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(A) General. The standards contained in this section shall apply to all subdivisions. Subdivisions shall be designed with consideration given to the topography of the land and other natural characteristics of the site and surrounding property.
(B) Land suitability. If the Commission finds that the property requested to be subdivided is unsuitable for development because of flooding, topography, inadequate water supply, inadequate sewage disposal or other conditions which may endanger health, life or property, the Plan Commission shall not approve the land for subdivision.
(C) Criteria. As a minimum, the Plan Commission is empowered to approve the subdivision of land only after it finds that the land meets the following criteria.
(1) Steep slopes. Each lot shall contain a contiguous land area so as to provide a building site that is relatively stable. The soil survey of the county shall be used to determine steep slopes.
(2) Water bodies. Each lot shall contain a contiguous land area providing a suitable building site which is at least 75% of the minimum lot size established by the zoning ordinance. The remaining 25% of the required minimum lot size may contain permanent or seasonal water bodies.
(3) Sewage disposal. Each lot shall be connected to the public sewer system.
(4) Water service. Each lot shall be connected to the public water system.
(5) Flood hazards. Each lot will contain enough land which is not located in a floodway as defined by the zoning ordinance to accommodate the permitted use(s) of the property. The Plan Commission shall review all proposed subdivisions to determine whether the subdivision lies in a flood-prone area, as defined in Chapter 11. If the Plan Commission finds the subdivision to be so located, the Plan Commission shall forward pertinent plans and materials to the State Department of Natural Resources (IDNR) for review and comment. The Plan Commission may require appropriate changes and modifications in order to assure the following: it is consistent with the need to minimize flood damages; all public utilities and facilities such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage; and adequate drainage is provided so as to reduce exposure to flood hazards.
(Ord. 07-16, passed 12-10-2007)
(A) All surveys shall be conducted and plats prepared in accordance with the state survey standards adopted by the State Society of Professional Land Surveyors and any amendments thereto. In the event of any difference between the State Survey Standards and this article, the stricter requirement shall apply.
(B) All plats submitted for approval shall be prepared by or under the supervision of a professional land surveyor or professional engineer licensed in compliance with the laws of the state. All drawings shall be neat, legible, reproducible, reducible and drawn on a permanent material. Concept plans are excluded.
(Ord. 07-16, passed 12-10-2007)
(A) Placement. Monuments and markers shall be placed so that the center of the pipe or marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the finished grade.
(1) Monuments shall be set:
(a) At the intersection of lines forming angles in the boundary of the subdivision, provided that not more than eight monuments shall be required; and
(b) At the intersection of street property lines. Not more than one monument shall be required at an intersection.
(2) Markers shall be set:
(a) At the beginning and ending of all curves along street property lines;
(b) At all points where lot lines intersect curves, either front or rear;
(c) At all angles in property lines of lots; and
(d) At all other lot corners not established by a monument.
(B) Composition. Monuments shall be of stone, pre-cast concrete or concrete poured in place with minimum dimensions of four inches by four inches by 30 inches, set vertically in place. They shall be marked on top with an iron or copper dowel set flush with the top of the monument, or deeply scored on top with a cross. Markers shall consist of iron pipes or steel bars at least 30 inches long, and not less than five-eighths inch in diameter.
(Ord. 07-16, passed 12-10-2007)
(A) Intent. The street and alley layout shall provide adequate vehicular and pedestrian access to all lots and parcels of land within the subdivision. Streets shall conform to the following principles and standards and the Lebanon Construction Standards, as amended.
(B) Specification standards incorporated by reference. The Standard Specifications for Road and Bridge Construction and Maintenance, latest issue, of the State Highway Commission of the state, shall be in full force and effect and are hereby incorporated herein by reference. The text shall supersede drawings and images. References within this section refer to the publication, referred to hereinafter as Standard Specifications.
(C) General layout.
(1) Gradient. Proposed streets shall be sited to conform to the contour of the land as best as possible so as to produce usable lots and streets of reasonable gradient.
(2) Interconnectivity.
(a) Generally. Residential street systems shall be designed to maximize vehicular connections. Wherever possible, proposed streets shall be extended to the boundary line of the tract to be subdivided so as to provide for normal circulation of traffic within the vicinity.
(b) Street interconnectivity. In all developments there shall be a plan for vehicular connections into undeveloped tracts or parcels of land. Streets designed for future extensions shall have public rights-of-way platted to the developer’s property line so as not to create future right-of-way takings or purchases upon extension. A barricade shall be constructed on the extension to prevent accidental passage into undeveloped areas. Refer to the Center Township thoroughfare plan.
(3) Extension of adjacent streets. Wherever there exists a dedicated or platted portion of a street or alley adjacent to the proposed subdivision, the remainder of the street or alley to the prescribed width shall be platted within the proposed subdivision.
(4) Access to primary circulation system. Residential street patterns shall provide reasonable direct access to the primary circulation system. Residential driveways within subdivisions shall access an internal approved street network. No driveway access to individual lots within major residential subdivisions shall be permitted from arterial streets.
(5) Conflict with efficiency of bordering arterial routes. Local circulation systems and land development patterns shall not conflict with the efficiency of bordering arterial routes.
(6) Right-of-way widths. Widths of arterial, collector and local streets shall conform to the widths set forth in the thoroughfare plan. In subdivisions that adjoin or include existing streets that do not conform to the minimum right-of-way dimensions as established by the thoroughfare plan, the subdivider shall dedicate additional width along either one or both sides of the streets of inadequate width so as to be in conformance, provided the area to be used for widening is owned by the subdivider or under his or her control.
(D) Street geometry.
(1) Intersection of centerlines. The centerlines of streets should intersect as nearly as possible at right angles. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet prior to the intersection.
(2) Property line corners at intersections of streets and alleys. At intersections of streets and alleys, property line corners shall be rounded by arcs of at least a 15 feet radii or by chords of the arcs.
(3) Property line corners at intersections of streets. At intersections of local or collector streets, the minimum curb return radius shall be 20 feet. The desirable radius is 25 to 30 feet. The minimum curb radius on arterial streets and in the PBI and ID Districts shall be 30 feet, except where traffic conditions warrant a smaller radius.
(4) Increase in radius of intersection arc. If the smaller angle of intersection of two streets is less than 60 degrees, the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the Plan Commission.
(5) Intersection of more than two streets at one point. Intersections of more than two streets at one point shall be avoided.
(6) Minimum centerline offsets for street jogs. Street centerline offsets of less than 125 feet shall not be permitted.
(7) Specific street standards.
(a) Centerline minimum radius. Curvature measure along the centerline shall have a minimum radius as follows:
Local streets | 100 feet |
Minor arterials | 300 feet |
Principal arterials | 500 feet |
Urban collectors | 200 feet |
(b) Tangent between reverse curves. Between reverse curves on arterial streets, there shall be a tangent of not less than 100 feet; and on feeder and residential streets, the tangent shall be not less than 40 feet.
(c) Maximum grades of streets. Maximum grades for streets shall be as follows:
(1) Principal and minor arterials, not greater than 6%; and
(2) Urban collectors, local streets and alleys, not greater than 8%.
(E) Street construction standards.
(1) Construction and materials.
(a) Streets (and alleys where provided) shall be completed to grades shown on plans, profiles and cross-sections, provided by the subdivider, prepared by a registered professional engineer and approved by the Commission.
(b) The street shall be graded, surfaced and improved to the dimensions required by the cross-sections, and the work shall be performed in the manner prescribed in the Standards Specifications.
(c) The street surface shall be of portland cement concrete or a flexible pavement, such as asphalt, and shall be constructed in accordance with design characteristics at least equal to those given below. Pervious concrete surfaces may also be used upon approval by the Administrator and the TAC.
(1) Rigid type pavement (plain cement concrete).
a. Minimum design characteristics shall be as follows:
Principal and Minor Arterials | Urban Collectors | Local Streets and Alleys | |
Controlled wheel load | 11,000 lbs. | 8,000 lbs. | 6,000 lbs. |
Concrete* | |||
Thickness | 8 inches | 7.5 inches | 6 inches |
Granular leveling-base | 3 inches | 3 inches | 3 inches |
* Uniform design (plain cement concrete: 550 psi or 6 bag concrete) | |||
b. Subgrade shall be moist but not muddy at the time the concrete is placed. If required, it shall be saturated with water the previous night or not less than six hours prior to the concrete placement. If it subsequently becomes too dry just prior to placing concrete, it shall be sprinkled, but the method of sprinkling shall be so that mud or pools of water will not be formed. Plain cement concrete pavement shall be in accordance with the Standard Specifications, or any subsequent amendments thereto.
c. Materials shall comply with the Standard Specifications or any subsequent amendments thereto. Size No. 2 (U) coarse aggregate will not be required. Cement content shall be six bags per cubic yard of concrete mixture. Concrete shall be machine finished except on widened portions, intersections or other places where hand finishing will be permitted if authorized.
d. Weakened plane or dummy transverse contraction joints shall be placed, not to exceed 20-foot spacing. Transverse contraction joints may be either formed or sawed dummy groove, ribbon or pre-molded strip type. When transverse joints are to be formed by sawing, care must be taken to saw the grooves soon after placing the concrete to prevent the formation of cracks due to contraction of the slab. All transverse joints shall be sawed eight hours after the placing of the concrete unless authorization is given for sawing at a later time. One of the above named joints shall be placed at every catch basin and manhole in line of pavement. The location of manholes and the like in the pavement shall determine the exact location of joints. All joints must extend throughout side strips to full width of pavement. Dowel bars will not be required except where shown on the plans. Transverse expansion joints, with approved dowel bar assembly, shall be placed at intersections and where shown on the plans. Whenever the width between forms of the pavement under construction is greater than 13 feet, longitudinal joints shall be constructed so as to divide the pavement into strips not to exceed 13 feet each. This may be accomplished by constructing a slot or groove as herein described for dummy contraction joints, or by a deformed metal key plate installed prior to the depositing of the concrete. Finishing machines or vibrating strike boards of design other than as specified in the Standard Specification will be permitted only if work of equal quality as set out in these specifications is obtained.
e. Curing with approved impervious membrane or sealing compounds will be permitted, if authorized.
(2) Flexible type pavement (asphaltic surface).
a. Minimum design characteristics. Minimum design characteristics shall be as follows:
Principal and Minor Arterials | Urban Collectors | Local Streets and Alleys | |
Binder - course | 3 inches | 2 inches | 2 inches |
Bitunimous - base | 12 inches | 12 inches | 10 inches |
Controlled wheel load | 11,000 pounds | 8,000 pounds | 6,000 pounds |
Granular - leveling base | 6 inches | 1 inch | 1 inch |
Surface - course | 1 inch | 1 inch | 1 inch |
b. Subbase material. Subbase material shall meet the requirement for granular base below. Construction shall follow the procedure specified in the Standard Specifications, or any subsequent amendments thereto. Special subbase drainage in areas of cuts and swales shall be as set out in the satisfactory plans and specifications.
c. Granular base courses. Granular base courses shall be of waterbound macadam base materials and methods conforming to the requirements of the Standard Specifications, or any subsequent amendments thereto.
d. Bituminous base courses. Bituminous base courses shall confirm to the requirements of the Standard Specifications.
e. Surface courses. Surface courses shall consist of a surface and a binder as set out below. Material and method shall conform to cited standards below.
f. Binder course. Material and methods shall conform to the requirements of the Standard Specifications, or any subsequent amendments thereto.
g. Surface course. Material and methods shall conform to the requirements of the Standard Specifications, or any subsequent amendments thereto.
(d) The subgrade shall be prepared in compliance with the Standard Specifications or any subsequent amendments thereto.
(2) Subsurface drainage.
(a) Generally. Prior to placing the street and all surfaces, adequate subsurface drainage for the street shall be provided by the subdivider. Subsurface drainage pipe, when required, shall be aluminum or coated corrugated pipe or a similar type not less than 12 inches in diameter approved by the Commission.
(b) As-builts. Upon the completion of the street and alley improvement, plans and profiles as built shall be filed with the Commission. (See § 9.22.)
(3) Shoulders, side slopes and ditches.
(a) All shoulders, side slopes and ditches shall be prepared in accordance with the Standard Specifications or any subsequent amendments thereto, and construction plans required to be submitted by the applicant.
(b) All shoulders, side slopes and ditches shall be protected from erosion by various erosion control materials, such as groundcover or native grasses, which slow the velocity of and filter runoff, as set forth in the Standard Specifications, and are shown on the erosion control plan, which plan shall be a part of the required construction plans to be submitted by the applicant as part of the plat or development plan. The use of sod which requires mowing and chemical applications should be avoided.
(c) Side slopes having a grade in excess of two to one shall be protected by accepted erosion control materials in accordance with the Standard Specifications, as amended, or as requested by the TAC or the Administrator, as required on the construction plans to be submitted by the applicant.
(d) Ditches having a grade of or in excess of 3% shall have a gutter consisting of vegetative material. Refer to the Lebanon Construction Standards for further details.
(4) Intersection visibility.
(a) Horizontal visibility on curved streets and vertical visibility on all streets must be maintained along the centerlines as follows:
Minor arterials | 300 feet |
Principal arterials | 500 feet |
Urban collectors and local streets | 150 feet |
(b) The following shall be required as a provision of the restrictive covenants of all secondary plats to which they apply.
(1) No sign, fence, wall, hedge, tree or shrub planting which obstructs sight lines and elevations between three and nine feet above the street shall be placed or permitted to remain on any corner lot within the sight visibility triangle as per § 7.2.
(2) The same sight line limitations shall apply to any lot within ten feet of the intersection of a street right-of-way line with the edge of the driveway pavement or alley line.
(3) No driveway shall be located within 75 feet of the intersection of two street lines.
(F) Curb and gutter.
(1) General requirements. Poured concrete curbs and gutters shall be provided on all streets designed as an urban cross-section, and on any other street as specifically required by the Plan Commission at the time of primary plat review. Street side swales for stormwater drainage may be used in rural road cross-sections and with approved conservation/cluster subdivision development.
(2) Curb locations. Where curbs are required, they shall be installed on each side of the street surface and are to be considered as part of the street.
(3) Curb design. The curb and gutter shall be of one of the construction types shown in the Lebanon Construction Standards, and as approved by the Plan Commission, and shall be constructed according to the following specifications.
(a) Base. The base for the curb and gutter shall be well-compacted on the existing base or grade.
(b) Minimum specifications. The minimum specifications shall be as shown in the Lebanon Construction Standards.
(c) Gutters and curbs. All gutters and curbs shall be constructed in conformance with the Lebanon Construction Standards.
(d) Gutter grade requirements. The minimum grade of any street gutter shall not be less than 0.6%.
(e) Additional inlets. Additional inlets shall be required when encroachment of stormwater into the street will disrupt traffic under the ten-year storm design.
(f) Inlet grates. Inlet grates should be depressed slightly below the plane of the gutter to improve removal of runoff water. Inlet grates shall be heavy-duty type and appropriate for bicycle traffic.
(4) Not permitted. Extruded, non-integral asphalt curb shall not be permitted on streets.
(G) Private streets. The use of any private street is specifically discouraged.
(1) Construction standards. All private streets shall comply with all city standards for public street construction. This shall include, but not be limited to, sidewalks, street trees, pavement width and construction standards and drainage.
(2) Width. All private streets shall be included in an easement of width equal to the right-of- way that would be required if the street were public. This easement shall not be counted as a part of any lot for the purpose of that lot meeting the minimum size requirements for the district in which it is located.
(3) Gates. Gates to private streets shall be permitted only when the following criteria are met.
(a) Public pedestrian and bike access to and through the site must be provided without obstruction.
(b) Minimum of 60 feet of stacking area shall be provided outside the gate. Stacking area cannot be within the right-of-way of a street designated in the Center Township thoroughfare plan.
(c) Turnaround area with adequate turning radius must be provided to the design specifications of a passenger vehicle. Turnaround and gate must be located outside of the right-of-way.
(d) School bus pick-up area must be provided.
(e) Gate and associated structures must be of high quality materials and construction.
(f) Emergency response access to the development must be provided and approved by all city public safety departments.
(g) Access to other city or county departments must be provided for official business, including but not limited to building inspections, code enforcement inspections and inspections for tax assessment purposes.
(h) Power must be supplied to the gates at all times.
(H) Street names. The Plan Commission shall approve all road names at the time of primary plat/preliminary plan approval. No street names may be used which will duplicate, or be confused with, the names of existing streets, unless for special reasons to be considered as exceptions by the Commission. The streets which are logical extensions or continuations of, or obviously in alignment with, any existing streets, either constructed or appearing on any validly recorded plat, shall bear the names of the existing streets. The approved street names shall not be changed unless the same are submitted to the Plan Commission and approved by this Commission in an open public meeting.
(I) Cul-de-sacs.
(1) All cul-de-sacs shall terminate in a circular right-of-way with a minimum diameter as set forth below and in the Lebanon Construction Standards, or other arrangement for the turning of all vehicles conveniently within the right-of-way.
(2) Cul-de-sacs shall not exceed 600 feet in length measured along the centerline from its intersection with the centerline of another street to the center of the turn-around right-of-way.
(3) The minimum pavement and right-of-way radius and other design features of all cul-de-sacs shall be consistent with Table 8.4: Cul-de-sac Design Standards.
(4) The minimum radius of a cul-de-sac street shall be as specified in the table below.
(5) Parking shall not be permitted on a cul-de-sac with a pavement radius of 50 feet or less.
Design Standard (all measurements in feet) | Residential Street | Nonresidential Street | ||
Urban | Rural | Urban | Rural | |
Design Standard (all measurements in feet) | Residential Street | Nonresidential Street | ||
Urban | Rural | Urban | Rural | |
Curb requirement | Vertical/rolled | Vertical/rolled | ||
Maximum grade | 7% | 7% | 5% | 5% |
Minimum grade | 0.6% | 0.6% | 0.6% | 0.6% |
Right-of-way radius | 60 | 60 | 60 | 60 |
Sidewalk width | 1- and 2-family: 5 feet Multifamily: 5 feet | Commercial: 6 feet Industrial: 5 feet | ||
Street pavement radius | 50 | 50 | 50 | 50 |
Street/sidewalk separation | 5 foot min. | 5 foot min. | ||
(J) Frontage/service road. Where a subdivision borders on, or contains an existing or proposed interstate or other limited access highway or arterial road as shown on the thoroughfare plan or a railroad right-of-way, the Plan Commission may require a street approximately parallel to, and on each side of the right-of-way, at a distance suitable for the appropriate use of the intervening land.
(1) The distances shall be determined with due regard for the requirements of approach grades and future grade separations.
(2) The Plan Commission may require that the intervening land strips be dedicated to the city or to a lot owner’s association for the subdivision in which they are located.
(K) Half streets. Half streets shall be prohibited. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be planned within the tract.
(L) Dead-end streets. The arrangement of streets shall provide for the continuation of streets between adjacent properties when a street is proposed to be and should logically be extended but is not yet constructed. An adequate easement for turn-around shall be provided for any temporary deadend street which extends 150 feet or more in length. A barricade and signs indicating “Dead End” shall be erected at the terminus of the street. The easement shall be automatically vacated to abutting property owners when the dead-ended street is legally extended.
(M) Bicycle lanes.
(1) All street designs shall consider any applicable bike lane requirements.
(2) Where bike lanes are required they shall be designed consistent with AASHTO standards and the requirements of the City Street Department.
(a) The minimum width for a two-way off-street path shall be eight feet.
(b) On-street bike facilities shall be one-way paths, moving with the direction of traffic on the street. The minimum width for a one-way path shall be four feet.
(N) Street lights. Street lights shall be provided in subdivisions at locations determined by the City Utilities Service Board. The subdivider shall be responsible for the initial purchase and installation of all lights.
(1) Placement. Street lighting shall be provided at all intersections of streets within, and adjacent to, the subdivision and elsewhere as deemed appropriate by the Planning and Zoning Administrator and Lebanon Utilities. Street lights shall be located in the right-of-way, adjacent to the street.
(2) Mounting standards. Street lights in residential subdivisions shall be pole-mounted on standards of non-corrosive metal, fiberglass or wood not to exceed 15 feet in height. Nonresidential subdivision street lights shall not exceed 25 feet in height.
(3) Foundations. Light standards shall be mounted in appropriate concrete foundations.
(4) Decorative lighting. The use of decorative street lighting shall be encouraged.
(O) Street identification signs.
(1) Street regulatory signs shall be per MUTCD standards or as approved by the City Street Department.
(2) The subdivider shall provide street signs at the intersection of all streets. The location and type of sign shall meet the approval of the City Board of Public Works and Safety.
(Ord. 07-16, passed 12-10-2007)
(A) Sidewalk layout.
(1) Location.
(a) Generally. Sidewalks shall be provided on both sides of all streets. Sidewalks shall completely encircle the turn-around of any cul-de-sac.
(b) Exception. Sidewalks need only be provided on one side of a frontage road adjacent to the developed parcels.
(2) Width. Sidewalks in single-family, two-family or multifamily housing developments shall be a minimum of five feet in width. Sidewalks in commercial areas shall be a minimum six feet in width, and sidewalks in industrial areas shall be a minimum of five feet in width.
(3) Street/sidewalk separation. Where possible, sidewalks shall be separated from the back of curb of the adjacent road by a minimum width of five feet. All areas between the back-of-curb and sidewalk, that are not used for accessing individual properties from the street, shall be planted and maintained landscaped areas.
(4) Pedestrian/multi-use paths. Pedestrian paths, when provided, shall be a minimum of eight feet in width. They shall be constructed of four-inch thick asphalt on an appropriately compacted base and shall meet any additional requirements in the Lebanon Construction Standards.
(5) Transitions. Sidewalk width transitions shall occur only at street intersections. The widest required sidewalk shall be provided for the entire length of the block, regardless of the use of individual lots.
(6) Slope. The surface of any sidewalk, when completed, shall have a sufficient slope to drain adequately and as specified in the Lebanon Construction Standards.
(B) Sidewalk construction. Sidewalks and pedestrian paths shall be constructed consistent with the following requirements.
(1) Sidewalks. Sidewalks shall be constructed of portland cement concrete within subdivisions in accordance with the standards of the Lebanon Construction Standards.
(a) Joints. Contraction joints shall be provided a maximum of every six feet, and expansion joints shall be provided for every 48 feet of sidewalk length.
(b) Thickness. Sidewalks shall be a minimum of four inches thick in all locations with a four-inch base of either compacted stone or sand. In instances where sidewalks are crossed by driveways, the sidewalks shall have a minimum thickness of six inches.
(2) Pervious pavement. Pervious pavement type construction for sidewalks and paths may be allowed upon approval from the City Civil Engineer.
(C) Sidewalk ADA compliance. It is the legal responsibility of the developer to assure compliance with the current American with Disabilities Act (ADA), as amended.
(1) The developer and/or his or her engineer shall certify compliance with ADA standards to the City Street Department at the time the public improvements are accepted by the city.
(2) Rolled curbs are not a substitute for wheelchair ramps and shall not be considered to meet ADA requirements.
(3) Ramps are to be located at all intersections, driveways and other transition access points.
(4) Ramps shall be constructed using truncated domes or other techniques as specified in the Lebanon Construction Standards.
(D) Crosswalks. Where a sidewalk or pedestrian path crosses a street within or adjacent to a subdivision, safety devices such as painted crosswalks, alternative cross-walk pavement types, crosswalk signs, traffic calming measures or traffic control devices shall be installed. All crosswalk treatments shall be subject to the approval of the City Street Department.
(E) Use of easements. Easements of at least ten feet in width shall be provided for sidewalks that, due to topography or other site features, are not completely included in public right-of-way adjacent to a street. Sidewalks and pedestrian paths that link common areas, public sites or natural features as part of any subdivision’s open space design shall be included as subdivision common area or easement on private property.
(Ord. 07-16, passed 12-10-2007)
(A) Block length and width or acreage within bounding streets shall be such as to accommodate the size of lot required in the area by the zoning code and to provide for convenient access, circulation control and safety of street traffic. Blocks that are unreasonably large or small will not be approved.
(B) The maximum block length shall be 1,200 feet or no more than 12 times the lot width permitted in the applicable zoning district, whichever is shorter. Block length shall be measured as the distance between intersecting streets.
(C) Residential blocks shall be of sufficient depth to accommodate two tiers of lots of minimum depth, except where reverse or double frontage lots bordering a freeway, arterial street or floodplain are used.
(D) In the design of blocks longer than 800 feet, the Commission may specify the provision of pedestrian crosswalks near the center, or wherever most useful to facilitate pedestrians circulation, utilities or drainage.
(Ord. 07-16, passed 12-10-2007)
(A) General lot standards.
(1) Subdivision lots shall be adequate for the type of development and land use proposed, and shall be in conformity with this ordinance.
(2) The lot size, width, depth and shape, grade location and orientation shall be in proper relation to street and block design and to existing and proposed topographical conditions.
(3) All lots shall abut on a street.
(B) Street access. Lots should not, in general, derive access exclusively from an arterial or collector street. Where several adjoining lots are designed with access from an arterial or collector street, the Plan Commission may require the use of shared driveways or a frontage road for those lots. The use of shared drives is specifically encouraged where nonresidential uses access an arterial or collector street. The street access of individual lots shall be restricted as follows.
(1) Collector and arterial streets. Lots in all developments shall generally be designed so as to prevent vehicles from having to back into any collector or arterial street.
(2) Local streets. All nonresidential lots (including multifamily residential lots) shall generally be designed so as to prevent vehicles from having to back into any public street.
(C) Side lines. Side lines of lots shall be at approximately right angles to straight streets and on radial lines on curved streets. Some variation from this rule is permissible, but pointed or very irregular lots shall be avoided.
(D) Depth to width ratio. The depth to width ratio of any single-family residential lot shall not be greater than three to one.
(E) Common area. An association of lot owners in the subdivision shall be responsible for the maintenance and upkeep of any common area including, but not limited to, landscaping, ponds, walkways and play areas.
(F) Multiple frontage lots. Corner lots, through lots and other lots that have frontage on more than one street shall be required to provide front yard setbacks on all frontages, and shall be designed with adequate size and width to accommodate the required setbacks and to provide adequate buildable area.
(G) Lot orientation. The lot line common to the street right-of-way shall be the front line. All lots shall face the front line and a similar line across the street. Wherever feasible, lots shall be arranged so that the rear lot line does not abut the side line of an adjacent lot.
(H) Lot numbering. Lots shall be numbered consecutively throughout the entire subdivision and shall be consistent with any phasing that may be planned for the development.
(I) Lots abutting a watercourse. Lots abutting a watercourse, drainage way, channel, stream or floodplain shall be setback a minimum of 15 feet from the top of bank in order to provide adequate access for public safety, personnel and equipment and for maintenance.
(Ord. 07-16, passed 12-10-2007)
(A) Intent. The purpose of these entrance and drive standards is to provide for a safe and efficient vehicular and pedestrian transportation system by establishing minimum standards for site entrances, driveways and interior drives.
(B) General entrance/drive standards. These standards are applicable to all zoning districts. All driveways and interior drives shall conform to the following design requirements.
(1) Entrance widths. No entrance shall exceed the following pavement widths at the point which it intersect the public right-of-way. The distances for these standards shall be determined by measuring from the outside edges of the curb or pavement (whichever is more) of the entrance or drive at the public right-of-way which it accesses, and shall not include any acceleration or deceleration lanes or turning radii.
(a) Fourteen feet per lane (exclusive of any medians) if from a nonresidential or multifamily residential use onto any type of street;
(b) Twenty-four feet total if from a single-family or two-family use onto any type of street; and
(c) The maximum driveway width shall not exceed 30 feet.
(2) Travel direction. The direction of travel for vehicles using entrances shall be as follows.
(a) All entrances providing access to a public right-of-way from all lots used for purposes other than single- or two-family residences shall be designed so that vehicles are traveling in a forward direction when entering and leaving.
(b) In no case may any entrance for any use be designed to require a vehicle to back onto any arterial or collector street.
(3) Shared entrances and drives. Shared entrances and drives are encouraged for all uses in all zoning districts, specifically for any multifamily residential or nonresidential uses accessing a major collector or arterial street.
(a) Access easements. All shared entrances and drives shall be shall be constructed only in appropriate access easements which easements must be recorded before usage commences.
(b) Required documentation. A permanent documentation of any shared entrance and drive agreement must be signed by all involved property owners. The permanent written agreement shall include, but is not limited to the following items: maintenance, snow removal, ownership and liability. The agreement, which can be amended and assigned shall be reviewed and approved by the City Board of Works and duly recorded with the County Recorder. Any changes to the agreements must be accomplished with the consent of the Administrator. A copy of the agreement shall be retained for the files of the Plan Commission. The agreement shall be recorded prior to the issuance of the occupancy permit.
(4) Interior drive widths. The minimum pavement widths for driveways and interior drives shall meet the following requirements, exclusive of any parking spaces:
(a) For single and two-family residential uses the minimum driveway width shall be 12 feet;
(b) Multifamily drives shall be a minimum of 20 feet; and
(c) Driveways in commercial developments shall be a minimum of 20 feet.
(5) Curbs. All entrances and interior drives for property used for purposes other than agriculture, single-family residential or two-family residential shall generally be completely curbed. Curbing shall not be required if, in the opinion of the City Stormwater Board and/or County Surveyor, the drainage system for the property shall be best served if curbs were not present.
(6) Commercial area internal linkages. All uses located in a commercial zoning district shall provide interior drives that allow access between existing and proposed commercial uses on adjacent properties.
(a) Cross-access required. The drives must be designed as a single two-way drive or a pair of one-way drives that provide access between the parking lots and interior drives of all adjoining commercial uses.
(b) Separation. Interior drives providing cross-access between adjacent parcels shall be separated from the right-of-way of any street based on the vehicle stacking requirements of the entrance(s) to the property from the public street.
Example of an Interior Drive with a Rear Cross-Access Drive in a Commercial Subdivision
(C) Entrance signs. A minimum of one sign shall be provided at one entrance to a subdivision. Refer to § 7.7.
(1) The sign shall identify the subdivision.
(2) The materials should be compatible with the visual character of the subdivision.
(Ord. 07-16, passed 12-10-2007)
Cross-reference:
Riparian area requirements, see Title XV, § 7.9(A)(2)(b)
To the extent possible, all subdivision retention requirements shall be accommodated in the least number of ponds or dry areas. One large pond or area shall be preferred to a series of smaller ponds or areas. All retention areas shall be placed in a common area under the responsibility of a lot owner’s association for the subdivision in which they are located. In no case shall subdivision retention ponds be dedicated to the city, however, the covenants outlining responsibility for the ponds shall provide the city with the authority to both require and complete necessary maintenance.
(Ord. 07-16, passed 12-10-2007)
Cross-reference:
Retention pond landscaping standards, see Title XV, § 7.8(M)
Stormwater Management, see Volume One, Chapter 56
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