(a) General Provisions:
(1) The proposed subdivision and its ultimate use shall be in conformity with the City’s Comprehensive Land Use Plan as adopted, and shall not encroach upon an area designated in the Comprehensive Land Use Plan for future public use.
(2) Land which the Planning Board has found to be unsuitable for subdivision development due to flooding, poor drainage, soil conditions or other features which are likely to be harmful to the health, safety and welfare of future residents shall not be subdivided unless satisfactory methods of correction are formulated by the subdivider and approved by the Planning Board.
(3) The Planning Board shall consider plats designed for special development of group housing, new concepts of solar orientation, superblock arrangements or other methods of site design which may require modification or adjustment of these Subdivision Regulations, provided that such plats do not have an unfavorable effect upon the development of adjacent properties.
(4) Variations, exceptions and/or modifications of these design requirements may be made by the Planning Board, in accordance with Section 1111.02(f), in specific cases where it is deemed that extraordinary hardship, unusual topographical conditions or other unique conditions justify such variations.
(b) Streets:
(1) The arrangement, character, extent, width, grade and location of all streets shall conform to the Major Thoroughfare Plan, as adopted by the Planning Board, and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
(2) Public right-of-way widths shall be as shown on the Major Thoroughfare Plan, and, unless otherwise indicated on the Major Thoroughfare Plan, shall not be less than the following:
Classification Right-of-Way Width (in Feet) A. Expressways 300 B. Major street 80 - 100 C. Collector streets 60 - 80 D. Minor streets 50 E. Marginal access streets 50 F. Alleys 20 G. Crosswalks 10 H. Utility easements 12 |
(3) The following standards also apply to streets:
A. Additional street right-of-way width may be required by Planning Board, upon the recommendation of the City Engineer, to assure adequate access, circulation and parking in subdivisions within high density residential areas, commercial areas and industrial areas.
B. Where a proposed subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width for the existing street may be required by Planning Board in conformity with the standards of this Section.
C. Minor streets shall be so arranged as to discourage their use by through traffic. Curvilinear street design is recommended for residential streets to discourage excessive vehicular speeds and to provide attractive vistas.
D. The street arrangement in a subdivision shall provide for the continuation of existing streets in surrounding areas and shall provide for suitable access to adjoining unplatted areas at points not more than one thousand three hundred twenty (1,320) feet apart.
E. Where a proposed subdivision abuts or contains an existing or proposed major street or highway as defined in the Major Thoroughfare Plan, the Planning Board may require marginal access streets, reverse frontage lots containing a ten-foot no access reservation with approved screen planting along the rear property line, or such other treatment as may be necessary for the adequate protection of residential properties and to afford separation of through and local traffic.
F. Intersections on major streets or thoroughfares shall be located not less than eight hundred (800) feet apart, measured from center line to center line.
G. When a tentative layout, including streets, of the general area or neighborhood has been made, approved and adopted by the Planning Board, the proposed subdivision shall be in conformity thereto.
H. Where a proposed subdivision abuts or contains a railroad right of way, expressway or other limited access highway, the Planning Board may 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 shall also be determined with due regard for the requirements of approach grades for future bridges or grade separations.
I. Street jogs with center line offsets of less than one-hundred twenty- five (125) feet shall be prohibited.
K. Half streets shall be prohibited, except where Planning Board finds it absolutely essential to the reasonable development of a tract in conformity with the subdivision design and improvement requirements of this Chapter, and where satisfactory assurance for dedication of the remaining part of the street is provided. Whenever a tract to be subdivided borders on an existing half or partial street, the other part of the street shall be dedicated within such tract.
L. Dead-end streets are prohibited, except those designed as permanent cul-de-sacs or those required for future access to adjacent unplatted property. Temporary turn-around arrangements for dead-end streets which will be extended in the future may be required by the Planning Board.
M. Cul-de-sac streets shall be no longer than six hundred (600) feet and shall contain at the closed end a turn-around having an outside road pavement diameter of one-hundred five (105) feet and a street property line diameter of one-hundred twenty (120) feet. Special consideration will be given to longer cul-de-sacs under unusual topographic conditions.
N. Street grades shall not be greater than five percent (5%) or less than five-tenths percent (5/10%) per one hundred (100) feet.
O. To insure adequate sight distance, horizontal curves shall have the following minimum center line radii:
Classification Centerline Radii (in Feet) 1. Minor streets & Marginal Access Streets 150 2. Collector streets 300 3. Major streets 500 4. Expressways 750 |
5. A tangent at least one hundred (100) feet long shall be provided between reverse curves on collector streets and at least two hundred fifty (250) feet long on major streets and thoroughfares, including expressways.
P. Streets shall intersect one another at right angles or as nearly at right angles as conditions permit. No street shall intersect another at an angle of less than sixty degrees (60°).
1. “T” intersections of minor streets are to be encouraged.
2. Multiple intersections involving the junction of more than two streets shall be prohibited.
3. Minor streets intersecting with a major street or thoroughfare shall have a tangent section of center line not less than fifty feet in length.
Q. No street names shall be used which will duplicate or be confused with the names of existing streets within the area of jurisdiction of the City. Street and subdivision names and house numbers shall be subject to the approval of the City Manager or his designee.
(c) Alleys:
(1) Alleys shall be prohibited in subdivisions within single-family or two-family districts, unless Planning Board finds they are warranted by special or unique conditions.
(2) Alleys shall be provided for subdivisions where the intended use is for multiple dwellings or business, commercial or industrial purposes. The Planning Board may waive this requirement where other definite provision is made for service access, off-street loading and parking.
(3) Dead-end alleys are prohibited, unless Planning Board finds them unavoidable because of special physical conditions. If permitted, dead-end alleys shall be provided with adequate turn-around facilities for service trucks, as determined by the Planning Board.
(d) Blocks:
(1) Block length shall be no longer than one thousand three-hundred twenty (1,320) feet nor less than five hundred (500) feet, unless Planning Board finds that special physical conditions justify a departure from these standards.
(2) Block width shall be sufficient to provide for a development of two tiers of lots between streets except in cases where lots back to a major street or thoroughfare under the conditions specified in Section 1111.02(b)(3)E.
(3) Where a proposed subdivision abuts or contains a major street or thoroughfare as shown on the Major Thoroughfare Plan, the long dimension of the block should parallel the major street or thoroughfare.
(4) Blocks designated for multiple dwellings or for business, commercial or industrial use may be specifically designed for such purposes with spaces set aside for off-street parking and loading facilities as specified in the parking regulations contained in Section 1111.07.
(5) Dedication of an easement, at least ten (10) feet in width, may be required for a pedestrian walkway through a block over nine hundred (900) feet in length or where Planning Board finds it necessary in order to provide for safe and convenient access to schools, parks, shopping centers or other community facilities.
(e) Lots:
(1) The lot size, width, depth, shape and orientation shall be appropriate for the location and contemplated use of the subdivision but in no case shall any of the lot dimensions, building setback lines or lot area requirements be less than the minimum specified in the Zoning Code for the particular district in which the subdivision is located.
(2) The minimum lot depth for residential lots shall be one hundred (100) feet, one hundred thirty-five (135) feet on major streets, except as provided in Section 1111.02(b)(3)E.
(3) The general depth-to-width ratio of lots shall not exceed two and one-half (2½) to one (1).
(4) Every lot shall abut upon and have permanent access to a public street. However, in subdivisions designed under the special design considerations for PUDs, as outlined in Section 1109.05, and for PRCDs, as outlined in Section 1109.06, this requirement may be modified or waived by the Planning Board.
(5) Side lot lines shall be at approximately right angles or radial to the street right-of-way line.
(6) Utility easements may be required on rear or side lot lines, as specified by the Planning Board. Such easements shall be at least twelve (12) feet in width with six (6) feet being taken from the abutting lots on both sides of the center line of the easements.
(7) Additional easements may be required by the Planning Board along drainage channels or water courses in such width, as may be recommended by the City Engineer.
(8) Corner residential lots shall have extra width sufficient to maintain building setback lines specified for the zoning district, as outlined in Chapter 1107.
(f) Modifications and Conditions:
(1) Where the Planning Board finds that strict compliance with the design requirements provided for in this Section results in extraordinary hardship or costs being imposed upon a particular subdivision, it may vary these design requirements, so that substantial justice may be done and the public interest secured.
(2) In granting modifications of these Subdivisions Regulations, the Planning Board may require such conditions as will, in its judgment, secure the objectives of the standards or requirements so varied or modified.
(Ord. 05-16. Passed 11-7-05.)