[Ord. No. 339,
passed 7-25-1977]
The subdivision design layout standards set forth in this chapter
are development guides for the assistance of the proprietor. All final
plans must be reviewed and approved by Council.
[Ord. No. 339,
passed 7-25-1977]
Streets shall conform to at least all minimum requirements of
the general specifications and typical cross sections as set forth
in this chapter, and other conditions set forth by Council, unless
specific exemption is approved by Council.
(a)
Location and arrangement.
(1)
The proposed subdivision shall conform to the various elements
of the Master Plan, and shall be considered in relation to the existing
and planned major thorofares and collector streets, and such proposed
subdivision shall be platted in the location and width indicated on
such Plan.
(2)
The street layout shall provide for the continuation of collector
streets in the adjoining subdivisions or the proper projection of
streets when adjoining property is not subdivided, or shall conform
to plans for a neighborhood unit drawn up and adopted by the Planning
Commission.
(3)
The street layout shall include minor streets so laid out that
their use by through traffic shall be discouraged.
(4)
Should a proposed subdivision border on or contain an existing
or proposed major thorofare, the Commission may require marginal access
streets, reverse frontage or such other treatment as may be necessary
for adequate protection of residential properties and reduction of
traffic hazards.
(5)
Should a proposed subdivision border on a railroad, expressway
or other limited access highway right of way, the Commission may require
the location of a street approximately parallel to, and on each side
of, such right of way to be at a distance suitable for the development
of any use of the intervening land. Such distances shall be determined
with due consideration of the minimum distance required for approach
grades to future grade separation.
(6)
Half-streets shall be prohibited, except where absolutely essential
to the reasonable development of the subdivision in conformity with
the other requirements of these Regulations, and where the Commission
finds it will be practicable to require the dedication of the other
half when the adjoining property is developed. Wherever there exists,
adjacent to the tract to be subdivided, a dedicated or platted and
recorded half-street, the other half shall be platted.
(b)
Right-of-way widths. Street right-of-way widths shall conform to
at least the following minimum requirements:
|
Street Type
|
Right-of-Way Widths
(feet)
|
|---|---|
|
Major thorofare
|
In conformance with the Major Thorofare Plan
|
|
Collector streets (secondary thorofares)
|
86
|
|
Industrial service streets
|
66
|
|
Industrial collector streets
|
86
|
|
Multiple-family residential streets (where platted)
|
66
|
|
Minor (single-family residential) streets
|
66
|
|
Marginal access streets
|
34
|
|
Turn-around (loop) streets
|
110
|
|
Alley
|
20
|
|
Cul-de-sac street (turn-around)
| |
|
Industrial
|
75 feet in radius
|
|
Residential and others
|
60 feet in radius
|
|
The length for cul-de-sac streets shall not exceed 600 feet.
|
(c)
Street geometries. Maximum and minimum street grades, vertical and
horizontal street curves and sight distances shall be as approved
by the Municipal Engineer.
(d)
Street intersections. Streets shall be laid out so as to intersect
as nearly as possible to 90°. Curved streets intersecting with
major thorofares and collector thorofares shall do so with a tangent
section of the centerline 50 feet in length, measured from the right-of-way
line of the major or collector thorofare.
(e)
Street jogs. Street jogs with centerline offsets of less than 125
feet shall be avoided.
[Ord. No. 339,
passed 7-25-1977]
Blocks within subdivisions shall conform to the following standards:
(b)
Public walkways. The Commission may require that public walkways
or crosswalks be provided to obtain satisfactory pedestrian access
to public or private facilities, or where blocks exceed 900 feet in
length.
Walkways shall be dedicated to the public or provided as a private
easement for this purpose.
(c)
Easements.
(1)
The location of utility line easements shall generally be provided
along the rear or side lot lines as necessary for utility lines. Easements
shall give access to all lots, parks or public grounds. Such easements
shall be a total of not less than 12 feet wide and six feet from each
parcel.
(2)
Recommendations on the proposed layout of telephone and electric
company easements should be sought from all of the utility companies
serving the area. It shall be the responsibility of the proprietor
to submit copies of the preliminary plat (stage two) to all appropriate
public utility agencies.
(3)
Easements three feet in width shall be provided where needed
along side lot lines so as to provide for street light dropouts. Prior
to the approval of the final plat for a proposed subdivision, a statement
shall be obtained from the appropriate public utility indicating that
easements have been provided along specific lots. A notation shall
be made on the final plat indicating: "The side lot lines between
lots (indicating lot numbers) are subject to street light dropout
rights granted to the Board of Public Utilities."
[Ord. No. 339,
passed 7-25-1977]
Lots within subdivisions shall conform to the following standards:
(a)
Sizes and shapes.
(1)
The lot size, width, depth and shape in any subdivision proposed
for residential uses shall be appropriate for the location and the
type of development contemplated.
(2)
Lot areas and widths shall conform to at least the minimum requirements
of the Zoning Code for the district in which the subdivision is proposed.
(3)
Building setback lines shall conform to at least the minimum
requirements of the Zoning Code.
(4)
Corner lots in residential subdivisions shall be platted at
least 10 feet wider than the minimum width permitted by the Zoning
Code.
(5)
Excessive lot depth in relation to width shall be avoided. A
depth-to-width ratio of three to one shall normally be considered
a maximum.
(6)
Lots intended for purposes other than residential use shall
be specifically designed for such purposes, and shall have adequate
provision for off-street parking, setbacks and other requirements
in accordance with the Zoning Code.
(b)
Arrangement.
(1)
Every lot shall front or abut on a street.
(2)
Side lot lines shall be at right angles or radial to the street
lines.
(3)
Residential lots abutting major thorofares or collector streets,
where marginal access streets are not desirable or possible to attain,
shall be platted with reverse frontage lots, or with side lot lines
parallel to the major traffic streets, or with extra depth to permit
greater distances between buildings and such trafficway.
(4)
Lots shall have a front-to-front relationship across all streets
where possible.
[Ord. No. 339,
passed 7-25-1977]
The natural environmental features and character of lands must
be preserved wherever possible. Due regard must be shown for all natural
features, such as large trees, natural groves and similar community
assets that will add attractiveness and value to the property, if
preserved. The preservation of drainage and natural stream channels
must be considered by the proprietor, and the dedication and provision
of adequate barriers, where appropriate, shall be required.
[Ord. No. 339,
passed 7-25-1977]
Any areas of land within the proposed subdivision which lie
either wholly or in part within the flood plain of a river, stream,
creek or lake, or any other areas which are subject to flooding or
inundation by storm water, shall require specific compliance with
the Subdivision Act and with its review by the Water Resources Commission
of the Department of Natural Resources.
