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No approved final plat shall be released by the planning director until a subdivision agreement shall have been entered into between the subdivider and the City. Approval of an administrative subdivision shall not be contingent upon the requirement of a subdivision agreement between the subdivider and the City. The city attorney shall prepare such agreement with assistance of the director of Planning, the public works director, and the director of utilities operations. The agreement shall provide for the needs of the subdivision, including but not limited to pavement, water mains, sanitary sewers, storm sewers, sidewalks, grading, waste treatment, and open space requirements. Security may be required to assure performance under the agreement.
(Amended by Ord. No. 8921, effective 7-28-2004)
The subdivision agreement shall require that all final engineering plans and specifications for public improvements bear the signature and seal of a registered professional engineer and shall be furnished by the subdivider to the Department of Public Works for approval prior to contracting for construction of any improvements.
Land within the proposed subdivision which the Planning Commission finds to be unsuitable for subdividing due to flooding or bad drainage or other topographic features likely to be harmful to the safety, welfare, or general health of the future residents of the proposed subdivision shall not be subdivided until the objectionable features have been eliminated or until adequate safeguards against such hazards are provided.
A. The arrangement of streets shall conform as nearly as possible to the street plan of the General Development Plan with provisions for the extension of arterial and collector streets. Streets in the subdivision, normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, and provisions may be required for future connections to adjoining unsubdivided tracts.
B. Local streets should be so planned as to discourage through traffic. Cul-de-sacs should normally not be longer than five hundred feet and shall terminate with right-of-way turn-around having a diameter of not less than one hundred feet, and an outside curb diameter of not less than eighty feet for residential areas. Cul-de-sacs within industrial or commercial areas shall have a right-of-way diameter of not less than 120 feet and an outside curb diameter of not less than 100 feet.
C. Collector and Arterial streets should be planned with minimal local street and driveway accesses. Residential subdivisions should be designed with street patterns that provide driveway access from local streets.
D. Whenever a proposed subdivision is adjacent to or contains a portion of an existing or proposed federal or state highway, provision in such subdivision shall be made for one of the following methods of development:
1. If the highway is either a non-access or controlled access thoroughfare, one of the following two methods of development shall be required:
a. A frontage street adjacent and parallel to such thoroughfare shall be provided; or
b. Lots shall back or side to such thoroughfare and have access to another street. Lots in commercial or industrial zoning districts shall have a landscaped area averaging thirty feet in width, or other approved landscaping, adjacent to such thoroughfare, and outside storage of unassembled or unfinished materials or products and inoperable equipment or motor vehicles shall be suitably screened by a sight-obscuring fence, foliage, or other screening material. Lots in residential zoning districts shall have a sight-obscuring fence, foliage, or other screening material adjacent to such thoroughfare. The sight-obscuring fence shall not be metal strips or slats in a chain link fence.
2. If the highway is not a non-access or controlled access thoroughfare, one of the following methods of development shall be required:
a. Either method required for a non-access or controlled access thoroughfare may be applied; or
b. Lots may have frontage directly on such thoroughfare, provided, that the minimum setback for any new building in any zoning district shall be thirty feet, and shall be landscaped except for approved driveways.
E. Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, or where it is found to be practicable to require the dedication of the other half when adjoining property is subdivided.
F. Under normal conditions streets shall be laid out as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. More than four approaches to any intersection shall be prohibited. Street jogs at intersections with centerline offsets of less than 75 feet should be avoided.
G. Alleys may be provided in commercial and industrial districts. Alleys shall be avoided in residential districts except to extend existing alleys to a street.
H. The right-of-way widths, improvements, and grades for streets and alleys included in any subdivision shall not be less than the minimum right-of-way and outside curb dimensions or less than the minimum grade for each classification as shown on the Street Width Matrix attached.
Medians
.
Location. Medians may be located within streets to be dedicated to the public.
Lane width. A minimum unobstructed lane width of twenty (20.0) feet (improved 21' back of curb to back of curb) is required between the median curb and the street curb.
Landscaping. Medians within the public right-of-way may be landscaped, maintenance of landscaped medians shall be the responsibility of a property owners association created at or before filing the final plat. The city will maintain concrete medians or bricked medians within the public right-of-way.
All streets shall be designed and graded to the full right-of-way widths stated.
I. Drives, streets, or roadways within condominium, townhouse, or planned unit developments shall have a minimum right-of-way, improvement, and grade as determined by agreement between the subdivider, public works director, director of Planning, and approved by the city council.
J. The horizontal alignment on all streets except in unusual cases shall be as follows:
Radii of Horizontal Curves (Center Line)
Arterial Streets 700' minimum
Collector Streets 300' minimum
Local Streets 100' minimum
Street Width Matrix | ||
Zone | Paving Width 26' 30' 32' 37' 40' 41' 65' | |
AG-1 | Primary Agricultural Zone | Subject to Design Review |
AG-2 | Secondary Agricultural Zone | |
AG-SC | Special Agricultural / Conservation Zone | |
AG-SE | Special Agricultural / Events Zone | |||||||
AG-SI | Special Agricultural / Industrial Zone | |||||||
SRC | Special Recreation / Conservation Zone | |||||||
TA | Transitional Agricultural Zone | |||||||
LLR | Large Lot Residential Zone | SP | - | P | P | - | - | - |
R-1 | Suburban Residential Zone | - | - | P | SP | - | SP* | - |
R-2 | Low Density Residential Zone | - | - | P | SP | - | SP* | - |
R-3 | Medium Density Residential Zone | - | - | P | P | - | P* | - |
R-3SL | Small Lot Residential Zone | P | - | P | P | - | P* | - |
R-4 | High Density Residential Zone | P | - | P | P | - | P | - |
RO | Residential Office Zone | P | - | - | SP | - | SP* | - |
B-1 | Light Business Zone | - | - | - | - | - | SP | SP* |
B-2 | General Business Zone | - | - | - | - | - | SP | SP* |
AC | Arterial Commercial Overlay Zone | - | - | - | - | - | SP | SP* |
B-3 | Heavy Business Zone | - | - | - | - | - | SP | SP* |
ME | Industrial Estates Zone | - | SP | - | - | SP* | - | - |
M-1 | Light Manufacturing Zone | - | SP | - | - | SP* | - | - |
M-2 | Heavy Manufacturing Zone | - | SP | - | - | SP* | - | - |
M-3 | Mixed Use Manufacturing Zone | - | SP | - | - | SP* | - | - |
CD | Commercial Development Zone | |||||||
TD | Travel Development Zone | |||||||
RD | Residential Development Zone | Subject to Design Review |
A | Airport Zone | |
GCO | Gateway Corridor Overlay District | |
M and MD | Manufactured Home Overlay Zone |
SP Follow standard cross section plan. P Designed Residential
* Wider street width required by subdivision committee on streets acting as collectors/arterials
- Street width not allowed in this zoning class.
Note: There may be exceptions in certain situations.
Designed Residential Development.
Driveway widths restricted on average lot width.
Lot Width | Max Driveway Width |
100’+ - 71’ | 36' wide |
70'-51' | 24' wide |
50’-min | 12’ wide |
Widths don’t include flare per standard driveway detail | |
Flare must occur on lot on which driveway is serving |
Driveway location must be planned and approved by subdivision committee. This would include staggered locations to allow for 20’ of clear zone for fire and emergency vehicles while moving down the street.
Off street parking per dwelling must be considered with design. (Amended by Ordinance No. 9480, effective 04-15-2014)
(Amended by Ordinance No. 9688, effective 06-12-2018)
A. Block Length. Intersecting streets determining block lengths shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets and customary subdivision practice in the immediate area. Blocks shorter than 450 feet and longer than 1200 feet in residential districts should be avoided.
B. Block Width. The width of a block shall be sufficient to allow for two tiers of lots with utility easement, if required. Blocks intended for business or industrial use shall be of such width as may be best suited for the contemplated use of the property taking into consideration the probable arrangement of parking and truck loading and maneuvering upon the property.
C. Very Large Lots and Blocks. When a tract is subdivided into larger than normal lots or parcels, such lots or parcels should be so arranged as to permit the logical location and opening of future streets and appropriate resubdivision with provision for adequate utility connections for such resubdivision. Easements for the future openings and extension of such streets may, at the direction of the Planning Commission, be made a requirement of the plat.
A. Minimum Dimensions. The minimum width of lots shall be as required by the Zoning Chapter of the Grand Island City Code. Side lot lines should be at right angles to straight street lines and radial to curved street lines. Lots having a depth of less than 100 feet should be avoided. Lot sizes shall meet or exceed the requirement of the Zoning Chapter and should as near as practical meet or exceed the typical lot size for building sites in the immediate vicinity. Each lot shall be a buildable site after taking into account all yard spaces required by the Zoning Chapter. Excessive lot depth in relation to width should be avoided.
B. Corner Lots Wider. Corner lots in residential areas shall be of sufficient size to comply with the requirements of the Zoning Chapter.
C. Double Frontage. Lots with street frontage at both front and rear shall be avoided except when backing on a controlled access thoroughfare.
D. Street Frontage. Each lot shall have frontage (minimum width of twenty (20) feet) on a street that will allow for practical, physical vehicular ingress/egress, and allow for the proper provision of present or future municipal services to the lot.
E. Reversed Frontages and Key Lots. Reversed frontages at cross street intersections should be avoided except where it will match existing development. Key lots, being those inside lots fronting on side streets, should be avoided except where they are matching existing development and other lots are excessively deep. Key lots shall be prohibited where they disrupt utility or drainage easements. Reverse frontage and normal corner lots when adjacent to a key lot shall have additional width to allow front yard setbacks on both streets.
F. Septic Tanks. In subdivisions within city jurisdiction outside of corporate limits where buildings are to be served by septic tanks, the size of lots shall be sufficiently large to accommodate adequate drainage fields. Standards set forth by the appropriate County and State or other agencies shall be met.
G. Flag Lots. Flag lots, being those lots landlocked from public right-of-way except for a narrow tract of land of less width than minimum frontage as required by the Zoning Chapter should be discouraged except where development cannot reasonably be accomplished without their use. When such lots are platted, it shall be a requirement of the developer, builder, and owner to direct and maintain storm water drainage from the flag lot to the public right-of-way without directing the flow to adjoining property, i.e., drainage shall be by means of that strip of land connecting the area of the structure to the public right-of-way unless other drainage facilities are approved by the public works director.
(Amended by Ord. No. 8921, effective 7-28-2004)
A. Utility Easements. Unless otherwise required by the director of Planning, the director of utilities operations, or the public works director, utilities easements shall be 20 feet wide, falling half on adjoining lots along rear lot lines, and where necessary the same shall apply to side lot lines. The full width of an easement may fall on one lot. They shall be planned for easy and continuous access for maintenance, shall be continuous through the block and shall connect as nearly in line as possible with adjoining easements. To facilitate the use of easements, rear lot lines in curvilinear platting shall form straight lines for as long a distance as feasible. Direction changes shall fall so that a side lot line will intersect the point of change so as to allow the guywire easements to be located on lot lines.
B. Drainage Easements. Drainage easements for storm sewers or open channels shall be required where storm drainage cannot be practically carried under streets or in the right-of-way. Open channel drainage easements shall be required where there is evidence that the natural drainage for a large area traverses the subdivision. Drainage easements shall be sufficient in width so that motorized equipment may be used in their maintenance.
Pedestrian ways may be required so as to allow cross access for pedestrians in very long blocks. In general, blocks of 800 feet or more in length may have a requirement for a pedestrian way near the center of the block and shall have a minimum width of six feet. Pedestrian ways shall have a sidewalk width of four feet and have a minimum 42 inch high chain link fence on both sides.
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