The subdivision design layout standards set
forth in this article are development guides for the assistance of
the proprietor. All final plans must be reviewed and approved by Council.
Streets shall conform to at least all minimum
requirements of the general specifications and typical cross sections
as set forth in this article, state law and to other conditions set
forth by Council.
A.
Location and arrangement.
(1)
The proposed subdivision shall conform to the various
elements of the Master Plan and shall be considered in relation to
existing and planned major thoroughfares and collector streets. Streets
shall be platted in the location and width indicated on such plan.
(2)
The street layout shall provide for the continuation
of collector streets when they adjoin another subdivision, or for
the proper protection of streets when they adjoin property that is
not subdivided, or shall conform to a plan for a neighborhood unit
drawn up and adopted by the Planning Commission.
(3)
The street layout shall provide for connections of
roads to adjacent subdivisions in appropriate locations, and the street
shall be so laid out that their use by through traffic shall be discouraged.
(4)
If a proposed subdivision borders on or contains an
existing or proposed major thoroughfare, the Commission may require
marginal access streets reverse frontage or such other treatment as
may be necessary for adequate protection of residential properties
and to afford separation and reduction of traffic hazards.
(5)
If a proposed subdivision borders on or contains a
railroad, expressway or other limited access highway right-of-way,
the Commission may require the location of a street approximately
parallel to and on each side of such right-of-way at a distance suitable
for the development of an appropriate use of the intervening land,
such as for parks in residential districts. Such distances shall be
determined with due consideration of the minimum distance required
for approach grades to future grade separation.
(6)
Half streets shall be prohibited, except where absolutely
essential to the reasonable development of the subdivision in conformity
with the other requirements of these subdivision regulations and where
the Commission finds that it will be practical to require the dedication
of the other half when the adjoining property is developed. Wherever
there exists, adjacent to the tract to be subdivided, a dedicated
or platted and recorded half street, the other half shall be platted.
B.
Right-of-way widths.
(1)
Street right-of-way widths shall conform to at least
the following minimum requirements:
|
Street Type
|
Right-of-Way Width
(feet)
| ||
|---|---|---|---|
|
Major thoroughfares
|
120 or conformity with major street or thoroughfare
plan
| ||
|
Primary collector streets
|
86
| ||
|
Industrial service streets
|
60
| ||
|
Multifamily residential streets where platted
|
60
| ||
|
Minor single-family residential streets
|
60
| ||
|
Marginal access streets
|
50
| ||
|
Turnaround (loop streets)
|
120
| ||
|
Alleys
|
20
| ||
|
Cul-de-sac streets – turnarounds
| |||
|
Industrial
|
75 radius
| ||
|
Residential and others
|
60 radius
| ||
|
Planned unit development
|
55 radius
| ||
(2)
The maximum length for residential cul-de-sac streets
shall generally be 600 feet. The maximum length for industrial and
other cul-de-sac streets may exceed 600 feet, subject to the approval
and recommendations of the City Engineer.
C.
Grades. For adequate drainage, the minimum street
grade shall be 0.4%. The maximum street grade shall be 6%, except
that the Commission may make an exception to this standard on the
recommendation of the City Engineer.
D.
Geometrics. Standards for maximum and minimum street
grades, vertical and horizontal street curves and sight distances
shall be established by ordinance or published rules of Council and
shall in no case be less restrictive than the standards of the County
Department of Public Services.
E.
Intersections. Streets shall be laid out so as to
intersect as nearly as possible at ninety-degree angles. Curved streets
intersecting with major thoroughfares and collector thoroughfares
shall do so with a tangent section of center line 50 feet in length
measured from the right-of-way line of the major or collector thoroughfare.
F.
Grading and center-line gradients. Grading and center-line
gradients shall be per plans and profiles approved by the City Engineer.
G.
Street jogs. Street jogs with center-line offsets
of less than 125 feet shall be avoided.
H.
Acceleration and deceleration lanes. Streets which
intersect with major or secondary thoroughfares shall be provided
with paved acceleration and deceleration lanes and passing lanes of
both sides of the thoroughfare.
Blocks within a subdivision shall conform to
the following standards:
B.
Public walkways.
(1)
The location of public walkways or crosswalks may
be required by the Commission to obtain satisfactory pedestrian access
to public or private facilities, such as, but not limited to, schools
and parks.
(2)
Widths of public walkways shall be at least 12 feet
and shall be in the nature of an easement for this purpose.
C.
Easements.
(1)
The location of utility line easements shall be provided
along the rear or side lot lines as necessary for utility lines. Easements
shall give access to every lot, park or public ground. Such easements
shall be a total of not less than 12 feet wide six feet from each
parcel.
(2)
Recommendations on the proposed layout of telephone
and electric company easements should be sought from all of the utility
companies serving the area. The proprietor shall submit copies of
the preliminary plat to all appropriate public utility agencies. Utility
layout shall be subject to review and approval by the Engineer.
(3)
Easements three feet in width shall be provided where
needed along side lot lines so as to provide for streetlight dropouts.
Prior to approval of the final plat for a proposed subdivision, a
statement shall be obtained from the appropriate public utility indicating
that easements have been provided along specific lots. A notation
shall be made on the final plat indicating: "The side lot lines between
lots (indicating lot numbers) are subject to streetlight dropout rights
granted to the (name of utility company)."
(4)
Easements shall be at least six feet wide if the lot
has no adjoining subdivision.
Lots within a subdivision shall conform to state
law and the following standards:
B.
Size and shape.
(1)
The lot size, width, depth and shape in any subdivision
proposed for a residential use shall be appropriate for the location
and the type of development contemplated.
(2)
Lot areas and widths shall conform to at least the
minimum requirements of the Zoning Code for the district in which
the subdivision is proposed.
(3)
Building setback lines shall conform to at least the
minimum requirements of the Zoning Code.
(4)
Corner lots in residential subdivisions shall be platted
at least 10 feet wider than the minimum width permitted by the Zoning
Code.
(5)
Excessive lot depth in relation to width shall be
avoided. A depth-to-width ratio of three to one shall normally be
considered a maximum.
(6)
Lots intended for purposes other than residential
uses shall be specifically designed for such purposes, and shall have
adequate provisions for off-street parking, setbacks and other requirements
in accordance with the Zoning Code.
C.
Arrangement.
(1)
Every lot and outlot shall front or abut on a street,
except in those instances involving a planned development for multiple
dwellings, business centers or industrial tracts, where, in the judgment
of the City, such requirement would not serve the best interest of
the City.
(2)
Side lot lines shall be at right angles or radial
to street lines.
(3)
Residential lots abutting major thoroughfares or collector
streets, where marginal access streets are not desirable or possible
to attain, shall be platted with reverse frontage lots or with side
lot lines parallel to major traffic streets, or shall be platted with
extra depth to permit generous distances between the building and
such trafficway.
(4)
Lots shall have a front-to-front relationship across
all streets where possible.
(5)
Where lots border upon bodies of water, the front
yard may be designated as the waterfront side of such lot, provided
that the lot has sufficient depth to provide adequate setback on the
street side to maintain a setback for all structures equal to the
front setback on the side as well as on the waterfront side.
The following requirements apply in addition,
to all other requirements of this chapter where a preliminary plan
is filed for approval under the subdivision open space plan section
of the Zoning Code:
A.
Statement of principles. The subdivision open space
plan section of the Zoning Code provides an optional method of subdividing
property. Consideration by the Planning Commission and the Council
of subdivision open space plans shall reflect the following basic
principles:
(1)
Particular attention shall be given to the effect
of a subdivision open space plan upon the immediate area, where the
character of that area has been established by previous development,
including the compatibility of the proposed plan with the existing
lot areas and widths in the surrounding area. Major attention shall
be given by the Planning Commission and the Council to the benefits
to be derived by the residents of the proposed subdivision and the
City because of the subdivision open space plan with minor consideration
to be given to the proprietor.
(2)
The following objectives set forth in the City Zoning
Code shall govern the approval or disapproval of the proposed subdivision
open space plan.
(a)
To encourage a more desirable living environment
by preserving the natural character of wetlands, stands of trees,
brooks, hills, and similar natural assets;
(b)
To encourage developers to use a more creative
approach in the development of residential areas;
(c)
To encourage the provision of open space within
reasonable distance of all lot development so benefits may accrue
to the subdivision and to further encourage the development of recreational
facilities and areas or the preservation of natural environment assets;
(d)
To encourage a more efficient, aesthetic, and
desirable use of the land while recognizing a reduction in development
costs and by allowing the developer to bypass natural obstacles on
the site.
B.
Parcels for common use. A parcel to be dedicated for
the common use of the subdivision shall be in no instance less than
two acres and shall be in a location and shape approved by the City,
provided that a parcel divided by a road or stream shall be considered
as one parcel.
C.
Application contents. The application for approval
of a subdivision open space plan shall contain the following in addition
to the information required by other sections of this chapter:
(1)
The planner shall review and render an opinion upon
the proposed subdivision open space plan from the materials furnished
and from visits to the site or such other information as may be deemed
necessary and render an opinion with respect to the following:
(a)
The effect upon neighboring areas which would
result by the subdivision open space plan and the compatibility of
the development of the lot sizes proposed under the subdivision open
space plan in relation to the surrounding area;
(b)
The location and layout of the reduced lot sizes
in relation to the existing lot sizes in the surrounding area;
(c)
The suitability of the proposed open land for
purposes proposed;
(d)
The need for the proposed uses in the general
area;
(e)
The location and layout of the open spaces with
relation to the lots within the subdivision;
(f)
Any other factor related to the development
and proper design of the proposed subdivision.
(2)
The City Attorney shall review the proposed subdivision
open space plan and render an opinion with respect to the following:
(a)
The proposed manner of holding title to the
open land;
(b)
The proposed manner of payment of taxes;
(c)
The proposed method of regulating the use of
the open land;
(d)
The proposed method of maintenance of property
and financing thereof;
(e)
Any other factor related to the legal or practical
problems of ownership, use, and maintenance of the open land.
D.
Tentative Planning Commission approval. If the Planning
Commission is satisfied that the proposed subdivision open space plan
meets the letter and spirit of the Zoning Code and this chapter and
should be approved, it shall give tentative approval to the plan with
the conditions upon which such approval should be based. Thereafter,
the Council shall take action upon such application in accordance
with the provisions of this chapter.
E.
Rejection; request for hearing. If the Planning Commission
is not satisfied that the proposed subdivision open space plan meets
the letter and spirit of the Zoning Code or this chapter or finds
that the approval of the subdivision open space plan will be detrimental
to existing development in the general area and should not be approved,
it shall communicate such disapproval to the Council with the reasons
therefor. The proprietor shall be entitled to a hearing upon such
proposal before the Council upon written request therefor filed with
the City Clerk.
F.
Preliminary Council approval; contract. If the Council
gives preliminary approval to the proposed subdivision open space
plan, it shall instruct the City Attorney to prepare a contract setting
forth the conditions upon which such approval is based, which contract,
after approval thereto by the Council, shall be entered into between
the City and the proprietor prior to the approval of any final plan
based upon the approved preliminary plan.
G.
Security deposit. At the time of application for final
approval, the proprietor shall deposit cash, irrevocable letters of
credit, or other equivalent forms of security as approved by the City
Attorney in the amount of the estimated cost of the proposed improvements
to the open land guaranteeing the completion of such improvements
within a time to be set by the Council.
The natural features and character of land must
be preserved wherever possible. Due regard must be shown for all natural
features, such as large trees, natural groves, watercourses and similar
community assets, that will add attractiveness and value to the property,
if preserved. The preservation of drainage and natural stream channels
must be considered by the proprietor, and the dedication and provision
of adequate barriers, where appropriate, shall be required.
Any area of land within a proposed subdivision
which lies either wholly or in part with the floodplain of a river,
stream, creek or lake, or any other area which is subject to flooding
or inundation by stormwater, shall require specific compliance with
the Land Division Act and its review by the state agency charged with
such regulations and state laws.
