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A. Alleys:
1. Alleys shall be provided in all Business District and Limited Business District developments where feasible.
2. The minimum width of an alley shall be twenty six feet (26').
3. All alleys shall be dedicated to the public or provide for public access.
4. All infrastructures to be installed underground shall, where possible, be installed in the alleys platted.
5. Alleys in commercial areas shall be improved with drainage as appropriate and which the design meets the approval of the City Engineer. The developer shall provide storm sewers and/or drainage areas of adequate size and number to contain any runoff within the streets in the subdivision upon the property in conformance with the latest applicable Federal, State and local regulations. The developer shall provide copies of State permits for shallow injection wells (dry wells). Drainage plans shall be reviewed by City staff and shall meet the approval of the City Engineer.
6. Dead end alleys shall not be allowed.
7. Where alleys are not provided, easements of not less than ten feet (10') in width may be required on each side of all rear and/or side lot lines (total width = 20 feet) where necessary for wires, conduits, storm or sanitary sewers, gas and water lines. Easements of greater width may be required along lines, across lots, or along boundaries, where necessary for surface drainage or for the extension of utilities.
B. Easements: "Easements", defined as the use of land not having all the rights of ownership and limited to the purposes designated on the plat, shall be placed on the plat as appropriate. Plats shall show the entity to which the easement has been granted. Easements shall be provided for the following purposes:
1. To provide access through or to any property for the purpose of providing utilities, emergency services, public access, private access, recreation, deliveries or such other purpose. Any subdivision that borders on the Big Wood River shall dedicate a twenty foot (20') wide fisherman's access easement, measured from the mean high water mark, which shall provide for nonmotorized public access. Additionally, in appropriate areas, an easement providing nonmotorized public access through the subdivision to the river shall be required as a sportsman's access.
2. To provide protection from or buffering for any natural resource, riparian area, hazardous area, or other limitation or amenity on, under, or over the land. Any subdivision that borders on the Big Wood River shall dedicate a one hundred foot (100') wide riparian setback easement, measured from the mean high water mark, upon which no permanent structure shall be built, in order to protect the natural vegetation and wildlife along the riverbank and to protect structures from damage or loss due to riverbank erosion. A twenty five foot (25') wide riparian setback easement shall be dedicated adjacent to tributaries of the Big Wood River. Removal and maintenance of live or dead vegetation within the riparian setback easement is controlled by the applicable bulk requirement of the flood hazard overlay district. The riparian setback easement shall be fenced off during any construction on the property.
3. To provide for the storage of snow, drainage areas or the conduct of irrigation waters. Snow storage areas shall be not less than twenty five percent (25%) of parking, sidewalk and other circulation areas. No dimension of any snow storage area may be less than ten feet (10'). All snow storage areas shall be accessible and shall not be located over any aboveground utilities, such as transformers. (Ord. 1191, 2015)
The length, width and shape of blocks shall be determined with due regard to adequate building sites suitable to the special needs of the type of use contemplated, the zoning requirements as to lot size and dimensions, the need for convenient access and safe circulation and the limitations and opportunities of topography. (Ord. 1191, 2015)
All lots shown on the subdivision plat must conform to the minimum standards for lots in the district in which the subdivision is planned. The city will generally not approve single-family residential lots larger than one-half (1/2) acre (21,780 square feet). In the event a single-family residential lot greater than one-half (1/2) acre is platted, irrigation shall be restricted to not more than one-half (1/2) acre, pursuant to Idaho Code section 42-111, and such restriction shall be included as a plat note. District regulations are found in the zoning ordinance.
A. If lots are more than double the minimum size required for the zoning district, the developer may be required to arrange lots in anticipation of future resubdivision and provide for future streets where necessary to serve potential lots, unless the plat restricts further subdivision.
B. Double frontage lots shall be prohibited except where unusual topography, a more integrated street plan, or other conditions make it undesirable to meet this requirement. Double frontage lots are those created by either public or private streets, but not by driveways or alleys. Subdivisions providing a platted parcel of twenty five feet (25') or more between any street right of way and any single row of lots shall not be considered to have platted double frontage lots. The twenty five foot (25') wide parcel provided must be landscaped to provide a buffer between the street and the lot(s).
C. No unbuildable lots shall be platted. Platted areas that are not buildable shall be noted as such and designated as "parcels" on the plat. Green space shall be clearly designated as such on the plat.
D. A single flag lot may be permitted at the sole discretion of the hearing examiner or commission and council, in which the "flagpole" projection is serving as a driveway as provided herein, providing connection to and frontage on a public or a private street. Once established, a flag lot may not be further subdivided, but a lot line adjustment of a flag lot is not considered a further subdivision. The "flagpole" portion of the lot shall be included in lot area, but shall not be considered in determining minimum lot width. The "flagpole" shall be of adequate width to accommodate a driveway as required by this title, fire and other applicable codes. Flag lots within the townsite overlay district are not allowed, except where parcels do not have street access, such as parcels adjacent to the ITD right of way.
E. All lots shall have frontage on a public or private street. No frontage width shall be less than the required width of a driveway as provided under subsection 16.04.020M2 of this chapter and subsection D of this section. Townhouse sublots are excluded from this requirement; provided, however, that townhouse developments shall have frontage on a street.
F. In the townsite overlay district, original townsite lots shall be subdivided such that the new platted lots are oriented the same as the original lots, i.e., lots shall be subdivided in such a way as to maintain frontage on both the street and alley. Exceptions may be made for corner properties with historic structures. (Ord. 1191, 2015)
A. Phasing Required: Development of subdivisions shall be phased to avoid the extension of city services, roads and utilities through undeveloped land.
B. Agreement: Developers requesting phased subdivisions shall enter into a phasing agreement with the city. Any phasing agreement shall be approved and executed by the council and the developer on or before the preliminary plat approval by the council.
C. Mitigation Of Negative Effects: No subdivision shall be approved which affects the ability of political subdivisions of the state, including school districts, to deliver services without compromising quality of service delivery to current residents or imposing substantial additional public costs upon current residents, unless the developer provides for the mitigation of the effects of subdivision. Such mitigation may include, but is not limited to, the following:
1. Provision of on site or off site street or intersection improvements.
2. Provision of other off site improvements.
3. Dedications and/or public improvements on property frontages.
4. Dedication or provision of parks or green space.
5. Provision of public service facilities.
6. Construction of flood control canals or devices.
7. Provisions for ongoing maintenance.
D. Area Development Plan: When the developer of contiguous parcels proposes to subdivide any portion of the contiguous parcels, an area development plan shall be submitted and approved. The commission and council shall evaluate the following basic site criteria and make appropriate findings of fact:
1. Streets, whether public or private, shall provide an interconnected system and shall be adequate to accommodate anticipated vehicular and pedestrian traffic.
2. Nonvehicular circulation routes shall provide safe pedestrian and bicycle ways and provide an interconnected system to streets, parks and green space, public lands, or other destinations.
3. Water main lines and sewer main lines shall be designed in the most effective layout feasible.
4. Other utilities, including power, telephone, cable and gas shall be designed in the most effective layout feasible.
5. Park land shall be most appropriately located on the contiguous parcels.
6. Grading and drainage shall be appropriate to the contiguous parcels.
7. Development shall avoid easements and hazardous or sensitive natural resource areas.
The commission and council may require that any or all contiguous parcels be included in the subdivision. (Ord. 1191, 2015)
The city of Hailey shall not approve any residential subdivision application that includes any type of perimeter wall or gate that restricts access to the subdivision. This regulation does not prohibit fences on or around individual lots. The city shall also not allow any perimeter landscape berm more than three feet (3') higher than the previously existing (original) grade. (Ord. 1191, 2015)
A. Plans Required: Proposed subdivisions shall be carefully planned to be compatible with natural topography, soil conditions, geology and hydrology of the site, as well as to minimize cuts, fills, alterations of topography, streams, drainage channels and disruption of soils or vegetation. Fill within the floodplain shall comply with the requirements of the flood hazard overlay district of the zoning ordinance.
1. A preliminary soil report prepared by a qualified engineer may be required by the hearing examiner or commission and/or council as part of the preliminary plat application.
2. A preliminary grading plan prepared by a civil engineer may be required by the hearing examiner or commission and/or the council as part of the preliminary plat application, to contain the following information:
a. Proposed contours at a maximum of two foot (2') contour intervals;
b. Cut and fill banks in pad elevations;
c. Drainage patterns;
d. Areas where trees and/or natural vegetation will be preserved;
e. Location of all street and utility improvements, including driveways to building envelopes; and
f. Any other information which may reasonably be required by the administrator, hearing examiner, commission and/or council.
B. Design Standards: The proposed subdivision shall conform to the following design standards:
1. Grading shall be designed to blend with natural landforms and to minimize the necessity of padding or terracing of building sites, excavation for foundations, and minimize the necessity of cuts and fills for streets and driveways.
2. Areas within a subdivision which are not well suited for development because of existing soil conditions, steepness of slope, geology or hydrology shall be allocated for green space for the benefit of future property owners within the subdivision.
3. Where existing soils and vegetation are disrupted by subdivision development, provision shall be made by the developer for revegetation of disturbed areas with perennial vegetation sufficient to stabilize the soil upon completion of the construction, including temporary irrigation for a sufficient period to establish perennial vegetation. Until such time as the vegetation has been installed and established, the developer shall maintain and protect all disturbed surfaces from erosion.
4. Where cuts, fills or other excavation are necessary, the following development standards shall apply:
a. Fill areas for structures or roads shall be prepared by removing all organic material detrimental to proper compaction for soil stability.
b. Fill for structures or roads shall be compacted to at least ninety five percent (95%) of maximum density as determined by American Association Of State Highway And Transportation Officials (AASHTO) and American Society For Testing Materials (ASTM).
c. Cut slopes shall be no steeper than two horizontal to one vertical (2:1). Subsurface drainage shall be provided as necessary for stability.
d. Fill slopes shall be no steeper than three horizontal to one vertical (3:1). Neither cut nor fill slopes shall be located on natural slopes of three to one (3:1) or steeper, or where fill slope toes out within twelve feet (12') horizontally of the top of existing or planned cut slope.
e. Tops and toes of cut and fill slopes shall be set back from structures and property lines as necessary to accommodate drainage features and drainage structures.
5. The developer shall provide storm sewers and/or drainage areas of adequate size and number to contain the runoff upon the property in conformance with the applicable federal, state and local regulations. The developer shall provide copies of state permits for shallow injection wells (dry wells). Drainage plans shall be reviewed by planning staff and shall meet the approval of the city engineer. Developer shall provide a copy of EPA's "NPDES General Permit For Stormwater Discharge From Construction Activity" for all construction activity affecting more than one acre. (Ord. 1191, 2015)
A. Flood Hazard Overlay District:
1. Subdivisions or portions of subdivision located within the flood hazard overlay district shall comply with all provisions of title 17, chapter 17.04, article J of this code.
2. Subdivisions located partially in the flood hazard overlay district shall have designated building envelopes outside the flood hazard overlay district to the extent possible.
3. Any platted lots adjacent to the Big Wood River or its tributaries shall have designated building envelopes.
B. Hillside Overlay District:
1. Subdivisions or portions of subdivisions located within the hillside overlay district shall comply with all provisions of title 17, chapter 17.04, article N of this code.
2. Subdivisions located partially in the hillside overlay district shall have designated building envelopes outside the hillside overlay district.
3. All approved subdivisions shall contain a condition that a site alteration permit is required before any development occurs. (Ord. 1191, 2015)
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