Proposed land developments and subdivisions shall be designed
to address the opportunities and limitations present on a site and
its adjacent surroundings. The plan shall use site opportunities to
enhance the overall quality of the development and lessen potential
negative impacts upon a site and the surrounding community. The physical,
social, and psychological needs of the users of the site should be
evaluated and appropriately incorporated into the final subdivision
layout or site design. The impacts of the proposed development on
the natural environment and surrounding land uses shall be given a
high priority and made an integral part of the overall design for
the land development and subdivision. The following site organization
guidelines shall be used:
A. Site improvement layout. The buildings shall be placed in consideration
with the site's topography, existing vegetation, and surrounding
land uses, taking into account energy conservation, solar access,
and pertinent natural features.
B. Existing natural features. Existing natural features should be recognized
and integrated into the site layout. Natural features such as streams,
hillsides, wetlands, unique habitat, woods, and similar natural resources
should be considered strong design determinants and be incorporated
into the overall site plan to strengthen the unique quality of the
land.
C. Open space and scenic views. The placement of open space and preservation
of scenic views should be a fundamental design decision. Open space
lands should provide for a variety of benefits, including recreation,
natural resource protection, scenic views and vistas, and buffers
for site elements and land uses.
D. Circulation. Movement within a site and access to the site should
be designed for the safety and convenience of various types of users.
Cross access between properties and joint access are encouraged to
improve circulation and improve access safety.
E. Relationship to surrounding uses. The proposed design should complement
appropriate surrounding uses through building setbacks, buffers, and
separation of uses. Various potential negative impacts upon surrounding
land uses, including noise, light, and loss of privacy should be mitigated.
F. Sustainable development. The development of a site should use methods
that reduce energy, water, and fuel consumption needs of the property.
Opportunities to utilize renewable energy sources, conserve and reuse
water resources, and reduce fuel consumption should be considered.
G. Health hazards. The configuration of a subdivision or land development
should reduce potential health hazards to the future users of the
subdivision or land development and to the community as a whole.
Land subject to subsidence or underground fires, either shall
be made safe for the purpose for which it is to be used, or such land
shall be set aside for uses which shall not endanger life or property
or further aggravate or increase the existing menace.
Sidewalks shall be installed along all existing and proposed
public and private streets, common driveways, and common parking areas.
Sidewalks shall be constructed in accordance with City specifications
as shown in Table A.
A. Sidewalk construction shall conform with standards developed under
the Americans with Disabilities Act.
B. The sidewalk shall be built as to discharge drainage to the street,
the grade of which shall be 1/4 inch per foot. The finished grade
between the outside of the sidewalk to the curbline (edge of the cartway)
shall never exceed a total vertical elevation change of one foot.
C. Expansion joints shall be placed every 30 feet, with contraction
joints every five feet at a minimum of one inch in depth. Additional
expansion materials shall be placed between any curb and driveway
apron and in the sidewalk at drive way limits. A contraction joint
shall be cut between the sidewalk and apron.
D. All sidewalks shall receive a broom finish unless otherwise approved
by the City.
E. An access ramp for physically disabled persons shall be placed at
all sidewalk intersections with roads.
Permanent monuments shall be accurately set and established
at the intersections of all outside boundary lines of the plan, at
intersections of these boundary lines with all street lines at diagonally
opposite corners of each street intersection, at the beginning and
end of all curves, at all points on curves where the radius or direction
changes, and at such other points as are necessary to establish definitely
all lines of the plan except those outlining individual lots. In general,
permanent monuments shall be placed at all critical points necessary
to correctly lay out any lot in the subdivision. Monuments shall consist
of one-inch iron pins or other approved type of monuments. Monuments
of substantial design, such as pipe encased in concrete-filled, six-inch
or larger vitrified clay or concrete drainage sections shall be installed
at critical locations as prescribed by the City Engineer.