Brazil City Zoning Code
STANDARDS OF
DESIGN AND IMPROVEMENT
§ 155.065 COMPLIANCE OF FINAL PLAT.
The final plat of the subdivision shall conform to the principles and standards of design in this subchapter.
(Prior Code, § 156.065) (Ord. 19-1964, passed - -)
§ 155.066 COMPLIANCE TO COMPREHENSIVE PLAN.
The subchapter plan shall conform to the principles and standards which are generally exhibited in the Comprehensive Master Development Plan.
(Prior Code, § 156.066) (Ord. 19-1964, passed - -)
§ 155.067 GENERAL PRINCIPLES.
(A) The street and alley layout shall provide access to all lots and parcels of land within the subdivision, and where streets cross other streets, jogs shall not be created.
(B) Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient.
(C) Certain proposed streets, where appropriate, shall be extended to the boundary line of the tract to be subdivided so as to provide for normal circulation of traffic within the vicinity.
(D) Wherever there exists a dedicated or platted portion of a street or alley adjacent to the proposed subdivision, the remainder of the street or alley to the prescribed width shall be platted within the proposed subdivision.
(E) Widths of arterial streets and feed streets shall conform to the widths specified in the thoroughfare plan.
(F) The minimum right-of-way of residential streets, marginal access streets or culs-de-sac shall terminate in a circular right-of-way with a minimum diameter of 100 feet, or other arrangement for the turning of all vehicles conveniently within the right-of-way and acceptable to the Commission.
(G) Alleys shall be discouraged in residential districts but should be included in commercial and industrial areas where needed for loading and unloading or access purposes and, where platted, shall be at least 20 feet in width.
(H) The centerline of streets should intersect as nearly at right angles as possible.
(I) At intersections of streets and alleys, property line corners shall be rounded by arcs of at least 16 and one-half feet radii or by chords of like arcs.
(J) At intersections of streets the property line corners shall be rounded by arcs with radii of not less than 20 feet, or by chords of like arcs.
(K) If the smaller angle of intersection of two streets is less than 60 degrees, the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the Commission.
(L) Intersections of more than two streets at one point shall be avoided.
(M) Where parkways or special types of streets are involved, the Commission may apply special standards to be followed in their design.
(N) Whenever the proposed subdivision contains, or is adjacent to a railroad right-of-way, or a highway designated as a limited access highway by the appropriate highway authorities, provision shall be made for a marginal access street, or a parallel street at a distance acceptable for the appropriate use of the land between the highway or railroad and like streets.
(O) Horizontal visibility on curved streets and vertical visibility on all streets must be maintained along the centerlines as follows:
(1) Arterial streets: 500 feet;
(2) Feeder streets and parkways: 300 feet; and
(3) Residential streets: 150 feet.
(P) Curvature measured along the centerline shall have a minimum radius as follows:
(1) Arterial streets: 500 feet;
(2) Feeder streets and parkways: 300 feet; and
(3) Residential streets: 150 feet.
(Q) Between reversed curves on arterial streets there shall be a tangent of not less than 100 feet and on a feeder and residential streets the tangent shall be not less than 40 feet.
(R) Maximum grades for streets shall be as follows:
(1) Arterial streets: Not greater than 6%; and
(2) Feeder and residential streets and alleys: Not greater than 8%.
(S) The minimum grade of any street gutter shall not be less than 0.4%.
(Prior Code, § 156.067) (Ord. 19-1964, passed - -)
§ 155.068 BLOCKS.
(A) Blocks should not exceed 1,500 feet in length.
(B) Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth, except where an interior street parallels a limited access highway or an arterial street or a railroad right-of-way.
(Prior Code, § 156.068) (Ord. 19-1964, passed - -)
§ 155.069 LOTS.
(A) All lots shall abut on a street or place.
(B) Side lines of lots shall be at approximately right angles to straight streets and on radial lines on curved streets. Some variation from this rule is permissible, but pointed or very irregular lots should be avoided.
(C) Double frontage lots should not be platted, except that where desired along arterial streets, lots may face on an interior street and back on thoroughfares. In that event, a planting strip or a screen, at least 20 feet in width shall be provided along the back of the lot.
(D) Widths and areas of lots shall be not less than provided in the Zoning Code.
(E) Wherever possible, unit shopping centers, based on sound development standards, should be designed in contrast to the platting of lots for individual commercial use.
(F) Corner residential lots shall be wider than normal in order to permit appropriate setbacks from both streets.
(Prior Code, § 156.069) (Ord. 19-1964, passed - -)
§ 155.070 EASEMENTS.
(A) Where alleys are not provided, easements for utilities shall be provided. Easements shall have minimum widths of ten feet, and where located along lot lines, one-half of the width shall be taken from each lot.
(B) Before determining the location of easements the plan shall be discussed with the local public utility companies to assure their proper placing for the installation of services.
(Prior Code, § 156.070) (Ord. 19-1964, passed - -)
§ 155.071 BUILDING SETBACK LINES.
Building setback lines shall be as provided in the Zoning Code or as provided by the Commission.
(Prior Code, § 156.071) (Ord. 19-1964, passed - -)
§ 155.072 PUBLIC OPEN SPACES.
(A) Where sites for parks, schools, playgrounds or other public uses are located within the subdivision area as shown on the Comprehensive Master Development Plan, the Commission may request their dedication for some purposes, or their reservation for a period of one year following the date of the approval of the final plat.
(B) In the event a governmental agency concerned passes a resolution expressing its intent to acquire the land so reserved, the reservation period shall be extended for an additional six months.
(Prior Code, § 156.072) (Ord. 19-1964, passed - -)
§ 155.073 CONFORMANCE AND INSTALLATION.
The final plat of the subdivision shall conform to the standards of improvements in this subchapter, which shall be installed under the supervision of an inspector whose qualifications meet the approval of the City Engineer, and the cost of inspection shall be borne by the subdivider.
(Prior Code, § 156.073) (Ord. 19-1964, passed - -)
§ 155.074 MONUMENTS AND MARKERS.
(A) Monuments and markers shall be placed so that the center of the pipe or marked point shall coincide exactly with the intersection of lines to be marked and shall be set so that the top of the monument or marker is level with the finished grade.
(B) Monuments shall be set:
(1) At the intersection of all lines forming angles in the boundary of the subdivision; and/or
(2) At the intersection of street property lines.
(C) Markers shall be set:
(1) At the beginning and ending of all curves along street property lines;
(2) At all points where lot lines intersect curves, either front or rear;
(3) At all angles in property lines of lots; and/or
(4) At all other lots corners not established by a monument.
(D) (1) Monuments shall be of stone, precast concrete or concrete poured in place with minimum dimensions of four inches by 30 inches, set vertically in place.
(2) They shall be marked on top with an iron or copper dowel set flush with the top of the monument, or deeply scored on top with a cross.
(3) Markers shall consist of iron pipes or steel bars at least 30 inches long, and not less than five-eighths-inch in diameter.
(Prior Code, § 156.074) (Ord. 19-1964, passed - -)
§ 155.075 STREETS.
(A) Streets (and alleys, where provided), shall be competed to grades shown on plans, profiles and cross-sections, provided by the subdivider, and prepared by a registered professional engineer and approved by the Commission.
(B) (1) The streets shall be graded, surfaced and improved to the dimensions required by the cross-section and the work shall be performed in the manner prescribed in the latest issue of Standard Specifications for Road and Bridge Construction of the State Highway Commission. Streets shall be surfaced to the following minimum widths.
(a) The width of standard pavements (which shall include curbing) required is 31 feet.
(b) Alleys shall be surfaced to a minimum width of 16 feet. Cul-de-sac turn-arounds shall be paved to within five feet of the right-of-way.
(2) In a subdivision proposed to contain lots having a minimum area of less than 20,000 square feet, or in a subdivision proposed to have streets which are extensions of existing paved streets, the streets shall be surfaced with Portland cement concrete or a flexible pavement and constructed in accordance with design characteristics at least equal to those given below.
(3) In a subdivision proposed to contain lots having a minimum area of 20,000 square feet, the streets shall be surfaced with a minimum of nine inches of compacted aggregate laid on prepared subgrade constructed in accordance with “Section C-9 Compacted Aggregate Base” in the latest issue of Standard Specifications for Road and Bridge Construction of the State Highway Commission.
Design Characteristics of Street Pavement | |||
Kind of Pavement | Type of Street | ||
Arterial | Feeder | Residential and Alley | |
Design Characteristics of Street Pavement | |||
Kind of Pavement | Type of Street | ||
Arterial | Feeder | Residential and Alley | |
Concrete | |||
Balanced design thickness* | 9 x 6 x 9 inches | 8 x 5-1/2 x 8 inches | 7-1/2 x 5 x 7-1/2 inches |
Uniform design thickness | 70-1/4 inches | 6-1/2 inches | 6 inches |
Flexible** | |||
Asphaltic surface course | 3 inches | 2 inches | 1 inch |
Base: Bituminous coated aggregate | 4 inches | 3 inches | 3 inches |
Sub-base: | |||
Compacted aggregate | 7 inches | 6 inches | 6 inches |
Total thickness | 14 inches | 11 inches | 10 inches |
*Intersections to be of uniform design using edge thickness. | |||
**For intersections and parking strips on residential streets, use feeder street design characteristics. | |||
(C) Prior to the construction of street or alley surfaces and pavements, adequate drainage facilities shall be installed by the subdivider, according to plans furnished by the subdivider, prepared by a registered professional engineer or a registered land surveyor and approved by the Commission.
(D) A storm drainage analysis based on a five-year, one-hour rainfall shall be used as the basis for the drainage system. A copy of the analysis is to be submitted to the Commission with the drainage facility plans. Pipe used for drainage shall be of coated corrugated metal, concrete or vitrified clay of an approved design and of size and strength to meet the requirements of the specific conditions which may be encountered.
(E) Minimum diameters of pipe to be used shall be as follows:
(1) Roadway cross-drains: 12 inches;
(2) Entrance culverts: 12 inches; and
(3) Perforated under-drains: Eight inches.
(F) On completion of the street improvements, a minimum of two sets of as-built plans and profiles shall be filed with the Commission.
(Prior Code, § 156.075) (Ord. 19-1964, passed - -)
§ 155.076 SEWERS.
(A) The subdivider shall provide the subdivision with sanitary sewage facilities in accordance with one of the three following procedures.
(1) Public collection system. In all cases where it is possible the developer shall construct a sanitary sewer system connected to a municipal sewer. The plans for the system shall be approved by the affected municipality and the Commission and shall be designed and constructed in accordance with the municipal specifications.
(2) Local treatment system. Where it is not practical to connect the subdivision sanitary sewer system to the municipal sewer, the subdivider shall construct a local treatment system consisting of the necessary house laterals, service mains and interceptors required to conduct the subdivision’s sewage to a single treatment facility. All aspects of a system, including the treatment facility, shall be designed and constructed by the developer in accordance with the requirements of the State Board of Health and the County Health Officer.
(3) Private disposal system. Where divisions (A)(1) and (A)(2) above are not practical, the Commission may permit the developer to install on each lot an individual sewage disposal system consisting of a septic tank and the absorption field or other approved disposal system. These systems shall be designed and constructed by the developer in accordance with the regulations of the State Board of Health and the County Health Officer. In no case, however, shall private disposal systems be permitted where rock or impervious clay conditions exist which would prevent percolation of effluent.
(B) The plans for the installation of the sanitary sewage facilities shall be provided by the subdivider, prepared by a registered professional engineer and approved by the State Board of Health, the State Stream Pollution Control Board, the County Health Officer and the Board of Public Works. On the completion of sanitary sewer installations, two sets of the as-built plans for the system shall be filed with the Commission.
(C) For the purpose of this section and in § 155.077, the phrase THE SUBDIVIDER SHALL PROVIDE shall mean that the subdivider shall install the facility referred to, or whenever a private sewage disposal system or an individual water supply is to be provided, that the subdivider shall require, as a condition of the sale of each lot or parcel in the subdivision, that the facilities referred to in these sections shall be installed by the developer of the lots in accordance with these regulations.
(Prior Code, § 156.076) (Ord. 19-1964, passed - -)
§ 155.077 WATER.
(A) The subdivider shall provide the subdivision with a complete water main supply system which shall be connected to a municipal or community water utility system, except, that when water supply is not available, the subdivider shall provide an individual water supply on each lot in the subdivision in accordance with requirements of the State Board of Health and the County Health Officer.
(B) The plans for the installation of a water main supply system shall be provided by the subdivider and approved by the affected utility, and the State Board of Health and the County Health Officer and the Board of Works. The plans for the water main system shall include fire hydrant locations. Construction of water mains and house services to be placed within the improved portion of the street right-of-way shall be completed prior to the placement of the surface improvements. On the completion of the water supply installation, two sets of the plans for the system as-built shall be filed with the Commission.
(Prior Code, § 156.077) (Ord. 19-1964, passed - -)
§ 155.078 PUBLIC UTILITY IMPROVEMENTS.
(B) On the installation of improvements which cross or adjoin other properties and can be used by properties, the subdivider and the city may by contract agree that on the connection or use of the installation made by the subdivider or by others, within a period of ten years following their installations, the new user shall pay to the city a fee in an amount agreed on by the subdivider and the city, the amount of the fee to be credited to and paid to the subdivider.
(Prior Code, § 156.078) (Ord. 19-1964, passed - -)
§ 155.079 CURB AND GUTTER.
(A) In a subdivision proposed to contain lots having a minimum area of less than 20,000 square feet the Commission shall require curb and gutter to be installed on each side of the street surface. The plans for the installation of the curb and gutter shall be approved by the Commission.
(B) The curb and gutter shall be of one of the construction types shown in division (B)(3) below and shall be constructed according to the following specifications.
(1) The base for the curb and gutter shall be well-compacted on the existing base or grade.
(2) The minimum specifications shall be as shown for the three types of cross-sections in division (B)(3) below.
(3) All concrete used in the curb and gutter shall meet the State Highway Commission specific at ions.
(Prior Code, § 156.079) ( Ord. 19-1964, passed - -)
§ 155.080 SIDEWALKS.
( A ) T he C ommissi on shall not re quire si dewalks in a su bdivisio n propose d to co ntain lo ts ha ving a m inimum ar ea of 2 0,000 sq uare feet or more, b ut may re quire the subdivider to install sidewalks in a subdivision proposed to contain lots having a minimum of less than 20,000 square feet for the following conditions:
(1) On each side of a street classified as arterial in the thoroughfare plan;
(2) On streets which are proposed to be extensions of streets already having sidewalks on either one or both sides;
(3) On streets in the vicinity of schools or other public buildings which, in the Commission’s judgment, sidewalks would be necessary for the safety, welfare and convenience of pedestrians; and
(4) On all streets within the city.
(B) If sidewalks are provided, they shall be constructed of Portland cement concrete, at least four inches thick and four feet wide, and the edge of walks adjacent to the property line of the street shall be placed at least one foot from the property line.
(C) If sidewalks are not provided, the street grade shall be completed so that additional grading would not be necessary for any future provisions of sidewalks.
(Prior Code, § 156.080) (Ord. 19-1964, passed - -)
§ 155.081 SIGNS.
The subdivider shall provide the subdivision with street signs acceptable to the Commission at the intersection of all streets.
(Prior Code, § 156.081) (Ord. 19-1964, passed - -)
§ 155.082 STREET LIGHTS AND FIRE HYDRANTS.
The subdivider shall provide the subdivision with street lights, and when a water main supply is utilized, with fire hydrants, the quantity and location of which will be determined by the Commission.
(Prior Code, § 156.082) (Ord. 19-1964, passed - -)