The subdivider shall design and construct improvements to not
less than the standards outlined in this chapter and all other applicable
laws and regulations. The work shall be done under City supervision
and inspection and shall be completed within the time fixed or agreed
upon by the City Engineer. The minimum requirements for materials
shall be in accordance with the standards currently in effect in the
City or as otherwise approved at the discretion of the City Engineer.
Standards applicable to health and sanitation, as required by the
Nebraska Department of Environment and Energy and the Nebraska Department
of Health and Human Services, shall be deemed to be the minimum standards
required.
Permanent monuments shall be accurately set and established
at the intersection of all outside boundary lines of the subdivision;
at the intersection of those boundary lines with all street lines;
at the beginning and end of all curves; at points on curves where
the radius or direction changes; and at such other points as are necessary
to establish definitively all lines of the plat, including all lot
corners.
A.
Monumentation shall be in conformance with the minimum standards
for surveys adopted by the Nebraska State Board of Examiners for Land
Surveyors.
B.
The subdivider shall provide a surety, either cash or corporate bond,
to ensure that monuments are set. The amount of the surety shall be
estimated by the City Engineer with guidance from the Master Fee Schedule.
The subdivider's surveyor shall provide a written statement to the
City that the monumentation requirements have been met in order to
retire the bond.
A.
Street grading. The full width of street rights-of-way located entirely
within the boundary of the subdivision, except major streets as noted,
shall be graded to the full width to within six inches of the finished
grade. Grades extending from the top of curb or edge of pavement within
the right-of-way shall be no more than plus or minus 2% cross slope
and shall match the street profile grade longitudinally.
B.
Street surfacing. All streets within the subdivision shall be paved,
including curbs and gutters, in accordance with street paving standards
approved by the City Engineer. Requirements for paving, including
curb and gutters, may be waived by the City Council with the recommendation
of Planning Commission at the request of the subdivider in the case
of a subdivision wherein all of the lots in the subdivision have a
minimum frontage width of 200 feet or more. Streets in such subdivisions
shall be constructed of a material that meets the specifications of
the City Engineer.
C.
Street name and traffic control signs. Street name signs shall be
erected by the subdivider at all intersections and shall be consistent
with other signage used throughout the City, as determined by the
City Engineer. Decorative fluted sign poles and bases shall be utilized
for street name and traffic control signs as specified by the City's
standard sign pole and base details; provided, however, that traffic
control signage may be installed on existing or proposed light poles
if within 25 feet of the proposed sign location.
D.
Sidewalks. Sidewalks shall be provided for by the subdivider as required by § 170-17 and Table III[1] herein.
[1]
Editor's Note: Table III is included as an attachment to this chapter.
E.
Driveways. Driveways and curb cuts shall be located not less than
one foot from the side lot line. Curb cuts for straight (vertical)
curbs and the flare for rolled curbs shall be three feet wider than
the driveway pavement on each side. The driveway (including the flare)
shall not extend beyond the projection of the side lot line into right-of-way.
F.
Street and walkway lighting. The subdivider shall install streetlights
and walkway lighting in the subdivision as recommended by the City
Engineer and approved by the City Council.
(1)
Such lights shall be located at each entrance (streets and walkways)
to the subdivision. In addition, whenever the distance between the
two adjacent streetlights (or walkway lights) exceeds 300 feet, then
additional streetlights (or walkway lights) shall be installed in
such a manner that proper light intensity shall be provided and maintained.
(2)
New subdivision streetlighting and walkway lighting shall be installed
with all associated wiring underground.
(3)
Such lights shall be located in a manner to minimize the total number
of street and walkway lights to be installed.
A.
Connection required. Where a City-approved sanitary sewer is accessible
by gravity flow and located within 1,000 feet of the final plat, the
subdivider shall connect thereto, subject to all requisite approvals,
and shall provide adequate sewer lines and stubs to benefit each lot.
Furthermore, when the trunk line outfall sanitary line along the Papillion
Creek is accessible by gravity connection and is located within one
mile of the subdivision, the subdivider shall be required to connect
thereto and provide an adequate outfall sewer line sized to serve
the total drainage area in which the subdivision is located.
B.
Provisions for temporary disposal facilities. Where the Papillion
Creek trunk line outfall sanitary sewer line is located substantially
more than one mile from the subdivision; or where the nearest City-approved
sanitary sewer is more than 1,000 feet from the subdivision; or where
a City-approved sanitary sewer is not accessible by gravity flow,
the subdivider shall make provisions for the disposal of sewage as
required by law and as approved by the City Council. Temporary community
disposal facilities that serve the entire subdivision shall be used
for the disposal of sewage. For subdivisions of more than one lot,
individual lot level septic systems shall be prohibited. Where temporary
disposal facilities have been approved, the following conditions shall
apply:
(1)
The temporary facility shall only be approved and sized for that
subdivision. No further addition or enlargement of the temporary facility
may be undertaken to serve any addition to the subdivision, or any
other subdivision, without the approval of the City Council.
(2)
The subdivider and any sanitary and improvement district formed,
if applicable, shall, by written agreement with the City, agree that
if and when a City-approved sanitary sewer line is constructed within
1,000 feet of the subdivision, then the subdivider and/or the sanitary
and improvement district or, in the case of a privately financed development,
the subdivider alone, shall cause the subdivision to connect to such
City-approved sanitary sewer line and disconnect from the temporary
facility. Such temporary facility shall be abandoned by the lot owners
within the subdivision, the subdivider, and the sanitary and improvement
district, as applicable, upon the direction of the City Council or
the City Engineer.
(3)
Where any City-approved sanitary sewer is not readily available for
connection, but there are existing plans for such availability, the
subdivider and/or any sanitary and improvement district formed may
be required by agreement to pay or prepay, depending upon availability,
any sewer connection fee or fees required by the City to be assessed
against each property or lot to be served by the sewer prior to the
approval of the final plat. Such fees shall be calculated based on
the sewer connection rates established by ordinance, as may thereafter
be listed in the Master Fee Schedule. The sewer connection fees paid
to the City shall be used as the subdivision's share toward the construction
of an outfall sewer main and/or toward the necessary improvement or
enlargement of any treatment plant.
(4)
Whenever the sanitary sewer of a subdivision is connected to the
City-approved sewer system, the City may collect any applicable sewer
use fees, service charges, and related fees from the users in the
subdivision or sanitary and improvement district, and such fees and
charges not paid shall be a lien upon the property served.
A.
Connection to public water supply required. All subdivisions shall
connect to a public water supply system unless an alternate means
of a private water supply is approved by the City Council. The subdivider
and/or the sanitary and improvement district shall provide the subdivision
with a complete water distribution system, including appropriately
spaced fire hydrants. All public water distribution systems and public
well systems shall meet the requirements of the City and the Nebraska
Department of Health and Human Services.
B.
Provisions for temporary water supply.
(1)
Approval required. Where a public water supply is not available or
not required, as determined by the City Council, a temporary community
well system shall be provided by the subdivider or the sanitary and
improvement district. The subdivider shall supply acceptable evidence
of the availability of groundwater for a temporary community well
system to the City Engineer prior to submittal of the preliminary
plat to the Planning Commission. The subdivider may be required to
make one or more test wells in the area to be platted if such evidence
is deemed not acceptable by the City Engineer. Copies of well logs
shall include the name and business address of the well driller and
shall be submitted with the preliminary plat to the Planning Commission
for review and recommendation to the City Council.
(2)
Well registration required. All wells shall be registered with the
Nebraska Department of Health and Human Services.
(3)
Well permit required. All wells within the planning jurisdiction shall require a well permit subject to the approval of the City Council pursuant to the provisions of Chapter 195 of the Papillion Municipal Code.
(4)
Lot sizes. Where a public water supply is not available or otherwise not provided in the subdivision, the minimum lot size for the lots located in such subdivision shall conform to the minimum lot size specified in Chapter 205, Zoning, of the Papillion Municipal Code and be sized to meet the Nebraska Department of Environment and Energy standards for minimum separations between surface water, drinking water wells, water lines, property lines, and building foundations; provided that in no case shall said minimum lot be less than one acre in area.
A.
NPDES stormwater permit requirement. The subdivider shall obtain
coverage under the most current General National Pollutant Discharge
Elimination System (NPDES) permit for stormwater discharge. A copy
of the general permit shall be available at the office of the City
Engineer. The subdivider shall apply for authorization to discharge
by submitting a notice of intent (NOI) to the State of Nebraska Department
of Environment and Energy using form CSW-NOI. The subdivider shall
comply with the terms and conditions of the general permit. A copy
of the NOI shall be submitted to the City Engineer along with the
agreement prior to the beginning of any construction activities. This
item shall be considered incidental to the project and shall not be
subject to a separate fee.
B.
Compliance with Chapter 206, Stormwater Management, the Papillion Creek Stormwater Management Policies, and the Southern Sarpy Stormwater Management Policies. All subdivisions shall comply with the applicable requirements of Chapter 206, Stormwater Management, of the Papillion Municipal Code, the Papillion Creek Stormwater Management Policies, and the Southern Sarpy Stormwater Management Policies. Subdivision design shall use best stormwater management practices to minimize the amount and velocity of urban runoff, encourage natural filtration, simulate natural drainage, and minimize discharge of pollutants. Best available technology may include conservation design that maintains natural drainageways, retention basins, swales, porous paving, mechanical separators, and terracing.
C.
Drainage and related improvements. The subdivider shall construct
all necessary facilities, including underground pipe, inlets, catch
basins, or open drainage ditches, subject to the approval of the City
Engineer, to provide for the adequate disposal of subsurface and surface
water and maintenance of natural drainage courses. Drainage and related
improvements shall not be permitted to discharge into any sanitary
sewer facilities.
(1)
Storm sewers and stormwater drainage. Where a public storm sewer
line with adequate stormwater conveyance capacity is available at
or near one of the plat boundary lines, the subdivider shall construct
a storm sewer system and connect with such storm sewer line. If such
a storm sewer system is not accessible, natural drainage channels
with easements of adequate width based on calculated surface flow
volume shall be provided, as determined by the City Engineer and subject
to the approval of the City Council. Storm drainage collected through
drain tile systems around foundations and basements shall not be permitted
to discharge into any sanitary sewer facility but shall connect to
an adequate drainage outlet. Storm sewers in excess of 48 inches in
diameter shall be avoided except in special cases.
(2)
Where the subdivision is located within a drainage area, the subdivider
shall be required to install the storm sewers to adequately handle
the additional areas upstream under full build-out conditions as outlined
in the Comprehensive Plan.
(3)
Erosion and sediment control. The subdivider shall be required to
provide erosion and sediment control for areas of the subdivision
that are disturbed by any construction operations by installing best
management practices (BMPs) as necessary to prevent erosion and damage
to adjacent properties from surface drainage, subject to the approval
of the City Engineer. Following initial subdivision mass grading and
installation of public improvements, the individual lot owners shall
maintain and install perimeter BMPs as necessary to minimize track
out and damage to adjacent properties during construction activities.
(4)
Culverts and bridges. Where drainage channels intersect any street
right-of-way, it shall be the responsibility of the subdivider to
have satisfactory bridges and/or culverts constructed, subject to
the approval of the City Engineer. Where culverts are required, minimum
requirements shall be observed as follows:
(a)
All culverts shall be reinforced concrete or other material
approved by the City Engineer and shall extend across the full right-of-way
width of the proposed street. The cover over the culvert and its capacity
shall be subject to the approval of the City Engineer. The minimum
diameter of a culvert pipe shall be 15 inches. Depending on drainage
conditions, headwalls may be required.
(b)
Driveway culverts shall be reinforced concrete pipe and shall
have a minimum length equal to the driveway width plus six feet. The
culvert pipe shall be centered on the driveway and have a minimum
diameter of 12 inches. The driveway culverts shall be laid so as to
maintain the flow lines of the ditch or gutter. Headwalls may be required.
(5)
Design manual. All drainage improvements shall be designed and constructed
in accordance with the most current version of the City of Omaha Regional
Stormwater Design Manual and as may otherwise be required by the City
Engineer.
Fire hydrants shall be provided in all subdivisions with public
water supplies and shall have a maximum spacing between hydrants of
600 feet measured along the rights-of-way. The type of hydrant and
control valves and the location of the hydrant shall be subject to
the approval of the Fire Chief. The minimum size of any waterline
serving any fire hydrant(s) shall not be less than six inches in diameter,
and such waterlines should be circulating waterlines. The size and
location of waterlines within the City's public water system shall
be confirmed by the subdivider with the City-wide water model and
shall be subject to the approval of the City Engineer. All hydrants
shall be yellow in color, unless otherwise approved by the Fire Chief.
A.
Electric, cable, and telephone services shall be provided within
each subdivision. Gas service may be required where reasonably accessible.
Such utilities shall be located underground unless otherwise approved
by the City Engineer.
B.
Overhead utility lines, where permitted, shall be located as approved
by City Engineer.
C.
Wherever a sanitary sewer line easement and electric, cable, and/or
communication line easement overlap, the total easement width for
the sanitary sewer line shall not be less than 20 feet, and efforts
shall be made by the subdivider to cause the offset of the electrical,
cable, and/or communication line(s) from the sewer line to avoid future
conflict issues in the event sewer maintenance is ever required. The
electric, cable, and/or communication line(s) shall remain within
their defined easement width.
D.
Whenever a sanitary sewer line and a storm sewer line are within
the same easement, the minimum easement width shall be 20 feet, and
the sewer lines shall be separated sufficiently to allow for sewer
maintenance to each line. Additional easement width may be necessary
depending on the depth of the proposed sewer as calculated per Table
IV[1] of this chapter.
[1]
Editor's Note: Table IV is included as an attachment to this chapter.
The installation of other improvements may be required when
deemed necessary in the best interest of the community.
A.
Extensions to boundaries. The subdivider may be required to extend
the necessary improvements to the boundary of the proposed subdivision
to serve adjoining unsubdivided land, as determined by the City Engineer.
B.
Off-site extensions. If streets or utilities are not available at
the boundary of a proposed subdivision, and if the City Council finds
the extensions across undeveloped areas would not be warranted as
a special assessment to the intervening properties or as a City expense
until some future time, the subdivider may be required, prior to approval
of the final plat, to obtain necessary easements or rights-of-way
and construct and pay for such extensions. Such improvements shall
be available for connections by subdividers of adjoining land.
C.
Public recreation improvements. The subdivider shall provide the
City with a cost estimate for all public recreation improvements prior
to the City Council's consideration or approval of such improvements.
A.
Intent. The manner and procedure by which public improvements are
determined, designed, constructed, installed, and paid for in a subdivision
is a matter of mutual concern to the subdivider, the public, and the
City. These improvements become permanent features of the community
and could be a financial burden to the subdivider and/or the public
and could result in a continual excessive maintenance cost to the
City; therefore, it is the intent of this section to provide for adequately
sized, properly located, properly financed, and properly installed
improvements through the prescribed rules and standards for the improvements,
utilities, and streets.
B.
Subdivision agreement required. No public improvements shall be constructed,
nor shall any contract for such construction be let, awarded, or otherwise
consummated by the subdivider, or any other entity, unless and until
the City, the subdivider, and, if applicable, the sanitary and improvement
district have entered into a formal, executed subdivision agreement
approved by the City Council. The subdivision agreement shall include,
but shall not be limited to, provisions related to the identification
of the requisite improvements, land acquisition for any public improvements,
minimum design standards and documentation for the applicable utilities,
pavements, open spaces, recreation facilities, and other public or
private improvements, assessments and/or apportionments of public
improvement costs to be incurred by the subdivider, the sanitary and
improvement district, if applicable, a development corporation, or
other entities or persons to be involved in the contract, as applicable,
and any other obligations that may be necessary to identify and assign
due to the specific circumstances of the site or anticipated development.
For the purpose of understanding, the City shall generally consider
the rules established within this section when entering in a contractual
agreement covering the assessment of costs for the public improvements.
C.
Privately financed subdivisions. Subdivision agreements for privately
financed subdivisions shall, in addition to the foregoing, establish
that all improvements shall be financed privately without the use
of a sanitary and improvement district or any other vehicle for the
use of public funds unless otherwise expressly authorized by the City.
Such subdivision agreements may also provide for other areas of agreement
and mutual responsibility such as annexation, associated public and
private improvements, and other terms of the project.
D.
Shared improvements.
(1)
General obligation costs should be conceived as those improvements
that benefit the general public rather than a single subdivision.
Sanitary sewers, drains, waterlines, post-construction stormwater
management facilities, or other similar installations, and public
parkland cannot be beneficial to the general public unless an area
larger than the subdivision is serviced. The City shall typically
consider the following to be reasonable general obligations, subject
to the final approval of City Council for each applicable subdivision:
(a)
Up to 100% of the cost of any street pavement width in excess
of 25 feet, inclusive of curbs and gutters.
(b)
Up to 100% of the cost of pavement thicknesses in excess of
nine inches for plain concrete for subdivisions with industrial zoning
and up to 100% of the entire cost of pavement thicknesses in excess
of seven inches for plain concrete for all other zoning.
(c)
Up to 50% of the street pavement adjacent to publicly accessible
outlots.
(d)
Up to 50% of the cost of the street pavement adjacent to publicly
dedicated parkland.
(e)
Up to 100% of all street intersections.
(f)
Up to 100% of the cost of storm sewers up to 48 inches in size
and related appurtenances.
(g)
Up to 100% of the difference between the cost of any sanitary
sewers and any water main pipes and related appurtenances greater
than eight inches in diameter and the cost of any sanitary sewers
and any water main pipes with a diameter of exactly eight inches,
but only so long as such sanitary sewers and such water main pipes
are located in a public right-of-way or in an easement on private
property.
(h)
Up to 100% of the cost of any outfall sewer line or waterline
located outside the sanitary and improvement district limits and designed
to serve a total drainage area larger than the sanitary and improvement
district.
(i)
Up to 100% of the cost and installation of any street signs,
traffic control signs, and traffic control devices.
(j)
Up to 100% of any land proposed to be dedicated to the public
as parkland and/or open spaces, provided that the following rules
are met:
[1]
The purchase price of any parkland and/or open space shall not
exceed the maximum raw land purchase price for the subdivision.
[2]
All parkland and/or open space located within any floodway shall
be donated to either the City or the sanitary and improvement district,
at no cost to either the City or the sanitary and improvement district.
[3]
The purchase price of any parkland and/or open space located
within a floodplain shall not exceed 50% of the raw land purchase
price for the subdivision.
[4]
All wetlands shall be donated to either the City or the sanitary
and improvement district, at no cost to either the City or the sanitary
and improvement district.
[5]
Any utility easements shall be donated to either the City or
the sanitary and improvement district, at no cost to either the City
or the sanitary and improvement district.
[6]
All open drainageways shall be donated to either the City or
the sanitary and improvement district, at no cost to either the City
or the sanitary and improvement district.
[7]
All soft costs for the acquisition of the parkland and/or open
space shall not exceed 20% of the purchase price.
(k)
No more than 50% of the applicable capital facilities charges.
Capital facilities charges are a nonrefundable fee set forth in the
Master Fee Schedule, as amended and adopted from time to time, that
are charged to customers connecting to the City's water system and
function as a contribution toward existing or future facilities necessary
to meet the service needs of City water system customers. Capital
facilities charges shall be paid by the applicable subdivider, sanitary
improvement district, or other entity identified in the invoice, to
City within 60 days of issuance of invoice from the City. In the event
that capital facilities charges are not paid within 60 days, as required
herein, such capital facilities charges shall be collected based on
the amount set forth in the Master Fee Schedule at the time that the
fee is actually paid. Any cost difference in the capital facilities
charge that results when the capital facilities charge is not remitted
within 60 days of issuance of invoice shall be specially assessed
or paid privately. Such cost difference shall not be a general obligation
cost.
(l)
Up to 100% of the cost of any ADA-compliant curb ramps.
(m)
Up to 100% of any fire hydrants.
(n)
No more than 50% of any sediment basin cleanout and erosion
control maintenance activities for public improvements following the
initial private grading of the development.
(o)
No more than 50% of any review fees charged by the City and
incurred by a sanitary and improvement district for public improvements.
(2)
Special assessments may be levied for those public improvements that
specially benefit those properties that either abut or use such public
improvements.
(a)
The City shall typically consider the following to be reasonable
special assessments, subject to the final approval of City Council
for each applicable subdivision:
[1]
Up to 100% of the entire cost of grading the street right-of-way,
including intersections.
[2]
Up to 100% of the entire cost of all sanitary sewer lines and
water mains up to eight inches in diameter and any related appurtenances.
[3]
Up to 100% of the entire cost of all street paving and street
construction up to 25 feet in width, inclusive of curbs and gutters.
[4]
Up to 100% of the entire cost of pavement thickness up to nine
inches of plain concrete for subdivisions with industrial zoning and
up to 100% of the entire cost of pavement thicknesses up to seven
inches of plain concrete for subdivisions with any other zoning.
[5]
Up to 100% of the difference between the cost of any storm sewers
required to be greater than 48 inches in diameter and the cost of
any storm sewers with a diameter of exactly 48 inches, but only so
long as such storm sewers are located in a public right-of-way or
in an easement on private property.
[6]
Up to 100% of all contract charges for underground electrical
power and gas service.
[7]
Up to 100% of the cost of any land acquisition for a post-construction
stormwater management facility that does not serve an area larger
than the subdivision.
[8]
Up to 100% of the cost of sediment basin cleanout and erosion control maintenance activities for public improvements following the initial private grading of the development. A portion of such sediment basin cleanout and erosion control maintenance activities may be generally obligated as provided in § 170-29D(1)(l).
(b)
Not less than 50% of the capital facilities charge shall be
specially assessed.
(c)
Not less than 50% of review fees charged by the City and incurred
by a sanitary and improvement district for public improvements shall
be specially assessed.
(d)
None of the above special assessments shall be assessed against
any outlot. Similarly, none of the above special assessments shall
be assessed against any other lot, part thereof, lands, or other real
property upon which structures compatible with the zoning regulations
of said real property cannot be built, except to the extent of the
special benefit to said lot, part thereof, lands, and real property
by reason of such improvement.
E.
Subdivision agreement required before final plat approval. No final
plat shall be approved by the City Council until the necessary subdivision
agreement shall have been entered into between the City and the subdivider.
This agreement shall provide for the needs of the subdivision, including
but not limited to pavement, water mains, sanitary sewers, storm sewers,
sidewalks, grading, waste treatment, open space requirements, capital
facilities charges, and provision that each sanitary and improvement
district shall make its annual tax levy in an amount sufficient to
timely pay the indebtedness and interest thereon for public improvements.
In no event shall the annual tax levy of a sanitary and improvement
district be less than the then-current levy assessed by the City on
the taxable real property within the corporate limits of the City.
All subdivision agreements shall be filed and recorded with the Sarpy
County Register of Deeds.
F.
Completion of improvements. The subdivider shall complete in a timely
manner satisfactory to the City Council and City Engineer all improvements
required in this chapter and/or subdivision agreements after the final
plat has been approved by the City Council. Specific improvement completion
time periods may be defined further in the subdivision agreement.
The City Council may extend this period upon the showing by the subdivider
of circumstances beyond his or her control or upon evidence of circumstances
that create a hardship to the subdivider.
G.
Inspection and certification. The City Engineer or other knowledgeable
official, as specified by the City Council, shall perform a final
inspection for defects in the construction of required improvements
once notified by the subdivider or sanitary and improvement district,
as applicable of their completion. All improvements that do not achieve
the approved design or specifications shall be noted, and a punch
list of required changes shall be prepared by the City Engineer and
issued to the subdivider or sanitary and improvement district, as
applicable. A follow-up inspection shall be scheduled to verify completion
of required changes.
H.
Improvements required for residential occupancy permits. No residential
occupancy permits shall be issued in any area which is not served
by streets, water, sanitary facilities, and power inspected and approved
by the City Engineer.
Unless otherwise required or allowed by the applicable Nebraska
Revised Statutes and City Code, it is the intention of the City to
provide no services other than building, planning, and zoning administration
to that part of the planning jurisdiction located outside the corporate
limits of the City (i.e., City's extraterritorial jurisdiction). It
shall be the obligation of the subdivider to present to the Planning
Commission and City Council a precise approach for the provision of
any services other than building, planning, and zoning administration.
Said approach may include the formation of homeowners' organizations
or other methods to operate and provide for long-term maintenance
and service. Said approach shall be made binding on the subdivider
in a form, agreement, or contract in a manner which is acceptable
to the City Attorney.
A.
School sites reserved. Where a tract of land being subdivided includes
land proposed to be used for a future school site, the subdivider
shall indicate the general location of such areas on the preliminary
plat. Such school site shall be reserved for three years from the
date of City Council's approval of the final plat that creates such
school site, giving the appropriate school district the first right
to purchase the land. In the event the school site is not purchased
by the applicable school district in the time specified, or in the
event the school district indicates in writing that it no longer has
an interest in purchasing such school site prior to the expiration
of such three-year period, the subdivider may request platting for
the purpose of resale. Any such school site shall be subdivided in
a manner comparable with land contiguous to it in case it is not purchased
for school within said three-year period.
B.
Large tracts or parcels. When land is subdivided into larger parcels
than ordinary building lots, such parcels shall be arranged so as
to allow for the creation of future streets and logical resubdivision.
