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All subdivision boundary corners, block and lot corners, street intersection corners, and points of tangency and curvature shall be marked with survey monuments consisting of minimum 5/8-inch steel rods 24 feet in length. Inscribed on the monument or cap, according to state statute, shall be the registration number of the land surveyor making the survey. All federal, state, county and other official bench marks, monuments or triangulation station in or adjacent to the property shall be preserved in precise position.
(Ord. 232, passed 11-1-2000)
The following requirements are applicable to all subdivisions within the jurisdiction of the Park Board, Planning and Zoning Commission and City Council.
(A) In subdividing land or subdividing an existing plat, due consideration shall be given to the subdivision and by the Planning Committees upon review, to the dedication or reservation of suitable sites for schools, conservation areas, bike/pedestrian paths or open spaces and parks. Where a proposed public park, bike/pedestrian path, recreational area or open space, as determined by the Comprehensive Plan, Planning and Zoning Commission and Council, is located in whole or in part within a subdivision, the subdivider shall dedicate the lands to the city; provided, however, that, the total dedication (exclusive of public streets, alleys and pedestrian ways, and exclusive of all other purchased sites such as fire and police stations, water towers and treatment plants and sewer lift stations), shall be consistent with the following requirements:
(1) Residential zoned subdivisions. For land within a residential zone, formulas for land dedication shall be as follows:
(a) Zoning Districts R-1. A land dedication of 7.5% of the undeveloped site or its fair market land value;
(b) Zoning Districts R-2. A land dedication of 12% of the undeveloped site or its fair market land value;
(c) Zoning District Commercial and I/C-1. A negotiated percentage of land dedication of the undeveloped site or its fair market land value; and
(d) Business park or industrial zoned subdivision. None required, with exception of comprehensively planned bike/pedestrian paths shall be by easement.
(2) Infrastructure assessment costs. Infrastructure assessment costs incurred with any of the land dedication above shall be calculated and levied against the bike/pedestrian paths, park or open space by lineal foot of frontage. In no case shall the assessment cost levied against the park or bike/pedestrian path exceed 60% of the value of the land dedicated.
(3) Definition. For purposes of this division, FAIR MARKET LAND VALUE is defined as the market value of the land within the plat or subdivision as of the date presented to the Council for preliminary approval, as determined by the City Assessor or the sale price, whichever is higher, in the same manner as they shall determine the estimated market value of land for tax purposes, excluding from the determination any value added to the land by improvements serving the land, but including in the determination the highest and best force at the time of the platting.
(4) Payment in lieu of dedication. The city shall have the option of requiring a cash contribution in lieu of the land dedication set forth in division (A) above. Cash contribution shall be based on the following schedule.
(a) Zoning District R-1. A cash contribution of $215 per unit;
(b) Zoning District R-2. A cash contribution of $175 per unit;
(c) Zoning District Commercial and I/C-1. A negotiated cash contribution based on its fair market land value; and
(d) Business park or industrial zoned subdivision. None required.
(5) Partial dedication and partial payment. The city may permit or require the subdivider to provide a partial dedication and a partial payment in accordance with the requirements as set forth above.
(6) Review. The cash and land dedication value set forth above shall be reviewed by the Park Board on an annual basis and a revised schedule, if any, shall be set forth by the Council.
(B) When structures are constructed on property which has been previously platted and on which plat no park or bike/pedestrian path dedication on record in cash or land was given to the city, a park or bike/pedestrian path dedication fee in accordance with the schedules hereinafter set forth shall be paid at the time of the subdivision agreement or when the building permit is issued. If the park or bike/pedestrian path as indicated on record has been previously satisfied at the time of platting in accordance with the requirements then in existence, then no further fee shall be levied. If a partial payment has been made, then the balance of the development shall be charged the rate set forth in division (A)(1) of this section.
(C) When building permits are issued on property which is not platted and is not required to be platted prior to receiving a building permit, a fee shall be paid at the time of building permit issuance in accordance with the above schedule.
(D) Sums of money so received by the city shall be placed in a special account to be known as the Public Sites and Equipment Fund and allocated by the Council solely for the acquisition of land or purchase of equipment for public parks, recreation areas or open spaces, bike/pedestrian path development of existing parks and recreational areas or debt retirement in connection with the land or equipment previously acquired for parks, bike/pedestrian paths, recreational areas or open areas.
(E) Pursuant to state statute, the following may be required: The subdivider shall be responsible for providing site development plans with provisions for the control of drainage, erosion, and siltation if the plans are considered necessary by the City Engineer or by law, for the purpose of soil and water conservation.
(F) In high density zoning districts, the Council may require developments of 24 units or more to create a private entity to maintain some form of on site recreation for use by the site residents; specifically preschool children.
(Ord. 232, passed 11-1-2000)
The following requirements are applicable to all subdivisions within the city.
(A) The subdivision shall be so designed as to be in harmony with adjacent subdivisions and provide for the continuation of existing streets and bicycle/pedestrian paths. Provisions shall be made for streets and bicycle/pedestrian paths through the subdivision for the platting of contiguous property.
(B) The street layout shall provide access adequate for emergency and public service vehicles to all lots and parcels of land within the subdivision.
(C) Where appropriate to the design, streets shall be established to avoid jogs at intersections and to promote continuity of local streets and those of higher classifications. Street jogs with centerline offsets of less than 125 feet shall be discouraged.
(D) Streets shall be established to take advantage of the contour of the land so as to produce usable lots, cause a minimum of cutting and filling, and to produce streets with reasonable grades as defined in § 152.070.
(E) Certain proposed streets, where appropriate, shall be extended to the boundary line of the tract to provide for adequate circulation of traffic within the vicinity.
(F) Streets shall intersect other streets as near to a 90-degree angle as topography and other factors permit. Intersections of streets and arterial or collector streets shall be limited to a minimum angle of 70 degrees unless specifically approved by the Planning and Zoning Commission.
(G) Whenever there exists a dedicated or platted portion of a street, alley or bicycle/pedestrian path adjacent to the proposed subdivision which conforms to the official map, if so adopted, the remainder of the street or alley shall be platted to the prescribed width within the proposed subdivision.
(H) Half-width streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations. Where an existing half-width street adjoins a portion of the boundary of a proposed subdivision, street dedication in a width needed to make this a full-width street may be required.
(I) Street and right-of-way widths shall conform to those required by the city. Where the widths are not prescribed, the widths shall not be less than the minimum stated in § 152.068.
(J) Alleys shall be platted in the rear of all lots to be used for commercial or industrial purposes. Alleys will not be approved in residential areas, unless required by unusual topography or other exceptional conditions.
(K) Lands abutting arterial or collector streets shall be platted with the view of making the lots, if for residential use, desirable for the use by cushioning the impact of heavy traffic on the trafficways; and with the view also of minimizing interference with traffic on the trafficways as well as the accident hazard. This may be accomplished in several ways:
(1) By not fronting the lots on the highway or thoroughfare but on a parallel local street at a distance of a generous lot depth, in which case private driveways shall connect with the local street; and/or
(2) By a collector street platted more or less parallel with the highway or thoroughfares, 600 to 1,000 feet distance therefrom, from which loop streets or dead end streets would extend toward the highway, the ends of which provide access to the lots abutting the highway to their rear.
(L) Dead end streets will be approved if limited to 500 feet long provided a permanently designed turn around area having a minimum radius to the edge of the finished street or curb line of not less than 53 feet and a minimum right-of-way radius of 60 feet, is constructed.
(M) Closed subdivisions (with one exit) shall not be permitted.
(N) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depth, unless, in the opinion of the Planning and Zoning Commission, prevented by unusual topography or other physical conditions.
(O) The lengths, widths and shapes of blocks, and lots with blocks, shall be determined with due regard to:
(1) Provision of adequate building sites suitable to the special needs of the principal and all required accessory uses;
(2) Zoning requirements as to lot sizes and dimensions, and provisions regulating off-street parking and loading spaces;
(3) Needs for convenient access, circulation, control and safety of street traffic;
(4) Limitations and opportunities of topography; and
(5) Generally, blocks shall not exceed 1,320 feet nor be less than 300 feet high in length measured along the greatest dimension of the block.
(P) Residential blocks shall normally be of sufficient width for two tiers of lots. Block lengths shall be determined by circulation and other needs. Where residential blocks with lots deeper than 200 feet are proposed, a reservation for a future street through the middle of the block, longitudinally, may be required.
(Q) Pedestrian crosswalks, not less than ten feet wide, shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
(R) Bicycle and pedestrian paths shall be designed in accordance with the Finnra Standards and laid out in accordance with the requirements of the City Council, and shall be dedicated by easement.
(S) The number of intersecting streets along arterial and collector streets shall be held to a minimum, and where practicable, blocks along the trafficways shall not be less than 670 feet in length.
(Ord. 232, passed 11-1-2000)
(A) For all public ways hereafter dedicated and accepted, the minimum right-of-way widths for streets and thoroughfares shall be known in the Comprehensive Plan and where not shown therein, the minimum right-of-way width for streets, arterial highways or pedestrian ways included in any subdivision shall not be less than the minimum dimensions for each classification as follows:
Classification
|
Desirable | Acceptable |
Classification
|
Desirable | Acceptable |
Principal arterial highway | 150 feet | 100 feet |
Minor arterial highway/county road | 100 feet | 80 feet |
Collector streets | 70 feet | 70 feet |
Local streets | 60 feet | |
Service drives | 40 feet | |
Alley | 20 feet | 16 feet |
Pedestrian way/bicycle paths | 10 feet See Finnra Standards | |
Cul-de-sac | 60 feet radius | 60 feet radius |
(B) Where existing or anticipated traffic on principal and minor arterial highways warrants greater widths of right-of-ways, these shall be required.
(Ord. 232, passed 11-1-2000)
The following requirements are applicable to all subdivisions within the jurisdiction of the Planning and Zoning Commission.
(A) Pavement widths for arterial and collector streets will be designated by the City Council. Where required to be provided as part of the subdivision, the subdivider will be responsible for 37 feet. The difference, if any, between the cost of the portion to be provided at the expense of the subdivider including the cost of curb and gutter, if any, and that of the total width designated by the City Council shall be borne by the city, the county or by the state’s Department of Transportation where applicable, unless it is determined by the Council that the greater width will benefit the subdivider in proportion to its cost.
(B) Local streets and dead end streets shall have minimum widths of 37 feet. Where curb and gutter is required the total width, back-to-back of curb shall be 37 feet. The pavement of a turning circle at the end of a dead end street shall have a minimum paved outside diameter of 53 feet to back of curb.
(C) Alleys shall have minimum paved widths of 16 feet.
(D) Alleys, where permitted, will be constructed with a concrete pavement of a minimum thickness of six inches or of asphaltic concrete of a minimum thickness of four inches mat and ten inches base. This requirement may be varied by the Council if, in their opinion, the requirement imposes too severe a restriction when related to the projected use of the alley.
(E) The subdivider shall grade all streets from property line to property line prior to installation of water and sewer facilities. Centerline street grades are to be established by the subdivider subject to approval of the City Engineer.
(F) The subdivider shall, after grading streets and after sanitary sewer, storm sewer and watermains are in, construct a minimum of six-inch compacted gravel street 37 feet in width. The grading and graveling of the street includes installation of culverts necessary for over the ground drainage until curb and gutter is installed.
(G) Streets shall be graded full width and fully constructed with a concrete pavement of a minimum thickness of six inches or of asphaltic concrete of a minimum thickness of four inches mat and ten inches base or of a construction standard and material approved by the City Engineer, in writing. If the classification of the street justifies the construction of a thicker section, the additional cost thereof shall be borne by the city, the county or the state’s Department of Transportation depending upon the agency having jurisdiction.
(H) The subdivider shall within one year provide for the construction of curb and gutter within the confines of the platted area; provided, however, the Council may extend this period where unusual drainage problems exist and the drainage cannot be installed prior to or with the curb and gutter construction, as outlined in a subdivision agreement.
(I) The subdivider shall within two years provide for the construction of the street surface within the confines of the platted area, provided, however, the Council may extend this period, as outlined in the subdivision agreement.
(Ord. 232, passed 11-1-2000)
The following requirements are applicable to all subdivisions within the city.
(A) The grades of any street or alley shall not be less than 0.4%. Where specifically approved by the City Engineer, alleys may be designed with a twenty-five-one-hundredths grade when constructed with concrete pavement.
(B) The grades in all streets, arterial highways, collector streets, minor streets and alleys in any subdivision shall not be greater than the maximum grades for each classification as follows:
Principal arterial highway | 6% |
Minor arterial highway | 6% |
Collector street | 6% |
Local street | 8% |
Alley | 8% |
Pedestrian way | 20% (may be increased if steps of an acceptable design are provided) |
(C) All changes in street grade of 1% or more shall be connected by vertical curves. The length of the vertical curve will be determined on the basis of providing stop sign distances for each road classification where design speed for arterial and collector streets is 40 mph and local streets is 25 mph. In no case shall the length required vertical curve be less than 15 times the algebraic difference in rate of grades for arterial and collector streets or one-half of this minimum for all other streets.
(D) The radius of curvature on the center line of the street shall not be less than that required to produce stop sign distance as defined in division (C) of this section. In no case, however, shall the radius or curvature for arterial and collector streets be less than 300 feet or for local streets, service drives and alleys be less than 100 feet.
(Ord. 232, passed 11-1-2000)
The following requirements are applicable to all subdivisions within the city.
(A) At a street intersection, the street curb intersection shall be rounded by a radius of at least 15 feet.
(B) Where, in the opinion of the Engineer, the center line profiles of streets presented as part of the preliminary plat do not clearly indicate that adequate intersection design will be accomplished, the Planning and Zoning Commission may request an intersection detail at a scale not to exceed one inch equals 20 feet, which detail will clearly represent the construction details for the intersection.
(C) Intersections shall be designed so as to avoid abrupt changes in longitudinal or transverse slope.
(Ord. 232, passed 11-1-2000)
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