(A) Street and easement standards.
(1) Street frontage requirement. Any lot or parcel established by land split or by subdivision shall front onto a publicly dedicated street or an easement building permit shall be issued for any parcel or lot recorded for access or ingress/egress purposes. No building permit shall be issued for any parcel or lot not meeting this requirement. An easement for access and ingress/egress shall be attached to the deed of any parcel granting access to cross private property to provide ingress/egress to another private property. Newly created lots or parcels are required to obtain a Land Split Application approval as noted in § 152.05 to ensure access to all parcel(s) within the town.
(2) Street right-of-way or easement(s) widths and standards. Street and easement widths and levels of improvement shall be designed and improved in compliance with these regulations and with the standards for residential development shown in the following chart.
MINIMUM RESIDENTIAL STREET STANDARDS | ||||
Minimum Standards | Land Split (2-3 parcels) | Minor Subdivision (10 or less lots) | Major Subdivision (more than 10 lots) Note: average daily trips (adt) | |
MINIMUM RESIDENTIAL STREET STANDARDS | ||||
Minimum Standards | Land Split (2-3 parcels) | Minor Subdivision (10 or less lots) | Major Subdivision (more than 10 lots) Note: average daily trips (adt) | |
Width of Street R/W or Easement | 30' local rural access easement**** | 50' local rural street r/w | 50' local street r/w (< 1000 adt) | 60' collector street r/w (> 1000 adt) |
#& Width of travel lanes | Two @ 9' | Two @ 10' | Two @ 12' | Two @ 14' (+ turn lane**) |
Width of total travel surface improvement | 18' | 20' | 24' | 28' ** |
Type of surface improvement | prepared subgrade scarified to min. depth of 8" and compacted 95% | double chip seal surface over 5" aggregate base course (abc) | * 3" asphaltic concrete over 6" abc | * 3" asphaltic concrete over 6" abc |
Width of Shoulders | 2' | 2'-4' | 4' | 4' |
Max. Grades | 12%*** | 12%*** | 12%*** | 8%*** |
Non-motorized Trail ways | 10' | 10' | 10' | |
* Minimum required may be greater depending on soils analysis and projected traffic volumes
** Turn lane requirement is dependent on projected traffic volumes
*** Grades may be exceeded for short distances for access and sensitivity to natural terrain as determined and approved by the Town Engineer
**** If the temporary extension is planned to be developed as a larger road, a greater width may be required or a greater setback may be imposed.
(B) Street lengths, intersections and other street design regulations.
(1) The arrangement, character, extent, grade, width, and location of all roadways or streets shall conform to these regulations, Town Public Works Department standard specifications, details and town roadway functional classification system, any adopted transportation plan, the general plan and any specific area plan that affect the proposed new street locations.
(2) Street patterns that follow the natural terrain as much as is feasible within the standards of these regulations are encouraged.
(3) The arrangement of streets shall provide continuation or appropriate projection of existing major streets in surrounding areas. All centerlines shall be continuations of the centerlines of existing streets and highways in contiguous territory. In cases where straight continuations are not physically possible, such centerlines may be continued by curves.
(4) Structures or culverts shall be installed as deemed necessary by the Town Engineer for drainage, access and public safety. Such structures and culverts are to be placed to grades and be of design and size approved or authorized by the Town Engineer. Adequate drainage of the subdivision streets or roadways shall be provided by means of said structures or culverts and by other approved methods, in accordance with the engineering standards adopted by the Town Engineer and Yavapai County Flood Control District.
(5) All roads and alleys developed or improved in conjunction with subdivision development shall either be:
(a) Built to town standards, dedicated to the town by the plat and accepted by the Council; or
(b) Built to town standards and exist and be maintained as private roads within appropriate minimum rights-of-way in compliance with these regulations or as recommended by the Town Engineer.
(6) Half roads or partial width rights-of- way will only be approved where no alternative design exists, or where said partial rights-of-way would require the dedication of additional contiguous rights-of-way to make it full width. The developer shall include evidence that the additional right-of-way necessary to accomplish full width dedication is permanently reserved for future road purposes. Half roads will only be accepted where they are a portion of the road system approved as part of an adopted transportation plan, the town roadway network plan, the general plan or specific area plan.
(7) Dead end streets. Streets designated to have one end permanently closed, shall be no more than six times the minimum lot width nor more than 1320 feet long unless authorized by the Council by an approved waiver.
(a) Dead end streets shall be designed at the closed end with an approved turnaround, which shall be designed to meet the requirements or specifications of the Central Yavapai Fire District.
(b) Where it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication to the boundary of such property. Such dead end streets shall be provided with a temporary turnaround having a roadway diameter of at least 80 feet.
(8) Intersections.
(a) Street intersections shall be at right angles (90°).
(b) Property line radii at street intersections shall not be less than 25 feet, however, the Town Engineer may require a greater radius at edge of pavement where necessary.
(9) Jogs in minor streets. Street jogs of less than 135 feet in length shall not be approved.
(10) Street names. Proposed street names and address numbering shall be assigned and administered in accordance with the provisions of the Public Works Department. Where a proposed street is a continuation of an existing street, the existing street name shall be retained.
(11) Alleys. Alleys shall be provided to the rear of all lots used for business purposes and as deemed necessary by the Commission. Alleys may be permitted in residential developments where a subdivider can produce evidence satisfactory to the Commission of the desirability of such provisions.
(C) Block and lot design regulations.
(1) Blocks. The length, width and shape of blocks shall be determined with due regard to provisions for adequate building sites, the zoning requirements as to lot area and dimensions, limitations, and opportunities of topography and associated needs for convenient access, traffic circulation, control and safety to streets and pedestrian traffic.
(a) Length of blocks shall not be more than 1320 feet except as the Commission considers necessary to secure efficient use of the land or as a desired feature of street design. Where fronting on major streets, lengthened blocks may be utilized in order to reduce the number of intersections along the major street or arterial.
(b) Non-motorized trail way. A non-motorized trail way (paths or sidewalks) ten feet wide shall be provided in blocks over 1320 feet in length or where deemed by the Commission to be necessary for the public safety and convenience; and pedestrian crosswalks may be required in blocks over 660 feet in length.
(c) Width of blocks should be wide enough to allow two tiers of lots.
(2) Lots.
(a) Arrangement. The lot area, width, depth, shape and orientation, as well as the minimum building setback lines shall be appropriate for the location of the subdivision, for the type of development and use contemplated, and shall conform to zoning requirements and these regulations. Side lot lines shall be designed at right angles to straight street lines or radial to curved street lines. Each lot must front upon a public street or road or approved access. All lots shall be laid out so as to provide positive drainage away from all buildings and building site areas. Easements may be on common lot fines, but should follow natural water courses as much as possible.
(b) Accessibility. Each lot shall be accessible to the street on which it fronts, except that no lot shall gain direct access via arterial roads. When a tract fronts on an arterial road the Commission may require lots within the subdivision to have reverse frontage. In all residential subdivisions, road layout shall be designed so as to encourage neighborhood connectivity but discourage through traffic on local streets.
(c) Minimum size. Each lot shall be of a suitable size for the purpose for which it is intended and shall contain a usable building site meeting applicable zoning district requirements. The area of a lot shall be deemed the area shown, exclusive of any area designated for public street right-of-way dedication.
(3) Large tracts or parcels. When the land is subdivided into large tracts or parcels, they shall be arranged to accommodate the location of future streets and logical extensions of existing streets.
(a) No subdivision shall be created with tracts or parcels contemplated for future division without prior authorization by the Council. Parcels and tracts shall be designated by capital letters and be designated in sequence starting with the letter “A”.
(b) Any proposed future division of a tract or parcel in an approved subdivision shall constitute a revision of plat, § 152.11(B) and be subject to the subdivision procedures and requirements of this chapter.
(4) Lot numbering.
(a) Each lot shall be designated by an Arabic numeral.
(b) If block designations are not used, numbering shall be in consecutive sequence within the block beginning with the number "1" wherever lots have common side boundaries within a subdivision or within a block along each street and contiguous consecutive numbers shall follow from one block to another.
(c) When block designations are used, numbering shall be in consecutive sequence within each block area commencing with the corresponding number for each block.
(d) Numbering sequences may follow in continuity from one tract to another when lying contiguous to one another, or when separate or contiguous if the same name is used for successive tracts.
(5) Monumentation. A monument shall be set at each lot corner and at all points of curvature or tangency along lot lines and along the exterior boundary and points of reference of the subdivision, monuments shall be set in conformance with Arizona Boundary Survey Minimum Standards. Whenever streets are improved to the extent that paving is included, survey monuments will be required along their centerline at all street intersections and at the point of curvature and point of tangency of all curves and shall be set as approved by the Town Engineer.
(D) Sanitary sewerage, water, utilities and refuse disposal.
(1) Sanitary sewerage. Where a public sanitary sewage system is reasonably accessible the subdivider shall connect with such sewer and provide a connection to each lot.
(a) A sewage collection and treatment system may be required as a condition of approval for any subdivision pursuant to ADEQ Design Bulletins.
(b) When connection to a sanitary sewage system is not available, individual on-site wastewater systems or other disposal methods may be permitted provided that a statement is submitted to the Commission by Yavapai County Environmental Unit certifying that field investigation has determined that ground slopes and soil conditions will allow for satisfactory disposal by this method with the lot arrangement and size as depicted on the subdivision plat.
(2) Water. Where a public or private water system is reasonably accessible the subdivider shall install water mains connecting with existing water utility systems to serve each lot when and if connection to such system is available. In such case, prior to the approval of the final plat, the subdivider shall submit a letter from the governing body of the water system showing the ability of the system to serve the proposed subdivision and evidence that a satisfactory agreement has been made for connection to the system.
(a) When connection to a water system is not available, the subdivider may provide service by the establishment of a private or community water system. The source of supply shall be developed and improved to the satisfaction of ADEQ or its representatives so that the subdivision may be adequately supplied with water. The source of water may also be subject to approvals by ADWR described in division (e) below.
(b) Water mains and fire hydrants, if installed, shall be installed to grades, location, design and sizes on plans submitted by a Registered Professional Engineer and approved by the Town Engineer and ADEQ.
(c) A water system shall be provided as a condition of approval for any subdivision containing lots or parcels less than one acre in area.
(d) In the case of a subdivision with lots equal to or over one acre in area, water supply may be from other than a community system. In this case evidence shall be submitted showing that sufficient potable water is available and can be obtained for all lots in the subdivision.
(e) Where land lies within the Prescott Active Management Area designated by the Arizona Department of Water Resources (ADWR), any subdivision of six or more lots shall require approval of a certificate of assured water supply or other authorization by the ADWR.
(3) Modification of lot sizes. Minimum lot size may be modified by requirements of the state or Yavapai County regulations pertinent to water and sanitary sewage systems. The requirements for development of water supplies and sewage disposal systems shall not be less than those outlined in engineering criteria and other regulations of the Arizona Department of Water Resources, the Arizona Department of Environmental Quality, and other appropriate county or local agencies.
(4) Refuse disposal. Subdividers shall indicate proposed method of refuse collection and disposal. If any method is planned to be used other than that normally supplied in the town, the Council may require suitable facilities as deemed necessary to be furnished by the subdivider before the subdivision is approved.
(5) Utilities and easements. Except where alleys are provided for that purpose, easements at least 16 feet in total width, one-half of which is provided from each adjoining lot, shall be provided where necessary along rear lot lines; total width of easements may need to be increased for multiple utilities and structures such as poles, wires, conduits, sanitary sewers, gas mains; water mains, or for other utilities; where necessary, additional easements shall be located along the side lot lines. Half or partial easements may only be approved where written commitment of dedication of necessary additional easements are on record. All easements shall be in accordance with those approved by the utility companies concerned.
(E) Public reservation and sensitive design considerations.
(1) Public reservation. Consideration shall be given to the reservation of land for parks, recreational facilities, school sites and fire stations as designated in the general plan and/or applicable specific area plans during the design and layout of the subdivision. The Council, pursuant to A.R.S. § 9-463.01, may require certain lands to be reserved for such public purposes which are limited in scope and duration as follows:
(a) The land area reserved shall be of such a size and shape as to permit the remainder of the land area of the subdivision within which the reservation is located to develop in an orderly and efficient manner.
(b) The land area reserved shall be in such multiples of streets and parcels as to permit an efficient division of the reserved area in the event that it is not acquired within the prescribed period.
(c) The public agency for whose benefit an area has been reserved shall have a period of one year after recording the final subdivision plat to enter into an agreement to acquire such reserved land area. The purchase price shall be the fair market value of the reserved land area at the time of the filing of the preliminary subdivision plat plus the taxes against such reserved area from the date of the reservation and any other costs incurred by the subdivider in the maintenance of such reserved area, including the interest cost incurred on any loan covering such reserved area.
(d) If the public agency for whose benefit an area has been reserved does not exercise the reservation agreement set forth in this section within such one year period or such extended period as may be mutually agreed upon by such public agency and the subdivider, the reservation of such area shall terminate.
(2) Sensitive design considerations. The subdivider shall give consideration to preserving natural features such as large rock outcroppings, ridge lines, riparian areas and views of area landmarks in the design and layout of the subdivision.
(a) Landscaping in commonly owned areas (i.e. land that is owned and maintained jointly by property owners or by a property owners association) or those areas landscaped by the developer are encouraged to utilize drought tolerant plants and utilize Xeriscape plans to minimize water usage. By definition, Xeriscape means some water applied in well controlled amounts and locations in the landscape.
(b) Utility installations shall be located underground to assure that they do not detract from the design and amenity of the subdivision, except for above ground appurtenances of underground utilities, and for major transmission and distribution feeder lines together with related switchyards, substations and equipment.
(F) Special development subdivisions waivers.
(1) Special development subdivisions. Modified standards and requirements of these regulations may be accepted by the Council in the case of a plan and program for a neighborhood unit, or Planned Area Development which, in the judgment of the Council provides adequate public recreation, light, air and service needs for the tract when fully developed and populated, and which also provides such covenants or other legal provisions as will assure conformity to and achievement of the general plan, applicable specific area plan or Zoning Ordinance.
(a) When such a preliminary development plan is submitted it shall be accompanied by a petition for variations, as outlined in these regulations, setting out and explaining reasons for all deviations from standards as herein required.
(b) Special development variations may include (but are not limited to):
1. Streets of less width than standard requirements, but with adequate provisions for off street parking;
2. Up to four lots served by a common driveway where topographic conditions would justify such treatment;
3. Up to four buildings per site in a cluster of less than minimum lot area if a corresponding contiguous commonly owned area plus the building site areas brings the total combination of building sites and commonly owned areas to minimum area standards, and provisions are made that each lot owner has an undivided interest in the contiguous parcel and it is restricted to be used only for recreational purpose or to remain "open", i.e. not for buildings; or
4. For the design of special common sanitation facilities,
(c) Special development subdivisions shall be regulated as outlined in Sec 440 Planned Area Developments in the Zoning Ordinance.
(2) Waivers. The Planning Commission may recommend and the Council may approve waivers or variances from the terms of these regulations, where by reason of exceptional or extraordinary situations or conditions of a tract of land, the strict application of any regulation enacted herein would result in peculiar and exceptional practical difficulties to, or undue hardship upon, the subdivider. Such variance or waiver may be given provided such relief may be granted without detriment to the public good and without impairing the intent and purposes of these regulations. A request for a waiver shall be submitted in writing by the subdivider with the sketch plan or preliminary plat process. If approval of the waiver request or portion thereof is recommended by the Commission for a preliminary plat or by staff for a final plat, it shall be presented to the Council as part of the plat. Any approval action shall be based upon all of the following findings:
(a) That strict application of design and improvement regulations would preclude reasonable subdivision development of the subject property.
(b) That there are special circumstances applicable to the property related to its topography, shape, and/or location that dictate the need for this waiver to ensure good subdivision design and development.
(c) That the granting of this waiver will not be detrimental to the public health, safety, and general welfare or injurious to other property in the area in which said property is situated.
(G) Hillside development subdivisions.
(1) The principal purpose of these hillside development standards is to allow the reasonable and beneficial use and development of private property within areas considered “hillside” (i.e. the majority of the development site has a natural slope greater than 20%) while promoting the public health, safety, convenience and general welfare of the citizens of the town and maintaining the character, identity and image (i.e. preserving ridgelines) of hillside areas which are seen as valuable scenic resources.
(2) The regulations of this section shall apply to all lots or parcels having a natural slope of 20% or greater. This slope is calculated using a minimum run of 100 feet with a rise greater than 20 feet over that 100 foot run.
(3) Hillside lot standards.
(a) Total disturbed area within a lot shall not exceed that of the zoning district maximum lot coverage, but in no case to exceed 25%.
(b) All lots within hillside development subdivisions shall be subdivided to contain a minimum of 25,000 square feet and have minimum lot widths at building setback of 120 feet.
(c) "Panhandle", double frontage, and other unconventional lots may be permitted so long as it can be adequately demonstrated that no such lot will adversely affect any other lot.
(d) The maximum height of air cuts may not exceed the height of the primary structure, excluding antennas and other attachments.
(e) The maximum height of any improvement may not exceed the closest ridgeline adjacent or contained within the parcel.
(f) All fill material must be landscaped to match adjacent vegetation.
(4) Hillside road standards.
(a) Street grades shall not exceed 12%, except for a maximum length of 600 feet where the grade may be a maximum of 15% with approval of the Town Engineer.
(b) Minimum dedicated street rights- of-way may be reduced, when justified by extreme cross-slope cut and fill areas or similar conditions.
(c) "T" or "Y" type turning and backing areas may be substituted for circular turnarounds.
(d) Private streets or drives serving not more than four lots shall be permitted to a maximum length of 300 feet.
(Ord. 09-51, passed 4-21-2009)