This Chapter 20.05 (Subdivision Standards) establishes the minimum standards for the design and improvement of land subdivisions to:

(a)

Facilitate the orderly growth and harmonious development of the City to accomplish the goals of the Comprehensive Plan and to protect and promote public health, safety, and welfare;

(b)

Provide lots and parcels of sufficient size and appropriate design for the purposes for which they are to be used;

(c)

Protect the natural environment by promoting the use of good design, landscape architecture, and civil engineering to preserve and enhance natural topographic features, watercourses, drainage ways, floodplains, native vegetation, and trees and to control erosion and minimize runoff;

(d)

Provide safe ingress and egress for vehicular, bicycle, pedestrian, and all other types of traffic;

(e)

Ensure safe and efficient traffic circulation through coordinated and connected street systems with relation to major thoroughfares, adjoining subdivisions, adjoining streets, and public facilities;

(f)

Provide adequate water supply, sewage disposal, storm drainage and other utilities and facilities;

(g)

Provide for adequate sites for recreation areas, access to trail networks, and other public purposes;

(h)

Protect or enhance real property values;

(i)

Facilitate the transfer of lands having accurate legal descriptions and to establish and assure the rights, duties, and responsibilities of subdividers and developers with respect to land development;

(j)

Ensure that the costs of providing the necessary rights-of-way, street improvements, utilities and public areas and facilities for new developments are borne fairly and equitably;

(k)

Encourage the clustering of dwellings and other structures to preserve open space, preserve the natural terrain, minimize impervious surface area and resulting water runoff, minimize adverse visual impacts, minimize public infrastructure costs, and prevent public safety hazards; and

(l)

Provide a common ground of understanding and an equitable working relationship between public and private interests, so that both independent and mutual objectives can be achieved in the subdivision of land.

(Amd. of 1-14-2020)

This Chapter 20.05 (Subdivision Standards) shall apply to all subdivisions and land divisions located wholly or partially within the City.

(Amd. of 1-14-2020)

All subdivisions shall be designed according to one of the subdivision types specified in this Chapter 20.05 (Subdivision Standards). A single subdivision shall not incorporate more than one of the subdivision types unless specifically authorized by the Plan Commission.

(a)

Infill Subdivision (IS).

(1)

Purpose. The infill subdivision is intended to be used as follows:

(A)

Allow for subdivision containing a small number of lots and no new public street or rights-of-way;

(B)

Allow for residential development layouts that are consistent with adjoining developments in developed neighborhoods; and

(C)

Facilitate development on existing parcels not characterized by significant environmental constraints.

(2)

Development Standards.

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Table 05-1. IS Subdivision Development Standards

Notes:

[1] Where on-street parking is provided, it shall comply with the standards in Section 20.04.060(o) (On-Street Parking Standards for Private Streets).

_____

(b)

Conservation Subdivision (CS).

(1)

Purpose. The conservation subdivision is intended to be used as follows:

(A)

Facilitate clustered development of land while ensuring maximum protection of environmentally sensitive features and set asides of significant common open space;

(B)

Provide for necessary connectivity to adjoining street systems to provide adequate levels of emergency service and traffic mitigation;

(C)

Allow very limited development for those parcels containing environmental features such as mature tree stands, karst geology, steep slopes, and water resources;

(D)

Fulfill the policy recommendations included in the environment element of the Comprehensive Plan; and

(E)

Provide subdivision design controls that ensure the space-efficient installation of utilities, street and sidewalk network, as well as the placement of individual building lots.

(2)

Development Standards.

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Table 05-2. CS Subdivision Development Standards

Notes:

[1] Measured as a percent of gross acreage and shall be identified as common open space on the plat.

[2] Where on-street parking is provided, it shall comply with the standards in Section 20.04.060(o) (On-Street Parking Standards for Private Streets).

[3] May be reduced to a two-foot grass separation to allow for preservation of existing quality vegetation.

_____

(c)

Traditional Subdivision (TD).

(1)

Purpose. The traditional subdivision is intended to be used as follows:

(A)

Ensure the creation of a grid-like street and alley system that allows for maximum connectivity to adjacent neighborhoods as well as nonresidential activity centers;

(B)

Create a pedestrian-scale streetscape design featuring narrow street profiles, on-street parking, building forward orientation, short block lengths, and decorative street lighting;

(C)

Facilitate compatible development of parcels located next to existing subdivisions characterized by more grid-like street patterns;

(D)

Facilitate development on properties not characterized by environmental features;

(E)

Provide a range of development options (including mixed-uses, affordable housing, accessory dwelling units) where warranted by adjacent development patterns; and

(F)

Help achieve the goals and policies related to land development in the Comprehensive Plan.

(2)

Development Standards.

_____

Table 05-3. TD Subdivision Development Standards

Notes:

[1] Measured as a percent of gross acreage and shall be identified as common open space on the plat.

[2] Where on-street parking is provided, it shall comply with the standards in Section 20.04.060(o) (On-Street Parking Standards for Private Streets).

_____

(d)

Commercial/Employment Subdivision (CI).

(1)

Purpose. The commercial/employment subdivision is intended to be used as follows:

(A)

Allow for both minor subdivisions containing a small number of lots and no new public streets, as well as major subdivisions consisting of a larger number of lots and new public street extensions;

(B)

Permit all nonresidential developments that are compatible with their surroundings;

(C)

Ensure that new subdivisions contain adequate street, bicycle, and pedestrian connectivity to adjacent neighborhoods, as well as nonresidential activity centers; and

(D)

Facilitate development on parcels not characterized by significant environmental features.

(2)

Development Standards.

_____

Table 05-4. CI Subdivision Development Standards

Notes:

[1] Measured as a percent of gross acreage and shall be identified as common open space on the plat.

[2] Where on-street parking is provided, it shall comply with the standards in Section 20.04.060(o) (On-Street Parking Standards for Private Streets).

(Amd. of 1-14-2020; Ord. No. 21-19, § II (Att. A), 4-21-2021; Ord. No. 21-22, § II (Att. A), 4-21-2021)

_____

(a)

Applicability. All proposed plats submitted for approval under the provisions of this Chapter 20.05 (Subdivision Standards) shall comply with the standards in this Section 20.05.040 (Easements).

(b)

General Standards.

(1)

All easements and corresponding utility location plans shall be approved prior to the approval of the plat.

(2)

All necessary easements shall be clearly identified on secondary plats and shall be recorded per processes as defined within Chapter 20.06 (Administration and Procedures), and shall include a definition consistent with Section 20.05.040(e) (Standards for Specific Easement Types).

(3)

All proposed plats shall clearly identify all existing easements on the property, including dimensions, bearings, and recorded instrument numbers.

(4)

Signs shall not be located within utility easements unless the sign is a public sign authorized by Section 20.04.100(c)(2)(A) (Public Signs), and is further authorized by the City.

(5)

Each easement shall allocate sufficient areas for the utilities, infrastructure, amenities, or features that are the subject of the easement, including but not limited to drainage, utilities, tree preservation, environmental conservation, pedestrian access, vehicular access, and transit facilities, wherever necessary.

(c)

Environmental Features. The following environmental features that are determined to not be developable per Section 20.04.030 (Environment) shall be placed within the appropriate easements on the secondary plat or set aside in easements on a deed where no plat is required or proposed, as identified in Section 20.04.030 (Environment).

(1)

All areas of excessive slope as defined in Section 20.04.030(c) (Steep Slopes).

(2)

All karst features and their required buffer zones as defined in Section 20.04.030(f) (Karst Geology).

(3)

All required riparian buffer areas as defined in Section 20.04.030(e) (Riparian Buffers).

(4)

All areas within regulatory floodways and flood fringes as defined in Section 20.04.040 (Floodplain).

(5)

All delineated wetlands and required wetland buffer areas as defined in Section 20.04.030(g) (Wetlands).

(6)

All trees required to be preserved by Section 20.04.030(h) (Tree and Forest Preservation).

(d)

Maintenance.

(1)

For features required to be in an easement, maintenance shall generally be the responsibility of the lot owner, except as expressly provided otherwise in this UDO or in the development approval.

(2)

A grant of authority to the City to enter upon an easement for purposes of inspection, maintenance and/or repair of a feature within the easement shall not be construed as relieving the owner or owners of such responsibility.

(3)

A facilities plan shall also be provided in accordance with the administrative manual.

(e)

Standards for Specific Easement Types. Unless specifically defined on an approved plat or by condition of plat approval, the following requirements shall apply:

(1)

Sanitary Sewer Easement.

(A)

Shall allow the City utilities department exclusive access for installation, maintenance, repair, or removal of sanitary sewer facilities.

(B)

Encroachment by other utilities is prohibited, unless such encroachment is approved by the City utilities department in conjunction with the primary plat. Upon written permission from the City utilities department, encroachments may be permitted after the recording of the secondary plat.

(C)

Trees and structures including, but not limited to, buildings, fences, retaining walls, and light fixtures, shall not be located within sanitary sewer easements.

(D)

Grading activity shall be prohibited within sanitary sewer easements without written permission from the City utilities department.

(2)

Waterline Easement.

(A)

Shall allow the City utilities department exclusive access for installation, maintenance, repair, or removal of potable water facilities.

(B)

Encroachment by other utilities is prohibited, unless such encroachment is approved by the City utilities department in conjunction with the primary plat. Upon written permission from the City utilities department, encroachments may be permitted after the recording of the secondary plat.

(C)

Trees and structures including, but not limited to, buildings, fences, retaining walls, signs, and light fixtures, shall not be located within waterline easements.

(D)

Grading activity shall be prohibited within waterline easements without written permission from the City utilities department.

(3)

Drainage Easement.

(A)

Shall be required for any surface swales or other minor drainage improvements that are intended to serve the lots on which they are located.

(B)

Shall prohibit any alteration or structure within the easement that would hinder or redirect flow.

(C)

Shall provide that the owner of the lot on which the easement is placed shall be responsible for maintenance of the drainage features within such easement.

(D)

Shall be enforceable by the City utilities department and by owners of properties that are adversely affected by conditions within the easement.

(E)

Shall allow the City utilities department to enter upon the easement for the purpose of maintenance, to charge the costs of such maintenance to the responsible parties, to construct drainage facilities within the easement, and to assume responsibility for the drainage features at its discretion.

(4)

Utility Easement.

(A)

Shall allow both private and public utility providers access associated with the installation, maintenance, repair, or removal of utility facilities.

(B)

Prohibits the placement of any unauthorized obstruction within the easement area unless authorized by the City utilities department and the easement holder(s).

(5)

Pedestrian Easement.

(A)

Grants the general public the right to access the pedestrian easement for purposes of walking, running, bicycling, skating, or using small motorized and non-motorized vehicles approved by the City.

(B)

Grants the City the right to construct, alter, repair, maintain, or remove improvements within the easement area.

(C)

Prohibits the placement of any obstruction within the pedestrian easement.

(6)

Transit Facility Easement.

(A)

Grants the public transit authority the right to construct, alter, repair, maintain, or remove structures to be used for awaiting, boarding, or exiting public transportation.

(B)

Grants the general public the right to utilize the transit facility easement for the purposes of awaiting, boarding, or exiting public transportation.

(C)

Prohibits anyone other than the public transportation authority from placing any structures within the transit facility easement.

(7)

Karst Conservancy Easement.

(A)

Prohibits any land-disturbing activities, including mowing or the placement of a fence, within the easement area.

(B)

Allows the removal of dead or diseased trees that pose a safety risk or impede drainage as well as allowing the removal of exotic or invasive species, only after first obtaining written approval from the Planning and Transportation Department.

(C)

Grants the City the right to enter the property to inspect the easement and alter or repair the karst feature.

(D)

All karst conservancy easements shall be identified with public signs located along the boundary of the easement. Public signs shall be placed at intervals of no more than two hundred feet, and each public sign shall be a maximum of one and one-half square feet in area. A minimum of one public sign is required, regardless of easement size. The property owner shall be responsible for installing and maintaining required signage.

(E)

Any use of pesticides, herbicides, or fertilizers is prohibited within the easement area.

(F)

Allows, in cases where removal of exotic or invasive species is proposed, the restoration of disturbed areas with native plant material. Written approval from the Planning and Transportation Department is required prior to any proposed restoration.

(8)

Tree Preservation Easement.

(A)

Prohibits the removal of any tree over six inches dbh within the easement area.

(B)

Allows the removal of dead or diseased trees that pose a safety risk as well as allowing the removal of exotic or invasive species, only after first obtaining written approval from the Planning and Transportation Department.

(C)

All tree preservation easements shall be identified with public signs located along the boundary of the easement. Public signs shall be placed at intervals of no more than two hundred feet, and each public sign shall be a maximum of one and one-half square feet in area. A minimum of one public sign is required, regardless of easement size. The property owner shall be responsible for installing and maintaining required signage.

(D)

Allows, in cases where removal of exotic or invasive species is proposed, the restoration of disturbed areas with native plant material. Written approval from the Planning and Transportation Department is required prior to any proposed restoration.

(9)

Conservancy Easement.

(A)

Prohibits any land-disturbing activities including the placement of a fence, or alteration of any vegetative cover, including mowing, within the easement area.

(B)

Allows the removal of dead or diseased trees that pose a safety risk or impede drainage as well as allowing the removal of exotic or invasive species, only after first obtaining written approval from the Planning and Transportation Department.

(C)

All conservancy easements shall be identified with public signs located along the boundary of the easement. Public signs shall be placed at intervals of no more than two hundred feet, and each public sign shall be a maximum of one and one-half square feet in area. A minimum of one public sign is required, regardless of easement size. The property owner shall be responsible for installing and maintaining required signage.

(D)

Allows, in cases where removal of exotic or invasive species is proposed, the restoration of disturbed areas with native plant material. Written approval from the Planning and Transportation Department is required prior to any proposed restoration.

(10)

Riparian Buffer Easement.

(A)

Prohibits any land-disturbing activities including the placement of a fence, or alteration of any vegatative cover, including mowing, within the easement area except for disturbance as allowed in Section 20.04.030(f).

(B)

Allows the removal of dead or diseased trees that pose a safety risk or impede drainage as well as allowing the removal of exotic or invasive species, only after first obtaining written approval from the Planning and Transportation Department.

(C)

All riparian buffer easements shall be identified with public signs located along the boundary of the easement. Public signs shall be placed at intervals of no more than two hundred feet, and each public sign shall be a maximum of one and one-half square feet in area. A minimum of one public sign is required, regardless of easement size. The property owner shall be responsible for installing and maintaining required signage.

(D)

Allows, in cases where removal of exotic or invasive species is proposed, the restoration of disturbed areas with native plant material. Written approval from the Planning and Transportation Department is required prior to any proposed restoration.

(11)

Other. Other easements may be required by the Plan Commission to preserve features or functions unique to a given property and shall be defined on the recorded plat.

(Amd. of 1-14-2020; Ord. No. 22-11, § II(Att. A), 5-18-2022; Ord. No. 2024-05, § II(Att. A), 4-10-2024; Ord. No. 2024-17, § II(Att. A), 9-18-2024; Ord. No. 2025-14, § II(Att. A), 5-21-2025)

(a)

Purpose. This section is intended to establish and define the design standards that are required by the City for any subdivision of land.

(b)

Applicability. This Section 20.05.050 (Subdivision Design Standards) applies to all site and infrastructure improvements associated with subdivisions. These requirements shall also apply to Planned Unit Developments associated with subdivision approval.

(c)

Generally.

(1)

In planning for the development of areas within the jurisdiction of the Plan Commission, the owner and petitioner shall make every effort to assure that the proposed project will be accomplished in agreement with the intent and purpose of the Comprehensive Plan.

(2)

The proposed development shall also be consistent with the property's zoning classification and shall result in a project that is harmonious with the environmental character of the property as well as the overall community of the City of Bloomington.

(3)

Existing buildings, structures, parking areas, or improvements that require a setback and are on lots involved in either a subdivision or an exempted adjustment of lot lines listed in 20.06.060(a)(2)(B) do not have to meet setback standards related to existing property lines that do not change. The setback standards of this UDO shall apply for all newly created lot line locations.

(4)

No site feature that is necessary to meet a requirement of Chapter 4 may be removed as part of a subdivision so as to bring a property out of or further from compliance.

(d)

Specific Standards for Subdivision Types. In addition to the standards in this Section 20.05.050 (Subdivision Design Standards), each subdivision type defined in Section 20.05.030 (Subdivision Types) shall comply with the specific standards summarized in Table 05-5 (Subdivision Development Standards) below.

_____

Table 05-5. Subdivision Development Standards

Notes:

[1] Measured as a percent of gross acreage and shall be identified as common open space on the plat.

[2] Where on-street parking is provided, it shall comply with the standards in Section 20.04.060(o) (On-Street Parking Standards for Private Streets).

[3] May be reduced to a two-foot grass separation to allow for preservation of existing quality vegetation.

_____

(e)

Lots.

(1)

Generally.

(A)

The shape, location and orientation of all lots within a development shall be appropriate for the uses proposed and be in accordance with the zoning districts.

(B)

Residential lots shall have side lot lines that are within fifteen degrees of a right angle to the street and right-of-way.

(C)

Except as permitted by this UDO, lots shall not be permitted to be through lots.

(2)

Intersection Radii.

(A)

At intersections of streets and alleys, property line corners shall be rounded by arcs of at least twenty feet in radius, or by chords of such arcs.

(B)

At intersections of streets, the property line corners shall be rounded by arcs with radii of not less than twenty-five feet, or by chords of such arcs.

(C)

At intersections of alleys, the property line corners shall be rounded by arcs with radii of not less than ten feet, or by the chord of such arcs.

(3)

Design.

(A)

Commercial developments (e.g., multi-tenant centers, commercial areas, and office parks) shall be designed as a single project no matter how many lots are created. All areas of the parent tract shall be shown as they are intended to be laid out and used.

(B)

All lots shall be designed with a depth-to-width ratio not to exceed four to one.

(C)

The minimum lot width of all lots shall be measured at the required front building setback line.

(D)

All new single-family, duplex, triplex, and fourplex residential lots shall have frontage on a public street right-of-way or shall be part of a cottage home development with frontage on a public street right-of-way.

(E)

The Plan Commission may modify lot and setback standards in order to create a common area development plat. This approval is subject to the following standards:

i.

A petitioner shall request a common area development designation with the primary plat;

ii.

All individual units shall be placed on an individual lot;

iii.

All units shall have individual utility service;

iv.

Lot lines shall not extend more than ten feet from any structure; and

v.

All areas outside of individual lots shall be placed within common area.

(F)

The Plan Commission may approve alternative setback standards in order to create a zero-lot line development plat, subject to the following standards:

i.

The petitioner shall request a zero-lot line development designation with the primary plat;

ii.

All individual units shall be placed on an individual lot; and

iii.

All units shall have individual utility service.

(f)

Monuments and Markers.

(1)

Installation of Monuments and Markers. All monument and marker improvements shall be installed per 865 IAC 1-12-18.

(2)

Centerline Monuments. Monuments conforming to 865 IAC 1-12-18(a)(2) shall be set on street centerlines at the beginning and end of curves and at the intersection of centerlines. When it is not practical to set a centerline monument in accordance with 865 IAC 1-12-18(a)(2), a centerline monument conforming to 865 IAC 1-12-18(a)(3) shall be set.

(3)

Reporting. Upon completion of the development, as-built drawings shall be submitted showing where monuments and markers were placed. This shall be accompanied by an affidavit from the surveyor certifying that the monuments and markers are still accurately in place, and were not removed, moved, or buried such that they do not accurately denote surveyed lines or cannot be easily located.

(g)

Open Space.

(1)

Generally.

(A)

All residential developments shall have a percentage of the land set aside for open space.

(B)

Subdivisions shall provide the minimum required open space per Table 05-5 (Subdivision Development Standards).

(2)

Common Areas. In addition to easements required by Subsection 20.05.040: Easements, the following environmental features shall be placed within Common Areas on the plat:

(A)

Karst Features: All karst features and their required buffer zones that have a total area of one-half acre or greater.

(B)

Riparian Buffers: All riparian buffers defined as Streamside or Intermediate Zone.

(C)

Flooways: All areas within regulatory floodways.

(D)

Wetlands: All delineated wetlands and required wetland buffer areas.

(E)

Forested Areas: All contiguous areas of tree cover totaling one acre or greater that are required to be preserved.

(3)

Site Features that Qualify as Open Space. The following features count toward the minimum open space requirements as described:

(A)

Conservation Areas. Any required preservation/conservation area shall count toward open space requirements.

(B)

Man-Made Water Features. Any man-made water feature (including retention facilities) shall count toward minimum open space if it supports aquatic life and provides native habitat as follows:

i.

Surface Area. A surface area at normal pool elevation of at least thirty-two thousand six hundred seventy square feet (0.75 acres); and

ii.

Perimeter Access.

1.

A buffer area around the full circumference of the water feature of at least fifty feet from the top of bank shall be available as open space.

2.

This open space shall be planted and maintained as wildlife habitat. This includes use of native (no more than twenty percent lawn grass) species including prairie grasses and/or tree planting.

(C)

Dry Detention Facilities. Man-made stormwater detention facilities (dry) shall count toward the minimum open space if they meet the following standards:

i.

Area. The facility shall have at least ten thousand eight hundred ninety square feet of flat bottom (0.25 acres).

ii.

Depth. The man-made depth of the detention facility shall not exceed four feet from top of bank.

iii.

Slope. The man-made slopes within the detention facility shall not exceed a four to one ratio.

iv.

Perimeter Access.

1.

A buffer area around the full circumference of the facility of at least twenty-five feet from the top of bank shall be available as open space.

2.

This open space (facility and buffer area) shall be planted and maintained as usable area. This includes use of prairie grasses, native species, native ground cover, or lawn grass. Tree planting shall not be within the basin area or on the slopes of the bank.

(D)

Regulated Floodplain. The regulated floodplain of any stream, regulated drain, or river shall count toward the open space requirements.

(E)

Other. Other common areas set aside to meet open space requirements.

(h)

Storm Water.

(1)

Applicability. All proposed subdivisions submitted for approval, under the provisions of this UDO, shall provide for the collection and management of all surface water drainage.

(2)

Drainage Plan. All subdivision requests shall include the submittal of a drainage plan to the City Utilities Department, and are subject to the requirements of Title 13 (Stormwater) of the Bloomington Municipal Code.

(3)

Common Area. Engineered and built drainage improvements, including but not limited to detention and retention facilities, for subdivisions shall be contained within common areas. Such improvements shall be constructed and maintained according to City Utilities Department standards.

(4)

Easements. Features and improvements shall be located within easements where required, in accordance with the Administrative Manual and this UDO.

(i)

Flood Damage Mitigation. All subdivision proposals shall:

(1)

Be consistent with the need to minimize flood damage.

(2)

Have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage.

(3)

Have adequate drainage provided to reduce exposure to flood hazards.

(j)

Streets and Rights-of-Way.

(1)

Applicability. All developments submitted for subdivision approval shall allocate adequate areas for new streets in conformity with this UDO and Transportation Plan.

(2)

Private Streets.

(A)

Unless approved by the Plan Commission and the Board of Public Works, private streets are not permitted. All proposed streets shall have right-of-way dedicated as indicated on the Transportation Plan.

(B)

All private streets shall be constructed to the public street standards established in this UDO and other applicable City standards.

(3)

Dedication of Right-of-Way. In developments that adjoin or include existing streets that do not conform to the minimum right-of-way dimensions as established in the Transportation Plan, the petitioner shall dedicate additional right-of-way width as fee simple right-of-way width along either one or both sides of such streets in order to bring them up to standards.

(4)

Construction and Installation Standards for Streets.

(A)

All street improvements are to be designed, constructed and installed per the City Planning and Transportation Department standards and specifications.

(B)

Any new development that includes the construction of a new or widened public street shall be required to install underground telecommunications conduit to extend the City's fiber optic network, known as the Bloomington Digital Underground (BDU). Conduit installation shall be in accordance with BDU specifications and permit requirements of the City of Bloomington. This requirement shall not apply if the Planning and Transportation Director determines that the installation of underground telecommunications conduit is not necessary after review by the City's director of information and technology services.

(5)

Street Design.

(A)

General Street Layout. Streets shall be laid out on the parent tract:

i.

In an orderly and logical manner;

ii.

To provide connectivity to adjacent parcels;

iii.

To provide pedestrian and vehicular safety; and

iv.

To provide reasonably direct access to the primary circulation system.

(B)

Topographical Consideration. Streets shall be adjusted to the contour of the land so as to minimize cutting and filling activity on natural terrain.

(C)

Design Speed. The maximum design speed for streets shall be in accordance with AASHTO and City Planning and Transportation Department requirements.

(D)

Connectivity. All developments shall provide stub streets to connect to adjacent properties.

i.

Where the development abuts undeveloped land, the final number and location of stub streets shall be determined by the Plan Commission.

ii.

Where the development abuts land that has established stub streets, built or platted, the petitioner shall design the street system to connect to those stub streets.

(E)

Stub Streets. Stub streets shall be constructed at the same time the other streets are built within the development.

i.

Temporary turnaround areas that can be surfaced with asphalt, concrete, or permeable pavers, may be required to provide safe turnaround for emergency vehicles. Such areas shall be located within dedicated street rights-of-way and shall be removed when stub streets are further extended.

ii.

A permanent public sign shall be installed at the terminus of the stub street stating clearly that the street will connect to future development.

(F)

Gated Entrances. Gated entrances are not permitted.

(G)

Intersections. All intersections of two streets shall be within fifteen degrees of perpendicular as measured at the street centerlines. Intersections of more than two streets at one point shall not be permitted. Local street intersections with centerline offsets of less than one hundred twenty-five feet shall not be permitted.

(H)

Right-of-Way Width.

i.

The minimum right-of-way width shall be as indicated on the Transportation Plan unless specified otherwise in this UDO.

ii.

The minimum right-of-way dimensions established in the Transportation Plan may be reduced upon approval of the City traffic and transportation engineer and fire chief, or designee if:

1.

The reduction will mitigate environmental impacts; or

2.

The reduction will result in alignment with adjacent streets.

(I)

Street Width.

i.

The minimum street pavement width shall be as indicated on the Transportation Plan. Street width shall be determined by measuring from back of curb to back of curb unless specified otherwise in this UDO.

ii.

The minimum street width dimensions established in the Transportation Plan may be reduced upon approval of the City traffic and transportation engineer and fire chief, or designee if:

1.

The reduction will mitigate environmental impacts; or

2.

The reduction will result in alignment with adjacent streets.

(J)

Curb Type. All subdivisions shall use vertical curbs.

(K)

Cul-de-sac Length. The maximum cul-de-sac length shall be as indicated in Table 05-5 (Subdivision Development Standards).

(L)

Cul-de-sac Terminus. The terminus of each cul-de-sac shall be a round bulb, large enough to accommodate the largest fire truck in service within the City.

(M)

Permanent Dead-End Streets. Dead-end streets are prohibited. Dead-end streets do not include culs-de-sac or stub streets.

(N)

Eyebrows. Eyebrow street designs shall not be permitted.

(O)

Block Length. The maximum block length shall be as indicated in Table 05-5 (Subdivision Development Standards).

(P)

Pavement Thickness. The minimum street pavement thickness shall conform to City of Bloomington standards based on the street's classification in the Transportation Plan.

(6)

Alleys. Alleys are considered an essential part of a traditional neighborhood design; therefore, they shall be integrated into the overall design of traditional neighborhood subdivisions. In other types of subdivisions, alleys may be utilized where they are compatible with surrounding residential development patterns.

(A)

Alleys shall be public with a minimum of twenty feet of right-of-way.

(B)

Alleys shall have a minimum of fourteen feet of pavement width.

(C)

Alleys are not required to have a curb.

(D)

Alley intersections with public streets shall not exceed twenty degrees from perpendicular to said streets.

(E)

The minimum corner radius at any alley intersection with a public street shall be ten feet. The corner radius may be reduced upon a determination by the City Planning and Transportation Department that such a reduction is not expected to have a significant impact on vehicle, bicycle, or pedestrian safety at the intersection and such a reduction is within engineering standards or guidelines for vehicle, bicycle, or pedestrian modes.

(F)

All alleys are to be constructed per standards of the City Planning and Transportation Department.

(7)

Arterial Frontages.

(A)

Residential. All residential subdivisions shall be designed so that no residential lot directly borders an arterial level street unless those lots use alley access, an access street, or obtain access from a street other than an arterial and provide a buffer to screen the visual impacts of homes along arterial level streets.

i.

Alley Access. Individual single-family (attached and detached), duplex, triplex, or fourplex residential lots may directly front arterial streets if rear alleys are used for all lots fronting the arterial street.

1.

Front setbacks for these lots shall be increased to a minimum of forty feet from the proposed right-of-way indicated on the Transportation Plan.

2.

Alleys shall be constructed to standards of Section 20.05.050(j)(6) (Alleys).

ii.

Access Street. Individual single-family (attached and detached), duplex, triplex, or fourplex residential lots may front arterial level streets if an access street is used.

1.

This access street must be separated from the proposed right-of-way indicated on the Transportation Plan by a grass strip of at least twenty feet in width.

2.

An access street shall be designed to accommodate two-way traffic.

3.

An access street shall be designed to generally run parallel to the arterial level street.

4.

Access streets shall be placed within additional right-of-way or an access easement.

5.

Access streets shall be paved to a minimum width established in the most recent Transportation Plan for that street type.

6.

In addition to the required pedestrian facility along the arterial level street, a sidewalk five feet in width shall be installed adjacent to the residential lots on the access street.

7.

Access streets must provide two points of ingress/egress to the arterial street if they give access to ten or more residential lots or if they exceed five hundred feet in length.

8.

No more than two ingress/egress points are permitted for an access street.

iii.

Buffer. Through lots may be used with the rear of the lots facing the arterial level street if a buffer is established between the residential lots and the arterial level street and such buffer is maintained as common area through a recorded easement.

1.

The buffer shall be a minimum of thirty feet in width measured from the proposed right-of-way indicated on the Transportation Plan.

2.

The buffer shall include one of the following features:

a.

A solid wall or combination of walls a minimum of three feet in height, combined with landscaping sufficient to achieve a nonlinear, dense buffer of evergreen and deciduous trees, that together equal to at least seventy-five percent of the subdivision's lineal frontage along an arterial street.

b.

A landscaped berm a minimum of three feet in height and ten feet in width installed in a nonlinear manner. Landscaping within the buffer area shall be equal to one canopy tree, two ornamental trees, two evergreen trees and ten large shrubs for every fifty feet of arterial frontage.

3.

No feature may interfere with sight requirements for safe ingress and egress.

(B)

Mixed-Use/Nonresidential. Shared access along arterial level streets for mixed-use or nonresidential subdivisions shall be used to the maximum extent possible.

i.

Ingress/Egress.

1.

Developments with fifteen acres or less shall have a maximum of one ingress/egress point onto an arterial level street if a secondary access street is present and a maximum of two ingress/egress points onto an arterial level street if no secondary access street is present.

2.

Developments with more than fifteen acres shall have a maximum of three ingress/egress points onto a public street(s).

3.

Ingress/egress points onto arterial streets shall be separated by a minimum of two hundred feet from any intersection or another ingress/egress point.

ii.

Traffic Lanes. Shared access streets shall be designed to accommodate two-way traffic.

iii.

Right-of-Way or Easement. Shared access streets shall be placed within additional right-of-way or permanent access easement.

iv.

Pavement Width. Access streets shall be a minimum of twenty feet in width.

v.

Sidewalks. Access streets shall have sidewalks adjacent to the lots and be integrated into the overall pedestrian network.

(8)

Street Names.

(A)

Proposed Street Name.

i.

The petitioner shall propose a unique name for each street within the development at the time of primary plat petition.

ii.

The names of all new public and private streets are subject to approval by the City Planning and Transportation Department in compliance with emergency-911 street naming procedures and the standards in this section.

(B)

Street Name Standards. Within the jurisdiction of this ordinance, the following standards shall apply:

i.

Streets that are continuations of, or obviously in alignment with, any existing streets, either constructed or appearing on a validly recorded plat, shall bear the names of such existing streets.

ii.

The root street name (e.g., "Maple") shall not duplicate or be phonetically similar to any existing street name. The only exception to this rule is if a new street is the continuation of an existing street, in which case, the new street shall have the exact same name as the existing street.

iii.

Deviations in suffix names (e.g., "Street," "Court," or "Avenue") shall not constitute a unique name. Therefore, if "Maple Street" exists, the name "Maple Court" shall not be permissible.

iv.

Street address numbers for all lots shall be assigned by the City Planning and Transportation Department and shall be identified on the secondary plat.

v.

Approved street names shall be identified on the secondary plat.

(C)

Authority to Rename a Proposed Street. The Plan Commission, the Board of Public Works, the Planning and Transportation Director, or e-911 coordinator shall have the authority to require a new name to be chosen for any street. If a new name is not proposed by the petitioner, the Board of Public Works shall have the right to rename the street prior to secondary plat approval.

(9)

Street Signs.

(A)

Applicability. Every street shall have the minimum number of public signs necessary to:

i.

Effectively direct or notify drivers, bicyclists, and pedestrians; and

ii.

Provide an information system for visitors to efficiently find a certain street, address, or development amenity.

(B)

City's Responsibilities. The petitioner shall be responsible for disseminating specifications for the installation of all public safety related street signs for streets, including, but not limited to speed limit signs, stop signs, yield signs and street name signs. The City's engineering policies and nationally recognized engineering standards shall be used to determine the type, size, height and location of each of these public signs required for any development. Site specific engineering work necessary to document compliance shall be prepared by a licensed engineer.

(C)

Petitioner's Responsibilities.

i.

The petitioner shall be required to install public signs prior to any street being opened to public. These public signs shall be installed in the location and to the height determined by the City Planning and Transportation Department.

ii.

The petitioner shall install a minimum of one street name public sign at each street intersection within the subdivision and on all perimeter intersections. At least one public sign shall be set on the most conspicuous corner of the intersections, at a point approximately six inches from the sidewalk intersection (on the street side).

iii.

The petitioner shall install temporary street name public signs for any streets open to the public during construction. Such public signs shall meet the location requirements specified for street name public signs in (ii) above. Temporary street name public signs shall be removed when permanent street name public signs are installed.

(10)

Street Lighting.

(A)

Street Lighting Plan. All subdivisions shall be required to have a street lighting plan approved by the City Engineering Department and submitted to the City Board of Public Works as a component of the secondary plat proposal. The street lighting plan shall be certified by the local public electric company.

(B)

Street Lighting Plan Approval. All certified street lighting plans shall be accepted by the City Board of Public Works prior to secondary plat signing. Street lighting plans shall include, but not be limited to, spacing of the fixtures, fixture type, fixture color, easements, light shielding, and the manufacturer. Full cutoff fixtures shall be used. The developer shall be responsible for installing all streetlights in accordance with the approved street lighting plan.

(C)

Alternative Street Lighting Plans. Requests, including but not limited to the provision of specialized fixtures or use of privately-owned lights, may be considered by the City Board of Public Works as an alternative to conventional street lighting plans.

(k)

Utilities.

(1)

Sanitary Sewer Standards.

(A)

Applicability. All subdivisions proposed to the Plan Commission for approval under the provisions of this UDO shall provide for the collection of all sanitary sewage discharges by the installation of sanitary sewers. These sewers shall be tied into the community-wide system as per City utilities department standards and constructed within street rights-of-way or within dedicated sewer easements.

(B)

Location. Septic systems shall not be permitted unless adequate sewer system service is not available and such unavailability is verified by the City utilities department.

(2)

Water Service Standards

(A)

Applicability. All proposed plats submitted to the Plan Commission for approval, under the provisions of this chapter, shall provide for the installation of a complete potable water and fire protection distribution system.

(B)

Private/Semipublic Systems. Private or semipublic water supplies and distribution systems shall not be allowed.

(C)

Extension of Public Water Supplies. The extension of public water supplies and distribution systems shall be made at the sole expense of the petitioner. The construction plans shall be approved by the City utilities department and shall be on file with the City utilities department prior to the issuance of secondary plat approval.

(3)

Coordination of Sewer/Waterline Installation. It shall be the petitioner's responsibility to coordinate the installation of the sewer and water system with other utilities. Conflicts with prior constructed utilities and damage to them shall not be allowed. If such damage occurs, the work shall be stopped, and damages repaired before allowing the work to continue.

(4)

Fire Hydrants. Fire hydrants shall be installed along all public streets and shall have a maximum distance between hydrants of six hundred feet, or otherwise approved by the fire chief.

(5)

Construction Standards for Utilities. All public utility improvements shall be designed and installed as per City Utilities Department standards. All new utility lines shall be buried.

(l)

Universal Design.

(1)

In subdivisions or phases of subdivisions approved after April 18, 2020 that contain more than twenty-five lots designed to accommodate single-family detached or single-family attached dwellings, at least twenty percent of the dwelling units shall incorporate at least one entrance at grade level and not requiring any steps up or down or a ramp for entry.

(2)

In addition, one of the following additional elements of "universal design" is required:

(A)

All interior doorways with at least thirty-two-inch wide openings;

(B)

At least one bathroom with thirty-two-inch counter height;

(C)

At least one bathroom with wall reinforcements for handrails; and/or

(D)

All light switches installed between forty-four and forty-eight inches in height.

(3)

For purposes of determining the applicability of the twenty-five lot threshold, this subsection (l), the Planning and Transportation Director may determine that a proposed subdivision or phase of a subdivision is a part of an earlier, adjacent, subdivision or phase of a subdivision in common or related ownership. If that determination is made, the two subdivisions or phases of subdivisions shall be treated as one, and the requirements of subsection (1) above shall apply to twenty percent of all lots in the two combined subdivisions or phases of subdivisions.

(Amd. of 1-14-2020; Ord. No. 21-19, § II (Att. A), 4-21-2021; Ord. No. 22-11, § II(Att. A), 5-18-2022; Ord. No. 23-04, § 2(Att. A), 4-19-2023; Ord. No. 23-05, § 2(Att. A), 4-19-2023; Ord. No. 2024-05, § II(Att. A), 4-10-2024; Ord. No. 2024-17, § II(Att. A), 9-18-2024; Ord. No. 2025-12, § II(Att. A), 5-21-2025)