When a major street plan has been adopted, subdivision
streets shall be required to conform to the plan.
Local and minor streets shall be so arranged
as to discourage their use by through traffic.
The arrangement of streets shall provide for
the continuation of existing streets from adjoining areas into new
subdivisions, unless otherwise approved by the Planning Commission.
Where adjoining areas are not subdivided, the
arrangement of streets in new subdivisions shall be extended to the
boundary line of the tract to make provision for the future projection
of streets into adjacent areas.
Streets shall be arranged in proper relation
to topography so as to result in usable lots, safe streets and reasonable
gradients.
Where a subdivision abuts or contains an arterial
street, the City may require:
A.
Culs-de-sac shall not be more than 600 feet in length.
Special consideration shall be given to longer culs-de-sac under certain
topographic conditions or other unusual situations.
B.
Culs-de-sac shall terminate with an adequate turnaround
with a minimum radius of 75 feet for the right-of-way and 50 feet
for the pavement.
A.
Half streets shall generally be prohibited except
where unusual circumstances make it essential to the reasonable development
of a tract in conformity with these Subdivision Regulations and where
satisfactory assurance for dedication of the remaining part of the
street is provided.
B.
Whenever a tract to be subdivided borders on an existing
half or partial street, the other part of the street shall be dedicated
within such tract.
Private streets and roads shall generally be
prohibited.
Street and road right-of-way and roadway widths
shall conform to the adopted major street plan and the rules of the
City Engineering Department and the State Department of Highways.
A.
Street names shall not duplicate any existing street
name in the county, except where a new street is a continuation of
an existing street.
B.
Street names that may be spelled differently but sound
the same shall be avoided.
C.
Duplications can be avoided by checking new street
names with the Monroe County master listing.
A.
When street lines deflect from each other by more
than 10° in alignment, the center lines shall be connected by
a curve with a minimum radius of 500 feet for arterial streets, 300
feet for collector streets and 150 feet for local or minor streets.
Between reverse curves, on minor streets, there shall be a minimum
tangent distance of 100 feet, and on collector and arterial streets,
200 feet.
B.
Minimum sight distances shall be 200 feet for minor
streets and 300 feet for collector streets.
All new streets shall be named as follows: streets
with a predominant north-south direction shall be named "avenue" or
"road"; streets with a predominant east-west direction shall be named
"street" or "highway"; meandering streets shall be named "drive,"
"lane," "path" or "trail"; and culs-de-sac shall be named "circle,"
"court," "way" or "place."
Streets shall intersect at 90° or closely
thereto and in no case at less than 80°.
The minimum clear sight distance at all minor
street intersections shall permit vehicles to be visible to the driver
of another vehicle when each is 125 feet from the center of the intersection.
No more than two streets shall cross at any
one intersection.
Except on arterial streets and certain collector
streets, T-type intersections shall be used where practical.
Sight jogs at intersections shall be avoided.
Where such jogs are unavoidable, street center lines shall be offset
by a distance of 125 feet or more.
A nearly flat grade with appropriate drainage
slopes is desirable within intersections. This flat section shall
be carried back 50 to 100 feet each way from the intersection. An
allowance of 2% maximum intersection grade in rolling terrain and
4% in hilly terrain will be permitted.
Sufficient right-of-way shall be provided so
that sidewalks may be installed on both sides of all streets.
Blocks shall not be less than 500 feet long.
The maximum length allowed for residential blocks
shall be 1,320 feet from center of street to center of street.
The subdivision shall be so designed as to provide
two tiers of lots, except where lots back onto an arterial street,
a natural feature or a subdivision boundary.
Lot width, depth and area shall not be less than the particular district requirements of Chapter 720, Zoning, of this Code, except where outlots are provided for some permitted purpose.
Side lot lines shall be essentially at right
angles to straight streets and radial to curved streets.
Lands subject to flooding or otherwise deemed
by the Planning Commission to be uninhabitable shall not be platted
for residential purposes or for uses that may, in the judgment of
the Planning Commission, increase the danger to health, life or property
or increase the flood hazard. Such uninhabitable land within a subdivision
shall be set aside for other uses such as parks or other open space.
A.
Lots shall back into such features as freeways, arterial
streets, shopping centers, railroads or industrial properties, except
where there is a marginal access street, unless a secondary access
is provided.
B.
Lots shall contain a landscaped easement along the
rear at least 20 feet wide, in addition to the utility easement, to
restrict access to the arterial street, to minimize noise and to protect
outdoor living areas.
C.
Lots extended through a block and having frontage
on two local streets shall be prohibited.
All lots shall front upon a publicly dedicated
street. Variances may be permitted for approved planned community
unit developments.
A.
Where parcels of land are subdivided into unusually
large lots (such as when large lots are required for septic tank operations),
the parcels shall be divided, where feasible, so as to allow for resubdividing
into smaller parcels in a logical fashion.
B.
Lot arrangements shall allow for the ultimate extension
of adjacent streets through the middle of wide blocks.
C.
Whenever future resubdividing or lot splitting is
contemplated, the plan thereof shall be approved by the Planning Commission
prior to the taking of such action.
[Amended 6-13-1988 by Ord. No. 88-011]
A.
The division of a lot in a recorded plat is hereby
prohibited unless it is approved following application to the Council.
The application shall be filed with the Clerk/Treasurer and shall
state the reasons for the proposed division.
B.
No lot in a recorded plat shall be divided into more than four parts, and the resulting lots shall be not less in area than is permitted by Chapter 720, Zoning, of this Code. Upon submission of the application to the Mayor and Council, the matter shall be automatically referred to the Planning Commission for its input, review and recommendation. No building permit shall be issued nor any building construction commenced until the division has been approved by the Council.
C.
The division of a lot resulting in a smaller area
than is prescribed herein may be permitted, but only for the purpose
of adding to the existing building site or sites. The application
shall so state and shall be in affidavit form.
D.
A filing fee per lot split shall be established from
time to time by resolution of Council, and said fee shall be required
with the application.
[Added 8-12-1996 by Ord. No. 96-018]
A.
The division of an unplatted parcel of land into two,
three or four lots involving the dedication of a new street shall
require the prior approval of the Council.
B.
Applications for such approval shall be made in writing
and shall be accompanied by a drawing of the proposed division.
C.
No building permit or occupancy permit shall be issued
in such cases until the Council has approved the division of such
land.
A.
Planting strips may be required to be placed next
to incompatible features, such as highways, railroads and commercial
or industrial uses, to screen the view from residential properties.
B.
Screens shall be a minimum of 20 feet wide and shall
not be a part of the normal roadway right-of-way or utility easement.
A.
Privately held reserve strips controlling access to
streets shall be prohibited.
B.
A one-foot reserve may be required to be placed at
the end of stub or dead-end streets which terminate at subdivision
boundaries and between half streets. These reserves shall be deeded
in fee simple to the City for future street purposes.
Where a proposed park, playground, school or
other public use shown on the Comprehensive Development Plan is located
in whole or in part within a subdivision, a suitable area for this
purpose may be dedicated to the public or reserved for public purchase.
If, within two years of plat recording, the purchase is not agreed
to, the reservation may be cancelled or shall automatically cease
to exist.
Existing natural features which add value to
residential development and enhance the attractiveness of the community,
such as trees, watercourses, historic spots and similar irreplaceable
assets, shall be preserved, insofar as possible, in the design of
the subdivision.
This article may be modified in accordance with §§ 630-10 to 630-12 in the case of a subdivision large enough to constitute a complete community or neighborhood, consistent with the Comprehensive Development Plan, which provides and dedicates adequate public open space and improvements for the circulation, recreation, education, light, air and service needs of the tract when fully developed and populated.
A large-scale development constituting a community
or neighborhood shall generally be consistent with the Comprehensive
Development Plan, shall contain 500 living units or more, as necessary,
and shall contain reserved areas, of sufficient size to serve its
population, for schools, playgrounds, parks and other public facilities.
This article may be modified in accordance with §§ 630-10 to 630-12 in the case of subdivisions specifically for commercial or industrial development, including shopping districts, wholesaling areas and planned industrial districts. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation.
