HomeMy WebLinkAbout2021-06 Title 15 Changes15-2-1
TITLE 15. LAND SUBDIVISION
CHAPTER 2: PLATS AND PLATTING PROCEDURES
15-2-1: Concept Plan
15-2-2: Preliminary Plat
15-2-3: Final Plat
15-2-1: CONCEPT PLAN:
A. Applicability: Whenever the owner of any tract or parcel of land within the corporate limits
of the city or within two (2) miles thereof wishes to make a subdivision of the same, the owner or
the owner's representative shall submit a concept plan to the department of planning and
community development for review prior to submission of a preliminary plat.
B. Submission Requirements: The concept plan must include the following information:
1. The proposed layout of streets, lots, location of stormwater facilities, and open space.
2. General topography, based on existing topographic maps or other resources. The
property is not required to be surveyed at the concept plan stage.
3. Approximate footprints of any existing aboveground manmade features located on the
subject property, including buildings and other structures, streets, sidewalks, etc.
4. Surrounding land uses and approximate location of building footprints on abutting
properties.
5. Sensitive features, including streams, wooded areas, known wetlands or potential
wetlands, known archeological sites, etc.
6. Other necessary information pertaining to the existing conditions of the property, as
requested by the city.
C. Review oOf Concept Plan:
1. Upon receipt of a concept plan the department of Neighborhood and Development
Services planning and community development shall review the concept plan in the context of
the standards of this title, other requirements of this code, and comprehensive plan policies, and
will have the discretion to solicit comments from other city departments.
2. The dDepartment of planning and community developmentNeighborhood and
Development Services will provide general written comments to the applicant within twenty (20)
business days of receipt of the concept plan based on the information submitted by the
applicant. These comments are intended to provide guidance to the applicant in preparing the
preliminary plat and are not to be construed as comprehensive with regard to compliance with
this code.
3. The preliminary plat shall not be filed until said written comments regarding the concept
plan are provided to the applicant. (Ord. 08-4313, 8-26-2008)
15-2-2
15-2-2: PRELIMINARY PLAT:
A. Submission Required; Waiver:
1. After conferring with the Ddepartment of Neighborhood and Development Services
planning and community development on the concept plan, the owner or owner's representative
shall submit to the city clerk twelve (12) copies same Department of a a preliminary plat and
supporting materials on application forms as provided by the City for consideration. This
submission must include accurate and complete information as set forth in subsection B of this
section.
2. The cCity mManager or designee(s) will check the application for accuracy and
completeness. A "complete application" shall mean the following:
a. A plat with accurate measurements and dimensions and easements identified; and
b. All information as specified in subsection B of this section, has been submitted.
3. The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the date
when a complete application is submitted.
4. The cCity may waive submission of the preliminary plat if the final plat includes all the
requirements of the preliminary plat.
B. Plat Specifications aAnd Accompanying Information:
1. The preliminary plat shall be drawn to the scale of one inch to fifty feet (1" = 50');
however, if the resultant drawing would be larger than twenty four inches by thirty six inches
(24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100'). In
addition, a digital version of the plat must be submitted as per cCity specifications. Each plat
must include the following information:
a. Legal description, acreage and name of proposed subdivision.
b. Name(s) and address(es) of owner(s) and subdivider.
c. Names of the persons who prepared the plat, owner's attorney, representative or
agent, if any, and date of preparation.
d. North point and graphic scale.
e. Contours at five foot (5') intervals or less.
f. Locations of existing lot lines, streets, public utilities, water mains, sanitary sewers,
storm sewers, drainpipes, culverts, watercourses, bridges, railroads, buildings, stormwater
detention facilities and any other public improvements in the proposed subdivision.
g. The existing streets and cCity utilities on adjoining properties.
h. Layout of proposed blocks (if used) and lots, including the dimensions of each, and the
lot and block number in numerical order. For lots where the lot width is different from the lot
frontage, the lot width must be indicated on the plat.
i. Location of any proposed outlot(s), identified with progressive letter designations, and
the purpose of said outlot(s) clearly specified on the plat.
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j. Proposed location of clustered mailboxes.
k. Location and widths, other dimensions and names of the proposed streets, alleys,
roads, utility and other easements, parks and other open spaces or reserved areas.
l. Grades of proposed streets and alleys.
m. A cross section of the proposed streets showing the roadway locations, the type of
curb and gutter, the paving and sidewalks to be installed.
n. The proposed layout and size of water mains and sanitary sewers.
o. Proposal for drainage of the land, including proposed storm sewers, ditches, swales,
bioswales, rain gardens, culverts, bridges, stormwater management facilities and other
structures.
p. A signature block for endorsement by the cCity cClerk certifying the cCity cCouncil's
approval of the plat.
q. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
following shall be identified on the preliminary plat:
(1) Proposed design sites (if used), including the dimensions of each. For design sites
where the design site width is different from the design site frontage, the design site
width must be indicated on the plat.
(2) Proposed thoroughfare types (14-2H-9) and the dimensions for each street, sidewalk,
alley, or passage.
(3) Proposed civic space types (14-2H-5) for each public or private civic space. and
(4) Proposed building types (14-2H-6) for each lot and design site.
(5) Notation that all stubs are to connect with future thoroughfares on adjoining property
and shall be designed to appropriately transition, and that that specified civic space and
building types may be substituted with other civic space and building types in
compliance with Article 14-2H (Form-Based Zones and Standards) during the site plan or
building permit process.
2. The preliminary plat shall be accompanied by the following information:
a. A location map with north point showing an outline of the area to be subdivided.
b. A grading plan, including proposed methods for the prevention and control of soil
erosion, pursuant to the grading ordinance, title 17, chapter 8 of this code.
c. If access to state routes is proposed, the plat must be submitted to the Iowa
dDepartment of tTransportation for review. Comments from the Iowa dDepartment of
tTransportation must be submitted with the proposed plat.
d. For properties containing regulated sensitive features as specified in title 14, chapter
5, article I of this code, a sensitive areas development plan must be submitted as set forth in
title 14, chapter 5, article I of this code.
C. Fees: A fee shall be paid at the time ofthe preliminary plat application or any combination
of preliminary plats and/or plans are applied for is submitted to the cCity clerk, in the amount
established by resolution of the cCity cCouncil.
15-2-2
D. Review oOf Plat; Approval Or Disapproval:
12. The dDepartment of Neighborhood and Development Services planning and
community development shall distribute said copies to the appropriate cCity departments for
review as designated by the cCity mManager.
23. Said designee(s) shall examine the plat and application to ensure compliance with the
requirements of this title, other relevant provisions of this code, comprehensive plan policies and
with state law. Upon completion of examination, the dDepartment of Neighborhood and
Development Services planning and community development shall forward a written report,
including recommendations, to the pPlanning and zZoning cCommission. No plat shall be
forwarded to the pPlanning and zZoning cCommission with more than six (6) deficiencies.
4. Following staff evaluation, the owner or owner's representative must submit ten (10)
revised copies of the plat as requested by the City for distribution to the pPlanning and zZoning
cCommission.
5. The Ccommission shall study the revised preliminary plat, review the application of the
owner and review the report from the dDepartment of planning and community
developmentNeighborhood and Development Services.
56. The cCommission shall recommend approval or disapproval of the plat within forty five
(45) calendar days of the date the cCity receives a complete application, or the preliminary plat
shall be deemed to be approved by the cCommission. The owner or owner's representative
may, however, agree to an extension of time.
6. Following staff evaluation, the owner or owner's representative shall submit
copies of the revised preliminary plat as requested by the City with the signatures of the
surveyor and the respective utility companies to the City Clerk.
7. After receipt of the recommendation of the cCommission or after the time of any
extension has passed, the cCity cCouncil shall, by resolution, approve or disapprove the
preliminary plat.
E. Effect Of Approval: Approval of a preliminary plat by the cCity cCouncil does not constitute
approval of the subdivision but merely authorizes the subdivider to proceed with the preparation
of the final plat. In the event the cCity cCouncil approves the preliminary plat and the final plat
submitted does not materially and substantially deviate from the preliminary plat and if
inspection by the cCity reveals that all plans and specifications for construction of
improvements, as required by the Ccity, have been met, the final plat shall be approved by the
cCity cCouncil. Approval of the preliminary plat shall be effective for a period of twenty four (24)
months unless, upon written request of the owner or subdivider, the cCity cCouncil, by
resolution, grants an extension of time. If the final plat is not filed with the cCity cClerk within
twenty four (24) months, all previous actions of the cCity cCouncil with respect to the plat shall
be deemed null and void.
15-2-3
15-2-3: FINAL PLAT:
A. Submission Required:
1. After approval of a preliminary plat or if the requirement for preliminary plat has been
waived by the cCity cCouncil, the owner or owner's representative shall submit to the city clerk
twelve (12) copies of file with the Department of Neighborhood and Development Services an
application for final plat approval on a form provided by the City, along with athe final plat for
reviewand supporting materials set forth below for review on application forms provided by the
City. Said final plat must be submitted to the cCity clerk within twenty four (24) months of
approval of the preliminary plat, unless an extension has been approved by the cCity cCouncil.
This submission must include accurate and complete information as set forth in subsections B
and C of this section.
2. The dDepartment of Neighborhood and Development Services planning and community
development will check the application for accuracy and completeness. A "complete application"
shall mean the following:
a. A final plat with accurate measurements and dimensions, and with easements
correctly identified;
b. An accurate legal description;
c. All required legal documents and accompanying instruments as specified in
subsections B and C of this section;
d. Construction plans according to the specifications of the Ccity eEngineer.
3. The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the date
when a complete application is submitted.
4. Upon approval by the cCity, a final plat may include only a portion of the development
illustrated on the preliminary plat if that portion can function as a separate development,
including access and utilities, and if no essential public infrastructure extensions are delayed.
Whether or not said infrastructure is essential in nature shall be determined by the cCity.
5. The applicant shall note any variations from the approved preliminary plat. Requests for
minor changes that do not constitute substantive changes may be approved administratively
without requiring an amendment to the preliminary plat. Substantive changes, including, but not
limited to, the layout and location of streets, lots, and outlots, changes to the proposed uses of
the various lots and outlots, and other similar changes that would result in a substantive change
to the character of the subdivision may result in the necessity to file an amended preliminary
plat.
B. Specifications: The final plat shall meet the following specifications:
1. The plat shall be drawn to the scale of one inch to fifty feet (1" = 50'); provided, however,
if the resultant drawing would be of larger dimension than twenty four inches by thirty six inches
(24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100').
2. Twelve (12) prints of Tthe final plat shall be submitted showing the following information:
15-2-3
a. Accurate property boundary lines, with dimensions and bearings or angular
dimensions, which provide a land survey of the tract, closing with an error of not more than one
foot (1') in ten thousand feet (10,000').
b. Accurate references to known permanent monuments, giving the bearing and distance
from some corner of a lot or block in the cCity to some corner of the congressional division of
which the cCity or the addition thereto is a part.
c. Accurate locations of all existing and recorded streets intersecting the property
boundaries of the tract.
d. Accurate legal description of the property boundaries.
e. Street names and street right of way widths.
f. Complete curve notes for all curves included in the plat.
g. Street centerlines with accurate dimensions in feet and one-hundredths of feet with
bearings or angular dimensions to street, alley and lot lines.
h. Lot numbers and lot line dimensions. For lots where the lot width is different from the
lot frontage, the lot width must be indicated on the plat.
i. Block numbers, if used.
j. Accurate dimensions for any property to be dedicated or reserved for public, semipublic
or community use.
k. Location, type, material and size of all markers.
l. Name and street address of the owner and subdivider.
m. Name and street address of owner's or subdivider's attorney, names of persons who
prepared the plat and the date of preparation.
n. North point, scale and date.
o. Certification of the accuracy of the plat by a registered land surveyor of the state.
p. Location and width of easements for utilities.
q. Certification by the utility companies that utility easements are properly placed for the
installation of utilities.
r. A signature block for endorsement by the Ccity cClerk certifying the cCity cCouncil's
approval of the plat.
s. A note on the plat stating:
Notes on this plat are not intended to create any vested private interest in any stated use
restriction or covenant or create any third party beneficiaries to any noted use restriction or
covenant.
3. The applicant shall submit a digital version of the final subdivision plat as part of the
application process. Once the final subdivision plat has been approved by the Ccity Ccouncil, a
final copy of the digital version of the plat shall be submitted to the Department of Public
Workscity engineering department. Said final digital copy shall be compatible with the Johnson
County geographic information system and city of Iowa City mapping system. Specific formats,
15-2-3
procedures, and methods needed to meet this requirement will be updated as changes in
technology occur.
C. Accompanying Documents: The final plat shall also be accompanied by the following
documents:
1. Owner's Statement: An acknowledged statement from the owner and the owner's
spouse, if any, that the subdivision as it appears on the plat is with their free consent and is in
accordance with the desires of the proprietor and the proprietor's spouse. This statement may
include the dedication to the public.
2. Dedications: Dedication of streets and other public property, including perpetual
easements for the installation, operation and maintenance of cCity utilities.
3. Mortgage Holder's Oor Lien Holder's Statement: An acknowledged statement from
mortgage holders or lien holders that the plat is prepared with their free consent and in
accordance with their desire, as well as a release of mortgage for any areas dedicated to the
public.
4. Encumbrance Certificates: If there is no consent from the mortgage holders or lien
holders as specified in subsection C3 of this section, and if the land being platted is
encumbered in the manner set out in the code of Iowa, as amended, a certificate shall be filed
with the Johnson Ccounty rRecorder showing an encumbrance bond in an amount double the
amount of the encumbrance and approved by the recorder and clerk of the district court. The
bond shall run to the county for the benefit of the purchasers of the land subdivided.
5. Attorney's Opinion: An opinion from an attorney at law showing that the fee title is in the
owner and that the land platted is free from encumbrance or if encumbered, listing the
encumbrances and the bonds securing the encumbrances.
6. Construction Plans: A complete set of construction plans for all public improvements,
meeting Ccity specifications, must be submitted to the Ccity Eengineer's office.
7. County Treasurer's Certificate: A certified statement from the Ccounty tTreasurer that
the land being platted is free from taxes.
8. County Auditor's Certificate: A certified statement from the Ccounty Aauditor approving
of the name or title of the subdivision as succinct and unique to Johnson County.
9. Subdivider's Agreement:
a. An agreement executed by the subdivider which agrees, as a covenant running with
the land, that the Ccity shall not issue a building permit for any lot in the subdivision until the
subdivider installs the public improvements, except sidewalks, according to plans and
specifications approved by the Ccity Eengineer and until the cCity eEngineer approves
subdivision erosion control measures. If the subdivider desires a building permit prior to
installing the improvements, the owner must deposit with the cCity fFinance dDepartment an
escrow equal to the cost of improvements plus ten percent (10%) thereof in cash or an
irrevocable letter of credit payable to the cCity in a form approved by the cCity aAttorney. At the
cCity's discretion, this escrow may be divided by the number of lots in the subdivision and
collected on a per lot basis prior to the issuance of a building permit. Subdivider must further
agree, as a covenant running with the land, that subdivider will install sidewalks abutting each
lot in the subdivision as set forth in this title, that the obligation to install the sidewalks remains a
lien on the lots abutting the sidewalk until released by the cCity and that, in the event subdivider
fails to install the sidewalks, the cCity may install the sidewalks and assess the total cost against
15-2-3
the property without meeting the requirements of notice, benefit or value required by state law
for assessing improvements.
b. The subdivider's agreement shall state that the subdivider, including its grantees,
assignees and successors in interest, agrees that public services, including, but not limited to,
street maintenance, snow and ice removal and solid waste collection, will not be extended to
such subdivision until the pavement is completed and accepted by the cCity cCouncil by
resolution.
c. The subdivider's agreement shall state:
Plat notes and surveyor's notes on plats serve to provide notice of how a subdivision is
expected to develop. Said notes are not intended to create any vested private interest in any
stated use restriction or covenant, or create any third party beneficiaries to any noted use
restriction or covenant. The City reserves the right, in its sole discretion, subject to any
applicable public notice and approval process required by law, to alter or amend any plat note,
or to sell or vacate any right-of-way, street, alley, park, easement, open area or other land set
apart and dedicated for public use within the plat. The City further reserves the right, upon
request of the owner or successor in interest, to vacate the plat and/or relocate any easement,
alter lot boundaries or allow said land to be replatted subject to any applicable public notice and
approval process required by law.
d. The subdivider's agreement may include other conditions peculiar to the subdivision
as allowed by law.
10. Iowa Department oOf Transportation Permits: Approved IDOT permits must be
submitted, if required.
11. Neighborhood Plan: Where subject to Article 14-2H (Form-Based Zones and
Standards), a Neighborhood Plan shall be submitted that complies with the standards in
14-2H-1E (Neighborhood Plan) and includes the full geographic scope of the area being
platted.
D. Review; Approval oOr Disapproval:
1. Upon the filing of the final plat as set forth above, the city clerk Department of
Neighborhood and Development Services shall submit eleven (11) copies of the final plat and
the application to the department of planning and community development.
2. The department of planning and community development shall distribute said copies of
the final plat and the application to the appropriate cCity departments for review as designated
by the cCity mManager.
32. Said designee(s) shall examine the application, the plat, the construction plans, and the
legal documents to ensure compliance with the requirements of this code, state law, and the
preliminary plat.
43. The costs of engineering examination of final plat and construction plans shall be paid
by the subdivider and shall be the actual costs of the engineering examination and review as
incurred by the cCity.
54. Upon completion of said review staff shall recommend approval or disapproval of the
plat within forty five (45) calendar days of the date the Ccity received a complete application, or
the final plat shall be deemed to be approved by the staff. The owner or subdivider may,
however, agree in writing, to an extension of time.
15-2-3
65. Following staff evaluation, the owner or owner's representative shall submit a digital
version, a transparent reproducible copy and eight (8) prints of copies of the revised final plat as
requested by the City with the signatures of the surveyor and the respective utility companies to
the cCity cClerk.
76. After receipt of the recommendation of the staff or after the time of any extension, the
Ccity cCouncil shall, by resolution, approve or disapprove the final plat. The cCity cCouncil must
take action on the final plat within sixty (60) calendar days of submission of a complete
application for a final plat to the cCity cClerk. If the cCity cCouncil does not approve or
disapprove the plat within sixty (60) calendar days, the final plat shall be deemed approved. The
owner or subdivider may, however, agree in writing, to an extension of time.
15-3-1
TITLE 15. LAND SUBDIVISION
CHAPTER 3: DESIGN STANDARDS AND REQUIRED
IMPROVEMENTS
15-3-1: General Requirements
15-3-2: Streets aAnd Circulation
15-3-3: Sidewalks, Trails, And Pedestrian Connections
15-3-4: Layout oOf Blocks And Lots
15-3-5: Neighborhood Open Space Requirements
15-3-6: Energy aAnd Communications Distribution Systems
15-3-7: Sanitary Sewers
15-3-8: Stormwater Management
15-3-9: Water Systems
15-3-10: Clustered Mailboxes
15-3-11: Markers
15-3-12: Specifications
15-3-13: Inspections
15-3-14: Off Site Costs fFor Public Improvements
15-3-1: GENERAL REQUIREMENTS:
A. Design of the subdivision shall comply with the standards of this chapter, provide for the
orderly growth and development of the city, demonstrate consistency with the Iowa City
comprehensive plan and any specific adopted district plans, and take into consideration the
natural features of the site and patterns of adjacent development.
B. The subdivider of property shall be responsible for constructing all public improvements
associated with the proposed subdivision according to this code, unless exempted from such
requirements according to the provisions herein.
C. "Public improvements", as defined in this title, shall be constructed and installed according
to the standards established by the city. Copies of said standards are on file in the office of the
city engineer. (Ord. 08-4313, 8-26-2008)
15-3-2
15-3-2: STREETS AND CIRCULATION:
A. Connectivity oOf Streets, Sidewalks, And Trails: Subdivisions shall provide for
continuation and extension of arterial, collector and local streets, sidewalks and trails in
accordance with the following standards:
1. Arterial streets must be located and extended in general accordance with the JCCOG
Metropolitan Planning Organization of Johnson County arterial street plan and Iowa City
comprehensive plan.
2. All streets, sidewalks, and trails should connect to other streets, sidewalks, and trails
within the development, and to the property line to provide for their extension to adjacent
properties. Each subdivision must contribute to the larger interconnected street pattern of the
city to ensure street connectivity between neighborhoods, multiple travel routes resulting in the
diffusion and distribution of traffic, efficient routes for public and emergency services, and to
provide direct and continuous vehicular and pedestrian travel routes to neighborhood
destinations.
3. The road system shall be designed to permit the safe, efficient, and orderly movement of
vehicular and pedestrian traffic; to meet the needs of the present and future population served;
to have a simple and logical pattern and allow that pattern to continue through adjacent
properties; and to respect natural features and topography.
4. Use of cul-de-sacs and other roadways with a single point of access should be avoided.
Cul-de-sacs will be considered where it can be clearly demonstrated that environmental
constraints, existing development, access limitations along arterial streets, or other unusual
features prevent the extension of the street to the property line or to interconnect with other
streets within or abutting the subdivision.
5. Where the area is subject to Article 14-2H (Zones and Standards), thoroughfares are to
create walkable neighborhoods with redundant routes for vehicular, bicycle and
pedestrian circulation. The arrangement of thoroughfares shall provide for the alignment
and continuation of existing or proposed thoroughfares into adjoining lands where the
adjoining lands are undeveloped and intended for future development, or where the
adjoining lands are undeveloped and include opportunities for such connections.
(1) Thoroughfare rights-of-way shall be extended to or along adjoining property
boundaries to provide a roadway connection or thoroughfare stub for development, in
compliance with 15-3-4 (Layout of Blocks and Lots), for each direction (north, south,
east, and west) in which development abuts vacant land.
(2) All stubs for thoroughfares are to connect with future thoroughfares on adjoining
property and be designed to transition appropriately.
B. Minimum Access Standards: Adequate street access to an area or neighborhood is
required as part of subdivision approval or prior to the approval of additional subdivision lots.
The standards in this subsection are intended as minimum standards in areas where
connectivity is limited by topography, previous development patterns, or other unusual features
and shall not be used as a means of circumventing the street connectivity standards set forth in
subsection A of this section. The following guidelines will be used by the city in determining
whether additional street access is a prerequisite to additional lots or developable parcels being
approved by the city.
1. Additional access may be required if a proposed development will result in any portion of
a street that provides a single means of access to an area being overburdened with traffic.
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"Overburdened" shall be defined as a projected volume which exceeds the midpoint design
volume as follows:
a. Local street: Five hundred (500) vehicles per day.
b. Collector street: Two thousand five hundred (2,500) vehicles per day.
2. Projected traffic volumes shall be determined by using the most recent average daily
traffic count when available, and adding it to projected traffic generation as determined by the
city. In the absence of a recent traffic count, projected traffic volumes shall be calculated by
using projected traffic generation for both existing and proposed development.
3. Additional means of access may also be required if any of the following conditions exist
or will exist if additional lots or developable parcels are approved:
a. There are physical features that may increase the probability of blockages along the
single means of access to the development. These physical features include, but are not limited
to: slopes eight percent (8%) or greater; floodplains as designated by the federal emergency
management agency; a bridged or culverted roadway; trees adjacent to the roadway with trunk
diameter greater than four inches (4"); a grade separated highway; or a railroad.
b. The existing access is insufficient to provide efficient, safe, and/or cost effective routes
for the provision of public and emergency services for the proposed development.
c. The street, which provides a single means of access to the area, is a local or collector
street along which there are existing or proposed facilities that may increase the probability of
pedestrian-motor vehicle conflicts. These facilities include, but are not limited to, schools,
daycare centers and parks.
d. There are land uses located along the subject street that serve special populations,
which may increase the volume of emergency vehicle trips. These uses include, but are not
limited to, adult daycares, facilities serving elderly persons, or persons with disabilities.
4. For a situation requiring additional means of access based on the above criteria, a single
means of access may be permitted as a temporary condition. A temporary condition is one in
which there is secured, written assurance from the private subdivider that the road, which will
provide the necessary access, will be constructed within three (3) years of development or,
alternatively, said access is scheduled for construction no later than the third year of the then
current capital improvements program of the city.
C. Street Types:
1.Table 15-1, "Standards For Street Rights Of Way", of this section provides a summary of
various street types. The information in this table is intended to provide guidance for the design
of the street network within a subdivision, except for those subdivisions regulated by Article
14-2H (Form-Based Zones and Standards). When designing a subdivision, street types
should be chosen based on the intended function of the street and anticipated level of traffic.
The Ccity will review the proposed streets and determine the appropriate street type based on
the factors set forth in this section.
15-3-2
TABLE 15-1: STANDARDS FOR STREET RIGHTS OF WAY
Minimum Right
oOf Way Width
Pavement
Width
Number
Travel Lanes
Parking Maximum Grade Sidewalk
Width
Residential alley/ rear lane 20 feet 16 feet 2 No 12% n/a
Commercial alley/ rear
lane
20 feet
minimum/ varies
20 feet/varies 2 No 10% n/a
Loop street1 100 feet
minimum/ varies
22 feet 1 shared Yes, on
1 side
10% 4 feet
residential side
of street only
Low volume cul-de-sac2 50 feet 22 feet 1 shared Yes, on
1 side
10% 4 feet both
sides
Cul-de-sac 60 feet 26 or 28 feet 2 Yes3 10% 5 feet both
sides
Local residential street 60 feet 26 or 28 feet 2 Yes3 12% 5 feet both
sides
Local
commercial/industrial
street
60 feet 28 feet 2 Yes 8% 5 feet both
sides
Collector street (all land
uses)
66 feet 31 feet 2 Yes 10% for residential;
8% for commercial
or industrial
5 feet both
sides
Collector street with bike
lanes
66 feet 34 feet 2 No 8 % 5 feet both
sides
2 lane arterial street 100 feet
minimum
31 feet 2 No 8 % 8 feet one
side/5 feet one
side
Arterial street with bike
lanes
100 feet
minimum
34 feet 2 No 8 % 8 feet one
side/5 feet one
side
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4 lane arterial street 100 feet
minimum
54 feet/ varies
depending if
median is
included
4 No 8 % 8 feet one
side/5 feet one
side
Arterial street with parking 100 feet
minimum; more
may be required
depending on
parking
configuration
Varies, based
on number of
lanes and
whether parking
is parallel or
angled
2 Yes 8 % 8 feet one
side/5 feet one
side
3 lane arterial street 100 feet
minimum
46 feet/varies
depending if
median is
included
3 No 8 % 8 feet one
side/5 feet one
side
Notes:
1. Loop streets provide access for 12 or fewer dwellings.
2. Low volume cul-de-sacs provide access to 10 or fewer single-family dwellings.
3. For residential streets with less than 28 feet of pavement width, parking is restricted to one side.
15-3-2
2. Where a subdivision is regulated by Article 14-2H (Form-Based Zones and Standards),
streets shall meet the following thoroughfare standards.
a. Thoroughfares shall conform with allowed thoroughfare types and shall comply with
14-2H-9 (Thoroughfare Type Standards).
b. Thoroughfares that pass from one Form-Based Zone to another may transition in their
streetscape along the thoroughfare's edges. For example, a thoroughfare in a more
urban zone (e.g.,T4 Main Street) with commercial uses may have wide sidewalks with
trees that transitions to narrower sidewalks with a planting strip in a less urban zone
(e.g., T4 Neighborhood Medium) with residential uses.
c. Thoroughfares shall substantially comply with the Form-Based Code Future Land Use
map in the comprehensive plan. Variations from the future land use map may be
approved for thoroughfares where sensitive areas are present, or where the following
standards are met:
(1) Thoroughfare types may be substituted with other thoroughfare types allowed by the
zone, except for the following streets: South Gilbert Street, Sand Road SE, McCollister
Boulevard, Sycamore Street, Sycamore Street SE, and Lehman Avenue.
(2) The alignment of thoroughfares may change where connections to existing street
stubs are retained, the new alignment complies with 15-3-4 (Layout of Blocks and Lots),
and single-loaded streets continue to abut civic or open space.
(3) A Passage (14-2H-9L) may replace another thoroughfare type shown on the Form-
Based Code Future Land Use map where all affected design sites retain direct street or
alley access. A Passage may be removed or replaced by another thoroughfare type
where all abutting design site(s) retain direct street access.
(4) An Alley (14-2H-9K) may be added in compliance with 15-3-4 (Layout of Blocks and
Lots). An Alley may be removed from locations identified on the Form-Based Code
Future Land Use map where the Alley is not in a T4MS zone and all design sites abutting
the Alley have direct street access to a street other than the following: McCollister
Boulevard and South Gilbert Street.
D. Dedication oOf Right Of Way: Land shall be dedicated to the city for all public street rights
of way within the development and for any public street right of way that is needed for streets
that abut or will abut the development.
E. Measurements aAnd Construction Standards:
1. All right of way improvements must be designed and constructed according to the
design and construction standards established by the city. Said standards are on file in the
office of the city engineer.
2. All street widths shall be measured back of curb to back of curb.
3. The minimum outside radius of the pavement of cul-de-sac bulbs and loop streets is
thirty nine feet (39'). A center median is required at the center of the cul-de-sac bulb with a
minimum radius of eleven feet (11'). For loop streets a median is also required with a minimum
width of thirty feet (30'). In residential areas, center medians for cul-de-sacs and loop streets are
required to be landscaped to at least the S1 standard as described in title 14, chapter 5, article
F, "Screening And Buffering Standards", of this code. The subdivider's agreement shall
designate and set forth procedures for property owners or a homeowners' association to
15-3-2
maintain the landscaped area within the center median of loop streets and cul-de-sacs. Said
instrument shall provide that if said services are not provided as required therein, the city shall
have the right to perform said services, and the cost thereof shall be a lien and charge against
all of the subject lots.
F. Street Intersections:
…
G. Traffic Calming Features:
…
H. Street Names:
…
I. Private Streets:
…
J. Cost Sharing For Pavement Overwidth:
...
K. Cost Sharing For Street Upgrades:
…
15-3-3
15-3-3: SIDEWALKS, TRAILS, AND PEDESTRIAN CONNECTIONS:
Public sidewalks, trails, and pedestrian connections shall be constructed in the public right of
way according to the following standards:
A. Sidewalks, trails, and pedestrian connections shall be constructed according to city
standards. Said standards are on file in the office of the city engineer.
B. Five foot (5') wide concrete sidewalks must be constructed along both sides of all local
and collector streets, except for connections to existing sidewalks as provided in subsection D
of this section. For low volume and loop streets, as described in table 15-1 of section 15-3-2 of
this chapter, the required sidewalk width may be reduced to four feet (4').
C. Along arterial streets, a five foot (5') sidewalk is required on one side of the street and an
eight foot (8') sidewalk on the other side, except as allowed in subsection D of this section. The
city will determine on which side of the street the eight foot (8') sidewalk will be placed. When an
eight foot (8') sidewalk is required, the city, at its discretion, will either pay for the excess
pavement required for the developer to install an eight foot (8') sidewalk rather than a five foot
(5') sidewalk, or collect the estimated cost of the five foot (5') sidewalk from the developer and
apply said cost to construction of an eight foot (8') sidewalk by the city. Any payment of excess
pavement costs by the city shall be pursuant to state law.
D. In cases where the proposed sidewalk provides a connection between existing sidewalks
that are less than the required width, the proposed sidewalk may be constructed to match the
width of the adjacent sidewalks. However, this modification is not allowed in cases where one
end of the proposed sidewalk will provide a connection to future sidewalks for new
development. In such a case, the sidewalk should be tapered to provide a transition between
differing sidewalk widths. The city will determine where along the street the transition should
occur.
E. All sidewalks and trails must connect to other sidewalks and trails within the development
and to the property line to provide for their extension to adjacent properties.
F. The subdivider will be responsible for the construction of a public sidewalk along the
frontage of private open space, public open space required to be dedicated to the city according
to title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code and
along the frontage of other outlots as necessary for a continuous sidewalk system to be created.
G. In residential subdivisions, blocks longer than six hundred feet (600') must have midblock
pedestrian connections between adjacent streets, unless said connection is deemed to be
unnecessary and is waived by the city. At the time of subdivision, these connections must be
platted as minimum fifteen foot (15') wide easements; if the connecting sidewalk is greater than
five feet (5') in width, the easement must be at least twenty feet (20') wide. Within this easement
a sidewalk must be constructed to city standards that is equal in width to the sidewalks to which
it provides a connection. If the midblock sidewalk connects to sidewalks of two (2) different
widths, the midblock sidewalk must be equal in width to the wider sidewalk. The area and
sidewalk within the pedestrian easement must be maintained by adjacent property owners
according to the subdivider's agreement in a manner similar to maintenance requirements for
public sidewalks.
H. Where a trail extension, as identified in the comprehensive plan or an adopted trails plan,
is located on the subject property, the city may require an easement or alternatively, may
require dedication of an outlot for the trail. Construction of the trail or portion of a trail may also
be required in instances where said trail or portion of a trail primarily serves the needs of the
proposed subdivision/development. In this situation, the trail will be treated as a public
15-3-3
improvement. Dedication of land for a trail extension shall count toward the open space
requirement for the development, provided said land is consistent with the standards for open
space as set forth in title 14, chapter 5, article K of this code and provided said land dedication
is acceptable to the city. (Ord. 08-4313, 8-26-2008)
15-3-4
15-3-4: LAYOUT OF BLOCKS AND LOTS:
A. Blocks:
1. Blocks should be limited in size and be laid out in a pattern that ensures the connectivity
of streets, provides for efficient provision of public and safety services, and establishes efficient
and logical routes between residences and nonresidential destinations and public gathering
places.
2. Block Lengths
a. Except as required by Article 14-2H (Form-Based Zones and Standards), Tto provide
multiple travel routes within and between neighborhoods, block faces along local and collector
streets should range between three hundred (300) and six hundred feet (600') in length and for
residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer
block faces may be allowed in cases of large lot commercial, industrial, or rural residential
development, or where topography, water features, or existing development prevents shorter
block lengths, although midblock pedestrian connections may be required (see section 15-3-3 of
this chapter). Block faces are measured from centerline to centerline.
b. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
block network shall substantially comply with the Form-Based Code Future Land Use
map in the Comprehensive Plan and shall meet the following standards:
(1) Individual block lengths and the total block perimeter shall comply with the standards
in Table 15-3-4A-1 (Block Size Standards). Where a block contains multiple Form-Based
Zones, the most intense zone is to be used to establish the standards for block size.
Blocks may exceed the maximum allowed length if a compliant Passage (14-2H-9L) is
provided to break up the block.
Table 15-3-4A-1: Block Size Standards
Zone Length (max.) Length (max.) With
Passage1
Perimeter
Length
Perimeter Length
With Passage1
T3 NE 500' max. 800' max. 1,600' max. 2,200' max.
T3 NG 500' max. 800' max. 1,600' max. 2,200' max.
T4 NS 360' max. 600' max. 1,440' max. 1,950' max.
T4 NM 360' max. 600' max. 1,440' max. 1,950' max.
T4 MS 360' max. 500' max. 1,440' max. 1,750' max.
1 In compliance with the standards for a Passage in Sub-Section 14-2H-9L (Passage).
15-3-4
(2) Blocks shall be a minimum width to result in two halves of developable design sites in
compliance with the minimum design site depth standards of the allowed building types
in the Form-Based Zone. When the zone has a range of minimum design site depths, the
applicant may show the shortest minimum design site depth with an acknowledgement
that the selected depth may not accommodate the full range of building types allowed by
the zone. A single half is allowed when adjoining an existing half-block.
(3) The size, shape, length, location, and design of blocks may vary from the Future
Land Use map where required to accommodate sensitive areas, or where the variation
complies maintains street connectivity, complies with Table 15-3-4A-1 (Block Size
Standards, minimizes changes to Form-Based Zones on each block, and adjusts all
blocks affected by the proposed change(s). Where this affects the location, shape, or
design of civic space, the variation shall maintain civic space of a similar size in a nearby
location within the subdivision.
3. Block faces along arterial streets should be at least six hundred feet (600') in length.
Intersecting collector streets should be spaced in a manner that provides adequate connectivity
between neighborhoods, but also maintains the capacity of the street for the safe and efficient
movement of traffic. Longer block faces may be required along high capacity or higher speed
arterial streets where the interests in moving traffic outweigh the connectivity between areas of
development. The city may approve shorter block faces in high density commercial areas or
other areas with high pedestrian counts.
4. Cul-de-sacs may not exceed nine hundred feet (900') in length. The length of a cul-de-
sac is measured from the centerline of the street from which it commences to the center of the
bulb.
B. Lots:
1. Lots must be platted in a manner that will allow development that meets all requirements
of title 14, "Zoning Code", of this code. Lots and design sites must be of sufficient size to
accommodate an adequate buildable area and area for required setbacks, off street parking,
and service facilities required by the type of use and development anticipated.
2. Lots with multiple frontages must be platted large enough to accommodate front setback
requirements along street side lot lines.
3. If a property with frontage along an arterial street is proposed to be subdivided,
developed or redeveloped for any multi-family, group living, commercial, institutional or
industrial use, a cross access easement must be provided by the property owner to all adjoining
properties that front on the same arterial street that are or may be developed as multi-family,
group living, commercial, institutional use, or industrial uses according to the cross access
standards set forth in section 14-5C-7 of this code.
4. In residential areas, double and triple frontage lots shall be avoided. Where such lots are
necessary to overcome specific disadvantages of topography, land features, or access
restrictions, the following standards apply:
a. Lots with multiple frontages shall be one hundred twenty five percent (125%) of the
required lot area for the zone in which the lot is located. The additional required lot area shall be
used to increase the depth of the lot between street frontages. Corner lots with only two (2)
frontages are exempt from this requirement, however, said corner lots should be platted with
enough land area to accommodate the required front setback area along both frontages.
b. Double and triple frontage lots where dwellings will have side or rear building facades
oriented toward an arterial street shall provide a minimum twenty foot (20') wide landscaped
15-3-4
buffer area along the arterial street frontage. The buffer area shall be planted with a mixture of
coniferous and deciduous vegetation approved by the city forester. The vegetation shall be
required along with other public improvements for the property. Lots where dwellings will have
front building facades oriented toward an arterial street are exempt from this requirement. If a
buffer area was required during subdivision, no solid fences will be allowed within this buffer
area. This restriction must be noted in the subdivider's agreement and on the plat. On corner
lots, the landscaping within the buffer must be planted and maintained to comply with
intersection visibility standards.
5. Side lot lines shall approximate right angles to straight street lines or be approximately
radial to curved street lines, except where a variation will provide a better street and lot layout.
For purposes of this subsection, "approximate right angles" means angles between eighty
degrees (80°) and one hundred degrees (100°).
6. Residential lots shall not be designed with irregular shapes such as a flag or panhandle
shape where the structure on the lot may be hidden from the street behind another structure.
7. In residential subdivisions, lots must be arranged to allow easy access to public open
space. The subdivision layout should be designed so that the location and access to public
open space is readily apparent to the public. Subdivision layouts where public open space is
surrounded by private lots that back up to the public open space are discouraged. Techniques,
such as single loaded streets along park edges or along segments of park edges and well
marked trail easements are to be utilized to satisfy this requirement.
C. Provisions To Minimize The Effect Of Highway Noise: Subdivisions adjacent to or within
three hundred feet (300') of the Interstate 80 and/or the Highway 218 rights of way shall comply
with the following provisions, intended to reduce the effect of highway noise on residential
areas:
1. Any portion of a residential lot that is within three hundred feet (300') of the Interstate 80
or Highway 218 right of way shall be identified as a noise buffer, and no residential structure will
be permitted within this three hundred foot (300') buffer area. The buffer area shall be planted
with a mixture of coniferous and deciduous vegetation approved by the city forester. The
vegetation shall be required along with other public improvements for the property. Existing
trees and vegetation may be used to comply with this requirement as approved by the city
forester. Accessory structures and yards are permitted within the three hundred foot (300')
buffer area provided the required vegetative buffer is maintained.
2. The three hundred foot (300') buffer for residential structures may be reduced with
approval by the city if the subdivider constructs an earthen berm, decorative wall, or other
similar structure and demonstrates that the highway noise just outside the proposed residential
structures will be no more than sixty (60) dB.
3. The three hundred foot (300') buffer for residential structures may also be reduced with
approval by the city if the subdivider demonstrates that existing topography results in highway
noise being no more than sixty (60) dB just outside the proposed residential structures. (Ord.
08-4313, 8-26-2008)
15-3-5 through 15-3-14
15-3-5: NEIGHBORHOOD OPEN SPACE REQUIREMENTS:
A. Intent And Purpose: The neighborhood open space requirements are intended to ensure
provision of adequate usable neighborhood open space, parks and recreation facilities in a
manner that is consistent with the neighborhood open space plan, as amended, by using a fair
and reasonably calculable method to equitably apportion the costs of acquiring and/or
developing land for those purposes. Active, usable neighborhood open space includes
pedestrian/bicycle trails preferably located within natural greenway systems, and also includes
neighborhood parks that serve nearby residents. Portions of community parks may be adapted
for neighborhood use, but this chapter is not intended to fund the acquisition of community
parks or large playing fields for organized sports.
B. Dedication Of Land Or Payment Of Fees In Lieu Of Land Required: As a condition of
approval for residential subdivisions and commercial subdivisions containing residential uses,
the applicant shall dedicate land or pay a fee in lieu of land, or a combination thereof, for park,
greenway, recreational and open space purposes, as determined by the Ccity and in
accordance with the provisions of title 14, chapter 5, article K, "Neighborhood Open Space
Requirements", of this code.
15-3-6: ENERGY AND COMMUNICATIONS DISTRIBUTION SYSTEMS:
…
15-3-7: SANITARY SEWERS:
…
15-3-8: STORMWATER MANAGEMENT:
A. The developer shall provide the subdivision with adequate drains, ditches, culverts, complete
bridges, storm sewers, intakes and manholes to provide for the collection, management, and
removal of all surface waters as set forth in title 16, chapter 3, article G, "Stormwater Collection,
Discharge And Runoff", of this code. These improvements shall extend to the boundaries of the
subdivision and beyond, as necessary to provide for extension by adjoining properties, as
determined by the cCity.
15-3-9: WATER SYSTEMS:
…
15-3-10: CLUSTERED MAILBOXES:
…
15-3-11: MARKERS:
…
15-3-12: SPECIFICATIONS:
…
15-3-13: INSPECTIONS:
…
15-3-14: OFF SITE COSTS FOR PUBLIC IMPROVEMENTS:
…