§14-2104. Subdivision Design Standards.


(1) Standards. The principles, standards, and requirements set forth in this section shall be applied by the Commission in its review of proposed subdivision. Such principles, standards, and requirements shall be deemed as minimal in nature and whenever the principles, standards, or requirements of any other applicable provision of the Code or of any special ordinance are higher or more restrictive, the latter shall control any application for proposed subdivision.

(2) Suitability of Land Use. Land shall be suited to the purposes for which it is to be subdivided and all plans shall be in reasonable conformity with the applicable sections of the Physical Development Plan of the City and its amendments.

(3) Street System.

(a) Streets shall be logically related to the topography so as to produce reasonable grades and suitable building sites;

(b) Proposed streets shall conform to the requirements of a general plan of the area as developed by the Commission;

(c) Streets shall be constructed in accordance with the standards and requirements of the Department of Streets;

(d) Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for the continuation of existing or proposed major streets or highways;

(e) If lots resulting from original subdivision are large enough to permit re-subdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be designated on the submitted preliminary plat;[451]

(f) Where a subdivision abuts or contains an existing or proposed major street or highway, the Commission may require marginal access streets, driveways, reverse frontage lots or such additional treatment as will reduce the number of intersections with such street or highway, separate local and through traffic, and provide protection for abutting properties;

(g) Dead end streets shall be prohibited, except as short stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac.

(4) Cul-de-sac Streets. Culs-de-sac, permanently designed as such shall be of reasonable length, not exceeding 500 feet, and shall have at the closed end a turn-around containing a right-of-way having an outside radius of not less than 50 feet, which shall be paved to a radius of not less than 40 feet.

(5) Street Widths.

(a) Minimum street right-of-way and cartway widths shall conform to the Physical Development Plan of the City and where not shown thereon shall conform to the following:[452]

(.1) A primary residential street shall have a cartway 64 feet in width included in right-of-way 88 feet in width;

(.2) A secondary residential street shall have a cartway 34 feet in width included in right-of-way 54 feet in width;

(.3) A tertiary residential street shall have a cartway 26 feet in width included in right-of-way 50 feet in width;

(.4) A marginal access street shall have a cartway 26 feet in width, included in a right-of-way which shall vary with conditions but in no case shall be less than 36 feet;

(b) Additional right-of-way and cartway requirements may be required by the Commission in order to lessen congestion in the streets, to secure safety from fire, panic, and other dangers, to facilitate the adequate provision for transportation and other public requirements and to promote the general welfare;

(c) Short extension of existing streets with lesser right-of-way or cartway requirements may be permitted at the discretion of the Commission.

(6) Street Alignment.

(a) Whenever street lines are deflected in excess of 5 degrees, connection shall be made by horizontal curves;

(b) To ensure adequate sight distance, center line radii for horizontal curves shall be laid out in accordance with the following standards:
Primary residential street, 150 feet;
Secondary residential street, 100 feet;
Tertiary residential street, 100 feet.

(c) A tangent of 50 feet minimum shall be required between reverse curves.

(7) Street Grades.

(a) Centerline grades shall, wherever possible, be not less than 0.75%;[453]

(b) Centerline grades shall not exceed the following standards:
Primary residential street, 10 %;
Tertiary residential street, 12 %.

(c) Vertical curves shall be used at changes of grades exceeding 3% and shall be designed in relation to the extent of the grade change and to provide the following minimum sight distance:
Primary residential streets, 200 feet;
Secondary residential streets, 150 feet;
Tertiary residential streets, 100 feet.

(d) Where the grade of any street at the approach to an intersection exceeds 4%, sufficient leveling areas having a maximum grade of 4% shall be provided for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.

(8) Street Intersections.

(a) Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 75 degrees.

(b) Intersections with major streets or major highways should be reduced to a minimum;

(c) Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines;

(d) Curb radii shall be provided at street intersections varying according to the types of streets intersecting and the angle at which they intersect; Provided that none shall be less than 15 feet.

(9) Blocks.

(a) The length, width, and shape of blocks shall be designed with due regard for:

(.1) Provision of suitable building sites for the type of use contemplated;

(.2) Elimination of excessive street area;

(.3) Safe and convenient vehicular and pedestrian circulation;

(.4) Topography and drainage;

(.5) The requirements of Chapters 14-100 to 14-1800;

(b) Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required;

(c) Interior walks may be required where necessary to facilitate circulation or provide access to community facilities.

(10) Lots and Lot Sizes.

(a) Side lot lines shall be substantially at right angles or radial to street lines;

(b) Reverse frontage lots shall be avoided except where essential to provide separation from traffic arteries or to provide protection for abutting properties or to overcome certain conditions of topography or orientation;

(c) Depth and width of parcels laid out or reserved for nonresidential use shall be adequate for the use proposed and shall be of sufficient size to provide for off-street loading, unloading, and parking;

(d) Where off-lot sewerage is provided, no lot shall have a smaller area, nor a lesser width than as required in the zoning district for that lot. These widths and depths shall be exclusive of the right-of-way of any driveway;[454]

(e) Frontage shall be measured at the building line;

(f) In areas where no off-lot sewerage and/or water facilities are available, the allowable lot size shall be determined by the Department of Licenses and Inspections. In fixing the allowable lot size, the department shall give consideration to the topography of the site; the location of existing and proposed buildings on the lot, and existing buildings on adjacent lots; the location of existing sewerage and water facilities on adjacent property; the water table; the geology and characteristics of the soil; the type and size of proposed sewerage and water facilities, and the estimated use thereof.

(11) Driveways and Easements.

(a) Where permitted, driveways serving residential properties on 2 sides must have a minimum paved width of 15 feet. In cases where driveways serve properties on one side only, the Commission may permit a paving of narrower width; however, in no case shall such driveways be paved less than 12 feet wide;

(b) Driveways may be required in commercial and industrial subdivisions, except where other adequate provision is made for off-street loading and parking consistent with the use proposed. Where required these driveways shall have a minimum paved width of 18 feet;

(c) Dead end driveways shall be avoided; however, where this proves impossible, they shall be terminated with a paved turning area having a minimum depth of 35 feet and a minimum width of 10 feet;

(d) Driveway intersections and sharp changes in alignment shall be avoided and where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation;

(e) Easements shall be provided as necessary for public utilities and shall have a minimum width of 10 feet;

(f) Such easement shall be located on or be adjacent to rear or side lot lines;

(g) Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage: Provided, such drainage easement or right-of-way shall not be less than 40 feet in width;

(h) Where a subdivision adjoins a park, watercourse, or other land use different from that proposed, the Commission may require a set back from such park, watercourse, or other land use for the protection of or separation of the several land uses: Provided, such set back shall be not less than 10 feet nor more than 50 feet.

(12) Community Facilities. If a subdivider reserves an area for community facilities, such area shall be adequate for building sites for such facilities, landscaping, and off-street parking as is appropriate to the use proposed.

(13) Tree Planting.[455]

(a) Street trees shall be planted in all residential and apartment house subdivisions including land abutting any street previously opened. The exclusions provided in Section 14-2103(4) shall not apply to this subsection. Installation shall be made under the supervision of The Fairmount Park Commission.

(b) The number, size, species and location of street trees planted in subdivisions shall be in accordance with regulations of the Fairmount Park Commission. In no event shall street trees be planted closer than thirty (30) feet to each other.

(c) The Department of Licenses and Inspections shall not grant a building permit to a subdivider unless a street tree permit has been issued and a certified check has been filed with the Fairmount Park Commission to insure compliance with this subsection and regulations adopted hereunder.[456]

(d) The certified check shall equal the cost as determined by the Fairmount Park Commission, of purchasing and planting the required street trees.[457]

(e) The subdivider may comply with the street tree regulations or request the Fairmount Park Commission to let the work on public bid.

(f) If a certified check exceeds or is less than an accepted bid, the subdivider may decrease or shall increase it in the amount of the difference.[458]

(g) Street trees shall be planted by the subdivider within two years from the issuance of a permit, unless written request for an extension(s) is granted. Such extension request shall provide full particulars for not planting required tree(s) and if approved by the Fairmount Park Commission will extend the planting deadline by a period of six (6) months. Failure to plant the trees shall be a default and the deposit check shall be forfeited. Any funds derived from a default shall be expended by the Fairmount Park Commission to plant the required trees.[459]

(14) Approval of Appropriate Departments. All improvements such as streets, driveways, water mains, and sewers shall be constructed in accordance with the specifications established by the City departments having jurisdiction.