The subdivision plat shall conform to design
standards that will encourage good development patterns within the
City. The City's requirements for streets, drainage rights-of-way,
storm sewers, school sites, public parks and playgrounds shall be
satisfied before approval of subdivision plat. The streets, drainage
rights-of-way, storm sewer or sanitary sewer plans shall be such as
to lend themselves to the harmonious development of the City and enhance
the public welfare in accordance with the design standards set forth
in this article.
[Added 10-8-1999 by Ord. No. 1199-1]
The provisions of this article shall apply only
to applications for approval of a major subdivision.
A.
The arrangement of streets shall be such as to provide
for the appropriate extension of existing streets.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
Subdivisions abutting arterial streets shall provide
a marginal service road, or reverse frontage with a buffer strip for
planting, or some other means of separation of through and local traffic
as the Planning Commission may determine appropriate.
D.
The minimum right-of-way width shall be measured from
lot line to lot line and shall be in accordance with the following
schedule:
(1)
Arterial streets: 80 feet to 120 feet.
(2)
Collector streets: 60 feet.
(3)
Minor streets: 50 feet.
(4)
Marginal access streets: 40 feet.
(5)
Internal roads, alleys, driveways, aisles and parking
areas in business and industrial developments shall be designed and
built to satisfy the requirements of the Commissioners.
E.
No subdivision showing reserve strips controlling
access to streets shall be approved.
F.
Subdivisions that adjoin or include existing streets
that do not conform to the street width requirements of this section
shall dedicate additional width along either or both sides of the
road.
G.
Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 0.3 of 1%.
H.
Street intersections shall be as nearly at right angles
as possible and in no case shall be less than 60°. The block corners
at intersections shall be rounded at the curbline with a curve having
a radius of not less than 20 feet.
I.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
J.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
K.
When connecting street lines deflect from each other
at any one point by more than 10° they shall be connected by a
curve with a radius of not less than 100 feet for minor streets and
300 feet for arterial and collector streets.
L.
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
M.
Dead-end streets (culs-de-sac) shall conform to the following:
[Amended 8-7-2009 by Ord. No. 0809-02]
(1)
Dead-end streets (culs-de-sac) of a permanent nature shall not be
longer than 400 feet and shall provide a turnaround at the end with
a radius of 40 feet. If a dead-end street is of a temporary nature,
a similar turnaround shall be provided and provisions made for future
extension of the street and reversion of the excess right-of-way to
the adjoining properties.
(2)
A dead-end street (cul-de-sac) may be considered a short dead-end-street
when, at a minimum:
(a)
The dead-end street is either not more than 250 feet in length
(as measured along the street line) or not more than 10 lots abut
the dead-end street.
(b)
All lots that abut the dead-end street are solely within an
R-1 Single-Family Residence District or an R-2 General Residence District.
(c)
An applicant demonstrates that natural features such as trees,
brooks, hilltops and views will be preserved by lessening the dimensional
requirements of this article.
(3)
If the Planning Commission determines that a dead-end street meets, at a minimum, the requirements contained in Subsection M(2) above it may, notwithstanding anything to the contrary in this article, accept and approve the following reduced standards for a short dead-end street:
(4)
As a condition of its approval of a short dead-end street, the Planning
Commission may require that parking be restricted or prohibited on
the short dead-end street and, if so required, final subdivision approval
shall not occur until after the Board of Commissioners has adopted
an ordinance incorporating such restriction or prohibition in the
appropriate section of this Code.
N.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name.
O.
All minor roadways shall be 34 feet between curbs
and paved for the entire width.
A.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 270, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Commission.
Such walkway shall be 10 feet wide and be straight from street to
street. There shall be installed a four-foot walk paved in accordance
with City specifications. Lots abutting such a walk shall be treated
as a corner lot.
B.
Insofar as is practical. side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
Except for lots fronting on an approved short dead-end street, each
lot must front upon a public street that is at least 50 feet wide.
However, a lot may front on an existing public street that is at least
40 feet wide where such frontage is part or all of the frontage of
an area that was previously subdivided into lots of no more than 100
feet of frontage on said street.
[Amended 8-7-2009 by Ord. No. 0809-02; 2-19-2010 by Ord. No.
0210-01]
D.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra width line, and
all setbacks shall be measured from such line.
E.
Where there is a question as to the suitability of
a lot for its intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Commission
may, after adequate investigation, withhold approval of such areas.
F.
Double frontage and reverse frontage lots shall not
be approved unless, in the judgment of the Planning Commission, such
frontage lots shall be required to establish a buffer zone and/or
screen planting.
G.
Lot lines shall follow municipal boundary lines rather
than cross them.
A.
In developments, easements along real property lines
or elsewhere for utility installations may be required. Such easements
shall be at least 15 feet wide and located in consultation with the
companies or municipal departments concerned.
B.
Where a subdivision is traversed by a watercourse,
drainageway channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose.
C.
A drainageway channel which lies along a road and in front of lots, or where it is felt that such would be a hazard to health and life by the Planning Commission, shall be adequately replaced by storm sewer pipe of a size as established by the City Engineer. Setback line requirements as established by Chapter 270, Zoning, along watercourses shall be satisfied.
Natural features such as trees, brooks, hilltops
and views shall be preserved whenever possible in designing any subdivision
containing such features.
Sufficient parking areas shall be provided as required by Chapter 270, Zoning.
Land subject to flooding and land deemed by
the Board to be uninhabitable shall not be platted for residential
occupancy, nor for such other uses as may increase danger to health,
life or property or aggravate the flood hazard. Such land within the
plat shall be set aside for such uses as will not be endangered by
periodic or occasional inundation or will not produce unsatisfactory
living conditions or shall be adequately drained and filled in accordance
with regulations to the satisfaction of the Commissioners.
