The quality of design of the urban area is dependent on the design quality of the individual subdivisions that compose it. Good community design requires the coordination of the efforts of each subdivider and developer of land within the urban area. Therefore, the design of each subdivision shall be prepared in accordance with the design principles, concepts and standards in the comprehensive plan document which includes the land use element, transportation elements, community facilities element and utilities element as approved by the city and on file in the office of the city clerk, and in accordance with the following provisions:
(1) 
Neighborhood unit concept.
It is intended that the urban area shall be designed as a group of integrated residential neighborhoods with appropriate activity centers and corridors and industrial areas. The following design principles are central to the neighborhood unit concept:
(A) 
Arterial streets are routed around the perimeter of the neighborhood.
(B) 
Collector streets should disperse local traffic to arterial streets without bisecting the neighborhood. Collector streets should be designed so as to discourage their use as crosstown, arterial streets.
(C) 
Children can walk to school and play areas through pedestrian ways or open space corridors separated from streets and the hazards of moving automobiles.
(D) 
Residential streets should provide good access to residential units, but should be planned so that they will not be used as through-traffic routes. Cul-de-sacs, curved street layouts, and light-duty surfacing should be used to promote low traffic volumes and preservation of residential character.
(E) 
The elementary school and neighborhood park and playground should be located in the center of the residential area while major streets are routed along the perimeter. Each family should be within one-half mile of the neighborhood center.
(F) 
Public buildings and multifamily dwellings are located so as to form a buffer between the more intense activity of the shopping center and the quiet atmosphere of the single-family residential areas.
(G) 
The neighborhood shopping center is located on arterial streets. This gives good access both from within and outside of the neighborhood. Residents of other areas can reach the shopping center without traveling through the neighborhood.
(2) 
Physical conditions.
The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography, and natural physical features. Tree masses and large individual trees should be preserved. The system of streets and sidewalks, and the layout and arrangement of blocks and lots should be designed to take advantage of the natural and scenic qualities of the area. Land which the planning commission finds to be unsuitable for subdivision or development due to flooding, improper drainage, adverse earth formations, utility or pipeline easements or other features which will reasonably be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision or its surroundings, shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the planning commission that will solve the problems created by the unsuitable land conditions.
(3) 
The following general design requirements ensure that the proposed subdivision is coordinated with its immediate neighbors with respect to land use, street connections, utilities, drainage facilities and the possible dedication of parks and open spaces:
(A) 
When a tract is subdivided into larger than normal building lots, such lots shall be so arranged as to permit the logical location and opening of future streets and possible resubdivision of lots with provisions for adequate utility easements and connections.
(B) 
When the plat to be submitted includes only part of the contiguous property owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider.
(C) 
The subdivision plat shall provide for the logical extension of abutting and proposed utilities and drainage easements and improvements in order to provide for system continuity and to promote future development of adjacent areas.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-12)
The arrangement, classification, character, extent, width, grade and location of all public and private streets shall conform to the major street and highway plan, the official street construction standards and the official street construction specifications of the city and shall be designed in accordance with the following provisions:
(1) 
The subdivider shall be required to dedicate appropriate right-of-way for major arterial streets required within or abutting said subdivision in accordance with the street and highway plan. The right-of-way required for major arterial streets shall be from eighty (80) feet to one hundred twenty (120) feet in width as may be required. The pavement width of arterial streets shall be forty-four (44) feet to one hundred (100) feet from face to face of curb including channelization and storage lanes as may be appropriate.
(2) 
The subdivider shall be required to dedicate appropriate right-of-way for minor arterial streets required within or abutting said subdivision in accordance with the street and highway plan. The right-of-way required for arterial streets shall be from sixty (60) feet to ninety (90) feet in width as may be required. The pavement width of arterial streets shall be thirty-six (36) feet to sixty (60) feet from face to face of curb including channelization and storage lanes as may be appropriate.
(3) 
Industrial streets, as required, shall be constructed by the subdivider. The right-ofway required for industrial streets shall be a minimum of seventy (70) feet in width. The pavement width of industrial streets shall be a minimum of forty (40) feet from face to face of curb. The city will pay the difference in pipe size costs when a larger storm sewer pipe than adequate for a particular subdivision is required by the city.
(4) 
Collector streets and minor collector streets shall be constructed in new subdivisions by the subdivider. A street serving more than sixty-four (64), but less than four hundred fifty (450) dwelling units, shall be a minor collector street with a right-ofway of no less than sixty (60) feet and a thirty-six-foot face of curb to face of curb pavement. A street serving more than four hundred fifty (450) dwelling units shall provide access to an arterial as a collector street with a minimum right-of-way of sixty-five (65) feet and a pavement of forty-five (45) feet face of curb to face of curb. Collector streets should not be developed with direct driveway access or parking. The city will pay the increase in cost when a larger storm sewer pipe than adequate for a particular subdivision is required by the city. The increase in cost for a larger pipe will be calculated by determining the increase in pipe cost and multiplying by two (2).
(5) 
Residential streets shall be constructed in new subdivisions by the subdivider. The right-of-way required for residential streets shall be fifty (50) feet in width. Pavement width shall be twenty-six (26) feet from face to face of curb. A single outlet residential street shall serve no more than thirty-two dwelling units. A double outlet residential street, such as a loop configuration, shall serve no more than sixty-four (64) dwelling units. The city will pay the increase in cost when a larger storm sewer pipe than adequate for a particular subdivision is required by the city. Increase in cost for a larger pipe will be calculated by determining the increase in pipe cost and multiplying by two (2). Roll-type curbs are allowed.
(6) 
Minor residential streets shall be constructed in new subdivisions by the subdivider. The right-of-way required for minor residential streets shall be forty (40) feet in width. Pavement width shall be twenty (20) feet from face to face of curb. Minor residential streets are either cul-de-sac streets servicing less than fifteen (15) dwelling units or one-way loop streets with no on-street parking that service less than twenty (20) dwelling units. The city will pay the increase in cost when a larger storm sewer pipe than adequate for a particular subdivision is required by the city. Increase in cost for a larger pipe will be calculated by determining the increase in pipe cost and multiplying by two (2). Roll-type curbs are allowed.
(7) 
Offsets in street alignment shall be avoided. When a subdivision street is intersected by two (2) other subdivision streets, the intersecting streets should form a four-leg intersection or two (2) three-leg intersections offset at their centers by at least one hundred fifty (150) feet. In the case of two (2) collector or arterial street intersections, a larger street offset may be required to allow for left turn storage between intersections. Intersections of five (5) or more approaches shall be avoided. The preferred angle of intersection of intersection streets is ninety (90) degrees. Acute angles between streets in subdivisions at their intersection shall be avoided; provided, that when intersecting angles sharper than eighty (80) degrees are deemed necessary by the city, the property line in the small angle of the intersection shall be rounded, or otherwise located, so as to permit the construction of curbs having a radius of not less than twenty-five (25) feet without decreasing the normal width of the sidewalk area.
(8) 
(A) 
A cul-de-sac shall be no more than eight hundred (800) feet long, unless topography, density, adequate circulation, or other unusual conditions necessitate a greater length, and shall terminate at a circle with a minimum right-of-way radius of fifty (50) feet and a pavement radius of thirty-three (33) feet back to back of curb.
(B) 
When the planning commission determines that there is a reasonable expectation that a dead-end street will be extended within two (2) years, construction of a temporary cul-de-sac may be approved. The planning commission may waive temporary cul-de-sac requirements for dead-end streets when the street is less than two hundred (200) feet in length. The portion of the temporary cul-de-sac which will serve as an extension of the street shall be constructed in accordance with the city standards and that additional portion of the temporary cul-de-sac shall be in accordance with the city standards for a permanent cul-de-sac or a cement stabilized base with an asphaltic concrete surface. The pavement radius shall be twenty-five (25) feet within a fifty-foot right-of-way (in fee or easement). No parking shall be allowed on a street terminating with a temporary cul-de-sac. No curb shall be required on a temporary cul-de-sac.
(C) 
If the street extension is not under construction within two (2) years of the date of city acceptance of the dead-end street on which a temporary cul-de-sac was permitted, then the developer shall construct a permanent cul-de-sac in accordance with city standards within six (6) months of the end of the two-year period.
(D) 
When the street is extended, the developer shall remove the temporary portion of the cul-de-sac and install curbs and other improvements necessary to conform with city standards. Driveways shall be extended from the existing driveways to connect to the street after the extension.
(9) 
Where a residential subdivision borders on or contains an existing or proposed arterial street, the planning commission shall require that access to such streets be limited by:
(A) 
The subdivision of lots so as to back into the primary arterial and front onto a parallel local street with a non-access reservation strip along the rear property line to prevent access from the arterial;
(B) 
Providing a series of cul-de-sacs, U-shaped local streets, or short loops entered from and designed generally at right angles to a parallel street, with the rear lot lines of their terminal lots backing into the arterial street.
(10) 
Residential and minor residential streets should be designed so that at least eighty (80) percent of the buildings in the subdivision can be oriented on streets parallel to nine (9) degrees south of west, with a possible variation to six (6) degrees north of west, or to twenty-five (25) degrees south of west. Exceptions to this required orientation may be granted when it is shown that strict compliance is infeasible due to the size, configuration, or orientation of the property, the nature of surrounding development, circulation patterns, improved design or existing physical features of the site.
(11) 
Rural streets may be provided in neighborhoods zoned Agricultural-Residential (A-R) or outside the city limits, but within our extraterritorial jurisdiction with lots conforming to the A-R District. A single outlet rural street shall serve no more than twenty-four (24) dwelling units and may be eight hundred (800) feet long as a cul-desac. A rural street shall have a sixty-foot right-of-way with a twenty (20) foot concrete pavement. Curbs are not required and open roadside ditches may be used for drainage. No parking shall be allowed along a rural street right-of-way. Streetlights shall be at each street intersection, but may be spaced at an average of six hundred (600) feet between intersections.
(12) 
For subdivisions located within the planning area, as defined herein, street design, construction and acceptance shall be in accordance with the standards set forth in the Jefferson County Subdivision and Development Regulations and approved by the county engineer. Curbs are not required and open roadside ditches may be used for drainage.
(Ordinance 83-95, sec. 2, adopted 9/13/83; Ordinance 84-167, sec. 1, adopted 12/18/84; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-13; Ordinance 16-006, sec. 2, adopted 2/2/16)
The minimum width of any alley shall be twenty (20) feet, except that where both sides abut residential property a fifteen-foot alley may be used, with an easement and building line on both sides of at least two and one-half (2-1/2) [feet] and a five-foot cutoff at all acute corners.
(Ordinance 83-95, sec. 2, adopted 9/13/83; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-14)
A certificate of occupancy and/or compliance for a lot shall not be issued until the sidewalk requirements for that lot are met. When platting, sidewalks shall be installed prior to the final building inspection. If the lot is not developed within five (5) years of the recordation of the final plat, the current property owner shall construct the sidewalk. A building permit includes the construction of any sidewalk that may be required for that lot. Sidewalks shall be constructed under the following conditions:
(1) 
Residential.
(A) 
To complete an existing sidewalk system.
(B) 
Within new subdivisions.
(C) 
On all arterial and collector streets.
(D) 
On all “safe school routes.” “Safe school routes” shall be those which have been developed and designated by the planning and zoning commission with necessary assistance from the transportation division and appropriate affected school authorities.
(E) 
Sidewalks shall have a minimum width of four (4) feet if built a minimum distance of two (2) feet from the back of the curb. Sidewalks constructed at the back of the curb shall have a minimum width of five (5) feet.
(2) 
Commercial and industrial.
(A) 
To complete an existing sidewalk system.
(B) 
Within new subdivisions.
(C) 
On all arterial and collector streets.
(D) 
On all “safe school routes.” “Safe school routes” shall be those which have been developed and designated by the planning and zoning commission with necessary assistance from the transportation division and appropriate affected school authorities.
(E) 
Sidewalks shall have a minimum width of five (5) feet.
(3) 
The planning and zoning commission may grant a waiver to the sidewalk requirement if the applicant can prove that there is an engineering reason for not installing a sidewalk.
(4) 
For subdivisions located within the planning area, as defined herein, sidewalks shall not be required.
(Ordinance 83-95, sec. 2, adopted 9/13/83; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-15; Ordinance 10-050, sec. 1, adopted 6/29/10; Ordinance 12-074, secs. 1—3, adopted 9/25/12; Ordinance 16-006, sec. 3, adopted 2/2/16)
(a) 
Minimum utility easements of between ten (10) and twenty (20) feet shall be provided along rear and side lot lines when necessary for use by public and private utilities. Provided, however, that the planning commission may require easements of greater widths for the extension of main storm sewers, water lines or sanitary sewers and other utilities when it is deemed necessary.
(b) 
Minimum drainage easements shall be required when a subdivision is traversed by a watercourse, drainage channel, stream or underground conduits. Minimum easements shall be adequate to provide for the drainage requirements as determined by the city engineer or any local drainage districts.
(c) 
Utility easements should be laid out with the following widths and locational order for each facility.
(1) 
A twenty-foot perimeter easement beginning at the property line; the phone line should be offset three and one-half (3-1/2) feet, the electrical lines offset seven (7) feet and the poles nine (9) feet, the sanitary sewer offset thirteen (13) feet, the cable television offset sixteen (16) feet and gas line offset at eighteen (18) feet.
(2) 
For a twenty-foot back-to-back easement beginning at the north or east line of the easement, the phone line should be offset two (2) feet, the electrical lines offset five (5) feet and the poles seven (7) feet, the sanitary sewer line offset twelve (12) feet, the gas line offset sixteen (16) feet, and the cable television line offset eighteen (18) feet.
(3) 
For a street right-of-way utility layout the storm sewer should be one and one-half feet behind the curb, the gas line five (5) feet, the sanitary sewer seven (7) feet with the water line on the other side of the right-of-way, electrical lines ten (10) feet, cable television twelve (12) feet and telephone at fourteen (14) feet. A five-foot utility easement adjacent to both sides of the right-of-way is required.
(4) 
All utilities placed underground shall be at a depth of not less than twenty-four (24) inches measured from top of curb or pavement.
(5) 
Storm sewers shall be located within a dedicated right-of-way or a dedicated storm sewer easement, but not within a utility easement.
(Ordinance 83-95, sec. 2, adopted 9/13/84; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-16)
The lengths, widths, and shapes of blocks shall be determined with due regard for the following:
(1) 
Blocks used for residential purposes should be of sufficient width to allow for two (2) tiers of lots of appropriate depth. Exceptions to this standard shall be permitted in blocks adjacent to major streets, railroads, or waterways.
(2) 
Maximum block lengths for residential use should not exceed one thousand two hundred (1,200) feet. Wherever practical, blocks along arterials should not be less than one thousand (1,000) feet in length.
(Ordinance 83-95, sec. 2, adopted 9/13/83; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-17)
(a) 
Minimum width, depth and area.
Lots shall have a minimum width, depth and area of not less than that required by the zoning ordinance for the zoning district in which the lots are located. All lots shall abut a public or private street and shall abut the street no less than the required lot width for that lot with the exception of cul-de-sacs which shall have no less than twenty-five (25) feet of frontage. Minimum lot widths within the extraterritorial jurisdiction (ETJ) shall be based on proposed use corresponding to the zoning requirements if developed within the city limits. Provided, however, that corner lots in RS, Residential Single-Family Dwelling Districts, shall have a minimum lot width of sixty (60) feet. Side lot lines should state fully the grounds for the application and all of the facts relied upon the applicant [sic].
(b) 
Exception for lot splits; exemptions from preliminary plat requirements; appeals.
(1) 
Exceptions for lot splits.
The requirements of this section shall not apply to the resubdivision of industrial lots or commercial lots when four (4) or fewer lots are involved and the resulting lots meet all the minimum lot area, width, and depth requirements of the zoning ordinance.
(2) 
Exemptions from preliminary plat requirements.
A preliminary plat shall not be required for the subdivision or resubdivision of a tract of land provided the following conditions exist or have been met:
(A) 
Each block and subdivided lot fronts upon a dedicated street or a private street or drive previously approved by the planning commission;
(B) 
Provisions have been made for all utilities, easements, and improvements required to serve each block and lot in accordance with the requirements of this chapter;
(C) 
The resulting lots meet the minimum lot area, width, depth and yard regulations for the zoning district in which the property is located; and
(D) 
Existing buildings and structures located on the lots are in compliance with the firewall regulations of the building code.
Applicants using this exemption from preliminary plat requirements must submit and obtain approval from the planning commission for the final plat. Final plats accompanied by written evidence from the various utility agencies and departments that all drainage and utilities easements and improvements are satisfactory shall be submitted not less than three (3) working days prior to the planning commission meeting at which consideration is requested.
(3) 
Appeals.
Any applicant aggrieved by any order, requirement, decision or determination made by the secretary of the planning commission involving the administration, interpretation and enforcement of this section, may appeal the decision to the planning commission. Such appeal shall be made by filing an application setting forth that such decision was improper in whole or in part, and specifying the grounds for the alleged impropriety.
(Ordinance 83-95, sec. 2, adopted 9/13/83; Ordinance 91-83, sec. 2, adopted 10/8/91; 1978 Code, sec. 24-18)
(a) 
Streetlights are required in all subdivisions developed after the effective date of this chapter, consistent with the following criteria:
(1) 
The minimum capacity of residential luminaires shall be one hundred (100) watt high pressure sodium (8,500 lumens) or an approved equal.
(2) 
Streetlights shall be installed at all intersections and at additional locations not less than two hundred (200) feet apart. Locations shall be designated so as to provide an average separation of approximately two hundred fifty (250) feet. Variations shall occur only where lot widths and/or other conditions necessitate.
(3) 
The subdivider, in cooperation with Gulf States Utilities Company, shall designate proposed streetlight locations on the preliminary plat.
(4) 
The director of transportation shall approve streetlight locations and may require relocation of designated streetlights and/or addition or deletion of streetlights.
(b) 
All costs associated with the construction and installation of streetlights in subdivisions developed after the effective date of this chapter shall be paid by the subdivider. Payment of said costs shall be a prerequisite to approval of the final plat of the subdivision.
(c) 
Upon installation and acceptance of any public streetlight at a location established in accordance with the above guidelines, the city shall assume the monthly power and maintenance cost charges set in the current rate schedule.
(d) 
For subdivisions located within the planning area, as defined herein, streetlights shall not be required.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-19; Ordinance 16-006, sec. 4, adopted 2/2/16)
House numbers will be allocated to lots. The house numbers will be coordinated with the master plan of house numbering within the city limits; i.e., one house number to be allocated for each twenty-foot strip of lot width, the even numbers on one side of the street beginning with ten (10) and the odd numbers on the other side of the street beginning with five (5).
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-20)
(a) 
Concrete monuments, eight (8) inches in diameter by thirty (30) inches long, shall be placed at all corners of boundary lines and at curve points and angle points of a subdivision, and in any case, not more than one thousand (1,000) feet apart. The exact intersection point on the monument shall be marked by a copper pin one-fourth of an inch in diameter embedded at least three (3) inches in the monument. The top of the monument shall be placed flush with the natural ground or in the event grading is required it shall be placed flush with the finished grade.
(b) 
The description and location of permanent survey reference monuments shall be shown. These shall be other than, and in addition to, markers set for block or lot corners. They shall be of concrete, of the same type as street monuments, and wherever practical, they shall be set so that the top of the monuments will be not less than twelve (12) inches below the ground surface after contemplated improvements are completed.
(c) 
Lot markers shall be metal, concrete or other reasonably permanent material and shall be placed flush with the ground, or countersunk, if necessary, in order to avoid being disturbed.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-21)
Utility easements and water and sewer facilities shall be provided by the subdivider in accordance with the standards and specifications for minimum water and sanitary sewer requirements on file in the office of the water utilities director for the city.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-22)
The subdivider shall provide for all stormwater easements and improvements in accordance with the plans approved by the city engineer. Such plans shall be identical to the plans which were submitted for purposes of approval of the preliminary and final plat.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-23)
As a requirement of subdivision approval, the subdivider shall plant or retain one (1) shade tree in the required front yard of each lot. Acceptable shade trees shall include oaks, pines, Chinese tallows, elms, ginkgos (male preferred), sycamore, or other similar native shade tree species. Such trees shall be a minimum of six (6) feet in height immediately upon planting and have a two (2) inch caliper measured eighteen (18) inches from the ground.
(Ordinance 83-95, sec. 2, adopted 9/13/83; 1978 Code, sec. 24-24)