[CC 1992 §425.130; Ord. No. 591 Art. VII, 3-6-2000]
The subdivider shall conform to the following principles and
standards of land subdivision in the design of each subdivision or
portion thereof.
[CC 1992 §425.140; Ord. No. 591 Art. VII, 3-6-2000]
The subdivision plan shall conform to design standards that
will encourage good development patterns and particularly to the principles
and standards which are generally exhibited in the Comprehensive Plan.
The streets, drainage rights-of-way, school sites, public parks, playgrounds,
and other public facilities shown on the officially adopted Comprehensive
Plan or Official Map shall be considered in the approval of subdivision
plats.
[CC 1992 §425.150; Ord. No. 591 Art. VII, 3-6-2000]
A.
The streets
and alley layout shall provide access to all lots and parcels of land
within the subdivision. Street jogs of less than one hundred twenty-five
(125) feet shall be avoided. Cul-de-sac length shall not exceed seven
hundred fifty (750) feet in length, as measured from the edge of street
to center of cul-de-sac, unless necessitated by site topography.
B.
Residential
neighborhood streets should be designed so as to discourage through
traffic.
C.
Proposed
streets should be designed to follow the contour of the land so as
to produce usable lots and streets of reasonable gradient.
D.
Certain
proposed streets, where appropriate, shall be extended to the boundary
of the tract to be subdivided so as to provide for normal circulation
of traffic within the vicinity. Streets extending to the boundary
of the tract being subdivided shall terminate either in a temporary
or permanent cul-de-sac or other device to allow for easy turning
around of vehicles. Dead-end streets without such a device shall be
prohibited.
E.
Wherever
there exists a dedicated or platted portion of a street or alley adjacent
to the proposed subdivision, the remainder of the street or alley
shall be platted to the prescribed width with the proposed subdivision,
if planned for extension within that development.
F.
Reserve
strips (also called spite strips) controlling access to streets shall
be prohibited.
G.
Widths
of arterial, primary and secondary street rights-of-way shall conform
to the width specified later in this Chapter, attached hereto and
made a part of this Chapter. These widths may be changed or varied,
in unusual circumstances, by the Planning Commission following the
recommendation of the City Engineer.
H.
The minimum
right-of-way for residential neighborhood streets, including cul-de-sacs,
shall be fifty (50) feet. The minimum right-of-way for commercially/industrially
zoned streets shall be sixty (60) feet. Any marginal access street
shall have a minimum right-of-way of forty (40) feet. All cul-de-sacs
shall terminate in a circular right-of-way with a minimum diameter
of one hundred (100) feet under normal conditions.
I.
Subdivisions
that adjoin or include existing streets that do not conform to the
required width shall dedicate additional width along either or both
sides of said street. Half of the additional right-of-way should be
dedicated from each side of an existing street.
J.
Street
centerlines shall intersect at not more than ten degrees (10°)
from perpendicular to each other.
K.
At the
intersection of all residential neighborhood streets, the property
line corners shall be rounded by arcs of not less than twenty (20)
feet or chords of such arcs. A radii of not less than thirty (30)
feet, or chords of such arcs, shall be used for all other street or
roadways.
L.
At intersections
of streets and alleys, the property line corners shall be rounded
by arcs of not less than fifteen (15) feet or chords of such arcs.
M.
Intersection
of more than two (2) streets at one (1) point shall be avoided.
N.
Where
parkways or special types of streets are involved, the Planning Commission
may apply special standards to be followed in the design of such parkways
or streets.
O.
Whenever
the subdivision contains or is adjacent to a highway designated as
a "limited access highway" by the appropriate highway authorities,
provisions shall be made for a marginal access street or a frontage
street, or parallel street at sufficient distance, acceptable for
the appropriate use of the land between the highway and such streets.
R.
All changes
in grade shall be connected by vertical curves of sufficient length
to provide smooth transitions and required sight distances.
S.
All horizontal
curves on arterial and primary streets shall be connected with a tangent
of not less than one hundred (100) feet. All collector and neighborhood
streets shall be connected with a tangent of not less than forty (40)
feet.
T.
Maximum
grades for streets shall be as follows:
U.
The minimum
grade of any street gutter should not be less than one percent (1%).
The City Engineer may consider grades between one percent (1%) and
three-fourths of one percent (.75%) on individual locations. Grades
less than three-fourths of one percent (.75%) shall not be allowed.
V.
Names
of new streets shall not duplicate or sound like existing street names,
or street names committed on approved preliminary plats, unless the
new street is a continuation of an existing street or an approved
name on a preliminary/final plat. Plat names should be easily pronounced
and spelled.
W.
Alleys
should be discouraged in residential areas but may be included in
commercial and industrial areas where needed for loading and unloading
or access purposes; and, where platted, shall be at least twenty (20)
feet in width.
X.
Dead-end
alleys shall be avoided unless determined necessary by the Planning
Commission.
Y.
Half-street
right-of-ways will not be accepted for access to lots. No lot shall
be platted adjacent to a half right-of-way.
[CC 1992 §425.160; Ord. No. 591 Art. VII, 3-6-2000]
A.
Blocks
in residential developments shall not normally exceed one thousand
(1,000) feet in length, unless unusual circumstances justify greater
length and are recommended by the City Engineer and approved by the
Planning Commission.
B.
Blocks
in commercial/industrial developments should not normally exceed six
hundred (600) feet in length, unless circumstances justify and are
recommended by the City Engineer and approved by the Planning Commission.
C.
No other
specific rule is made concerning the shape of block, however, blocks
shall fit easily into the overall plan of the subdivision and the
design should consider subdivision planning, traffic flow (both vehicular
and pedestrian) and public areas.
D.
Within
blocks of seven hundred (700) feet in length, the Planning Commission
may recommend, and the Board may require at or near the middle of
the block, a public walk connecting adjacent streets or other public
areas, shopping center, etc. Width of right-of-way for such walks
shall be at least ten (10) feet and should be intended for the use
of pedestrians only.
[CC 1992 §425.170; Ord. No. 591 Art. VII, 3-6-2000]
A.
All lots
shall abut on a street public right-of-way.
B.
Side
lines of lots should be approximately right angles to straight streets
and on radial lines on curved streets. Some variation from this rule
is permissible, but pointed or very irregular shaped lots shall be
avoided.
C.
Double-frontage
lots should not be platted, except that where desired along arterial
streets, lots shall face on an interior street and back on such thoroughfare.
Direct vehicular access should be prohibited along arterial streets
from individual lots. In that event a planting strip or a planting
screen, at least twenty (20) feet in width along the rear of the lot,
may be required by the Planning Commission.
D.
Minimum
lot areas, widths and building setback lines shall be as required
by the Zoning Code for the district in which the subdivision is located
within the incorporated area of the City. All lots in the incorporated
area shall utilize the City water and sanitary sewer system, unless
otherwise approved by the Planning Commission.
E.
Whenever
possible, a unit shopping center, based on sound development standards,
shall be designed in contrast to the platting of lots for individual
commercial use.
F.
Corner
residential lots shall be wider than normal to permit appropriate
setbacks from both streets.
[CC 1992 §425.180; Ord. No. 591 Art. VII, 3-6-2000]
A.
Where
alleys are not provided, easements for utilities shall be provided.
Such easements shall have a minimum width of fifteen (15) feet, and
where located along interior lot lines, one-half (½) the width
shall be taken from each lot. Before determining the location of easements,
the subdivision plan should be discussed with the local utility companies
to assure the proper location for the installation of services.
B.
Whenever
a subdivision is traversed by a watercourse, drainage way, channel
or stream, there shall be provided a drainage right-of-way which shall
be for the purpose of widening, improving or protecting the stream
at the developer's and/or subsequent owner's expense. The width of
the drainage right-of-way shall be adequate for any necessary channel
relocations and straightenings, and shall be approved by the City
Engineer, and shall relate as closely as possible to the intent of
the most recently adopted Comprehensive Plan. Parallel streets or
parkways may be required in connection therewith.
[CC 1992 §425.190; Ord. No. 591 Art. VII, 3-6-2000]
Where sites for parks, playgrounds, or other public use areas
as shown in the most recently adopted Comprehensive Plan are located
within subdivision area, the Board of Aldermen shall require that
such areas be so designated on the final plat. Within two (2) years
after the approval of the final plat, the authority having jurisdiction
shall acquire the designated land or commence proceedings to acquire
the land by condemnation.
Otherwise the owner may make any other permitted use of the
site as permitted by the zoning district with which it lies. This
may include the replatting of the land.
[CC 1992 §425.200; Ord. No. 591 Art. VII, 3-6-2000]
A.
In the
subdividing of any land within the incorporated limits of the City,
due regard shall be shown for all natural features such as tree growth,
watercourses, or other similar elements which, if preserved, would
add attractiveness to the proposed development.
B.
The natural
topography shall be retained wherever possible in order to reduce
excessive runoff onto adjoining property and to avoid extensive regrading
of the site.
C.
Floor
elevations of all buildings should be carefully studied in relation
to existing topography, proposed street grades, and other pertinent
site features including existing trees having a calipered diameter
of eight (8) inches or more.
D.
Consideration
should be given to varying the setback lines required by the zoning
regulations to retain existing topography and large trees.
E.
Where
there is a question as to the suitability of a lot for their intended
use due to factors such as flooding conditions or similar circumstances,
the Commission may recommend withholding approval of such lots for
building permits.
