The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Alley means a minor right-of-way, dedicated to public use, which gives a secondary means of vehicular access to the back or side of properties otherwise abutting a street, and which may be used for public utility purposes.

Block means a parcel of land, intended to be used for urban purposes, which is entirely surrounded by public streets, highways, railroad rights-of-way, public walks, parks or greenstrips, rural land or drainage channels or a combination thereof.

Building line and setback line mean a line or lines designating the area outside of which buildings may not be erected.

Easement means a grant by the property owner to the public, a corporation or persons of the use of a strip of land for specific purposes.

General plan means the comprehensive development plan for the city which has been officially adopted to provide long-range development policies for the area subject to urbanization in the foreseeable future and which includes, among other things, the plan for land use, land subdivision, circulation and community facilities.

Lot means a subdivision of a block or other parcel intended as a unit for the transfer of ownership or for development.

Lot, corner, means a lot located at the intersection of and abutting on two or more streets.

Lot, double frontage, means a lot which runs through a block from street to street and which abuts two or more streets.

Plat, final, means a map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications and acceptances, and with complete bearings and dimensions of all lines defining lots and blocks, streets, alleys, public areas and other dimensions of land.

Plat, preliminary, means a map of a proposed land subdivision showing the character and proposed layout of the tract in sufficient detail to indicate the suitability of the proposed subdivision of land.

Street means any public or private right-of-way which affords the primary means of access to abutting property.

Street, collector, means a minor street which collects traffic from other minor streets and serves as the most direct route to a major street.

Street, cul-de-sac, means a minor street having one end open to vehicular traffic and having one closed end terminated by a turnaround.

Street, frontage, or service, means a minor street auxiliary to and located on the side of a major street for service to abutting properties and adjacent areas and for control of access.

Street, major, means an arterial street which is designated on the major street plan or expressway plan.

Street, minor, means any street not classified as a major street on the major street plan or expressway plan.

Subdivider means any person, firm, partnership, corporation or other entity, acting as a unit, subdividing or proposing to subdivide land as defined in this section.

Subdivision means the division or redivision of land into two or more lots, tracts, sites or parcels for the purpose of transfer of ownership or for development, or the dedication or vacation of a public or private right-of-way or easement.

(Code 1985, § 12-400)

Cross reference— Definitions generally, § 1-2.

The subdivision of land is the first step in the process of urban development. The arrangement of land parcels in the community for residential, commercial and industrial uses and for streets, alleys, schools, parks and other public purposes will determine, to a large degree, the conditions of health, safety, economy and amenity that prevail in the urban area. The quality of these conditions is of public interest. The regulations and standards for the subdivision and improvement of land for urban use prescribed by this article are to make provision for adequate light, air, open spaces, drainage, transportation, public utilities and other needs, to ensure the development and maintenance of a healthy, attractive and efficient community that provides for the conservation and protection of its human and natural resources. Such regulations are designed, intended and should be administered in a manner to:

(1)

Implement the general plan;

(2)

Provide neighborhood conservation and prevent the development of slums and blight;

(3)

Harmoniously relate the development of the various tracts of land to the existing community and facilitate the future development of adjoining tracts;

(4)

Provide that the cost of improvements which primarily benefit the tract of land being developed be borne by the owners or developers of the tract, and that the cost of improvements which primarily benefit the whole community be borne by the whole community;

(5)

Provide the best possible design for the tract;

(6)

Reconcile any differences of interest; and

(7)

Establish adequate and accurate records of land subdivision.

(Code 1985, § 12-401)

The subdivision regulations and minimum standards for land development prescribed by this article are adopted under the authority granted by statute.

(Code 1985, § 12-402)

The provisions of this article shall apply to the following forms of land subdivision:

(1)

The division of land into two or more tracts, lots, sites or parcels, any part of which, when subdivided, shall contain less than ten acres in area;

(2)

The division of land, previously subdivided or platted, into tracts, lots, sites or parcels of less than ten acres in area, except where the building inspector shall determine that enlargement of a platted lot will cause no future land use problems, and except for split lots upon which a building had already been constructed as of December 12, 1969, and upon which the building inspector determines a land use problem will not be created, according to the standards pertaining thereto, upon issuance of a building permit for subsequent additions to a building or buildings already constructed;

(3)

The dedication, vacation or reservation of any public or private easement through any tract of land, regardless of the area involved, including those for use by public and private utility companies; or

(4)

The dedication or vacation of any street or alley through any tract of land, regardless of the area involved.

(Code 1985, § 12-403)

There is created a subdivision review committee, the membership of which shall be made up of one representative of each of the following officers or agencies and such other public officials as the city manager may designate:

(1)

The city manager;

(2)

The planning department;

(3)

The planning commission;

(4)

The engineering department;

(5)

The public works department; and

(6)

The county health department.

(Code 1985, § 12-405)

Charter reference— Authority of council to create agencies of city government, § 2-4(9).

Cross reference— Administration, ch. 2.

No building permit shall be issued for any new structure or change, improvement or alteration of any existing structure, on any lot or tract of land which does not comply with all of the provisions of this article and all applicable elements of the general plan, and no municipal utility service will be furnished to such lot or tract.

(Code 1985, § 12-406)

Whenever a tract to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of the requirements contained in this article would result in substantial hardship or inequity, the planning commission may vary or modify, except as otherwise indicated, requirements of design, but not of procedure or improvements, so that the subdivider may develop his property in a reasonable manner, but so, at the same time, that the public welfare and interests of the city are protected and the general intent and spirit of this article preserved. Such modification may be granted upon written request of the subdivider stating the reasons for each modification and by three-fourths vote of the regular membership of the planning commission.

(Code 1985, § 12-407)

The city council may, from time to time, adopt, amend and make public rules and regulations for the administration of this article, to the end that the public is informed and that approval of plats is expedited. This article may be enlarged or amended by the city council after public hearing, due notice of which shall be given as required by law.

(Code 1985, § 12-408)

For all cases of subdividing within the scope of this article, plats of the land in question shall be drawn and submitted to the planning commission and city council for their approval or disapproval, as provided in this article.

(Code 1985, § 12-421)

Each plat submitted for preliminary or final approval under the provisions of this article shall be placed on the agenda of the planning commission only after fulfilling the appropriate requirements of this article; provided, however, a plat not meeting all of such requirements may be submitted, providing the subdivider presents with the plat a written request for specific exceptions and enumerates in detail the reasons therefor.

(Code 1985, § 12-422)

To defray partially the costs of notification and administration procedures, there shall be paid to the city clerk, at the time of submission of the preliminary plat, a fee in such amount as set by the city council by motion or resolution. Where only a portion of an approved preliminary plat is submitted for final approval, a final plat of the remaining areas may be submitted at any time within five years of the preliminary approval, without payment of an additional filing fee by the subdivider, if the final plat for the additional area conforms substantially with the approved preliminary plat.

(Code 1985, § 12-423)

Plats containing three lots or fewer may be exempted from the provisions of all or part of the procedural provisions contained in this article, upon written approval of the planning commission.

(Code 1985, § 12-424)

(a)

Not less than 14 days prior to the filing of an application for approval of a preliminary plat, the subdivider shall present to the subdivision review committee the following information:

(1)

A general description of the existing conditions of the site and the suitability of the site for the proposed development. This information may include data on existing land characteristics, existing covenants and agreements, the availability of utilities and community facilities, the proposed use of each portion of the subdivision, proposed lot sizes and building sizes, proposed business areas, playground, park and school sites and other pertinent data as may be needed to supplement the required sketches;

(2)

A general location map shall be submitted and shall show the proposed subdivision and its relationship to existing utilities, schools, parks, traffic arteries and other features that will affect and influence the subdivision, such as hospitals, churches, airports, railroads and shopping and employment centers; and

(3)

A sketch plan drawn to approximate scale shall be submitted and shall show topography, using a contour interval of not greater than five feet, the proposed street layout, lots and other planning features. The street and lot plan may be in the form of a free hand pencil sketch.

(b)

It is the responsibility of the subdivision review committee to meet together, on call of the city manager, to review plans, sketches and other information presented to it under this section, to study the suitability of the proposed subdivision for the purposes for which it is intended and to submit its findings and recommendations to the planning commission at the time the preliminary plat is to be reviewed by the planning commission.

(Code 1985, § 12-425)

The subdivider shall prepare a preliminary plat for submission to the planning commission. Four copies of the preliminary plat shall be submitted to the office of the city clerk not less than seven days prior to the meeting at which it is to be considered.

(Code 1985, § 12-426)

The preliminary plat shall be accompanied by a statement signed by the registered engineer preparing the plat that he has, to the best of his ability, designed the subdivision in accordance with the general plan, with which he is completely familiar and in accordance with the ordinances and regulations governing the subdivision of land, except where an exception is requested in writing and the reasons for which are clearly stated.

(Code 1985, § 12-427)

The preliminary plat shall be drawn at a scale of 100 feet to one inch and shall contain or be accompanied by the following information:

(1)

The scale, north point and date;

(2)

The proposed name of the subdivision;

(3)

The name and address of the owner of record, the subdivider and the registered engineer preparing the plat;

(4)

A key map showing the location of the proposed subdivision referenced to existing or proposed major streets and to government section lines, including the boundaries and number of acres of the drainage area of which the proposed subdivision is a part;

(5)

The names, with location of intersecting boundary lines, of adjoining subdivisions and the location of the city limits if falling within or immediately adjoining the tract;

(6)

The land contours with vertical intervals not greater than two feet referenced to a United States Geological Survey or National Geodetic Survey benchmark or monument;

(7)

The location of existing buildings, water, watercourses and the location of dedicated streets at the point where they adjoin and/or are immediately adjacent to the subdivision; provided, however, that actual measured distances shall not be required;

(8)

The length of the boundaries of the tract, measured to the nearest foot and the proposed location and width of streets, alleys, easements and setback lines and the approximate lot dimensions;

(9)

The location, size and type of sanitary and storm sewers, water mains, culverts, power and natural gas lines and other surface and subsurface structures and pipe lines existing within or immediately adjacent to the proposed subdivision; and the location, layout, type and proposed size of the following structures and utilities;

a.

Water mains;

b.

Sanitary sewer mains, sub-mains and laterals;

c.

Storm sewers, culverts and drainage structures; or

d.

Street improvements;

(10)

The location of all drainage channels and subsurface drainage structures, the proposed method of disposing of all runoff from the proposed subdivision and the location and size of all drainage easements relating thereto, whether they are located within or outside of the proposed plat; and

(11)

The classification of every street within or adjacent to the subdivision in accordance with the intended use of the street based on the proposed design. This shall be done by placing the appropriate term, expressway, primary thoroughfare, secondary thoroughfare, collector or minor, in parentheses directly on each street.

(Code 1985, § 12-428)

The planning commission shall approve, approve conditionally or disapprove the preliminary plat within 60 days of the date of its submission by the applicant. If the preliminary plat is disapproved or approved conditionally, the reasons for such action shall be stated in writing, a copy of which shall be signed by the planning commission chairman and shall be attached to one copy of the plat and transmitted to the subdivider. Unless stipulation for additional time is agreed to by the subdivider, if no action is taken by the planning commission at the end of 60 days after submission, the preliminary plat shall be deemed to have been approved. The reasons for disapproval or conditional approval shall refer specifically to those parts of the general plan or specific regulations with which the plat does not conform. On conditionally approving a plat, the planning commission may require submission of a revised preliminary plat. If the plat conforms to all of the standards, or after the applicant and planning commission agree upon any revision which shall be filed with the planning commission on a revised copy, the subdivider may proceed with the laying out of streets and roads, the preparation of utility plans and the preparation of a final plat.

(Code 1985, § 12-429)

(a)

A final plat, neatly drawn in ink on tracing cloth and three dark line prints thereof, shall be submitted to the office of the city clerk not less than five days before the planning commission meeting at which it is to be considered for final approval.

(b)

The final plat of the proposed subdivision shall be submitted to the planning commission and the city council for final approval within one year of the date on which the preliminary plan was approved. If not submitted for final approval within such time, the preliminary plat shall be considered as having been disapproved, unless the planning commission agrees to an extension of time.

(Code 1985, § 12-430)

At the time the final plat is submitted, there shall be submitted two sets of the proposed plans and specifications for all improvements and the proposed restrictions in final form; provided, however, the final plat may be approved subject to later submission of final improvement plans and specifications.

(Code 1985, § 12-431)

The final plat shall be drawn at a scale of 100 feet to the inch from an accurate survey and on sheets whose dimensions are 21 inches by 33½ inches between border lines. On the first sheet of every plat there shall be a key map showing the location of the subdivision referenced to government survey section lines and major streets. If more than two sheets are required for the plat, the key map shall show the number of the sheet for each area. A border of one-half inch surrounding the sheet shall be left blank at the top, bottom, and right-hand side, and a margin of two inches at the left side for binding purposes.

(Code 1985, § 12-432)

The final plat shall show:

(1)

The location and description of all section corners and permanent survey monuments in or near the tract, to at least one of which the subdivision shall be referenced;

(2)

The length of all required lines dimensioned in feet and decimals thereof, and the value of all required true bearings and angles dimensioned in degrees and minutes, as hereafter specified;

(3)

The boundary lines of the land being subdivided fully dimensioned by lengths and bearings and the location of boundary lines of adjoining lands, with adjacent subdivisions identified by official names;

(4)

The lines of all proposed streets fully dimensioned by lengths and bearings or angles;

(5)

The lines of all proposed alleys where the length and/or direction of an alley is not readily discernible from data given for lot and block lines, length and/or bearing shall be given;

(6)

The widths, and names where appropriate, of all proposed streets and alleys, and of all adjacent streets, alleys and easements which shall be properly located;

(7)

The lines of all proposed lots fully dimensioned by lengths and bearings or angles, except that where a lot line meets a street line at right angles, the angle or bearing value may be omitted;

(8)

The outline of any property which is offered for dedication to public use, fully dimensioned by lengths and bearings, with the area marked "Public";

(9)

The blocks numbered consecutively throughout the entire subdivision and the lots numbered consecutively throughout each block, with areas to be excluded from platting marked "Reserved" or "Not a Part";

(10)

The location of all building lines, setback lines and easements for public services or utilities, with dimensions showing their location;

(11)

The radii, arcs, points of tangency, points of intersection and central angles for curvilinear streets and radii for all property returns;

(12)

The proper acknowledgements of owners and the consent by the mortgagee to plat restrictions;

(13)

The following which shall be made and shown on the cloth tracing:

a.

Owner's certificate and dedication, signed;

b.

Engineer's certificate of survey, signed and his seal;

c.

Certificate for release of mortgage for any portion dedicated to the public;

d.

Reference to any separate instruments, including restrictive covenants, filed in the office of the county recorder of deeds, which directly affect the land being subdivided;

e.

Certificate of planning commission approval;

f.

Certificate of city council acceptance of ways, easements and public land dedications; and

g.

Treasurer's certificate;

(14)

A title which shall include:

a.

Name of the subdivision;

b.

Name of city, county and state; and

c.

Location and description of the subdivision referenced to section, range and township.

(Code 1985, § 12-433)

(a)

The planning commission shall act upon the final plat within 45 days after it has been submitted for final approval. This approval and the date thereof shall be shown on the plat over the signature of the planning commission chairman or secretary. Unless stipulation for additional time is agreed to by the subdivider, if no action is taken by the planning commission at the end of 45 days after submission, the plat shall be deemed to have been approved. A certificate by the city clerk as to date of submission of the plat for final approval and failure of the planning commission to act thereon within such time shall be sufficient, in lieu of written endorsement of approval.

(b)

If the final plat is disapproved, the grounds therefor shall be stated in writing, a copy of which shall be transmitted, with the tracing and prints, to the applicant. The reasons for disapproval shall refer specifically to those parts of the general plan or ordinances with which the plat does not comply.

(Code 1985, § 12-434)

Before recording the final plat, it shall be submitted to the city council for approval and for acceptance of public ways and service and utility easements and land dedicated to public use. This approval of the plat shall be shown over the signature of the mayor and attested to by the city clerk or deputy. The disapproval of any plat or plan by the city council shall be deemed a refusal of the proposed dedication shown thereon.

(Code 1985, § 12-435)

After final approval of the final plat and the affixing of all required signatures on the original tracing, the subdivider shall provide the planning commission with eight dark line prints thereof, and one contract reproducible cloth tracing, such tracing to be filed with the city clerk. One dark line print shall be retained in the permanent file of the planning commission and one shall be sent to the office of the city clerk.

(Code 1985, § 12-436)

(a)

The final plat shall be filed in the office of the county clerk, for recording, within two years after approval by the city council and planning commission, whichever is later. If not filed within such time, such approval shall be considered as having been voided.

(b)

The applicant shall file the original tracing, one dark line print on cloth and one contract reproducible cloth tracing or film with the county clerk, within the time prescribed in subsection (a) of this section.

(c)

No plat or other land subdivision instrument shall be filed in the office of the county clerk until it has been approved by the planning commission and by the city council.

(d)

No lots shall be sold from any plat until it has been recorded.

(Code 1985, § 12-437)

State Law reference— Plats to be submitted to planning commission and approved by city council prior to recording, 11 O.S. § 45-104.

The quality of design of the urban area is dependent on the quality of design of the individual subdivisions that compose it. Good community design requires the coordination of the efforts of each subdivider and developer of land within the urban area. Therefore, the design of each subdivision shall be prepared in accordance with the principles established by the general plan for land use, circulation, community facilities and public utility services and in accordance with the following general principles:

(1)

It is intended that the urban area shall be designed as a group of integrated residential neighborhoods and appropriate commercial, industrial and public facilities. The neighborhood, as a planning unit, is intended as an area principally for residential use and of a size that can be served by one elementary school. Space for religious, recreational, educational and shopping facilities to serve the residents of the neighborhood should be provided and designed as an integral part of each neighborhood;

(2)

The size of lots and blocks and other areas for residential, commercial, industrial and public uses should be designed to provide adequate light, air, open space, landscaping and off-street parking and loading facilities;

(3)

The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses and large individual trees should be preserved. The system of sidewalks and roadways and the lot layout should be designed to take advantage of the visual qualities of the area; and

(4)

Circulation within the urban area shall be provided in accordance with the following design criteria:

a.

Each subdivision shall provide for the continuation of all arterial streets and highways as shown on the major street and expressway plan. Arterial streets should be located on the perimeter of the residential neighborhood;

b.

Minor streets should be designed to provide access to each parcel of land within the residential neighborhood and within industrial areas, and in a manner that will discourage use by through traffic. They should be planned so that future urban expansion will not require the conversion of minor streets to arterial routes;

c.

Collector streets should be designed to provide a direct route from other minor streets to the major street and expressway system;

d.

Ingress and egress to residential properties should be provided only on minor streets;

e.

Pedestrian ways should be separated from roadways used by vehicular traffic. Sidewalks should be designed to provide all residential building sites with direct access to all neighborhood facilities, including the elementary school, parks and playgrounds, churches and shopping centers; and

f.

Minimum standards for development are contained in the zoning ordinance, the building code and in this article. However, the general plan expresses policies designed to achieve an optimum quality of development in the urban area. If only the minimum standards are followed, as expressed by the various ordinances regulating land development, a standardization of development will occur. This will produce a monotonous urban setting. Subdivision design should be of a quality to carry out the purpose and spirit of the policies expressed in the general plan and in this article, rather than be limited to the minimum standards required in this article.

(Code 1985, § 12-441)

(a)

Generally. The arrangement, character, extent, width, grade and location of all streets shall conform to all of the elements of the general plan and shall be designed in accordance with the provisions of this section.

(b)

Conformity with major street and expressway plan. Major streets shall be planned to conform with the major street and expressway plan.

(c)

Protection of residential property and separation of through and local traffic. Whenever a subdivision abuts or contains an existing or proposed major street, the planning commission may require service streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, deep lots or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

(d)

Discouragement of use of minor streets by through traffic. Minor streets shall be laid out so that their use by through traffic will be discouraged.

(e)

Parallel street for railroad or limited access highway right-of-way. Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way, the planning commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land. Such distances also shall be determined with due regard for the requirements of approach grades and future grade separation structures.

(f)

Access-control reserve strips prohibited; exceptions. Reserved strips controlling access to streets shall be prohibited except where their control is placed in the city under conditions approved by the planning commission.

(g)

Tentative plans for future street system required in certain cases. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider.

(h)

Special requirements in case of large lots or parcels. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and opening of future streets and appropriate resubdivision, with provision for adequate utility easements and connections for such resubdivision.

(i)

Street jogs. Street jogs with centerline offsets of less than 125 feet should be avoided.

(j)

Right-of-way widths. Street right-of-way widths shall be in accordance with the major street and expressway plan and, where not designated therein, shall be not less than the following:

(1)

Major streets:

a.

Primary with median, 120 feet;

b.

Primary without median, 100 feet; or

c.

Secondary, 80 feet;

(2)

Minor streets:

a.

Collector, 60 feet;

b.

Minor, 60 feet; or

c.

Cul-de-sac, 60 feet.

(k)

Grades. The grades of all streets shall not exceed the following, except where unusual topographic conditions justify, in the opinion of the planning commission, a modification of these standards:

(1)

Major streets:

a.

Primary, five percent; or

b.

Secondary, seven percent;

(2)

Minor streets, ten percent;

(3)

No street grade shall be less than three-tenths percent.

(l)

Alignment. The horizontal and vertical alignment for all streets shall be not less than the following, except in cases of unusual topographic conditions:

(1)

Horizontal alignment-centerline radius.

a.

Major street:

1.

Primary, 500 feet minimum; or

2.

Secondary, 300 feet minimum;

b.

Minor street, 100 feet minimum; and

c.

There shall be a tangent between all reverse curves having an adequate length in relation to the radii of the curves to provide for a smooth flow of traffic; and

(2)

All changes in street grades shall be made with vertical curves that provide minimum sight distance of not less than the following, except in cases of unusual topographic conditions:

a.

Major streets:

1.

Primary with median, 500 feet minimum;

2.

Primary without median, 800 feet minimum; and

3.

Secondary, 300 feet minimum;

b.

Minor streets, 200 feet minimum; and

c.

Sight distance for vertical alignment shall be determined by measuring from a point four feet above the roadway surface along a line of sight to a point four inches above the roadway surface.

(m)

Paved width; lane widths. The paved width of all streets shall be adequate to serve the existing and future estimated traffic load for the facility. Lane widths for all streets shall be as follows:

(1)

All major streets shall have lanes for traffic movement of not less than 11 feet or more than 12 feet in width and lanes for parallel parking or emergency stopping of not less than ten feet in width;

(2)

All minor streets shall have lanes for traffic movement of not less than ten feet or more than 12 feet in width and lanes for parallel parking of not less than eight feet in width; and

(3)

Streets should be developed in accordance with the general standards given on Figure 1. This figure is included for the purposes of illustration and is not to be considered a mandatory design standard. (This figure is not included herein, but is on file in the city clerk's office.)

(n)

Cul-de-sacs. A cul-de-sac should not exceed 500 feet in length, measured from the entrance to the center of the turnaround, and if more than 150 feet in length shall be provided with a turnaround having a radius of not less than 50 feet at the property line and not less than 40 feet at the curb line. There shall be provided in the center of the turnaround an unpaved island, improved with grass and landscaping that will not interfere with sight distance, which has a radius of not less than 12 feet.

(o)

Half streets. Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of this article; and provided that the planning commission finds it will be practical to obtain the dedication of the other half of the street easement when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

(p)

Arrangement with relation to adjacent properties. The arrangement of streets shall be such as to cause no hardship in the subdividing of adjacent properties. The planning commission may require the dedication of street rights-of-way to facilitate the development of adjoining properties.

(q)

Names. No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the planning commission.

(Code 1985, § 12-442)

Cross reference— Streets, sidewalks and other public places, ch. 62-221 et seq.

(a)

Generally. Alleys shall be provided in commercial and industrial districts, except that the planning commission may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys are not required for residential areas.

(b)

Width. Alleys serving commercial and industrial areas shall be not less than 30 feet in width. When alleys are provided in residential areas, they shall be not less than 20 feet in width.

(c)

Intersections and changes in alignment. Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.

(d)

Dead-ends. Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead-end, as determined by the planning commission.

(Code 1985, § 12-443)

(a)

Where alleys are not provided, easements not less than ten feet wide shall be provided along each rear lot line, and along side lot lines where necessary, for use by public and private utilities. The planning commission may require aerial easements and easements of greater width for the extension of main storm and sanitary sewers and other utilities where deemed necessary.

(b)

Where a subdivision is traversed by a watercourse, drainage channel or stream which drains 160 acres or more of land, there shall be provided a right-of-way for drainage and public parks and public utility purposes, adequate to contain all of the runoff from a 50-year maximum flood. The right-of-way shall include all of the land within the subdivision that has an elevation below the 50-year maximum flood elevation which shall be calculated in accordance with, and shall be adequate to provide for, the drainage requirements of the ordinances and regulations relating thereto.

(Code 1985, § 12-444)

Public parks, playgrounds, school sites and other public areas and open spaces shall be provided in accordance with the requirements and standards set forth in the general plan and in the ordinances relating thereto.

(Code 1985, § 12-445)

(a)

The lengths, widths and shapes of blocks shall be determined with due regard for the following:

(1)

Provision of adequate building sites suitable to the special needs of the type of use contemplated;

(2)

Zoning requirements as to lot sizes and dimensions;

(3)

Needs for convenient access, circulation, control and safety of street traffic;

(4)

Limitations and opportunities of topography.

(b)

Blocks for residential use shall not be longer than 1,800 feet, measured along the centerline of the block. When a block exceeds 600 feet in length, the planning commission may require a dedicated easement not less than 15 feet in width and a paved crosswalk not less than four feet in width to provide pedestrian access across the block.

(c)

Blocks used for residential purposes should be of sufficient width to allow for two tiers of lots of appropriate depth. Blocks intended for business and industrial use should be of a width suitable for the intended use, with due allowance for off-street parking and loading facilities.

(Code 1985, § 12-446)

(a)

Residential lots shall be not less than 50 feet in width at the front building line and shall abut a street at a distance of not less than 35 feet; except that a corner lot shall be not less than 60 feet in width at the front building line.

(b)

Side lot lines should be approximately at right angles or radial to street lines.

(c)

The depth of residential lots should not be less than 120 feet.

(d)

The area of residential lots shall be not less than 6,000 square feet.

(e)

In residential subdivisions where septic tanks or individual sewage disposal devices are to be installed, the area of the lot shall be not less than 15,000 square feet and the width of the lot at the front building line shall be not less than 100 feet.

(f)

Lots are not required for subdivisions for commercial and industrial use, but when provided should be of appropriate size and arrangement to provide for adequate off-street parking and loading facilities based on the intended use.

(g)

Double frontage and reverse frontage lots should be avoided except where they are needed to provide for the separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten feet shall be provided along the portion of the lots abutting such a traffic artery or other use where screening is required. There shall be no right of access across a planting screen easement.

(Code 1985, § 12-447)

Building lines shall be provided for all residential subdivisions as follows:

(1)

A front building line shall be located 25 feet back of the street right-of-way line;

(2)

A side yard building line on the side of a corner lot abutting the street shall be located not less than 15 feet back of the street right-of-way when such lot is back to back with another corner lot, and not less than 20 feet back of the street right-of-way line in every other case;

(3)

A side yard building line shall be provided not less than ten feet back of a crosswalk right-of-way line on the side of a lot abutting a mid-block crosswalk; and

(4)

Restrictions requiring buildings to be located within the building lines shown on the plat shall be set forth on the plat or on a separate recorded instrument.

(Code 1985, § 12-448)

Whenever a subdivision is developed as a neighborhood unit, wherein adequate park or playground area is provided, through traffic is cared for adequately and the majority of the minor streets are of the cul-de-sac or loop type, the planning commission may vary the requirements of this article in order to allow the subdivider more freedom in the arrangement of streets and lots, but at the same time protect the convenience, health, safety and welfare of the probable future residents of the subdivision as well as the character of the surrounding property and the general welfare of the entire community. In no case shall the lot area be less than 6,000 square feet for detached single-family dwellings.

(Code 1985, § 12-449)

All subdivision improvements shall be designed and installed in accordance with all of the elements of the general plan and shall meet the minimum standards established by the ordinances and regulations relating thereto.

(Code 1985, § 12-461)

Plans for the improvements required by this division shall be prepared by the city engineering department or by a qualified engineer registered in this state. Two sets of prints of the proposed plans and specifications for all improvements shall be filed with the city clerk. One set of as built plans and specifications, certified and signed by an engineer registered in this state, shall be filed with the city clerk prior to the acceptance by the city council of any improvement installed by the subdivider.

(Code 1985, § 12-462)

In lieu of completion of the improvements required by this division, the city council may require the subdivider to file a surety bond with the city clerk to insure the actual construction of such improvements according to the plans and specifications approved by the planning commission, within a period of time not to exceed two years from the date of approval of the final plat. Such bond shall be in the amount of 100 percent of the estimated cost of the improvements, as determined by the planning commission, and with surety and conditions satisfactory to the city council. In any case where the council does not require a bond for the required improvements, no building shall be permitted on any lot or in any area in a subdivision where the proposed construction will produce runoff or require utility services that affect other areas or lots located within or outside the subdivision, unless a bond, in the amount of 100 percent of the estimated cost, is posted for the portion of the drainage or utility improvements that will protect the affected area.

(Code 1985, § 12-463)

Each block corner shall be marked with iron pipes or pins not less than three-quarters inch in diameter and 24 inches long at least one inch below the finished grade; and each subdivision shall be marked with a permanent concrete marker capped with a noncorrosive metal plate, set not less than one inch below the finished grade. A plan of an acceptable marker is shown in the appendix to Ordinance No. 1041, on file in the city clerk's office.

(Code 1985, § 12-464)

The subdivider of any subdivision designed to be used for residential, commercial, industrial or other purposes shall lay out, grade and otherwise improve all streets that are designated on the approved plat or that directly serve the subdivision in accordance with the specifications of the city and in accordance with the following provisions:

(1)

The design of an improvement of an intersection of any new street with an existing state or federal highway shall be in accordance with the specifications of the state department of transportation but in no case shall the standard be less than the applicable city specifications;

(2)

Whenever a subdivision contains a major street that requires a street facility that is more costly than is required to serve the future occupants of the subdivision, the subdivider shall be required to pay only the portion of the cost of the major street that would equal the cost of an improvement required to serve only the subdivision, as determined by the planning commission; and

(3)

All driveways which connect with public streets shall be constructed in accordance with Standard Design of Driveway Entrances for Oklahoma Highways, revised September 1956, and subsequent amendments thereto, as prepared by the state department of transportation.

(Code 1985, § 12-465)

Cross reference— Streets, sidewalks and other public places, § 62-221 et seq.

A plan for a system of sidewalks shall be prepared that will provide every lot within a residential or commercial subdivision, or portion thereof, with a direct sidewalk connection with all of the community facilities and commercial enterprises located within or adjacent to the subdivision and in a manner that will provide convenient pedestrian circulation throughout the neighborhood or area in which the subdivision is located. The planning commission may require the construction of sidewalks to connect with existing or future proposed sidewalks in areas adjacent to the subdivision where such sidewalks are needed for pedestrian circulation. Sidewalks shall be constructed in the subdivision in accordance with the sidewalks system plan approved by the planning commission and in accordance with the specifications governing sidewalk construction.

(Code 1985, § 12-466)

Cross reference— Streets, sidewalks and other public places, § 62-221 et seq.

The subdivider shall install water lines and fire hydrants, and such installation shall be in accordance with the specifications governing water line and fire hydrant construction.

(Code 1985, § 12-467)

Cross reference— Fire prevention and fire department, § 62-31 et seq.

(a)

The subdivider shall install sanitary sewers whenever a sanitary sewer is reasonably accessible as determined by the planning commission. Sanitary sewers shall be installed in accordance with the specifications governing sanitary sewer construction.

(b)

Whenever a sanitary sewer is not reasonably accessible, septic tanks or other unit disposal systems may be used in accordance with the following provisions:

(1)

A lot for residential use on which a unit disposal system is located shall be not less than 15,000 square feet in area;

(2)

No portion of any unit disposal system shall be located closer than 20 feet to the lot line of the lot on which the system is located; and

(3)

All unit disposal systems shall comply with the requirements of the state and county health departments.

(c)

When a subdivision contains 40 acres or more, the planning commission may require the subdivider to install sanitary sewers and a disposal plant that is adequate to serve all of the lots within the subdivision.

(Code 1985, § 12-468)

Cross reference— Utilities, ch. 74.

Storm sewers and drainage shall be provided in accordance with the specifications contained in the ordinances and regulations relating thereto.

(Code 1985, § 12-469)

Where the subdivision contains sewers, sewage treatment plants, water supply systems or other physical facilities necessary or desirable for the welfare of the area, or that are of common use or benefit which are not or cannot be satisfactorily maintained by an existing public agency, provision shall be made which is acceptable to the agency having jurisdiction over the location and maintenance of such facilities for the proper and continuous operation, maintenance and supervision of such facilities.

(Code 1985, § 12-470)

When property is subdivided:

(1)

A six-inch water main, with fire hydrant and valves, at a location to be designated by the city manager;

(2)

An eight-inch sanitary sewer, or a septic tank where sanitary sewer connections are not available, and approval by the state department of health is obtained;

(3)

A drainage structure to be constructed where topography demands special drainage treatments; and

(4)

A 27-foot back to back street with a six-inch curb and meet the minimum base material required based upon soil conditions as approved by the city, and six-inch Portland cement concrete, or the street shall be composed of materials at least equal in quality to the aforementioned materials and shall be approved by the engineer based on capacity and pavement life.

(Code 1985, § 12-471)