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HomeMy WebLinkAboutSubdivision Control Ord - Chap 6 CITY OF CARMEL &. CLAY TOWNSHIP SUBDIVISION CON'1'ROL ORDINANCE .. CARMEUCLAY SUBDIVISION CONI'ROL ORDINANCE .CHAPTER 6: STANDARDS OF DESIGN 6.0 Standards of Design The final Plat of the subdivision shall conform to the following principles and standards of design: 6.1 General Requirements 6.1.1 The subdivision layout shall conform in all essential respects with Ordinance Z-4, as amended, and elements of the adopted Comprehensive Plan for the Ci1;y of Carmel, Indiana and its jurisdiction. 6.1.2 The subdivision layout shall be in full compliance with the provisions of the zoning districts in which it is located and the provisions of the Zoning Ordinance. 6.1.3 The subdivision layout shall be designed in accordance with theprinciples and standards contained in this Ordinance with the objective of achieving the most advantageous development of the subdivision and adjoining areas. However, a minor subdivision shall be exempt from the standards found in Chapter 7.0. 6.2 Suitabili1;y of Land 6.2.1 Land subject to periodic flooding as determined by the FW and FP flood plain districts shall not be subdivided for residential occupancy nor for any other use which might involve danger to health. life or property or aggravate the flood hazard, and such land within any proposed subdivision shall be reserved for uses which will not be endangered by periodic or occasional inundation. Land subject to periodic flooding as determined by the FF flood plain district may be subdivided subject to reports, recommendations and approvals from the Indiana Natural Resources Commission. 6.3 Street Layout and Design Standards 6.3.1 The street and alley layout shall provide access to a11lots and parcels of land within the subdivision, and where streets cross other streets, jogs shall be created only where essential and appropriate. Street jogs with centerline offsets ofless than one hundred:fifty (ISO) feet shall not be permitted. 6.3.2 Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient. 6.3.3 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. Consideration shall be given to providing access to adjacent, underdeveloped tracts of ground, including temporary vehicle turnarounds where streets are extended to a tract boundary line. .. ..1,' _1:1,4.it:: Proposed streets in the subdivision shall provide for the continuation of existing, planned, or platted streets on adjacent tracts, tmless such continuation shall be prevented due to topography or other physical condition, or unless such extension is found by the Commission to be unnecessary for the coordination of development between the subdivision and such adjacent tract 6.3.5 Wherever there exists a dedicated or platted portion of a street or alley adjacent to the proposed Chapter 6: Standards of Design 6-1 as amended per Z-318 CITY OF CARMEL & CLAY TOWNSHlP SUBDIVISION CONTROL ORDINANCE subdivision, the remainder of the street or alley to the prescribed width shall be platted within the proposed subdivision. 6.3.6 Minimum rights-of-way and roadway widths for streets shall confonn to the Thoroughfare Plan, as shown below: Functional Right-of-way Pavement Classification Width (Feet) Width (Feet) Primary Thoroughfare 100 44 Secondary Thoroughfare 80 44 Collector Street 60 36 Local Access Street- 60 40 Commercial 30 Local Access Street- 50 30 Residential * County Streets 50 26 Cul-de-sac 50 26 * Street subject to annexation within a reasonable period of time (determined by the Commission) shall be subject to City requirements. 6.3.7 [Qi[-ae;.~;1treetsshallriot'exc~!~ii~.(~QQH.ifi.iilengtJi;i All cul-de-sacs shall tenninate in . circular right-of-way ~;,num _ of one humliiid (100) feelBDd . minDnum pavement diameter of seventy-s' 6) 1, or other approved arrangement for the turning of all vehicles conveniently within the' -of-way. Where cul-de-sac streets extend from another cul-de-sac or dead-end street, the tota1length of both streets shall not exceed six hundred (600) feet 6.3.8 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 twenty (20) feet in width. Where alleys are provided, they shall tenninate at streets or in an area with sufficient space for turning around of vehicles. Alleys shall be developed as fully paved surfaces, built in accordance with the standards of the City of Carmel. 6.3.9 The centerline of streets should intersect as nearly at right angles as possible, but not less than at seventy- five degrees (750). 6.3.10 At intersections of streets and/or streets and alleys; property line comers shall be rounded by arcs of at least twenty (20) feet radii or by chords of such arcs. 6.3.11 If the smaller angle of intersection of two streets is less than ninety degrees (900), the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the Commission. 6.3.12 Intersections of more than two streets at one point shall not be permitted. 6.3.13 Where parkways or special types of streets are involved, the Commission may apply special standards to be followed in their design. Chapter 6: Standards of Design 6-2 as amended per Z-318 CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE 6.3.14 Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or a highway designed as a Limited Access Highway by the appropriate highway authorities, provision shall be made for a frontage road or a parallel street at a distance acceptable for the appropriate use of the land between the highway or railroad and such streets. 6.3 .15 Curvature measured along the centerline shall have a minimum radius as follows: 1. Arterial Streets - 500 feet 2. Feeder Streets and Parkways - 400 feet 3. Residential Streets - 150 feet 4. Cul-de-sac - 100 feet 6.3.16 Between reversed curves on streets, there shall be a tangent of not less than one hundred (100) feet on streets with a right-of-way greater than:fifty (SO) feet. The minimum tangent shall be fifty (50) feet on streets with a right-of-way of fifty (SO) feet or less and that are 1250 feet or more in length. from intersection to intersection or from intersection to the center point of the circle terminating a cul-de-sac' or cul-de-loop. There shall be no minimum tangent on streets with a right-of-way offifty (SO) feet or less and that are less than 1250 feet in length. 6.3.17 Maximum Grades for streets shall be as follows: 1. Arterial Streets, not greater than six percent (6%). 2. Feeder and Residential Streets and Alleys, not greater than eight percent (8%). 3. Cul-de-sac within the turning area, not greater than three percent (3%). 6.3.18 Minimum street grade shall be one-half percent (0.50%). 6.3.1 9 Where the subdivision abuts or contains a major arterial, parkway, or collector as designated in the thoroughfare section of the Comprehensive Plan, the Commission shall require that measures be taken to reduce the impact of heavy traffic on the residential lots fronting upon such a thoroughfare, and to afford separation of through and local traffic, through one of the following means: (Section 6.3.19 amended per Z-311f) <0 By providing vehicular access to such lots by means of a frontage place separated from the thoroughfare right-of-way by a planting strip at least twenty (20) feet in "vidth and connecting therewith at infrequent intervals. 2. By providing vehicular access to such lots by means of a residential alley running along the rear lot lines of the lots to be served and with vehicular access to such lots from the thoroughfare prohibited by means of a non-access easement at least five (5) feet in width running alongside the thoroughfare right-of-way. 3. By designing lots having access only from a parallel or perpendicular minor street" a cul-de-sac, or a loop street, and with vehicular access to such lots from the thoroughfare prohibited by means of a non-access easement at least five (5) feet in width running alongside the thoroughfare. 4. If lots are designed within fifty (50) feet of a major arterial, parkway, or collector thoroughfare they must conform to Section 6.3.24 or Section 6.3.25; Chapter 6: Standards of Design 6-3 as amended per Z-318 ______________ __________1_____ CITY OF CARMEL & CLAY TOWNSHIP SUBDMSION CONTROL ORDINANCE or, If lots are designed beyond fifty (SO) feet of the proposed or dedicated right-of-way for a major arterial, parkway, or collector thoroughfare, the area between such thoroughfare's right-of-way and lot lines ~ha11 be reserved for natural open space or maintained common area. The recommendation of the most appropriate method of accomplishing the desired purpose in a specific instance shall be made by the developer and the final decision made by the Commission after giving consideration to topography and other physical conditions, the character of existing and contemplated development in the subdivision and its surroundings, and other pertinent factors. 6.3.20 There shall be no private streets platted in any residential subdivision and every residential subdivided property shall be served from a publicly dedicated street Streets in commercial or industrial subdivisions shall be reviewed so that proper provisions are made for maintenance and access. A petition for public dedication of private streets at some future time shall not be granted until said streets are upgraded to the then-current specifications and standards for like public streets, with the upgrading cost to be borne by the petitioners. 6.3.21 Subdivisions consisting offifteen (15) lots or more shall have at least two (2) points of access. This access is to be from a through street (feeder, arterial, or collector) or. where the Plan Commission finds it to be appropriate, the continuation of existing, planned or platted streets on adjacent tracts, or the extension of proposed streets to the boundary of the subdivision. 6.3.22 Where subdivision access is from a primary or secondary thoroughfare, or a collector street, acceleration/deceleration lanes and a passing lane shall be provided at each intersection per the following chart: A >(::81 B T ~ c 1 1< l c 1 0 1 c J Controlling Dimensions ~ A B C D 250 100 ISO 100 250 100 150 80 100 100 100 60 Functional Classification Preliminary Thoroughfare Secondary Thoroughfare Collector Street "'Where appropriate right-oJ-way exists. 6.3.23 Where a cul-de-sac or single outlet subdivision outlets onto a primary or secondary thoroughfare or collector street, wider street widths and longer acceleration/ deceleration lanes than the above minimum Chapter 6: Standards of Design 6-4 as amended per Z-318 ClTY OF CARMEL &. CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE requirements may be required by the Commission; based on the standards established in the American Association of State Highway Engineers Manual. 6.3.24 Frontage places included in residential areas shall conform to the following design requirements (see Figure 6-1): (Section 6.3.24 adoptedperZ-318) 1. Frontage places shall be at least sixteen (16) feet in width. 2. Frontage places shall be separated from the thoroughfare right-of-way by a planting strip at least twenty (20) feet in width and extending for the length of one (1) lot past the terminal thoroughfare access points. 3. Fences shall not be erected within the mandatory twenty-foot planting strip. lditiilafed1(600 . le;;n~i:~een thoro~l~~~~ ~1im~h ()fthefroiltag~s-1:han twb'1liiii.Oi'ed tmll25.Q)~ Thoroughfare access points shall be a minimum of two hundred fifty (250) feet from the intersection of major arterials, parkways, and collectors as designated in the thoroughfare section of the Comprehensive Plan. In this case a hammerhead extension shall be permitted which shall conform to the following design requirements: 4. 5. a) Hammerheads shall be at least sixteen (16) feet in width. b) Hammerheads shall be separated from the thoroughfare right-of-way by a planting strip at least twenty (20) feet in width. c) Fences shall not be erected within the mandatory twenty-foot planting strip. d) Hammerheads shall be a minimum offifty (SO) feet across at the end e) Hammerheads shall accommodate no more than five (5) lots. f) Hammerheads shall be developed as fully paved surfaces built in accordance with the standards of the City of Carmel. 6. Easements or rights-of-way for frontage places shall be twenty (20) feet in width. 7. Frontage places shall terminate at streets. 8. Frontage places shall be developed as fully paved surfaces built in accordance with the standards of the City of Carmel. 6.3.25 Alleys included in residential areas shall conform to the following design requirements (see Figure 6-2): (Section 6.3.25 adoptedperZ-318) 1. Alleys shall be at least twelve (12) feet in width. 2. Easements or rights-of-way for residential alleys shall be sixteen (16) feet in width. 3. Alleys shall not exceed six hundred (600) feet in length for any given block. 4. Alleys shall terminate at streets. Chapter 6: Standards of Design 6-5 as amended per Z-318 CITY OF CARMEL & CLAY TOWNSHIP SUBDlVISION CONTROL ORDINANCE 6.4 Blocks 5. Where alleys exist on two or more adjacent blocks, they shall be made to align with one another. 6: Access from alleys to lots fronting on residential streets shall be restricted by means of a non- access easement at least five (5) feet in width immediately adjacent to the alley easement. 7. Alley parking shall be restricted to garages and areas adjacent to garages. On-alley parking shall be prohibited. 8. Alleys shall be developed as fully paved., uncurbed surfaces built in accordance with the standards of the City ofCarm.el. 6.4.1 Blocks should not exceed 1500 feet in length, or be less than 250 feet in length between the right-of-way lines. In any residential block more than 800 feet in length, a painted crosswalk of not less than 10 feet in width may be required "Yhere necessary to provide convenient access to schools, playgrounds, shopping centers and other community facilities. 6.4.2 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, a Railroad Right-of-way, or a waterway. (amended per Z- 318) 6.5 Lots 6.5.1 6.5.2 8 6.5.4 6.5.5 6.5.6 6.5.7 All lots shall abut and have access to.a street; said lots each having a minimum frontage at the street right-of-way of fifty (50) feet. The required lot width cited in the Zoning Ordinance shall be at the building setback line. Sidelines oflots shall be at approximately right angles to straight streets and on radial lines on curved streets. Some variation from this rule is pennissib1e, but pointed or very irregular lots should be avoided. Double frontage lots (through lots) shall not be platted, except that where required along an arterial street, parkway, or collector, the principal structure shall face such thoroughfares. In that event a non-access easement, at least twenty (20) feet in width, shall be provided along the front of the lot. (amended per Z-318) Widths and areas oflots shall be not less than that provided in the Zoning Ordinance for single-family dwellings for the district in which the subdivision is located., except that when a water main supply system or a sanitary sewer or storm sewer are not available the lot area necessary to install a private water supply or private sewage disposal on the lot in accordance with the Zoning Ordinance regulations shall become the required minimum lot area. . Comer residential lots shall be wider and larger than interior lots in order to permit appropriate building setbacks from both streets. Wherever possible, planned and coordinated commercial and industrial complexes, based upon sound development standards, such as those contained in the planned district (B-4 and 1-2) regulations in the Zoning Ordinance, should be designed in contrast to the platting oflots for individual commercial and industrial uses. Where lots are located acljacent to 8lterial, parkway, or collector streets as designated in the thoroughfare section of the Comprehensive Plan, dwellings on such lots shall face such thoroughfares. (adopted per Z-318) Chapter 6: Standards of Design 6-6 as amended per Z-318 CITY OF CARMEL & CLAY TOWNSEll' SUBDMSION CONTROL ORDINANCE 6.5.8 Perimeter Lots. When perimeter lots within qualifYing subdivisions, as described in Chapter 7, abut an existing subdivision, they shall comply with one or more of the following requirements: a. They shall match the minimum lot area, width and setback requirements that applied to the adjoining subdivision(s), or; b. They shall be separated from adjoining subdivisions through use of project open space, as defined in Chapter 7. 6.6 Easements 6.6.1 Where alleys are not provided, easements for utilities shall be provided. Such easements shall have minimum widths of 20 feet and where located along lot lines, one-half of the \vidth shall be taken from each lot Lots on the outside perimeter of a subdivision, where lots do not abut another subdivision, shall provide an easement 15 feet in width. 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 such ServIces. 6.6.2 Where a proposed subdivision is traversed by any stream. watercourse, or drainageway, the subdivider shall make adequate provision for the proper drainage of smface water, including the provision of easements along such streams, watercourses, and drainageways, in accordance with the standards established. by the City. 6.6.3 Utility easements in private rights-of-way or in common use recreation areas may be constructed in any easements, except in a drainage easement where they would cause an obstruction to a watercourse or to a flow of water. Fences located in easements are subject to removal by persons properly authorized to use said easement. 6.7 Building Setback Lines Building setback lines shall be as provided in the Zoning Ordinance. Vision clearance shall be shown as required by the Zoning Ordinance where front yards do not provide same. Chapter 6: Standards of Design 6-7 as amendedperZ-318 Figure 1 . Frontage place . 1--. TL.....gtJ.... t1gj,"";_y~ all/ ~///..0 all////M (i.lj'/~~li':~P!~g~L// ~ I 2SO' minimum - 600' mulmum I r l 'it Figure not to ,eale it Front yard setback measurement Include. width offront_le place 'it 20' mandatory plantlol.trtp shan extend the length of Obe lot past the temmal thoroughfare access poInts '"' . --I FigUre 1.1 V. TLo.....ght.... r1g__~ ~~///////~ );,/~/////) (-////L/////////////) %SO'mlnlmum - 600' maximum I 16' pavement wldtlt .V Figure 1.2 Figure 1 Frontage place I 2S0i minimum Thol"Ou&ittare right-of-way -"""'1 " Figure 1.3 . J .' Figure 2 Residential alley Thoroughfare right-of-way S'-wlde Don-access easement . I '. I 3'-wlde larale/accessory buDding setback 16'-wlde alley easemenUrlgbt-or-way 12' pavement width S'-wfde non-acce.. ea.ement I n (I " n I . it Flzqre not to scale * rear yard setback meuurement .baJJ be taken from the aDey ~nterllne it alleys shan not exceed 600' In length between atreetl (:::r_.._.. ~.-- - ------ ;; .