow. These
design details are subject to review and approval by the Common Council.
In the design of the plat or certified survey map, due consideration shall be given to the reservation of suitable sites of adequate area for future schools, parks, playground, drainage ways and other public purposes. If designated on the Comprehensive Plan, Comprehensive Plan component, or Official Map, such areas shall be made a part of the plat as stipulated in Article IX of this chapter. If not so designated, consideration shall be given in the location of such sites to the preservation of scenic and historic sites, stands of fine trees, marshes, lakes and ponds, watercourses, watersheds and ravines.
The requirements and standards of Articles VII and VIII of this chapter may be modified by the Common Council for planned unit developments, provided that such proposed developments are zoned planned unit development (PUD) and shall not conflict with other laws or requirements or with the purpose or intent of this chapter and are approved by the Common Council. In addition, continued provision, maintenance, and use of open space, recreation areas, services, and amenities shall be assured per a recordable developer's agreement acceptable to the Common Council.
