In considering applications for the subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. Said standards shall be considered to be minimum requirements and shall be waived by the Planning Board only under circumstances set forth in §
157-51 herein.
A. Character of land. Land to be subdivided shall be of such character
that it can be used safely for building purposes without danger to
health or peril from fire, flood, soil failure or other hazard.
B. Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the City's specifications.
[Amended 8-11-1992; 11-28-1995; 1-14-2003; 8-26-2008; 12-18-2012; 5-8-2018]
A. Widths of rights-of-way. Streets shall be the following widths:
|
|
Minimum Pavement (feet)
|
---|
Type of Street
|
Minimum Right-of-Way
(feet)
|
Residential
|
Nonresidential
|
---|
Arterial streets (major)
|
70
|
36
|
36
|
Collector streets
|
60
|
32
|
32
|
Local streets up to 5 lots
|
50
|
20*
|
28
|
Local streets 6 to 20 lots
|
50
|
24**
|
28
|
Local streets 21 or more lots
|
50
|
28***
|
28
|
*
|
No on-street parking will be allowed.
|
**
|
Parking must be restricted to one side of the road only.
|
***
|
The Planning Board may allow a reduction to 24 feet if the subdivision
is designed to provide a 100-foot setback from the existing public
right-of-way for any structures on the corner lots created at the
intersection(s) of the proposed subdivision street and the existing
public street.
|
B. Improvements. Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, water mains, sewers, streetlights and signs, street trees and fire hydrants, except where waivers may be requested, and the Planning Board may waive, subject to appropriate conditions, such improvements as it considers may be omitted without jeopardy to the public health, safety and general welfare. All streetlights, street trees, mailboxes, newspaper bins, trash receptacles, or any other type of obstruction shall be placed in the grass between the sidewalk and the curb. Pedestrian easements shall be improved as required by the City Engineer or designee. Such grading and improvements shall conform to the design specifications set forth in Articles
VII and
VIII.
C. Utilities. The Planning Board shall, whenever possible, require that
underground utilities be placed in the street right-of-way to simplify
location and repair of lines when they require attention. The subdivider
shall install underground service connections to the property line
of each lot within the subdivision for such required utilities before
the street is paved.
D. Utility easements. Where topography is such as to make impractical
the inclusion of utilities within the street right-of-way, perpetual
unobstructed easements at least 30 feet in width shall be provided
with satisfactory access to the street. Easement of greater width
may be required where more than one utility is located in the same
easement. Wherever possible, easements shall be continuous from block
to block. Such easements shall be cleared and graded where required.
E. No tree, shrub or building shall be placed or erected in any easement
for utility or drainage purposes, except at the owner's risk as to
all costs for demolition, removal or reconstruction or by arrangements
made with the City Engineer and the Community Services Director. The
proper authorities may have free access to and use of the easements
at any time. Any planting of trees within the street right-of-way
shall be in accordance with a plan approved by the Community Services
Director.
F. Curve radii at street intersections. Street right-of-way lines at
intersections shall be rounded by curves of at least thirty-foot radius
for local residential streets and at least thirty-five-foot radius
for all other streets, unless otherwise specified by the Planning
Board.
G. Grades. No local street grade shall be in excess of 8% and no collector
street grade shall be in excess of 4%, except as otherwise approved
by the Planning Board due to adverse topographic conditions. For adequate
drainage, the minimum grade of any new street shall not be less than
0.5%. No street shall support a grade in excess of 3% within 75 feet
of its point of intersection with any other street.
H. Changes in grade. All changes of grade shall be connected by vertical
curves of such length and radius so as to provide smooth transition
and proper sight distance.
I. Steep grades and curves; visibility of intersections. A combination
of steep grades and curves shall be avoided. In order to provide visibility
for traffic safety, that portion of any corner lot (whether at an
intersection entirely within the subdivision or of a new street with
an existing street) shall be kept cleared of all growth, except isolated
trees, and obstructions above a level three feet higher than the center
line of the street. If necessary, ground shall be excavated to achieve
visibility.
J. Dead-end streets (culs-de-sac). Unless topography indicates a need
for an alternative length, streets shall not be less than 500 feet
nor exceed 1,000 feet in length and shall terminate in a cul-de-sac.
The exact form of the cul-de-sac shall be aesthetically pleasing as
well as functional. The right-of-way limits at the cul-de-sac shall
be as necessary to ensure adequate property within which to properly
maintain the area. The exact configuration and dimension of the cul-de-sac
shall be approved by the Planning Board. Temporary dead-end streets,
such as in phased construction, may require temporary turnaround facilities.
Hammerhead designed dead-end streets are not acceptable for public
roadways.
K. Watercourses. Where a watercourse separates a proposed street from
abutting property, provision shall be made for access to all lots
by means of culverts or other structures of suitable design.
L. Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided, upon request, a stormwater easement
or drainage right-of-way. In no case shall it be less than 30 feet
in width.
M. If a roundabout is proposed for inclusion, a professional engineer
with traffic engineering certifications must design the roundabout
in conformance with "Roundabouts: An Informational Guide," as adopted
and amended by the Federal Highway Administration.
[Amended 8-26-2008; 3-23-2010; 1-24-2012; 5-24-2016]
A. Purpose. Shall comply with the standards contained in §
153-14A(1), as amended.
B. Stormwater management. Stormwater management shall comply with the standards contained in §
153-14A(2) and
(3)(a) through
(c), as amended.
C. Stormwater management system operation and maintenance plans. Stormwater management system operation and maintenance plans shall comply with the standards contained in §
153-14A(3)(f), as amended.
D. Erosion and sedimentation control. Erosion and sedimentation control shall comply with the standards contained in §
153-14A(3)(d), as amended.
E. Flood hazards. Subdivisions involving land designated as special
flood hazard areas shall be reviewed to determine whether such proposals
will be reasonably safe from flooding and shall meet the following
requirements:
(1) Permits. Prior to preliminary approval, the Planning Board shall
review the proposed development to assure that all necessary permits
have been received from those government agencies from which approval
is required by federal and state law, including Section 404 of the
Federal Water Pollution Control Act, Amendments of 1972, 33 U.S.C.
§ 1334.
(2) Minimization of flood damage. Sufficient evidence (constructions
drawings, grading and land treatment plans) shall be submitted so
as to allow the Planning Board to determine that:
(a)
All such proposals are consistent with the need to minimize
flood damage;
(b)
All public utilities and facilities, such as sewer, gas, electrical,
and water systems, are located and constructed to minimize or eliminate
flood damage;
(c)
Adequate drainage is provided so as to reduce exposure to flood
hazards; and
(d)
New and replacement water and sewer systems (including on-site
systems) are located, designed, and constructed to minimize infiltration
and avoid impairment.
(3) Elevation and floodproofing records. The subdivider shall obtain
and maintain records of elevations and floodproofing levels for all
new or substantially improved structures, whether or not such structures
contain a basement.
(4) Base flood elevation data shall be provided for subdivision proposals
and other proposed development which contains at least 50 lots or
five acres, whichever is less.
[Amended 1-14-2003; 3-23-2010]
A. Open space provision. The minimum requirements concerning the provision of open space facilities in subdivisions shall be as specified herein and in Chapter
170, Zoning.
B. Reservation of park areas.
(1) Where a proposed park, playground, open space or other public use
is shown in the Master Plan or the Open Space Plan and is located,
in whole or in part, in a subdivision, the Planning Board may require
the dedication or reservation of such area within the subdivision.
(2) If no such areas are so delineated within the boundaries of a subdivision,
the Planning Board may, where appropriate, require that the plat layout
show sites of a character, extent and location suitable for the development
of a park, playground or other recreation purpose. Said area(s) shall
not exceed 15% of the total area of the subdivision and shall have
a sufficient legal restriction to assure permanence of use for open
space and maintenance with respect thereto. The Planning Board shall
consult with the Director of Recreation prior to the reservation of
such land.
[Amended 1-14-2020]
C. Reserve strips. Reserve strips of land which might be used to control
access from the proposed subdivision to any neighboring property,
or to any land within the subdivision itself, shall be prohibited.
D. Preservation of natural features. The Planning Board shall, whenever
possible, establish the preservation of those natural features which
add value to residential/commercial developments and to the community,
such as tree masses, watercourses, historic sites, vistas and similar
irreplaceable assets.
E. Street tree planting. Any newly constructed roadway that is the result
of a major subdivision shall include the planting of deciduous shade
trees selected from the City of Dover's approved list of street trees.
The trees, with a minimum height at planting of eight feet, shall
be planted within the right-of-way along the frontage of all developed
lots where residential development is to take place. In accordance
with a landscaping plan submitted by the applicant (which also takes
into account the character of the area), the Planning Board and the
Community Services Director shall duly approve the planting of such
vegetal elements at staggered intervals on opposite sides of the street.
[Amended 2-26-2019]
(1) Trees
shall be salt- and drought-tolerant, native or noninvasive species,
and have a structure and growth form which prevents them from obstructing
sidewalks and walkways.
(2) Trees
shall have a caliper of no less than 3 inches when planted.
[Amended 10-12-2021]
(3) Trees
located under utility wires should be a low-growing species.
(4) To
foster biological diversity, trees planted along a given street shall
use the "10-20-30 Rule." (No more than 10% of the trees shall be of
the same species, no more than 20% in the same genus, and no more
than 30% in the same family.)
(5) Trees
shall be located no more than 35 feet apart.
(6) All
newly planted trees, shrubs and other vegetation shall have a watering
plan during the establishment period (for trees, one year per inch
in caliper at planting; shrubs and other vegetation generally establish
within one growing season). Mulching trees, shrubs, and plants helps
retain soil moisture, moderates temperature fluctuations, provides
protection from mechanical damage by mowers and trimmers, and serves
as temporary covering of exposed soil until understory plants and
ground covers fill in. However, thick applications of mulch (such
as "volcano mulching") will kill trees and other vegetation. Mulch
shall be no greater than three inches in depth and shall not be in
contact with the bark or stems of plants.
F. Perimeter landscaping. In order to reduce the visual impact of new
subdivisions to abutting properties, the Planning Board shall require
an applicant for a major subdivision to prepare a perimeter landscaping
plan. The purpose of the landscaping plan shall be to provide natural
vegetation screening along the perimeter of the original lot(s) being
subdivided. Whenever possible, existing trees and shrubs shall be
preserved and used to satisfy the screening requirements. The landscaping
plan shall depict the species and sizes of the proposed trees and
shrubs and identify any existing plants that will be preserved. Any
trees proposed to be planted shall have a minimum height of eight
feet at the time of planting. Trees and shrubs shall include a mix
of deciduous and evergreen species and shall be species tolerant to
the climatic conditions of Dover. The Planning Board may allow alternative
screening methods, such as a combination of fencing, plantings and
earthen berms, only if preferred by the abutting property owner(s).
Vegetation used as a buffer for screening purposes must maintain understory.
G. Where culs-de-sac are proposed, the island or center area of the
cul-de-sac shall remain in a natural vegetated state, with any invasive
species removed. If it will be used as a biofilter for stormwater
treatment, the area shall be vegetated with a combination of living
plant material, including trees, shrubs, and ground covers. Nonliving
landscape material may cover up to 20% of the island or center area.
When planting of vegetation is required, cul-de-sac landscaping shall
be installed after construction of the street is complete.
[Added 2-26-2019]