A.

Short title. This section shall be known and may be cited as the "Subdivision Ordinance of the City of St. Petersburg, Florida."

B.

Application.

1.

This section shall apply to all subdivisions of land within the City, as now or hereinafter established.

2.

The requirements of this section shall not exempt an applicant from any applicable local, county, state or federal requirements. Where a conflict results between this section and any applicable local, county, State or federal requirements, the stricter of the requirements shall apply.

C.

Legislative intent. The purpose of this section is to establish procedures and standards for the development and subdivision of land within the City in an effort to, among other things, ensure proper legal description, identification, monumentation and recordation of real estate boundaries; to ensure the orderly layout and appropriate use of the land; to provide safe, convenient and economic circulation of vehicular and pedestrian traffic; to provide suitable building sites which drain properly and are readily accessible; to provide for suitable, amenable, well planned neighborhoods; to promote energy conservation; to ensure the installation of improvements; and to help conserve and protect the physical and economic resources of the City and its environs, thereby promoting the public safety, health and general welfare.

D.

City required improvements. In any section wherein the City may be responsible to make expansions of public improvements or to construct new facilities, the City's responsibility for financing the expansions or construction shall be done in accordance with the approved capital improvement plan or operating budgets. Nothing in this section shall be construed to require the City to finance, construct or improve any facility not in accordance with the adopted operating or capital improvement budgets.

E.

Variances. Where, because of energy conservation, topographical and other conditions peculiar to the site, strict adherence to the provisions of this section would cause an unnecessary hardship or would be impossible or impractical, the Development Review Commission (DRC) may recommend, and the City Council may authorize, a variance if the variance can be made without destroying the intent of this section and without violating the requirements of F.S. Ch. 177.

(Code 1992, § 16.40.140.1; Ord. No. 876-G, § 23, 2-21-2008; Ord. No. 985-G, § 58, 7-15-2010)

A.

Procedures. See applications and procedures section.

B.

Public right-of-way. As used in this section, right-of-way shall mean an easement for public vehicular or pedestrian travel, including streets, alleys, walkways and public sidewalk easements.

C.

Easement. As used in this section, easements shall mean an easement for utilities or other purposes other than rights-of-way.

D.

Air rights. It is declared to be in the public interest to encourage development in certain areas of the City, upon prescribed conditions and terms that will allow structures or activities under or over rights-of-way or easements.

1.

Applications for the use of the air space over or under rights-of-way and easements (consistent with other local, state and federal requirements), that constitute substantial permanent use of such air space, shall be treated as applications for vacation of some portion of the public interest in such right-of-way or easement.

2.

Applications for the vacation of air space over or under right-of-ways shall follow the procedures for vacation of rights-of-way. Applications for vacation of air space over or under easements shall follow the procedures for vacation of easements.

E.

Matters for consideration. The vacation of rights-of-way, easements or air rights are discretionary actions and are not appealable. In reviewing an application, the POD, Development Review Commission, or City Council shall consider the following matters:

1.

The need for easements for public utilities including stormwater drainage and pedestrian easements to be retained or required to be dedicated as requested by the various departments or utility companies.

2.

Whether the vacation would cause a substantial detrimental effect upon or substantially impair or deny access to any lot of record.

3.

Whether the vacation would adversely impact the existing roadway network, such as creating dead-end rights-of-way, substantially alter utilized travel patterns, or undermine the integrity of historic plats of designated historic landmarks or districts.

4.

Whether the easement is needed for the purpose for which the City has a legal interest and, for rights-of-way, whether there is a present or future need for the right-of-way for public vehicular or pedestrian access, or for public utility corridors.

5.

The POD, Development Review Commission, and City Council may also consider any other factors affecting the public health, safety, or welfare.

F.

Replatting. All vacated rights-of-way and abutting properties shall be replatted, prior to the vacation becoming effective, except:

1.

Vacation of rights-of-way in neighborhood zoning districts in which 25 percent or more of the lineal frontage of abutting lots are developed shall not require platting.

2.

Partial street vacations and vacation of walkways.

3.

Vacations associated with the assembly of land for City, state, federal, or other governmental institutional use.

4.

Replatting shall be required in any of these situations if the Development Review Commission or the City Council determines that replatting of the vacated rights-of-way and abutting properties is necessary to protect the public health, safety, or welfare.

(Code 1992, § 16.40.140.2.1; Ord. No. 893-G, § 45, 9-4-2008; Ord. No. 985-G, §§ 59, 60, 7-15-2010)

When rights-of-way, easements, or air rights are vacated, the applicant shall be required (unless the applicant is the City), as a condition to the vacation, to pay the cost of relocating all public facilities required by the vacation, and shall also pay to the City any cost which the City and or utility agency has incurred in order to acquire the land or easement to be vacated or in improving the land.

(Code 1992, § 16.40.140.2.2)

A.

Procedure. For procedures, see applications and procedures section.

B.

Lot refacing means the reorientation of abutting platted lots that are situated on a street intersection, in order to change the location of the front yard and includes the accompanying lot line adjustment.

C.

Standards for review. In reviewing an application, the POD, DRC or City Council shall consider the following criteria:

1.

Applications for a lot refacing shall, at a minimum, include two platted lots.

2.

In the NT and NS zoning districts, no refacing from a local street to a collector or arterial, or through street, as shown on the major street map, shall be approved.

3.

No lot having less area than the smallest of the lots included in the application shall be created.

4.

Easements for public utilities, storm drainage, and corner right-of-way easements shall be provided as required. The applicant shall pay any costs of utility adjustments, extensions, relocations, and connections.

5.

Any unpaid outstanding liens and assessments owed to the City shall be satisfied as a condition of lot refacing.

6.

Consistency with the established neighborhood pattern shall be maintained, including lot dimensions, utility and parking functions, alley access, and sanitation services.

D.

Replatting. Replatting is required if the lot refacing results in the property that is the subject of the application being divided into a total of three or more lots.

(Code 1992, § 16.40.140.2.3; Ord. No. 166-H, § 12, 5-21-2015)

A.

Procedure. For procedures, see applications and procedures section.

B.

Definition. The term "lot line adjustment" means the adjustment of the platted lot line(s) between two or more abutting platted lots of record which changes the size of the buildable lots. The term 'lot split' means the creation of one or more lots from a platted lot of record which changes the number of buildable lots.

C.

Standards for review. In reviewing an application, the POD, Development Review Commission, or City Council, shall consider the following criteria:

1.

Easements for public utilities including stormwater drainage shall be provided as required. The applicant shall pay any costs of utility adjustments, extensions, relocations, and connections.

2.

Any unpaid outstanding liens and assessments owed to the City shall be satisfied as a condition of lot line adjustment or lot split.

3.

Consistency with the established neighborhood pattern shall be maintained, including lot dimensions, utility and parking functions, alley access, and sanitation services. New lot lines shall comply with the subdivision requirements when practical and shall be formed of one straight line.

4.

All lots must be owned by the same entity or have the written consent of the property owner.

5.

Lot line adjustments and lot splits shall not create more than two additional buildable lots.

6.

For lot line adjustments, all lots shall meet the minimum lot size of the zoning district, unless one or more of the original lots do not meet the minimum lot size, then no lot having less area than the smallest of the lots included in the application shall be created.

7.

For lot splits, no variance to the minimum lot area requirements of the zoning district is allowed.

D.

Replatting. Replatting is required if the lot line adjustment or lot split results in the property that is the subject of the application being divided, and including any abutting property and lots in common ownership, or which are part of a unified plan of development, into a total of three or more lots.

(Code 1992, § 16.40.140.2.4; Ord. No. 166-H, § 13, 5-21-2015; Ord. No. 287-H, § 17, 7-20-2017)

A.

Procedure. For procedures, see applications and procedures section.

B.

Standards for review. Street name changes and the co-naming of streets are legislative actions of the City Council. In reviewing an application, the POD, Community Planning and Preservation Commission, or City Council shall consider whether the application:

1.

Requests a person's name who has not been deceased for at least one year. Such person's last name should be used unless additional identification is necessary to prevent duplication.

2.

Duplicates or is phonetically similar to an existing street name regardless of whether the right-of-way is designated as a street, avenue, drive, place or other designation.

3.

Is consistent with the established numbered grid system of street names or other existing street naming pattern.

4.

Reflects a significant event, place, or person in the history of the City, region, state or nation.

5.

Has significance or value as part of the development, heritage, or cultural characteristics of the City, state, or nation, and contributes to civic pride and wider public knowledge or the appreciation of the heritage and history of the City.

6.

Names or renames all segments of the same street to avoid confusion that may result when just a portion of a street is renamed.

7.

Is consistent with other relevant information identified in the course of review.

8.

Should be added to all or portions of the street to provide dual name status of the street within local historic districts or other parts of the City.

(Code 1992, § 16.40.140.2.5; Ord. No. 876-G, § 23, 2-21-2008; Ord. No. 985-G, § 61, 7-15-2010; Ord. No. 100-H, § 1, 12-19-2013)

A.

Generally.

1.

Legal effect. A permanent or temporary street closing shall not constitute a vacation and shall not be construed to constitute abandonment by the City of any of its interest in the right-of-way or any easements contained therein. Street closings are legislative actions.

2.

Restoration of public access. A street which has been permanently closed may be restored to public vehicular or pedestrian access by following the same procedure utilized for the closing of the street, except that the City may initiate restoration of a street to full public access, regardless of whether the street closing was a City-initiated request. A street which has been temporarily closed shall be restored to full public access upon expiration of the temporary closure period or one year from the date of approval, whichever is sooner.

3.

No portion of a closed right-of-way shall be used for private purposes (e.g., outdoor storage, structures, fences).

B.

Procedure. For procedures, see applications and procedures section. For permanent closings, applicants shall follow the procedures for vacating public rights-of-way.

C.

Matters for consideration. In reviewing an application, the POD, Development Review Commission, or City Council shall consider the following matters:

1.

The following matters shall be considered in making a decision on street closing applications:

a.

Public safety;

b.

Public transportation needs;

c.

Public utility needs;

d.

The intent of all applicable City ordinances, including the neighborhood plan, if any; and

e.

Future needs of the right-of-way for use by the public.

2.

The following matters shall only apply to CPTED plan closings:

a.

Each CPTED plan closing shall be supported by a petition signed by the property owners representing at least 51 percent of the properties having linear frontage on the right-of-way proposed to be closed by the CPTED plan; or, the property owners representing at least 51 percent of the properties within a CPTED plan right-of-way closure area. Vacant lots and lots having boarded structures shall be excluded in calculating the number of properties or the linear frontage of such properties.

b.

A CPTED plan closing shall not completely or substantially limit vehicular or pedestrian access to any property. Any barriers used to close any right-of-way shall allow vehicular access to each property from at least one end of the right-of-way on each block face. No right-of-way within any block face shall remain closed for more than 30 consecutive days.

c.

No arterial or collector streets identified on the major streets map shall be closed.

(Code 1992, § 16.40.140.2.6; Ord. No. 876-G, § 23, 2-21-2008; Ord. No. 985-G, § 62, 7-15-2010)

A.

Generally.

1.

No permit shall be issued by the POD for the construction of any building or other improvement requiring a permit on property within a subdivision of land for which a plat is required, unless a preliminary plat thereof has been approved by the POD.

2.

No street shall be accepted and maintained by the City, nor shall water, reclaimed water, or sewer service be extended by the City, nor shall a certificate of occupancy be approved for any building or other improvement requiring a permit on property within a subdivision of land for which a plat is required by this section or was required prior to the adoption of this section, unless a final plat thereof has been approved and has been recorded in the office of the clerk of the circuit court of the county.

3.

All unplatted, undeveloped land shall be platted prior to the issuance of a certificate of occupancy of any structure thereon; however, where a legal principal use already exists on unplatted land, permits for maintenance purposes and additions thereto may be issued.

4.

Division of more than one platted lot under common ownership, or which are part of a unified plan of development, shall require that all lots be replatted or platted.

B.

Procedures. For procedures, see applications and procedures section.

(Code 1992, § 16.40.140.3; Ord. No. 287-H, § 16, 7-20-2017)

A.

Conformance to plan. The arrangement, character, width, grade and location of all streets shall conform substantially with a plan for the most advantageous development of the entire neighboring area and shall be considered in relation to existing and planned streets, to topographical conditions, to public convenience and safety and in appropriate relation to the proposed uses of the land to be served by the streets. All streets shall be improved by the applicant with paving, curbs and gutters, and sidewalks when required. A minimum pavement width of 24 feet shall be required for all cul-de-sac and minor streets and 32 feet for all collector or commercial service streets. Where major streets are intersected by other streets, pavement widths shall be increased as specified by the engineering director. The following standards apply to streets unless a lesser standard is approved by vacation or other ordinance.

B.

Relationship of proposed streets to adjoining streets. The proposed street system shall be extended in alignment with the existing streets. Regardless of the width of the existing street, the width of proposed streets shall meet the requirements of this section.

C.

Extension of street dedication. When necessary, for the purposes of serving public access to provide for street access to adjoining property, the proposed street shall be extended by dedication to the boundary of such property.

D.

Street names. Proposed streets which are similar in alignment with existing and named streets shall bear the name of existing streets. Insofar as possible, any east-west oriented street shall bear the name or number of avenue, terrace or place, and any north-south oriented street shall bear the name or number of street, way or lane. Short cul-de-sac streets shall carry the designation of circle or court; those running basically north and south shall carry the designation of court and those running basically east and west shall be designated circles. Streets oriented diagonally from the north-south axis shall be designated as drives. In no case, except for numbered streets and avenues, shall the name of proposed streets duplicate or be phonetically similar to existing street names, regardless of their designation as street, avenue, drive, place or other designation.

E.

Rights-of-way widths. Street rights-of-way shall be not less than the following respective width when dedicated:

F.

Street pavement grade. Longitudinal pavement grades on all streets and roads shall be approved by the engineering director and shall not exceed six percent, nor be less than 0.2 percent when concrete curb and gutter are constructed, or less than 0.24 percent when concrete curb and gutter are not constructed. Cross slope, or crown, of streets shall be approved by the engineering director and shall not exceed one-half inch per foot nor be less than one-quarter inch per foot. All streets shall be graded in a manner and to a width deemed necessary by the engineering director. Finished grades, cross section and profile shall comply with City standards.

G.

Horizontal curves. Where a centerline deflection angle of more than ten degrees in the alignment of a street occurs, a curve of reasonably long radius shall be introduced. Local residential streets having a right angle change in alignment shall provide a minimum centerline right-of-way turning radius of 75 feet, unless a greater radius is deemed necessary.

H.

Vertical curves. If the engineering director determines the algebraic difference in gradient is a magnitude that would warrant the introduction of a vertical curve, the engineering director shall require that the vertical curve be introduced and shown in profile on the paving and drainage plan.

I.

Reverse curves. A centerline tangent length of at least 100 feet shall be provided between reverse curves on major streets.

J.

Intersections. Street intersections shall be designed and constructed as follows:

1.

Angle of intersections. Street intersections shall be as nearly as possible at right angles and no angle of intersection between streets or a street and an alley shall exceed 30 degrees from a right angle.

2.

Offsets at intersections. Street jogs with centerline offsets of less than 125 feet shall be prohibited. Major and collector street centerline offsets shall be prohibited.

3.

Visibility at intersections. That portion of property at street and alley intersections shall comply with the visibility at intersection requirements of this chapter.

4.

Limited access streets. Intersections with major streets shall be held to a minimum. All intersections with major streets shall be subject to approval by the POD, or Development Review Commission, or City Council.

5.

Corner radii. A minimum radius or diagonal cutoff of 25 feet shall be provided at the property lines of all intersections, unless such radii would be inconsistent with the existing platted pattern of the area and the additional area is not required for necessary street or intersection improvements. A greater radius or diagonal cutoff may be required at the intersection of any street with a major street. This radius may be provided by the dedication as a portion of the right-of-way.

6.

Major intersection right-of-way requirements. On any major street, within 150 feet of its intersection with another major street, the right-of-way and paving width shall be increased by ten feet on each side to permit proper intersection design. This additional right-of-way may be dedicated or deeded.

7.

Local street right-of-way requirements at intersections with major streets. Local streets shall be a minimum right-of-way width of 60 feet within 100 feet of the intersection with a major street. The additional right-of-way may be dedicated or deeded.

K.

Dead end streets and culs-de-sac. Dead-end streets other than cul-de-sac streets shall be prohibited, except where appropriate to permit future extension into adjoining unsubdivided tracts or lands that are anticipated for future redevelopment. When such streets are over 200 feet in length and immediate development of the adjacent property is not planned, a temporary turnaround shall be provided. When a street is designed as a cul-de-sac, having one end permanently closed, it shall terminate in a circular area of public right-of-way having a minimum property line radius of 40 feet with a minimum outside curb radius of 30 feet. A cul-de-sac street shall not exceed 500 feet in length except for finger island projections.

L.

Local street layout. Local streets shall be so arranged that high speed traffic shall be discouraged and the monotony of streets of undue length shall be eliminated. Energy conservation may also be considered in the review of the street layout and design.

M.

Residential development on major streets. Where a residential subdivision borders on or contains a major street, a marginal access street shall be required in order to limit access to the major street and provide safe access to the adjacent properties. Lots may be permitted to front directly on a major street only if an alley is provided to the rear of such lots and vehicular access to the front is prohibited, or lots are of sufficient width to permit an on-site vehicular turnaround area, in which case the requirements for an off-street vehicular turnaround shall be set forth by plat language on the final plat.

(Code 1992, § 16.40.140.4.1; Ord. No. 985-G, § 63, 7-15-2010; Ord. No. 1029-G, § 38, 9-8-2011; Ord. No. 81-H, § 7, 9-19-2013)

A.

Sidewalks are required on both sides of all major arterial and collector streets, as identified on the Future Major Streets Map and on properties located within the following zoning districts: NT, CRT, CCT, IT, DC, RC and IC/CRD. Sidewalks shall only be required on the north and west sides of all other streets. Sidewalk widths shall be not less than the following:

B.

For new development or redevelopment within a two-mile radius of the property line of any existing or planned public school, the property owner or developer shall construct sidewalks along the street contiguous to the property being developed that directly serves the public school facility, in support of F.S. § 1013.36 and the Pinellas County Metropolitan Planning Organization 2025 Long Range Transportation Plan.

C.

The POD may allow a payment-in-lieu of sidewalk construction, widening, or a reduction in the minimum width where the subject property would have the only sidewalk within 200-feet of the property on the streets which the property abuts; provided such sidewalk would not form a part of an existing or future route leading to a school or public park, the absence of a sidewalk would not create an imminent pedestrian hazard, or where there may be unique conditions such as topography or unusually large trees. The payment shall be made prior to issuance of a certificate of occupancy or certificate of completion. The fee will be based on the cost of the sidewalk construction as determined by the POD.

D.

Sidewalk design and installation, when required, shall be approved by the engineering director prior to the issuance of a certificate of occupancy for any development with the exception of residential developments of ten dwelling units or more where up to 50 percent of the dwelling units may receive a certificate of occupancy prior to sidewalk installation, with the remaining dwelling units receiving a certificate of occupancy after sidewalk installation.

(Code 1992, § 16.40.140.4.2; Ord. No. 893-G, § 7, 9-4-2008; Ord. No. 1029-G, § 39, 9-8-2011; Ord. No. 396-H, § 12, 11-14-2019; Ord. No. 611-H, § 27, 7-10-2025)

Alleys may be provided to the rear of lots to serve residential, commercial, industrial and public service areas. The following conditions shall apply:

1.

Right-of-way widths. For subdivisions of less than 2½ acres when platted, the right-of-way shall conform to the existing adjacent right-of-way width within the block, except under no circumstances shall a width less than 20 feet be permitted. In all other instances, the following right-of-way widths shall apply:

a.

Commercial, industrial and public service areas: 24 feet.

b.

Residential areas when new alleys are permitted: 20 feet.

c.

Downtown districts: 20 feet.

2.

Pavement widths. Alleys shall be paved a minimum of 12 feet wide or full width if the alley is less than 12 feet, unless otherwise specified by the engineering director.

3.

Dead-end alleys. No dead-end alleys shall be permitted unless provided with a turnaround which meets the minimum specified City standards.

4.

Corner radius. A minimum corner radius or diagonal cut of 20 feet, as measured from the property line, shall be provided at the intersection of all alleys with other alleys and public streets, unless such radii would be inconsistent with the existing platted pattern of the area.

5.

Alley pavement grades. Longitudinal pavement grades shall not exceed six percent nor be less than 0.24 percent.

(Code 1992, § 16.40.140.4.3)

A.

No building or other structure shall be erected and no trees or shrubbery shall be planted on any easement other than fences, trees, shrubbery and hedges of a type approved by the POD. All costs involving repairing of hard surfaces, removal and replacement of fences, walls, trees, shrubbery, and hedges shall be the responsibility of the property owner. Easements shall be required as follows:

1.

Width. Easements centered along the lot lines shall be dedicated where necessary and shall be at least ten feet in width. An easement of 15 feet in width shall be required for rear yard easements designed to house two or more utilities. Additional width shall be required when deemed necessary by the engineering director. Due to the limited space available in the right-of-way and in lieu of rear and side lot easements, easements on either side of the right-of-way may be acceptable.

2.

Watercourses. Where a subdivision is traversed by a drainage way, channel, stream, or other watercourse, there shall be dedicated a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourses and such additional width as will be adequate for the purpose of maintaining the watercourses and providing the ingress and egress of equipment for this purpose. Parallel streets or parkways may be required.

3.

Drainage reservoirs. Lakes, ponds, and other similarly enclosed reservoirs which constitute a necessary part of the City stormwater management system, together with at least a 15-foot strip at no greater than a 1:12 slope of surrounding land area measured from the top of sloped bank above the high watermark, shall be dedicated to the City as a perpetual easement for the purpose of drainage and access for heavy maintenance of the reservoir. The easement shall either abut or be connected to a public street by a 20-foot wide right-of-way or easement for access. No private facility may be constructed within the easement without a written permit from the City. Ownership of water bodies, not accepted by the City as a necessary part of the City stormwater management system, shall be distributed to abutting lots by extending side lot lines to a common point or line in the water bodies or platted as common areas for ownership and maintenance by private associations. Only the land portion of such lots shall be considered in calculating required lot area.

B.

The abutting owners shall maintain the bank of the reservoir down to the design low waterline on all drainage reservoirs. On drainage reservoirs that are not accepted as a part of the City drainage system, private responsibility for maintenance and mosquito control shall be established prior to recording the final plat. All proposed drainage reservoirs, lakes, and water bodies not requiring seawalls shall conform to required slopes for lake excavation.

C.

Slopes for lakes, detention and retention ponds, watercourses and drainage reservoirs shall comply with the following slope requirements. From the top of the bank (ground level) to the normal water level, the slope shall be not greater than one foot every four feet. From the normal water level, the maximum slope shall be one foot every five feet for a distance of 25 feet from the normal water level into the lake. Thereafter, the slope shall not exceed one foot every two feet.

(Code 1992, § 16.40.140.4.4)

The requirements pertaining to blocks shall be as follows:

1.

Residential blocks. The length and width of blocks in residential subdivisions shall be as follows:

a.

Length. Block lengths shall not exceed 800 feet, except on finger fills. Insofar as possible, long blocks should be oriented toward such focal points as parks, shopping centers and schools.

b.

Width. Blocks shall be of sufficient width to allow two tiers of lots of minimum depth, except where lots abut directly upon a major street, drainage reservoirs and water bodies, other physical barrier (e.g., railroad) or land use other than residential, where single-tier lots are allowed.

2.

Nonresidential blocks. Nonresidential blocks shall require a length sufficient to serve the intended use without adversely affecting traffic circulation of existing or proposed surrounding streets. The width shall be sufficient to provide adequate service areas and parking without requiring excessive points of ingress and egress on abutting streets or requiring vehicular maneuvering on the public right-of-way. Lots within such blocks shall require a common vehicular access easement dedicated to the use, maintenance and benefit of all lots within the block or a marginal access street shall be provided, to prevent points of ingress and egress from such lot to the abutting street.

3.

Crosswalk. A pedestrian right-of-way or easement a minimum of 15 feet in width shall be required across any block where necessary to provide direct pedestrian access or circulation to schools, parks, shopping centers, transportation and other community facilities. The applicant shall pave a four-foot wide sidewalk within the right-of-way or easement according to City standards.

4.

Block designation. All blocks shall be conspicuously numbered or lettered in numerical or alphabetical order, respectively, commencing with the numeral "1" or the letter "A" and continued without omission or duplication. Blocks in numbered additions to an approved overall preliminary plat shall carry numbers or letters consecutive to the previous addition. If an addition contains a portion of a block, the portion shall carry the same block number as the previously platted portion, but the lot numbers shall be numbered consecutively to the previously platted lots within the block.

(Code 1992, § 16.40.140.4.5)

Lots shall be designed to comply with the following design standards:

1.

Orientation. Insofar as practical, side lot lines shall be at right angles to straight street lines or shall be radial to curved street lines.

2.

Frontage. All lots shall front upon a public street, except as allowed in the following subsection. Any lots with water frontage shall have a minimum of 30 feet of water frontage.

3.

Multifamily lots. In any zoning district that allows duplex, triplex, quadraplex, townhome or other multifamily residential development, the subdivision of a parcel of land into separate lots for individual residential units shall be permitted without regard to minimum lot area, lot width, and lot depth standards and minimum yard requirements that may otherwise be applicable to the individual lots, provided that:

a.

The parcel of land would, without being subdivided, meet the minimum lot area, lot width, and lot depth standards and the parcel provides sufficient space for required on-site parking and landscaping;

b.

The lots provide sufficient space for buildings to meet all minimum yard requirements between building or for buildings to be attached to one or more other buildings by one or more common walls, each wall being constructed upon a lot line; and

c.

Each lot shall have access to a street or alley either directly or through a common area accessible to the unit owner, and shall have access to required on-site motor vehicle parking spaces.

4.

Area. Minimum lot area requirements shall be as required by the zoning district.

5.

Width. Minimum lot width requirements shall be as required by the zoning district.

6.

Depth. All lots shall have a depth of no less than 75 feet.

7.

Double-frontage lots. Double-frontage lots are allowed in residential districts, including Neighborhood Suburban Multifamily (NSM), where 80 percent or more of the lots on the subject block are also double-frontage lots. Double-frontage lots are allowed in all other districts.

8.

New development in established areas. In older, established residential areas, the POD or Development Review Commission (DRC) may grant a variance from the lot requirements of a zoning district or this section if it is necessary to create a development compatible with the established pattern. When subdivisions are being replatted, the POD or DRC may, if it is not detrimental to the best interests of the City, permit lot sizes comparable to those of the former subdivision.

9.

Grading. Lots shall be graded in such a manner that all surface drainage shall be in compliance with the City's stormwater management requirements. A grading plan showing the building site and proposed surface drainage shall be submitted to the engineering director. The construction site upon the lot shall be a minimum of one foot above the average grade crown of the road, which crown elevation shall be as set by the engineering director. Adequate swales shall be provided on the lot in any case where filling obstructs the natural ground flow. In no case shall the elevation of the portion of the site where the building is located be less than an elevation of 103 feet according to City datum. In certain areas due to existing developments with existing elevations less than 103 feet, the engineering director or Development Review Commission, where appropriate, may approve a lower elevation. On sandy fill areas where immediate development is not contemplated prior to City acceptance of streets and approval of established grades, the applicant shall provide means satisfactory to the engineering director of preventing erosion of the filled area.

(Code 1992, § 16.40.140.4.6; Ord. No. 100-H, § 3, 12-19-2013; Ord. No. 519-H, § 1, 10-13-2022)

Prior to any land excavation, fill operation, or tree removal in a proposed subdivision development, a preliminary plat prepared in accordance with the provisions of this chapter shall be approved by the POD.

1.

Excavation. The owner requesting any excavation shall obtain a permit from the POD and shall comply with all other applicable local, county, state and federal requirements.

2.

Landfill. Prior to commencing any landfill, plans and specifications for the clearing, filling and grading operation shall be submitted by a registered engineer who will supervise the actual clearing and filling operations and a permit shall be obtained from the POD. All conditions of the approved specifications shall be met and certified by a registered engineer in charge of the project.

3.

Tree removal. Plans for tree preservation and removal shall be submitted for any plat in excess of three acres.

4.

Guarantee of improvements. A guarantee of improvements shall be provided to ensure that all conditions of the permit shall be completed.

(Code 1992, § 16.40.140.4.7; Ord. No. 287-H, § 18, 7-20-2017)

In all subdivisions due regard shall be shown for all natural features such as large trees, preservation areas, drainage reservoirs, and watercourses and for historical resources and similar community assets. Requirements and procedures associated with all applicable City, local, county and federal requirements shall be met.

(Code 1992, § 16.40.140.4.8)

A.

Prior to any excavation or fill to create waterways or canals in a proposed subdivision, a final plat in accordance with the provisions of this section shall be approved by the City Council.

B.

No building permit shall be issued by the City for waterway lots until waterway bank stabilization has been completed, meets City standards and been approved by the engineering department.

C.

The standards regulating waterway development are as follows:

1.

Minimum width and depth of waterways. All waterways created by dredge and fill shall have a minimum width of 100 feet measured from top of bank to top of bank, or from seawall to seawall. Where a finger projection of land is proposed that exceeds 1,400 feet in length, the minimum width of the waterway shall be 200 feet. The minimum depth of any canal at mean sea level shall be six feet at the center of the canal.

2.

Dedication of canal waterways. The City may accept the dedication of waterways except that portion within two feet of any seawall line. Maintenance of such waterways and seawalls shall be the responsibility of the abutting lot owners. The responsibility for maintenance of all canal waterways shall be clearly set forth on the final plat. Dedication of such waterways may reserve the right to abutting owners to construct docks in accordance with regulations at the time a permit is requested.

3.

Methods of enhancing tidal flow. The applicant shall indicate on the paving and drainage plans his proposed methods to augment tidal action and prevent stagnation in canals.

(Code 1992, § 16.40.140.4.9)

No portion of the work may begin on installation of required improvements until plans have been approved by the City and a work permit obtained from the POD.

(Code 1992, § 16.40.140.5.1)

A.

No final plat of any subdivision shall be released for recording by the POD until the applicant has satisfactorily guaranteed that within a specified period of time, not to exceed two years, improvements required under this section shall be installed. The total cost estimate for the improvements shall include the cost of administering the completion of improvements in the event the applicant defaults.

1.

The guarantee is to protect the public and the purchaser of the property being developed by providing additional guarantees that the required improvements will be installed. It shall not be used for, or in any way tied to, payments to contractors or subcontractors. The form and content of the documents provided by the guarantor shall be subject to approval by the City Attorney.

2.

The guarantee shall be made in one of the following methods:

a.

Depositing or placing in escrow a certified check, cashier's check or, cash equal to 100 percent of the total cost of the improvements, including the City's cost for administration, based on an estimate approved by the POD.

A construction loan or agreement may be used in lieu of an escrow account, if the applicant and a qualified lending institution enter into an agreement with the City whereby the applicant is bound to complete the work and the lender is bound to advance the funds to the applicant as the work is completed and accepted by the City, thereby providing for completion of the work in the event of the applicant's default.

b.

Obtaining permission for the installation of required improvements after acceptance of the plat by the City Council and prior to recording the final plat. The installations shall require approval by the POD prior to plat recordation. The applicant may request permission to install certain improvements prior to recording the plat and to guarantee the installation of other required improvements under this section.

c.

Filing a letter of credit executed by a financial institution authorized to do business in the state in an amount equal to 100 percent of the total cost of the improvements as based on an estimate approved by the POD. The letter of credit may be extended. Approval for extension may be approved by the POD.

d.

Sidewalks required under the terms of this section shall be installed within two years following final plat approval. No certificate of occupancy shall be issued prior to installation of sidewalks as required by this section.

B.

Portions of the guarantee proportionate to the work completed may be released as work progresses. The amount to be released shall be determined by the POD after determining the percentage of work completed by on-site inspection.

(Code 1992, § 16.40.140.5.2)

Upon receipt of a certification of completion and prior to acceptance, the POD shall make a final inspection of all improvement construction required to ensure compliance with all City standards and specifications. The POD shall then inform the applicant in writing of any faults to be corrected, in which case a new, final inspection shall be made by the POD after recertification of completion by the applicant. The City shall be furnished with as-built plans which show the location and design of all improvements after construction.

(Code 1992, § 16.40.140.5.3)

Prior to final approval of any plat by the City, permanent reference monuments, at least four in number and no more than 800 feet apart, shall be placed within the tract or on the exterior boundaries thereof, so as to provide definite reference points from which may be located any points, lines or lots set forth on the plat. All points of curvature, points of reverse curvature, points of tangency and at least two points in the exterior of each block shall be permanently marked with such monuments. The location of such points as are inaccessible may be established by ties. All monuments shall meet the minimum size and composition as required by the state. The top of the monuments shall be set flush with the finished grade at their respective locations. They shall have their position in reference to each other indicated by distances and angles and not less than one of the monuments shall have its location indicated on the plat in reference to the nearest government corner or section corner. The positions of the monuments shall be indicated on the plat by a small circle or square and shall be marked "permanent reference monument" or the initials "P.R.M." to designate the monument. Record drawings shall verify the installation of monuments in accordance with the requirements of this section.

(Code 1992, § 16.40.140.5.4)

The improvements required by this section shall be installed at the applicant's expense in accordance with the standards, specifications, and policies adopted by the City.

(Code 1992, § 16.40.140.5.5)

Seawalls designed in accordance with standard engineering principles acceptable to the POD shall be required on all excavated waterways and hydraulic fill development having access to tidewater. Where possible, the seawall shall be placed landward of the mean high tide line as to preserve natural slope, indigenous plants, and bottom vegetation. Where the Development Review Commission or the POD determines seawalls are not necessary because the natural vegetation protects the shoreline, seawalls may not be required. Along all shorelines the vegetative fringe shall be preserved.

(Code 1992, § 16.40.140.5.6)

All lots shall be graded as required by this chapter.

(Code 1992, § 16.40.140.5.7)

Final stormwater management plans and calculations shall be submitted by a registered engineer as required by the drainage and surface water management section before work may begin on the drainage system.

(Code 1992, § 16.40.140.5.8)

A.

Sanitary sewers and water mains shall be installed, including any necessary off-site improvements or replacement of existing sanitary sewer or water mains necessary to provide service to the platted property. Reclaimed water lines for the reclaimed water distribution system shall also be installed if facilities are available. Procedures and regulations for the installation of utilities shall comply with City standards.

B.

Light standards shall meet the minimum specifications of the electric utility company. Where lights are to be provided, they shall be installed prior to the occupancy of any structures within the subdivision.

C.

All lines for telephone, electrical, television, and other services distributed by wire or cable shall be placed underground throughout a subdivision. Overhead lines may be permitted upon recommendation by the Development Review Commission and City Council where it is determined that such lines will not impair the health, safety, general welfare, design, and character of the subdivision, and only where such overhead lines are brought to the perimeter of the subdivision. This section shall not be construed to prohibit the construction above ground of surface equipment associated with an underground distribution system, such as, but not limited to, surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles. Plats resulting in the redevelopment of an entire block or two or more acres shall require that utilities be relocated underground.

(Code 1992, § 16.40.140.5.9)