Chapter 15.40
Design Standards
Sections:
15.40.010 Principles of acceptability.
15.40.060 Large lot subdivision.
15.40.070 Land for public uses and public open spaces.
15.40.010 Principles of acceptability.
Subdivisions and partitions shall conform with the Comprehensive Plan, the zoning code, applicable provisions of other City ordinances, state law, and the standards established by this chapter. Locations and standards related to transportation and community facilities shall be based on the provisions of the adopted Comprehensive Plan. [Ord. 509 § 8.010, 1981; 1981 Compilation § 8-7:8.010.]
15.40.020 Streets.
A. General. The location, width and grade of streets shall be considered in their relation to existing and planned streets, topographical and drainage conditions, public convenience and safety, the proposed use of land to be served by the streets, and full land utilization which will not result in tracts of vacant inaccessible land. Where location is not shown on the Comprehensive Plan, plans shall:
1. Provide for the continuation or appropriate projection of existing streets in surrounding areas; or
2. Conform to a plan for the neighborhood adopted by the Planning Commission to meet a particular situation where physical conditions make continuance or conformance to existing streets impractical.
B. Minimum Street Widths. Street rights-of-way and roadways (curb-to-curb) shall be adequate to fulfill City specifications and, unless otherwise indicated on the Comprehensive Plan, shall not be less than the minimum widths shown in the following table:
|
Type of Street |
Minimum Right-of-Way Width |
Minimum Roadway Curb-to-Curb Width |
|---|---|---|
|
Highway |
(to be determined by State Highway Department and City of Brownsville) |
|
|
Arterials |
70 feet |
42 feet |
|
Collectors |
60 feet |
36 feet |
|
Local streets over 1,800 feet in length, or which can be extended to that distance |
60 feet |
36 feet |
|
Local streets which cannot be extended to 1,800 feet in length |
50 feet |
28 feet |
|
Turnaround radius at end of cul-de-sac |
45 feet |
37 feet |
When existing conditions such as the size or shape of land parcels make it otherwise impractical to provide buildable lots, a narrower right-of-way may be accepted, but ordinarily not less than 50 feet.
C. Reserve Strips. Reserve strips or street plugs controlling access to streets shall be required when necessary to ensure street extensions and the widening of half-streets. The reserve strip shall normally be one foot in width and under the ownership of the City.
D. Alignment. As far as is practical, streets other than minor streets shall be in alignment with existing streets by continuations of the center lines thereof. Staggered street alignment resulting in “T” intersections shall, wherever practical, leave a minimum distance of 200 feet between the center lines of streets having approximately the same direction and, in no case, shall be less than 100 feet.
E. Future Extensions of Streets. Where necessary to give access to or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary of the subdivision or partition, and the resulting dead-end streets may be approved without a turnaround. Reserve strips and street plugs may be required to preserve the objectives of street extensions.
F. Intersection Angles. Streets shall be laid out to intersect at angles as near to right angles as practical, except where topography requires a lesser angle, but in no case, less than 60 degrees unless there is a special intersection design. The intersection of arterial or collector streets with other arterial or collector streets shall have at least 100 feet of tangent adjacent to the intersection, unless topography requires a lesser distance. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle. Right-of-way lines at intersections with arterial streets shall have a corner radius of not less than 20 feet.
G. Existing Streets. Whenever existing streets adjacent to or within a tract are of inadequate width, additional right-of-way shall be provided at the time of subdivision.
H. Half-Streets. Half-streets, while generally not acceptable, may be approved where essential to the reasonable development of the subdivision or partition, when in conformity with the other requirements of these regulations, and when the Planning Commission finds it will be practical to require the dedication of the other half when the adjoining property is divided. Whenever a half-street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. Reserve strips and street plugs may be required to preserve the objectives of half-streets.
I. Cul-de-sacs. A cul-de-sac shall be as short as possible and shall have a maximum length of 600 feet, and shall serve no more than 18 dwelling units.
J. Street Names. Except for extensions of existing streets, no street name shall be used which will duplicate or be confused with the names of existing streets. Street names shall conform to the established pattern in the City and surrounding area and shall be subject to the approval of the Planning Commission.
K. Grades and Curves. Grades shall not exceed six percent on arterials, 10 percent on collector streets or 12 percent on other streets. Center line radii of curves shall not be less than 300 feet on arterials, 200 feet on collectors and continuing residential streets, or 100 feet on other streets and alleys. Where existing conditions, particularly topography, make it otherwise impractical to provide buildable lots, the Planning Commission may accept steeper grades and sharper curves.
L. Access Streets. Where a subdivision or partition abuts or contains an existing or proposed arterial street, the Planning Commission may require access streets, reverse frontage lots with suitable depth, screen planting contained in a nonaccess reservation along the rear or side property line, or other treatment necessary for adequate protection of residential properties and to afford separation of through and local traffic.
M. Streets Adjacent to Railroad Right-of-Way. Wherever the proposed subdivision or partition contains or is adjacent to a railroad right-of-way, provision may be required for a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the land between the streets and the railroad.
N. Alleys. Alleys shall be provided in commercial and industrial districts unless other permanent provisions for access to off-street parking and loading facilities are approved by the Planning Commission. The corners of alley intersections shall have a radius of not less than 12 feet. [Ord. 509 § 8.020, 1981; 1981 Compilation § 8-7:8.020.]
15.40.030 Blocks.
A. General. The length, width and shape of blocks shall take into account the need for adequate lot size and street width and shall recognize the topographical limitations of the area.
B. Size. No block shall be more than 1,000 feet in length between the street corner lines, unless it is adjacent to an arterial street or unless the topography or the location of adjoining streets justifies an exception. A block shall have sufficient width to provide for two tiers of building sites, unless topography or the location of adjoining streets justifies an exception.
C. Easements.
1. Utility Lines. Easements for sewers, water mains, electric lines or other public utilities shall be dedicated wherever necessary. The easements shall be at least 12 feet wide and centered on rear or side lot lines, except for utility pole tieback easements, which may be reduced to six feet in width.
2. Watercourse. If a subdivision or partition is traversed by a watercourse, such as a drainage way, channel, river or stream, there shall be provided a storm water easement or dedicated drainage right-of-way. The drainage easement or dedication shall conform substantially with the lines of the watercourse, with such additional width as is necessary to assure ease of channel maintenance, to provide for any possible flooding, to assure that the channel will not be encroached upon by fences and other improvements, and, where feasible, to encourage multiple use of the drainage channel and related area for purposes such as utility strips, transportation corridors for bicycle or pedestrian use, or as natural greenways. Specifications for widths and improvements for watercourses shall be provided to the City Administrator as outlined in BMC 15.45.020.
3. Pedestrian or Bicycle Ways. When desirable for public convenience, a pedestrian or bicycle way not less than 10 feet in width may be required to connect to a cul-de-sac, to pass through unusually long or oddly shaped blocks, or to improve traffic circulation to schools, parks, shopping areas or other community facilities. In any block over 750 feet in length, a pedestrian way shall be provided through the middle of the block. If unusual conditions require blocks longer than 1,000 feet, two pedestrian ways shall be provided. When essential for public convenience, pedestrian ways may be required to connect to cul-de-sacs. [Ord. 509 § 8.030, 1981; 1981 Compilation § 8-7:8.030.]
15.40.040 Lots.
A. Size, Shape and Orientation.
1. Lot size, width, shape and orientation shall be appropriate for the location of the subdivision and for the type of use contemplated. No lot shall be dimensioned to contain part of an existing or proposed street. Lot sizes and dimensions shall be consistent with the lot size and width standards of the zoning code.
2. Where property is zoned and planned for business or industrial use, other widths and areas may be permitted at the discretion of the Planning Commission. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
3. If the subject property fronts a public street or future public street, the architectural front of the home shall face the street.
B. Access. All lots shall abut and have legal, physical access to a publicly owned street, other than an alley, for a width of at least 50 feet, which shall include usable, vehicular access; except that on a circular turnaround at the end of a cul-de-sac, lots shall abut streets for a width of at least 25 feet.
C. Through Lots. Through lots shall be avoided, except where they are essential to provide separation of residential development from major traffic arteries or adjacent nonresidential activities or to overcome specific disadvantages of topography and orientation. A planting screen easement at least 10 feet wide and across which there shall be no right of access may be required along the line of building sites abutting such a traffic artery or other incompatible use.
D. Lot Side Lines. The side lines of lots, so far as practicable, shall run at right angles to the street upon which the lots face.
E. Flag Lots. Flag lots shall be prohibited unless there is no other way of providing access to property. If allowed, the thin strip of land which provides access to the major portion of the lot from the street shall not be used in determining lot size, lot width or yard requirements. No more than two access strips to flag lots shall abut each other. [Ord. 769, 2017; Ord. 614 § 1, 1992; Ord. 509 § 8.040, 1981; 1981 Compilation § 8-7:8.040.]
15.40.050 Building lines.
If special building setback lines are to be established in the subdivision, they shall be shown on the subdivision plat or partition map, or, if temporary in nature, they shall be included in the deed restriction. [Ord. 509 § 8.050, 1981; 1981 Compilation § 8-7:8.050.]
15.40.060 Large lot subdivision.
In subdividing or partitioning tracts into large lots or parcels which at some future time are likely to be redivided, the Planning Commission shall require that the blocks be of such size and shape, be so divided into lots or parcels, and contain such building site restrictions as will provide for extension and opening of streets at intervals which will permit a subsequent division of any lot or parcel into lots or parcels of smaller size. [Ord. 509 § 8.060, 1981; 1981 Compilation § 8-7:8.060.]
15.40.070 Land for public uses and public open spaces.
A. Where a proposed park, school, public utility facility or other public use shown in the Comprehensive Plan is located in whole or in part with a subdivision, the Planning Commission may require the dedication or reservation of such area within the subdivision.
B. The Planning Commission may also require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks, public utility facilities or other public purposes. [Ord. 509 § 8.070, 1981; 1981 Compilation § 8-7:8.070.]