[Code 1992, § 18.06]
Design standards for subdivisions shall be as follows:
(1)
Street plan. The arrangement, character, extent, width, grade, and
location of all streets shall conform to the master plan, and shall
be considered in their relation to existing and planned streets; to
reasonable circulation of traffic within the subdivision and adjoining
lands; to topographical conditions; to runoff of stormwater; to public
convenience and safety; and in their appropriate relations to the
proposed uses of the area to be served.
(2)
Streets. Design standards for streets shall be as follows:
a.
Right-of-way widths; minimum dimensions. All right-of-way widths
shall conform to the following minimum dimensions:
|
Type Streets
|
Residential Subdivision
|
Manufacturing or Business Subdivision
| |
|---|---|---|---|
|
Collector
|
60 feet
|
80 feet
| |
|
Minor streets
|
60 feet
|
70 feet
| |
|
Half streets
|
One-half total right-of-way of proposed street or as required
by the plan commission
|
Not permitted
| |
|
Cul-de-sac
|
50 feet
|
70 feet
| |
|
Frontage
|
40 feet
|
50 feet
|
b.
Standards for thoroughfares. Right-of-way widths and other design
standards of thoroughfares, including freeways, expressways, parkways,
major and secondary thoroughfares, shall be in accordance with those
designated on the master plan or by federal, state or county authorities
having jurisdiction, whichever has the greater width and design standard
requirements.
c.
Deflections in horizontal centerlines of blocks. Where there is a
deflection in horizontal centerlines within a given block at any given
point in excess of 10°, a curve shall be inserted with a radius
of not less than:
|
Collector streets
|
300 feet
| |
|
Minor streets
|
100 feet
|
d.
Connection of street gradients. Different connecting street gradients
shall be connected with vertical curves. Minimum length in feet of
these curves shall provide a sight distance of not less than 300 feet,
measured from an eye level four feet high, with a clear view of an
obstacle not over two feet high.
e.
Minor street alignment. Minor streets shall be so aligned that their
use by through traffic will be discouraged.
f.
Street jogs; centerline offsets. Street jogs with centerline offsets
of less than 125 feet should be avoided.
g.
Intersections. It must be evidenced that all street intersections
and confluences encourage safe and efficient traffic flow and, in
general, be at or near right angles avoiding acute angles. An intersection
of more than two streets shall be avoided unless specific conditions
of design indicate otherwise.
h.
Alleys. Alleys are not permitted in residential areas unless deemed
necessary by the plan commission.
i.
Culs-de-sac. Cul-de-sac streets in residential subdivisions shall
be not more than 500 feet in length, measured along their centerlines
from the streets of origin to the ends of their rights-of-way, or
may be longer than 500 lineal feet, provided not more than 15 lots
abut upon their rights- of-way lines, except such streets shall not
exceed 400 feet in length in subdivisions for multiple-family dwellings.
Each cul-de-sac shall have a terminus of such proportions that a circle
having a diameter of 100 feet might be inscribed therein. The terminus
shall be connected with the approach street lines by reverse curvatures
having radii of not less than 30 feet each.
j.
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 city council
finds it will be practicable to require the dedication of the other
half when the adjoining property is subdivided. Wherever an existing
or dedicated half street is adjacent to a tract to be subdivided,
the other half of the street shall be platted within such tract. A
half street, where included, shall be graded at one level, and the
regrading or new construction of any half street shall conform to
the grade and pavement of the adjacent half street.
k.
Vehicular and pedestrian access. Provisions shall be made for vehicular
and pedestrian access to residential property abutting a thoroughfare
either by frontage roads or double frontage lots backing to the thoroughfare.
Where the double frontage backup treatment is used, a no access strip
shall be provided. These standards are established for the purpose
of providing protection to residential properties and to separate
through and local traffic.
l.
Street gradients. Gradients of streets shall be at least 0.4% and
not exceed on:
|
Collector streets
|
7%
| |
|
Minor streets
|
10%
|
(3)
Alleys and pedestrian ways. Design standards for alleys and pedestrian
ways are as follows:
(4)
Easements. Easements shall be provided for any overhead or underground
utility service, including sanitary sewers and stormwater drainage,
where deemed necessary by the city engineer. They shall be 7 1/2
feet wide and be established at the rear of each lot and along such
other lot lines as to provide continuity of alignment from block to
block. At deflection points in these easements, if overhead utility
lines are contemplated, additional easements shall be established
for pole line anchors. Where a subdivision is traversed by a natural
watercourse, drainageway, channel or stream, there shall be provided
a drainage easement conforming substantially with the lines of such
watercourse. It shall include an additional area adjoining both edges
of the established watercourse to cover the area that has been affected
by damaging floodwaters, as certified by the subdivider's surveyor.
(5)
Block standards. Block standards shall be as follows:
a.
In residential subdivisions, the maximum lengths of blocks containing
lots less than 150 feet in width shall be 1,800 lineal feet, and the
maximum length of blocks containing lots 150 feet and over in width
shall be 2,640 lineal feet. No blocks shall be less than 900 lineal
feet in length unless approved by the plan commission. Pedestrian
ways leading to schools, parks or other common destinations may be
required by the plan commission.
b.
In blocks designated for manufacturing, business or institutional
development, maximum lengths of blocks shall be as approved by the
plan commission. Blocks intended for commercial, industrial and institutional
use must be designated as such, and the plan must show adequate off-street
street areas to provide for off-street parking, loading docks and
such other facilities as may be required to accommodate motor vehicles.
c.
The shape of blocks shall be dictated by topographical features,
the basic street system and traffic pattern, lot depths and areas
designated for public and other nonresidential land uses.
d.
Where a subdivision borders upon or is traversed by a railroad right-of-way
or arterial street, the plan commission may require a street (on one
or both sides of such right-of-way or street) approximately parallel
to and at a distance removed suitable for the appropriate use of the
intervening land, i.e. park purposes, deep residential lots fronting
on it with a visual barrier established in a no access reservation
strip along the rear property lines and off-street parking, business
or other uses as permitted by zoning district regulations.
(6)
Lot standards. Lot standards shall be as follows:
a.
In general, lots should be as nearly rectangular in shape as practicable.
b.
Width and area of lots lying within the city shall conform with lot
width and area requirements set forth in the city zoning ordinance.
The width and area of lots located entirely outside of the city and
within the city's extraterritorial plat jurisdiction area shall
conform with lot width and area requirements of the county zoning
ordinance and with the requirements of the state department of health
and social services. Where the typical width of interior lots is 75
feet or less, corner lots shall be increased in width by 20% over
the width of typical interior lots. Where the typical width of interior
lots is greater than 75 feet the width of corner lots shall be increased
in width by 15 feet over the typical width of interior lots. All lots
created as a result of a land division shall conform to the standards
outlined in this subsection. However, so as to utilize or develop
substandard, irregular or unusual parcels, in keeping with the existing
character of a neighborhood, divisions other than subdivisions may
be approved which do not meet these standards, when approved by two-thirds
majority vote of the entire city council after review and recommendation
by the city plan commission.
c.
Lots shall not have less than 115 feet of average depth for interior
lots and not less than 100 feet of depth for corner lots.
d.
Width, area and depth of lots designated for manufacturing, business
or institutional development shall be as approved by the plan commission.
e.
All lots shall abut upon a street.
f.
Side lines of lots shall be at right angles or radial to the street
line or substantially so.
g.
Double-frontage lots are not permitted, except where lots back upon
a thoroughfare, in which case a no access strip shall be shown, or
as specifically approved by the plan commission in order to provide
acceptable building sites.
h.
Lots abutting upon a watercourse, drainageway, channel or stream
shall have an additional depth or width as required by the plan commission
in order to provide acceptable building sites.
i.
In the subdividing of any land, due regard shall be shown for all
natural features such as tree growth, watercourses, historic spots
or similar conditions.
j.
All subdivisions that include lots contiguous to Geneva Lake shall
have:
1.
A minimum width of 100 feet and a minimum depth of 175 feet; in addition
the building located thereon shall be at least 100 feet from the shore
of Geneva Lake, except that if an established sewer line transverses
such lots, the building line shall be an additional 10 feet from such
sewer line.
2.
A lot width of at least 100 feet and a lot depth of at least 125
feet for other lots in such subdivision.
(7)
Lake and stream short plats. All subdivisions abutting a lake or
stream shall provide public access at least 60 feet wide providing
access to the low water mark so that there will be public access at
not more than 1/2 mile intervals, as measured along the lake or stream
shore unless topography and ground conditions do not permit.
[Code 1992, § 18.07]
(a)
The subdivider shall, at the city's option, after considering
the recommendations of the park board and city plan commission, contribute
to the city one of the following:
(1)
Lands dedicated for public parks, playgrounds and recreation. The
area of land to be so dedicated shall be equal to 5% of the gross
land area contained within the subdivision. The land shall be conveyed
to the city in fee simple unless the city council directs otherwise.
(b)
Funds paid under this section shall be paid in full to the city prior
to final approval of the subdivision plot. Such funds will be deposited
into the park fund as enumerated by city ordinance. Disbursements
from the park fund shall also be in accordance with city ordinance.
(c)
All lands dedicated for public parks, playgrounds and recreation
shall be for the use of the general public and not be restricted by
intent or design to serve only a limited public.
(d)
This section for parks, playgrounds and other public areas applies
to all subdivisions and planned unit developments regardless of how
the land is held in title.
[Code 1992, § 18.08]
(a)
Effect of recording on dedications. When any plat is certified, signed,
acknowledged and recorded as prescribed by W.S.A., ch. 236, every
donation or grant to the public or any person, society or corporation
marked or noted as such on such plat shall be deemed a sufficient
conveyance to vest the fee simple of all parcels of land, so marked
or noted, and shall be considered a general warranty against such
donors, their heirs and assigns to the donees for their use for the
purposes therein expressed and no other, and the land intended for
the streets, alleys, ways, commons or other public uses as designated
on the plat shall be held by the city or other authority having jurisdiction
outside the corporate limits in which the plat is situated, in trust
to and for such uses and purposes.
(b)
Dedications to public accepted by approval. When a final plat of a subdivision has been approved by the city and all other required approvals are obtained and the plat is recorded, such approval shall constitute an acceptance for the purpose designed on the plat of the uses of all lands shown thereon, as dedicated to the public, except acceptance of streets. See section 66-99.
[Code 1992, § 18.09]
If any plat of subdivision contains public or private streets
or public thoroughfares which are dedicated in this section as such,
whether located within the corporate limits of the city or in part
outside of the city, or contains proposed or existing streets located
outside of the corporate limits, the approval of the plat by the city
council or the subsequent annexation of the property to the city shall
not constitute an acceptance by the city of such streets or thoroughfares,
nor of the improvements constructed or installed thereon or therein,
irrespective of any acts by an officer, agent or employee of the city
with respect to such streets or improvements. The acceptance of such
streets or thoroughfares shall be made only by the adoption of a resolution
by the city council, after there has been filed with the city clerk
a certificate by the city engineer certifying that all improvements
required to be constructed or installed in or upon such streets or
thoroughfares, in connection with the approval of the plat of subdivision
by the city council, have been fully completed and the construction
or installation thereof has been approved by him.
[Code 1992, § 18.10; Ord. No. 07-07, § 1, 8-30-2007]
Before a final plat of a subdivision may be approved by the
city council, the subdivider shall have the city engineer review and
approve final plans and specifications for the sanitary sewer, water
main, storm sewer installations and any other final plans and specifications,
prepared by a registered engineer, for the construction of the other
land improvements. The subdivider shall submit an agreement along
with a guarantee, as required by the city council, that the subdivider
shall comply with other applicable ordinances of the city relative
to land improvements to be installed by the city. The city engineer
shall certify in writing to the plan commission and city council that
such plans and specifications meet the minimum requirements of the
city, county, state and other authorities having jurisdiction. The
following land improvements, installed in accordance with regulations
of this chapter, shall be required for all subdivisions recorded after
the effective date of the ordinance from which this chapter is derived:
(1)
Sanitary sewers and stormwater systems. Sanitary sewers and stormwater
systems shall be as follows:
a.
Public sanitary sewer systems shall serve each lot in the subdivision.
The subdivider shall install in accordance with city standards or
make arrangements for such installation by the city at his expense,
a sanitary sewer system serving all lots in the subdivision and connection
of such system with the city sewer system including sewer stub terminals,
located inside the street curb or pavement edge, in front of each
lot in the subdivision.
b.
In subdivisions located within the city or in the unincorporated
area covered by extraterritorial jurisdiction of this chapter, where
connection with a public sanitary sewer system is considered not economically
feasible by the city council, each lot shall be served by an individual
sewage disposal system or by a community sewer system, provided that
in either case installation and operations conform with applicable
statutes, ordinances and codes of the state, county and city.
c.
A stormwater drainage system designed to serve the entire subdivision
and the connection of such system with an adequate out-fall, shall
be installed by the subdivider or arrangements made for installation
by the city in accordance with other applicable ordinances of the
city. If the subdivider makes arrangements with the city for such
installation to be completed within five years after approval of the
final plat by the city council, the subdivider shall install and maintain
during the period of time prior to completion of such installation
by the city, a temporary stormwater drainage system which is adequate
to carry off stormwater from all lots and streets and be connected
with an approved open ditch or underground the out-fall.
d.
Where sewer lines of larger capacity than necessary are installed
to serve only the subdivision, as delineated in the preliminary plat,
the subdivider shall be required to pay for that part of the total
cost of such installation as determined by the city council on the
basis of the proportionate benefit of such installation to the subdivision.
(2)
Water supply. The water supply shall be as follows:
a.
A water distribution system, connected to the city water supply and
with water stub terminals located at the outside of street curb or
pavement in front of each lot shall be installed by the subdivider
in accordance with city standards, to serve each lot in the subdivision
or arrangements made by the subdivider for such installation to be
completed at his expense by the city. In subdivisions located in the
unincorporated areas covered by the extraterritorial jurisdiction
of this chapter, water supply may be from individual wells or a community
water supply and distribution system, provided that in either case
installation and operations conform with applicable statutes, ordinances
and codes of the state, county and city.
b.
Where water mains of larger capacity than necessary are installed
to serve only the subdivision, as delineated in the preliminary plat,
the subdivider shall be required to pay for that part of the total
cost of such installation as determined by the city council, on the
basis of the proportionate benefit of such installation to the subdivision.
(3)
Street grading. The subdivider shall grade the full width of street
rights-of-way in accordance with grade elevations approved by the
city engineer and remove all stumps, trees that cannot be saved, boulders
and similar obstructions within the rights-of-way.
(4)
Street improvements. Street improvements shall be as follows:
a.
Pavement base and wearing surface. The subdivider shall install in
accordance with city standards pavement base and wearing surface for
all streets and alleys, if any, in the subdivision, or make arrangements
for completion of such improvements by the city in accordance with
other applicable ordinances of the city.
b.
Street pavement widths; minimum dimensions. Street pavements shall
have an overall width in accordance with the following minimum dimensions:
|
Street Pavement Widths
(between face of curbs or outer edges of roadway pavement)
| |||
|---|---|---|---|
|
Type of Street
|
Residential Subdivision
|
Manufacturing or Business Subdivisions
| |
|
Collector
|
36 feet
|
56 feet
| |
|
Minor
|
27 feet
|
40 feet
| |
|
Cul-de-sac
|
27 feet
|
40 feet
| |
|
Half street
|
One-half width of proposed street, but not less than 18 feet
|
Not permitted
| |
|
Frontage road
|
27 feet
|
40 feet (or as required by applicable governmental highway authorities.)
| |
|
Thoroughfares
|
In accordance with federal, state, county or local requirements
| ||
c.
Cul-de-sac turnarounds. Cul-de-sac turnarounds shall have a minimum
diameter, measured from faces of the outside curb or outside edges
of roadway pavement of 80 feet for residential subdivisions and 100
feet for manufacturing and business subdivisions.
d.
Pavements in alleys. Pavements in alleys shall be not less than 20
feet wide, when required, in residential subdivisions and not less
than 22 feet wide in business or manufacturing subdivisions.
e.
Curbs; curbs and gutters. Curbs or curbs and gutters shall be installed
by the subdivider in accordance with city standards or arrangements
made by the subdivider for completion of such improvements by the
city in accordance with other applicable ordinances of the city. Curbs
or curbs and gutters need not be installed in residential subdivisions
containing no lots less than 100 feet in width, except when recommended
by the city engineer and required by the city council.
f.
Pavement edges or curbs at corners. Curbs or pavement edges at corners
shall have a radius of not less than 25 feet.
g.
Sidewalks. Sidewalks shall be installed by the subdivider in accordance
with city standards in business or manufacturing subdivisions and
when required by the city council, in residential subdivisions or
arrangements made by the subdivider for completion of such improvement
in accordance with other applicable ordinances of the city. When sidewalks
are required in residential subdivisions they shall be not less than
four feet wide in minor or cul-de-sac streets and not less than five
feet in collector streets or thoroughfares.
h.
Street lighting system. A street lighting system may be installed
by the subdivider in accordance with city standards or arrangements
made for completion of such improvement at a later date by the city.
However, the subdivider shall install and pay for a street lighting
system containing approved ornamental light standards or other types
and quantity of fixtures in excess of the minimum city standards.
i.
Terraces within street rights-of-way; grading and planting of grass
seed. The subdivider shall grade and plant grass seed in all terraces
within street rights-of-way in accordance with standards and specifications
approved by the city.
(5)
Public utilities. Public utilities shall be as follows:
a.
Above-the-ground electric and telephone distribution and transmission
lines and structures serving only the lots in the subdivision shall
be located in easements along rear lot lines and side lot lines at
locations of extensions from block to block, and, when recommended
by the plan commission and authorized by the city council, such lines
may be located in street rights-of-way when deemed necessary by engineering
data submitted by the utility company.
b.
Where telephone, electric and gas service lines are placed underground
in a subdivision, conduits or cables shall be placed within easements
or dedicated public ways in a manner which will not conflict with
other underground services. Further, all transformer boxes shall be
located so as not to be unsightly or hazardous to the public.
c.
All drainage and underground utility installations which traverse
privately owned property shall be protected by easements.
(6)
Required land improvements in undeveloped subdivisions. The requirements
of this section shall also apply to all subdivisions that were final
platted, but undeveloped prior to the effective date of the ordinance
from which this chapter is derived. The definition of undeveloped
subdivisions will include all platted subdivisions where no roadway
or sewer and water improvements have been installed.
[Code 1992, § 18.11]
In a countryside subdivision where the street system within the subdivision is designed to serve almost exclusively for access to and from the dwellings therein as contrasted to an interior street system containing streets which primarily accommodate traffic having origin or destination in areas beyond the subdivision, there shall be allowed exceptions in the regulations contained in this chapter as follows: In article II of this chapter, all of section 66-57 and section 66-37, and in section 66-100(4)(b) except thoroughfares. Such exceptions shall be allowed only when, in the opinion of the plan commission, such exceptions do not affect the master plan or the intent of this chapter.
[Code 1992, § 18.12; Ord. No. 07-07, §§ 1, 2, 8-30-2007]
(a)
The subdivider shall have the city engineer review and approve the
final plans and specifications for the sanitary sewer, water main,
storm sewer installation and any other required improvements.
(b)
All required land improvements that remain public shall be bid through
the city engineer's office and shall be inspected by the city
engineer during the course of construction.
(d)
The city engineer shall keep the records required by state statute.
