Dennison City Zoning Code
SUBDIVISION DESIGN
STANDARDS
§ 155.415 GENERAL STATEMENT OF APPLICATION.
(A) The regulations in this subchapter shall control the manner in which streets, lots and other elements of a subdivision are arranged on the land. These design controls shall help ensure convenience and safe streets, the creation of usable lots, the provision of space for public utilities and the reservation of land for recreational uses. The planning of attractive and functional neighborhoods shall be promoted, minimizing the undesirable features of unplanned, haphazard growth.
(B) The Planning Commission and appropriate village officials shall have the responsibility for reviewing the design of each future subdivision early in its design development. The Planning Commission shall ensure that all of the requirements of this subchapter are met.
(Ord. 2317, passed 12-21-2006)
§ 155.416 CONFORMITY TO DEVELOPMENT PLANS AND ZONING.
The arrangement, character, and location of all arterial and collector thoroughfares or extensions thereof shall conform with the major thoroughfare plan. Thoroughfares not contained in such plan shall conform to the recommendation of the Planning Commission based upon such design standards set forth in the Public Works Improvements Design Manual and §§ 155.417 through 155.427 of this subchapter. In addition, the final plat shall conform to the Zoning Code.
(Ord. 2317, passed 12-21-2006)
§ 155.417 SUITABILITY OF LAND.
If the Planning Commission finds that land proposed to be subdivided is unsuitable for subdivision development due to flooding, poor drainage, topography, soils, inadequate water supply or sewage disposal, transportation facilities, and other such conditions which may endanger health, life, or property, and, if from investigations conducted by the public agencies concerned it is determined that, in the best interest of the public, the land should not be developed for the purpose proposed, the Planning Commission shall not approve the land for subdivision unless adequate methods are advanced by the subdivider for solving the problems that will be created by the development of the land.
(Ord. 2317, passed 12-21-2006)
§ 155.418 STREET DESIGN GENERALLY.
The arrangement, character, extent, width, grade construction and location of all streets shall conform to the major thoroughfare plan and Public Works Improvements Design Manual. All streets shall be considered in their relation to existing and planned streets, topographical conditions, public convenience and safety, and the proposed uses if the land to be served by such streets. The circulation pattern shall discourage though traffic in the interior of a subdivision. The subdivider shall provide, within the boundaries of the subdivision plat, the necessary right-of-way for the widening, continuance or alignment of such streets in conformity with the major thoroughfare plan. The Planning Commission reserved the right to disapprove any street plan which does not represent good design or does not ensure continuity of existing street systems.
(Ord. 2317, passed 12-21-2006)
§ 155.419 STREET DESIGN STANDARDS FOR CUL-DE-SACS.
The maximum length of a street with a cul-de-sac shall be 600 feet. The terminal right-of-way shall be a circular area with a minimum radius of 50 feet measured from a point on the street centerline.
(Ord. 2317, passed 12-21-2006)
§ 155.420 RIGHTS-OF-WAY FOR ALL STREETS.
The rights-of-way for thoroughfares shall be in accordance with the major thoroughfare plan and the minimum requirements shall be as follows.
Street Type | Right-of-Way Width (Feet) |
Street Type | Right-of-Way Width (Feet) |
Arterial street | 80 |
Limited access highway | 300 |
Local collector street | 60 |
Primary route | 120 |
Residential street | 60 |
Secondary route | 100 |
Special streets | |
Cul-de-sac | 50 (radius) |
Marginal access street | 50 to 60 |
(Ord. 2317, passed 12-21-2006)
§ 155.421 HORIZONTAL ALIGNMENT.
(A) Horizontal street curves shall have the following minimum radii of centerline curvature.
Primary and secondary routes | 300 feet |
Arterial and collector streets | 200 feet |
Residential streets | 100 feet |
(B) A minimum tangent of at least 100 feet shall be provided between reversed curves on all residential streets; greater tangential lengths shall be required on collector and arterial streets and other higher order thoroughfares.
(C) The Planning Commission may modify such minimum standards in the following situations.
(1) When a collector or residential street’s lines deflect from each other at any point by more than ten degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than 200 feet or with such greater radius as the Planning Commission may deem necessary for the particular situation.
(2) For arterial streets, curves with radii adequate to ensure longer sight distances may be required by the Planning Commission.
(3) In subdivisions where the street pattern is curvilinear, curves shall have radii acceptable to the Planning Commission.
(Ord. 2317, passed 12-21-2006)
§ 155.422 VERTICAL ALIGNMENT.
Vertical street profiles shall conform to the grades listed below:
(A) Arterial streets: maximum grade -4%;
(B) Collector and residential streets and alleys: maximum grade -6%;
(C) Intersection approaches for at least 100 feet: maximum grade -4%;
(D) Rate of grade change: maximum grade -4%; and
(E) Minimum grade (normally only with curbs and gutters) -0.1%.
(Ord. 2317, passed 12-21-2006)
§ 155.423 INTERSECTION DESIGN STANDARDS.
(A) Proposed streets shall intersect one another as nearly at right degree angles as topography or other limiting factors will permit. No intersection of streets at angles less than 60 degrees shall be approved unless justified by extreme topographical conditions. In such a case, special provisions as deemed necessary by the Planning Commission shall be made in designing the intersection to afford a satisfactory sight distance of approaching vehicles from each intersecting street.
(B) Residential street intersections shall be rounded with a 25-foot radius measured at the back of curbs, if such intersections occur at right angles. Under the same condition and measured similarly, all other intersections shall be rounded with a radius deemed appropriate by the Planning Commission. If an intersection at an angle less than 60 degrees is unavoidable, the radius of curvature shall be such as to allow vehicles, especially trucks and buses, to make right turns and proceed in the proper lane without encroaching upon the high speed lane of a multi-lane thoroughfare or across the centerline of a two-lane thoroughfare.
(C) Streets jogs at intersections with centerline off-sets shall be avoided. Points of access to a primary or secondary route shall be spaced at a minimum of 800 feet.
(Ord. 2317, passed 12-21-2006)
§ 155.424 SPECIAL STREET TYPES.
The following requirements shall apply to special street types.
(A) Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as a segment of a continuing street plan subject to extension into undeveloped acreage. Temporary dead-end streets shall extend to the boundary of such undeveloped acreage and shall be provided with an interim turn-around satisfactory to the Planning Commission in design. The Planning Commission shall reserve the right to limit the length of such a dead-end street based on principles or proper planning, and the Planning Commission may require a street to extend to the boundary between a proposed subdivision and the undeveloped acreage to provide for future development.
(B) The dedication of a new half-street shall not be permitted. If a parcel to be subdivided exists adjacent to a dedicated or platter and recorded half-width street or alley, the other half-width of such street or alley falling within the proposed subdivision shall be platted, providing that in the opinion of the Planning Commission such right-of-way is necessary for the proper development of the area.
(C) Where subdivision lots would require direct vehicular access onto an existing or proposed primary or secondary route as specified in the major thoroughfare plan, a marginal access street shall be designed. A planting strip of a minimum width of 20 feet shall be provided between the primary or secondary route and the marginal access street.
(D) Where a subdivision borders on or contains the right-of-way of a railroad or an expressway, the Planning Commission may require a street approximately parallel to and on each side of such a right-of-way at a distance which will permit appropriate use of the land situated between such a right-of-way and the required parallel streets. Such distance shall also be determined with due regard for the requirements of approach grades and future grade separates. In addition, the Planning Commission may also require the provision of buffer planting strips, the platting of loop streets or cul-de-sacs connected to such parallel streets, or any combination of such.
(E) Easements or reserve strips controlling access to streets shall be prohibited except where deemed necessary by the Planning Commission and where their control is definitely placed with the village.
(F) In subdividing land along existing streets or roads and within a proposed subdivision, provisions for the dedication of land for one or more streets to undeveloped land not fronting on an existing street or road shall be incorporated. Such access streets shall be spaced not less than 8,010 feet not more than 1,400 feet apart.
(G) Alleys shall not be approved in residential subdivisions except where justified by extreme conditions. Alleys may be approved in commercial and industrial subdivisions if no other provisions can be made for adequate service access. The minimum widths for alleys shall be 20 feet. Alley intersections, sharp changes in alignment and dead-ends shall not be permitted unless extreme conditions would warrant such permission.
(Ord. 2317, passed 12-21-2006)
§ 155.425 STREETS FOR COMMERCIAL AND INDUSTRIAL SUBDIVISIONS.
Streets in commercial and industrial subdivisions shall be so planned as to minimize conflicts between vehicular and pedestrian movement. Such streets shall connect with arterial streets so as to not generate excess tragic on residential streets. The Planning Commission may require marginal access streets in such subdivision to provide maximum safety and convenience.
(Ord. 2317, passed 12-21-2006)
§ 155.426 STREET VACATION.
The Planning Commission shall not recommend to Village Council the vacation of any street dedicated to and accepted by the public if such vacation will adversely affect the proper functioning of the existing street system or any future street plans prepared by, or approved by, the Planning Commission.
(Ord. 2317, passed 12-21-2006)
§ 155.427 NAMES OF STREETS.
Names of streets shall not duplicate nor be confusingly similar to the name of any other street in the village and the county. New streets which are extensions of or in alignment with existing streets shall bead the name of the existing streets.
(Ord. 2317, passed 12-21-2006)
§ 155.428 BLOCKS.
The following regulations shall govern the design and layout of blocks:
(B) Blocks shall be arranged to accommodate lots and building sites of the size and character required by the Zoning Code, to provide for adequate community facilities and to regard the limitations and opportunities or topography;
(C) Irregularly-shaped blocks, those intended for cul-de-sacs and loop streets, and those containing interior parks or playground may be approved by the Planning Commission if properly designed and located;
(D) No blocks shall be longer that 1,400 feet nor less than 600 feet. The block shall normally accommodate two tiers of last and shall have a minimum width of 250 feet, except where unusual topography or other extreme physical circumstances exist;
(E) Where blocks are more that 900 feet in length, a crosswalk easement not less than ten feet in width at or near the halfway point of the block may be required; and
(F) Blocks intended for commercial and industrial subdivisions shall be designed specifically for such purposes and shall include adequate provisions for parking, loading and delivery services. Such blocks shall not be less than 250 feet in width nor less than 1,000 feet in length.
(Ord. 2317, passed 12-21-2006)
§ 155.429 LOTS.
The following regulations shall govern the design and layout of lots:
(A) The lot of arrangement and design shall be such that all lots will provide satisfactory building sites, properly related to topography and the character or surrounding development;
(B) All lots shall conform to or exceed the requirements of the Zoning Code;
(C) Each lot shall front on, be contiguous to or border on a public street;
(D) All side lot lines should be straight lines and should be at right angles to street lines or radial on curved street lines except where the Planning Commission determines that a variation would benefit the public interest;
(E) Lots with double frontage shall be avoided except where the Planning Commission determines that it is essential to overcome specific topographic disadvantages and orientation and location problem due to existing street;
(F) No corner lot shall have a width, measured at the required front setback line, of less than 75 feet;
(G) Lots fronting on a street upon which no other lost face should be avoided. No rear lot line should border adjacent side lot lines. Where the rear lot lines of a subdivision border a thoroughfare, the Planning Commission may require a screen plating contained in a non-access easement or reservation along such road; and
(H) No lot shall have an average depth which is more than five times its average width, nor shall the depth of any lot be less than 120 feet measured from the edge of the road right-of-way.
(Ord. 2317, passed 12-21-2006) Penalty, see § 155.999
§ 155.430 STORM DRAINAGE.
(A) The preferred run-off pattern shall be towards the street. The design of street and grading shall be such that run-off from roofs, driveways and other impervious surfaces will be collected in ditches or gutters in short runs 300 feet to 400 feet in length. The run-off shall then be diverted from the surface into storm sewers to a natural water course. Streets shall be located away from water courses unless storm sewers are to be installed.
(B) Adequate measures for the protection of open and closed drainage channels shall be provided.
(C) Property lines shall be so designed as to follow drainage easements, except that such easements may cross lots larger than one acre.
(D) No water course shall be altered in such a way as to change the amount of direction or flow. No fill, building, nor structures shall be situated in natural water courses unless provision is made for the flow of water in a manner satisfactory to the Village Zoning Administrator and Planning Commission.
(Ord. 2317, passed 12-21-2006) Penalty, see § 155.999
§ 155.431 PUBLIC SITES, OPEN SPACE AND NATURAL FEATURES.
(A) Where a park, playground, school, public access to water frontage or other public uses, which are contained within the Comprehensive Plan are located in whole or in part in a proposed subdivision, the Planning Commission may request the dedication of such area within the subdivision or that provision be made for the acquisition of such area by the proper agency within a period of two years or other mutually-acceptable period.
(B) The Planning Commission may require up to 10% of a subdivision, exclusive of streets, to be allocated for recreational purposes. Such requirement shall depend on the size of the proposed subdivision, the density of population, the location of the subdivision in relation to existing public open spaces and other similar determining factors.
(C) Where a large scale subdivision is proposed, the Planning Commission may require that consideration be given to sites for schools, parks, playgrounds, and other such areas for common use and that provisions be made for such reservation or acquisition by the proper agency.
(D) The Planning Commission reserves the right to deny any approval to a subdivision if such subdivision disregards the preservation of natural features which add value to residential development and the community, such as wooded areas, water courses, beaches, areas of natural or historical significance, and similar irreplaceable assets as determined by the appropriate federal, state and county agencies.
(Ord. 2317, passed 12-21-2006)
§ 155.432 SOIL EROSION REQUIREMENTS.
(A) In the development of a subdivision, the developer shall not create a situation where the erosion of soil can impair a public or private surface ditch, stream, or river, nor shall excessive amounts of sediment be deposited onto an adjoining property. Adequate controls of erosion and sedimentation of both a temporary and permanent nature shall be provided during all phases of clearing, grading, and construction to conserve soil resources and to ensure no significant change in water quality.
(B) In the event that any developer shall intend to make changes in the contour of the land to a degree that erosion and sedimentation may occur, the developer shall submit an erosion and sedimentation plan for approval to the Planning Commission. The Planning Commission will request review of the plan by the Soil and Water Conservation District of the county. Failure to employ the recommended practices is cause to restrain the developer from further work until he or she complies with the recommendations and withholding of performance bond payments for work completed.
(Ord. 2317, passed 12-21-2006)