[R.O. 2006 §405.070; Ord. No. 407 Art. II §1, 11-16-1981; Ord. No. 1644 §I, 11-7-2006; Ord. No. 2087 §I, 4-2-2013]
A.
The
quality of design of the urban area is dependent on the quality of
design of the individual subdivisions that compose it. Good community
design requires the coordination of the efforts of each subdivider
and developer of land within the urban area. Therefore, the design
of each subdivision shall be prepared in accordance with the principles
established by the Comprehensive Plan for land use, circulation, community
facilities, and public utility services, and in accordance with the
following general principles:
1.
It is intended that the urban area shall be designed as a group of
integrated residential neighborhoods and appropriate commercial and
industrial and public facilities. Space for religious, recreational,
educational and shopping facilities to serve the residents of the
neighborhood should be provided and designed as an integral part of
each neighborhood.
2.
The size of lots and blocks and other areas for residential, commercial,
industrial, and public uses should be designed to provide adequate
light, air, open space, landscaping, and off-street parking and loading
facilities.
3.
The arrangement of lots and blocks and the street system should be
designed to make the most advantageous use of topography and natural
physical features. Tree masses and large individual trees should be
preserved. The system of sidewalks and roadways and the lot layout
should be designed to take advantage of the visual qualities of the
area.
4.
Circulation within the urban area shall be provided in accordance
with the following design criteria:
a.
Each subdivision shall provide for the continuation of all arterial
streets and highways as shown on the Major Street Plan. Arterial streets
should be located on the perimeter of the residential neighborhood.
Cost above the normal requirements should be borne by the City.
b.
Minor streets should be designed to provide access to each parcel
of land within the residential neighborhood and within industrial
areas. They should be planned so that future urban expansion will
not require the conversion of minor streets to arterial routes.
c.
Collector streets should be designed to provide a direct route from
other minor streets to the major street and expressway system.
d.
Ingress and egress to residential properties should be provided only
on minor streets.
e.
Pedestrian ways should be separated from roadways used by vehicular
traffic. Sidewalks should be designed to provide all residential building
sites with direct access to all neighborhood facilities, including
the elementary school, parks and playgrounds, churches, and shopping
centers.
5.
Minimum standards for development are contained in the Zoning Code,
the Building Code, and in these regulations. However, the Comprehensive
Plan expresses policies designed to achieve optimum quality of development
in the urban area. If only the minimum standards are followed, as
expressed by the various ordinances regulating land development, a
standardization of development will occur. This will produce a monotonous
urban setting. Subdivision design should be of a quality to carry
out the purpose and spirit of the policies expressed in the General
Plan and in these regulations rather than be limited to the minimum
standards required herein.
[R.O. 2006 §405.080; Ord. No. 407 Art. II §2, 11-16-1981; Ord. No. 437 §1, 2-1-1983; Ord. No. 597 §1, 1-3-1989; Ord. No. 710 §1, 1-7-1992; Ord.
No. 711 §1, 1-7-1992; Ord. No. 911 §I, 12-3-1996; Ord. No. 1241 §I, 3-5-2002; Ord. No. 1432 §§I — III, 9-7-2004; Ord. No. 1645 §I, 11-7-2006; Ord. No. 1663 §I, 11-21-2006; Ord. No. 1720 §I, 9-18-2007; Ord. No. 1902 §I, 6-1-2010; Ord. No. 1917 §I, 6-15-2010; Ord. No. 2031 §I, 5-1-2012; Ord. No. 2087 §I, 4-2-2013; Ord.
No. 2367, 8-15-2017; Ord. No. 2480, 7-16-2019; Ord. No. 2635, 9-21-2021]
A.
Streets. The arrangement, character, extent, width, grade, and location
of all streets should conform to all of the elements of the Comprehensive
Plan and shall be designed in accordance with the following provisions:
1.
Major streets shall be planned to conform with the Major Street
and Comprehensive Plan.
2.
Whenever a subdivision abuts or contains an existing or proposed
major street, the Board of Aldermen may recommend to require service
streets, reverse frontage with screen planting contained in a non-access
reservation along the rear property line, deep lots, or such other
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
3.
The Planning and Zoning Commission and/or the Board of Aldermen
may require multiple entrances or street easement dedications during
subdivision plat review to provide for public safety and welfare.
4.
Where a subdivision borders on or contains a railroad right-of-way
or limited access highway right-of-way, the Planning and Zoning Commission
may recommend to require a street approximately parallel to and on
each side of such right-of-way at a distance suitable for the appropriate
use of the intervening land. Such distances also shall be determined
with due regard for the requirements of approach grades and future
grade separation structures.
5.
Reserve strips controlling access to streets shall be prohibited
except where their control is placed in the City under conditions
approved by the Board of Aldermen.
6.
Where the plat to be subdivided includes only part of the tract
owned or intended for development by the subdivider, a tentative plan
of a proposed future street system for the unsubdivided portion shall
be prepared and submitted by the subdivider.
7.
When a tract is subdivided into larger than normal building
lots or parcels, such lots or parcels shall be so arranged as to permit
the logical location and opening of future streets and appropriate
resubdivision, with provision for adequate utility easements and connections
for such resubdivision.
8.
Street jogs with centerline offsets of less than one hundred
thirty-five (135) feet should be avoided.
9.
Street right-of-way widths shall be in accordance with the Major
Street and Comprehensive Plan and, where not designated therein, shall
be not less than the following:
|
Major streets
| |
|
Primary with median
|
120 feet
|
|
Primary without median
|
100 feet
|
|
Secondary
|
80 feet
|
|
Minor streets
| |
|
Collector
|
60 feet
|
|
Minor
|
50 feet
|
|
Cul-de-sac
|
50 feet
|
10.
The grades of all streets shall not exceed the following, except
where unusual topographic conditions justify, in the opinion of the
Planning and Zoning Commission, a modification of these standards:
|
Major streets
| |
|
Primary
|
5%
|
|
Secondary
|
6%
|
|
Minor streets
|
7%
|
No street grade shall be less than five-tenths of one
percent (0.5%).
11.
The horizontal and vertical alignment for all streets shall
not be less than the following, except in cases of unusual topographic
conditions:
a.
Horizontal alignment — centerline radius.
|
Major streets
| |
|
Primary street
|
500 feet minimum
|
|
Secondary street
|
300 feet minimum
|
|
Minor streets
| |
There shall be a tangent between all reverse curves
having an adequate length in relation to the radii of the curves to
provide for a smooth flow of traffic.
b.
All changes in street grades shall be made with vertical curves
that provide minimum sight distances of not less than the following
except in cases of unusual topographic conditions:
|
Major streets
| |
|
Primary with median
|
500 feet minimum
|
|
Primary without median
|
800 feet minimum
|
|
Secondary
|
300 feet minimum
|
|
Minor streets
|
200 feet minimum
|
Sight distances for vertical alignment shall be determined
by measuring from a point three (3) feet above the roadway surface
along a line of sight to a point of four (4) inches above the roadway
surface.
12.
The paved width of all streets should be adequate to serve the
existing and future estimated traffic load for the facility. Lane
widths for all streets shall be as follows:
13.
A cul-de-sac should not exceed one thousand (1,000) feet in
length, measured from the entrance to the center of the turnaround,
and if more than one hundred fifty (150) feet in length shall be provided
with a turnaround having a radius of not less than fifty (50) feet
at the property line and not less than forty (40) feet at the curb
line.
14.
Half streets should be prohibited, except where essential to
the reasonable development of the subdivision in conformity with the
other requirements of these regulations; and provided that the Board
of Aldermen finds it will be practical to obtain the dedication of
the other half of the street easement when the adjoining property
is subdivided, the other half of the street shall be platted within
such tract.
15.
The arrangement of streets should be as to cause no hardship
in the subdividing of adjacent properties. The Board of Aldermen may
require the dedication of street rights-of-way to facilitate the development
and street improvements of adjoining properties. The Planning and
Zoning Commission and/or the Board of Aldermen may require multiple
entrances or street easement dedications during subdivision plat reviews
to provide for public safety and welfare.
16.
No street names should be used which will duplicate or be confused
with the names of existing streets. Street names shall be subject
to the approval of the City.
17.
Streetlights/poles (including wiring, conduit, etc.) shall be
provided at intersecting streets and at intervals of no less than
three hundred (300) feet and no more than three hundred fifty (350)
feet, at the end of each cul-de-sac, or where the Public Works Director
or his designee feels one (1) is needed because of the contour of
the ground or the layout of the streets in the subdivision. Said streetlights
shall be not less than fifteen (15) feet nor more than seventeen (17)
feet high, and each light must provide nine thousand five hundred
(9,500) lumens. Such lights/poles shall be owned by the subdivider
so that ownership thereof may be transferred by the subdivider to
the City without liens or encumbrances thereon. Any connection charges
that occur by utility will become the responsibility of the developer.
18.
A subdivision shall submit a layout plan to the City with the proposed streetlight layout included thereon. The City shall submit said layout plan to the appropriate electric utility for review, comments and any suggested layout revision. Said layout plan shall comply with the provisions and requirements of Section 540.010, Minimum Standards for Street Light Construction.
B.
Alleys.
1.
Alleys shall be provided in commercial and industrial districts,
except that the Board of Aldermen may waive this requirement where
other definite and assured provision is made for service access, such
as off-street loading, unloading, and parking consistent with and
adequate for the uses proposed.
2.
Alleys serving commercial and industrial areas shall not be
less than thirty (30) feet in width.
3.
Alleys are not required for residential areas, but when provided
shall not be less than sixteen (16) feet in width.
4.
Alley intersections and sharp changes in alignment shall be
avoided but, where necessary, corners shall be cut off sufficiently
to permit safe vehicular movement.
5.
Dead-end alleys shall be avoided where possible but, if unavoidable,
shall be provided with adequate turnaround facilities at the dead
end as determined by the Board of Aldermen.
C.
Easements.
1.
Easements not less than ten (10) feet wide shall be provided
along each rear and front lot line and not less than five (5) feet
along side lot lines (unless deemed unnecessary by the Director of
Public Works) for use by public and private utilities. If the preliminary
plat and/or improvement plans do not show the proposed sidewalks to
be located within the street right-of-way, then the ten-foot-wide
front lot easement should be dedicated for the installation of sidewalks,
public and private utilities. The Board of Aldermen may require aerial
easements and easements of greater width for the extension of main
storm and sanitary sewers and other utilities where the Board of Aldermen
deems it necessary.
2.
Where a subdivision is traversed by a watercourse, drainage
channel, or stream, which drains one hundred sixty (160) acres or
more of land, there shall be provided a right-of-way for drainage
and public parks and public utility purposes adequate to contain all
of the runoff from a fifty-year maximum flood. The right-of-way shall
be calculated in accordance with, and shall be adequate to provide
for, the drainage requirements of the ordinances and regulations relating
thereto.
3.
Only portable structures shall be placed upon an easement, except
that no recreational structures, such as basketball backboards, game
ball pole or like structures, shall be erected in any street or road
right-of-way, nor shall any portion of said recreational structure
extend into any said right-of-way.
D.
Public Areas And Open Spaces. Public parks, playgrounds, school sites, and other public areas and open spaces shall be provided in accordance with the requirements and standards set forth in Section 410.150 of these regulations.
E.
Blocks.
1.
The lengths, widths, and shapes of blocks shall be determined
with due regard for the following:
2.
Blocks for residential use shall not be longer than eighteen
hundred (1,800) feet, measured along the centerline of the block.
When a block exceeds six hundred (600) feet in length, the Board of
Aldermen may require a dedicated easement not less than fifteen (15)
feet in width and a paved crosswalk not less than four (4) feet in
width to provide pedestrian access across the block.
3.
Blocks used for residential purposes should be of sufficient
width to allow for two (2) tiers of lots of appropriate depth. Blocks
intended for business and industrial use should be of a width suitable
for the intended use, with due allowance for off-street parking and
loading facilities.
F.
Lots. Lots shall conform to the requirements of the zoning district
in which the subdivision shall be developed.
[Ord. No. 2782, 8-15-2023]
1.
Residential lots shall be not less than seventy (70) feet in
width at the front building line.
2.
Side lot lines should be approximately at right angles or radial
to street lines.
3.
The depth of residential lots should not be less than one hundred
twenty (120) feet.
4.
In residential subdivisions where septic tank or individual
sewage disposal devices are to be installed, the area of the lot shall
not be less than ten thousand (10,000) square feet, and the width
of the lot at the front building line shall not be less than one hundred
(100) feet.
5.
Double frontage and reverse frontage lots should be avoided
except where they are needed to provide for the separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement of at least
ten (10) feet shall be provided along the portion of the lots abutting
such a traffic artery or other use where screening is required. There
shall be no right of access across a planting screen easement.
6.
Corner lots for residential use shall have adequate width to
permit appropriate building lines from both streets.
G.
Building Lines. Building lines shall be provided for all residential subdivisions in conformance with Chapter 405, the Zoning Code, except corner lots which shall be as follows:
1.
A side yard building line on the side of a corner lot abutting
the street shall be located not less than thirty (30) feet back of
the street right-of-way when such lot is back to back with another
corner lot and not less than twenty-five (25) feet back of the street
right-of-way line in every other case.
H.
Planned Unit Development. Whenever a subdivision is developed as
a neighborhood unit, wherein adequate park or playground area is provided,
through traffic is cared for adequately and the majority of the minor
streets are of the cul-de-sac or loop type, the Board of Aldermen
may vary the requirements of this Subsection in order to allow the
subdivider more freedom in the arrangement of streets and lots, but
at the same time protect the convenience, health, safety, and welfare
of the probable future residents of the subdivision as well as the
character of the surrounding property and the general welfare of the
entire community.
I.
Utility Lines. All utilities shall be underground.
