ARTICLE IV. GENERAL DESIGN STANDARDS

 

      A.    General Improvement Standards

 

            1.    Conformity with Adopted Standards

 

                  Minimum lot sizes, land use, and the general arrange­ment of streets and utilities shall conform as approp­riate to these Subdivision Regulations, to the Zoning Ordi­nance, and to the Comprehensive Plan, including the Major Road Plan.  In desig­nated Hillside areas, the design standards may be modified as specified herein.

 

                  Construc­tion of streets, utilities, and other improve­ments shall conform as appropriate to the Storm Water Management and Erosion Control Ordi­nance, other adopted codes, and the SCRD of the City of Oak Ridge.

 

            2.    On-site and Off-Site Improvements

 

                  Planning or design criteria may require certain improvements or use of land beyond the site originally proposed for subdivi­sion.  These may include street extensions, sidewalks or walk­ways, storm water channels or impoundments, parks or open space, or other features or improvements, further detailed below.

 

            3.    Preservation of Natural Features and Amenities

 

                  Wherever the Planning Commission deems it possible, natural features including rock outcrops, mature trees, historical spots, natural drainage and similar community assets that add special interest shall be preserved and incorporated into the design of the subdivision.

 

            4.    Large Tracts or Parcels

 

                  When land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further resubdivision.  A minimum of fifty (50) feet of road frontage shall be maintained for such larger parcels.  Further, that when only parts of a parcel are being developed, the Planning Commission may require that the developer present a general development plan of the entire parcel showing proposed extension of streets and contemplated future disposition of the land.

 

            5.    Private Roads and Reserve Strips

 

Where the ownership and maintenance of any street serving five (5) or more single family lots is proposed to remain in private ownership, such streets shall be constructed to all design and construction standards for public ways as herein provided.  A permanent access easement over such streets shall be provided to each parcel or lot that is to gain access from said street.  A legally established property owners association or other similar group as approved by the Planning Commission shall maintain all such private improvements.  The legal documents establishing ownership and maintenance of the easement shall be submitted with the final plat for review and approval and shall be recorded concurrent with the final plat.  In the event the developer/association desires to request public dedication of the private street the acceptance will be conditioned on inspection by city staff to determine compliance with construction standards as referenced in the Oak Ridge Subdivision Regulations.  Full compliance with these construction standards of the street in question must be attained and certified by staff prior to recommendation of acceptance by the Planning Commission and subsequent formal action by City Council.

 

                  The creation of reserve strips adjacent to a proposed public way in such a manner as to deny access from adjacent property to such public way shall generally not be permitted.  However, in extraordinary circumstances the Planning Commission may allow creation of a reserve strip to enable a more appropriate pattern of lots or public ways.  Where such is created, the Planning Commission must clearly memorialize any conditions to be placed upon said property and a notation to this effect shall be entered on the final plat.  

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

 

            6.    Low Density Development

 

                  Subdivisions in which all lots are two hundred thousand (200,000) square feet in area or larger, with a minimum recorded setback line of fifty (50) feet and a minimum width of three hundred (300) feet at the setback line, are designated as low-density developments.  In low-density developments, roads with fifty (50) foot rights-of-way and twenty (20) foot paved surfaces are permitted.  (See SCRD  detail #3.17).  All other utilities and improvements as required by these regulations shall be provided by the developer

 

            7.    Access to Adjacent Property

 

                  When adjacent property is in different ownership or its development is to be postponed, the Planning Commission may require dedication of right-of-way extending to the property line.  The curb defining such "stubbed-out" road shall be installed as typically shown in SCRD detail #3.16; however, it may be temporarily blocked.  The paving of such dedicated, "stubbed out" access may be postponed as the responsi­bility of the next developer.

 

            8.    Subdividers shall consider provision of areas suitably located and accessible for playgrounds, parks and other open space for local or neigh­borhood use, as well as public service areas or easements, in addition to residential, commer­cial, industrial, or other lots, in accord with other provisions of these regulations.

 

 

 

            9.    Remediation of Sinkholes

 

                  a.    It is strongly recommended that sinkholes not be remediated, especially in residential areas.

 

                  b.    If sinkholes are remediated, fills, cuts, and alterations to the pre-development drainage shall be minimized.

 

c.    Drainage patterns resulting from remediated sinkholes shall be analyzed prior to the remediation to ensure, as much as is feasible, that the new drainage patterns will not contribute to future problems with erosion, flooding, or other problems.

 

            10.   Existing Sinkholes

 

                  a.   Adequate erosion and sediment controls shall be taken around the perimeter of sinkhole inlets to preclude sediment from entering and clogging the sinkhole.

 

(1)     Adequate structural  controls include but are not limited to:  entrenched and staked straw bale barriers, synthetic filter fabric barriers, slope protection, temporary sediment traps and basins, improved sinkhole inlets with elevated openings or other inlet protection: and/or diversions.

 

     (2)    Non-structural controls  include, but are not limited to:  limitations of clearing; temporary seeding, erosion control blankets and/or mulching; construction timing; locations of debris and trash piles; and proper storage of construction related chemicals and petroleum products.

 

                  b.    Foundations of structures shall not be built on sinkholes.

 

 

      B.    Standard Construction Requirements and Details

 

            The SCRD as approved by the City are hereby incorporated in these Subdivision Regulations by reference.

 

      C.    Lot Design and Layout. 

 

            All lots shall meet the minimum standards for the zone in which they are located.

 

            Each lot in a subdivision shall contain a building site above the elevation subject to flooding in accord with any applicable Floodway Fringe overlay zone on the property.

 

            Each lot must front upon a public road right-of-way for a minimum distance of at least thirty (30) feet.

 

            Lots shall be numbered so that the same number occurs only once on the same subdivision plan grid sheet.  If a lot extends to two or more grid sheets, the lot number shall be assigned to the grid sheet on which the street providing such lot's access is shown.

 

            Insofar as practical, side lot lines shall be at right angles to straight road lines or radial to curved road lines. 

 

            1.    Residential Lots

 

                  a.    Minimum Size

 

                        The size, shape and orientation of lots shall be such as the Planning Commission deems approp­riate for the type of development, zoning, and use contem­plated.

 

                        (1)   The subdivision shall demonstrate that the area, depth and width of lots is appropriate for the size of proposed principal struc­tures, without violation of building setback distances.

 

                        (2)   If it is determined by the City that it is not feasible to connect to a public sanitary sewer and that it is not feasible to provide a sewage treatment plant designed to serve the subdivision, the installation of private sewage dis­posal systems on individual lots will be an acceptable alternative method of sewage disposal, provided that all indivi­dual lots served by septic tanks are a minimum of two (2) acres in area, and that all other provisions of these regulations for septic systems are met.

 

                  b.    Corner Lots

 

                        Corner lots shall be sufficiently wider and larger to permit the additional side yard requirements of the Zoning Ordinance or building setback lines outlined above.

 

                  c.    Remnant or Unusable Lots

 

                        Where irregularity of ownership or street lines would otherwise produces small remnant lots, such areas shall be added to adjoining lots, or left unplatted and marked to be left in that status until such time as arrange­ments may be made with adjoining owners for the proper platting of such pieces or areas, subject to approval of the Planning Commis­sion.  Plats shall not be presented indicat­ing new lots with no obvious legal build­ing sites.

 

            2.    Industrial, Commercial, and Other Non-Residential Subdivisions

 

                  Size of properties reserved or laid out for commercial or industrial development shall be adequate to provide for the off-street ser­vice and parking facilities required by the type of use and development contem­plated.  An overall design of the land, including a concept plan, shall be submitted for review by the City before submission of a plat of indivi­dual­ lots for industrial, commercial, or other non-residen­tial development.  The requirements of the Floodway and Floodway Fringe zones shall be met, with minimum building elevations shown on the plat for any land within the Floodway Fringe overlay zone.  The Planning Commission suggests the following as addi­tional criteria for industrial subdivisions:

 

                  a.    Individual sites should be platted at right angles to railroads and major access streets.

 

                  b.    Sites should be of such sizes as required by the types of business or industry expected to locate in the area.

 

                  c.    Minor streets serving the sites should be platted at right angles to railroads and major access streets.

 

                  d.    Minor streets should be made sufficiently wide to provide truck access to individual sites for all loading and unloading.

 

                  e.    Minor streets should be connected to a wide collector street that in turn is well-connected with the major street and highway system of the City and region.

 

                  f.    Land on each lot for expansion and for adequate off-street parking facilities for employees should always be provided.

 

                  g.    Water main extension should be so arranged and of such capacity as to be adequate for the antici­pated full requirements of the area.

 

                  h.    Sanitary sewer systems should be adequate for the full requirements of the area.  Provision should be made for all industrial wastes to meet established standards of quality.  Where a sep­arate disposal system for industrial wastes is required, the City shall determine the acceptability of such system predicated on the designer's submittal.

 

                  i.    Storm drainage systems shall be adequate for the area.

 

                  j.    Sidewalks within public rights-of-way shall be required in all cases where a substantial amount of pedestrian traffic may be anticipated.

 

      D.    Block Size

 

            1.    Length

 

                  Blocks shall not be less than four hundred (400) nor more than twelve hundred (1,200) feet in length, except as the Planning Commission con­siders necessary to secure efficient use of land or desired features of road pattern.  In Hill­side areas, block length may extend for two thousand four hundred (2,400) feet if required by the terrain.  In blocks over eight hundred (800) feet in length, the Planning Commission may require one or more public walkways of not less than ten (10) feet in width to extend entirely across the block and at locations deemed necessary.

 

            2.    Width

 

                  Blocks shall be wide enough to allow two tiers of lots of minimum depth, except where fronting on arterial or collector roads or prevented by topo­graphical conditions or size of the prop­erty, in which case the Planning Commission may approve a single tier of lots of minimum depth.

 

      E.    Road Design and Layout

 

            1.    Conformity with Comprehensive Plan

 

                  a.    General design of all streets shall conform to the approved Comprehensive Plan of the City of Oak Ridge, as to both the general alignment and the right-of-way width.  Construction shall conform to the approved Standard Construction Requirements and Details or other details and specifications referenced therein.

 

                        Residential streets shall be designed to discourage high speed traffic and minimize excessive cuts, fills and through traffic.  Traffic calming principles may be required if the basic design does not discourage traffic speeds which are inappropriate for the type of street being planned.

 

                  b.    Right-of-Way Dedication.  Where the Comprehensive Plan requires a road right-of-way wider than that for local streets and the proposed subdivision contributes no greater traffic than may be served by local streets, the owner or developer shall dedicate the full width of right-of-way required by the type of street indicated on the Plan.  The developer may build such a street to local street standards, with the City to contri­bute the cost of additional width of pavement required by such street desig­nation; provided that the street may be widened by the City at a later date, as may be scheduled in the capital improve­ments program after review by the City, the Planning Commission and the City Council of overall traffic needs and the rate of devel­op­ment of the lands served by such new street.

 

 

                  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.