c. Street Names. Names of streets shall conform with the City's street name policy. Extensions of existing streets shall continue the same name. Names shall be confirmed by the Planning Commission on final plats, and for safety and convenience, shall not duplicate or sound like the names of any previously approved street name, even if the suffix is different. The suffix "Way" shall not be used for any public street, but shall be the required suffix for all private roads which are named.

2. Classification of Proposed Streets

Streets are classified as listed below, and shall be built and dedicated with the indicated widths of right-of-way and pavement widths:

a. Arterial Streets: Arterial streets shall have a minimum right-of-way width of ninety (90) feet with a minimum lane width of 12 feet. Arterial streets are further designated in the Zoning Ordinance. Where parking is desired on the right-of-way, an additional eight (8) feet of pavement shall be required for each parking lane. When arterial streets are also state highways, the Tennessee Department of Transportation may require higher standards.

b. Major Collector Streets: Major collector streets are used more for through traffic than for providing access to adjoining properties. Access to adjacent property should be planned and controlled so that minimum disturbance is made to the traffic-moving efficiency of the collector street. Major collector streets shall have a minimum right-of-way width of eighty (80) feet and a minimum lane width of twelve (12) feet. Where parking is desired on the right-of-way, an additional eight (8) feet of pavement shall be required for each parking lane.

c. Minor Collector Streets: Minor collector streets have two (2) open ends: each end generally connects with a another street. One or more other streets may intersect it between its two open ends. Property fronting on either side of the street may have access to the street. Minor collector streets may carry through traffic within the immediate vicinity. Minor collector streets shall have a minimum right-of-way width of seventy (70) feet and a minimum lane width of twelve (12) feet.

d. Local Streets: Local streets are used primarily for providing access to adjacent properties. Vehicles moving on these streets should have an origin or destination in the immediate vicinity, and all types of through traffic should be eliminated through initial design of their connections with other streets. Local streets should have a minimum right-of-way width of fifty (50) feet and a minimum pavement width of twenty-eight (28) feet.

The function of local streets may be performed by Marginal Access Roads, Dead-End Streets, or one of several other types:

e. Marginal Access Streets: Marginal access streets may be required along expressways and arterial and collector streets to provide access to abutting properties, and shall be located within the dedicated right-of-way. The right-of-way width shall be contiguous with right-of-way of the major road and extend a minimum of 10 feet beyond the back of the outside curb. The minimum roadway width shall be twenty-four (24) feet. The Zoning Ordinance further regulates such roads.

f. Dead-End Streets (Cul-de-Sacs): Dead-end streets are local streets having only one open end providing no access to another street. No other street intersects between the two ends, and cul-de-sacs shall have a minimum right-of-way width of 50 feet and a minimum pavement width of 28 feet. They shall be provided at the closed end with a turn-around having an outside street diameter of at least 80 feet and a street right-of-way diameter of at least 100 feet.

A “hammer-head” or other non-circular turn-around design may be approved by the Planning Commission as a variance in cases of difficult topography or similar unusual situations, provided that such design can accommodate the turn-around of fire, solid waste collection, and delivery vehicles as determined by the City.

When the street is planned for future extension or to additional developable property, it shall meet the design standards applicable to the street classification for future build-out and a temporary turn-around shall be provided and paved. A curb for the temporary turn-around is not required unless it is essential to control drainage. Additional right-of-way for temporary turn-arounds may be provided by a temporary easement which shall be platted and later revised through a Plat of Correction or future Final Plat.

(1) The maximum length for a permanent cul-de-sac shall be six hundred (600) feet. A variance may be approved by the Planning Commission up to a length of one thousand eight hundred (1,800) feet, upon consideration of topography, number of residences to be served, and safety considerations.

(2) Residential developments, or sections or parts or phases thereof, containing more than two hundred (200) lots or dwelling units must have a second full means of access, which shall afford an alternative means of safe entry to and egress from the development. Developments which add lots or units to existing or approved subdivisions or parts thereof so that their combined total exceeds two hundred (200) lots or dwelling units must likewise have such a second full means of access. “Second means of access” shall be provided either by full access to a public through road or street, other than that on which the primary access is located, or by full access to another point along the primary access road, provided that at each access point a route exiting to another through road or street is available in either direction.

(Ord. No. 5-97 Revised Effective 4/7/97)

g. Alleys: Alleys are minor, roadways, which afford a secondary means of vehicular access to the back or side of properties otherwise abutting a street and which may also be used for public utility purposes. Alleys generally have two (2) open ends, and each end connects with a different street. Alleys shall have sufficient pavement width to serve adequately the anticipated vehicular traffic.

h. Exception to Standards: When a new street or subdivision has a unified plan which utilizes a more innovative approach to street standards not meeting the above standards in 2a through 2h, the Planning Commission, with advice from City staff, may approve a different standard which should be equal or better. A traffic engineering impact study may justify sections of reduced right-of-way and roadway width, if approved by the City.

i. Due to the sustained weight of vehicles serving Industrial Parks the right-of-way improvements are expected to meet a higher standard in an effort to better serve the needs of industrial uses and protect the City of Oak Ridge from excessive maintenance costs. All streets within Industrial Zone Districts including property zoned shall meet current Subdivision Regulations and minimum construction standards as provided below:

Maximum eight percent roadway grade

Intersection curb radii of 30 feet

Cul-de-sac radius of 50 feet with 120 feet of right-of-way

Horizontal curve radii of 300 feet

Vertical curve length of crest of 30A and length of sag of 40A

Mineral aggregate base at 10” thick–TDOT Type “A” Grading “D”

Bituminous Binder, TDOT Grading “B-M” mix at 4” thick

Asphaltic concrete surface, TDOT Grading “D” mix at 2” thick”

(Pl. Comm. Res. 04-01 effective 9/23/04)

3. Traffic Impact Study Requirements

Subdivisions that create more than one hundred (100) residential lots or more than ten (10) acres of land zoned for office or institutional use, or more than five (5) acres of land zoned for retail or commercial use, or any other subdivision estimated to generate 1,000 or more daily vehicle trips after partial or full development, shall be accompanied by a traffic impact study stating the estimated total trips to be generated at full development of such subdivision. Such study shall include the most recent estimate of the traffic on streets adjacent to such subdivision. The design of entrance ways and new street intersections shall take into consideration the resulting estimated additional vehicular traffic.

4. Horizontal and Vertical Design Standards

The alignment of all streets shall be designed to conform with the City Comprehensive Plan, in proper relation to existing streets and lots and to proposed future streets, the adjoining terrain, and proposed future lots. Horizontal and vertical curves shall conform to the standards of the Table of Horizontal and Vertical Curve Controls, Table E-4. Street grades shall be established with respect to existing topography to avoid excessive grading and the removal of existing trees and vegetation wherever possible.

The maximum grade allowed shall be seven percent (7%) for arterial streets, nine percent (9%) for major and minor collector streets, and twelve percent (12%) for other streets. The maximum grade allowed when approaching an intersection is five percent (5%) for the last one hundred (100) feet of pavement before the intersection.

The minimum grade on any street shall be one-half of one percent (1/2%).

a. Tangent Sections:

Minimum tangent lengths between reverse curves on arterial and collector streets shall be computed to provide for superelevation transition lengths in accordance with Tennessee Department of Transportation (TDOT) Standards. Local streets and other lower classified streets not requiring superelevation should provide a minimum tangent length of 75 feet between reverse curves. The minimum tangent length of an approaching intersection should be fifty (50) feet for local and lower classified streets measured from edge of pavement. All intersection of streets classified as collector or greater should have a tangent section not less than 100 feet approaching the intersection.

b. Block Length and Intersection Spacing

Distance between intersections shall meet the standards for block length of Article IV-D of these Regulations. In addition, there shall be a minimum of eight hundred (800) feet between intersections along arterial streets, two hundred (200) feet between center lines of intersections on major collector and minor collector streets, and a minimum offset of one hundred twenty-five (125) feet between centerlines of intersections along other streets.

c. Intersection Design

(1) Road intersections shall be as nearly at right angles as is possible. The minimum desirable intersection angle is eighty (80) degrees, and no street shall intersect another at an angle of less than sixty (60) degrees.

(2) Intersections of streets classified as collector or arterial streets should have a tangent section not less than one hundred (100) feet approaching the intersection, measured from the point of intersection of the centerline of the intersecting street to the point of curvature of the centerline of the side street. The minimum tangent length on any other residential street approaching an intersection should be fifty (50) feet.

d. Radii

(1) A minimum radius of twenty-five (25) feet to the face of curb shall be required where local streets intersect. Where the angle of road inter-section is less than seventy-five (75) degrees, the Planning Commission may require a greater curb radius. Wherever necessary to permit the construction of a curb having a desirable radius without curtailing the sidewalk at a road corner to less than normal width, the property line at such road corner shall be rounded or otherwise set back sufficiently to permit such construction.

(2) A minimum radius of thirty (30) feet to the face of curb shall be required where a local street intersects with a collector street. A design using larger radii or 3-centered compound curves is recommended where needed to provide for turning movements of larger vehicles.

(3) Where collector streets or arterial streets intersect other arterial streets, a minimum radius of forty (40) feet to face of curb shall be required.

e. Driveways

Residential and non-residential driveway intersections with the street shall conform to the Vehicle Access Control provisions of the Oak Ridge Zoning Ordinance as to driveway width, radii at the street intersection, spacing, and related aspects. Driveway construction at existing curb and gutters and/or sidewalks shall conform with SCRD (concrete driveway aprons).

f. Curb

All dedicated streets shall be provided with a curb, or curb and gutter, as specified in the Standard Construction Requirements and Details.

5. Sight Distance

The sight distance at intersecting streets shall meet AASHTO standards for the given design speed. Refer to Section 3.02E of the Standard Construction Requirements and Details for intersection sight distance requirements.

6. Utility Placement

Utility placement in the right-of-way shall be in accordance with SCRD Detail No. 3.15. Deviations from standard placement requirements will be considered by the City.

7. Sidewalks

Sidewalks shall be required on both sides of all streets in all non-residential zone districts with the exception of Industrial-1, Industrial-2, or Industrial-3. Sidewalks shall be required on both sides of all streets in any attached housing development, with the exception of isolated units with less that four (4) attached dwelling units. Sidewalks shall be required on one side of all streets in all residential zone districts with the exception of RG-1, Residential, Open Space and Reserved Districts.

a. Alternatives

The Planning Commission, at its discretion, may consider alternatives that are equal to or greater than the provision of sidewalks on one side of all publicly dedicated streets. This may take the form of an off-street pedestrian way that may or may not be paved but must be of a permanent material, which adequately addresses internal pedestrian circulation and provides connectivity within the subdivision. Pedestrian ways or bikeways outside of publicly dedicated rights-of-way shall be owned and maintained by a legally created property owners association.

The width of bikeways designed for one-way use shall be a minimum of four (4) feet. The width of bikeways designed for two-way use shall be a minimum of eight (8) feet.

Bikeways next to roadways where bicyclists are moving against the traffic shall have physical separation between the two ways for safety.

When the proposed development includes a part of a bikeway or multipurpose pathway plan adopted by the City of Oak Ridge, the developer shall construct the portion of such pathway within the development, consistent with the design and construction of other portions of the pathway, existing or planned. The City shall finance the proportion of such pathways that is estimated to serve residents outside the proposed development.

b. Payment in Lieu of Construction

The Planning Commission, at its discretion, may allow a payment-in-lieu-of the construction of sidewalks for any subdivision in which Phase I has been filed in the county Register of Deeds office prior to the effective date of this ordinance. The payment-in-lieu-of construction fee shall be charged at $25.00 per linear feet for lot frontage and shall be charged at the issuance of the building permit. This fee is to be reviewed every five (5) years by City staff. Lot frontage shall be defined as any portion of the lot boundary running along a proposed or existing street right-of way. The Planning Commission reserves the right to refuse to allow a payment-in-lieu-of construction if, during the review process, the membership determines it is in the best interest of the city to have the sidewalks constructed. The funds contributed by the payment-in-lieu-of construction will be placed in a capital improvement escrow account dedicated for the provision of sidewalks and off-street pedestrian ways. Installation of sidewalks will occur according to an adopted plan prepared by staff and approved by the Planning Commission. Anticipated priorities will be elementary schools, middle schools, high density neighborhoods, parks, older commercial areas and other areas that attract pedestrian traffic.

c. Construction Standards and Installation

Construction methods shall be in accordance with the city’s Standard Construction Requirements Details. Sidewalks along a street shall be concrete while other walkways may be constructed of asphaltic concrete. Where sidewalks or pedestrian ways intersect a curbed pavement, a handicap ramp shall be installed. A pedestrian crosswalk shall be provided at all locations where the sidewalk crosses an intersection, with the location to have due regard for safe sight distance.

Sidewalks shall be a minimum width of five (5) feet and shall be located within the dedicated nonpavement area of right-of-way. An area at least two (2) feet wide shall separate the sidewalk from the back of curb within the right-of-way. The location of the sidewalk shall be shown on the sketch plat and shall create a pedestrian system within the subdivision. The sidewalk shall be included on the Road and Drainage plans and shall be submitted concurrently with the Preliminary Plat and approved by the Planning Commission.

If the developer elects to bond sidewalk improvements, the city will determine the amount of the sidewalk bond. If bonded, the developer may install the sidewalks as construction occurs on each lot. However, all sidewalks must be constructed within one (1) year of bonding unless the time frame is extended by the Planning Commission. All sidewalks shall be built to city standards prior to City Council approval of a resolution accepting all street improvements and utilities.

d. Off-Site Sidewalks and Walkways

Provided that public rights-of-way or easements exist, the Planning Commission may require the extension of sidewalks, greenways or bikeways up to five hundred (500) feet beyond the development to connect to an existing sidewalk in a developed area, when users of the proposed development can be expected to use such facilities and when it is deemed to be in the best interests of the City due to the proximity of schools, shopping areas, parks, or other major generators of pedestrian traffic.

(Pl. Comm. Res. 04-01 effective 9/23/04)

8. Parking Lots

The design and construction of parking lots in subdivisions shall be in accord with the provisions of the Zoning Ordinance for the zone in which such parking lot is located.

9. Street Signs

Standard street name and traffic signs shall be installed on dedicated streets to City specifications, at the cost of the developer. Non-standard street signs must be approved by the City. The owner or developer must provide for on-going repair or replacement of non-standard street signs.

10. Plantings and Street Trees

The planting of street trees provides protection against excessive heat and glare and enhances the attractiveness and value of abutting property.

Trees should be planted at intervals of forty (40) to fifty (50) feet, except that no tree planting or other obstruction shall be placed within the intersection clear sight distance triangle.

a. Plantings within Rights-of-Way and Easements

When safe obstruction distances are provided, trees may be planted between the curb and the front property line in the "open parkway" area of Arterial road rights-of-way, except in utility corridors, but five (5) feet inside front property lines along Major and Minor Collector Streets, Local Streets, Marginal Access Roads, and Dead-End Roads. Care should be taken that such trees will not interfere, at time of planting or during subsequent growth, with major electric circuits or water sewer pipes.

Any plantings installed within a road right-of-way or easement may be damaged or destroyed during the course of maintenance or servicing of utilities. Plantings shall not prevent access to any fire hydrant, manhole, power transformer, or permanent utility equipment. Fire hydrants shall remain visible at all times. The City shall not be liable for damage to plantings within such right-of-way or easement. The City will reseed as necessary any bare or disturbed soil for erosion control purposes.

b. Plantings Outside Rights-of-Way

Where suitable trees do not exist, trees may be planted by the subdivider along the development side of all road rights-of-way.

c. Types of Ground Cover, Shrubs and Trees

(1) Ground covers or grasses shall be planted beyond the pavement of a right-of-way, to reduce erosion. Small and medium shrubs, ground covers, or grasses may be planted within a utility easement.

(2) Small trees (under thirty (30) feet in height at maturity) may be planted a minimum of ten (10) feet from the centerline of the closest pipeline or conduit within a utility easement or ten (10) feet from the center of the easement, whichever is greater. Small trees as defined above shall include ornamentals like redbud, fringe trees, dogwoods, serviceberry, crape myrtle, golden raintree, hawthorne, hornbeam, saucer or star magnolia, sassafras, smoke tree, sourwood or sumac.

(3) Large trees (any tree taller than thirty (30) feet at maturity) shall not be planted within any City utility easement, or in any utility corridor within any street right-of-way.

11. Planted Buffer Strip Areas

If not already regulated by the Zoning Ordinance, this section shall apply.

For the protection of residential properties, the Planning Commission may require that the subdivider construct and reserve planted buffer strip areas with a minimum width of ten (10) feet and of such growth characteristics as to reduce noise and provide an obscuring screen, along heavily traveled thoroughfares, railroad rights-of-way, and/or to divide land uses that would have an injurious effect on adjacent residentially-developed properties if not so screened. The Planning Commission may require such planted buffer strip areas, up to a maximum width of twenty (20) feet, provided that the total of such required areas do not exceed more than five (5) percent of the total land area of the subdivision.

F. Drainage and Storm Sewer Design

Storm drainage and stormwater impoundments shall be designed and installed in accord with the Standard Construction Requirements and Details, and the Erosion Control and Storm Water Management Ordinance, as appropriate. The developer shall submit a downstream drainage impact report, extending to an appropriate natural drain, as defined by the City, for all drainage leaving the development area.

During construction, temporary erosion control measures shall be applied, and upon completion of construction, permanent erosion control measures shall be provided, all in accord with the Standard Construction Requirements and Details.

All public storm sewers shall be installed in dedicated street right-of-way or dedicated easements. Minimum widths of storm sewer easements shall be 10 feet for pipes up to 24 inches in diameter that are less than 5 feet in depth measured from pipe invert, 15 feet for pipes greater than 24 inches up to and including 48 inches, and a minimum of 20 feet for pipes greater than 48 inches in diameter. For multiple pipe installations, the width of the easement shall be as specified above but measured from the centerline of each outside pipe. The City shall maintain only the storm sewer systems which receive drainage from City rights-of-way, that cross the rights-of-way, or that lie in dedicated easements. Storm drainage systems originating on private property shall be maintained by the property owner to the point where they tie to public systems.

G. Water System and Facilities Design

The water system shall adequately serve all lots shown on the subdivision plat for both domestic use and fire protection. Such system shall be designed and installed in accord with the SCRD, and shall meet State Health Department standards. A hydraulic analysis of the proposed water system will be required.

1. Location

All public water mains shall be located within dedicated rights-of-way and/or dedicated easements with a minimum width of 10 feet, centered about the pipe. An easement of 15 feet shall be required where the depth is greater than five feet but less than eight feet. An easement of 20 feet shall be required where depths are greater than eight feet. Pipe systems should be arranged in loops unless otherwise permitted by the City. No part of any structure, including foundations and overhangs, are permitted in an easement.

2. Sizing

In residential areas, in order to obtain maximum available fire flow, mains shall be a minimum of six inches in diameter. Four inch mains are permitted on residential cul-de-sacs less than 400 feet in length provided no fire hydrants are required on the cul-de-sac and adequate pressure is available. Use of two inch mains shall be considered for short cul-de-sacs and permanent dead ends where future growth is not feasible and where justified by hydraulic analysis. The City may require water mains to be oversized with the incremental cost for oversizing to be born by the City.

In non-residential districts, six inch water mains are acceptable where fire flows of 1000 gpm at 20 psi residual pressure can be achieved.

3. Fire Protection and Fire Flow

a. Water mains providing required fire flow for an area shall be large enough in all cases to deliver the flow required for fire suppression purposes. The amount of water required and therefore delivered by each fire hydrant shall be no less than five hundred (500) gallons per minute (G.P.M.) with twenty (20) pounds per square inch residual pressure in residential areas, and no less than one thousand (1,000) G.P.M. with twenty (20) pounds per square inch residual pressure at peak system demand in commercial and industrial areas.

b. The requirements of the Insurance Services Office or its equivalent, and related agencies, shall be investigated and complied with if they are more stringent than the minimum flows set forth above. The City may require a higher flow where building conditions warrant such action.

c. Adequate Fire Protection. In any one or more of the conditions listed below, the developer or builder shall provide a means for adequate fire protection, including but not limited to the installation of a domestic sprinkler system complying with applicable codes, the installation of an additional fire hydrant capable of supplying adequate flow, or the installation of a booster pump to increase flow to an acceptable level at the structure:

(1) Travel distance along roadways or paved accesses to the nearest existing fire hydrant is more than 150 feet from the nearest property line. In no case shall any part of the building be more than 500 feet from a hydrant measured along an accessible roadway; or

(2) The nearest hydrant provides a water supply of less than five hundred (500) gallons per minute in residential or 1000 gallons per minute in non-residential areas at twenty (20) pounds per square inch residual pressure at periods of peak demand; or

(3) The elevation difference between the highest floor of the referenced structure and the nearest hydrant prevents adequate water flow and pressure for fire protection at that structure.

4. Fire Hydrants

a. Spacing In Residential Districts. In residential districts, fire hydrants shall be spaced a maximum distance of four hundred and fifty (450) feet apart, measured along street centerlines.

b. Spacing In Non-Residential Districts. In non-residential districts, if the closest existing fire hydrant capable of providing the required fire flow is more than one hundred and fifty (150) feet from the nearest part of the lot, or if any part of the referenced building is more than five hundred (500) feet from such nearest fire hydrant, the developer, builder, or owner shall be responsible for providing on-site fire hydrants. Such hydrants shall be located so as to no more than five hundred (500) feet from any part of any building on the lot.

c. Sprinkler System Requirements. Where sprinkler systems are required, fire hydrants shall be provided and shall be located for accessibility in accord with the SCRD.

5. Materials and Installation

Water system materials and installation, including number, type, and placement of all valves, cover of lines, reaction blocks, and separation from other utilities, etc. shall comply with the SCRD.

6. Water Service and Taps

All connections and repairs shall be completed in accord with the SCRD.

a. Connection. All connections to existing water mains shall be made by Public Works Department personnel at the expense of the developer in accord with the current rate schedule. Service taps on new residential water lines shall be made by the contractor in accordance with the standards of the City of Oak Ridge. All meters and meter boxes shall be installed by Public Works Department personnel or an appropriate contractor designated by the Public Works Director. Non-residential service locations and configurations shall be determined on a case-by-case basis by the City.

b. Maintenance. After final Council acceptance the City will maintain all water service mains within rights-of-way and dedicated easements, and all laterals up to the meter.

c. House Service Connections. All service connections shall conform with the Standard Construction Requirements and Details.

7. Acceptance of Water System

a. Residential

The water system must be accepted by the Public Works Department in conformance with these SCRD prior to approval of any subdivision Final Plat. The water system shall be 100 percent complete, including testing, prior to Final Plat recording. Formal acceptance of water main systems shall be by City Council Resolution upon the request of the developer and upon submission and approval of “as built” drawings. The developer shall be responsible for all maintenance and repairs to the system until formal City Council acceptance.

b. Non-Residential

All non-residential water mains that serve only one property shall be privately maintained by the property owner. The City will accept water mains in conformance with the SCRD that serve multiple properties upon the owner’s request. Such acceptance includes the submission and approval of as-built drawings and, if necessary, Plats of Corrections for easements. Formal acceptance of water mains to be dedicated to the City shall be by City Council Resolution action. The developer/owner shall be responsible for all maintenance and repairs to the system until formal City Council acceptance. The water system must be accepted by the City and shall be 100 percent complete, including testing, prior to the issue of a Certificate of Occupancy.

H. Sewer System and Facilities Design

Each lot in a subdivision shall be provided with a connection to the public sanitary sewer system, or to an alternative sewage treatment system approved by the Planning Commission, and which meets all local and State requirements. Any proposed use of septic tanks must meet all requirements set forth in these Regulations.

1. Design

a. Sewer systems and facilities shall be designed and installed in accordance with the Standard Construction Requirements and Details. All public sanitary sewer mains shall be located in dedicated street rights-of-way and/or in dedicated easements, with a minimum width of 10 feet, centered about the pipe. An easement of 15 feet shall be required where the depth is greater than five feet but less than eight feet. An easement of 20 feet shall be required where depths below finished grade are greater than eight feet. Special Conditions may warrant greater widths as required by the City. No part of any structure, including foundations and overhangs, are permitted in an easement.

b. An hydraulic analysis of the impact of the proposed development on the existing sewer system is required.

c. Proposed sewers shall be designed to a proper depth such that all creek crossings shall have at least three feet of cover between it and the stream bed unless otherwise approved by the City. Concrete encasement and ductile iron pipe with mechanical joints, in accordance with Standard Detail 7.01, shall be required at stream crossings. All stream crossings will include check dams in the conduit trench on both sides of the crossing.

d. Sanitary sewer mains shall not be installed under any part of water impoundments, such as storm water detention basins except as approved by the City.

2. Size

Sewer systems shall be designed and installed in accord with the SCRD, and in accord with the proposed land use at full development of the contributing area. The minimum size of public gravity sanitary sewer mains shall be eight inches (8").

3. Grades

Grades shall be within the ranges specified in the Standard Construction Requirements and Details SCRD.

4. Installation and Materials

Sanitary sewer mains shall be deep enough to serve the adjoining property and allow for sufficient slope in lateral lines. Such mains shall be installed using materials, methods and testing procedures in accordance with the SCRD.

5. Manholes

Manholes shall be located and spaced as provided in the SCRD, and shall be of precast concrete or other material specifically approved therein. Manholes subject to flooding as determined by the City shall be constructed with water-tight frames and covers to minimize water inflow.

6. Septic Systems

Each lot shall be provided with a connection to the public sanitary system wherever feasible. However, if it is not feasible to connect to an approved sanitary system as determined by the City, due to topography, distance to the nearest existing public sewer, probable ultimate extent and pattern of development or the desirable and logical sequence of development, and it is not feasible to provide a sewage treatment plant designed to serve the subdivision, installation of private sewage disposal systems on individual lots will be an acceptable alternative, provided that each lot meets all of the following criteria:

a. A minimum standard of two (2) acres in area;

b. Each lot has a minimum of two hundred (200) feet in width at the building line;

c. Each lot with slopes towards the road have a minimum recorded setback line of sixty (60) feet;

d. That all wastes be disposed of on the lot;

e. That no part of the disposal system be closer than ten (10) feet to any lot line;

f. That the lot provide minimum soil percolation rates and satisfactory area reserved for an absorption field to meet the standards of the designated State health department official for the soil conditions found at such absorption field, and the distance to any existing or proposed wells; and

g. That such official approve the proposed installation of septic tanks on such lot in writing, on the plat.

7. Acceptance of Sanitary Sewer Systems

All sanitary sewer systems must be accepted by the Public Works Department for conformance with these SCRD prior to approval of any subdivision Final Plat, except that an acceptable bond, as referenced in the City Subdivision Regulations, may be posted for incomplete items at Final Plat stage. The sanitary sewer system shall be at least 75 percent complete prior to Final Plat recording. No TEMPORARY OR PERMANENT CERTIFICATE OF OCCUPANCY SHALL BE ISSUED UNTIL THE SANITARY SEWER SYSTEM IS 100 PERCENT COMPLETE AND ACCEPTED by the City Formal acceptance of sewer systems shall be by City Council Resolution upon the request of the developer and upon submission and approval of “As Built” drawings and Final Plat. The developer shall be responsible for all maintenance and repairs on the sewer system until formal acceptance by the City Council

I. Utilities and Easements

The Planning Commission may require easements for utilities along all lot lines or across lots, where necessary for the extension of existing or planned utilities. The City shall not be responsible for maintenance of any private permanent easements negotiated across one lot in favor of another lot.

J. Public Uses

1. Parks, Playgrounds, and Recreation Areas

a. Recreation Standards.

The Planning Commission shall require that land be reserved for parks and playgrounds or other recreation purposes in locations designated on the Comprehensive Plan or otherwise where such reservations would be appropriate given policies in the Plan. Each reservation shall be of suitable size, dimension, topography, and general character and shall have adequate road access for the particular purposes envisioned by the Planning Commission. The area shall be shown and marked on the plat, “Reserved for Park and/or Recreation Purposes.” When recreation areas are required, the Planning Commission shall determine the number of acres to be reserved from the following table, which has been prepared on the basis of providing three (3) acres of recreation for every one hundred (100) dwelling units. The Planning Commission may refer such proposed reservations to the local government official or department in charge of parks and recreation for recommendation. The developer shall dedicate all such recreation areas to the City of Oak Ridge, or to a Homeowners’ Association, as a condition of final subdivision plat approval.

(1) Table of Recreation Requirements

Single-Family Lots Average Size of Lot	Percentage of Total Land in Subdivision to be Reserved for Recreation Purposes
80,000 sq ft & greater	1.5%
50,000 sq ft	2.5%
40,000 sq ft	3.0%
35,000 sq ft	3.5%
25,000 sq ft	5.0%
20,000 sq ft	6.0%
15,000 sq ft	8.0%
10,000 sq ft or smaller	10.0%

(2) Multifamily and High-Density Residential. The Planning Commission shall determine the acreage for reservation based on the number of dwelling units per acre to occupy the site as permitted by the Zoning Ordinance.

b. Recreation Sites.

Land reserved for recreation purposes shall be of a character and location suitable for use as a playground, playfield, or for other recreation purposes, and shall be relatively level and dry; and shall be improved by the developer to the standards required by the Planning Commission. A recreation site shall have a total frontage on one (1) or more streets of at least two hundred (200) feet, and no other dimension of the site shall be less than two hundred (200) feet. The Planning Commission may refer any subdivision proposed to contain a dedicated park to the local government or department in charge of parks and recreation for a recommendation. All land to be reserved for dedication to the local government for park purposes shall have prior approval of the City Council and shall be shown marked on the plat, “Reserved for Park and/or Recreation Purposes.”

c. Alternative Procedure: Money in Lieu of Land

Where, with respect to a particular subdivision, the amount of land reserved pursuant to this section does not equal the percentage of total land required to be reserved in Article IV, Section J. 1. a, the Planning Commission may require, prior to final approval of the subdivision plat, that the applicant deposit with the Governing Body a cash payment in lieu of land reservation. Such deposit shall be placed in a Neighborhood Park and Recreation Improvement Fund to be established by the City. The deposit shall be used by the local government for improvement of a neighborhood park, playground, or recreation area including the acquisition of property. The deposit must be used for facilities that actually will be available to and benefit the persons in the subdivision for which payment was made and be located in the general neighborhood of subdivision. The Planning Commission shall determine the amount to be deposited, based on the following formula: two hundred dollars ($200) multiplied by the number of times that the total area of subdivision is divisible by the required minimum lot size of the zoning district in which it is located, less a credit for the amount of land actually reserved for recreation purposes, if any, as the land reserved bears in proportion to the land required for reservation in Article IV, Section J.1.a, but not including any lands reserved through density zoning. For example:

A. 50 acre site (50 x 43,560 sq. ft. = 2,178,000 sq ft)

B. Zoning: R-1-C (Minimum lot size = 8,000 sq. ft.)

C. Percentage of land required for recreation = 10% x 50 acres = 5 acres

D. Land proposed for recreation: 3 acres; Calculation of credit: 100% - (3 acres¸5 acres)=100%-60%=40%

E. FORMULA:

$200 x (2,178,000 x Result of D calculation)

8,000

$200 x (272.25 x 40%)

$200 x 108.9 = $21,780 cash in lieu of land

NOTE: This $21,780 would go into an escrow fund to be used to improve, develop, or purchase a park that serves, among other residents, the residents of the 50 acre subdivision.

d. Other Recreation Reservations

The provisions of this section are minimum standards. None of the paragraphs above shall be construed as prohibiting a developer from reserving other land for recreation purposes or greenbelt in addition to the requirements of this section.

2. Other Public Uses

a. Plat to Provide for Public Uses

Except when an applicant utilizes planned unit development in which land is set aside by the developer as required by the provision of the Zoning Ordinance, whenever a tract to be subdivided includes a school, recreation uses [in excess of the requirements of Section 5.9(1)], or other public use as indicated on the Comprehensive Plan or any portion thereof, the space shall be suitably incorporated by the applicant into its sketch plat. After proper determination of its necessity by the Planning Commission and the appropriate local government official or other public agency involved in the acquisition and use of each such site and a determination has been made to acquire the site by the public agency, the site shall be suitably incorporated by the applicant into the preliminary and final plats.

b. Referral to Public Body

The Planning Commission shall refer the sketch plat to the public body concerned with acquisition for its consideration and report. The Planning Commission may propose alternate areas for such acquisition and shall allow the public body or agency 30 days for reply. The agency’s recommendation, if affirmative, shall include a map showing the boundaries and area of the parcel to be acquired and an estimate of the time required to complete the acquisition.

c. Notice to Property Owner

Upon a receipt of an affirmative report, the Planning Commission shall notify the property owner and shall designate on the preliminary and final plats that area proposed to be acquired by the public body.

d. Duration of Land Reservation

The acquisition of land reserved by a public agency on the final plat shall be initiated within twelve (12) months of notification, in writing, from the owner that he intends to develop the land. Such letter of intent shall be accompanied by a sketch plat of the proposed development and a tentative schedule of construction. Failure on the part of the public agency to initiate acquisition within the prescribed 12 months shall result in the removal of the “reserved” designation from the property involved and the freeing of the property for development in accordance with these regulations.

K. Hillside Standards

1. General

a. Purpose

Hillside development requires special planning on the part of developers and the Planning Commission. Special treatment of building sites and streets is needed to better preserve natural terrain, trees, rock formations, and special features such as views, and to reduce soil instability and erosion resulting from land development, while still providing safe circulation for vehicles and pedestrians. The amended standards herein are intended to allow more flexible development of steep lands, reducing where possible the additional cost of such development, while maintaining minimum standards for safety despite the risk of working and living in such areas.

(Ord. No. 9-03 Revised Effective 2/13/03)

b. Methods

Development of such areas may require unusually deep or unusually shallow lots, unusually large lots and reduced density of use, narrow frontages or reduced front setbacks, and steeper roads with sharper curves, and therefore, reduced design speeds. Careful planning of roads, drainage, lots and utility layout and installation is needed to avoid excessive grading and future severe erosion.

2. Definition of Hillside Areas

Areas of the City may be classified in the Hillside category if 50% of the land has a natural slope greater than 15%. Subdivisions making use of Hillside Standards must submit, as part of the development plan, supporting data through calculations and drawings that show the % slope for each classification as described in Table M-1. Supporting data through computer modeling and generated drawings are encouraged.

(Ord. No. 9-03 Revised Effective 2/13/03)

3. Designation of Hillside Subdivisions

Subdivisions making use of Hillside standards of street and lot layout shall be specifically designated "Hillside Area" on both the preliminary plat and the final plat.

4. Modifications for Road and Lot Design and Layout

Slopes over 35% present special problems for construction and for control of runoff. The preliminary plat shall specifically designate any areas where the proposed development will alter land with natural surface slope greater than 35%, i.e. clearing of vegetation, cutting or filling or other substantial change to natural conditions. All areas of natural slope of 35% or greater which exceed two (2) acres shall also be designated on the preliminary plat.

a. Determination of Average Slope

Average slope of an area shall be determined by a formula,

S = 0.00229 IL , where

S = average slope, %

I = contour interval in feet

L = contour length in feet, within area

A = area in acres of the part whose slope is

being ascertained.

b. Areas to be left undisturbed

Depending on the natural steepness of a site, varying fractions of the site should be left in their natural state, to be developed solely for recreational purposes or for residential yards, as listed in the table below.

The Planning Commission may approve deviations from Table M-1, provided other acceptable provisions to preserve the stability of slopes and the safety of residents or occupants are included in the development plan.

Table M-1

PORTION OF LAND FOR RESTRICTED USE

Minimum Portion of Land

Falling Within Each Slope Classification to Remain in

Slope Classification NATURAL STATE or be Developed

(Average Slope, in %) solely for recreation or

Percent Residential Yards

15.0 – 34.9 % 20 %

30.0% and above 50 %

(Ord. No. 9-03 Revised Effective 2/13/03)

Table M-2

Permissible Exceptions to Design Standards in Hillside Areas

Design Element Minor road and cul-de-sac right of way turn-around (no parking) Construction Details	Normal Standard 50’ minimum	Permissible Exception 35’ minimum exception Alternatives for Slopes
Road grade	12%	12% for full use 18% for limited use roadway
Horizontal curves center line minimum radii	300’ (local streets) 150’ (cul-de-sac)	150’ (local streets) 75’ min. radius (cul-de-sac)
Vertical curves	min. sight distance*	min. sight distance reduced by 25%± with adequate warning signs installed by developer
Intersections	Min. angle 60º	Min. angle 45º
Jogs or offsets	Min. 125’ offset	No minimum on local streets; 75’ on collector streets or above
Dead end turn-around	80’ paved circle	Functional equivalent
Block length	1200’ max. length	No limit

*See Section 3.00, Table 3.1 of Standard Construction Requirements and Details.

c. Criteria for Hillside Streets and Driveways

The following criteria shall be used in evaluating streets and driveways in Hillside areas:

(1) Street and driveway designs should preserve natural topography insofar as practical, and in particular at necessary ridge-to-valley transitions.

(2) Divided lanes and similar mechanisms should be fully applied toward the objective of preserving natural topography.

(3) In general, grading should embody the principle of half fill and half cut in preference to all fill or all cut.

(4) Insofar as practical, streets and driveway alignments should be parallel to contours, in valleys and on ridges.

(5) In Hillside areas, the Planning Commission may allow exceptions to road design and block layout as set forth in Table M-2:

L. Non-Residential Subdivisions and Leases

Any lease shall be considered a subdivision, if it divides land on which non-residential buildings or other above-ground improvements with an appraised value of $100,000 or more are constructed or are to be constructed, for a period of two years or more or including an option for either party to renew such lease for such period. A plat shall be submitted to the Planning Commission showing such division, naming the owner or owners and lessee or lessees, and showing existing and proposed utilities, existing and proposed streets or drives, and such other features as are required for the division of land into separate parcels for sale. Such plat shall state the zoning of the property, the date on which the lease terminates, and the date of termination of any extensions of such lease.

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