(A) The quality of the design of the community, both in the urban area and on the fringes of the urban development, is dependent on the quality of design of the individual subdivisions in the area. Good community design can be accomplished by following a few principles. These better approaches to the layout of new areas. The violation of some of the basic rules concerning design of streets, ditches, and other features can lead to such unpleasant situations as: streets that deteriorate and are expensive to maintain, street intersections that are dangerous, drainage ditches that clog up and cause flooding, building lots that are difficult or expensive to construct upon, or difficulties with erosion during the time of development and even throughout the life of the homes.
(B) The figures which follow show some of the better ways of creating a subdivision. The use of good design and holding to these methods of development can provide for the least expense in the building of a subdivision. This is especially true considering the costs that come to the purchasers of property that has been improperly developed and the fact that there is no cheaper time to solve development problems than before houses are built and lots are sold.
(C) Figure 1 below shows some of the patterns of streets and lots that might be possible in the development of areas in large, rural estates type lots. In the shaded area is shown an all too frequent approach to the creating of lots in rural settings. There are a number of problems from the arrangement of lots in a road frontage strip as in the shaded area, such as:
(1) Long narrow parcels which are of reduced usefulness to the buyer;
(2) Increased numbers of driveways intersecting the section line road (this is a major problem to the county as it tries to keep ditches and culverts clean and working);
(3) The narrower lots result in closer spacing of houses with less privacy and greater possibility of failure in the operation of individual sewer systems; and
(4) (a) The frontage of each house upon a section line road means greater exposure to the dust, traffic, litter, and drainage problems which occur along the major roads (also there is a loss of privacy and the danger that the road may have to be widened at some time in the future taking part of the front lawn).
(b) On the other hand, some of the other styles of lot arrangements shown can provide lots of much more usable shape, more privacy, safer traffic, more workable utility layout, better spacing of buildings, and the like.
(D) The majority of land developed in the manner shown in Figure 1 below is expected to be in the jurisdiction of the regional planning commission outside the incorporated area of the city.
(E) These are not all of the possibilities for laying out a large lot development. In fact, a development usually turns out better if it is worked out to fit the shape of the particular piece of land considering the streams, hills, and the like. However, from Figure 1 below, it can be seen that almost any other arrangement is better than a strip of long, narrow lots along the frontage of a major road.
FIGURE 1
RURAL PLATTING PATTERNS
Notes: 1. Property dimensions in many cases are shown as less the right-of-way dimension. This reflects the improvement of the street or road and dedication of it to the public.
2. Covenants should provide for access to lots to be only from side roads.
FIGURE 2
AN EXAMPLE OF GOOD SUBDIVISION DESIGN
Notes: 1. Minor streets should be designed to provide access in a manner to discourage use by through traffic.
2. Collector streets should be designed to provide a direct route from minor streets to major streets.
3. Ingress and egress to residential properties should be provided only on minor streets.
4. Pedestrian ways should be separated from roadways.
5. The urban area shall be designed as a group of integrated residential neighborhoods with appropriate industrial, commercial, and public facilities.
6. Lots, blocks, and street systems should be designed for the most advantageous use of topography and natural physical features.
(Prior Code, § 156.060) (Ord. 1041, passed 4-12-1983)