Loading...
A. Conformance With Master Plan And Other Requirements: Every subdivision shall conform to the requirements and objectives of the City master plan, this title, and all other applicable ordinances and regulations of the City, together with all other applicable planning documents or plans approved or adopted by the City Council (to include, without limitation, the Airport Master Plan, Wellhead Protection Plan, Development Feasibility, Land Use, Water Infrastructure, Sanitary Sewer Infrastructure and Annexation Report) and together with the statutes and regulations of the State of Nevada, except as otherwise provided in this chapter.
B. Provision Of Public Facility Sites: Whenever the Statutes of the State permit the dedication of school sites or parks, the City Council may require the subdivider to dedicate such sites.
C. Land Unsuitability: No land shall be subdivided which is determined by the Planning Commission to be unsuitable for use by reason of flooding, concentrated runoff, inadequate drainage, adverse soil or rock formation, extreme topography, erosion susceptibility or similar conditions which are likely to prove harmful to the health, safety and general welfare of the community or the future property owners. The Planning Commission, in applying the provisions of this section, shall state the particular facts upon which its conclusions are based, and shall also define any conditions under which the land may, in its opinion, become suitable for the proposed development. Land located within any floodway as designated on the City flood insurance rate maps shall be deemed unsuitable for development. Any subdivider proposing development of land that is deemed unsuitable for development shall have the right to present evidence to the City Council contesting such determination of unsuitability, whereupon the City Council may affirm, modify or withdraw the restriction. (Ord. 834, 11-27-2018)
A. Conformance With Plan: Whenever a tract to be subdivided embraces part of a street designated in a street and highway plan adopted by the City, such street shall be mapped in conformance therewith.
B. Layout: Street layout shall provide for the continuation of such streets as necessary to provide traffic and pedestrian access throughout the community and as the Planning Commission may designate.
C. Extensions: Certain proposed streets, as designated by the Planning Commission, shall be extended to the tract boundary to provide future connection with adjoining unmapped lands. Such extensions shall generally not be farther apart than the maximum permitted length of a block, as hereinafter provided.
D. Arrangement Of Residential Streets: Residential streets shall be so arranged as to discourage their use by traffic originating outside the immediate neighborhood.
E. Protection Of Residential Properties: Lots intended for single-family residential use shall not front or have access from arterial streets, except as otherwise permitted by the City due to site-specific conditions. Where a proposed subdivision abuts an existing or proposed arterial street, the Planning Commission may require marginal access streets or reverse property frontage with nonaccess easements abutting the arterial street, or such other treatment as may be justified for protection of residential properties from the nuisance and hazard of high volume traffic, and for protection of the traffic function of the arterial street.
F. Parallel Streets: Where a residential subdivision abuts the right-of-way of a railroad, a limited access highway, or a commercial or industrial land use, the Planning Commission may require the design and construction of a street approximately parallel to such right-of-way or use at a location and configured in such a manner as to take into account approach grades, drainage, bridges and future grade separation.
G. Topography: Streets shall be so arranged in relation to topography as to produce desirable lots, provide for maximum utility and streets of reasonable gradient, and facilitate adequate surface drainage.
H. Alleys: Alleys, if any, shall be aligned and arranged in a manner that minimizes backtracking and single-tier service by trash collection forces, and that avoids the facing of residences directly into alley openings.
I. Half-Streets: Half-streets are prohibited unless approved by the Planning Commission where necessary to provide a right-of-way in the manner indicated on the official street and highway plan, to complete a street pattern already begun, or to ensure reasonable development of an adjoining unmapped parcel. Where a mapped half-street exists in a location abutting to residential lots, the remaining half-street shall be mapped within the subdivision.
J. Dead End Streets: Dead end streets in excess of six hundred eighty feet (680') in length are prohibited unless a modification is granted by the Planning Commission in locations necessary for future street connection to adjacent unmapped lands. This foregoing qualified prohibition shall also apply to cul-de-sacs.
K. Intersection Design: Whenever any proposed street or highway requires a separation of grades or any special form of intersection design at its intersection with any street, highway or railway, the subdivision shall be designed to conform to any plan adopted by the City for the intersection design and all lots within the subdivision shall, when necessary, be provided with suitable access from another public way. Any street or highway intersecting another street or highway shall intersect it at any angle as close to a right angle as is practicable. (Ord. 834, 11-27-2018)
A. Right-Of-Way Widths: Right-of-way widths for streets and roads are as follows:
1. Arterial streets: One hundred feet (100').
2. Minor arterial streets: Eighty feet (80').
3. Collector streets: Seventy feet (70').
4. Collector residential streets: Sixty feet (60').
5. Local residential streets: Fifty feet (50').
6. Collector rural residential streets: Seventy feet (70').
7. Local rural residential streets: Sixty feet (60').
B. Rural Roads: All rural roads shall conform to the following requirements and standards:
1. All infrastructure associated with a rural road shall be constructed at the time of road development; including but not limited to culvert installation and pedestrian way, sidewalk or pathway construction.
2. All rural roads shall include a minimum ten foot (10') wide public utility and slope easement located on one or both sides of the road right-of-way; provided, the City may, in its discretion, increase the required width of the foregoing easement if warranted under the circumstances.
3. Rural roads which are projected through a traffic study or similar analysis to serve more than six hundred (600) average daily vehicle trips shall satisfy the collector rural residential street design standard.
4. Pedestrian ways, sidewalks or pathways associated with rural roads shall be constructed of concrete or asphalt. Sidewalks or pathways shall be constructed on both sides of the road and outside of the public utility and slope easement(s).
5. On-street parking on rural roads, except for temporary or emergency parking, is prohibited, and the subdivider shall install appropriate signage to notify the public of this prohibition.
6. To minimize excessive culvert installation and associated maintenance, access approaches for rural roads shall be limited to either: a) one driveway, not to exceed thirty feet (30') in width or b) two (2) separated driveways, each of which shall not exceed twenty feet (20') in width. Culvert installation is required at the time of roadway construction and, without limitation, shall not be deferred.
7. Rural roads are prohibited in subdivisions not meeting the criteria set forth in subsection 3-2-5A5b of this title.
8. Rural roads are prohibited in areas within capture zones as delineated in the City's Wellhead Protection Plan.
9. Maximum cul-de-sac length for rural roads may be increased in dimension to serve no more than twenty (20) residential dwelling units; provided, under no circumstance shall such cul-de-sacs exceed a length of one thousand three hundred sixty feet (1,360').
C. Private Streets: Private streets within a subdivision shall satisfy the requirements and standards applicable to streets with local street classifications, functions and characteristics. Private streets shall only serve an area contained entirely within the exterior boundaries of the subdivision and shall provide access to the public street system at an intersection, the design of which shall be subject to the review and approval by the City. All private streets shall conform to the following requirements and standards:
1. Minimum total width for private streets accessing five (5) or more lots: Fifty feet (50').
2. Minimum total width for private streets accessing four (4) or fewer lots: Thirty two feet (32').
3. Minimum paved section for private streets accessing five (5) or more lots: Forty feet (40').
4. Minimum paved section for private streets accessing four (4) or fewer lots: Twenty six feet (26').
5. All residential private streets accessing twenty (20) or fewer lots shall have a four foot (4') wide sidewalk on at least one side of the street.
6. All residential private streets accessing more than twenty (20) lots shall have four foot (4') wide sidewalks on both sides of the street.
7. All commercial and industrial private streets accessing four (4) or fewer lots shall have a five foot (5') wide sidewalk on at least one side of the street, or as otherwise determined as part of an approved concept development plan.
8. All commercial and industrial private streets accessing more than four (4) lots shall have five foot (5') wide sidewalks on both sides of the street, unless otherwise provided in a development plan entered into between the subdivider and the City.
9. All private streets shall provide for adequate storm drainage and employ the use of curb and gutter sections to convey runoff, the design of which shall be subject to the review and approval of the City.
10. Parking spaces, inclusive of back up areas as required by section 3-2-17 of this title, shall not be located within a private street, unless otherwise provided in a development plan entered into between the subdivider and the City.
11. All infrastructure associated with private streets shall be constructed at the time of street development.
D. Cul-De-Sacs: Cul-de-sac streets shall terminate in a circular right-of-way not less than fifty feet (50') in radius with an improved turning circle with a radius of at least forty five feet (45'). The Planning Commission may approve a functionally equivalent form of turning space if justified by unusual conditions. The maximum length of cul-de-sac streets, as measured along the centerline of the street and between the centerline of the intersecting street and the center point of the cul-de-sac, shall not exceed six hundred eighty feet (680').
E. Marginal Access Streets: Marginal access streets shall conform to all applicable requirements and standards set forth in this Code.
F. Alleys: Where permitted or required, alleys shall have a minimum width of twenty feet (20') and shall conform to the following requirements and standards:
1. Alley intersections and sharp changes in alignment should be avoided; provided, where such features are necessary, corners shall be cut off ten feet (10') on each side to permit safe vehicular movement.
2. Dead end alleys are prohibited.
3. "Half" alleys are prohibited.
G. Dead End Streets: Dead end streets are only permitted with the approval of the City, which approval, if given, may contain conditions applicable to the subsequent development of the street; provided, if a dead end street is approved by the City, the street shall include easements permitting the subsequent construction of a temporary turning circle with a fifty foot (50') radius or a functionally equivalent design.
H. All Streets: The design and construction of all streets within the City, including both public and private streets, shall conform to the public improvement standards set forth in section 3-3-17 of this chapter.
I. Model Code Standards: All streets shall conform to any model codes adopted by reference in this Code, to include the Fire Code.
J. Street Grades: Streets shall be designed and constructed subject to the following grade requirements and standards:
1. Maximum Grades:
a. Arterial and minor arterial streets: Maximum grades will be determined by the City based on site-specific conditions.
b. Collector streets: No more than seven percent (7%).
c. Collector residential and local residential streets: No more than nine percent (9%).
2. Minimum Grades: New asphalt streets with concrete gutters shall have a minimum longitudinal slope of 0.50 percent. Minimum grades for the rehabilitation of existing streets will be determined by the City based on site-specific conditions.
3. Exceptions: The Planning Commission may, in its discretion, grant an exception to the minimum and maximum grade requirements contained in this subsection if the cost to the subdivider substantially outweighs the public benefit.
K. Vertical Curves: Streets shall be designed and constructed subject to the following vertical curve requirements and standards:
1. Arterial And Minor Arterial Streets: Vertical curves standards for arterial and minor arterial streets will be determined by the City based on site-specific conditions.
2. Collector And Local Streets: Collector and local streets will be designed and constructed with minimum k values of 30 for crests and 40 for sag curves. Vertical curves are not required when the algebraic difference between the two (2) slopes is less than two percent (2%).
L. Horizontal Alignment: Streets shall be designed and constructed subject to the following horizontal alignment requirements and standards:
1. Horizontal alignment standards for arterial and minor arterial streets will be determined by the City based on site-specific conditions.
2. When tangent centerlines deflect from each other by more than ten degrees (10°) and less than ninety degrees (90°), they shall be connected by a curve having a minimum centerline radius of two hundred feet (200') for collector streets, or one hundred feet (100') for collector residential and local residential streets.
3. Between reverse curves, there shall be a tangent section of centerline not less than one hundred feet (100') long.
4. Streets shall intersect arterial streets at ninety degree (90°) angles. Intersecting collector streets, collector residential streets and local residential streets typically intersect at ninety degree (90°) angles, but in no case shall such an angle of intersection be less than seventy five degrees (75°).
5. Street jogs are prohibited unless the City grants an exception based on site-specific conditions.
6. Local residential streets or collector residential streets intersecting a collector street or arterial street shall have a tangent section of centerline at least one hundred fifty feet (150') in length measured from the right-of-way line of the more major street, except that no such tangent shall be required when the local residential or collector residential street curve has a centerline radius greater than four hundred feet (400') measured from a center located on the more major street right-of-way line.
7. Street intersections with more than four (4) legs and Y-type intersections with legs meeting at acute angles are prohibited.
8. Intersections of street lines shall be rounded by a circular arc having a minimum tangent length of fifteen feet (15'). (Ord. 834, 11-27-2018)
A. Maximum Length Of Blocks: Within the following maximums, blocks shall be as long as reasonably possible to achieve the greatest possible street economy, and to reduce the expense and increased safety hazard arising from excessive street intersections. Maximum block length, measured along the centerline of the street and between intersecting street centerlines, shall not exceed one thousand three hundred sixty feet (1,360').
B. Sidewalks Or Pedestrianways: Sidewalks or pedestrianways with a right-of-way width of eight feet (8') are required if the Planning Commission determines they are essential for pedestrian circulation within the subdivision or will enhance access to schools, playgrounds or other community facilities. Rights-of-way for sidewalks and pedestrianways may be used for utility purposes so long as those purposes do not unreasonably interfere with pedestrian traffic.
C. Hillside Areas: Subdivisions or portions of subdivisions with hillside areas must satisfy the applicable requirements set forth in section 3-2-28 of this title. (Ord. 834, 11-27-2018)
A. Lot Width, Depth And Area: Except as otherwise provided in this section, lot width, depth and area shall comply with all applicable zoning requirements, shall be appropriate for the location and character of the proposed subdivision, shall comply with the provisions of any development agreement entered into pursuant to section 3-2-26 of this title, and shall be appropriate for the type and extent of public improvements being installed. Notwithstanding the foregoing sentence, where steep topography, unusual soil conditions or drainage problems render the cost of complying with these requirements excessive in light of the benefit to the public, the Planning Commission may, in its discretion, permit a greater lot width, depth and/or area than is otherwise allowed for the zoning district or which would otherwise be required under this section.
B. Lot Depth And Width: Lot depths shall be at least one hundred feet (100') and widths at least sixty feet (60'); provided, the Planning Commission may, in its discretion, permit narrower lot widths on cul-de-sacs upon a showing of good cause by the subdivider.
C. Building Setback: Minimum building setbacks shall conform to all applicable requirements set forth in this Code.
D. Side Lot Lines: Side lot lines shall be at or near right angles or radial to street lines, unless the Planning Commission, in its discretion, permits a different alignment upon a showing of good cause by the subdivider.
E. Accessibility: Every lot shall abut a public street or private street that is connected to the public street system.
F. Prohibitions: Single-family residences are not permitted on double frontage lots, except that, subject to the approval of the Planning Commission for good cause shown, such lots may be permitted in locations abutting an arterial street so long as all dwellings front on local or collector streets and there is no access from the arterial street. (Ord. 834, 11-27-2018)
Loading...