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The City Clerk shall be responsible for placing the subdivision on the agenda of the City Council and providing written notice of the date to the Chairman of the Planning Commission and the owner of the subdivision or his agent. The City Council's review of the subdivision shall be in accordance with the following provisions:
A. The City Council shall approve or disapprove the final plat and notify the subdivider in writing of its action. Such notification shall include specific references to those portions of the plat which are not in compliance with these or other regulations, if the plat is disapproved; and
B. After the final approval of the plat and the affixing of all required signatures on the original tracing, the subdivider shall provide the Planning Commission with three (3) dark-line prints thereof and file with the City Clerk one (1) contact reproducible tracing. The applicant shall file the original tracing and two (2) prints with the County Clerk.
(Code 1991, § 12-445)
A. Any final plat submitted to the Planning Commission and any plat submitted for recording shall have the following specifications:
1. The dimensions of the plat shall be twenty-four (24) inch by thirty-six (36) inch; or shall be a size that can be properly and conveniently folded to these dimensions and shall be drawn to a minimum scale of one hundred (100) feet to the inch; except that plats in which all lots contain a net area in excess of forty thousand (40,000) square feet, the plat may be drawn to a scale of two hundred (200) feet to the inch;
2. The drawing surface of the plat shall have a binding margin of two (2) inches at the left side of the plat, a margin of not less than one (1) inch at the right side, and a margin of not less than one and one-half (1 1/2) inches at the top and bottom;
3. The original tracing of each plat and two (2) prints thereof shall be presented for recording;
4. The original plat shall be an original drawing made with India ink on a good grade linen tracing cloth or with a suitable black acetate-based ink on a stable polyester-based film coated upon completion with a suitable plastic material to prevent flaking and to ensure permanent legibility, or a print on a stable polyester-based film made by photographic processes from a film scribing tested for residual hypo with an approved hypo testing solution to ensure permanency;
5. Marginal lines, standard certificates, and approval forms may be printed or legibly stamped on the plat with permanent opaque black ink when permitted by local ordinance; and
6. The County Clerk may require one (1) of the prints to be a blueprint cloth and the other print to be a photographic matte film positive.
B. The final plat shall bear or be accompanied by the following information or materials:
1. Title data:
a. Name of the subdivision;
b. Name of the City, County, and State; and
c. Location and description of the subdivision, referenced to section, range and township.
2. Margin data:
a. Map scale, north arrow, and date;
b. Names and addresses of the developer and the engineer or surveyor;
c. A key map, on the first sheet in a plat series, showing the location of the subdivision referenced to government section corners, section lines and major streets. When more than two (2) sheets are required for the plat, the key map shall show the sheet number of the sheet for the area included on the sheet;
d. Owner's certificate and dedication, signed;
e. Surveyor's certificate or survey, signed and his seal;
f. Certificate for release of mortgage for any portion dedicated to the public, signed;
g. Reference to any separate instruments, including restrictive covenants, filed in the office of the County Recorder of Deeds, which directly affect the land being subdivided;
h. The proper acknowledgements of owners and the consent of the mortgagee to plat restrictions;
i. County Treasurer's certificate;
j. Approval certificate of the Planning Commission, and the date, over the signature of the Planning Commission Chairman;
k. Certificate of City Council acceptance of ways, easements, and the public land dedications; and
l. Certificate of Health Department approval, where sanitary sewers are not proposed, signed.
3. Existing and proposed conditions:
a. The length of all required lines dimensioned in feet and decimals thereof and the value of all required true bearings and angles dimensioned in degrees and minutes, as specified in this section;
b. The boundary lines of the land being subdivided, fully dimensioned by lengths and bearings, and the location of boundary lines of adjoining lands with adjacent subdivisions identified by official names;
c. The lines of all proposed streets, fully dimensioned by lengths and bearings or angles;
d. The lines of all proposed alleys. Where the length or direction of an alley is not readily discernible from data given for lot and block lines, the length and bearing shall be given;
e. The widths and names, where appropriate, of all proposed streets and alleys, and of all adjacent streets, alleys, and easements which shall be properly located;
f. The lines of all proposed lots, fully dimensioned by lengths and bearings or angles, except that where a lot line meets a street line at right angles, the angle or bearing value may be omitted;
g. The outline of any property which is offered for dedication to public use, fully dimensioned and marked "public";
h. Blocks numbered consecutively throughout the entire subdivision and the lots numbered consecutively throughout each block, with areas to be excluded from platting marked "reserved" or "not a part";
i. The location of all building lines, setback lines, and easements for public services or utilities, with dimensions showing their location;
j. The radii, arcs, points, or tangency, points of intersection and central angles for curvilinear streets and radii for all property returns; and
k. The location and description of all section corners and permanent survey monuments in or near the tract. Reference to at least one (1), and preferably two (2), known survey control points shall be shown by angle and distance.
4. Floodplain subdivision materials:
a. All information required on the preliminary plat, including, but not limited to, regulatory flood elevations, boundaries of flood prone areas, fills, flood protection works, and areas subject to special deed restrictions;
b. Floodway and floodway fringe areas determined by the City;
c. Final plans for any sanitary, sewers, with grading, pipe sizes and points of discharge;
d. Final plans for drainage systems, with grading, impacting, storage, and regulating structures, pipe sizes and location of outlets; and
e. Final plans for any water supply and distribution system, with pipe sizes and location of hydrants.
(Code 1991, § 12-448)
State Law reference- Plat record specifications, 11 O.S. § 41-108.
94-166 General Design Principles And Standards
94-167 Streets; General Provisions
94-168 Same; Alignment
94-169 Same; Cul-De-Sacs And Dead-End Streets
94-170 Intersections
94-171 Alleys
94-172 Easements; Street And Alley
94-173 Same; Utility
94-174 Same; Drainage
94-175 Lots
94-176 Blocks
94-177 Building Lines
94-178 Public Areas
94-179 Parks, Open Spaces, And Natural Features
94-180 Planned Unit Development
94-181 Nonresidential Subdivisions
A. The design of each new subdivision shall be prepared in accordance with the principles established by the comprehensive plan for the City for land use, transportation, community facilities, and public utility services, and with the minimum standards of these and other regulations, to ensure efficient and coordinated development of the entire community.
B. The sizes of lots, blocks, and other areas for residential, commercial, industrial, and public uses shall be designed to provide adequate light, air, open space, landscaping, and off-street parking and loading facilities.
C. The arrangement of lots, blocks, and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses or large individual trees should be preserved. The system of sidewalks, roadways, and the lot layout should be designed to take advantage of the visual qualities of the area.
(Code 1991, § 12-450)
The following general provisions shall apply to streets in subdivisions designed in accordance with this article:
A. No subdivision shall be approved unless the area to be subdivided shall have frontage on, and access from, an existing street, unless such street is:
1. An existing State or County highway; or
2. A street shown upon a plat approved by the Planning Commission and recorded in the County Clerk's office. Such street or highway must be suitably improved as required by the highway regulations and specifications or must be secured by a performance bond required under these subdivision regulations with the width and right-of-way required by these subdivision regulations.
B. Wherever the area to be subdivided is to utilize existing road frontage, such road shall be suitably improved as provided herein.
C. The arrangement, character, extent, width, grade, and location of all streets shall conform to all of the elements of the comprehensive plan and be designed in accordance with the provisions of these and other applicable regulations.
D. Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to provide topographic compatibility. All streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided.
E. All thoroughfares shall be properly related to special traffic generators such as industries, business districts, schools, churches, and shopping centers, to population densities, and to the pattern of existing and proposed land uses.
F. In business and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings, location of rail facilities, and the provision of alleys, truck loading and maneuvering areas, and walks, and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.
G. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, unless, in the opinion of the Planning Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracks.
H. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of the proposed future street system for the un-subdivided portion shall be prepared and submitted by the subdivider.
I. No street name shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning Commission and the City Council.
J. Major streets in the subdivision shall be planned to conform with the major street plan adopted by the City, and provision shall be made for the extension of major and secondary thoroughfares. Except for courts, places, or cul-de-sacs, streets normally shall connect with streets already dedicated in the adjoining or adjacent subdivisions, provide for future connections to adjoining un-subdivided tracts, be a reasonable projection of streets in the nearest subdivided tracts, or conform to a neighborhood plan approved or adopted by the Planning Commission.
K. Whenever a subdivision abuts or contains an existing or proposed major street, the Planning Commission may require service streets, reverse frontage with screen planting contained in a non-access reservation along the rear property line, deep lots or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
L. Minor streets shall be laid out so that their use by through traffic will be discouraged.
M. Railroad rights-of-way and limited access highways, where so located as to affect the subdivision of adjoining lands, shall be treated as follows:
1. In residential districts, a buffer strip at least twenty-five (25) feet in depth in addition to the normal depth of the lot required in the district shall be provided adjacent to the railroad right-of-way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plat: "This strip is reserved for screening. The placement of structures hereon is prohibited";
2. In districts zoned for business, commercial, or industrial uses, the nearest street extending parallel or approximately parallel to the railroad shall, wherever practicable, be at a sufficient distance therefrom to ensure suitable depth for commercial or industrial sites; and
3. Streets parallel to the railroad when intersecting a street which crosses the railroad at grade shall, to the extent practicable, be at a distance of at least one hundred fifty (150) feet from the railroad right-of-way. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.
N. Reserve strips controlling access to minor streets by parties or persons other than public agencies shall be prohibited.
O. Half-streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, and provided that the Planning Commission finds it will be practical to obtain the dedication of the other half of the street easement when the adjoining property is subdivided. Whenever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within the tract which is being subdivided.
P. Whenever the major or minor street is located wholly within the proposed subdivision, the total width of the right-of-way shall be dedicated; whenever the major or minor street is located adjacent to the outer edge of the subdivision, one-half (½) of the right-of-way shall be dedicated, if it is determined by the Planning Commission that it is equitable and feasible from an engineering design standpoint for the other half of the right-of-way to be dedicated from adjacent property.
Q. The finished elevation of proposed streets within the designated floodplain shall be no more than two (2) feet below the level of the one hundred (100) year flood.
R. The criteria established in the table below shall be followed in the layout and design of all major and minor streets:
Street Design Standards | ||||
Design Element | Major Streets | Minor Streets | ||
Primary Thoroughfare | Secondary Thoroughfare | Collector | Local | |
Street Design Standards | ||||
Design Element | Major Streets | Minor Streets | ||
Primary Thoroughfare | Secondary Thoroughfare | Collector | Local | |
Design speed | 40 mph | 30 mph | 30 mph | 25 mph |
Grade: | ||||
Maximum | 5% | 7% | 10% | 10% |
Minimum | 0.5% | 0.5% | 0.5% | 0.5% |
Stopping sight distance | 350 ft | 200 ft | 200 ft | 200 ft |
Number of traffic lanes | 4 (min.) | 4 | 2 | 2 |
Minimum paving thickness | Asphalt section | Structurally designed | 6 in. | 6 in.* |
Concrete section | Structurally designed | 6 in. | 6 in. | |
Residential estates section | --- | --- | Bituminous surface | |
Minimum r-o-w width | 100 ft | 80 ft | 60 ft | 50 ft |
Minimum roadway width | 50 ft | 50 ft | 32 ft | 26 ft |
Traffic lane effective width | 12 ft | 12 ft | 12 ft | |
Shoulder or parking lane width | 10 ft | 10 ft | 6 ft | 6 ft |
* Minor commercial streets shall have a minimum paving thickness of six (6) inches. | ||||
1. No curbing is required if the subdivision is zoned R-l (residential estates) and all lots contain one and one-half (1 1/2) acres or more with a minimum of two hundred ten (210) feet of road frontage per lot. Subdivisions shall also contain a minimum of twenty (20) acres and one thousand five hundred (1,500) linear feet of streets within subdivisions.
2. Street widths shall be measured from edge of asphalt to edge of asphalt.
3. Street shall slope from the centerline to the edge of the shoulder at one- fourth (¼) inch fall per one (1) foot;
4. Base shall vary in accordance with local conditions, including soil tests, and shall be approved by a specified engineer. Base rock shall be as per section 703.1, "Aggregate for aggregate base type A" of the State Standard Specification for Highway Construction.
(Code 1991, § 12-451; Ord. No. 99-06, § 1, 3-1-1999; Ord. No. 16-04, § II, 8-1-2016)
Cross reference- Streets, sidewalks, and other public places, Ch. 90.
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