APPENDIX D – SUBDIVISION REGULATIONSAPPENDIX D – SUBDIVISION REGULATIONS\ARTICLE 4. GENERAL PLANNING AND DESIGN STANDARDS

A.    Intent. In achieving the purposes of these regulations, this Section has the following specific intent:

1.     To place all proposed subdivisions of land in a context that relates to its surrounding areas and to the regional context, and to enable street design solutions appropriate to the context, unique character, and anticipated land uses of each proposed division of land.

2.     To recognize streets and rights-of-way as a significant public asset, and emphasize the importance of the design of these areas in supporting adjacent land uses and development patterns, and in determining the community character.

3.     To establish a framework to develop balanced street designs that accommodate all potential uses of the street, so that the interests of a single mode of transportation do not unnecessarily compromise other modes of transportation.

5.     To expand the types and character of streets developed in the City and surrounding areas through a range of design treatments that can be applied to each functional classification of streets, and which may vary along the length of a single functional classification of street.

6.     To create a means to evaluate the appropriate allocation of design elements within the rights-of- way, based on the function of the street within the network, the character of the surrounding area, and the immediate development pattern and land uses supported by the rights-of-way.

B.    Street Network.  Each division of land shall conform and fit within the overall street network of the City. The street layout shall be designed to:

1.     Conform substantially to the Comprehensive Plan and master street plan of the City. Where the Comprehensive Plan and master street plan is general or does not guide the layout of streets for a specific area proposed for division, the Streets and Blocks layout shall either:

a.     Provide for the continuation or appropriate projection of existing streets in surrounding areas according to the minimum guidance in this Article; or.

b.    Conform to a specific plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographic or other conditions make continuance or conformance to existing streets impracticable. The specific plan shall meet the goals and intent of these regulations and take into consideration long-range planning implications of the proposed specific plan for the site and all surrounding areas.

2.     Provide access to all lots and parcels of land within the subdivision.

3.     Relate to all existing and planned streets.

4.     Promote reasonable circulation of traffic and alternative modes of transportation (pedestrian and bicycle) within the subdivision and to adjoining lands.

5.     Consider topographical conditions and run-off of storm water.

6.     Subdividers are encouraged to consider projects designed to maximize solar access when not in conflict with existing contours or drainage. When the long axis of individual structures is parallel to the street, streets should be oriented as nearly as possible in an east/west direction. If the long axis of structures is perpendicular to the street, north/south street orientation is preferable for solar access purposes.

C.    Functional Classification. The functional classification indicates the streets connectivity throughout the city and region and its purpose within the street network.  It does not deal with the design of the rights-of- way, speed of traffic, or distance of uninterrupted traffic flow, as a single street Functional Classification may have several Context Designs applied along its length as it transitions to best support land uses. Table 3-1 indicates the functional classifications of streets and the general applicability of each type within the overall street network.

TABLE 3-1: FUNCTIONAL CLASSIFICATION APPLICABILITY

 

CHARACTERISTICS

APPLICABILITY

 

 

ARTERIAL

A street of considerable continuity that provides direct connections to different areas within the city and surrounding areas. Arterial streets are characterized by few interruptions, except at major community destinations, topographical obstacles, or important natural features.

Arterial streets shall be located every

½ to 1 mile apart, except in rural areas.

 

COLLECTOR

A street of moderate continuity that provides direct access between adjacent neighborhoods or districts. Collector streets are occasionally interrupted or diverted by neighborhood destinations or natural barriers.

Collector streets shall be located every ¼ to ½ mile apart, except in rural areas.

 

 

 

LOCAL

A street of limited continuity that provides connections within neighborhoods and districts.  Local streets are interrupted frequently by neighborhood destinations, natural elements, or interruptions or off-sets in the street grid (i.e. “T”-intersections. Local streets should still have high connectivity to other local streets, collector streets, and arterial streets, but should be designed to discourage through traffic.

Local streets shall be located every 330’ to 990’ apart, except in rural areas

 

 

 

ACCESS

A street of little continuity designed solely for access to lots or the interior of blocks and not permitting any through traffic. Access streets within blocks or parcels allow:

   More discrete service areas for non-residential lots;

   More continuous streetscapes, uninterrupted by vehicle access points to lots; and

   Access to lots in difficult topography, where a connected street is not possible

Access streets shall be located as needed to serve vehicle needs and the design goals of lots.

 

 

 

INTERNAL ACCESS STREETS

Internal access streets are those portions of private lots that provide the above street network and hierarchy when overly large parcels are developed, interrupting the street grid and connectivity, such as at campuses or other large centers. Rather than multiple, non-descript driveways to several parcels, a network of Internal Access Streets shall be designed to mimic the block structure and streetscape design of public streets, including sidewalks, on-street parking, and landscape areas.

Internal Access Streets shall be used on any non-residential development block of larger than 6 acres. Except in rural areas, Internal Access Streets shall be located at roughly the same frequency for Local and Collector Streets, dividing the parcel into development blocks between 1 and 6 acres.

*  This Applicability is for general planning purposes. A master street plan by the City or in relation to a planned development may modify this applicability, provided the intent of this section is equally or better met by the modifications.

D.    Context Designs. In addition to its Functional Classification, each street shall have a Context Design.  The Context Design deals with the complete design of the rights-of-way to ensure that the shared and multiple purposes of the rights-of-way are balanced and designed to best support the adjacent land uses.  A single street Functional Classification may have several Context Designs applied along its length as it transitions to best support land uses.

TABLE 3-2: CONTEXT DESIGNS

 

CHARACTERISTICS

APPLICABILITY

 

 

 

RURAL

Landscape Area: More informal, rough, and natural vegetation.

Finished Street: Narrower lanes and an informal street edge that allows infiltration of run-off. A rough shoulder provides for emergency vehicle pull- off and infrequent parking areas.

Pedestrian Area:  Typically not required, although may be an informal path or multi-purpose trail on streets that have a higher priority connection to surrounding areas.

Building Orientation: Very large setbacks or dense vegetative screens.

Rural street Context Designs may be applied in developments with density below 1 unit per 5 acres, or in conservation subdivisions.

 

 

 

 

 

NEIGHBORHOOD

Landscape Area: Formal tree lawn of at least 6’ between the street and sidewalk, with regularly spaced street shade trees.

Finished Street: Narrower lanes with slow traffic speeds, or includes occasional or designated on-street parking to buffer pedestrians and adjacent uses from traffic flow.

Pedestrian Area:  Minimum 5’ sidewalk on both sides. Sidewalks are wider and up to 12’ where densities are greater than 8 units per acre. Sidewalks may be provided on one side where densities are less than 3 dwelling units per acre AND the connection is not important to overall circulation.

Building Orientation: Small to medium front lawns, or terraces and courtyards where densities are greater than 8 units per acre.

Neighborhood street Context Designs may be used for any street supporting residential uses

 

 

 

 

PEDESTRIAN

Landscape Area: Regularly spaced tree-wells between 24 and 32 square feet, including street ornamental trees.

Finished Street: Narrower lanes with slow traffic speeds, and designated on-street parking either parallel or angled to buffer pedestrians and adjacent uses from traffic flow.

Pedestrian Area:  Minimum 8’ sidewalk on both sides, and includes additional “pedestrian amenity area” adjacent to the street between tree wells.

Building Orientation: Street front buildings or small patios and courtyards.

Pedestrian Area street Context Designs may be used within Downtown, and Nodes along Arterial and Collector streets, or in any pedestrian-oriented District.

 

 

 

 

BOULEVARD

Landscape Area: Large formal landscape areas between the street and sidewalk, either expanded between the street and sidewalk to a minimum of 20’, and/or provided through an additional center vegetated median of at least 14’

Finished Street: Vehicle lanes are generally wider to accommodate traffic flow and/or vehicle movements for the typical vehicles expected in the area. Pedestrian Area:  Sidewalks are at least 8’ wide, and may include a wider shared pedestrian/bike path of at least 12’ wide.

Building Orientation: Generally includes buildings with small lawns or courtyards fronting on the Boulevard.

Boulevard street Context Designs should be used at all key entryways into the City or into any special District or Neighborhood within the City to establish gateways and transitions.

 

 

 

 

STANDARD / DISTRICT

Landscape Area: Tree lawn or landscape buffer of at least 6’ where a sidewalk is provided, or 20’ where no sidewalk is provided..

Finished Street:  Travel lanes are generally wider to accommodate traffic flow and/or vehicle movements for the typical vehicles expected in the area. Pedestrian Area:  Sidewalks are only located as necessary, and may be provided on one-side of the street.  Where provided, the sidewalk shall be at least 5’. Where not provided, an alternative internal pedestrian trail network may be necessary.

Building Orientation: Generally includes buildings setback with lawn areas front parking lots are provided. Where front parking lots are provided, larger landscape areas are required to provide screening from the streetscape.

Standard or District street Context Designs are used for areas that do not meet any of the other Context Designs. The street design is more general and aside from the standard street elements, should be designed to best fit the context of the development

*  This Applicability is for general planning purposes. A master street plan by the City or in relation to a planned development may modify this applicability, provided the intent of this section is equally or better met by the modifications.

E.    Minimum Street Requirements.  All streets shall meet the following minimum requirements.  In addition, Context Designs may require additional design elements as indicated in sub-section F. Street right-of-way requirements for other than arterials shall be determined by the total aggregate needs for the functional components for the particular system being considered. The total aggregates shall be in increments of even feet, even number only. The components involved shall include the finished street surface with vehicle  lanes and street edge, landscape area, and pedestrian facilities.

1.     Minimum Right-of-Way. The minimum required right-of-way is dependent on the Functional Classification subject to the following:

TABLE 3-3: MINIMUM RIGHT-OF-WAY WIDTHS

FUNCTIONAL CLASSIFICATION

WIDTH

Arterial

80’100’

Collector

60’80’

Local

50’60’

Access

20’

*     Greater widths may be necessary to accommodate the appropriate Context Design as indicated by the typical cross sections in Appendix A.

2.     Finished Street Surface. The Finished Street Surface of all streets shall consist of  Vehicle Lanes and a Street Edge.

a.     Vehicle Lanes.  Vehicle Lane widths shall be based on the appropriate and desired vehicle speeds for the street, and based on the following guidelines:

TABLE 3-4: VEHICLE LANE WIDTHS

DESIRED VEHICLE SPEED

LANE WIDTH

Below 15 mph

8’ 9’

15 - 25 mph

Single Yield Lane-  11’ 14’*

15 - 30 mph

9’ to 10’

30 - 45 mph

10’ to 11’

45 - 60 mph

11’ to 12’

Over 60 mph

12’ +

*     Use of Yield Lanes shall be limited according to sub-sectionE.5.

b.    Street Edge.  Street Edges shall consist of either on-street parking or a shoulder area incorporating curb and gutter subject to the following:

TABLE 3-5: STREET EDGE WIDTHS

TYPE OF EDGE*

WIDTH**

Shoulder / Local

2’

Shoulder / Collector

3’

Shoulder / Arterial

4’

Permitted Occasional Parking

7’

Designated Parallel Parking

8’

Designated Angled Parking

18’

*     Provision of bicycle facilities may alter the design width of the street edge according to section sub-section E.6.

**    Where curb and gutter are not required due to context designs, the shoulder shall be at least 3’.

3.     Landscape Area. The Landscape area shall be designed with a sufficient width to buffer any pedestrian facilities from moving vehicle lanes and to ensure adequate areas for growth and maintenance of street landscaping.  Dimensions shall be based on the Context Designs in Section D above and in Appendix A. In all cases, the Landscape Area and any Pedestrian Facility shall be at least 12 feet in width from the back of curb to the right-of-way line. This area shall be used for the installation of utilities, street signs, street lights, traffic control devices, fire hydrants, sidewalks, driveways, street furniture, street trees from an approved City list and to provide a transition area in grades, if necessary, between the roadway and the property adjacent to the right-of-way.

4.     Pedestrian Facility. Pedestrian facilities shall be required subject to the following minimum standards.  In general, sidewalks shall be constructed with the inside edge of the sidewalk one foot outside the property line except for Pedestrian Context Designs where buildings front the sidewalk.

TABLE3-6: PEDESTRIAN FACILITY STANDARDS*

 

 

FUNCTIONAL CLASSIFICATION

LAND USE AND CONTEXT

ARTERIAL

COLLECTOR

LOCAL

RESIDENTIAL STREETS

LESS THAN 1

DWELLING UNITS PER ACRE

!

!

8’ path, one side; or

12’ multi-use trail, one side

 

Optional

 

Optional

 

 

1 TO 3 DWELLING UNITS PER ACRE

 

          5’ sidewalk, both sides

          8’ path, one side; or

          12’ multi-use trail, one side

 

          5’ sidewalk, one side; or

          8’ path, one side

          5’ sidewalk, both sides

          Optional on one side if not critical to circulation.

3 TO 8 DWELLING UNITS PER ACRE

6’ sidewalk, both sides

5’ sidewalk, both sides

5’ sidewalk, both sides

MORE THAN 8

DWELLING UNITS PER ACRE

 

8’ sidewalk, both sides

 

8’ sidewalk, both sides

 

8’ sidewalk, both sides

NON-RESIDENTIAL

 

 

GENERAL DESIGN CONTEXTS

 

   8’ path one side; or

   12’ multi-use trail, one side.

   8’ sidewalk may be required on one or both sides in high pedestrian areas.

     8’ path one side; or

     12’ multi-use trail, one side.

     6’ sidewalk may be required in high pedestrian areas.

    8’ path one side; or

    12’ multi-use trail, one side.

    5’ sidewalk may be required on one or both sides in high pedestrian areas.

 

PEDESTRIAN DESIGN CONTEXTS

!

!

8’ sidewalk, both sides 12’ sidewalk may be

required in high pedestrian areas.

 

 

8’ sidewalk, both sides

 

 

6’ sidewalk, both sides

*     Widths are the minimum widths required.   Additional widths may be provided as necessary to accommodate anticipated pedestrian traffic and implement appropriate streetscape designs.

5.     Limitations on Yield Lanes.   Yield lanes are only appropriate on Access streets or on Local streets supporting only residential uses and meeting the following characteristics:

TABLE 3-7 LIMITATIONS ON YIELD LANES

RESIDENTIAL DENSITY a

LENGTH LIMITATION b

QUEUING REQUIREMENTS

LESS THAN 4 DU/AC

Any street length may use a yield lane

No specific queuing area required

OVER 4 BUT LESS THAN 8

DU/AC

660’

Queuing areas at least every 150 feet

OVER 8 DU/AC

440’

Queuing area at least every 200 feet

a      DU/AC = dwelling units per acre.

b     Length specifies maximum distance between intersections with other through streets, measured from the centerlines of the intersecting streets.

6.    Bicycle Facilities. The following bicycle facility accommodations may be added to any street cross section:

TABLE 3-8 BICYCLE FACILITIES

FACILITY TYPE

MINIMUM DIMENSION

APPLICABILITY

 

DEDICATED BICYCLE LANE

 

5’ to 6’ minimum, each lane

Preferred on identified bike routes with speeds above 35 mph, and located immediately adjacent to outermost vehicle lanes

 

SHARED BICYCLE LANE

4’ added to outer most vehicle lane, but no more than 14’ total lane width

Acceptable  on  identified  bike  routes  with speeds below 35 mph

 

COMBINED VEHICLE/ BICYCLE LANE

No designated area as bicycles and vehicles share the same space

Acceptable on any portion of the street with design speeds of 25 mph or less; often associated with streets with yield lanes or where angled parking is allowed.

OFF-STREET MULTI-USE TRAIL

 

10’ to 12’

Located adjacent to roadway on identified bicycle routes where on-street  facilities  are not appropriate or are impractical

7.    Typical Street Cross-sections.  Applying these guidelines and the Context Design types to the Functional Classifications results in the following typical Street Cross-sections.  See Appendix A for specifications and cross section illustrations.

1.     Rural Parkway

2.     Rural Lane

3.     Neighborhood Street

4.     Pedestrian Avenue

5.     Pedestrian Street

6.     Boulevard

7.     Standard Arterial

8.     Standard Collector

9.     Standard Local

10.   Access alley (commercial)

11.   Access lane (residential)

G.    Intersection Design. Intersections shall be designed to provide balanced, safe, and direct connections for vehicles and pedestrians.

1.     Alignment.

a.     Intersections shall be either aligned directly, or off-set at least 150’.

b.    Except for the intersection of two or more Local streets, only intersections of two streets shall be permitted. All intersections shall be as near to 90 degree angles as practical, and shall always be between 80 degrees and 100 degrees.

c.     Intersection of up to three Locals streets may be permitted, provided no intersection creates an angle of less than 45 degrees.

 Figure 4-1. Intersections of up to 3 streets may be acceptable on local streets with low traffic, potentially incorporating a focal point or traffic calming device at the intersection.

2.     Curb Radii. In order to minimize crossing distances for pedestrians and limit high-speed vehicle turning movements, curb radii shall limited to the greatest extent possible considering the appropriate balance of pedestrian and vehicle needs.  In general, curb radii at intersections shall be as follows:

TABLE 3-9 : INTERSECTION CURB RADII

INTERSECTION TYPE

RADII*

LOCAL / LOCAL

10’ to 15’

LOCAL / COLLECTOR

10’ to 20’

LOCAL / ARTERIAL

15’ to 20’

COLLECTOR / COLLECTOR

10’ to 30’

COLLECTOR / ARTERIAL

30’ to 50’

ARTERIAL / ARTERIAL

30’ to 50’

*  In areas where large vehicles will make frequent turning movements, the Planning Commission and Council may require greater turning radii.

                                    Figure 4-2. Smaller curb radii decrease pedestrian crossing distances and decrease vehicle turning speeds, and are more appropriate on local or pedestrian oriented streets.

3      Pedestrian Crossings. Intersections of pedestrian facilities with public streets or Internal Access streets shall have crossings meeting the following standards.

a.     Accessible curb ramps shall provide a direct, non-diverted approach from the sidewalk along the block, into the pedestrian crossing area.

b.    Pedestrian crossings of a Collector street classification or higher shall have a crosswalk differentiated from the finished street surface by any combination of textured or colored paving, decorative pavers, paint, or other alternative material subject to approval by the City Engineer.

c.     The Planning Commission or Council may require cross walks at mid-block locations for any block face that exceeds 600 feet.

A.    Intent. In achieving the purposes of this Chapter, this Section has the following specific intent:

1.     To plan streets within an orderly system of blocks and lots, with logical connections to existing, planned and potential future streets.

2.     To recognize blocks and lots as the fundamental element of development patterns and the key mechanism for record keeping for the future transactions regarding land proposed to be subdivided.

3.     To create development patterns that are capable of efficiently accommodating immediate and planned uses, but that are also more resilient to pressures from future growth and potential redevelopment.

4.     To ensure that all blocks, lots, and other land areas have adequate access to streets, pedestrian facilities, and utilities necessary to support the proposed and anticipated future development.

5.     To create development patterns capable of stimulating more options for modes of travel.

6.     To ensure that all lots, including the anticipated uses and site designs on the lots, are located on streets with streetscape designs that support the uses and create appropriate transitions between public areas and private spaces.

7.     To ensure that vehicle access to lots is provided with appropriate attention to the impact on public streetscapes, and in particular the pedestrian realm, and that all alternative vehicle access strategies are appropriately explored.

B.    Connectivity Standards and Block Size. All subdivisions shall create a logical pattern of blocks within the planned street network in order to accommodate the appropriate subdivision of land into individual lots.

1.     Generally.  The following street connectivity standards shall establish the minimum parameters for blocks, measured by the centerlines of all streets.

a.     Access Streets. Access streets shall not exceed more than 660’ if connected to a Local street classification or higher at each end.  Access streets shall not exceed more than 500’ if connected to a Local Street or higher at only one end.

b.    Local Streets. Local streets and shall be connected to a Local street classification or higher at each end, and shall not exceed more than 990’.

c.     Collector Streets.  Connections of Local streets to Collector streets shall be separated by at least 250’ but no more than 990’.

d.    Arterial Streets. Connections of Collector or Local streets to Arterial streets shall be separated by at least 250’ but no more than 990’.

2.     Exceptions. Exceptions to the general network connectivity standards in sub-section 1. exist for the following circumstances.

a.     Natural Features and Topographical Constraints.  Blocks or parcels abutting important natural features or topographical constraints may forego the street network connectivity standards provide:

(1)   Construction of streets according to these standards is impractical due to substantial and unreasonable costs due to the natural feature or topographical constraint; and

(2)   Any disconnected streets not exceed seven times the average lot width or 500’ whichever is less. In multiple-family residential areas or nonresidential area, disconnected streets shall not exceed 300 feet.

(3)   All disconnected streets shall provide a vehicular turnaround at the closed end according to the following:

       (a)   Cul-de-sac or Circular Turnarounds – Streets serving more than 12 lots and up to 20 lots shall have a circular turn around with a 30 to 42 foot radius. The radius may be expanded beyond 42 feet only where a vegetated center island is provided and a travel lane between 18 and 24 feet is provided around the island.

       (b)   T-shaped Turnarounds – Streets serving 6 or more lots and up to 12 lots may have a T-shaped turnaround with a 20-foot by 60’ turning pad centered on the end of the street.

       (c)   Dead-end – Streets serving less than six lots may have a dead end provided sufficient area is provided in the street to turn vehicles around with backing movements.

                                    Figure 4-3. Options for the design of turnaround areas on streets permitted to be disconnected are based on the number of lots served by the street.

b.    Internal Access Streets. For large parcels such as institutions, campuses, or other large developments, the public street connectivity standards may be substituted with Internal Access Streets, provided the Internal Access Streets are designed to mimic the public street grid, including streetscape designs, frequency, and connections to adjacent areas.

c.     Rural Areas and Conservation Subdivisions.  Rural or conservation subdivisions shall not have connectivity requirement except that at least one connection to a Collector or Arterial Street shall be provided for every 40 dwelling units.

d.    Alternative Connections.  In the case of any of these exceptions, the Planning Commission or Council may require alternative connections for bicycle or pedestrians to best meet the intent of this section.

3.     Connections to Adjacent Property.  New subdivisions shall make provisions for continuation and extension of arterial, collector, and local streets at the minimum intervals specified above.

a.     Where streets are stubbed to adjacent property, they shall provide a temporary vehicle turnaround  subject to the same standards for disconnected streets in sub-section 2.a.(3)., above.

b.    All streets in a proposed subdivision shall align with proposed or existing streets on adjacent land.

c.     Proposed streets that are extensions of or in alignment with existing streets shall be named the same as existing street.  Names shall not duplicate existing street names and names similar to existing street names shall not be permitted.

d.    Half-streets are prohibited except where essential to the reasonable development of the subdivision and adjoining tract, and where the Commission finds it reasonable to require dedication of the other half when the adjoining tract is subdivided.  Wherever a half-street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

4.     Block Arrangement. Blocks may be irregular in shape, provided they meet the general connectivity standards, serve important development and transportation planning goals, or deviate from standard shape to address topographic and natural features.  All blocks shall be designed so as to provide two tiers of lots, unless a different arrangement is required in order to comply with other sections of these regulations.

C.    Lot Designs.  In addition to the standards of any applicable zoning district, all lots shall meet the following lot design standards.

1.     Lot Sizes. All platted lots shall be at least the minimum size specified by any applicable zoning. Any non-zoned areas that may be subject to these regulations shall have a minimum lot size of 10 acres. If a subdivision abuts or contains an existing or proposed limited access highway, arterial street or railroad right-of-way, the Planning Commission may require marginal access streets, reverse frontage lots with access control provisions along the rear property line and screening, deep lots with rear service alleys or such other design as may be necessary for adequate protection of residential properties.

2.     Lot lines.

a.     Frontage. All lots shall have a frontage on a public right-of-way, or where specifically permitted elsewhere in these regulations on a private street or other open space.

b.    Side Lot Lines.  All side lot lines shall be at right angles to the right-of-way line, or where permitted the private street lines.  On curved rights-of-way or streets, side lot lines shall be radial to that line.

c      Rear Lines. Rear lot lines shall be established at a depth sufficient to permit two-tiers of lots on each block. Double frontage lots or lots that back up to streets shall not be permitted. Lots backing to public rights-of-way shall only be permitted if separated by open space meeting the Greenway Design standards in 403 below.

d.    Orientation. All lots shall have a general orientation of width to depth between 1:3 and  2:1, with a frontage width that is relatively consistent dimension throughout the lot.   “Piano key” and “flag lots” shall not be permitted, unless warranted by an unusual shape of the land or the ownership or property.

3.     Lot Access.

a.     Maximum Width.  Vehicle access areas to lots across the public-rights-of way shall not exceed more than 15% of the lot frontage. On narrow lots where 15%, does not permit a single lane driveway, shared easement or rear or mid-block alleys shall be provided.  The maximum width shall be applied at the right-of-way line or at any crossing of pedestrian facilities, allowing tapering of driveways to accommodate vehicle turning movements.

b.    Minimum Separation.  Lot access points shall be separated by the following minimum dimensions along a single block face.  Where minimum separation distances limit individual lot access points, shared access easements, or rear and mid-block Access Streets shall be used.

TABLE 3-10 : MINIMUM ACCESS SEPARATION

 

ACCESS TYPE

FUNCTIONAL CLASSIFICATION

RESIDENTIAL*

NON-RESIDENTIAL

ARTERIAL

120’

250’

COLLECTOR

80’

200’

LOCAL

60’

150’

ACCESS

none

none

INTERNAL ACCESS STREET

Same as comparable public street classification

* Minimum separation of residential lot access points may be averaged along a single block face.

c.     Pedestrian Crossings.  Except for Internal Access Streets, where lot access crosses pedestrian facilities, including any mid-block alleys, the pedestrian connection shall be maintained at a continuous grade and material.  For Internal Access Streets, pedestrian crossings shall be designed as cross-walks.

4      Easements and Utility Access. All subdivisions shall be connected to public water supply and sewage disposal systems. All public sanitary sewer systems and sewage treatment plants are further subject to the regulations of the Kansas Department of Health and Environment.

a.     Utility easements shall be provided where necessary and centered on rear or side lot lines. Such easements shall be at least 20 feet wide along rear lot lines and 10 feet wide along side lot lines, except that easement for street lighting purposes shall not in any event be required to exceed 10 feet.  Side lot easements, when needed for other than street lighting purposes such as drainage, may exceed 10 feet.

b.    Drainage Easements. If a subdivision is traversed by a watercourse, drainage way or channel, then a storm water easement or drainage right-of-way shall be provided.  Such easement or right-of-way shall conform substantially to the lines of such watercourse and shall be of such width or construction, or both, as may be necessary to assure adequate storm water drainage and for access for maintenance thereof.  All drainage easements shall be vegetated with perennial grasses or otherwise stabilized to prevent soil erosion and sediment movement by wind or water. Parallel streets or parkways may be required in connection therewith.

c.     Vision triangle easements may be required on any corner lot to provide an open and usable vision path for drivers of vehicles approaching the intersection.  The extent of vision triangle easements shall be based on the type of intersection (3-way, four, protected, unprotected, etc.); the stopping point for vehicles entering the intersection; the types of traffic control devices which may minimize area of the vision triangle easement; the type of street (local, collector, arterial, commercial or industrial); topography; proposed street grades (if any); and the design speeds contemplated for such roadways.

d.    Wherever a lot or group of lots side or back on to an existing high pressure oil or gas transmission line, a building setback easement shall be established on each side of such line to the minimum safe standards as provided by the applicable oil or gas company to the subdivider or to such standards as may be adopted by the City, state or federal governments, whichever provides the most setback distance. The easement shall be provided on that part of the lot that abuts the oil or gas line and no principal buildings or structures shall be located or constructed within such an easement.

e.     A screening easement may be required to provide for fencing and/or an adequate area for the mature growth of landscaping with appropriate maintenance.  (See Section 2-102 for definition of SCREENING.)

A.    Intent. In achieving the purposes of this Chapter, it is the specific intent of this section to:

1.     Recognize open space, whether public, common, or private, as an element of infrastructure for the City.

2.     Value the design, function, and perceptual impact of open space rather than solely the quantity.

3.     Establish a hierarchy of diverse open space types, and create minimum standards appropriate to the context and function of open space in support of adjacent development patterns.

4.     Increase citizens’ access to a wider variety of quality open spaces.

5.     Relate constructed elements on streets, blocks, and lots, to open space and create focal points for the community, neighborhood, district, or development site.

6.     Recognize open space, whether public, common, or private, as a key component to shaping the character of the community.

7.     Create meaningful connections and greater perceived impact by locating open spaces proximate to open spaces on adjacent sites or within a hierarchy and community wide system of open spaces.

8.     To integrate natural systems into the design of common or public open spaces to allow open space to serve multiple aesthetic, recreational, and ecological functions.

9.     Provide a legal mechanism for the designation, ownership, and long-term operation and maintenance of all types of open space.

10.   Incorporate any specific existing or future open space plans into the subdivision process, and allow these plans to serve as guides for future land subdivisions and location of required open space.

B.    Required Open Space. Minimum required open space, in addition to any lot coverage standards specified in each zoning district, shall be provided according to the applicable zoning regulations, except that Conservation Subdivisions as provided in Article 6 of these shall be designed according to the open space standards in that division. In addition, other regulations of open space may apply, such as lands subject to flooding, erosion by wind or water, or protected natural or historic features, and in conjunction with these standards regulate the platting of open space.  No land shall be reserved by the applicant or included in the plat unless the land is of sufficient size and shape and topographically suitable to be of some practical use or service as determined by the City.

C.    Open Space Types.  In conjunction with the standards of any applicable zoning regulations, this Chapter recognizes the following specific open space types:

1.     Formal Open Space. Formal open space is most appropriate in convenient, easily accessible locations benefiting a large number of people that live in or frequent the area. Typically this will be at the center of a residential neighborhood or in a mixed-use, commercial, or employment district. Formal Open Space by its nature creates a civic design amenity and gathering place at strategic locations, and therefore adds value to the community as a focal point for all surrounding development.  Examples include plazas, squares, or courtyards.

2.     Natural Open Space. Natural open space is most appropriate in neighborhoods, rural areas, or at the edges of mixed-use developments. It can also be used at any location where significant natural features exist and warrant preservation. Natural open space typically provides multiple benefits including environmental, aesthetic, or recreational functions and therefore adds value to the community when consolidated and integrated into site designs. Examples include parks, greenways, and natural or conservation areas

3.     Remnant Open Space. Remnant open space is most appropriate in limited application, dispersed in a random manner among individual private lots. Due to its nature and characteristics as undevelopable land, there is little added value in consolidating and designing sites around Remnant open space. Examples include parking lot buffers or islands, excess yard areas, or other non-built permeable surfaces that did not fit into the development of the site.

D.    Location  Criteria.       The  following  location  criteria  shall  be  used  in  determining  the  most  appropriate locations and characteristics of land to be designated as required open space within subdivisions of land.

1.     Priority should be given to areas that provided the most visible impact. This shall mean impact to people who travel in and around the subdivision as well as for future lot owners within the subdivision.

a.     Formal open space should be located at prominent focal points within a subdivision.

b.    Natural open space should be located along prominent ridges, valleys and view corridors and be consistent with the most desirable natural habitats for animals and with preservation of significant natural resources such as sensitive and natural vegetation, natural grades, or prominent geological formations.

2.     Open space should be located to provide the greatest connectivity of open space systems with adjacent and future development sites.

a.     Formal open spaces should be located at key points where planned future transportation systems, such as streets, trails, or greenways will provide greater future visibility and accessibility.

b.    Natural open spaces should be located in areas that have the greatest potential for future expansion and connectivity to similar land areas on adjacent sites.

3.     Open space shall be located in areas that maximize its functional characteristics.

a.     Formal open space shall be centered in areas that will have the greatest population density or development intensity.

b.    Natural open spaces shall be located in areas where its ecological, aesthetic, and recreational impact will be the greatest.

c.     All open space shall be located where the greatest pedestrian access is achieved.

E.    Ownership and Management. Required open space shall require either the dedication to a public entity or homeowners association of open space easements, or other similar development restrictions, on the final plat. The dedication or easement shall also be accompanied by detailed information on the permanent preservation, protection, and maintenance of the open space.

A.    Intent. In achieving the purposes of this Chapter, this Section has the following specific intent:

1.     Protect people and property from the hazards of flooding and excess stormwater run-off, and to mitigate future risks of damage associated with the division and development of land.

2.     Minimize the amount of impervious surfaces directly connected to stormwater systems, and establish infiltration into the ground water as the preferred treatment strategy.

3.     To allow more flexibility in the design of development patterns and sites to promote more regional or watershed-based solutions to stormwater management.

4.     Reduce the amount of runoff entering the stormwater system and into the natural wetlands.

5.     Reduce the speed of flow of runoff that enters the stormwater system and into natural wetlands.

6.     Reduce the pollutant and sediment levels in runoff that enters the stormwater system and into the natural wetlands.

7.     To develop a stormwater system that reduces the quantity and speed of flow entering natural wetlands.

8.     To encourage creative designs and development patterns that allow land areas to perform multiple functions in terms of landscape design, flood hazard mitigation, open space and recreation and stormwater treatment, allowing for more efficient development of parcels, blocks, and lots.

B.    Required Stormwater Treatment

1.     Preservation of Drainage Courses. Whenever any stream or surface drainage course is located in an area which is being subdivided, the applicant shall provide an adequate easement along each side of the stream for the purpose of widening, deepening, sloping, improving or protecting the stream or drainage course.

2.     Erosion Control. Methods of controlling soil erosion shall be in accordance with established techniques and procedures of the Sedgwick County Conservation District, or in accordance with the City’s standards and specifications for like or similar work.   Erosion control measures may, where deemed appropriate by the Commission include mulches, temporary or permanent vegetative cover, the use of terraces, diversion ditches, impoundments, stilling basins, subsurface drainage pipe and other structures which will intercept, divert, retard or otherwise control runoff and soil erosion. Temporary erosion control measures shall be provided to minimize erosion during the course of construction. Permanent erosion control measures shall be provided along new or altered drainage courses which will become a permanent part of the subdivision and along streets, permanent embankments or other features where erosion is likely to occur.

3.     Treatment of Runoff.   All subdivisions shall contain a Stormwater Management Plan submitted with the preliminary plat to treat forecasted runoff resulting from the subdivision.

a      The Stormwater Management Plan shall analyze the impact of development of all parcels within the subdivision assuming full build-out of all lots proposed in the development. The impact analysis shall identify how the subdivision will impact all groundwater and natural wetlands in the watershed. The analysis shall incorporate impacts of all other known and planned development activity and make reasonable assumptions about future development on other lots and parcels, and identify any opportunities for joint management of stormwater among other potential development parcels.

b.    The Stormwater Management Plan shall propose Best Management Practices in the treatment of stormwater in order to best meet the Stormwater Management goals. Stormwater Best Management Practices (BMPs) refers to the process by which stormwater is either converted to runoff or is delivered into the groundwater or natural wetlands. The BMP used for individual development sites should be based upon the specific site conditions.    Generally the preferred strategy, in order of priority is:

(1)   Infiltration of all runoff back into the groundwater on the site.  Examples include porous paving, infiltration basins, or grass filter strips;

(2)   Retention of runoff in temporary basins for ultimate introduction into the groundwater, evaporation or for conveyance to the stormwater system off-site, and  where such areas serve other purposes when not inundated with run-off. Examples include biofilters or bioretention areas; vegetated swales, or dry basins;

(3)   Detention of the runoff on-site, if no better strategy is applicable to the site. All efforts shall be made to design any detention areas as a site amenity, incorporating the detention area into a clean, easily maintained water feature, incorporated into the site landscape plan. Examples include detention ponds or constructed wetlands.

c.     All areas dedicated to stormwater treatment or drainage ways for site shall be identified by stormwater easements. Stormwater treatment systems should be integrated into the site design wherever possible. Treatment area may be used to satisfy required open space standards in the zoning regulations provided the area is designed so that it both meets the open space design standards and performs the desired stormwater best management practice.

C.    Land Subject to Flooding. Whenever a subdivision of land, including platting for manufactured home parks and other developments on one-lot plats, is located on flood prone land identified on a Flood Insurance Rate Map(s) (F.I.R.M.) prepared by the Federal Emergency Management Agency, the following requirements shall apply:

1.     Show on the preliminary and final plats the boundary lines and elevations for both floodway, if any, and base flood elevation; and

2.     Assure that:

(a)   all such subdivisions are consistent with the need to minimize flood damage;

(b)   all public utilities and facilities, such as sewer, water, gas and electrical systems are located, elevated and constructed to minimize or eliminate flood damage; and

(c)   adequate drainage is provided so as to reduce exposure to flood hazards.

A.    Intent. In achieving the purposes of this Chapter, this Section has the following specific intent:

1.     To facilitate the planning and development of public and community facilities in a timely manner in association with future development of the City and its surroundings.

2.     To provide the opportunity to negotiate a fair and equitable price for land needed to develop public or community facilities, or alternatively to provide an incentive for land owners to dedicate land for needed facilities where the lack of facilities may otherwise constrain potential future development.

3.     To encourage the integration of public and community facilities into the planning of streets, lots, and blocks so that needed facilities are located conveniently in neighborhoods and districts and serve as focal points for the community.

4.     To incorporate any specific existing or future public or community facility plans in the subdivision process, and to allow these plans to serve as guides for future land subdivisions and growth.

5.     To ensure that the most appropriate locations of public and community facilities are identified and considered prior to the premature commitment of these areas to conflicting development patterns.

B.    Required Off-Site Improvements.  When, at the discretion of the Planning Commission, existing or proposed infrastructure in proximity to the subdivision are impacted by the proposed subdivision to the extent that they must be designed, constructed, expanded, or upgraded to support the general health, safety, and welfare, the Planning Commission may require the applicant to design, construct, expand, or upgrade the infrastructure as a condition of approval.

1.     Required off-site improvements may include:

a.     Streets and rights-of-way, including construction, acquisition, extension, or connection;

b.    Traffic control devices, including mechanical systems and geometric configurations;

c.     Stormwater facilities, including natural and constructed systems; and

d.    Utility facilities, including easements, sanitary sewer facilities, water distribution facilities, and other service utilities.

2.     In the event that the Planning Commission determines the need for the off-site improvements are impacted by more than one subdivision, or to an extent by the city-at-large, the Planning Commission may require the applicant to share in the cost to the extent generated by the impact of the proposed subdivision. The Planning Commission may require the applicant to deposit its share of the total cost in a special account reserved for the immediate or subsequent payment for the design, construction, expansion, or upgrade of the public facility.

C.    Upsizing. Whenever any portion of the required utilities are part of a planned future facility for the City, serving an area larger than the subdivision, the City may require that the applicant upsize the utilities. The City shall require:

1.     The applicant to construct the facilities as planned by the City for future capacity as part of the subdivision and development process.

2.     The  applicant  to  be  responsible  for  the  portion  of  the  costs  required  to  serve  the  proposed subdivision based on actual total cost to build the facilities absent any upsizing agreement.

The city shall be responsible for any incremental costs to expand the facility to the planned capacity, beyond the capacity to serve the subdivision. The City’s participation may be based on the lowest of at least 3 contractor bids proposing to build the facilities comparing the costs of the minimum required facilities with the costs as planned by the City.

D.    Reservation or Dedication of Public Sites. The Planning Commission may require the reservation of land for public facilities such as parks or other open space, schools, public safety facilities, or other public  facilities whose impact is generated partially or wholly by the general public, subject to the following:

1.     The area of the proposed subdivision shall be shown on an official plan of the entity responsible for the public facility as a potential site for future expansion.

2.     The land shall be reserved for 90 days to permit notice to the public entity and the ability to commence negotiations for acquisition of the land by the appropriate public body through negotiations or other available means.

3.     In the event that the land may not be acquired, or other eligible proceedings for acquisition are not begun, the applicant may propose the further division of the land in conformance with all regulations.

4.     Where the land is not shown on any official plans of an entity responsible for the public facility, but where the development may create a need for such facilities, the applicant may on its own initiative dedicate the necessary lands. All such dedications shall be subject to a determination of the land being adequate for a particular purpose and acceptance by entity responsible for the public facilities.

5.     Any land that is dedicated and accepted for public facilities may be credited to any Open Space required by these regulations or zoning regulations, at the sole discretion of the Planning Commission and Governing Body.