(A) All subdivisions of land subject to these regulations shall conform to the design standards of this section.
(2005 Code, § 11-1235)
(B) No subdivision shall conflict with the Comprehensive Plan of the city.
(2005 Code, § 11-1236)
(C) All lots located in any subdivision shall be served directly by a public street; except that, private streets may be permitted as a part of a planned unit development or equivalent thereto.
(2005 Code, § 11-1237)
(D) The proposed subdivision of land should provide open spaces suitably located and of reasonable size for parks, playgrounds, play lots and other recreational areas as well as reservation of land for school sites, fire station sites, other public facilities and future streets (such as freeways). The Planning Commission, based on the Comprehensive Plan, may require as a condition precedent to approval of any subdivision plat.
(1) The said subdivider offers to sell to the appropriate public body, agency or authority, lands, sites and locations for parks, playgrounds, open space, schools, streets (e.g., freeways and expressways) or other public facilities; however, nothing herein shall be construed as to prohibiting the subdivider from making an offer of dedication of such lands. As soon as the preliminary plat has been approved, the Planning Commission shall give 45 days’ notice to the governing body, agency or department that it appears that lands should be considered for public acquisition. If, within that 45 days, the body receiving notice fails to act or submit a negative report on acquisition, then the subdivision and design thereof shall be treated as if no such request for land had been made.
(2) If the body receiving notice replies in writing that they desire to acquire land within the subdivision, they shall have an additional 45 days after making such reply to make arrangements for such land acquisition.
(3) The time allocated for making the above determination may be extended with the mutual consent of the subdivider and the agency involved.
(2005 Code, § 11-1238)
(E) (1) The arrangement, character, extent, width, grade and location of all streets shall conform to the general development plan and shall be considered in their relation to existing and planned streets, topographical conditions, to public convenience and safety and their appropriate relation to the proposed uses of the land to be served by such streets.
(2) Where such is not shown on the General Development Plan, the arrangement of streets in a subdivision shall either:
(a) Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
(b) Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographic or other conditions make continuance or conformance to existing streets impracticable.
(3) Local streets shall be laid out so that their use by through traffic will be discouraged.
(4) (a) If a subdivision abuts or contains an existing or proposed limited access highway or arterial street, the Planning Commission may require marginal access streets, reverse frontage with screening planting contained in a non-access reservation along the rear property line, deep lots with rear service alleys or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(b) If a subdivision borders on, or contains a railroad right-of-way or a limited access highway, the Planning Commission may require streets or easements approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(5) Reserve strips controlling access to streets shall be prohibited, except where their control is placed with the governing body under conditions approved by the Planning Commission.
(6) Street jogs are to be avoided on arterial and collector streets. On local streets, centerline offsets of less than 150 feet shall be avoided.
(7) Wherever possible, there shall be an inside tangent at least 50 feet in length introduced between reverse curves on arterial and collector streets.
(8) (a) Streets shall be laid out so as to provide for horizontal sight distances on all curves. These distances shall be:
1. Local streets: 200 feet;
2. Collector streets: 300 feet; and
3. Arterial streets: 500 feet.
(b) The sight distance shall be measured within street rights-of-way from a height of four feet above the proposed pavement surface in the right-hand lane of the roadway.
(9) Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than 80 degrees.
(10) (a) Street right-of-way widths shall be as shown on the General Development Plan, and where not shown thereon, shall not be less than as follows:
Street Type | Right-of-Way in Feet |
Arterial | 100 feet, except that 150 feet of right-of-way shall be required within 350 feet from the intersection of the centerlines of an arterial street with any other arterial or collector street |
Collector | 80 feet |
Frontage roads (with two-way traffic) | 40 feet |
Local, for commercial areas | 80 feet |
Local, for industrial areas | 60 feet |
Local, for residential areas | 60 feet |
(b) The foregoing rights-of-way shall be the minimum required to be dedicated for street purposes, except as provided. Any additional right-of-way required above the minimum shall be obtained at city and/or county obligation.
(11) Widths of all roadways, alleys and sidewalks shall be in accordance with the following:
(a) Urban subdivisions:
Roadway Type | Roadway Width (Back of Curb to Back of Curb) |
Roadway Type | Roadway Width (Back of Curb to Back of Curb) |
Alley | 18 feet |
Arterials | 52 feet or more (variable) |
Industrial and commercial collector | 43 feet |
Local residential | 36 feet |
Marginal access | 31 feet |
Residential collector | 43 feet |
Sidewalks | 4 feet |
(b) Suburban subdivisions:
Collector, commercial or industrial with no parking | 40 feet |
Local residential | 24 feet |
Sidewalks | Not required |
(12) Half streets shall be avoided, except for arterial streets and collector streets where applicable, or where they are essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations; or, when the Planning Commission finds that it will be practicable to require the dedication of the other half of the street when the adjoining property is subdivided. Whenever a half street, or portion thereof, is existing and adjacent to a tract to be subdivided, the other half of the street based on standards in subsection (E)(10) above shall be platted within such tract.
(13) Dead end streets, designed to be so permanently, shall not be longer than seven times the average lot width or 600 feet, whichever is less, and shall have a turn-around at the closed end that has an outside roadway diameter of at least 86 feet and a street property line diameter of at least 120 feet, or shall have an alternate turn-around area such as hammer-heads and the like, as may be approved by the Planning Commission as providing service equal to the foregoing requirements.
(14) No street names shall be used which will duplicate or be confused with the names of existing streets. Existing street names shall be used where they are or would be logical extensions of existing streets even though separated by undeveloped land. Street names shall be subject to the approval of the governing body.
(15) Roadway grades, wherever feasible, shall not exceed the following with due allowance for reasonable vertical curves:
Roadway Type | Percent Grade |
Arterial | 4% |
Collector | 5% |
Local | 6% |
Marginal access and frontage roads | 6% |
(16) No roadway grade shall be less than 0.5% unless approved by the appropriate engineer. Greater percentages of grade may be required where necessary to provide adequate drainage.
(17) (a) Roadway pavement at intersections shall be rounded by the following minimum radii:
Type of Roadway | Intersecting With | Minimum Curb Radii |
Business, commercial or industrial collector or arterial | Business, commercial or industrial collector or arterial | 50 feet |
Local residential | Local residential | 20 feet |
Local residential | Collector | 30 feet |
Local residential | Arterial | 30 feet |
(b) Right-of-way lines may be required to be rounded by an arc having at least the same radii as the arc of the curb when normal right-of-way requirements are not sufficient to allow the construction of roadways having the radii set out alone.
(2005 Code, § 11-1239)
(F) (1) Alleys shall be provided in commercial and industrial districts; except that, the Planning Commission may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking spaces consistent and adequate for the uses proposed. Alleys in residential districts are to be discouraged.
(2) When provided, the width of an alley shall be 20 feet.
(3) Alley intersections and sharp changes in alignment shall be avoided, but, where necessary, a turning radius shall be provided to permit safe vehicular movement.
(4) Dead end alleys shall be avoided where possible, but if unavoidable, such alleys shall be provided with adequate turn-around facilities at the dead end.
(2005 Code, § 11-1240)
(G) (1) The lengths, widths and shapes of blocks shall be determined with due regard to:
(a) Provision of adequate building sites suitable for the special needs of the type of use contemplated;
(b) Zoning requirements as to lot sizes and dimensions;
(c) Need for convenient access, circulation, control and safety of street traffic; and
(d) Limitations and opportunities of topography.
(2) A block should not exceed 1,300 feet in length, unless such block is adjacent to a limited access highway or arterial street or unless the previous adjacent layout or topographical conditions justify a variation of this requirement.
(3) All blocks shall be so designed as to provide two tiers of lots, unless a different arrangement is required in order to comply with subsections (E)(4) and (E)(12) above or is permitted by subsection (G)(6) below.
(4) Blocks may be irregular in shape; provided, they are harmonious with the overall pattern of blocks in the proposed subdivision; and, provided, their design meets the requirements of lot standards, traffic flow and control considerations and development plan requirements.
(5) In blocks of 800 feet or more in length, a public crosswalk for pedestrian travel may be required to provide access to public or private facilities such as schools or parks. Such crosswalk shall have a right-of-way not less than ten feet and extend entirely across such block at approximately the midpoint of the length of such block. A sidewalk shall be placed along the length of such right-of-way, and constructed in accordance with the requirements for sidewalk improvements in § 11-1217 of this article.
(2005 Code, § 11-1241)
(H) (1) The lot size, width, depth, shape and orientation, and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
(2) The maximum depth of all residential lots shall not exceed two and one-half times the width thereof. For all other lots, the depth shall not exceed three times the width.
(3) The minimum widths of residential lots measured at the setback lines thereof shall not be less than:
(a) Sixty feet when the lot contains an area of 6,000 square feet, but less than 9,000 square feet;
(b) Seventy-five feet when the lot contains an area of 9,000 square feet or more, but less than 15,000 square feet;
(c) Ninety feet when the lot contains an area of 15,000 square feet or more, but less than 20,000 square feet;
(d) One hundred feet when the lot contains an area of 20,000 square feet or more, but less than 30,000 square feet;
(e) One hundred twenty-five feet when the lot contains an area of 30,000 square feet or more, but less than one acre; and
(f) One hundred fifty feet when the lot contains an area of one acre or more.
(4) Where lots front upon a cul-de-sac or curved street having a radius of 200 feet or less the minimum lot widths set forth in subsection (G)(3) above, shall be measured at the building setback line along an arc parallel to the right-of-way of such cul-de-sac or curved street. Such lots shall also be laid out so that their lot frontage, as measured on the arc of such right-of-way line, is not less than 50% of the required lot width measured at the building setback line.
(5) The area of the street right-of-way line shall not be included and calculated in the area of the lot with respect to minimum lot area requirements of these regulations or of any zoning ordinance applicable to the property. Lots shall be required to have more than the minimum area dimensions provided for in this section where such greater area or dimensions are required to meet the yard requirements of this chapter.
(6) There shall be no double frontage lots for individual dwellings (e.g., single- and two-family units), except where the lots abut upon a limited access highway or arterial street or where the topography of the land prevents reasonable subdivision in small units. Double frontage lots shall not have vehicular access between such lots and an abutting limited access highway or arterial street; moreover, lots abutting such highway or street shall have an additional depth of ten feet from the required depth in order to allow a protective screening between the lot and such highway or street if such screening is not required under subsection (E)(4) above.
(7) The depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
(8) Corner lots for residential use shall have extra width to permit appropriate building setback from an orientation to both streets.
(9) Reversed frontage lots shall be avoided except where such are essential to provide a separation of residential development from limited access highways and arterial streets or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten feet, and across which there shall be no right of access, shall be provided along the line of lots abutting such limited access highway, arterial street or other disadvantageous use if such screening is not required under subsection (E)(4) above.
(10) Lots on arterial street intersections and all acute angle intersections which, in the opinion of the Planning Commission, are likely to be dangerous to traffic movement shall have a radius of 20 feet at the intersection of street rights-of-way. On business, commercial and industrial lots, a chord may be substituted for a circular arc.
(2005 Code, § 11-1242)
(I) Easements shall be provided for utilities where necessary and centered on rear or side lot lines and shall be at least 20 feet wide along rear lot lines and ten feet wide along side lot lines; except that, easements for street lighting purposes shall not in any event be required to exceed ten feet. Side lot easements when needed for other than street lighting purposes may exceed ten feet. If a subdivision is traversed by a watercourse, drainage way, channel or stream, then a storm water easement or drainage right-of-way shall be provided. Such easement or right-of-way shall conform substantially to the lines of such water course and shall be of such width or construction, or both, as may be necessary to provide adequate storm water drainage and for access or maintenance thereof. Parallel streets or parkways may be required in connection therewith.
(2005 Code, § 11-1243)
(J) (1) Streets. Notwithstanding the other provisions of this regulation, the minimum width of streets adjacent to areas designed, proposed or zoned for business, commercial or industrial use may be increased by the Planning Commission to such extent as the Commission may deem necessary to assure the free flow of through traffic without interference from parked or parking motor vehicles.
(2) Blocks. Blocks intended for business, commercial or industrial use shall be designed specifically for such purpose, with adequate spaces set aside for off-street parking and loading.
(3) Marginal street access. When lots or blocks in a proposed business, commercial or industrial subdivision front on any limited access highway or arterial street, the subdivider may be required to dedicate and improve a marginal access street to provide ingress and egress to and from such lots or blocks.
(2005 Code, § 11-1244)
(K) (1) A comprehensive group development, including the townhouses, garden apartment complexes and condominiums together with necessary drives and ways of access may be approved by the Planning Commission although the design of the project does not include standard street, lot and subdivision arrangements; provided that, departure from the standards of regulations can be made without destroying their intent.
(2) For all condominium plats, the following shall apply.
(a) The plat must be in three dimensions with vertical control to U.S.G.S. datum.
(b) A benchmark must be set on or near the building at ground level for future reference in locating units in the plat.
(c) Each floor plan of the permanent structure must be shown as well as basement and roof levels and area of plot plan. The dimensions and ties shown for each parcel must be definite enough with respect to both vertical and horizontal control so that the boundaries of each apartment may be accurately located by the use of standard survey methods.
(d) All unit or apartment property lines shall be the interior surfaces of the perimeter walls, floor, ceiling, windows and doors thereof.
(e) A condominium plat must contain all of the certifications and approvals required for any plat. There must also be an approval by the officials authorized to issue building or occupancy permits indicating that the building plans have been approved by his or her office and that the plat is in agreement with the building plan.
(2005 Code, § 11-1245)