Loading...
§ 152.066 PUBLIC SITE AND OPEN SPACE.
   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)
§ 152.067 STREET, BICYCLE/PEDESTRIAN PATHS AND BLOCK LAYOUT.
   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)
§ 152.068 MINIMUM WIDTHS FOR STREETS AND ALLEY RIGHT-OF-WAY.
   (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)
§ 152.069 MINIMUM PAVEMENT WIDTHS AND SURFACE TYPES.
   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)
§ 152.070 STREET GRADE, CURVES AND SITE DISTANCES.
   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)
§ 152.071 INTERSECTIONS.
   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)
§ 152.072 LOTS.
   The following requirements are applicable to all subdivisions within the city.
   (A)   The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated. Lot dimensions shall conform to the requirements of the Zoning Code.
   (B)   Excessive depth in relation to widths shall be avoided. A proportion of not more than three to one normally shall be considered appropriate.
   (C)   Every lot shall abut on a street. Lots for residential purposes shall meet the size requirements of the Zoning Code, and also the requirements relative to building setback and side yard requirements.
   (D)   Residential lots fronting on arterial and collector streets should have extra depths to permit deep setbacks for the buildings.
   (E)   Double frontage lots and reversed frontage lots shall not be platted except as herein before permitted under § 152.067.
   (F)   Side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot fronts.
   (G)   Narrow, triangular lots, unusual shapes, and lots not permitting at least a 26-foot width house with side yards and driveway, rear yards and front yards are prohibited. No plat will be accepted that contains lots undesirable for building, property subject to recurrent flooding, property at grades greater than 8% or other factors that may cause the properties to be marginal in building operations and cause the property to be returned for property taxes.
(Ord. 232, passed 11-1-2000)
§ 152.073 UTILITIES AND DRAINAGE.
   The following requirements are applicable to all subdivisions within the city.
   (A)   Water lines. Where an approved public water supply is within reasonable access to the subdivision as determined by the number of lots, distance from and capacity of existing mains, water lines shall be placed within the right-of-way of each street. Water lines shall have a minimum diameter of six inches. Fire hydrants shall be installed at intervals of not less than 400 feet. The minimum size water main shall be six inches in diameter and all water mains shall be looped so that water is available from two directions to any point. Water mains, fire hydrants, gate valves and appurtenances shall be installed in accordance with acceptable engineering practice. Each lot shall be provided with a connection to the watermain. In general, in new residential areas, water main services with a shutoff shall be installed to appropriate public recreational areas with the water main construction.
   (B)   Sanitary sewers. Sanitary sewers shall be constructed in accordance with a connection to a sanitary sewer. The city may accept an area for platting where the service cannot be provided when the lots are of sufficient size and soil is suitable for private systems in accordance with city and state Health Department recommendations. No private disposal systems shall be interconnected or run to a common private or public drain. The minimum size public sanitary sewer shall be eight inches in diameter. In general in new residential areas sanitary sewer services shall be installed to appropriate public recreational areas with the sewer construction. Sewage lift stations will be constructed if necessary to serve an area, provided a lift station will be constructed on an assessment basis. The lift station cost beyond the area immediately assessable will be held for future assessment to the future area to be served.
   (C)   Storm drainage. All necessary facilities including underground pipe, manholes, inlets, catch basins and other appurtenances necessary to provide adequate drainage for the property or to maintain any natural drainage course shall be the responsibility of the developer. Open drainage ditches will not be allowed unless specifically directed by the City Engineer. Platting of property is prohibited unless it is possible to drain the property by gravity drainage to the natural drainage course for the area. At a minimum no property plat will be accepted unless street grades are at least five feet above lake elevation so as to drain into the streets. The meeting of this requirement does not obligate the Council to accept the plat if there are substantial obstructions to the drainage of the property contained therein and the Council may require that the subdivider install pumping facilities for storm drainage prior to plat acceptance if the facilities are necessary. Storm drainage and retention ponds shall be required and designed in accordance with state statutes.
   (D)   Extensions not in platted area. In some cases, the proposed area to be platted will not be served at its borders by water mains or sanitary sewer. The Council may require a petition for the creation of an assessment district to extend the facilities to the platted area; or may require the subdivider to pay the cost of the extension; or may accept the plat with a separate water or sewer system; or may pay the cost thereof and hold the amount for future assessment; or may refuse acceptance of the plat.
   (E)   Building permit. No building permit shall be issued in the platted area until sewer and water mains are designed, approved and the contract for installation awarded with a satisfactory completion date. No building shall be occupied in the platted area until provided with sanitary sewer and water service and until the street is graveled and the graveling accepted as adequate by the City Engineer to serve the building. The occupancy of a building in violation of this division shall not relieve the subdivider of any responsibility for street improvement. The transfer of property in the plat from the original subdivider to other parties shall not relieve the subdivider of his or her responsibility for initial street work as defined herein.
   (F)   Design of improvements. The City Engineer will design only the improvements to be installed by the city. A subdivider desiring to contract and install their own improvements shall have plans and specifications prepared by a state-registered engineer, which have been approved by the City Engineer and state agencies before constructing begins. All street, sanitary sewer, storm sewer and watermain improvements installed by the subdivider shall be inspected by the City Engineer and the Engineer shall furnish a written statement to the subdivider of city acceptance of the utility improvements or street as part of the city system. Any corrections to the improvements found necessary by the City Engineer shall be done by and at the expense of the subdivider before the acceptance is made.
(Ord. 232, passed 11-1-2000)
Loading...