Chapter 16.12
SUBDIVISION DESIGN STANDARDS
Sections:
16.12.020 General Requirements
16.12.060 Easements and Alley Design
16.12.070 Parks and Other Public Sites
16.12.010 Purpose
The operating principle upon which land areas are subdivided is maintaining compatibility between the City’s natural and built environments. As architectural creativity is encouraged in the design and placement of structures, engineering creativity and sensitivity is expected for open space preservation as well as the placement and relationship of manmade improvements. (Ord. 1244 (part), 2015: Ord. 920 2003, Prior code § 601(A))
(Manual, Amended, 07/22/2003)
16.12.020 General Requirements
Land planning and individual lot designations within each subdivided tract shall be responsive to existing natural conditions and community character. The platting approach shall vary according to development type, required improvements, design themes, amenities and preferred siting configurations.
A. Lots shall meet the width, depth, frontage, lot size and all other requirements of the specific zone in which the subdivision is located.
B. All streets, sidewalks, curb and gutter or other right-of-way designated for use, and all water, sewer and other public improvements, shall be designed and constructed in accordance with the standards of the City of Winslow in effect at the time the plat is submitted. In the absence of a specific ordinance the City Engineer shall determine the appropriate design standards in accordance with good engineering practices.
C. All lots created shall abut a dedicated public street. Private streets are permitted, if developed to City standards per this title.
D. Insofar as possible, the natural terrain, existing topography and natural vegetation shall be preserved.
E. Where the property to be subdivided is subject to natural or manmade hazards such as flooding, rock and mud slides, open quarries or abandoned mines, or where there exists shallow water table conditions or polluted water sources, such hazards or conditions shall be identified and the subdivider shall provide documentation as to how the hazards or conditions have been eliminated, or will be eliminated, through the design and construction of the subdivision.
F. No single lot shall be divided by a municipal or county boundary line, a public road or street, or a private road or street which can legally be used by property owners other than the owner of the lot.
G. Each lot in the subdivision shall be served by the City of Winslow public sanitary sewer system.
H. Each lot in the subdivision shall be served by the City of Winslow public water system.
I. At the time of the application for preliminary plat, the subdivider shall provide a drainage system design which covers the entire subdivision. The design shall accommodate runoff from the entire subdivision and the historical runoff from areas adjacent to and "upstream" of the subdivision. The design shall insure that runoff from the developed subdivision shall not exceed the historical volumes and velocities discharged onto adjacent property. At the time of the final plat, the subdivider shall include final drainage design for the phase of the subdivision included in the final plat. The final drainage design shall show how the drainage is consistent with the overall drainage system design. (Ord. 1244 (part), 2015: Ord. 920 2003, Prior Code § 601(A & B))
(Manual, Amended, 07/22/2003)
16.12.030 Lot Design
Lot design for all subdivisions shall strive for configurations which encourage efficient property utilization and, whenever feasible, rectangular shapes.
A. The depth to width ratio shall not be greater than three (3) to one (1).
B. Side lot lines shall be at right angles to street lines and should be straight unless otherwise dictated by topography or other physical reasons. Rear lot lines should avoid acute angles with side lot lines and should normally be straight.
C. No remnants of property shall be left in the subdivision which do not conform to the zoning ordinance. This includes lots to be used for private or public utilities.
D. Residential corner lots adjacent to arterial or collector roads should be platted ten (10) percent wider than the average width of interior lots on the block face in order to accommodate street-abutting side yard requirements.
E. Lots with double frontage are discouraged.
F. Lots adjoining Interstate 40, State Route 87, the Burlington Northern Santa Fe Railroad, and/or other arterial or collector roads, should be ten (10) percent deeper to provide appropriate protection from noise, air pollution and visual impacts of traffic.
G. All lots, except for those reserved for open space, shall be capable of being built upon. Any lands which are unsuitable due to size or shape, steepness of terrain, location of water courses, problems with sewerage or driveway grades, or other severe physical conditions should be preserved as natural open space and referred to as common areas. (Ord. 1244 (part), 2015: Ord. 920 2003, Prior Code § 601(C))
(Manual, Amended, 07/22/2003)
16.12.040 Street Design
Streets in a new subdivision shall be arranged to make provision for continuation of the principal existing streets in adjoining areas. The layout of subdivision streets shall not cause hardship to the owners of the adjoining areas. The layout of subdivision streets shall not cause hardship to the owners of the adjoining properties or impose unreasonable restrictions on the use and enjoyment of their properties. All lots shall have the required access from a dedicated street. Off-set streets shall be discouraged.
The minimum required street right-of-way widths for all streets shall be as required by the City and in accordance with any guidelines approved by the City Council for site development and infrastructure construction.
A. Streets shall be of three (3) classifications as follows:
1. Arterial streets shall have a minimum right-of-way width of one hundred (100) feet and a minimum paving width of seventy (70) feet.
2. Collector streets shall have a minimum right-of-way width of sixty (60) feet and a minimum paving width of forty (40) feet.
3. Minor streets shall have a minimum right-of-way width of fifty (50) feet and a minimum paving width of thirty-six (36) feet.
|
|
Right-of-way |
Paving |
|---|---|---|
|
Arterial streets |
100' |
70' |
|
Collector streets |
60' |
40' |
|
Minor streets |
50' |
36' |
B. Cul-de-sacs may be up to thirteen hundred twenty (1,320) feet (one-quarter (1/4) mile) depending on density of development and should terminate in a forty-five (45) foot back-of-curb radius turnaround at the closed end. Number of units shall be no more than fifty (50).
C. Temporary dead-end streets may be approved by the City where necessary to give access to or permit a satisfactory subdivision of adjoining land. Streets shall extend to the boundary of the property and the resulting dead-end street may be approved with a temporary turnaround having a minimum pavement radius of forty-five (45) feet measured to the edge of pavement.
D. Street jogs shall have a minimum centerline offset of one hundred fifty (150) feet for local streets, four hundred (400) feet for collector streets, and five hundred (500) feet on arterials.
E. Street intersections should be carefully designed to eliminate dangerous traffic movements. The angle of the intersection shall not vary from ninety (90) degrees by more than fifteen (15) degrees. Streets intersecting an arterial street shall do so at a ninety (90) degree angle.
F. Street grades, curves, and sight distances shall be subject to approval by the City per engineering standards to ensure proper drainage and safety for vehicles and pedestrians.
G. Utility locations shall be as required by the City.
H. Local streets shall be designed to minimize through traffic.
I. Names of streets shall be consistent with the natural alignments and extension of existing streets. New street names shall not duplicate, in whole or in part, or be confusing with existing names.
J. Local circulation systems and land development patterns shall be designed so that there will be no detraction from the efficiency of bordering roadways.
K. Proposed streets, as designated by the City, shall be extended to the tract boundary to provide future connection with adjoining unplatted or undeveloped lands.
L. Half streets shall be avoided except where essential to development of the subdivision and where the dedication of the other half is impractical, and then only if specifically approved by the City Council after reviewing a recommendation from the Planning and Zoning Hearing Officer.
M. The functional classifications of streets shall be assigned by the City and as included in the General Plan. (Ord. 1388 § 1, 2022; Ord. 1244 (part), 2015: Ord. 971 § 3, 2005, Ord. 920 2003, Prior Code § 601(A))
(Manual, Amended, 05/10/2005)
16.12.050 Block Design
A. Blocks shall normally have sufficient width for the ultimate layout of two (2) tiers of lots of the size required by the provisions of the Zoning Ordinance.
B. Blocks shall not normally be less than three hundred (300) feet in length (measured from the property lines), except where it is necessary due to unusual conditions of the property being subdivided and not merely convenience. (Ord. 1244 (part), 2015: Ord. 920 2003, Prior code § 601(C))
(Manual, Amended, 07/22/2003)
16.12.060 Easements and Alley Design
A. Easements shall be provided and dedicated where deemed necessary for specific purposes for use by the general public, utility companies, or the City of Winslow.
B. An easement prohibiting vehicular access from the arterial street side of double frontage or through lots is encouraged. The minimum width for this easement is one (1) foot.
C. The subdivision shall dedicate a right-of-way or easement for storm drainage conforming substantially with the line of any watercourse that traverses the land. The property owner or homeowners’ association, if any, shall be responsible for maintenance. (Ord. 1244 (part), 2015: Ord. 920 2003, Prior code § 601(E))
(Manual, Amended, 07/22/2003)
16.12.070 Parks and Other Public Sites
Provision shall be made for setting aside certain areas for recreational and educational use when in the opinion of the Council such areas are necessary for the best interests of the City. (Ord. 1244 (part), 2015: Prior Code § 601(F))
(Manual, Added, 07/22/2003)