The subdivider shall observe the following requirements and principles
of land subdivision in the design of each section as set forth in this Article.
The subdivision plat shall conform to design standards that will encourage
acceptable and standard development patterns within the city. The streets,
drainage rights-of-way, school sites, public parks and playgrounds shall be
considered in the approval of subdivision plats. Said plat elements shall
be such as to lend themselves to the harmonious development of the city and
enhance the public welfare in accordance with the following design standards.
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.
Widths.
(2)
The right-of-way width for internal roads and alleys
in multifamily, commercial and industrial developments shall be determined
on an individual basis and shall, in all cases, be of sufficient width and
design to safely accommodate the maximum traffic, parking and loading needs
and maximum access for fire-fighting equipment.
(3)
No street shall have a width greater than sixty (60)
feet within the right-of-way lines unless said street constitutes an extension
of an existing street of greater width.
D.
No subdivision showing reserve strips controlling access
to streets shall be approved except where the control and disposal of land
comprising such strips has been placed under city jurisdiction under conditions
approved by the Planning Board.
E.
Subdivisions that adjoin or include existing streets
that do not conform to the street width requirements of this chapter shall
dedicate additional width along either one (1) or both sides of said road.
If subdivision is along one (1) side only, one-half (1/2) of the required
extra width shall be dedicated except when the Planning Board determines that
existing conditions make it unfeasible.
F.
Grades of arterial, major thoroughfares and collector
streets shall not exceed four percent (4%). Grades on other streets shall
not exceed ten percent (10%). No streets shall have a minimum grade of less
than one-half of one percent (1/2 of 1%). Within fifty (50) feet of an intersection
of any street with a collector street, major thoroughfare, arterial street
or controlled access highway, the maximum grade shall be limited to two percent
(2%).
G.
Street intersections shall be as nearly at right angles
as is possible and in no case be less than sixty degrees (60°). The block
corners at intersections shall be rounded at the curbline with a curve having
a radius of not less than twenty (20) feet for collector and arterial streets
and fifteen (15) feet for minor and marginal streets.
H.
Street jogs with center-line offsets of less than one
hundred twenty-five (125) feet shall be prohibited.
I.
A tangent at least one hundred (100) feet long shall
be introduced between reverse curves on arterial and collector streets.
J.
When connecting street lines deflect from each other
at any one (1) point by more than ten degrees (10°) and not more than
forty-five degrees (45°), they shall be connected by a curve with a radius
of not less than one hundred (100) feet for minor streets and three hundred
(300) feet for arterial and collector streets.
K.
All changes in grade shall be connected by vertical curves
of sufficient radius to provide a smooth transition and proper sight distance.
L.
Dead-end streets (culs-de-sac) shall be not longer than
six hundred (600) feet and shall provide a turnaround at the end with a radius
of not less than fifty (50) feet and tangent, whenever possible, to the right
side of the street. If a dead-end street is of a temporary nature, a similar
turnaround shall be provided and provisions shall be made for future extensions
of the street and reversion of the excess right-of-way to the adjoining properties.
M.
No streets 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.
A.
Block length and width or acreage within bounding roads
shall be such as to accommodate the size of the lot required in the area by
the Zoning Ordinance[1] of the city and provide for convenient access, circulation, control
and safety of street traffic.
B.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for such use.
C.
In blocks over one thousand (1,000) feet long, pedestrian
walkways may be required in locations deemed necessary by the Planning Board.
Such walkway shall be ten (10) feet wide and be straight from street to street.
B.
Insofar as is practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
C.
Each lot must front upon an approved street with a right-of-way
of at least fifty (50) feet in width.
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 or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may, after investigation,
withhold approval of such lots.
A.
Easements for utility installation may be required where
no utility lines presently exist. Such easements shall be at least fifteen
(15) feet wide and located in consultation with the utility company and the
city 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 with the lines of such watercourse and
such further width or construction, or both, as will be adequate for the purpose.
C.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision containing
such features.
