SUBDIVISION REGULATIONS
Subdivisions in general.
As provided by the code of Alabama in Section 11-51-1, a subdivision is defined as the division of a lot, tract or parcel of land into two (2) or more lots, plats, sites or other divisions of land for the purpose, whether immediate or future, of sale or of building development.
All subdivision applications will consist of certified engineered drawings to include right-of-way and pavement widths, street classification and design speed street grades, base material, pavement thickness, alignment and visibility, curb and gutter details, cul-de-sacs and alleys.
Subdivision and street drainage will be calculated and shown to include all necessary easement and right of ways, storm water mitigation plans will include on site retention.
Sidewalks where required will be shown on the preliminary submittal.
All utilities and there right-of-ways will be shown on preliminary submittal.
No street name shall be used which will duplicate by spelling or otherwise be confused with the name of any existing street.
A.
The city engineer shall determine the classification of all city streets.
B.
All streets shall meet the minimum requirements for right-of-way and pavement widths as follows:
TABLE I. RIGHT-OF-WAY AND PAVEMENT WIDTHS
C.
Subdivisions that adjoin existing roads shall dedicate additional right-of-way to meet the above minimum road width requirements.
D.
The entire right-of-way shall be provided where any part of the subdivision is on both sides of the existing road.
E.
When the subdivision is located on only one (1) side of an existing road, one-half (½) of the required right-of-way, measured from the centerline of the existing roadway, shall be provided. The roadway width shall be paved, unless the city engineer gives approval to the contrary.
F.
Right-of-way for any street, road, or avenue which, in the opinion of the city engineer, is or might become an arterial highway shall be no less than two hundred (200) feet in width.
G.
A minimum of four-foot shoulders shall be constructed at +/- one (1) percent grade.
A.
Local street - 30 M.P.H.
B.
Subcollector, collector or service street - 35 M.P.H.
C.
The minimum radius of horizontal curves, and minimum length of vertical curves, shall be based on design speed and sight distance.
A.
A minimum of six (6) inches of compacted, graded aggregate shall be required on all roadbeds. Additional depth of base material may be required because of anticipated traffic. Eight (8) inches of compacted, graded aggregate shall be required for commercial collector streets. A minimum ninety-two (92) percent compaction for base materials is required in accordance with ALDOT specifications.
B.
A minimum one hundred (100) percent compaction for subgrade base material is required in accordance with ALDOT specifications. The city engineer may require compaction test results, performed by a licensed testing laboratory, prior to release of any performance bond.
The minimum pavement thickness for the various classifications Of City streets shall be as follows:
TABLE II. PAVEMENT THICKNESS
A.
Grades of all streets shall comply with accepted engineering practices. Street grades shall not exceed fifteen (15) percent or be less than one (1) percent. The city engineer may permit some variation from these grade requirements if such variation would not adversely affect the safety and general welfare of the public.
B.
Grades approaching intersection shall not exceed three (3) percent equivalent grade for a distance of not less than fifty (50) feet from the centerline of said intersection.
C.
Streets shall be graded to a minimum line of four (4) feet back of the curb line with a slope of one (1) inch per foot.
D.
Surface cross drainage shall not be allowed.
E.
All streets shall be crowned in the center and have a one-fourth (¼) inch per foot slope.
A.
Minimum radii of horizontal curves shall be not less than two hundred fifty (250) feet.
B.
There shall be a tangent for one hundred (100) feet provided between all reverse curves.
C.
Angular breaks in right-of-way alignment of more than two (2) degrees are not permitted.
D.
Clear horizontal visibility, measured along the centerline, shall be provided for at least two hundred fifty (250) feet in each direction.
E.
Where an existing road or other right-of-way falls within a proposed subdivision tract and the subdivider proposes to abandon this right-of-way, a request for vacation of the street right-of-way shall be filed with the subdivision administrator.
F.
Where there are streets and rights-of-way in existence and are proposed to be retained, they must be designed so as to eliminate all bends, crooks and other hazardous conditions.
A.
Street alignment shall be designed to eliminate sharp curves and street jogs.
B.
Streets shall intersect as nearly at right angles as possible and in no case at an angle of less than seventy-five (75) degrees.
C.
Minimum curb radius at all intersections shall be at least twenty-five (25) feet.
D.
Local and collector streets shall have a clear sight triangle of seventy-five (75) feet from the point of intersection.
E.
Where subdivision streets make intersection with city streets, the intersections shall be made at a point on the city street that will provide a minimum sight distance of two hundred fifty (250) feet in each direction.
F.
All intersections shall have a sufficient turning radius to accommodate traffic in a normal manner.
G.
Any intersection of streets having an interior angle of less than ninety (90) degrees shall have an easement radius, if deemed necessary for the safe turning of traffic.
Streets designed to have one (1) end permanently closed shall be provided at the closed end with a turn around having a minimum right-of-way radius of sixty (60) feet and a minimum pavement radius of forty-five45 feet.
Alleys may be required in commercial and industrial districts, except when special conditions warrant a secondary means of access.
A.
Proper drainage structures shall be constructed at designated locations determined by field inspection and contour maps of the subdivisions with the approval of the city engineer as to the size and number.
B.
Catch basins and drop inlets shall be constructed on grades exceeding twelve (12) percent.
C.
Combination curb and gutter and drop inlets shall be constructed on grades over eight (8) percent or on long unbroken grades. Valley gutters will be allowed on grades not exceeding eight (8) percent.
D.
Water will not be permitted to run down the street more than five hundred (500) feet (where at all possible) without proper drainage structures to intercept surface water.
Sidewalks shall be required in residential subdivisions and developments of less than fifteen thousand (15,000) square feet of lot area per dwelling and where otherwise deemed necessary for public safety.
Public utilities shall be installed prior to city acceptance of streets. All water mains, sanitary sewers and laterals, fire hydrants and storm sewers shall be installed as necessary to prevent the future cutting of the pavement of any street, sidewalk or other public improvement.
Street and curb and gutter specification details are located in the appendix of this ordinance.
SUBDIVISION REGULATIONS
Subdivisions in general.
As provided by the code of Alabama in Section 11-51-1, a subdivision is defined as the division of a lot, tract or parcel of land into two (2) or more lots, plats, sites or other divisions of land for the purpose, whether immediate or future, of sale or of building development.
All subdivision applications will consist of certified engineered drawings to include right-of-way and pavement widths, street classification and design speed street grades, base material, pavement thickness, alignment and visibility, curb and gutter details, cul-de-sacs and alleys.
Subdivision and street drainage will be calculated and shown to include all necessary easement and right of ways, storm water mitigation plans will include on site retention.
Sidewalks where required will be shown on the preliminary submittal.
All utilities and there right-of-ways will be shown on preliminary submittal.
No street name shall be used which will duplicate by spelling or otherwise be confused with the name of any existing street.
A.
The city engineer shall determine the classification of all city streets.
B.
All streets shall meet the minimum requirements for right-of-way and pavement widths as follows:
TABLE I. RIGHT-OF-WAY AND PAVEMENT WIDTHS
C.
Subdivisions that adjoin existing roads shall dedicate additional right-of-way to meet the above minimum road width requirements.
D.
The entire right-of-way shall be provided where any part of the subdivision is on both sides of the existing road.
E.
When the subdivision is located on only one (1) side of an existing road, one-half (½) of the required right-of-way, measured from the centerline of the existing roadway, shall be provided. The roadway width shall be paved, unless the city engineer gives approval to the contrary.
F.
Right-of-way for any street, road, or avenue which, in the opinion of the city engineer, is or might become an arterial highway shall be no less than two hundred (200) feet in width.
G.
A minimum of four-foot shoulders shall be constructed at +/- one (1) percent grade.
A.
Local street - 30 M.P.H.
B.
Subcollector, collector or service street - 35 M.P.H.
C.
The minimum radius of horizontal curves, and minimum length of vertical curves, shall be based on design speed and sight distance.
A.
A minimum of six (6) inches of compacted, graded aggregate shall be required on all roadbeds. Additional depth of base material may be required because of anticipated traffic. Eight (8) inches of compacted, graded aggregate shall be required for commercial collector streets. A minimum ninety-two (92) percent compaction for base materials is required in accordance with ALDOT specifications.
B.
A minimum one hundred (100) percent compaction for subgrade base material is required in accordance with ALDOT specifications. The city engineer may require compaction test results, performed by a licensed testing laboratory, prior to release of any performance bond.
The minimum pavement thickness for the various classifications Of City streets shall be as follows:
TABLE II. PAVEMENT THICKNESS
A.
Grades of all streets shall comply with accepted engineering practices. Street grades shall not exceed fifteen (15) percent or be less than one (1) percent. The city engineer may permit some variation from these grade requirements if such variation would not adversely affect the safety and general welfare of the public.
B.
Grades approaching intersection shall not exceed three (3) percent equivalent grade for a distance of not less than fifty (50) feet from the centerline of said intersection.
C.
Streets shall be graded to a minimum line of four (4) feet back of the curb line with a slope of one (1) inch per foot.
D.
Surface cross drainage shall not be allowed.
E.
All streets shall be crowned in the center and have a one-fourth (¼) inch per foot slope.
A.
Minimum radii of horizontal curves shall be not less than two hundred fifty (250) feet.
B.
There shall be a tangent for one hundred (100) feet provided between all reverse curves.
C.
Angular breaks in right-of-way alignment of more than two (2) degrees are not permitted.
D.
Clear horizontal visibility, measured along the centerline, shall be provided for at least two hundred fifty (250) feet in each direction.
E.
Where an existing road or other right-of-way falls within a proposed subdivision tract and the subdivider proposes to abandon this right-of-way, a request for vacation of the street right-of-way shall be filed with the subdivision administrator.
F.
Where there are streets and rights-of-way in existence and are proposed to be retained, they must be designed so as to eliminate all bends, crooks and other hazardous conditions.
A.
Street alignment shall be designed to eliminate sharp curves and street jogs.
B.
Streets shall intersect as nearly at right angles as possible and in no case at an angle of less than seventy-five (75) degrees.
C.
Minimum curb radius at all intersections shall be at least twenty-five (25) feet.
D.
Local and collector streets shall have a clear sight triangle of seventy-five (75) feet from the point of intersection.
E.
Where subdivision streets make intersection with city streets, the intersections shall be made at a point on the city street that will provide a minimum sight distance of two hundred fifty (250) feet in each direction.
F.
All intersections shall have a sufficient turning radius to accommodate traffic in a normal manner.
G.
Any intersection of streets having an interior angle of less than ninety (90) degrees shall have an easement radius, if deemed necessary for the safe turning of traffic.
Streets designed to have one (1) end permanently closed shall be provided at the closed end with a turn around having a minimum right-of-way radius of sixty (60) feet and a minimum pavement radius of forty-five45 feet.
Alleys may be required in commercial and industrial districts, except when special conditions warrant a secondary means of access.
A.
Proper drainage structures shall be constructed at designated locations determined by field inspection and contour maps of the subdivisions with the approval of the city engineer as to the size and number.
B.
Catch basins and drop inlets shall be constructed on grades exceeding twelve (12) percent.
C.
Combination curb and gutter and drop inlets shall be constructed on grades over eight (8) percent or on long unbroken grades. Valley gutters will be allowed on grades not exceeding eight (8) percent.
D.
Water will not be permitted to run down the street more than five hundred (500) feet (where at all possible) without proper drainage structures to intercept surface water.
Sidewalks shall be required in residential subdivisions and developments of less than fifteen thousand (15,000) square feet of lot area per dwelling and where otherwise deemed necessary for public safety.
Public utilities shall be installed prior to city acceptance of streets. All water mains, sanitary sewers and laterals, fire hydrants and storm sewers shall be installed as necessary to prevent the future cutting of the pavement of any street, sidewalk or other public improvement.
Street and curb and gutter specification details are located in the appendix of this ordinance.