[Ord. No. 75 12-19-2006; amended 5-17-2011 §40]
A. 
The design of each new subdivision shall be prepared in accordance with the principles established by the comprehensive plan for the Town of Slaughterville, Oklahoma to insure efficient and coordinated development of the entire community.
B. 
The sizes of lots, blocks and other areas for residential, commercial, industrial, and public uses, shall be designed to provide adequate light, air, open space, landscaping and off-street parking and loading facilities.
C. 
The arrangement of lots, blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses or large individual trees should be preserved. The system of pedestrian ways, roadways and the lot layout should be designed to take advantage of the visual qualities of the area.
D. 
All improvements shall be designed and installed so as to provide for a logical system of utilities, drainage and streets, and to create continuity of improvements for the development of adjacent properties.
E. 
All plans and plats must be approved before any construction and installation of any improvements required by these regulations. Construction of improvements shall not commence until all of the required town, county, state, and federal permits are obtained.
F. 
All utility facilities, including but not limited to, gas, electricity, telephone and catv cables shall be located underground within the subdivision. Wherever existing facilities are located above-ground, except where such facilities are located on public roads or rights-of-way, they shall be removed and placed underground. Underground service connections to the street property line of each platted lot shall be installed at the developer’s expense. At the discretion of the planning and zoning commission, the requirement for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use. After installation of such lines, “as installed", diagrams shall be furnished by the installer to the town clerk, drawn to scale and indicate the location of all lines.
G. 
In addition to the requirements established herein, all subdivision plats shall comply with the following laws, rules and regulations:
1. 
All applicable provisions of state statutes;
2. 
The official comprehensive plan, the adopted zoning ordinance set forth in § 13-101 et seq., building and housing codes and all other applicable laws of the Town of Slaughterville, Oklahoma;
3. 
The special requirements of any rules and regulations of the state health department and/or the Department of Environmental Quality, and any other appropriate state or federal agencies;
4. 
The rules and regulations of the Oklahoma Department of Transportation, if the subdivision or any lot contained therein abuts a state highway or connecting street; and
5. 
All other applicable standards and regulations adopted by the town board and all boards, commissions, agencies and officials of the Town of Slaughterville, Oklahoma.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §41]
A. 
The developer of any subdivision shall install, within that subdivision, permanent reference monuments and markers, placed flush with the ground, in accordance with the provisions of this section.
B. 
All monuments and markers shall be properly set in the ground by a registered land surveyor registered in the State of Oklahoma in accordance with Oklahoma Administrative Code (OAC: 245:15-13 "Oklahoma Minimum Standards for the Practice of Land Surveying"), prior to the recommendation by the planning and zoning commission to the town board of trustees for approval the final plat.
C. 
Existing monuments or markers shall not be disturbed, unless absolutely necessary, in which case the monuments or markers shall be replaced at the exact spot from which they were removed.
D. 
The location of all monuments and markers shall be included on the final plat, including existing monuments and markers.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §42]
A. 
No subdivision shall be approved unless the area to be subdivided shall have frontage on, and access from, an existing street. Such street must be:
1. 
An existing state or county roadway; or
2. 
A street shown upon a plat approved by the town and recorded in the county clerk's office. Such street or highway must be improved as required by highway regulations or by these subdivision regulations.
B. 
Wherever the area to be subdivided is to utilize existing road frontage, such road shall be suitably improved as provided herein.
C. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the town's comprehensive plan.
D. 
The developer of any subdivision, whether residential, commercial, industrial, or special use, shall design, grade and improve all trafficways, including bridges and other water crossings, designated on the final plat as well as any that directly serve the subdivision, in accordance with the standards and specifications of these and other applicable regulations.
E. 
Subdivision development of up to 40 acres should be served by one collector street. Where such collector streets will serve more than 40 acres, the planning and zoning commission may require higher quality street improvement standards be met by said collector street.
F. 
In areas where alleys are required, they shall be constructed in accordance with those standards and requirements which may be established by the planning and zoning commission and the town board.
G. 
Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of the proposed future street system for the un-subdivided portion shall also be prepared and submitted by the subdivider.
H. 
No street name shall be used which will duplicate or be confused with the names of existing streets. Street names and number designations are subject to the approval of the planning and zoning commission and the town board of trustees. All north/south streets shall be named in accordance with their numerical sequence. The developer shall obtain the approval from the appropriate 911 address coordinator on the street names prior to filing the application for the preliminary plat.
I. 
Construction plans for all street improvements shall be included in the improvement plan and approved by the town prior to submission of the final plat.
[Ord. No. 75 12-19-2006; amended 5-17-2011; amended 11-16-2021 §43]
A. 
Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to provide topographic compatibility and facilitate good drainage. All streets shall be arranged to obtain as many building sites as possible at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided.
B. 
All thoroughfares shall be properly related to special traffic generators such as industries, business districts, schools, churches and shopping centers, etc., to population densities, and to the pattern of existing and proposed land uses.
C. 
Every lot shall have access to a local or collector street within the subdivision. Neither driveways nor alleys shall open onto a primary thoroughfare (such as a section line road) except as approved by the town.
D. 
In commercial and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings, the provision of alleys, truck loading and maneuvering areas, walks and parking areas, so as to minimize conflict of movement between the various types of traffic (including pedestrian).
E. 
Proposed streets shall be extended to the boundary lines of the tract to be subdivided (unless prevented by topography or other physical conditions), unless, in the opinion of the planning and zoning commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts.
F. 
Major streets in the subdivision shall be planned to conform with the comprehensive plan adopted by the Town of Slaughterville, Oklahoma, and provision shall be made for the extension of primary and secondary thoroughfares. Except for courts, places or cul-de-sacs, streets normally shall provide for a reasonable linkage with streets already dedicated in adjoining or adjacent subdivisions, provide for future connections to adjoining unsubdivided tracts, and be a reasonable projection of streets in the nearest subdivided tracts.
G. 
Whenever a subdivision abuts or contains an existing or proposed major street, the planning and zoning commission may require service streets, reverse frontage with screened plantings contained in a non-access reservation along the rear property line, deep lots or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through traffic and local traffic.
H. 
Minor streets shall be laid out so that their use by through traffic will be discouraged.
I. 
Reserve strips controlling access to minor streets by parties or persons other than public agencies shall be prohibited, unless otherwise approved by the town.
J. 
Half-streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with these regulations, and provided that an easement is obtained to ensure the development of the other half of the street. Whenever a half-street is adjacent to a tract to be subdivided, the other half of the street shall be included within the plat for the tract which is being subdivided.
K. 
Whenever a major or minor street is located wholly within the proposed subdivision, the total width of the right-of-way shall be dedicated, as provided in these regulations. Whenever the major or minor street is located adjacent to the outer edge of the subdivision, 1/2 of the right-of-way shall be dedicated, provided that an easement is obtained that provides for the other half of the right-of-way to be dedicated from adjacent property. In said event, the developer shall enter into a contract with the adjacent property owner, for the benefit of the town, to dedicate the right-of way and fully comply with the provisions contained in these regulations.
L. 
The finished elevation of proposed streets within any designated flood hazard area shall be in accordance with the floodplain ordinance.
M. 
Necessary bridges, culverts and low water crossings shall be constructed at the full expense of the developer without reimbursement from town government.
N. 
Bridges, culverts or low water crossings shall be provided where watercourses cross continuous streets or alleys, and shall generally be sized and constructed to accommodate the 100-year frequency rain, based on the drainage area involved and in accordance with the floodplain ordinance.
O. 
Design of bridges, low water crossings and culverts shall conform to town, county, state, or federal construction specifications as the planning and zoning commission shall determine.
P. 
The criteria established in the following table (Street Design Standards) shall be followed in the layout and design of all major and minor streets within all subdivisions as shown on the following chart:
Street Design Standards
Design Element
Major Streets
Minor Streets****
Primary Thoroughfare
Secondary Thoroughfare
Collector
Local
Design Speed
45 mph
35 mph
30 mph
25 mph
Grade:
 
 
 
 
Maximum*
5%
7%
8%
8%
Minimum
.5%
.5%
.5%
.5%
Stopping---Sight Distance
350’
200’
200’
200’
Number of Traffic Lanes
2 (min)
2 (min)
2 (min)
2 (min)
Minimum ***
Compacted Sub-Base
The town may require a core sample to determine.***
 
 
 
Minimum Paving:
Thickness:
 
 
 
 
Asphalt
6” type A and 2” type B
 
(same)
(same)
Oil and Chip
2 layers: First layer:
5/8”-3/4” chip
2nd layer:
½” chip
Concrete
5” minimum
ODOT
Class A
3000 PSI
Minimum Right-of-Way Width
110’
100’
60’
50’
Minimum Roadway Width
48’
36’
32’
24’
Traffic Lane Effective Width
12’
12’
12’*****
12’*****
Shoulder or Parking Lane Width
10’
10’
10’
10’
Minimum Width for Ditches
12’
12’
12’
12’
Foreslope**
4:1
4:1
4:1
4:1
Backslope**
4:1
4:1
4:1
4:1
Minimum Width for Utility Easements (Ref. §13-453)
15’
15’
15’
15’
Notes:
* Unless the developer/engineer proves to the planning and zoning commission that a grade less than 8% is impossible or impractical.
**Unless the developer proves to the planning and zoning commission that a 4:1 slope is impossible or impractical.
***All streets shall be developed on top of a stabilized compacted subgrade consisting of at least 8" sub-base, as designed by a registered engineer in the State of Oklahoma.
****Minor commercial streets shall have minimum paving thickness of six inches.
*****May be adjusted to 11' at the discretion of the town if needed due to limited right of way or easement.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §44]
A. 
Design of the development shall provide for the continuation of streets between adjacent properties, when such continuation is necessary for convenient movement of traffic, effective fire protection, efficient provision of utilities, and where such continuation is in accordance with the comprehensive plan.
B. 
Street jogs with centerline offsets of less than 150 feet shall be avoided.
C. 
A tangent of not less than 100 feet in length shall be introduced between reverse curves on major streets and collector streets.
D. 
Streets shall be aligned to discourage speeding, whether with curvatures in the topography or designed monuments to dissuade straight thoroughfares.
E. 
All trafficways shall have a crown to facilitate drainage.
[Ord. No. 75 12-19-2006; amended 5-17-2011; amended 11-16-2021 §45]
A. 
For greater convenience to traffic and more effective police and fire protection, both temporary and permanent dead-end streets shall be limited in length. The maximum length of the road leading to a cul-de-sac/dead-end street shall be 1,200 feet, including a turnaround which shall be provided at the closed end, with an inside curb radius of at least 40 feet and a right-of-way radius of not less than 50 feet. Town staff, upon recommendation by the planning and zoning commission and approval by the Board of Trustees may adjust the length of temporary and/or dead-end streets in accordance with the design standards of these regulations.
B. 
A cul-de-sac turnaround shall be provided at the end of all permanent and temporary dead-end streets.
C. 
In the case of temporarily dead-ended streets which are incomplete but designed to provide future connection with adjoining unsubdivided areas, proper provisions shall be made for adequate storm drainage so that storm water does not collect at the ends of these temporary streets. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way and the improvements shall be extended to the property line. A temporary turnabout shall be provided on any temporary dead-ended street, with the notation on the subdivision plat that the land outside the normal street right-of-way, which is temporarily being used as a cul-de-sac, shall revert to abutting property owners whenever the street is continued, and the cul-de-sac is no longer in use.
D. 
The planning and zoning commission may limit the length of time for a temporary dead-end street in accordance with the design standards of these regulations.
E. 
Where a road does not extend to the boundary of the subdivision and its continuation is not required by the planning and zoning commission for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the planning and zoning commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic or utilities.
F. 
For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall be limited in length, in accordance with the design standards of these regulations.
G. 
Cul-de-sacs must have appropriate easements through the property to ensure future development of utilities and/or the continuation of the street.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §46]
A. 
Streets shall be laid out to intersect at right angles and may be curved, if necessary, in order to make this possible. In no event shall a street intersect any other street at any angle of less than 75°.
B. 
Street corners on local residential streets shall have a minimum radius of 25 feet at the curb line or its equivalent.
C. 
Street corners on commercial and industrial streets shall have a minimum radius of 40 feet at the curb line or its equivalent.
D. 
Street intersections involving major streets shall have a minimum street comer radius of 40 feet at the curb line or its equivalent.
E. 
A twenty-five-foot area of clear vision at street intersections in subdivisions shall be provided. This area shall be kept clear of all structures and vegetation exceeding a height of two feet, six inches from the surface of the road. Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way, to the extent deemed necessary to provide adequate and unobstructed vision and provide four way stop signs when the town deems necessary.
F. 
Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a 2% rate at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
G. 
Appropriate traffic control devices must be determined at every intersection. The developer shall have responsibility for the installation of the devices in accordance with all state and federal regulations; and the homeowner's association shall be responsible for maintenance and replacement of them.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §47]
A. 
Alleys shall be provided in all commercial and industrial subdivisions, except that the planning and zoning commission may waive this requirement, where other definite and assured provisions are made for service access, such as off-street loading, unloading and parking, consistent with and adequate for the uses proposed.
B. 
Alleys for residential areas are not required, but when provided, shall not be less than 20 feet in width.
C. 
Alleys serving commercial and industrial areas shall not be less than 30 feet in width.
D. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
E. 
Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead end consistent with the intended use.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §48]
A. 
Street name signs shall be placed at all intersections, within or abutting the subdivision, by the developer. All such signs shall be approved as to type and location by the planning and zoning commission and the town board.
B. 
The developer shall install all traffic-related regulatory signs. All regulatory signs shall meet the current Manual of Uniform Traffic Control Devices.
C. 
The homeowner's association shall be responsible for maintenance and replacement of necessary traffic-related regulatory signs and all street name signs.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §49]
A. 
Pedestrian ways and crosswalks shall be designed and constructed to provide circulation around and access to community focal points such as schools, playgrounds, parks, shopping centers and public transportation facilities.
B. 
The developer of any subdivision, whether residential or non-residential in character, shall request a determination of the need for pedestrian ways from the planning and zoning commission, at the time of preliminary plat submission. The planning and zoning commission, after reviewing the request, may require that pedestrian ways be constructed and suitably surfaced, to connect with existing or future walkways in the area and provide for adequate pedestrian circulation.
C. 
An improvement plan shall address the layout and design of adequate pedestrian ways within any subdivision or portion thereof, with consideration given to walkway connections in areas adjacent to, or outside of the subdivision. Pedestrian approaches to community focal points.
D. 
Where pedestrian ways are required, they shall be designated and located in accordance with the following provisions:
1. 
Pedestrian ways shall be located within the dedicated, non-pavement, right-of-way of trafficways;
2. 
The minimum paving section shall be five feet in width. The cross slope and grade shall meet current American's with Disability Act Standards (ADA).
3. 
A median strip of grassed or landscaped area, at least two feet wide, shall separate all pedestrian ways from adjacent trafficways; and
4. 
Pedestrian way design and construction shall consider the guidelines for the design and construction of curb ramps for the physically handicapped according to federal and state regulations and laws.
E. 
The town may require bicycle paths where appropriate.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §50]
A. 
Right-of-way widths in excess of the standards designated in these regulations shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of three horizontal to one vertical.
B. 
Easement shall be provided from all properties adjacent to major or minor streets. The easements shall provide for a minimum right-of-way as established in § 13-443. Properties adjacent to primary and secondary thoroughfares shall be sized to allow for a minimum lot size to remain where the easement to be converted for trafficway expansion in the future. Setbacks shown in the zoning ordinance must be followed.
C. 
Cul-de-sacs must have appropriate easements through the property to ensure future development of utilities and/or the continuation of the street.
D. 
Alleys and their associated easements shall be indicated on the preliminary and final plats. Utility easements and alley easements may overlap; however, utility placement within and along the alley trafficway is prohibited except for crossovers.
E. 
Where dedicated alleys are not provided, easement not less than 10 feet wide shall be provided along each rear lot line, and alongside lot lines where necessary for use by public and private utilities. The planning and zoning commission may require aerial easements and easements of greater width for the extension of storm drainage and other utilities, where it is deemed necessary.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §51]
A. 
The developer may be required, in non-residential subdivisions, to install water lines and fire hydrants in accordance with the standards and specifications of these and other applicable regulations, as well as state and federal laws. In no case shall the use of flexible PVC pipe or any rigid plastic with a wall thickness and strength of less than ASA Standard Schedule 40, AWWA C-900-89, or AWWA C-905-88, be allowed.
B. 
In the event of a non-residential subdivision, action shall be taken by the developer to extend or create a water supply district for the purpose of providing a water supply system capable of providing to every lot in the subdivision an adequate supply of potable water for domestic water use and fire protection.
C. 
If required, fire hydrants shall be located no more than 500 feet apart and within 400 feet of any structure. To eliminate street shut-down, all underground utilities for fire hydrants, together with the fire hydrants themselves and all other supply improvements, shall be installed before any final paving of a street shown on the subdivision plat.
D. 
To facilitate the above, the location of all fire hydrants, all water supply improvements and the boundary lines of properties to be served, shall be shown on the preliminary plat. The cost of installing the same shall be shown on the preliminary plat, and that cost shall be included in the improvement bond to be furnished by the developer.
E. 
In subdivisions approved by the town for low-density, residential zoning districts, individual wells may be used or a central water system provided in such a manner that an adequate supply of potable water will be available to every lot in the subdivision. Water samples shall meet all state and federal regulations, and individual wells and central water systems shall be approved by the Department of Environmental Quality and/or other appropriate state or federal agencies.
F. 
Locator wires shall be placed at each meter and valve along all water lines.
G. 
Lines shall be buried a minimum depth of 48 inches.
H. 
Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of the proposed future water system for the un-subdivided portion shall also be prepared and submitted by the subdivider.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §52]
A. 
In residential subdivisions, each residence shall have a private individual sewage disposal system designed in accordance with the standards and specifications of the Department of Environmental Quality. The subdivider may request approval to install sanitary sewers if a sanitary sewer system is determined by DEQ to be a reasonable alternative. The town board of trustees has final approval authority on this request.
B. 
Subdividers of non-residential subdivisions shall show a sewage collection and disposal system plans throughout the planning process in conjunction with lot layouts and intended uses. The intended use and occupancy projections shall determine the system configuration and how extensive such utilities must be to provide for adequate health and hygiene.
C. 
Setback requirements contained in § 13-118 shall be met.
D. 
Where the plat to be submitted for non-residential subdivisions includes only part of the tract owned or intended for development by the subdivider, a tentative plan of the proposed future sewage collection and disposal system for the un-subdivided portion shall also be prepared and submitted by the subdivider.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §53]
A. 
Utility easements shall be coordinated with all appropriate utility companies and shown on the preliminary and final plat.
B. 
All utility easements shall be at least 15 feet wide.
C. 
Utility easements shall be available for fire and safety purposes and shall be kept unobstructed to provide easy access from the roadway.
D. 
Where topographical or other conditions are such as to make impractical the inclusions of utilities within the rear lot lines, perpetual unobstructed easements at least 10 feet in width shall be provided alongside lot lines with satisfactory access to the road and rear lot lines.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §54]
A. 
All subdivisions of land shall comply with the design and improvement requirements established for the protection of flood hazard areas and the prevention of erosion.
B. 
For the purpose of these regulations, drainage shall be classified as follows:
1. 
Surface drainage is runoff of such a limited quantity and/or slow rate that it does not cause erosion of a defined channel;
2. 
A minor tributary is any drainage channel having a drainage basin of 640 acres (one square mile) or less in area;
3. 
A major tributary is any channel having a drainage basin of not less than one square mile or greater than 25 square miles; and
4. 
A river is any channel having a drainage basin of greater than 25 square miles.
C. 
Responsibility for drainage shall be allocated as follows, unless otherwise specified:
1. 
The developer of a subdivision is responsible for the following:
a) 
Developing and constructing a storm drainage system to accommodate all surface drainage in the subdivision;
b) 
All increase in surface drainage outside the subdivision which results from the development of the subdivision;
c) 
The improvement of all minor tributaries lying within the subdivision;
d) 
Any significant increase in the rate or quantity of runoff into any minor or major tributary or river which results from the development of the subdivision; and
e) 
Provision for the maintenance of all floodway and floodway-fringe areas of minor and major tributaries and rivers which have not been dedicated to the public.
2. 
The town and other levels of governments will be responsible for the following:
a) 
The improvement of floodways of major tributaries;
b) 
The improvement of river floodways; and
c) 
The maintenance of floodway and floodway-fringe areas dedicated to the public.
D. 
Flood hazard areas are designated on the official zoning district map of the Town of Slaughterville, Oklahoma. The boundaries of all floodway and floodway-fringe areas shall be designated on the preliminary and final plats, and shall be clearly marked.
E. 
For all areas not otherwise designated in a floodway or floodway-fringe area, the developer shall be responsible for having an engineer (registered in Oklahoma) prepare a drainage assessment of all of the area of the proposed subdivision, and all areas affected by runoff resulting from development of the proposed subdivision, in accordance with the following provisions:
1. 
The 100-year maximum flood shall be used as the basis for the sizing of all drainage channels, bridges and other structures, unless otherwise specified herein;
2. 
The calculation of all runoff shall be based on saturated development of the drainage basin for minor and major tributaries and surface drainage, as reflected in the comprehensive plan; and shall be further based on the maximum degree of development, as reflected in the comprehensive plan, for the drainage basin of the major tributary or river; and
3. 
The calculation of all runoff shall be based on the Oklahoma Department of Transportation Drainage Manual or a method and values approved by the planning and zoning commission and the town board of trustees; and
4. 
The calculation of stream flow and runoff characteristics of the subdivision shall be carried out in consultation with the planning and zoning commission and the town board, and the methodology and formulas used shall result in quantities which would be not less than those derived from the application of the following formulas and values:
a) 
Runoff from all drainage areas shall be not less than that determined by the Rational Formula:
Q = CIA
Q = Cubic feet per second.
A = Area to be drained in acres, determined by field surveys for areas less than 640 acres, and by latest government (USGS) quadrangle maps for larger areas.
C = Percent of imperviousness of the area; this may vary between 40% and 95%, but no value of less than 50% may be used for saturated urban development.
I = Rate of rainfall over the entire drainage area in inches per hour, based on the time of concentration and latest government records for the area (using 100 years storm plus one foot for primary and secondary channels).
b) 
The size of closed storm sewers, open drainage channels, culverts and bridges shall not be less than that determined by using the manning formula:
Q = 1,486 A r 2/3 s 1/2 n
Q = Discharge in cubic feet per second.
r = Hydraulic radius of water in conduit.
s = Mean slope of hydraulic gradient, in feet of vertical rise per foot of horizontal distance.
n = Roughness coefficient, based on condition and type of material of conduit lining, but not less than 0.013.
F. 
All floodways located within the subdivision shall be designated by the developer as "flowage easements" and shall be maintained as permanent open space for private recreation or agriculture for which no buildings or structures are required, or dedicated to the homeowners' association for drainage, recreation and utility use.
G. 
All floodway-fringe areas shall be planned for uses which are permitted in the appropriate district of the zoning ordinance, and in no case shall the proposed use or construction cause a displacement of flood water in the floodway-fringe that will increase flooding in other areas of the floodway or floodway-fringe.
H. 
When it is determined by the planning and zoning commission that the development of the subdivision will significantly increase runoff in the flood hazard area or will otherwise adversely affect storm water runoff, the town may require any or all of the following to the extent needed to reduce the adverse effects of the development:
1. 
The board may require the developer to improve an existing floodway lying within or adjacent to the subdivision through cleaning and clearing of the channel to provide for the free flow of water, or by modifying the channel to be deeper, straighter or wider to the extent required to prevent overflow beyond the limits of the floodway.
2. 
Improvement plans shall provide for the situation of buildings and streets to an elevation at least one foot above base flood elevation; streets shall be designed and constructed to provide for rapid runoff of all rainfall into approved drainage channels or natural drainage channels. When the topography of the land is such that one or more proposed lots cannot meet this requirement, then the town may require that such land be designated open space.
3. 
Whenever channel improvement is carried out, sodding, backsloping, cribbing and other bank protection shall be designed and constructed to control erosion for all the anticipated conditions of flow for the segment of channel involved.
4. 
A drainage channel shall not be located in a street roadway unless it is placed in an enclosed storm sewer, as approved by the town.
5. 
Culverts, bridges, and other drainage structures shall be constructed in accordance with the specifications of the town at all locations where drainage channels intersect with streets or alleys.
I. 
All minor tributary and surface drainage channels located within the subdivision shall be improved in accordance with the standards set forth in these regulations, or other equivalent standards, as determined by the town board. All channels shall be designed to carry a 100-year maximum flood, shall be designed for self-cleaning and ease of maintenance, shall have sufficient hard surface along the flow line to prevent ponding of water, and shall have design characteristics of alignment, materials of construction and cross-sectioned elements that will be hydraulically efficient and visually harmonious with the adjacent landscape.
J. 
The town board may require enclosed storm sewers where special or unusual conditions make open channels hazardous or otherwise unfeasible. Where required, closed storm sewers shall be constructed of pre-case or pre-fabricated pipe or built in place, of closed box design, to conform with town construction specifications to serve a 100-year frequency rain for the drainage area involved.
K. 
Site grading shall be carried out in such a manner that surface water from each lot shall flow directly to an approved drainage channel over designated drainage easements of no more than two adjacent lots.
M. 
Surface water collected on streets shall be diverted to storm drainage channels at satisfactory intervals to prevent overflow typical of a fifty-year frequency rain for the area and grades involved, provided, that, in no case shall the drainage area served by any street exceed 20 acres, regardless of the amount of flow.
N. 
Drainage easements of satisfactory width to provide working room for construction and maintenance shall be provided for all storm drainage channels. In no case shall the total easement be less than 20 feet.
O. 
Bridges or culverts shall be provided where watercourses cross continuous streets or alleys, shall be sized to accommodate a 100-year frequency rain (based on the drainage area involved), and shall be designed in conformance with town construction specifications.
P. 
Open, paved, storm drainage channels shall be constructed in accordance with town construction specifications. Side slopes above the paved section shall be shaped and sodded on a slope of four horizontal to one vertical, or flatter. Fences shall be outside of the 100-year frequency flooding line, shall not be erected below the shoulder of the sodded section and in no case shall fences be closer than six feet (measured horizontally) to the edge of the paved section. Hand-laid rip-rap may be substituted for sodded shoulders where desired.
Q. 
The Town of Slaughterville, Oklahoma, reserves the right to require improvements, the provision of drainage easements, and the provision of agreements beyond the boundaries of the subdivision, to facilitate flow of water through the addition, to avoid probability of lawsuits, based on damage from changed runoff in the subdivision, and to provide continuous improvements of the overall storm drainage system. The following kinds of improvements may be required:
1. 
Enlargement or replacement of undersized drainage structures to provide free flow;
2. 
Removal of obstructions;
3. 
Straightening of channels;
4. 
Widening or deepening of channels;
5. 
Construction of erosion control structures;
6. 
Backsloping, sodding and/or rip-rapping of bank; or
7. 
Construction of closed or open, paved storm sewers for the purposes of closing gaps or continuation of the overall storm drainage system.
R. 
Property owner agreements, where required, shall be designed to protect the town from lawsuits for damage caused by changed runoff conditions.
S. 
When subdivision development will result in increased runoff beyond the boundaries of the subdivision, which cannot be accommodated through channel improvements without causing downstream flooding, the town may require the construction of one or more retention reservoirs on the subdivision which will temporarily impound and discharge water from the subdivision site at the rate and volume equivalent to the discharge from the undeveloped subdivision site. The design shall be for a 100-year frequency flood. Plans shall be approved by the town board. Retention reservoirs will have some form of energy dissipaters or an engineer’s study stating that the discharge velocity of the reservoir will not cause erosion downstream of the outlet structure. The construction and maintenance of retention reservoirs shall be the responsibility of the developer and the homeowner's association.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §55]
A. 
Where a subdivision is traversed by a watercourse, drainage channel, minor or major tributary or river, there shall be a storm water drainage easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and/or construction as will be adequate for the purpose. It is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width, for maximum potential volume of flow.
B. 
Where topography or other conditions are such as to require drainage facilities in addition to those provided within road rights-of-way, perpetual unobstructed easements at least 15 feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
C. 
When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights and easements must be secured and indicated on the final plat.
D. 
The applicant may dedicate, either in fee simple title, or by drainage or conservation easement, land on both sides of all existing watercourses. The size of the easement shall be determined by either the FIRM map, if the property is in a special flood hazard area, or as determined by the town.
E. 
Low-lying lands within special flood hazard areas and subject to flooding or overflow during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainage ways. Such land or lands subject to periodic flooding shall not be computed in determining the number of lots proposed for the subdivision nor for computing the area of any lot.
F. 
Drainage easements shall be indicated on the preliminary plat and the final plat.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §1]
A. 
Lot dimensions shall comply with the minimum standards of the zoning ordinance.
B. 
Lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing zoning compliance permits to build on all lots in compliance with the zoning ordinance and other regulations, and in providing driveway access to buildings on such lots from an approved street. Driveways should be situated to avoid backing into trafficways.
C. 
Side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum setback from all sides.
D. 
Double frontage and reverse frontage lots shall be avoided, except where they are needed to provide for the separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 20 feet may be required along the portion of the lots abutting such a traffic artery or other use where screening is required. There shall be no right-of-access across a planting screen easement.
E. 
Lots shall not be required for subdivision for commercial and industrial use, but when provided shall be of appropriate size and arrangement to provide for adequate water and sewer system facilities, off-street parking, and loading facilities based on the intended use. No individual parcel shall be created for a particular commercial or industrial use that has an area, width or depth that is less than is required for the permitted use under the applicable provisions of the zoning ordinance.
F. 
In subdivisions where septic tanks or other individual sewerage disposal devices are to be installed, the size of all lots included in such subdivision shall be subject to the approval of the Department of Environmental Quality. The planning and zoning commission shall not act on any proposed preliminary or final plat until the findings of the Department of Environmental Quality are received by the town, in writing.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §57]
A. 
The dimensions and shape of blocks shall consider the following:
1. 
Provision of adequate building sites suitable to the special needs of the type of use contemplated;
2. 
Zoning requirements regarding lots sizes, dimensions, setback requirements and other regulations;
3. 
Convenient access, circulation, control and safety of street traffic; and
4. 
Limitations and opportunities of topography.
B. 
Pedestrian ways or crosswalks, not less than four feet or more than 10 feet in width, may be required by the planning and zoning commission where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation or other community facilities.
C. 
Blocks used for residential purposes should be of sufficient width to allow for two tiers of lots of appropriate depth. Blocks intended for business and industrial use should be of a width suitable for the intended use, with due allowance for off-street parking, loading and other service access facilities.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §58]
Building lines shall be provided for all subdivisions, in accordance with the applicable setback requirements of the zoning ordinance.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §59]
Existing features which would add value to residential development or to the town as a whole, such as tree masses, water-courses, landmarks, historic sites and similar irreplaceable assets, shall be preserved in the design of the subdivision, whenever possible. No trees shall be removed from any subdivision, nor any change of grade of the land effected, until approval of the final plat has been granted. All trees on the plat required to be retained shall be preserved, and all trees, where required, shall be walled and protected against change of grade.
A. 
All natural features to be preserved shall be shown on the preliminary plat, the improvement plans and the final plat.
B. 
All trees shall be walled and protected against change of grade, wherever necessary.
C. 
New trees or landscaping to be provided by the developer shall be subject to review and approval by the town, in accordance with the town's beautification policies and plans.
[Ord. No. 75 12-19-2006; amended 5-17-2011 §60]
A. 
In addition to the principles and standards in these regulations, the applicant shall demonstrate to the satisfaction of the planning and zoning commission and the board of trustees that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated, and takes into account other uses in the vicinity.
B. 
The following principles and standards shall be observed:
1. 
Proposed commercial and industrial parcels shall be suitable in area and dimensions to the types of development anticipated;
2. 
Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon;
3. 
Special requirements may be imposed with respect to street, curb, gutter and pedestrian way design and construction;
4. 
Special requirements may be imposed with respect to the installation of public utilities, including water, sewer and storm water drainage;
5. 
Every effort shall be made to protect adjacent areas from the potential nuisance of a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently-landscaped buffer strip when necessary; and
6. 
Streets carrying non-residential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.