A.

Applicable Standards. Improvements within subdivisions must be installed and designed in accordance with the standards of this chapter except as provided for in Sec. 315.G. for the (AG) District subdivisions, and all other applicable requirements of this UDC and the following, as applicable:

1.

All applicable provisions of the Oklahoma Statutes;

2.

The City's Building Code;

3.

The intent of the Comprehensive Plan, Official Zoning Map, and Capital Improvements Program, including all streets, drainage systems, and parks shown on the Official Zoning Map or Comprehensive Plan, as adopted;

4.

Rules of the Department of Health and other local and state agencies responsible for providing facilities and services;

5.

The rules of the Oklahoma Department of Transportation; and

6.

The standards and regulations adopted by the Planning Commission and all boards, commissions and agencies of the City.

B.

Land Suitability.

1.

Land subject to flooding, improper drainage and erosion, and land deemed to be topographically unsuitable for residential use shall not be platted for residential occupancy, nor shall such land be platted for any other uses as may continue such conditions or increase danger to health, safety, life or property unless approved steps are taken to diminish the above mentioned hazards.

2.

Such land referred to above within a proposed subdivision not detrimental to the development of the subdivision shall be set aside for uses as set out by the Planning Commission.

C.

Access to Public Right-of-Way. Every subdivision and lot, tract or parcel therein shall abut and be served by a publicly dedicated street or private street, except as provided in Sec. 805.B.

D.

Conformance to the Comprehensive Plan.

1.

All proposed subdivisions shall conform to the most recently adopted Comprehensive Plan.

2.

All highways, streets and other features of the Comprehensive Plan shall be platted by the subdivider in the location and to the dimensions indicated on the Comprehensive Plan.

3.

Where proposed community or public facilities of the Comprehensive Plan are located in whole or in part in a proposed subdivision, the Planning Commission shall require the reservation of the area necessary to accommodate such facilities. The governmental entity or other body having jurisdiction or financial responsibility for the acquisition of such reserved community facility or facilities shall, within four months following recording of the Final Plat, execute a written option to acquire by purchase or file suit for condemnation of the area reserved for such facility or facilities. Provided, however, the option to acquire must be exercised and fully consummated within 12 months following the date of the recording of the Final Plat.

E.

Applicability of UDC. No final plat of land governed by any existing zoning code shall be approved unless it conforms to all of the requirements of this UDC. Whenever there is a discrepancy between minimum standards or dimensions noted in this chapter and those contained in other chapters of this UDC, building codes or other adopted regulations, codes or ordinances, the most restrictive shall apply.

F.

Platting Requirement. For the purposes of providing a proper arrangement of streets and assuring the adequacy of open spaces for traffic, utilities, and the access of emergency vehicles, commensurate with the intensification of land use customarily incident to a change of zoning, a platting requirement is established as follows:

For any land which has been rezoned or granted a conditional use permit upon application of a private party, no building permit shall be issued until the tract upon which the permit is sought has been included within a subdivision plat or replat by the City of Ardmore and filed with the County Clerk.

(Ord. No. 2656, 7-17-00; Ord. No. 2723, 8-19-02; Ord. No. 2757, 12-15-03)

The Planning Commission and City Commission shall have the authority to determine the street names, subdivision names and numbers and to require changes in any proposed names. All proposed lots, consecutively numbered, their dimensions, building setback lines, and street addresses shall be designated on each residential plat. Such names and addresses may be subject to change by the City and should never be relied on in place of legal descriptions.

1.

Name-Change Procedures. Proposed street name changes, whether or not the street is part of a recorded plat, shall be subject to the following review process:

a.

A legal advertisement for a public hearing by the City Commission shall be published 7 days prior to the hearing.

b.

Notice of the proposed name change public hearing shall be mailed to the owners of property having access to, and an address on, the subject street. Said notice shall be mailed at least 10 days prior to the hearing.

c.

The proposed name shall not duplicate, or sound like, an existing street name within the service district of the local 911 office.

d.

The legal advertisement shall identify the beginning and terminus points of the name change along the street.

e.

The City Commission shall approve said name change by resolution, stating the date by which the name change becomes official.

(Ord. No. 2762, 3-15-04)

A.

General.

1.

The location and width of all highways, thoroughfares, streets and roads shall conform to the transportation element of the Comprehensive Plan.

2.

The proposed street system within any subdivision shall extend existing streets with the same or greater width, but in no case shall any new street be less than the required minimum width, except as provided for in Section C below, and shall provide for extensions of streets and to serve adjacent undeveloped property as recommended by the City Engineer.

The City of Ardmore, Oklahoma, will not be responsible for the maintenance or grading of, nor will it accept a dedication of any new streets or rights-of-way or utilities that are not developed under the standards and provisions of this Code.

3.

When the plat submitted includes only part of the tract owned or intended for development by the subdivider, a preliminary plan of the proposed future street system for the unsubdivided portion shall be required with the submitted plat. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be arranged to permit the logical placement of future streets and appropriate resubdivision with provisions for adequate utility easements.

4.

The Planning Commission may grant subdivision approval for private streets if all conditions for the protection of public health, safety and welfare are met and provided that all private streets are built to public street standards outlined in this UDC.

B.

Right-of-Way Width.

1.

Minimum street right-of-way widths are set forth below.

2.

The minimum street paving widths and standards required herein shall be in accordance with the typical sections as set forth in the City's Typical Street Design Standards.

3.

Subdivisions that adjoin existing streets shall dedicate additional right-of-way to meet the above minimum street width requirements from each side of the center line of the existing street. When the subdivision is located on only 1 side of an existing street, ½ of the required right-of-way and in no case less than 25 feet, measured from the center line of the existing right-of-way, shall be provided.

4.

When a tract fronts on streets other than minor streets or collector streets, the Planning Commission may require affected lots fronting on such major streets to be provided with frontage roads.

C.

Modification of Residential Street Widths. When subdivisions are developed as an integrated unit and sufficient overall development plans are submitted at the preliminary plat phase, rights-of-way may be reduced to 50 feet and actual constructed street widths may be reduced to 24 feet provided the following conditions are met:

1.

Overall land use densities shall not be greater than 5 units per gross acre;

2.

Off-street parking shall be adequate to handle the dwelling needs; no on-street parking shall be allowed;

3.

All utilities shall be underground;

4.

Approval shall be obtained from the fire department, development services department and public works department; and

5.

Approval shall be given by both the planning commission and city commission after required public hearings.

D.

Street Grade. Grades on all streets and cul-de-sacs shall not exceed 10 per cent. Street grades along the gutter shall not be less than 0.5 per cent, provided adequate drainage can be obtained as approved by the City Engineer.

E.

Street Intersections.

1.

Street intersections shall be as nearly at right angles as possible, and no intersection shall be at an angle less than 60 degrees. Detailed designs of intersections may be required by the City Engineer as part of the submittal.

2.

Property line radius at street intersections shall not be less than 20 feet, and where the angle of street intersection is less than 90 degrees, the Planning Commission may require a greater radius.

3.

Curb line radius at street intersections shall be at least 15 feet, and where the angle of street intersection is less than 90 degrees, the Planning Commission may require a greater radius.

4.

Crossing intersections (X) shall not be permitted.

5.

Street jogs with center line offsets of less than 125 feet shall not be permitted.

F.

Cul-de-sac Streets. Cul-de-sac streets or courts designed to have ends permanently closed shall be no more than 500 feet long. Where adequate provision for fire protection is approved by the Fire Chief, the Planning Commission may permit culs-de-sac not to exceed 750 feet in length. There shall be provided, at the closed end of a cul-de-sac, a turnaround having an outside right-of-way diameter of at least 100 feet.

G.

Alleys. Alleys may be required at the rear of all lots to be used for business purposes; however, alleys shall not be provided in residential blocks except where the subdivider produces evidence satisfactory to the Planning Commission of the need for alleys.

(Ord. No. 2666, 11-20-00; Ord. No. 2723, 8-19-02)

Adequate easements shall be required by the Planning Commission as recommended by the City Engineer to accommodate all utilities and storm drainage needs. The developer shall demonstrate such adequacy by furnishing drawings showing all utilities and storm drainage. The City Engineer shall recommend easement widths needed to accommodate such utilities and storm drainage systems to the Planning Commission.

A.

Blocks.

1.

Residential blocks shall not be less than 400 feet or more than 1,800 feet in length, except as the Planning Commission considers necessary to secure efficient use of land or to achieve desired features of the street system. In blocks over 1,000 feet long, the Planning Commission may require public crosswalks across the block.

2.

Residential blocks shall be wide enough to provide two tiers of lots of minimum depth, except when such blocks front onto freeways, expressways, or major arterials or topographical conditions or size of the property prevents such design, in which case the Planning Commission may approve a single tier of lots of minimum depth.

B.

Lots.

1.

Lot area, size, shape, arrangement and dimensions shall conform to the requirements of this UDC.

2.

Insofar as practical, side lot lines shall be perpendicular or radial to street lines.

3.

Each lot shall abut upon a public or private street or road, except as may be provided within a Planned Unit Development.

4.

The Planning Commission may grant subdivision approval for private streets if all conditions for the protection of public health, safety and welfare are met and provided that all private streets are built to public street standards outlined in this UDC.

5.

The size, shape and orientation of every lot shall be as the Planning Commission deems appropriate for the type of development and use contemplated. No lot shall be more than four times as deep as it is wide nor shall any lot average less than 100 feet in depth.

6.

For residential lots not served by the City of Ardmore's sanitary sewer system, a larger lot may be required. Lot sizes shall be determined as follows. The subdivider shall secure a percolation test which meets the Oklahoma State Department of Health regulations for on-site septic tanks on each proposed lot in a subdivision. The location and result of each test shall be indicated on the Preliminary Plat. The dimensions and area of each lot may be established at the level necessary to fulfill the requirements of the state health department. Septic tank disposal fields shall not be located over or adjacent to rock outcrops which serve as present sources of water or which may serve as future sources of water supply. In no case shall a lagoon system be allowed for residential or commercial subdivisions.

7.

Building lines for residential lots shall be as shown in the table in Sec. 601. However, under a Planned Unit Development, the front and side lot lines may be varied, in order to afford a variety of building arrangements. In no case shall a dwelling unit be closer than 10 feet to any public street.

8.

Corner lots shall be at least 50 feet wide at the building line.

9.

Lots, other than corner lots, fronting on two streets shall not be platted except under exceptional circumstances, in which case building lines shall be established on both frontages.

(Ord. No. 2723, 8-19-02)

A.

General.

1.

The design requirements and required improvements set forth in this section are minimum standards and improvements. Development improvement requirements in environmentally sensitive areas (sensitive soils, slopes, flood hazard areas, woodlands, and the like) may be more stringent as determined by the City Engineer and Planning Director.

2.

The arrangement, character, extent, width, grade, and location of all streets shall conform to all the elements of the Comprehensive Plan and shall be designed in accordance with sound planning and engineering principles as well as the improvement provisions outlined in this chapter.

3.

Every subdivider shall be required to install all improvements as required by this chapter.

B.

Street Grading. All streets shall be cleared and graded as approved by the City Engineer. Finished grades shall be at levels approved by the City Engineer.

C.

Street Paving.

1.

All streets shall be paved with either bituminous asphalt or concrete to meet standards specified in the Ardmore City Code Section 25-45. Internal streets shall be paved to widths specified in Sec. 803.B.2, and border streets shall be paved to the centerline of said street but at least a minimum of 18 feet. No partial width streets shall be permitted, and streets may be required to provide for extension to adjacent tracts.

2.

Where a border street to a new subdivision occurs, and in the opinion of the City Engineer, it is impractical to pave said street to ½ the width required, the equivalent estimated cost of the paving of such street may be deposited in cash with the City for the future paving of the entire street or the improvement may be waived and/or deferred by the City Commission.

D.

Curbs and Gutters. Concrete curbs and gutters shall be installed on all streets within the city limits unless the City Engineer grants a waiver for larger rural estate subdivisions on lots greater than 1 acre in size, or unless serious topographic or hydrologic constraints dictate otherwise. Installations shall be in accordance with City specifications.

E.

Sidewalks.

1.

Sidewalks shall be required in all residential subdivisions on at least 1 side of the street. At the time a plat is processed, the developer may request city commission approval of a temporary waiver for installing sidewalks in the portion of the plat being submitted for final plat approval. A performance bond or acceptable letter of credit shall be made. Such waiver shall be valid until 50 per cent of the lots are developed or for 5 years after the plat is recorded, whichever comes first.

2.

Sidewalks shall also be required on both sides of all streets providing direct access to any school site for a distance of 2,000 feet from the property line of said school.

3.

Sidewalks shall be constructed on both sides of collectors streets, arterial, and major thoroughfares, and on the property line side of all frontage roads on expressways, freeways or major highways. For large scale commercial plats, the developer may request city commission approval of constructing a sidewalk on 1 side only along any collector or arterial streets within or adjacent to the plat. In such case, the sidewalk shall have a minimum width of 6 feet and shall be located not less than 4 feet from the curb/curbline of the collector or arterial street. For industrial plats, the developer may request that the city commission waive the requirement of constructing sidewalks.

4.

Sidewalks, except as provided in subsection 3. above, shall be a minimum of 4 feet in width unless placed directly behind the curb, in which case the minimum width shall be 5 feet. The planning commission and the city commission may require additional sidewalks and sidewalk widths near commercial areas, parks, schools, and other places of public assembly. Construction detail drawings shall be provided with a plat application, depicting compliance with ADA requirements for handicap-accessible sidewalks to be constructed as part of the subdivision.

F.

Water Utility Lines. All lots must be provided with an approved public water system. The subdivider or developer shall install and provide connections to an approved water distribution system for each platted lot and mark the location of the service line as follows:

1.

For streets with curbing, a "W" shall be chiseled on the face of the curb directly above the water line.

2.

For streets without curbing, a metal pin at least ⅜ inch in diameter shall be driven into the paved portion of the street directly above the water line and 6 inches from the outer paving edge.

3.

The water service line shall have a corporation cock at the water main and a curb stop behind the curb on each platted lot. The water service line to each lot shall be installed prior to the paving of the street.

G.

Sanitary Sewage Disposal.

1.

Where a public sanitary sewer is available within 1,500 feet, the subdivider shall connect the subdivision with such public sewer and provide connections to each lot. Such sanitary sewer system shall be installed prior to the paving of the street.

2.

Where a public sanitary sewer system is not available, individual septic tank and lateral lines (drain fields) may be provided if approved beforehand by the Oklahoma Department of Environmental Quality (DEQ), provided each lot is at least 1 acre in size. In certain cases the DEQ may require larger lots for accommodating necessary lateral lines. Lagoons shall be prohibited within the City limits of Ardmore.

H.

Electrical, Telephone and Cable Utilities. Electrical, telephone and cable services to a new residential and commercial subdivisions shall be provided via underground routes which shall enter said subdivisions at the perimeter. Electrical distribution lines, telephone lines, cable or other antenna and communication systems shall be installed underground in easements or rights-of-way outside of curb lines. Some electrical transmission and feeder lines may be installed above ground with permission of the Planning Commission and City Commission. Plans showing existing and proposed locations of electrical transmission and feeder lines shall be submitted with the preliminary plat for approval prior to construction.

I.

Natural Gas Utilities. Natural gas service lines shall be provided underground in easements or rights-of-way outside of curb lines. Plans for such natural gas service shall be submitted with the preliminary plat for approval prior to construction.

J.

Monumentation. Iron pipes or pins at least one-half inch in diameter and 18 inches long shall be placed flush with the ground at all lot corners and at the beginning and end of all curves. Each subdivision corner shall be marked with iron pipes or pins not less than one-half inch in diameter and 30 inches long at least 1 inch below finished grade. After completion of all improvements by the subdivider, pins or pipes at subdivision corners shall be permanently set in concrete, the top of which shall not come closer than 4 inches to the finished grade.

K.

Minimum Depth of Utilities. The minimum soil cover shall be met for state and material manufacturer standards. A minimum of 2 feet of soil cover shall be required over all utilities. The developer shall maintain final grades of all lots and streets in such a manner to obtain the minimum cover and shall, by appropriate provision in the plat or by restrictive covenant, require all subsequent owners of such lots and streets to maintain final grades in the same manner. Soil cover in limited areas on gravity flow lines may be reduced to 18 inches if a waiver is granted by the Planning Commission after recommendation from the City Engineer.

L.

Street Signs and Street Lights. Street name signs shall be provided by the developer according to City standards on diagonally opposite corners or each street intersection in conformance with specifications adopted by the City of Ardmore and installed to specifications adopted by the City. Street lights shall be required by the City of Ardmore and installed to specifications adopted by the City.

M.

Special Exceptions for Design Waivers. The Planning Commission, upon written request of the subdivider, may waive or modify certain requirements of design, but not of procedure or improvements, whenever the tract to be subdivided is of such unusual size or shape or is surrounded by such development of unusual conditions that the strict application of the design requirement contained in these regulations would result in a substantial hardship or inequity. Such waiver or modification may be granted upon written request of the subdivider or his engineer stating the reason for each waiver. Approval of such waiver or modification shall require a ⅔ vote of the regular membership of the Planning Commission. Such waivers or modifications shall also be approved by the City Commission with a ⅘ vote.

(Ord. No. 2666, 11-20-00; Ord. No. 2723, 8-19-02; Ord. No. 2782, 4-4-05)

A.

Purpose and Scope.

1.

These regulations and standards are designed, intended and should be administered in a manner to protect the various drainage areas in the City of Ardmore from flooding; to provide clean and sanitary channels for runoff; to prevent pollution of watersheds, streams and natural drainage channels; to prevent the encroachment of buildings and improvements on natural drainage channels; to equitably apportion the cost of improvements; to protect natural scenic areas; to provide for the conservation of the natural resources of the area, and to implement resolutions established by the Federal Emergency Management Administration (FEMA).

2.

All subdivisions of land and all improvements of any character which affect drainage in any portion of the City of Ardmore shall be subject to the provisions of these regulations for the protection of public health, safety and general welfare of the City.

3.

Development within the limits of the 100 year flood fringe shall be designed in such a manner that all finished flood elevations shall be at least 1 foot above the 100 year flood level, provided however that all earth fills within the 100 year flood level shall be approved by the City Engineer and provided further that development within the 100 year flood plain shall not in any case plan for structures in the floodway as shown on the official flood maps of the City.

4.

Subdivision of lands within a Flood Hazard District (FHD) identified as Zone A on the Department of Housing and Urban Development, Federal Emergency Management Administration (FEMA), Flood Hazard Boundary Maps (FHBM), and/or the latest revisions thereof shall comply with the regulations of Sec. 414.

B.

Finding of Fact. The periodic flooding of areas within the City of Ardmore results in hazards to life and property, in the disruption of commerce and governmental services, extraordinary expenditures of flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare. Flood and associated losses are caused by the location in flood hazard areas of buildings, structures and uses of land which are inadequately protected from flooding and erosion, and which contribute to flooding by impeding the flow of drainage and by increasing flood heights through displacement of storm water in floodway and flood-fringe areas.

C.

Classification of Drainage Channels. For the purpose of these regulations drainage shall be classified as follows:

1.

"Surface drainage" is runoff of such a limited quantity and/or slow rate that it does not cause erosion of a defined channel.

2.

"A minor tributary" is any drainage channel having a drainage basin of 100 acres or less in area.

3.

"A major tributary" is any channel having a drainage basin of not less than 1 square mile or greater than 25 square miles.

D.

Designation of Responsibility. It is intended that responsibility for drainage be allocated as follows, unless otherwise specifically designated:

1.

The developer of a subdivision is responsible for the following:

a.

Construction of facilities to accommodate the increased surface drainage within the subdivision and future developed flows from upstream properties and shall convey same to a point on an identified existing stream system. Such stream system shall have the hydraulic capability to accommodate the increased surface water flow or be modified by the developer in a manner which will do so.

b.

Obtaining off-site flowage easements and the construction of facilities to accommodate increased flow. Such shall be dedicated to the City. Where such off-site facilities are necessary, the City shall allow the developer the option of constructing on-site retarding and retention structures when environmental and economic conditions prohibit or make unfeasible off-site improvements.

c.

The improvement of all minor and major tributaries and channels lying within the subdivision.

d.

Any significant increase in rate or quantity of runoff in any minor or major tributary or major channel which results from the development of the subdivision.

e.

Provision for the maintenance of all storm water systems and fringe areas of tributaries and channels which have not been dedicated to the public.

2.

The City and other levels of government will be responsible for the maintenance of floodway and flood-fringe areas dedicated to the public.

E.

Methods for Determining Flood Hazard Areas. The designation of flood hazard areas is set forth on the Department of Housing and Urban Development, Federal Emergency Management Administration (FEMA), Flood Hazard Boundary Maps, and/or the latest revisions thereof or city flood studies; the boundary of all floodway and flood-fringe areas shall be designated on the preliminary and the final plat and shall be clearly marked.

F.

Alternative Methods for Determining Stream Flow and Runoff Characteristics and Drainage Structure Capacities. For all areas not otherwise designated in a floodway or a flood-fringe area, the developer shall be responsible for having an engineer, registered in Oklahoma, prepare a drainage assessment of all of the area of the proposed subdivision, and all area affected by runoff resulting from development of proposed subdivision in accordance with the following provisions:

1.

The 100-year flow analysis shall be used as a minimum basis for the sizing of all drainage channels, bridges and other critical structures, unless otherwise specified herein. Other design storms should be evaluated as conditions dictate.

2.

The calculation of all runoff shall be based on saturated urbanization of the drainage basin for minor tributaries and surface drainage, as reflected in the Comprehensive Plan for the city or as specified by the City Engineer, and shall be based on the maximum degree of urbanization, as reflected in the Comprehensive Plan, for the drainage basin of a major tributary or river.

3.

The calculation of stream flow and runoff characteristics of the subdivision shall be carried out in consultation with the City Engineer, and the methodology and formulas used shall result in quantities comparable to those derived from the application of the following formulas and values:

a.

Runoff from all drainage areas less than 100 acres shall be not less than determined by Rational Formula:

Q =

C IA

Q =

Cubic feet per second

C =

Per cent of imperviousness of the area. A composite runoff coefficient shall be developed by the registered engineer based upon the percentage of different types of surface in the drainage area. Such value shall be derived using the Table of Runoff Coefficients in Item B3C or equivalent as may be approved by the City Engineer. No composite value of less than .50 may be used for saturated urban development.

I =

Rate of rainfall over entire drainage area in inches per hour based on time of concentration and latest government records for area.

A =

Area to be drained in acres, determined by field surveys for areas less than 640 acres, and by latest government quadrangle maps for larger areas.

b.

The size of closed storm sewers, open channels, culverts, and bridges shall be not less than that determined by using the Manning Formula:

Q =

1.486/N*A*(0.33R)*(0.5S)

Q =

Discharge in cubic feet per second

N =

Roughness coefficient, based on condition and type of material of conduit lining, but not less than 0.013

A =

Cross sectional area of water in conduit in square feet

R =

Hydraulic radius of water in conduit

S =

Mean slope of hydraulic gradient, in feet of vertical rise per foot of horizontal distance

c.

Runoff coefficients for computation of composite value.

4.

The design engineer shall have the option of using the City of Tulsa, Oklahoma's manuals or other widely accepted drainage criteria manuals for hydrologic and hydraulic design with the approval of the City Engineer.

5.

The engineer shall submit, at the time of preliminary plat, the following exhibits as part of a drainage design narrative report with substantiating calculations in order to expedite its review. Whenever various technical publications are used as design references, they will be given in a "Bibliography of References."

a.

A general location map for the subdivision showing the entire watershed. The proposed subdivision shall be accurately outlined on this map. The drainage areas shall be outlined and will be shown in acres, runoff coefficient values, and CfS.

b.

A topographic (contour) map of the subdivision showing lots, blocks, streets and any unusual features or filled areas.

c.

A drainage outlet plan, cross-section and/or notes to explain the plan for handling water after it leaves the subdivision shall be submitted.

d.

The engineer shall furnish the high water mark elevation of any river, major and minor tributaries, diversion ditch, dry gully, arroyo, channel, canal, etc., that may in any way affect the subdivision (use cross-sections, profiles and narrative report, if necessary). Where no high water mark is available, one shall be calculated based upon a 100-year storm frequency. The anticipated depth of flow is particularly important so that suitable finish grades at building foundations can be established. All elevations shall be referenced to U.S. Coast and Geodetic Survey Data.

G.

Flood Hazard Areas on Major Tributaries and Rivers. All floodway and flood fringe areas located within the subdivision shall be protected and improved by the developer as follows:

1.

All floodways shall be designated as "Flowage Easements" and shall be maintained as permanent open space for use for private recreation or agriculture for which no buildings or structures are required, or dedicated to the public for drainage, recreation and utility use.

2.

All flood fringe areas shall be planned for uses which are permitted in the flood fringe area of the zoning ordinance, and in no case shall the proposed use or construction cause a displacement of flood water in the flood fringe that will increase flooding in other areas of the floodway or flood fringe.

3.

When it is determined by the City Engineer that the development of the subdivision will significantly increase runoff in the flood hazard area or will otherwise adversely affect storm water runoff, the Planning Commission may require any or all of the following to the extent needed to reduce the adverse affects of the development:

a.

The existing floodway laying within or immediately adjacent to the subdivision shall be cleaned to provide for the free flow of water, and the channel shall be straightened, widened, and improved to the extent required to prevent overflow beyond the limits of the floodway.

b.

Site improvement shall provide for the grading of all building sites and streets to an elevation where all lots, building areas, and streets will not be subject to overflow, and in a manner that will provide for the rapid runoff of all rainfall; however, such improvements shall be carried out in a manner that will preserve and protect large trees and attractive physical features of the area.

c.

Whenever channel improvement is carried out, sodding, backsloping, cribbing, and other bank protection shall be designed and constructed to control erosion for all the anticipated conditions to flow for the segment of channel involved.

d.

A drainage channel shall not be located in a street easement unless it is placed in an enclosed storm sewer, or unless a paved street surface is provided on both sides of a paved channel to give access to abutting properties.

e.

Culverts, bridges, and other drainage structures shall be constructed in accordance with the specifications of the city at all locations where drainage channels intersect with continuous streets or alleys.

H.

Minor Tributaries and Surface Drainage Improvements. All minor tributaries and surface drainage located within or immediately adjacent to and serving the subdivision shall be improved by the developer, as follows:

1.

All minor tributary channels shall be improved with 3:1 or flatter side slopes or other equivalent standards, as determined by the City Engineer. They shall be designed as an integral part of the landscape of the areas so that maintenance of sodded slopes will be the responsibility of the property owners abutting the channels shall be designed to carry a 100-year maximum flood, shall be designed for self-cleaning and ease of maintenance, shall have sufficient hard surface along the flow line to prevent ponding of water, and shall have design characteristics of alignment, materials of construction and cross-sectioned elements that will be hydraulically efficient and visually harmonious with the adjacent landscape.

2.

Enclosed storm sewers may be required by the City Engineer where special or unusual conditions make open channels hazardous or otherwise unfeasible.

3.

A drainage channel shall not be located in a street easement unless it is placed in a closed storm sewer, or unless a paved street surface is located on both sides of a paved drainage channel to give access to abutting properties.

4.

Site grading shall be carried out in such a manner that surface water from each lot shall flow directly to a storm sewer, improved channel or paved street without crossing more than two adjacent lots.

5.

Surface water collected on streets shall be diverted to storm drains at satisfactory intervals to prevent overflow of 6-inch high curbs during a ten-year frequency rain for the area and grades involved; provided, however, that in no case shall the drainage area served by one street exceed 20 acres, regardless of the amount of flow.

6.

Drainage easements shall be wide enough to convey the 100-year frequency storm and provide working room for construction and maintenance for all storm sewers and drainage easements. In no case shall the total easement be less than 20 feet.

7.

Bridges and Culverts.

a.

Bridges or culverts shall be provided where water courses cross continuous streets or alleys.

b.

Bridges and culverts shall be sized to accommodate a 100-year frequency rain, based on the drainage area involved.

c.

Design of bridges and culverts shall conform to city construction specifications.

8.

Closed Storm Sewers. Closed storm sewers shall be constructed of pre-cast prefabricated pipe or built in place of closed box design to conform with city construction specifications to serve a ten-year frequency rain for the drainage area involved.

9.

Open Paved Storm Drainage.

a.

Open paved storm drainage channels shall be constructed in accordance with City specifications.

b.

Side slopes above the paved section shall be shaped and sodded on a slope of four horizontal to one vertical or flatter.

c.

Fences shall be outside of the 100-year frequency flooding line, shall not be erected below the shoulder of the sodded section, and in no case shall fences be closer than six feet (measured horizontally) to the edge of the paved section.

d.

Hand-laid rip rap may be substituted for sodded shoulders where desired for landscape purposes.

I.

Drainage and Sewers Outside Subdivision Boundaries. The City reserves the right to require improvements, provisions of drainage easements, and for provision of agreements beyond the boundaries of the subdivision to facilitate flow of water through the addition, to avoid probability of law suits based on damage from changed runoff in the subdivision, and to provide continuous improvement of the overall storm drainage system. Requirements outside the addition may include the following:

1.

Improvements may be required in channels or storm sewers flowing to or from the addition, or in channels or storm sewers located in adjacent areas that are affected by flow of water from the addition.

2.

The following kinds of improvements may be required:

a.

Enlargement or replacement of undersized drainage structures to provide free flow.

b.

Removal of obstructions.

c.

Straightening of channel.

d.

Widening or deepening of the channel.

e.

Construction of erosion control structures.

f.

Back sloping, sodding and/or rip rapping of bank.

g.

Construction of closed or open paved storm sewers for the purposes of closing gap or continuation of overall storm sewer system.

3.

Property owner agreements, where required, shall be designed to protect the city from probable law suits for damage, caused by changed runoff condition.

4.

When subdivision development will result in increased runoff beyond the boundaries of the subdivision which cannot be accommodated through channel improvements without causing downstream flooding, the Planning Commission may require the construction of one or more detention reservoirs on the subdivision which will temporarily impound and discharge water from the subdivision site at the rate and volume equivalent to the discharge from the undeveloped subdivision site at a rate and volume that the off-site channel is capable of taking. The design shall be for a 100-year frequency flood. Plans shall be approved by the City Engineer. The construction shall be the responsibility of the Developer, the responsibility for maintenance shall be determined on a case by case basis during the subdivision review process.

(Ord. No. 2782, 4-4-05)

Purpose and Intent. The purpose and intent of this section is to provide a method with guidelines for extending streets, water lines, sanitary sewer, and storm sewer lines for existing development, newly developed areas and individual improvements within the City of Ardmore and who may petition the city for such improvements or be required to connect to said utilities. The City Commission may use any of a variety of methods for said extensions including but not limited to property owner funding with or without "buy-in" agreements, shared costs methods, bonds and special improvement districts. The City Commission shall determine the most feasible method on a case-by-case basis in conformance with the Comprehensive Plan and available funding.

Editor's note— At the city's direction, Ord. No. 2723, adopted Aug. 19, 2002, repealed § 808B., which pertained to guidelines for extensions and potential buy-in agreements (Resolutions 2612, 2613 of 1997) and derived from Ord. No. 2583 adopted July 20, 1998.

(Ord. No. 2723, 8-19-02)