[R.O. 1994 § 410.100; Ord. No.
94-8 Sub. Reg. Art. 4 § 1, 5-10-1994; Ord. No. 2003-21 § 1, 4-22-2003]
A.
The area of the lots shall be determined by the standards in the zoning regulation and the availability of public sewer and a public water supply. Prior to the submission of a preliminary plat, the subdivider shall obtain a determination from the City Engineer as to whether adequate public sewer and water supply are available as provided in Article VIII. Development within all land use areas as designated on the Future Land Use Map shall be served by the City sewer system as determined feasible by the City.
B.
If the proposed subdivision is serviced by a public water supply
and a public sanitary sewer system, the minimum lot area requirements
shall be subject to those set forth herein in the zoning regulations.
C.
If the proposed subdivision is serviced with a public water supply
but not with a public sewer system or is serviced with a public sewer
system but not a public water supply, the preliminary plat shall be
prepared on the basis of minimum three acre lots; provided however,
that additional lot area may be required if the area has or is suspected
of having a high water table or if soil conditions prove to be unsuitable
based on standards of the State Department of Natural Resources (DNR).
D.
If the proposed subdivision is not served with either a public water
supply or a public sewer system, the subdivider shall submit a preliminary
plat on the basis of minimum five acre lots; provided however, that
additional lot area may be required if the area has or is suspected
of having a high water table or if soil conditions prove to be unsuitable
based on standards of the State Department of Natural Resources (DNR).
E.
All water and sewer systems shall be approved by the City upon recommendation by City Engineer as provided in Article VII.
F.
If the proposed subdivision is more than five hundred (500) feet
from public water and/or sewer, the subdivision may be served by private
water and sewer. All private water and/or sewer systems shall be approved
by development agreement recommended by the Planning and Zoning Commission
and approved by the Board of Aldermen. All private water and sewer
systems shall be approved by the City Engineer and all necessary apparatus
for proper connection to the City system shall be accounted for and
meet all City specifications.
[R.O. 1994 § 410.110; Ord. No.
94-8 Sub. Reg. Art. 4 § 2, 5-10-1994]
A.
Length. Intersecting streets (which determine block length) shall
be provided at such intervals as to serve cross traffic adequately
and to meet existing streets in the neighborhood. In residential districts
where no existing plats are recorded, the blocks shall not exceed
one thousand three hundred twenty (1,320) feet in length, except that
a greater length may be permitted where topography or other conditions
justify a departure from this maximum. In blocks longer than eight
hundred (800) feet, pedestrian ways and/or easements through the block
may be required near the center of the block. Such pedestrian ways
or easements shall have a minimum width of ten (10) feet.
B.
Width. In residential development, the block width shall normally
be sufficient to allow two (2) tiers of lots of appropriate depth.
In certain instances, however, a different arrangement may be required
in order to provide better circulation or to protect a major circulation
route. Blocks intended for business or industrial use shall be of
such width and depth as may be considered most suitable for the prospective
use.
[R.O. 1994 § 410.120; Ord. No.
94-8 Sub. Reg. Art. 4 § 3, 5-10-1994; Ord. No. 2001-15 § 1, 9-18-2001; Ord. No. 2003-02 § 1, 1-28-2003]
A.
Relationship To Adjoining Street Systems. The arrangement of streets
in new subdivisions shall make provisions for the continuation of
the principal existing streets in adjoining additions (or their proper
projection where adjoining property is not subdivided) insofar as
they may be necessary for public requirements. The width of such street
rights-of-way in new subdivisions shall be not less than the minimum
street widths established herein. Alleys, when required, and street
arrangement must cause no hardship to owners of adjoining property
when they plat their land and seek to provide for convenient access
to it. Whenever there exists a dedicated or platted half street or
alley adjacent to the tract to be subdivided, the other one-half (1/2)
of the street or alley shall be platted and dedicated as a public
way.
B.
Street Names. Streets that are obviously in alignment with other
already existing and named streets shall bear the names of the existing
streets. Street names should not be similar to already platted street
names. Streets and house numbers shall be numbered in accordance with
the adopted house numbering policy of the City.
C.
Arterial Streets. Arterial streets through subdivisions shall conform
to the major street plan of the Comprehensive Plan as adopted by the
Planning and Zoning Commission and the Governing Body.
D.
Local Streets. Local streets should be designed so as to discourage
through or non-local traffic.
E.
Culs-De-Sac. An adequate turnaround of not less than a one-hundred-foot
diameter right-of-way shall be provided at the closed end of a dead-end
local street longer than one (1) lot in length. Such local street
segment should not exceed six hundred (600) feet in length from the
centerline of an intersection of a cross street to the center of the
cul-de-sac but may be longer, based on the density of platted lots,
as approved by the Planning and Zoning Commission upon the recommendations
of the City Engineer.
F.
Right-Angle Intersections. Under normal conditions, streets shall
be laid out to intersect as nearly as possible at right angles. Where
topography or other conditions justify a variation from the right-angle
intersection, the minimum angle shall be sixty degrees (60°).
G.
Streets Adjacent To A Railroad Right-of-Way, Principal Highway Or
Arterial Street. Where lots front or side but do not back on railroad
rights-of-way, limited access freeways or principal highways or arterial
streets, a marginal access street or frontage road may be required
parallel and adjacent to the boundary of such rights-of-way. The distance
from said rights-of-way shall be determined with due consideration
to minimum distance required for approach connections to future grade-separated
intersections.
H.
Half-Streets. The dedication of one-half (1/2) of a right-of-way
(half-streets) shall be prohibited, except where no lots front on
such half-street.
I.
Alleys. Alleys may be required in commercial, industrial and residential
areas. Dead-end alleys shall be avoided, wherever possible; but if
unavoidable, such alleys shall be provided with adequate turnaround
facilities at the dead end. Alleys should be avoided in residential
areas except where alleys of adjoining subdivisions would be closed
or shut off by failing to provide alleys in the adjoining subdivision.
J.
Minimum Requirements. The right-of-way grades and widths for streets
and alleys, in order to be dedicated and accepted, shall conform to
the designation in the Comprehensive Plan and shall not be less than
the minimum for each classification as follows:
|
Minimum Right-Of-Way Width
|
Street Width*
|
Maximum Grade
| ||
|---|---|---|---|---|
|
Major Streets:
| ||||
|
Arterials
|
80 feet
|
36 feet
|
8%
| |
|
Collectors
|
60 feet
|
30 feet
|
12%
| |
|
Local Streets:
| ||||
|
Residential
|
40 feet
|
24 feet
|
15% – 20%
| |
|
Industrial and Commercial
|
60 feet
|
30 feet
|
6%
| |
|
Culs-de-sac
|
100 feet diameter
|
80 feet
| ||
|
*
|
Street widths are measured from the back of curb to the back
of curb.
|
|
When existing or anticipated traffic on arterial and collector
streets warrants greater widths of rights-of-way, the additional width
shall be dedicated. The minimum gradient on any street shall be fifty
hundredths percent (0.50%), unless impractical, in which case the
absolute minimum gradient shall be no less than thirty-two hundredths
percent (0.32%). Street widths are measured from the back of the curb
to the back of the curb.
|
K.
Street Alignment. Minimum horizontal and vertical alignment on all
streets, except in unusual cases, shall be as follows:
L.
Street Alignment. On streets with reverse curves, a reasonable tangent
shall be provided between curves to permit a smooth flow of traffic.
M.
Street Layout. Proposed streets shall conform to topography as nearly
as possible to reduce drainage problems and grades.
N.
Existing Roadways. In the event the improvements are proposed for existing roadways that do not meet the minimum width standards for roadways or rights-of-way as prescribed in this Article for local streets, the roads may be resurfaced on the existing subgrade and within the existing easement or right-of-way, subject to the approval by the City Engineer or agent thereof. It shall be confirmed by the City Engineer that conformity to the design standards as prescribed in Subsection (J) would be impossible. All other design elements of the roadways shall be met.
[Ord. No. 2021-56, 11-23-2021]
A.
The
approval process for new street names may be initiated as part of
any of the following development approval procedures. Applicants for
preliminary subdivision plan review must receive street name approval
as part of the preliminary plat application in accordance with the
following conditions:
1.
Preliminary Plat. Street names may be submitted for approval with
a preliminary plat for a subdivision. Approval of the preliminary
plat with street names may be given at the time of preliminary plat
approval.
2.
Final Plat. Approved street names shall be shown on all final plats
recorded at the Camden County and/or Miller County Recorder's office,
as applicable.
B.
Street
Name Guidelines.
1.
Duplication Of Existing Street Names Is Not Permitted. To eliminate
potential confusion and delay of emergency response, duplication of
street names shall not be permitted. Streets with the same name but
different street type designations shall be considered duplicate street
names (e.g., Waterson Drive and Waterson Road are duplicates). Proposed
street names and name changes shall be compared with existing street
names of both the Municipality and County name index to determine
if the proposed street name would create a duplicate name.
2.
Similar Or Confusing Spelling Of Street Names Not Permitted. To eliminate
confusion resulting from diction problems when individuals are reporting
street names under stress, similar (text or phonetic) or confusing
spelling of street names shall not be approved.
3.
Length Of Street Names. Street names of twelve (12) or fewer characters
are encouraged to maximize visibility of street signs. New street
names shall not contain more than sixteen (16) characters, which does
not include either the direction (north, east, etc.) or the street
type (lane, drive, etc.). Names shall not contain hyphens, apostrophes,
or other non-letter characters. New street names shall not contain
more than two (2) words, exclusive of direction or street type.
4.
Use Of Directional Indicators In Street Names. Directional indicators,
such as north and west, shall not be included in street name proposals
as a prefix or suffix to a street name.
5.
No separate name is to be used for a cul-de-sac that provides street
frontage for three (3) or less lots or units. The name shall be the
same as that of the intersecting street.
6.
In circumstances where a street changes directions abruptly, generally
greater than forty-five degrees (45°), a new street name shall
be assigned.
[Ord. No. 2021-56, 11-23-2021]
A.
The
Board of Aldermen on its own motion, or at the request of an interested
party, may by ordinance propose a name change for an existing street.
The City Clerk shall cause notice to be given to all affected property
owners of such ordinance and the dates the proposed ordinance will
be considered by the Board of Aldermen. In the event the request is
made by petition of all affected property owners, such notice shall
not be required. The Board of Aldermen may approve any such ordinance
upon such terms and conditions as the Board determines to be appropriate,
including that all costs associated with the name change be paid by
the party seeking the name change, to include but not be limited to
cost of providing notice, required County recording fees, and signage
costs.
B.
The
City Clerk shall file with the Recorder of Deed of the proper County
or Counties a certified copy of such ordinance.
[R.O. 1994 § 410.130; Ord. No.
94-8 Sub. Reg. Art. 4 § 4, 5-10-1994]
A.
Minimum lot width shall be measured at the building setback line.
In addition, corner lots should have a width fifteen (15) feet greater
than the minimum width.
B.
Minimum lot depth shall be measured through the center of the lot
and shall be perpendicular to the property line or radial to the property
line on curved streets.
C.
The maximum depth of residential lots shall not exceed three (3)
times the width thereof.
D.
Minimum lot area shall be subject to the zoning regulations of the
district in which the subdivision is located and the minimum design
standards of this regulation. The more restrictive of the regulations
shall govern.
E.
All side lot lines shall bear between sixty degrees (60°) and
ninety degrees (90°) from the street right-of-way line on a straight
street or from the tangent of a curved street.
F.
Front building or setback lines shall be shown on the final plat
for all lots in the subdivision and shall not be less than the setbacks
required by the zoning regulations or any other regulations adopted
by the Governing Body; the most restrictive setback requirement shall
govern.
G.
Double frontage lots shall be avoided unless, in the opinion of the
Planning and Zoning Commission, a variation to this rule will give
better street alignment and lot arrangement.
H.
Every lot shall abut on a public street other than an alley.
I.
The subdivision or resubdivision of a tract or lot shall not be permitted
where said subdivision or resubdivision places an existing permanent
structure in violation of the requirements of the zoning regulations
or the minimum design standards of these regulations.
J.
Where possible, residential lots should not face on arterial streets.
The number of lots facing on collector streets shall be kept to a
minimum in each subdivision. The street pattern shall be designed
so that the side lines of lots abut collector streets wherever land
shapes and topography permit.
[R.O. 1994 § 410.140; Ord. No.
94-8 Sub. Reg. Art. 4 § 5, 5-10-1994]
A.
Utility Easements. Where alleys are not provided, permanent easements
of not less than ten (10) feet in width shall be provided on each
side of all rear lot lines and on side lot lines, where necessary,
for utility poles, wires, conduits, underground conductors, storm
and sanitary sewers, gas, water and heat mains and other public utilities.
These easements shall provide for a continuous right-of-way. Where
the utility company or agency has the need for a wider easement than
required above for a specific location, this easement shall be shown
on the plat. Permanent easements shall not be obstructed by structures,
retaining walls or trees. A property owner may install fences and
landscape the easement with grass and shrubs at their own risk.
A twelve-foot temporary construction easement shall be provided
on each side of all lot lines for initial construction of water, sewer
and other utility lines.
B.
Drainage Easements. If a subdivision is traversed by a watercourse,
drainageway or channel, then a stormwater easement shall be provided.
Such easement or right-of-way shall conform substantially to the lines
of such watercourse and shall be of such width or construction, or
both, as may be necessary to provide adequate stormwater drainage
and for access for maintenance thereof. Parallel streets may be required
in connection therewith. The subdivider may be required to have an
engineer's study prepared for the Planning and Zoning Commission as
to the required width of such easement for each major watercourse
or drainageway involved. Such study shall be based on a one-hundred-year
storm.
[R.O. 1994 § 410.150; Ord. No.
94-8 Sub. Reg. Art. 4 § 6, 5-10-1994]
A.
Access Control. In the interest of public safety and for the preservation
of the traffic-carrying capacity of the streets system, the Planning
and Zoning Commission shall have the right to restrict and regulate
points of access to all property from the public street system. Such
restrictions shall be indicated on the final plat.
B.
Subdivision Design. The design of the subdivision shall provide for
efficient traffic flow, proper mixing of land uses and a logical link
between surrounding, existing development and the proposed layout.
The Comprehensive Plan should be used as a guide in determining if
the design of the proposed subdivision is proper. The Planning Commission
shall have the authority to deny a plat or request redesign if, in
its opinion, the layout is not suitable for the site or if the development
of the subdivision would be premature.
C.
Stormwater Runoff Plan. The subdivider may be required to have an
engineer's study prepared on the amount of increased stormwater runoff
which will be created by proposed development and a plan of how this
runoff will be accommodated. The City may require design modification
of the proposed stormwater system to reduce increased runoff.
D.
Design Techniques. The following illustrations are examples which
may be used as guides in the review of the subdivision applications:
|
Figure 1 — Intersection Design
|
