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LANDSCAPING; DEVELOPMENT STANDARDS
(A) The subdivider shall submit his or her proposal and a schedule for landscaping to the Plan Commission prior to filing or with the filing of the application for approval of the preliminary plat.
(B) All subdivisions must have an approved landscape plan in accordance with this chapter.
(C) Landscaping must be shown on the preliminary and final construction plans, and must be installed and maintained by the developer as specified on the plan within one year of beginning construction of subdivision or section thereof and same for following sections.
(D) Required landscape plans must be prepared by a landscape architect registered in the state or a licensed nurseryman for major subdivisions.
(E) Required landscape plans.
(1) Residential subdivision (major only).
(a) Minimum six-inch wide strip behind the right-of-way and or easement along all existing public street or road frontage for entire length of subdivision. (Does not mean new internal streets.)
(b) Tree preservation plan where more than one acre of woods is to be developed or where existing wooded fence rows are located at edge of property.
(c) Entrance features; i.e., landscaping, walls, signs, lighting and the like.
(2) Commercial or industrial subdivision (all).
(a) Minimum six-inch wide strip behind the right-of-way and/or easement along all existing public street or road frontage for entire length of subdivision.
(b) Tree preservation plan where more than one acre of woods is to be developed or where existing wooded fence rows are located at edge of property.
(c) Screening/buffering plans for parking areas, outdoor storage areas, loading areas, storage tanks, large mechanical or electrical installations and other unsightly uses or structures visible from noncommercial or non-industrial adjacent land uses must also be in accordance with the zoning regulations.
(3) Required landscaping. Required landscaping shall include but not be limited to a mixture of trees, shrubs and ground cover.
(a) Minimum sizes at time of planting shall be as follows.
Deciduous shade trees | 2 in. diameter trunk |
Deciduous ornamental trees | 6 ft. high |
Evergreen trees | 6 ft. high |
Shrubbery | 18 in. to 24 in. |
(b) Each required landscape strip shall have as an average minimum one tree every 30 feet horizontally along strip.
(F) Subdivider shall make every attempt to preserve and enhance all existing woods, forests and soils as part of overall landscape plan.
(Ord. passed 7-20-1992)
Retaining walls may be constructed within sites given the following requirements:
(A) Must be shown on the construction plans. No wall will be allowed if not shown on the plans;
(B) Any structural wall over four feet must be designed by a professional engineer, landscape architect or architect and all design plans must be submitted and be stamped by said design professional;
(C) No retaining wall shall exceed ten feet in height without terracing;
(D) No retaining wall shall be constructed within a street right-of-way nor a drainage or a utility easements; and
(E) No drainage, utility, sanitary sewer or water line will be constructed on the upper elevation of a retaining wall nor closer than 15 feet from the lower elevation of a retaining wall.
(Ord. passed 7-20-1992)
(A) Maximum height shall be set at six feet.
(B) Minimum top width shall be set at two feet.
(C) Maximum side slope for front and back sides shall be set at three to one (three feet horizontal to one foot vertical).
(D) Mounds shall be set back from rights-of-way or property lines so that the toe of slope will be no closer than five feet of the right-of-way or property line.
(E) Mounds shall not be allowed to increase storm water runoff onto an adjoining property in excess of the amount received previous to new development.
(Ord. passed 7-20-1992)
STREETS AND ROADWAYS; DEVELOPMENT STANDARDS
(A) The following classifications/definitions are for streets in an approved subdivision. The classifications are not to be construed with the definitions used for or that identify roads on the thoroughfare plan and/or are mentioned in any other part of this chapter.
(1) Major residential. Major residential streets are defined as those streets which serve to collect traffic from the minor residential streets. Although major residential streets may have driveways connected directly to them, they serve more than just the lots to which they are contiguous.
(2) Minor residential. Minor residential streets are defined as those streets that provide direct access to the lots located along the street. In additions to serving the contiguous lots, they may also be used, as short cuts between the major residential streets.
(3) Cul-de-sac. Cul-de-sacs are defined as those streets which are dead end streets that service only the lots located directly along that street. Each cul-de-sac will be required to have a turn around located at the end of the street of width and right-of-way further described within this chapter.
(B) The classification of the streets within the subdivision shall be subject to the review and approval of the Technical Advisory Committee (TAC).
(Ord. 1996-7-1, passed 7-1-1996)
(A) (1) The proposed street shall provide access to all lots and parcels of land within the subdivision for all major subdivisions (as defined i.e., four lots or more).
(2) All lots shall have access within the subdivision.
(3) Drive cuts shall not be permitted onto existing public (dedicated) roadways for major subdivisions.
(B) Proposed streets, where appropriate, shall be extended up to the boundary lines of adjacent property to provide for normal circulation of traffic within the vicinity.
(C) Proposed streets shall provide for continuation of existing, planned or platted streets on adjacent tracts.
(D) All streets including those proposed to provide the continuation of streets to adjacent property shall be constructed to the boundary lines of the subdivision and in accordance with the standards of this chapter.
(E) Proposed streets shall be designed to minimize through traffic movement.
(F) (1) No street names may be used which will duplicate, or be confused with the names of existing streets. The streets which are logical extensions or continuations of any existing streets shall bear the names of such existing streets.
(G) (1) Subdivisions in excess of 50 lots (commercial, residential or industrial) shall provide de-acceleration, acceleration and bypass lanes off arterial (primary and/or secondary) or collector (major and/or minor) road classifications.
(2) If all lot sizes in the subdivision are greater than three acres in area the developer may reduce street pavement width for local streets to 24 feet for dedicated or non-dedicated streets, all other standards set forth shall not be waived/reduced. When streets are reduced to 24 feet on-street parking shall be prohibited (this must be part of the covenants and deed restrictions).
(H) The number of access roads required into a subdivision will be based upon the number of lots, sound engineering design and continuity of the county road system. If in the opinion of the Plan Commission staff additional access points are needed it shall make recommendations for additional entrances to the developer and the Plan Commission. If the Plan Commission determines that additional access roads are needed it will advise the developer at the time of preliminary approval.
(Ord. passed 7-20-1992; Ord. 1995-6-3-2, passed 7-3-1995)
(A) Minimum rights-of-way widths for major residential, minor residential and cul-de-sac street classifications in subdivisions (all other listed classification remain for the existence of the Thoroughfare Plan.
Cul-de-sac | 50 ft. |
Local | 50 ft. |
Major collector | 70 ft. |
Major residential | 70 ft. |
Minor collector | 60 ft. |
Minor residential | 60 ft. |
Primary arterial | 100 ft. |
Secondary arterial | 90 ft. |
(B) 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 per the requirements of this chapter.
(Ord. passed 7-20-1992; Ord. 1995-6-3-2, passed 7-3-1995; Ord. 1996-7-1, passed 7-1-1996)
(A) (1) All streets in subdivisions to be dedicated shall be improved with roadway hard surfaces to an overall width in accordance with the minimum dimensions as described in the Table 1 below and be of general design as set forth in the cross-section below.
(2) All streets to be non-dedicated, as approved by the Technical Advisory Committee, shall meet both Table 1 and the cross-section below.
(B) Minimum roadway width dimensions shall be reduced or increased when the Plan Commission determines that such an alteration is required due to terrain or density.
(C) (1) The covenants and restrictions of all subdivisions shall expressly prohibit on-street parking unless the street width is increased above that required by the Table 1 below, by an additional lane width on each side of the road that parking is to be permitted upon.
(2) The surface of the additional lane shall be the same as the surface of the normal travel lane.
Table 1: Minimum Roadway Lane and Shoulder Widths | ||||
Major Residential | Minor Residential | Cul-de-Sac | Non-Dedicated | |
Lane width | 12 ft. | 11 ft. | 10 ft. | 9 ft. |
Shoulder width | 4 ft. | 3 ft. | 2 ft. | 2ft. |
Notes: | ||||
Concrete curb and gutter will be required in place of shoulders when the density of homes exceeds 2 dwellings per acre. | ||||
Table 1 assumes that on-street parking will not be permitted. See § 155.048 for additional requirements to allow on-street parking. |
Typical Cross-Section for Subdivision Streets
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(1) Roadway crown to be one and one-half inches/feet for non-paved surfaces
(2) See Table 1 above
(3) See Table 2 in § 154.171
(4) Shoulder material may be natural earth for non-dedicated roads with crushed stone surfaces
(Ord. passed 7-20-1992; Ord. 1996-7-1, passed 7-1-1996)
(A) Non-dedicated roadways will not be permitted in recorded subdivisions except when right-of-way standards are met:
(1) In planned unit development, condominium developments and other similarly developed subdivision in which communal development is the significant feature and is reasonably inalterable;
(2) In estate-type subdivisions consisting solely of lots which are greater than three acres in area, where roadways do not and cannot generate either through traffic or a significant volume of local traffic; and
(3) In subdivision areas where the division is primarily for the purpose of delineation or rental or leased areas and where ownership of all lots will remain vested in the subdivider.
(B) All non-dedicated roadways shall meet the following minimum requirements:
(1) All private roadways shall fall within an easement which is of the same width as the right-of-way which would be required if the roadway were to be dedicated;
(2) All building setbacks shall be measured from the roadway easement line except that in planned unit development or condominium development the Commission may, in public hearing, waive setback requirements;
(3) All private roadways shall be clearly shown as such on the record plats, a covenant note shall be entered onto the record plat stating that private roads and the maintenance of such roads are encumbrances on and carry with the land. All original deeds which may be prepared for property subdivided under this section shall carry a similar covenant;
(5) All private streets within approved subdivisions shall have covenants and restrictions that establish a Street Maintenance Fund to provide for the periodic maintenance of the streets. The Technical Advisory Committee (TAC) shall review the proposed annual dues (developers proposal) and base the amount on the number of lots versus the length of the street.
(C) Private roadways may not be dedicated and accepted by any public agency under the jurisdiction of this chapter and the jurisdiction of the signatory legislative bodies unless and until the following minimum requirements have been met.
(1) All dedicated right-of-way standards for dedicated roadways have been met in full.
(2) Street construction, in place, has been completed or has been improved to meet all current standards for dedicated public streets including, but not limited to, base construction, traffic surface construction, shoulders, drainage, alignment, grades and turnaround areas.
(3) A surety, in the form of a bond or other security acceptable to the Commission, has been filed to secure the costs of abnormal maintenance and/or repairs to the streets which may become necessary within a period of 12 months from the date of acceptance of dedication. Security shall be released at the expiration of the 12-month period.
(4) A member of the Plan Department together with a member of the County Highway Department, which will accept maintenance of the dedicated roadway, has physically inspected the roadway and the Plan Commission has issued a certificate to the effect that construction meets the published standards, that the right-of-way has been dedicated and recorded and that acceptance of dedication is not in conflict with the public interest.
(Ord. passed 7-20-1992; Ord. 1996-7-1, passed 7-1-1996)
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