§ 3. General requirements.
(1)
The owner or subdivider of property shall observe the general requirements and principles of land subdivision stated in subsections (2) through (17) of this section 3.
(2)
In general, the proposed subdivision shall conform to the master street and thoroughfare plan that has been formulated and adopted by the city planning commission.
(3)
The arrangement of streets in the subdivision shall provide for the continuation and extension of major and secondary thoroughfares as are shown on the major street plan of the city planning commission. Such thoroughfares shall be of the width designated on the major street plan or as recommended by the city planning commission. Minor residential streets in the subdivision shall provide convenient circulation of local traffic within the subdivision and adequate access to all building lots within the subdivision. Off-center street intersections will not be approved except in unusual cases. Parkways and boulevards shall be of such width as may be designated by the city planning commission. As a general rule, minor residential streets shall not be less than 50 feet wide.
(4)
In order that proper relationship of new subdivision streets may be maintained with adjoining streets and land, the system of streets in a new subdivision, except in unusual cases, must connect with streets already dedicated in adjacent subdivisions. Where no adjacent subdivisions have been platted, there must, in general, be a reasonable projection of streets in the nearest subdivided tracts, and must be continued to the boundaries of the tract subdivided, so that other subdivisions may be connected therewith.
(5)
Where a tract of land is subdivided into parcels that are larger than normal building lots, such parcels shall be arranged to permit the opening of future streets and a logical resubdivision.
(6)
Except in unusual cases, dead-end streets will not be approved unless such dead-end streets are provided in such manner as will permit connection with future streets in adjacent lands. Courts, cul-de-sac or places may be provided where the shape of a portion of the proposed subdivision or where the terrain of the land would make it difficult or unreasonable to plat with connecting streets. These courts, cul-de-sac or places shall be so arranged as to provide access to all lots and shall, generally, not exceed 600 feet in length. A turn-around must be provided at the closed end having an outside right-of-way radius of not less than 50 feet. In general, no reserve strips controlling access to land dedicated, or to be dedicated to public use shall be permitted.
(7)
Block lengths, generally, should not exceed 1,200 feet in length. In blocks of over 800 feet in length, there shall be provided, when recommended by the city planning commission, a utility or pedestrian easement or walk near the center of the block, the walk to be paved to a width of not less than five feet.
(8)
Alleys, or loading courts, of a minimum width of 20 feet paved surface or in lieu thereof adequate off-street loading space, shall be provided in business blocks. Alleys are not required in residential districts, except that same shall be provided where alleys of adjacent subdivisions already platted would be closed or dead-ended by failure to provide alleys in the new subdivision.
(9)
In lieu of alleys, not required in residential districts, easements for public utilities of not less than five feet shall be provided on each side of rear lot lines if required by the city planning commission. If necessary for the extension of water or sewer mains, or other utilities, easements of greater widths may be required along lot lines or across lots. In all cases, easements shall connect with already established easements in adjoining property. If unplatted property exists to the rear of several lots, a ten-foot public utility easement shall be provided.
(10)
Curb radii at street intersections shall be not less than 20 feet and property lines shall be adjusted accordingly.
(11)
The minimum dimensions for residential lots in a subdivision shall conform to the requirements of the zoning ordinance under which the property was zoned. Trailer coach parks, trailer parks and mobile home parks shall also conform to all ordinances regulating the same. Corner lot shall be increased in size whenever necessary so as to provide that any structure to be placed thereon shall conform to the building line of each street. Double frontage lots are undesirable and should be avoided.
(12)
Side lot lines, insofar as practicable, shall be at right angles or radial to street lines.
(13)
Building lines shall be shown on all lots intended for residential usage. Whenever required by the city planning commission, building lines must be shown on lots intended for business usage.
(14)
The city planning commission may refuse to approve a plat whenever it is evident that adequate water and sewer facilities cannot be supplied within a reasonable time.
(15)
Land subject to flooding and land deemed by the city planning commission to be uninhabitable shall not be platted for residential occupancy, nor shall it be platted for such other uses as may increase danger to health, life or property or aggravate the flood hazard, but such land within the plat shall be set aside for such uses as shall not be endangered by periodic or occasional inundation, or shall not produce unsatisfactory living conditions. The placement of buildings in flood prone areas shall be governed by the city's flood damage prevention ordinance [Article IX of Chapter 7 of this Code]. Minimum slab elevations shall be placed on the face of the plat when required by the city planning commission.
(16)
Sites suitable for parks, schools, playgrounds or other public usage as required should be carefully considered in collaboration with the city planning commission and so indicated upon the preliminary plat so it can be determined which of said sites will conform to the general locations as are indicated upon the master plan and so that they can be duly placed upon the final record plat. It should be explained by the subdivider as to how and when such sites can be acquired by the city. Such sites should be in conformity to the general requirements of the city planning commission in keeping with good, modern city planning principles and shall be of adequate size as recommended by the city planning commission. No stipulated or arbitrary percentage of the subdivision area is required for such sites, but developers should first confer with the city planning commission in order to determine whether or not such sites are needed in the particular area of the city in which the proposed subdivision is located.
(17)
Variations and modifications of the general requirements as above outlined will be made by the city planning commission when, in its judgment, special or peculiar factors and conditions warrant such variation or modification when such variations do not affect the general application or spirit of the rules and regulations. The city planning commission shall be the judge in all cases regarding the application of the foregoing rules and regulations. Advice and cooperation is offered and will always be freely given by officers of the city planning commission.
(Ord. No. 83-40, § 2, 7-19-83; Ord. No. 91-15, § 1, 2-19-91)