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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.
The Planning Commission may require the subdivider to reserve for purchase-option certain parcels of land for public use. The public agency shall have from the time of submission of the preliminary study to the submission of the final plat to exercise the purchase-option under this provision. The exact location of the reserved area shall be subject to approval of the Planning Commission.
Inasmuch as the primary purpose of subdividing land is to create building sites, and inasmuch as vehicular access and certain utilities are essential to urban development, it shall be the responsibility of the developer to install in accordance with plans, specifications, and data approved by the public works director, certain required improvements as follows:
A. Staking. The following described monuments shall be installed before the public works director shall approve the plat, or in lieu thereof, a performance bond in an amount equal to the cost of doing such work shall be furnished to the City of Grand Island before the public works director shall certify to the council that the required improvements have been satisfactorily arranged.
1. The external boundaries, corners of blocks and lots, all points of curvature, and points of tangency, shall be monumented by an iron rod or pipe not less than 1/2 inch outside diameter and extending at least 24 inches below grade.
B. Grading of Lots. When any building site is filled to a depth in excess of five feet, said fill shall be laid down in six-inch layers, and each layer shall be given six passes with a sheepsfoot roller with optimum moisture present for compaction to equal the bearing strength of the natural ground, indicated by Proctor test or other test which may be approved by the public works director.
C. Storm Drainage shall be conveyed to an approved storm drainage system if available and adequate to accept the runoff from the fully developed subdivision. Available shall mean a system approved by the public works director to serve the proposed subdivision. If an approved system is available but not of adequate capacity, then provisions must be made for on-site detention to reduce the peak flow out of the subdivision to that which the approved system can accommodate. The detention cell shall be sized to accommodate a ten-year design storm as per criteria acceptable to the public works director. In computing cell capacity only the capacity above the elevation at which approved positive drainage exists will be considered. Detention cells without approved positive drainage will not be accepted. Determination of the approved form of positive drainage shall be made by the public works director. Gravity drainage shall be used if possible. Provisions shall be made for surface water traversing the subdivision. The subdivision agreement shall prohibit filling in of ditches or other drainage facilities and specify ownership and maintenance responsibility of detention cells and other drainage features not dedicated to the public.
D. Sanitary Sewer shall be provided to connect all lots in the subdivision in accordance with standard specifications of the City of Grand Island to an approved public system if available and adequate to accept the flow from the fully developed subdivision. Available shall mean an existing approved system or a system approved for construction by the City. The city council may extend consideration of the preliminary study for up to 120 days to consider a sanitary sewer extension approval. In no case shall the minimum diameter for residential developments be less than eight inches, and for commercial and industrial developments the minimum shall be ten inches. If an approved system is not available, then individual systems may be permissible on an initial basis, however, the subdividers shall be required to install the complete system to serve the subdivision even though it may not be connected with the approved system.
The requirement to install the complete but unconnected system shall not apply to existing right-of-ways, with existing improvements, when determined by the Planning Director along with recommendations from the Public Works Department and the Utility Department that public service mains will not be installed to serve the subdivision in the near future.
The requirement to install the complete but unconnected system shall not apply for a subdivision having four (4) lots or less unless the subdivision is part of a larger development being finalized in phases, except when:
1. The construction of the public system which will serve the subdivision is provided for in the current approved Capital Improvement Program for the City of Grand Island, or;
2. The Council officially amends said program to include a public system which will serve the subdivision, and;
3. The City can provide the subdivider sufficient information for the design and construction of his system.
In the event that individual systems are to be used, then the Subdivision Agreement shall state that the lot owners waive the right to protest creation of a sanitary sewer district abutting the subdivision or to serve the subdivision, shall keep all easements free of any obstructions, including fences, trees and bushes, sheds, etc.; shall indemnify the City of any removal/replacement/repair costs for obstructions in easements for the construction of such district, and shall connect to such district within two (2) years of the district construction completion.
E. Water Supply shall be provided to connect all lots in the subdivision in accordance with standard specifications for the City of Grand Island to an approved public system if available and adequate to serve the needs of the fully developed subdivision. Available shall mean an existing approved system or a system approved for construction by the City. The city council may extend approval of the preliminary study for up to 120 days to consider a water main extension approval. Fire hydrants shall be installed in a pattern approved by the director of utility operations and the fire chief. If an approved system is not available, then individual systems may be permissible on an initial basis, however, the subdivider shall be required to install the complete system to serve the subdivision even though it may not be connected with the approved system.
The requirement to install the complete but unconnected system shall not apply to existing right-of-ways, with existing improvements, when determined by the Planning Director along with a recommendation from the Public Works Department and the Utility Department that public service mains will not be installed to serve the subdivision in the near future.
The requirement to install the complete but unconnected system shall not apply for a subdivision having four (4) lots or less unless the subdivision is part of a larger development being finalized in phases, except when:
1. The construction of the public system which will serve the subdivision is provided for in the current approved Capital Improvement Program for the City of Grand Island, or;
2. The Council officially amends said program to include a public system which will serve the subdivision, and;
3. The City can provide the subdivider sufficient information for the design and construction of his system.
In the event that individual systems are to be used, then the Subdivision Agreement shall state that the lot owners waive the right to protest creation of a water district abutting the subdivision or to serve the subdivision, shall keep all easements free of any obstructions, including fences, trees and bushes, sheds, etc.; shall indemnify the City of any removal/replacement/ repair costs for obstructions in easements for the construction of such district, and shall connect to such district within two (2) years of the district construction completion.
F. Grading shall be completed to official grade on all streets for the full width of the right-of-way and fills shall be compacted sufficiently to assure adequate support for permanent paving, as set forth by standard specifications of the City of Grand Island.
G. Street Surfacing. Paving, including curbs and gutters, shall be completed on all streets in accordance with the standard specifications of the City of Grand Island and in conformity with any official street plans which may be adopted by the city council of Grand Island. Standard installations for sanitary sewer, storm drainage, and water may be required to be installed before paving, subject to the recommendation of the public works director, even though such facilities cannot be connected with the City system at the time of approval of the plat.
H. Public sidewalks four feet wide shall be constructed in accordance with sidewalk standards along each side of all public street right-of-way to serve all lots in the plat. This requirement may be waived until the Council directs such installation for a subdivision having four lots or less unless:
1. the subdivision has curb and gutter; or,
2. such installation would result in continuity with an existing sidewalk on at least one side of the new subdivision; or,
3. the subdivision is part of a larger development being finalized in phases.
I. Inspections of improvements under construction shall be performed under the supervision of a professional registered engineer and upon completion, shall be subject to inspection and approval by the Department of Public Works prior to acceptance by the City of Grand Island. The subdivider may enter into an agreement with the City whereby the developer of the subdivision shall pay for inspection personnel which may be furnished by the City under supervision of the public works director, on all improvements constructed by such developer of such subdivision as provided for in this chapter. An “as-built” set of plans and specifications including required test results bearing the seal and signature of a registered professional engineer shall be filed with the Director of Public Works by the subdivider prior to acceptance of these improvements by the City.
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