[Sub. Regs. Art. V]
No preliminary subdivision plat shall be approved unless it
conforms to the following minimum standards or design set out in this
Article.
[Sub. Regs. §483.070; Ord. No. 343 §1, 5-29-1979]
A.
Relation To Adjoining Streets. The arrangement of rights-of-way in a subdivision shall provide for the continuation of the existing streets or rights-of-way in the adjoining areas, unless the Commission deems such continuation undesirable for reasons of topography or design. Where subdivision streets or rights-of-way are continuations or extensions of existing streets or rights-of-way, the width thereof shall be at the same or greater width of the existing street or right-of-way, except that in no case shall the street or right-of-way in the subdivision be of less width than hereinafter provided in Subsection (C) of this Section.
B.
Projection Of Streets. Where, in the opinion of the Commission,
it is desirable to provide future street access to adjoining areas,
the streets and rights-of-way in the subdivision shall be extended
by the provision of a right-of-way for street purposes from the end
of the pavement to the property line of the subdivision. If deemed
necessary by the Commission, any such dead-end street shall be provided
with a temporary turnaround. The street arrangements shall not be
such as to cause hardship to owners of adjoining property in platting
their own land and providing convenient access to it. However, nothing
herein shall be construed to require that private streets in one (1)
subdivision shall provide access to adjacent lands.
C.
Classification Of Streets And Widths Of Rights-of-Way.
1.
All streets shall be classified as either major, collector, minor
or marginal access (service) in accordance with their use and function,
the standards of public safety and topographic conditions. The classification
of each street designated on a plat shall be reviewed by the Commission
and revised as necessary to conform with the standards of these regulations.
2.
Streets shall have the following rights-of-way:
|
Street Type and Purpose
|
Right-of-Way Width
|
Pavement Width
| |
|---|---|---|---|
|
Major streets
|
Fifty (50) feet minimum
|
Thirty (30) feet minimum
| |
|
Collection streets
|
Fifty (50) feet minimum
|
Thirty (30) feet minimum
| |
|
Minor streets
|
Forty (40) feet minimum
|
Twenty-four (24) feet minimum
| |
|
Marginal access streets (service roads)
|
Forty (40) feet minimum
|
Twenty-four (24) feet minimum
|
|
|
Construction of roadbed and street surfacing (including pavement
type and thickness) shall, at a minimum, conform to the standards
promulgated by the American Association of State Highway and Transportation
Officials (AASHTO).
|
3.
Any subdivision platted along an existing street or County road shall
provide additional right-of-way, as necessary, to meet the minimum
width requirements hereinabove set forth.
4.
When the subdivision is located on only one (1) side of an existing
street or County road, one-half (½) of the required right-of-way
width, measured from the centerline of the existing roadway, shall
be provided.
5.
When a proposed or existing street is located along and within the
boundary line of said land to be subdivided, the entire right-of-way
width must be provided as set forth above.
D.
Intersections.
1.
Streets shall intersect, as nearly as possible, at right angles.
Street patterns shall be such as to minimum long straight, unimpeded
traffic flow. Proposed street patterns within the subdivision shall
be subject to Commission approval.
2.
Street curb intersections shall be rounded by radii of at least twenty-five
(25) feet. When the smallest angle of street intersections is less
than sixty degrees (60°), the Commission shall require curb radii
of greater length. Whenever necessary to permit the construction of
a curb having a desirable radius without reducing the sidewalk at
a street corner to less than normal width, the property line at such
street corner shall be rounded or otherwise set back sufficiently
to permit such curb construction.
3.
No lot which abuts on either a collector or minor street shall have
a service drive, curb cut or other means of access to major street
within forty (40) feet of the right-of-way of any street which intersects
such major street on the side on which such lot is located.
E.
Curves And Grade Changes In Streets — Horizontal And Vertical.
1.
Where there is a deflection angle of more than ten degrees (10°)
in the alignment of a street, a curve with a radius adequate to insure
safe sight distance shall be made. The minimum of curvature degree
shall be:
|
Street Type
|
Degree of Curvature
| |
|---|---|---|
|
Major
|
Sixteen degrees (16°), twenty-two (22) feet of curvature
| |
|
Collector
|
Twenty-two degrees (22°), fifty-five (55) feet of curvature
| |
|
Minor
|
Fifty-seven degrees (57°), eighteen (18) feet of curvature
|
2.
Whenever a street intersects another street, no part of the centerline
of one (1) street within fifty (50) feet of the near curb line of
such other street shall have a slope above such intersection in excess
of three percent (3%) or below such intersection in excess of three
percent (3%) and the maximum grade of either street within an intersection
shall be one percent (1%).
F.
Street Grades And Elevations.
1.
No street grade shall be in excess of fifteen percent (15%) except
as otherwise approved by the Commission caused by adverse topographic
conditions. Where grades are steep, streets may be constructed diagonally
across contours.
2.
All curbing shall be designed so as to provide for the carrying of
surface water from the surrounding drainage area, buildings and pavement.
For adequate drainage, the minimum street grade shall be one percent
(1%) between drainage outlets. Drainage outlets shall be spaced to
accomplish effective removal of surface water consistent with curb
and crown dimensions.
3.
The Commission shall not approve streets which will be subject to
frequent inundation and flooding.
G.
Marginal Access Streets (Service Roads). Where the subdivision
abuts on or contains an existing or proposed major street on which
traffic volumes and vehicular speeds warrant special safety precautions,
the Commission may require that lots abutting such major street will
not have direct access onto said major street.
H.
Street Jogs. Street jogs with centerline offsets of less
than fifty (50) feet are prohibited.
I.
Cul-De-Sacs. Cul-de-sacs shall be no longer than six hundred
(600) feet (unless topography indicates a need for a greater length)
and shall terminate in a circular open space having a radius at the
outside of the pavement of at least forty (40) feet.
J.
Street Names.
1.
Proposed streets which are continuations of, or in alignment with,
existing named streets shall bear the names of such existing streets.
2.
The name of a proposed street which is not in alignment with an existing
street shall not duplicate the name of any existing or platted street.
Names shall be deemed duplicates if the only difference relates to
the use of a synonym for the term "street".
3.
All names of streets proposed by the subdivider shall be approved
or disapproved by the Commission in accordance with these standards.
K.
Alleys. Alleys may be provided to give access to the rear
of all lots used for commercial and industrial purposes. Alleys shall
not be provided in residential subdivisions.
L.
Streets In Relation To Railroad, Expressways, Freeways And Parkways. When the area to be subdivided adjoins or contains, for a considerable
distance, a railroad right-of-way, an expressway, freeway or a parkway,
a street shall be provided approximately parallel to the side of such
right-of-way. In determining the distance of such parallel street
from the right-of-way, consideration shall be given to the distance
required for approach grades to future grade separations.
M.
Slope Easements. Where a cut or fill for a road is outside
the normal right-of-way, a slope easement shall be provided of sufficient
area to permit the maintenance of the slope.
[Sub. Regs. §483.080; Ord. No. 343 §1, 5-29-1979]
A.
Length. Block lengths may not exceed one thousand five hundred
(1,500) feet nor be less than four hundred (400) feet, except as the
Commission deems necessary to secure the efficient use of land or
desired features of street layout.
B.
Width. Blocks shall be wide enough to allow two (2) tiers
of lots of sufficient depth to provide an adequate building site on
each lot. The Commission may approve block widths providing for a
single tier of lots, where lots would otherwise front on a major street
or where the topographic conditions or size of the property prevent
two (2) tiers. In the event that a single tier of lots is permitted
by the Commission, an adequate buffer area shall be provided and access
from any abutting major street prohibited.
C.
Pedestrian Ways. Pedestrian ways may be required near the
center and entirely across blocks which exceed nine hundred (900)
feet in length or to connect dead-end streets or to provide access
to parks, schools, shopping areas or similar facilities. In the event
that a pedestrian way is required, a ten (10) foot right-of-way shall
be set aside with a four (4) foot pavement and at a grade no steeper
than fifteen percent (15%), unless steps of adequate design are provided.
[Ord. No. 343 §1, 5-29-1979]
A.
Frontage — Minimum Width. The minimum width of a lot
shall be that designated in the zoning code, except that the frontage
of any lot on a turnaround of a cul-de-sac shall be the minimum of
the zoning district as measured at the front setback line.
B.
Arrangement.
1.
Each lot shall contain a building site free from the danger of flooding.
No lot shall be impractical of improvement due to steepness of terrain,
dangerous soil conditions or other adverse natural physical conditions.
2.
Side lot lines shall be at right angles to street lines and radial
to curved street lines, except where same is unfeasible.
3.
Lots with double frontage should be avoided except where essential
to provide separation of development from traffic arteries or otherwise
required by topography or orientation or similar conditions.
C.
Dimensions.
1.
The size, shape and orientation of lots shall be designed to provide
desirable building sites, properly related to topography, natural
features, streets and land uses.
2.
Residential lots shall have a lot area of not less than that required
by the zoning district it is in.
3.
The minimum lot area of residential lots proposed to be served by
individual private wells shall be as determined by the Health Department
or presiding regulatory agency in accordance with the factors of soil
conditions and the proposed sewage disposal system.
4.
No remnants of land, containing less area than herein required and
not designated for utility purposes or not accepted for public use,
shall be permitted.
5.
Where property is proposed for development for commercial uses, the
subdivider shall design a layout providing for an overall or unified
development and, wherever possible, avoid the platting of individual
lots for each business establishment.
6.
When property is to be developed for industrial uses, consideration
will be given to a flexible lot, street and utility arrangement in
order to allow for the needs of particular industries.
[Sub. Regs. §483.100; Ord. No. 343 §1, 5-29-1979]
In areas proposed for commercial and industrial uses or such
other land use, the lots shall be of such sizes as to provide for
adequate off-street loading, unloading and parking facilities.
[Sub. Regs. §483.110; Ord. No. 343 §1, 5-29-1979]
A.
Except
where alleys are permitted, easements shall have a width of fifteen
(15) feet along the front lot line and seven and one-half (7½)
feet on the side and rear lot lines for placement of utilities. Where
deemed appropriate in the opinion of the Commission, the easements
for utilities shall also be provided along the side lot line or across
lots.
B.
Stormwater
easements and drainage rights-of-way may be required if same are deemed
necessary for proper drainage within or through a subdivision.
C.
Whenever
a stream or important surface drainage course is located in an area
proposed for subdivision, the subdivider shall provide an adequate
easement and facilities to prevent flooding or erosion along each
side of the stream. This easement shall be for the purpose of widening,
deepening, sloping, improving or protecting the stream or for drainage,
parkway or recreational use as determined by the Commission and other
appropriate agencies. The subdivider shall comply with the requirements
of other controlling agencies including but not limited to DNR, FEMA,
SEMA, Corps of Engineers and NFIP.
[Sub. Regs. §483.120; Ord. No. 343 §1, 5-29-1979]
Due regard shall be given to natural features such as large
trees, unusual rock formations and water-courses; for sites which
have historical significance; and for similar assets, the preservation
of which would add attractiveness and value to the subdivision.
[Sub. Regs. §483.130; Ord. No. 343 §1, 5-29-1979]
Sites which are mutually accepted by the subdivider and the
appropriate public agencies for school, park, recreation or other
public improvements or uses shown on the Comprehensive Plan shall
be reserved and designated for such uses on the plat of any subdivision
in which such a parcel is located.
