Planning Department

Subdivision Regulations 2006

TABLE OF CONTENTS
INTRODUCTION

CHAPTER 1. GENERAL PROVISIONS
  • 1-1 Title
  • 1-2 Authority
    • 1-2.1 Authority
    • 1-2.2 Planning Commission has Met State Law
    • 1-2.3 Enforcing Officer
  • 1-3 Purpose
    • 1-3.1 Purpose
    • 1-3.2 Provision of Options
    • 1-3.3 How to Use these Regulations
  • 1-4 Declaration of Development Preference
  • 1-5 Jurisdiction
  • 1-6 Interpretation
  • 1-7 Severability
  • 1-8 Saving Provision
  • 1-9 Effective Date of the Regulations
    • 1-9.1 Effective Date of the Regulations
    • 1-9.2 Subdivisions Submitted or Approved Prior to the Effective Date
  • 1-10 Amendments
  • 1-11 Variances
  • 1-12 Vacation of Streets, Easements, or Other Public Facilities
    • 1-12.1 Planning Commission Approval
    • 1-12.2 Vacations After Sale of Lots
CHAPTER 2. PROCEDURES FOR PLAT APPROVAL
  • 2-1 General Procedures
    • 2-1.1 Review Procedures
    • 2-1.2 Classification of Subdivisions
    • 2-1.3 Official Submission Date
    • 2-1.4 Coordination of Zone Change Application with Subdivision Approval
    • 2-1.5 Reserve Parcels
  • 2-2 Approval Procedure for Partitions
    • 2-2.1 Procedure for Partitioning
    • 2-2.2 Partitioning Large Tracts into Not More than Two Lots
  • 2-3 Concept Plan
    • 2-3.1 Concept Plan Pre-application Conference
    • 2-3.2 Application Procedure and Requirements
    • 2-3.3 Approval Procedures
    • 2-3.4 Process for Planning Commission Hearing
    • 2-3.5 Revisions to Approved Concept Plans
  • 2-4 Development Plan
    • 2-4.1 Application Procedure and Requirements
    • 2-4.2 Staff Review
    • 2-4.3 Decision on Development Plan
    • 2-4.4 Expiration of Development Plan
    • 2-4.5 New Information
  • 2-5 Final Subdivision Plat
    • 2-5.1 Application Procedure and Requirements
    • 2-5.2 Requirements for Improvements
    • 2-5.3 Staff Review
    • 2-5.4 Decision on Final Subdivision Plat
    • 2-5.5 Expiration of Final Subdivision Plat
    • 2-5.6 Vested Rights
  • 2-6 Recording of Plat
  • 2-7 Phasing Major Subdivision Plats
  • 2-8 Resubdivision of Land
  • 2-8.1 Procedure for Subdivision Where Future Resubdivision is Foreseen
  • 2-9 Miscellaneous Platting Situations
    • 2-9.1 Converting Parcels to Building Sites
    • 2-9.2 Combine Two or More Lots
    • 2-9.3 Shifting Lot Lines
    • 2-9.4 Dedication of Right-of-way, Public Use Lands, or Easements
CHAPTER 3. GENERAL REQUIREMENTS FOR IMPROVEMENTS, RESERVATIONS, AND DESIGN
  • 3-1 General Requirements
    • 3-1.1 General Requirements
    • 3-1.2 Conformance to Applicable Rules and Regulations
    • 3-1.3 Subdivision and Street Names
  • 3-2 Monument Requirements
    • 3-2.1 Monument Requirements
    • 3-2.2 Control Monuments
    • 3-2.3 Internal Monuments and Lot Pins
  • 3-3 Suitability of the Land
    • 3-3.1 Suitability of the Land
    • 3-3.2 Critical Lots
    • 3-3.3 New Critical Lots
    • 3-3.4 Prior to Concept Plan Approval
    • 3-3.5 Critical Lot Plan Required
    • 3-3.6 Grade Changing
    • 3-3.7 Grade Changing Devices
  • 3-4 Lot Requirements
    • 3-4.1 Lot Arrangement
    • 3-4.2 Lot Dimensions
    • 3-4.3 Double Frontage Lots
    • 3-4.4 Access from Arterial or Collector Streets
    • 3-4.5 Lot Drainage
    • 3-4.6 Relationship to Watercourses
  • 3-5 Lot Subdivision Comparability
    • 3-5.1 Lot Subdivision Comparability
    • 3-5.2 Exceptions Table of Contents. ii
    • 3-5.3 Comparable Lots
    • 3-5.4 Excluded Lots
    • 3-5.5 Lot Comparability Procedures
  • 3-6 Blocks
    • 3-6.1 Block Widths
    • 3-6.2 Block Lengths
    • 3-6.3 Considerations for Block Length, Width, and Shape
    • 3-6.4 Easements Through Blocks
  • 3-7 Improvements
    • 3-7.1 Authorization to Construct Improvements
    • 3-7.2 Construction of Improvements
    • 3-7.3 Completion of Improvements
  • 3-8 Requirements for Sidewalks and Related Pedestrian Facilities
    • 3-8.1 Requirements for Sidewalks on New Subdivision Streets
    • 3-8.2 Requirements for Sidewalks on Existing Streets Fronting the Property Subdivided
    • 3-8.3 Contribution to the Pedestrian Network as an Alternative to Sidewalk Installation
    • 3-8.4 Sidewalk Dimensions
    • 3-8.5 Sidewalk Encroachments/Obstructions
    • 3-8.6 Sidewalk Tree Preservation
    • 3-8.7 Sidewalk Pedestrian Easements
  • 3-9 Requirements for Streets
    • 3-9.1 General Requirements
    • 3-9.2 Street Design Standards
    • 3-9.3 Additional Regulations for Private Street
    • 3-9.4 Street Construction and Related Requirements
  • 3-10 Requirements for Dedication, Reservations, or Improvements
    • 3-10.1 Application
    • 3-10.2 Undeveloped Property
    • 3-10.3 Developed Property
    • 3-10.4 Required Improvements or Dedications
    • 3-10.5 Relationship to Scenic Routes
    • 3-10.6 Conservation Easements for Greenways
    • 3-10.7 Park Dedications
  • 3-11 Inspections During Construction
    • 3-11.1 Inspections During Construction
    • 3-11.2 Pre-construction Conference Required
    • 3-11.3 Outline for Construction Process
    • 3-11.4 Inspection Schedule
  • 3-12 Street Name, Regulatory and Warning Signs for Public Streets
    • 3-12.1 Signage Requirements
    • 3-12.2 Street Name Signs
    • 3-12.3 Regulatory and Warning Signs
  • 3-13 Street Names, Regulatory and Warning Signs for Private Streets
  • 3-14 Drainage and Storm Sewers
    • 3-14.1 General Requirements
    • 3-14.2 Storm Water Facilities
    • 3-14.3 Dedication of Drainage Easements
  • 3-15 Public Water Facilities
  • 3-16 Sewerage Facilities
    • 3-16.1 General Requirements
    • 3-16.2 Mandatory Connection to Public Sewer System or Provision for Future Connection
    • 3-16.3 Specifications
  • 3-17 Underground Utilities
    • 3-17.1 Underground Utilities
  • 3-18 Referral to Public Body
CHAPTER 4. CONSERVATION SUBDIVISIONS
  • 4-1 Purpose
  • 4-2 Applicability
    • 4-1.1 Applicability
    • 4-1.2 Additional Applicable Land Use Policy Categories
    • 4-1.3 Zoning Code Requirements
  • 4-3 Minimum Area of Subdivision
    • 4-3.1 Minimum Area
    • 4-3.2 Waiver of the Minimum Area Requirements
  • 4-4 Approval Procedures
    • 4-4.1 Required Pre-Application Conference
    • 4-4.2 Planning Commission Review
    • 4-4.3 Quality of the Conservation Lands
    • 4-4.4 Specific Limitations and Requirements
    • 4-4.5 Additional Requirements and Review for the Concept Plan
    • 4-4.6 Additional Requirements and Review for the Development Plan
    • 4-4.7 Additional Requirements and Review for the Final Subdivision Plat
  • 4-5 Lot Yield
  • 4-6 Lot Requirements
    • 4-6.1 Lot Dimensions
    • 4-6.2 Lot Frontage
    • 4-6.3 Lot Frontage on an Open Space
    • 4-6.4 Multiple Lots on a Common Access Easement
  • 4-7 Conservation Lands
    • 4-7.1 Conservation Lands
    • 4-7.2 Primary Conservation Areas
    • 4-7.3 Secondary Conservation Areas
    • 4-7.4 Additional Lands Set Aside
  • 4-8 Lot Arrangement
    • 4-8.1 Four Step Design Process for Conservation Subdivisions
    • 4-8.2 Step 1: Delineation of Conservation Lands
    • 4-8.3 Step 2: Location of Building Areas
    • 4-8.4 Step 3: Alignment of Streets and Trails
    • 4-8.5 Step 4: Drawing in the Lot Lines
  • 4-9 Requirements for Design and Improvement
    • 4-9.1 Standards for Conservation Subdivisions
    • 4-9.2 Relationship to Scenic Routes
    • 4-9.3 Street design in Conservation Subdivisions
      Table of Contents. iv
    • 4-9.4 Requirements for Alleys
    • 4-9.5 Supporting Agricultural Uses
    • 4-9.6 Connecting Open Spaces and Access to Open Space
    • 4-9.7 Clearly Delineated Conservation Lands
    • 4-9.8 Areas of Common Sewage Disposal for Individual Sewage Disposal Systems
  • 4-10 Homeowners’ Association
  • 4-11 Ownership of Conservation Lands
    • 4-11.1 Ownership Alternatives
    • 4-11.2 Homeowners’ Association
    • 4-11.3 Legal Instrument for Permanent Protection
    • 4-11.4 Alternative to Conservation Easement
  • 4-12 Conservation Easement Holder
    • 4-12.1 Conservation Easement Holder Alternatives
    • 4-12.2 Conservation Easement Holder in Place
  • 4-13 Maintenance of Conservation Lands
    • 4-11.1 Conservation Lands Management Plan
    • 4-11.2 Maintenance of Natural Features
    • 4-11.3 Tax Assessment of Conservation Lands
CHAPTER 5. WALKABLE SUBDIVISIONS
  • 5-1 Purpose
  • 5-2 Applicability
    • 5-2.1 Applicability
    • 5-2.2 Standards for Walkable Subdivisions
    • 5-2.3 Alternative Standards
  • 5-3 Lot Requirements
    • 5-3.1 Frontage
    • 5-3.2 Cottage Subdivision
    • 5-3.3 Subdivisions for Attached Housing
    • 5-3.4 Residential Lots Fronting on an Arterial or Collector
    • 5-3.5 Non-Residential and Mixed-Use Lots Fronting on an Arterial or Collector
  • 5-4 Requirements for Alleys
  • 5-5 Blocks
  • 5-6 Minimum Sidewalk Width
  • 5-7 Requirements for Streets and Pedestrian Access
    • 5-7.1 Purpose
    • 5-7.2 Street Pattern
    • 5-7.3 Street Design Standards
    • 5-7.4 Through Streets and Pedestrian Access
    • 5-7.5 Extension of Temporary Public Dead-end Streets and Pedestrian Access
    • 5-7.6 Future extension of Proposed Temporary Dead-end Streets and Pedestrian Access
    • 5-7.7 Pedestrian Access Easements
    • 5-7.8 New Pedestrian Access Easements
    • 5-7.9 Loop Streets
    • 5-7.10 Cul-de-sacs
    • 5-7.11 Requirements for Cul-de-sacs
    • 5-7.12 Sidewalks Not Required
  • 5-8 Additional Requirements for Streets and Pedestrian Access in Non-Residential and Mixed-Use Subdivisions
    • 5-8.1 Pedestrian Access Required
    • 5-8.2 Requirements for Internal Vehicular Circulation
    • 5-8.3 Pedestrian Access
  • 5-9 Variances from Access Standards
    • 5-9.1 Variances
    • 5-9.2 Circumstances for Variances
  • 5-10 Unified Plat of Subdivision
  • 5-11 Open Space
    • 5-8.1 Open Space Required.
    • 5-8.2 Types of Open Space
CHAPTER 6. ASSURANCE FOR COMPLETION AND MAINTENANCE OF IMPROVEMENTS
  • 6-1 Improvements and Performance Bond
    • 6-1.1 Performance Bond
    • 6-1.2 Composition of Performance Bond
    • 6-1.3 Temporary Improvements
    • 6-1.4 Costs of Improvements
    • 6-1.5 Governmental Agencies
    • 6-1.6 Failure to Complete Improvements
  • 6-2 Inspection of Improvements
  • 6-3 Release, Reduction, or Extension of Performance Bond
    • 6-3.1 Certificate of Satisfactory Completion
    • 6-3.2 Reduction of Performance Bond
    • 6-3.3 Extension of Performance Bonds
    • 6-3.4 Release of Bonds in Conservation Subdivisions
    • 6-3.5 Refer to Planning Commission
  • 6-4 Maintenance of Improvements
  • 6-5 Expiration of Bond
  • 6-6 Certification of Private Street Completion
  • 6-7 Disposition of Liquidated Securities
CHAPTER 7. DEFINITIONS CHAPTER 8. ADOPTION OF REGULATIONS AND AMENDMENTS
  • 8-1 Original Enactment
  • 8-2 Notice of Public Hearing for Amendments to the Subdivision Regulations
  • 8-3 Codification of Amendments

Appendix A. Plat Certificates
Appendix B. Critical Lots – Plans and Procedures
Appendix C. Outline for Construction

Staff Contacts

List of Figures
Figure 3-1: Sidewalk Dimensions
Figure 3-2: Sidewalk Encroachments/Obstructions
Figure 3-3: Alternatives to Cul-de-Sacs
Figure 4-1: Lot Frontage on an Open Space*
Figure 4-2: Four-Step Design Process for Conservation Subdivisions*
Figure 4-3: Relationship to Scenic Routes*
Figure 4-4: Alternatives to Cul-de-Sacs
Figure 5-1: Cottage Subdivisions
Figure 5-2: Residential Lots Fronting on an Arterial or a Collector
Figure 5-3: Alternatives to Cul-de-Sacs
Figure 5-4: Pedestrian Access
Figure 5-5: Sidewalks not Required
Figure 5-6: Internal Vehicular Circulation
Figure 7-1: Pedestrian Benefit Zones

*Adapted from illustrations from Randall Arendt’s “Growing Greener: Putting Conservation into Local Codes” (November 1997) and “Crossroads, Hamlet, Village, Town: Design Characteristics of Traditional Neighborhoods, Old and New” (April 2004).