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A. The subdivider or developer shall grade and seed the recreational open space.
B. Where the recreational open space is located adjacent to a street, the subdivider or developer shall be responsible for the installation of utilities and other improvements required along that street segment. The developer shall also provide utility service laterals for water and sewer.
C. The subdivider or developer shall be responsible for installing satisfactory ground cover and controlling erosion on recreational open space that has been disrupted as a result of development activities. (Ord. 52-09, 10-19-2009)
A. After the effective date hereof, the sustainable subdivision development tools apply to all new major subdivisions.
B. After a preapplication conference, the subdivider shall submit a preliminary plat and other written or graphic materials necessary to demonstrate what sustainable subdivision tools will be incorporated into the proposed subdivision.
C. New subdivisions shall achieve a minimum score of forty (40) points by utilizing the following list of sustainable subdivision development tools:
Conservation subdivision. Development is clustered to optimize open space, preserve natural features, protect environmentally sensitive areas, and minimize infrastructure demands. | 40 |
Cottage design subdivision. Development reflects traditional neighborhood design, with smaller lots, reduced setbacks, narrower rights of way, smaller building footprints, alleys and/or clustering. | 30 |
Solar subdivision. Development includes 70 percent "solar lots" that have a minimum north-south dimension of 75 feet and a front line orientation that is within 30 degrees of the true east-west axis. | 30 |
Complete street design throughout the subdivision. | 15 |
Permeable street pavement throughout the subdivision. | 15 |
The development incorporates walking/bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. | 15 |
Green building code compliance for 100 percent of dwelling units throughout the subdivision. | 10 |
Rain gardens required by covenant for at least 80 percent of lots throughout the subdivision. | 10 |
Green building code compliance for 50 percent of dwelling units throughout the subdivision. | 5 |
Native and regionally appropriate trees and vegetation are preserved or planted which limits turf grass, limits water demand, improves infiltration or filtration, and enhances the natural environment. Such vegetation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30 percent of the landscaped area. | 5 |
No curb and gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for property on site stormwater management. Retention basins can be used as an open water amenity feature for on site stormwater management. | 5 |
Parkway/street trees are planted at approximately 35 foot intervals to reduce wind speeds, help stabilize the soil, and improve air quality. | 5 |
Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. | 5 |
The development implements innovative infiltration or filtration techniques such as rain gardens, bioswales, French drains, etc. | 5 |
Use of any pavement that reduces the heat island effect throughout the subdivision, such as light colored concrete. | 5 |
Other best management practices, as per city planner or city engineer. | 5 |
(Ord. 52-09, 10-19-2009)
A. Land Suitability: Land may be developed unless it is unsuitable for any proposed use if identified as being environmentally sensitive. Areas identified as being environmentally sensitive include, but are not limited to:
1. All areas mapped as floodplain by FEMA or IDNR, including a seventy five foot (75') buffer.
2. All areas identified as wetlands by the IDNR, including a seventy five foot (75') buffer.
3. Areas identified as wetlands by the IDNR that are known to provide habitat for rare, threatened or endangered species.
4. Historic buildings and sites, archaeological sites and burial sites.
B. Residential Lot Requirements:
1. The lot configuration shall comply with the standards established by the existing zoning district, unless a subdivision qualifies for a development bonus.
2. Lots shall be configured to minimize the amount of impermeable surfaces.
3. Most lots shall take access from interior local streets.
4. Lots shall be configured to minimize the amount of road length required for the subdivision.
5. Development shall be configured to minimize loss of woodlands.
6. All lots within a neighborhood shall abut open space on at least one side. A local street may separate lots from the open space.
7. Stormwater management best management practices (BMPs) shall be followed in conformance with the sustainable subdivision development tools in section 16-11-10 of this chapter.
C. Residential Cluster Siting Standards:
1. Residential lots and dwellings shall be grouped into clusters. Each cluster shall contain no less than five (5) units.
2. Residential clusters shall be located to minimize negative impacts on the natural, scenic and cultural resources of the site and conflicts between incompatible uses.
3. Residential clusters shall avoid encroaching on environmentally sensitive areas identified by the IDNR.
4. Whenever possible, open space shall connect with existing or potential open space lands on adjoining parcels and local or regional recreational trails.
5. Residential clusters should be sited to achieve the following goals, to the extent practicable:
a. Minimize impacts to prime farmland soils and large tracts of land in agricultural use, and avoid interference with normal agricultural practices.
b. Minimize disturbance to woodlands, wetlands, grasslands and mature trees.
c. Minimize downstream impacts due to runoff through adequate on site stormwater management practices.
d. Protect archaeological sites and existing historic buildings or incorporate them through adaptive reuse.
D. Common Open Space Design:
1. Designated; Minimum Required: Open space may be designated as part of the development. The minimum required open space to qualify for a development bonus is forty percent (40%) of the subdivision.
2. Open Space Conservation Ranking (In Order Of Significance): The areas to be preserved shall be identified on a case by case basis in an effort to conserve and provide the best opportunities to restore and enlarge the best quality natural features of each particular site.
a. First priority will be given to intact natural communities, rare and endangered species, environmental corridors, natural and restored prairies, significant historic and archaeological properties, and steep slopes.
b. Second priority will be given to areas providing some plant and wildlife habitat and open space values.
c. Third priority will be given to areas providing little habitat but providing viewshed, recreation, or a sense of open space.
3. Allowable Areas Or Structures: The following areas or structures may be located within the open space area and shall be counted toward the overall open space percentage required:
a. Parking areas for access to and use of the open space developed at a scale limited to the potential users of the open space.
b. Privately held buildings or structures provided they are accessory to the use of the open space.
4. Rights Of Way: Road rights of way shall not be counted towards the required minimum open space.
5. Bodies Of Water: No more than fifty percent (50%) of the required open space may consist of water bodies, ponds, floodplain or wetlands.
6. Plant And Animal Habitat: That portion of open space designed to provide plant and animal habitat shall be kept as intact as possible. Trails shall be designed to avoid fragmenting these areas.
7. Pathways: A pathway system connecting open space areas accessible to neighborhood residents, and connecting these areas to neighborhood streets and to planned or developed trails on adjacent parcels shall be identified in the plan.
8. Ownership; Management: The designated common open space and common facilities may be owned and managed by one or a combination of the following:
a. A property owners' association.
b. A nonprofit conservation organization.
c. Public dedication.
d. An individual who will use the land for open space purposes as provided by a conservation easement.
9. Public Dedication Of Open Space: The city may accept the dedication of fee title or dedication of a conservation easement to the common open space. The city may accept the common open space provided:
a. The common open space is accessible to the residents of the city.
b. The city agrees to and has access to maintain the common open space.
10. Individual Ownership: An individual may hold fee title to the land while a nonprofit or other qualified organization holds a conservation easement use for the common open space. (Ord. 52-09, 10-19-2009)
In consideration for setting aside areas determined as environmentally sensitive, public park land, and common open space, a conservation subdivision shall qualify for a development bonus.
A. Development Yield Analysis: The subdivider shall submit a table showing the maximum number of dwelling units that would be permitted by the underlying zoning designation, consistent with the minimum lot size, lot widths, setbacks and other provisions of this title and compare it to the number of dwelling units proposed. Land that is undeveloped because of other laws and ordinances that prohibit development in certain areas (e.g., floodplains, wetlands, steep slopes, and drainageways) shall be excluded from the development yield analysis.
B. Development Bonus: The development bonus shall equal the overall development density as determined by the development yield analysis, plus twenty percent (20%).
C. Smaller Lot Development: To accommodate a qualified development bonus, the subdivider may submit a plat for smaller lot development. Despite the lot size, yard, and bulk regulations of this title, and any other applicable requirements of the city, the zoning advisory commission and city council may approve a development bonus for conservation subdivisions with lot area and dimensions less than required by this title, and those lots shall be buildable, provided that:
1. The purpose of creating the conservation subdivision with smaller than normal lots is to encourage and promote flexibility, economy, and environmental soundness in layout and design of residential developments only.
2. It is the intent of this section to allow lots that are smaller than normally allowed by this title where all or most of the lots in the conservation subdivision are of a similar size. It is not the intent of this section to allow the creation of small remnant lots in subdivisions where most lots meet the requirements stated herein.
3. No lot may be created that is so narrow, has such little area, or that is so irregularly shaped that it would be impractical, as determined by the zoning advisory commission at the time of the subdivision review, to construct a principal structure on it that:
a. Could be used for purposes that are permissible in that zoning district; and
b. Would satisfy all applicable lot coverage and setback requirements for the zoning district in which the development is located. (Ord. 52-09, 10-19-2009)
A. Definition: A "solar subdivision" is a development that includes at least seventy percent (70%) "solar lots", which have a minimum north-south dimension of seventy five feet (75') and a front line orientation that is within thirty degrees (30°) of the true east-west axis.
B. Solar Access: To facilitate solar access, streets in a solar subdivision shall be oriented in an east-west direction to the maximum extent possible or to within twenty degrees (20°) of such orientation. This requirement shall not apply to preliminary plats approved prior to the effective date hereof, provided the final plat of the preliminary plat is submitted within six (6) months, or to final plats submitted within six (6) months of the preliminary plat approval or to portions of the subdivision where the applicant demonstrates that:
1. There are other means of assuring solar access to lots in question, including, but not limited to, cluster development on large parcels or through the use of building setback or solar access easements.
2. Topographic conditions on or surrounding the land being subdivided make such orientation unreasonable.
3. The shape and size of the property being subdivided make such orientation unreasonable.
4. Adopted stormwater management plans or policies indicate a different street orientation.
5. Existing or approved future development contiguous to the subject property precludes adequate solar access to the portion in question.
6. Existing street patterns contiguous to the subject property make such orientation unreasonable.
7. Specific adverse environmental impacts would occur on the site if such orientation were achieved.
8. Desirable street circulation patterns require some streets to be in a more north-south direction.
9. The final platting of only a portion of an approved preliminary plat precludes changes in remaining portions of the preliminary plat which are necessary to provide adequate solar access to the portion in question. (Ord. 52-09, 10-19-2009)
The following regulations apply to cottage housing developments (CHDs):
A. Bulk Regulations:
1. The minimum lot area for a CHD shall be two thousand five hundred (2,500) square feet.
2. The height limit permitted for structures in CHDs shall be eighteen feet (18').
3. The ridge of pitched roofs with a minimum slope of six to twelve (6:12) may extend up to twenty five feet (25'). All parts of the roof above eighteen feet (18') shall be pitched.
4. The maximum lot coverage permitted for principal and accessory structures in CHDs shall not exceed fifty percent (50%).
B. Yards:
1. Front Yards: The front yard shall be ten feet (10').
2. Rear Yards: The minimum rear yard shall be ten feet (10').
3. Side Yards: The minimum required side yard shall be five feet (5').
4. Courtyards: Landscaped, usable common open space.
C. Number Of Units: The development shall have a minimum of six (6) dwelling units and no more than twelve (12) dwelling units per courtyard.
D. Dwelling Size: Single-story dwellings in cottage developments shall not exceed eight hundred (800) square feet. Two-story structures shall not exceed a total square footage of one thousand two hundred (1,200) square feet.
E. Required Courtyard:
1. A courtyard shall be provided that abuts the front, rear, or side yards of at least fifty percent (50%) of the cottage units.
2. A minimum of four hundred (400) square feet per cottage unit of courtyard is required.
3. All of the cottage units shall be within sixty feet (60') walking distance of the courtyard, and the courtyard shall have cottages abutting at least two (2) sides.
F. Parking:
1. Spaces Required: One space per dwelling unit and 0.5 space per cottage unit for visitor parking shall be required.
2. Location:
a. Parking shall be on the CHD property.
b. Parking may be in or under a structure or outside a structure, provided that:
(1) Visitor parking is screened from direct street view by garage doors, or by a screening fence and/or landscaping.
(2) Parking between structures is only allowed when it is located toward the rear of the principal structure and is served by a private driveway.
(3) Parking may not be located in the front yard.
(4) Parking may be located between any structure and the rear lot line of the lot or between any structure and a side lot line which is not a street frontage.
G. Project Review: Cottage housing developments are reviewed through the city's subdivision review procedure. (Ord. 52-09, 10-19-2009)
A. Numbering: All blocks and lots shall be numbered systematically for identification.
B. Lot And Area Dimensions: The minimum area and dimensions for lots shall conform to the applicable requirements of the area regulations of this title. All lots shall front on a public street or an approved private street. Lots with double frontages shall not be permitted unless one frontage is an arterial street without access rights. Triangular lots shall be avoided whenever possible.
C. Lot Lines: Insofar as practical, the side lot lines shall be perpendicular to the street on which the lot fronts.
D. Remnant Lots: In cases where irregularity of ownership or street lines would produce remnant lots less than the minimum area required by this title, such area shall be added to adjoining lots.
E. Exceptional Sized Lots: When the tract is subdivided into parcels larger than the usual building lots, such tract shall be divided so as to allow for the opening of streets and such parcels shall be multiples, in area, of units not less than the lot areas required by this title.
F. Mid Block Pedestrian Access Easements: All blocks which exceed one thousand feet (1,000') in length shall be provided with a mid block pedestrian access easement. Mid block pedestrian access easements shall be provided to enhance connectivity within and between residential areas. Easements shall be provided in all blocks where the city planner determines, that due to topography, physical constraint, or excessive block length such easement would benefit the health and welfare of the public. (Ord. 52-09, 10-19-2009)
A. General: The arrangement of arterial and collector streets shall conform to the circulation plan of the comprehensive plan. For streets not shown in the comprehensive plan, the arrangement shall provide for the appropriate extension of existing streets. Private streets shall conform to city standards for private streets.
B. Right Of Way:
1. The right of way shall be measured from lot line to lot line and shall be sufficiently wide to contain the street pavement, curbs, shoulders, sidewalks, utilities, street lighting and street trees placed within the right of way.
2. The right of way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than that of the existing street. The right of way width shall vary with street classification according to the city standards.
3. Dedication of half street right of way is discouraged but may be approved by the commission and city council to serve the public interest. Lots abutting on such right of way shall be nonbuildable until the remainder of the street is dedicated to the public.
C. Street Classification:
1. Streets shall be classified by the city engineer as arterial, collector, local or alley. The street hierarchy shall be defined by the city engineer based on road function and average daily traffic in accordance with the city standards.
2. Each street shall be classified and designed for its entire length to meet the standards for one of the street types defined in the city standards.
3. The owner shall demonstrate to the zoning advisory commission's and city council's satisfaction that the distribution of traffic to the proposed street system will not exceed the requirements set forth in the city standards.
D. Street Width: Street width shall consider possible limitations imposed by sight distances, climate, terrain, and maintenance needs. Street widths for each street classification shall conform to the city standards.
E. Pavement Standards: Street pavement thickness shall vary by street classification, subgrade properties and pavement type as specified in the city standards.
F. Street Alignment: Arterial and collector streets shall be continued in as direct an alignment as topography and other conditions permit. Local streets shall conform to the prevailing topography of the subdivision.
G. Street Grades: The minimum gradient for all streets shall be one-half percent (1/2%). The maximum gradient for arterial streets shall be eight percent (8%); for collector streets ten percent (10%); and for local streets twelve percent (12%). Grades of up to fifteen percent (15%) may be allowed on secondary access, local streets with the approval of the zoning advisory commission and city council. The grade within the circle of a cul-de-sac shall be no more than four percent (4%). (Ord. 52-09, 10-19-2009)
H. Names Of Streets: Names of streets that are aligned with existing or platted streets, or essentially so, shall bear the names of the existing streets. Names for new streets shall not duplicate in spelling, nor sound phonetically similar to existing street names in the city or county of Dubuque. Proposed street names for public or private streets shall be labeled on the submitted preliminary plat. (Ord. 26-13, 5-20-2013)
I. Easements: Easements shall be provided as determined necessary for public utility requirements. Public utility easements shall be a minimum of ten feet (10') in width and may vary as needed. Storm sewer and sanitary sewer easements and water main easements shall be a minimum of twenty feet (20') in width.
J. Curbs:
1. Curb requirements and construction shall be in accordance with the city standards.
2. Where curbing is not required, as in planned developments or within two (2) miles of the city limits, edge definition and stabilization shall be furnished as recommended by the city engineer. Shoulders and swales shall be reviewed on a case by case basis with the city engineer.
3. Curbing shall be designed to provide a ramp for wheelchairs and handicapped access as required by state and federal law and city standards. (Ord. 52-09, 10-19-2009)
K. Complete Streets Policy:
1. General: The city's comprehensive plan supports the development of a comprehensive bike/hike trail system to provide multimodal transportation for the city. Streets that are designed for only cars limit transportation choices by making walking, bicycling and taking public transportation inconvenient, unattractive and potentially dangerous. The city currently implements curb ramp, sidewalk, signage and trail projects that support the implementation of complete street design. The city's complete streets policy will take into account the potential for additional cost associated with the construction of complete streets and recognizes that not every new public street will be suitable for implementing all aspects of complete street design. Planning staff will review application of complete street design as part of the major subdivision review process.
2. Complete Street Design Goals:
a. Design and construct new streets in anticipation of increased demand for bicycling, walking and transit facilities.
b. Design and construct new streets that allow for future improvements to accommodate complete street design attributes, such as provision of extra right of way to accommodate an off street bike trail in the future.
c. New public streets that implement all or some components of complete street design shall utilize standards found in the following design guidelines:
(1) AASHTO (American Association Of State Highway And Transportation Officials).
(2) SUDAS (statewide urban design and specifications program).
(3) Federal highway administration.
(4) ITE (Institute Of Transportation Engineers).
3. Complete Street Applications:
a. Most collector and arterial streets are constructed/reconstructed by the city of Dubuque and hence application of complete street design criteria will be handled through the city's internal design and approval process.
b. Local residential streets in most new residential subdivisions will incorporate some complete street design criteria, such as sidewalks on both sides of the street, curb ramps at intersection corners, etc.
c. Collector streets within new subdivision, in addition to above, may restrict driveway access to side streets to facilitate on street bike trails, could include wide sidewalks and parkways to facilitate walking. (Ord. 1-12, 1-17-2012)
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