The standards and details of design for subdivisions shall be in accordance with the "Des Moines Metropolitan Design Standards Manual", as amended by West Des Moines, which is on file in the office of the city clerk.
A. Natural Features And Character Of Ground:
1. Public Utilities And Improvements: Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood or other menace, and shall not be subdivided until showing can be made that those public utilities and improvements will be provided as required by this title and/or other applicable ordinances of the city, and proper provision has been made for drainage, water, sewage, transportation facilities and other improvements; to the greatest extent possible, attention shall be directed to the prevention of pollution of air, water, including streams, ponds and the subsurface water aquifer(s).
2. Unsuitable Land Conditions: Land which the city finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements, or other features which will reasonably be harmful to the health, safety and general welfare of the present or future inhabitants of the subdivision, and surrounding areas, or both, shall not be subdivided or developed unless adequate methods are formulated by the subdivider and approved by the council, upon recommendation of the commission to solve the problems created by the unsuitable land conditions.
B. Blocks: Blocks shall conform to the following requirements:
Length: No block shall be longer than one thousand three hundred twenty feet (1,320'), except as otherwise approved by the commission and council. (In residential estate [RE] zoned area, maximum block length shall be 2,006 feet.)
C. Buffers: Abutting zoning districts or existing conditions of conflicting use characteristics shall be buffered from one another as specified by section 9-19-8
, "Landscape Provisions", of this code.
D. Lots:
1. Lot Types:
a. Corner Lot: A lot located at the intersection of two (2) or more streets, and having the street abut the front and one or more side lines of the lot. For purposes of this definition, an alley or interstate highway is not considered a street.
i. Only one front yard must comply with minimum lot frontage requirements.
ii. In the case of a lot located in a single-family residential zoning district:
1) If the corner lot directly backs the rear yard of another corner lot, the yard that is fronting the street common to both lots is considered to be a street side yard. See Illustration #1 below.
2) If the corner lot abuts a third street, the frontage on the opposite side of the interior side yard is considered a street side yard. See Illustration #2 below.
3) If the corner lots abuts an adjacent property where the building setback line (i.e. front yard setback or yard) is not consistent, a street side yard may be used.
4) If the side yard of a corner lot abuts a roadway that is of a classification that does not allow direct driveway access to a dwelling or accessory structure, attached or detached, then the side yard is considered a street side yard.
5) If the side yard of a corner lot abuts a non-residential use or apparent natural environmental area or element (i.e. natural areas, parks, schools, detention, etc.) then the side yard is considered a street side yard.
6) The street side yard setback for primary and detached accessory structures, excluding fencing shall be a minimum of twenty feet (20'), except that any garage along the street side yard must be located to provide a minimum of twenty-five feet (25') of driveway surface to the garage, as measured from the right-of-way line of a public street or the interior edge of a sidewalk or curb of a private street, whichever is closer, to accommodate the parking of vehicles without overhanging a pedestrian pathway. Any existing street side yard setbacks indicated on a recorded plat that are greater than twenty feet (20') shall apply to the lot(s) in question.
7) In the situation where a landscape buffer is designated along the street side yard, the street side yard setback will be measured from the property line, not the buffer line; however, no building or structure may encroach into the designated buffer.
Illustration #1
Illustration 2
b. Double Frontage Lot: A lot other than a corner lot with frontage on more than one street. The front yard will be determined by the yard that allows access to the lot or the orientation of the front entry if a building exists. Double frontage lots shall be buffered from the rear street frontage by the methods outlined in subsection C of this section. For purposes of this definition, an alley or interstate highway is not considered a street.
c. Flag Lot: A lot with access provided to the bulk of the lot by means of a narrow corridor. Unless noted differently in the frontage requirements of Title 9 (Zoning), Chapter 7 (Setback and Bulk Density Regulations) of this code, the corridor for a flag lot shall be a minimum of 50 feet wide.
d. Outlot: When included within the boundary of a recorded plat, an Outlot can be a lot set aside for purposes other than immediate development or for land to be dedicated to public use or to provide for common area. An Outlot is not considered a developable parcel and is not required to meet minimum lot size requirements unless intended for future development or for a public purpose such as, parks, greenways, utilities, or other recreational amenities, excluding enclosed recreation or utility buildings anticipated to be occupied. Outlots intended for development must be re-platted through the preliminary and final plat process in accordance with the associated zoning classifications prior to physical development unless its purpose is to provide for public utilities or publicly owned or accessible park ground, greenways, or other recreational amenities. Outlots within a plat shall have the proposed use clearly designated on the plat document.
e. Footprint Lot: A lot created to define property associated with the ownership of a dwelling unit or a commercial, office or industrial space within common area owned and maintained by a separate entity. If the development as a whole meets the requirements of the respective zoning district noted in Title 9 (Zoning), Chapter 7 (Setback and Bulk Density Regulations) of this code, individual footprint lots are not required to meet minimum standard lot area and width requirements. Buildings within footprint lots are required to meet the setback and building separation noted for footprint lots as well as setback requirements for standard lots and setbacks along the development perimeter.
2. Lots shall conform to the following requirements:
a. The dimensions, shape and orientation of the lots shall be determined by the specific requirements of the applicable zoning district with regard to solar orientation, topography, land features and circulation.
b. Corner lots shall be not less than twenty-five feet (25') greater in width than the minimum required lot width for the zoning district so as to permit adequate building setbacks on both front and side streets.
c. Double frontage lots other than corner lots shall be prohibited except where such lots back on a municipal arterial or collector street or highway or except in the case of large commercial or industrial lots. Such double frontage lots shall be buffered from the rear street frontage by the methods outlined in subsection C of this section. Ingress-egress for double frontage lots shall be limited to the front street and is strictly prohibited on the rear street. A plat covenant shall be provided covering this restriction. For purposes of this requirement, an alley is not considered a street.
d. Flag shaped lots shall be discouraged.
e. Each lot shall be provided satisfactory access to a paved public street by means of frontage, private street or drive, or easement. All lots shall conform to the lot dimensions and area as set forth for the applicable zoning district in Title 9, "Zoning", of this code.
f. For the purpose of complying with minimum health standards, the following shall be observed with reference to all new construction, and with reference to all zoning categories as presently established within the city:
(1) All lots, except those of ten (10) acres or above shall be provided with access and connections to public water mains.
(2) Any lot or lots which cannot be reasonably served by a public sanitary sewer system shall have a minimum frontage and lot area as permitted by Title 9 (Zoning) or the requirements of the county sanitarian, whichever is greater.
E. Monuments: Section 355.6 of the code of Iowa, 1993, is hereby adopted by reference, and shall be considered in full force and effect as if contained herein.
F. Streets And Rights Of Way: Streets and rights of way shall conform to the following:
1. Alleys: Alleys may be required in business areas and industrial districts for adequate access to block interiors and for off street loading and parking purposes. Except where justified by unusual conditions, alleys will not be approved in residential districts. Dead end alleys shall be provided with a means of turning around at the dead end thereof in a manner acceptable to the city.
2. Circulation: The street pattern shall provide ease of circulation within the subdivisions as well as convenient access to adjoining streets, thoroughfares or unsubdivided land as may be required by the commission. In a case where a street will eventually be extended beyond the plat, but is temporarily dead ended, an interim turnaround may be required, in a manner acceptable to the city, or the subdivider may be required to extend the street into unplatted land or through adjoining grounds in order to reach a convenient access to the existing streets or thoroughfares.
3. Comprehensive Plan: All proposed plats and subdivisions shall conform to the comprehensive plan as amended and to the requirements of the comprehensive park and recreation plan, as amended, if applicable.
4. Continuation Of Existing Streets: Proposed streets shall provide for continuation or completion of any existing streets (constructed or recorded) in adjoining property at equal or greater width, and in similar alignment, unless variations are recommended by the commission, and approved by the council.
5. Dedication: A deed to the city shall be given for all streets before the same will be accepted for city maintenance. Acceptance of the deed to any street shall not constitute acceptance and maintenance of improvements thereto until such time as certification shall be made to the council in accord with section 10-3-2
, "Improvements", of this chapter.
6. Half Streets: Dedication of half streets will be discouraged. Where there exists a dedicated or platted half street or alley adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the commission and council.
7. Land Not Platted: Where the subdivider of a plat to be submitted abuts any part of a tract of land owned, under purchase option or other agreements for deed by the subdivider, the city may require topography and a concept plan of the entire tract of land under ownership, purchase option, or other agreements for deed by the subdivider.
8. Arterials And Major Collectors: When a new subdivision, except where justified by limiting conditions, involves frontage on an arterial or major collector, the street layout shall provide motor access to such frontage by one of the following means:
a. A parallel street supplying frontage for lots backing onto the arterial or major collector.
b. A series of cul-de-sacs or short loops entered from and planned at right angles to such a parallel street, with their terminal lots backing onto the arterial or collector.
c. An access drive separated by a planting strip from the highway to which a motor access from the drive is provided at points suitably spaced.
d. A service drive or alley at the rear of the lots. Where any one of the above mentioned arrangements is used, plat restriction or other means should prevent any private residential driveways from having direct access to the arterial or major collector.
9. Physical And Natural Features: In general, streets shall be platted with appropriate regard for topography, creeks, wooded areas and other natural features which would lend themselves to attractive treatment.
10. Railroads: If a railroad is involved, the subdivision plat should:
a. Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad.
b. Border the railroad with a parallel street at a sufficient distance from it to permit normal lot depth based on existing zoning plus sixty feet (60') if required by the council after receipt of a recommendation by the planning and zoning commission.
c. Provide culs-de-sac at right angles to the railroad so as to permit lots to back thereunto.
d. Whenever any street within a proposed plat involves an at grade railroad crossing as part of the needs or actions associated with said subdivision, the subdivider shall be required to obtain all permits or licenses necessary with said crossing, and pay all costs associated with the construction of the crossing.
11. Street Intersections: Street intersections shall be as nearly at right angles as possible.
Where streets do not directly intersect across from each other, a minimum offset of one hundred twenty five feet (125') may be required.
No driveway shall be permitted to access to a public street within twenty five feet (25') of the end of radius at a street intersection, unless, this distance shall be waived by the city engineer after his review and analysis.
12. Street Names: All newly platted public streets, and any named private streets, shall be named in accordance with the city of West Des Moines roadway naming and addressing guidelines. Refer to section 7-1-8
, "Street Names", of this code.
13. Street Right Of Way Widths: Street rights of way shall be provided at a width as shown in the comprehensive plan, as amended and/or at a width necessary to accommodate all anticipated pavement and utilities within the right of way based upon the functional use classification of the intended street. (Ord. 1131, 5-22-1995; amd. Ord. 1839, 9-21-2009; Ord. 1859, 2-22-2010; Ord. 1999, 8-19-2013; Ord. 2376, 8-5-2019; Ord. 2390, 12-2-2019; Ord. 2541, 9-19-2022)