(A) Standard residential.
(1) The standard subdivision is intended to be entirely residential.
(2) The subdivision shall:
(a) Conform to all development and design standards within Chapter 7 and all subdivision standards within this chapter;
(b) Be permitted in the SF, SF1, SF2 and SF3 Zoning Districts;
(c) Have a lot and street layout that may be a grid or curvilinear per § 8.8;
(d) Provide minimum required open space per § 8.15; and
(e) Have perimeter landscaping, mounding and/or fencing in a designated common area or easement along all arterial and collector streets per § 7.8.
(B) Conservation.
(1) Intent. Conservation subdivisions are intended to allow greater flexibility in the design and development of subdivisions, in order to produce innovative residential environments, provide for more efficient use of land, protect topographical features and permit common area and open space to accomplish this purpose. Specifically a conservation subdivision provides for the:
(a) Protection of unique topographical features on the site, including, but not limited to, slopes, streams and natural water features;
(b) Protection and preservations of wooded areas, individual trees of significant size, wetlands or other environmentally sensitive features;
(c) Development of common open space and recreational areas easily accessible to residents of the subdivision including provisions for walkways and bikeways;
(d) Provide a more efficient use of the land;
(e) Produce innovative residential environments; and
(f) Minimize the alteration of the natural site features to be preserved through the design and situation of individual lots, streets and buildings.
(2) Exceptions. Exceptions to the development standards relating to the subdivision’s lot size, shape and dimensions may be permitted for individual lots within a conservation subdivision, as follows.
(a) Project area (minimum size of subdivision). There shall be a minimum of five acres required for the development of a conservation or cluster subdivision. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed by or on behalf of the owners of the entire tract. The tract shall be developed as a unit and in the manner approved.
(b) Project density. The overall maximum density of the proposed conservation subdivision shall remain the same as that permitted by developing the same site area into developable lots in full compliance with the applicable underlying zoning district regulations.
(3) Lot standards.
(a) Individual lots in a conservation subdivision are exempt from the following development standards of the applicable residential zoning classification:
(1) Minimum lot area;
(2) Minimum lot width; and
(3) Minimum lot width at setback.
(b) Minimum side and rear yard setback regulations may be modified as follows:
(1) Setback from any subdivision boundary property lines. Twenty feet;
(2) The minimum rear yard setback. Fifteen feet; and
(3) The minimum side yard setback shall have a minimum depth in accordance with the following regulations provided that a minimum distance of 15 feet is maintained between buildings on adjacent lots.
(c) Any plat of a subdivision submitted for plat approval may reduce the minimum side yard requirement for one side yard of each lot to zero provided that:
(1) A minimum distance of 15 feet shall be required and maintained between all buildings on adjacent lots;
(2) No windows or doors shall be provided or maintained on that portion of the structure which reduces the required side yard by use of this exception; and
(3) An easement, providing for the continual maintenance of that portion of the structure that reduces the required side yard by use of this exception is provided, recorded and maintained.
(d) Minimum street frontage may be reduced to 15 feet; provided, however, that each individual lot shall have direct access to a public street.
(4) Open space.
(a) Individual lots shall have a minimum open space of 50%.
(b) The amount of permanent open space created by the development of the site as a conservation subdivision shall be equivalent to, or more than, the total reduction in lot sizes. At least 75% of the total amount of open space shall consist of tracts of land at least 50 feet wide.
(c) The permanent open space created by the development of the site as a conservation subdivision shall be provided in a manner that it is preserved in its naturally occurring state for passive recreational activities. A subordinate amount of this permanent open space may be developed as a common recreational area. The permanent open space created by the development of the site as a conservation subdivision shall further be provided in a manner that it is accessible to residents of the subdivision and for maintenance. The permanent open space shall perpetually run with the subdivision and shall not be developed or separated from the conservation subdivision at a later date. Provisions shall be made for continuous and adequate maintenance at a reasonable and nondiscriminatory rate of charge.
From Top to Bottom: An Existing Farm; Traditional Zoning; Cluster Zoning; and a Conservation Subdivision
(C) Neo-traditional or traditional neighborhood.
(1) Intent. The intent of the traditional neighborhood subdivision type is to establish standards which will promote the principles and objectives of neo-traditional/new urbanist development in the Traditional Residential (TR) zoning district and which encourages mixed-use, diverse, pedestrian- oriented communities with a compact form.
(2) Street design standards. Development subject to the requirements of this section shall comply with the following standards.
(a) Accommodation of new streets. Development shall be designed and located to accommodate existing and proposed streets in accordance with the Center Township thoroughfare plan and the city construction standards, as amended.
(b) Grid network. A street grid network is encouraged. In cases where residential development has been organized around a grid street network, measures to interrupt or terminate long vistas exceeding 1,200 feet in length shall be employed to the maximum extent practicable. These measures shall include, but shall not be limited to:
(1) Curvilinear street segments;
(2) Street jogs or off-sets designed to require vehicles to slow their travel speed;
(3) Bumpouts;
(4) Terminated vistas; and
(5) Stop signs at street intersections.
(c) Design speed. Alleys and local streets shall be designed for a maximum speed not in excess of 25 mph. Street widths and curb return radii shall be minimized to the maximum extent practicable.
(d) Traffic calming measures. Minimal street widths, short block lengths, on-street parking, controlled intersections, roundabouts and other traffic calming measures shall be used on all local streets.
(e) Fronting onto streets. The front facade shall be defined as including the building’s primary entrance as determined by the entrance’s function, scale and/or design detail.
(f) Internal street connectivity. All streets shall be connected unless determined to be or impracticable to achieve due to topographic conditions, natural features or adjacent existing development patterns.
(g) Cul-de-sacs.
(1) Residential development.
a. Cul-de-sac streets shall be limited to a maximum of 15% of the total road footage in a neo-traditional residential development.
b. Whenever cul-de-sac streets are created, at least one eight-foot wide pedestrian access easement shall be provided, to the extent practicable, between each cul-de-sac head or street
(2) Nonresidential and mixed-use development. Cul-de-sacs streets shall be limited to no more than 10% of the total road footage in a nonresidential or mixed-use development.
(3) Cul-de-sac length.
a. Cul-de-sac streets shall not extend for more than 500 feet as measured from the center of the cul-de-sac turn around to the nearest right-of way boundary of the adjoining street right-of-way intersection.
b. In no case shall a cul-de-sac serve more than 20 lots in a development.
(4) Termination. Cul-de-sac streets shall terminate in a circular turn around having a right-of-way radius of at least 60 feet, and a paved turning radius of at least 50 feet. General provisions for standard subdivisions can be found in § 8.2 of this ordinance.
(h) External street connectivity.
(1) Street rights-of-way shall be extended to or along adjoining property boundaries so that a roadway connection or street stub shall be provided for development or to undeveloped lands at least every 1,500 feet for each direction (north, south, east and west) in which development abuts vacant lands.
(2) At all locations where streets terminate with no street connection, but a future connection is planned or accommodated, a sign shall be installed at the location with the words “Future Road Connection” to inform property owners.
(i) Alley access to individual lots.
(1) Alleys shall be provided along the rear property lines of lots intended for new single-family detached and attached, townhouse and two- to four-family dwellings when the lots:
a. Are part of a block face with an average lot width of 55 feet or less at the building setback line (excluding lots on cul-de-sacs); or
b. Front a collector or arterial street (regardless of the average lot width).
(2) Lots served by alleys in accordance with subsection (C)(2)(i)(1) above shall access garages and/or off-street parking areas from the alley as opposed to a street.
(3) Lots served by alleys in accordance with subsection (C)(2)(i)(1) above shall not have driveways in front or corner side yard areas.
(j) Limited access to collector streets. Unless no alternative means of access exists, such as alleys or parallel access streets, and it is unreasonable or impractical to require an alternative means of access, direct driveway access to collector streets shall be limited to lots containing multiple family dwellings, commercial and industrial and related uses.
(k) Block design.
(1) Block length. The average block length in a development shall not exceed 600 linear feet between the right-of-way edges of intersecting streets. Except in cases where environmental or topographic constraints exist, or the property has an irregular shape, no individual block shall exceed a maximum length of 800 linear feet.
(2) Block width. To the maximum extent practicable, the width of any block shall be sufficient to permit at least two tiers of lots of appropriate depth for the zone district exclusive of any public alleys, watercourses or other rights-of-way located outside platted lots.
(l) Sidewalks.
(1) Sidewalks shall comply with the construction standards regardless of whether the street they serve is new or existing.
(2) In cases where the block length exceeds 800 linear feet, sidewalks shall be provided mid-block if practicable to connect parallel streets on the long side of the block.
(3) All required sidewalks shall connect with existing or planned sidewalks at property boundaries.
(4) All multifamily, public and institutional, commercial and industrial and related uses shall provide at least one improved internal pedestrian access to connect all new buildings to existing or planned sidewalks in the adjacent public right-of-way.
(5) Sidewalks shall not be required when:
a. A provided pedestrian pathway can serve the same function as a sidewalk;
b. A provided pedestrian pathway internal to a block provides access to each lot in the block; or
c. The Administrator determines it is impractical due to environmental or topographical constraints.
(D) Multifamily and nonresidential (commercial, industrial).
(1) Intent. The intent of the commercial subdivision guidelines is to ensure the compatibility of the proposed project with the surrounding community and to ensure an orderly and logical pattern of nonresidential development. Any proposed subdivision containing land that is zoned or otherwise intended to be used for commercial or industrial uses is subject to the development standards contained in this section and in Chapter 4 of this ordinance, in addition to those standards applying to all subdivisions of land.
(2) Subdivision procedure. The subdivider shall follow the procedure for subdivisions provided in this ordinance.
(a) The subdivider may prepare a secondary (final) plat for only the lots identified, and shall provide subsequent secondary (final) plats as additional lots become necessary.
(b) All commercial and industrial primary plats shall expire five years from the date of approval by the Plan Commission.
(3) Subdivision layout.
(a) Where there is a single-tenant commercial building, the building shall be oriented toward the primary abutting street. Buildings set back greater than 100 feet from the right-of-way behind large expanses of parking shall be avoided.
(b) Where there is more than one building in a commercial development, commercial lots shall have frontage on interior streets or an access road. Only individual developments shall have access on to public streets and only then as permitted by the Common Council, County Highway Department or State Department of Transportation.
(c) Buildings and structures shall be subject to the nonresidential design standards in § 7.18.
(d) All principal and outlot buildings shall be arranged and grouped so that the primary orientation frames the corner of an adjacent street intersection, frames and encloses a “main or focal” street for pedestrian and/or/vehicular access and frames and encloses parking areas.
(e) The layout of outlots shall relate to the public street as well as the center of the commercial development.
(1) Outlots shall reinforce rather than obscure the identity and function of a commercial development.
(2) To the extent possible, outlots shall be clustered together to define street edges and entry points.
(3) Spaces between outlots shall be improved for pedestrian travel with lighting, special paving, landscaping and other amenities.
(4) Nonresidential access and circulation standards.
(a) Vehicular.
(1) The number of traffic access points (curb or driveway cuts) for establishments with 100 feet or less of frontage on a street shall not exceed one.
(2) For establishments in the PBC, PBO, PBI, ID and IN zoning districts with frontage of more than 200 feet, a service road shall be provided, of not less than two lanes in width or a combined service/frontage road and parking area, parallel with and adjacent to the street upon which the establishments front. In the event that establishments front on more than one street, service roads may be required on more than one street frontage.
(3) A service/frontage road or roads required by this section shall be effectively separated from the main roadway by a corridor buffer landscaped strip or other suitable delineation no less than 20-feet wide, and shall be designed and arranged so as to provide the principal means of access to abutting business establishments.
(4) In general, the use of public improved alleys, interior access roads or any other designated means to minimize the number of traffic access points in commercial areas are encouraged.
(5) Interconnectivity/cross-access easements shall be provided between adjacent commercial or industrial lots. The easement shall be recorded on the plan and is enforceable and binding.
(6) Special requirements may be imposed by the Plan Commission with respect to streets, street access, curbs and sidewalk design and construction.
(7) If access will be required for large trucks and/or heavy loads, the Plan Commission may increase the construction and design requirements. Roads serving primarily nonresidential traffic, especially truck traffic, shall not normally be extended to the boundary of adjacent tracts used or zoned for residential purposes.
(b) Pedestrian.
(1) Sidewalks in commercial areas shall be located on both sides of a street and be a minimum six feet in width.
(2) Sidewalks in industrial areas shall be located on at least one side of a street and be a minimum of five feet in width.
(3) Perimeter paths and sidewalks are required per the transportation plan on all arterial, collector and local streets. Perimeter multi-use paths shall be a minimum of eight feet wide.
(4) Sidewalks shall be provided along the full length of a commercial retail facade with a pedestrian entrance and direct access to the parking lot. The sidewalk shall be a minimum of eight feet in width.
(5) Internal pedestrian walkways in parking areas shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks or scored concrete.
(c) Alleys. Alleys may be permitted by permission of the Plan Commission to provide loading and service areas. The alleys shall have a right-of-way width of at least 20 feet and a pavement width of at least 16 feet.
(5) Additional standards. The following items shall be addressed, either through the lot design or through notations placed upon the plat.
(a) Loading docks and semi-truck parking. Loading docks, semi-truck parking and/or semi-truck turn-around areas shall be designated by the use of signs and pavement markings. These areas shall be separated from parking and access areas used by automobiles or pedestrian traffic. Public streets shall not be used for semi-truck parking, standing or backing. The overnight parking of semi-trucks shall not occur between the hours of 10:00 p.m. and 7:00 a.m. except in designated areas of semi-truck travel centers (truck stops).
(b) Fire lanes. Fire lanes shall be required at all entrances and exits to structures and storage areas and at all locations of hydrants, Siamese connections, sprinkler controls or other locations deemed appropriate by the Plan Commission. Fire lanes shall be marked by signs and pavement markings in accordance with current standards and specifications. Fire lanes shall be a minimum width of 20 feet.
(c) Parking.
(1) Parking lots shall have a hard, dust-free surface and shall be designed to provide safe, well-defined points of ingress and egress. Alternative and innovative pavement surfaces considered to be best management practice in stormwater design also shall be considered by the Plan Commission.
(2) The Commission shall require physical barriers, pavement markings, signs and landscaping as it deems necessary to properly channel traffic to designated parking entrances and exits.
(3) A maximum of 50% of the required off-street parking shall be provided in the front yard. For every 10% increase over the maximum allowed parking in the front yard, the interior landscaping requirements shall increase by five feet.
(d) Snow storage. Developments which have parking, loading and driveway areas in excess of 40,000 square feet shall contain snow storage areas. Drainage plans shall include plans for the disposal of melt water.
(e) Open space.
(1) Open space can enhance any development and be used by customers and employees. Open space can be landscaped or hard surfaced such as plazas and patios. The open space can contain planting, site furnishings, water features or public art. Open space shall not include retention ponds, required landscaping, sidewalks or designated parking areas.
(2) Open space shall be provided at the following rates according to land use:
(f) Drainage.
(1) A drainage plan shall be submitted meeting the specifications of § 9.17.
(2) a. The system shall be designed so as to maximize the disposal of stormwater into the storm sewer system. The system may also make maximum use of on-site retention ponds, as needed, to minimize the downstream impact of drainage from the site.
b. Retention/detention pond sites, where possible, shall be located in a visible location and incorporated as an amenity into the project.
(g) Water and sewer facilities. The Plan Commission may impose those requirements as it deems necessary on the installation of water and sewer facilities.
(Ord. 07-16, passed 12-10-2007)
Cross-reference:
Pedestrian network system, see Title XV, § 8.9
Subdivision control procedures -general, see Title XV, § 9.18
Subdivision control procedures - major subdivisions, see Title XV, § 9.19
Subdivision control procedures -minor subdivisions, see Title XV, § 9.20