Subdivision 2005-03, Article 05 Subdivision Design StandardsARTICLE 5. SUBDIVISION DESIGN STANDARDS
SECTION 501 GENERAL REQUIREMENTS
Land to be subdivided shall be of such character that it can be used safely for building
purposes without danger to health or peril from fire, flood, erosion or other menace. If, following
adequate investigation, conducted by all public agencies concerned, it is determined that land to be
subdivided cannot be used without endangering the health, safety, welfare or prosperity of the
community, or would necessitate an excessive expenditure of public financial resources for sewage
and water facilities, other public facilities and streets, then the subdivision plat shall not be approved
unless the subdivider formulates adequate methods for meeting such problems.
All subdivision design shall conform to standards of the Comprehensive Development Plan
and to the City Zoning Regulations.
All required improvements shall be constructed or installed to conform to the provisions of
this Ordinance and City specifications.
SECTION 502 STREETS
The arrangement, character, extent, width, grade and location of all streets shall conform to
the Comprehensive Plan and shall be considered in their relation to existing and planned streets, to
topographical conditions, to public convenience and safety, and in their appropriate relation to the
proposed uses of the land to be served by such streets.
502.01 STREET EXTENSIONS: The street layout of the proposed subdivision shall provide
for the continuation or appropriate projection of streets and alleys already existing in
areas being subdivided. Where, at the determination of the Planning Commission it is
desirable to provide street access to adjoining properties, proposed streets shall be
extended by dedication to the boundaries of such properties. Where the Planning
Commission deems it necessary, such dead-end streets shall be provided with a
temporary turnaround having a radius of at least fifty (50) feet. The street system for the
proposed subdivision shall provide for extending existing streets at the same or greater
width, but in no case shall a street extension be of less width than the minimum width
required in these Regulations for a street in its category.
502.02 DEDICATION OF RIGHT-OF-WAY FOR NEW STREETS: The dedication of right-
of-way for new streets measured from lot line to lot line shall be as shown in the
Comprehensive Plan, or, if not shown thereon, shall meet the right-of-way requirements
as provided in Schedule A of these regulations. All streets classified as arterial streets by
the Comprehensive Plan shall have all points of access approved by the Planning
Commission. Marginal access streets may be required by the Planning Commission for
subdivisions fronting on arterial streets.
502.03 DEDICATION OF RIGHT-OF-WAY FOR EXISTING STREETS: Subdivisions
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platted along existing streets shall dedicate additional right-of-way if necessary to meet
the minimum street width requirements set forth in these Regulations. The entire
minimum right-of-way width shall be dedicated where the subdivision is on both sides of
an existing street. When the subdivision is located on only one side of an existing street,
one-half (1/2) of the required right-of-way width, measured from center line of the
existing roadway, shall be dedicated. Dedication of one-half (1/2) of the right-of-way for
proposed streets along the boundaries of land proposed for subdivision shall be
prohibited.
502.04 INTERSECTIONS: Streets shall intersect as nearly as possible at an angle of ninety (90)
degrees, and no intersection shall be at an angle of less than eighty (80) degrees. Street
curb intersections shall be rounded by radii of at least twenty (20) feet. When the
smallest angle of street intersection is less than seventy-five (75) degrees, the Planning
Commission may require curb radii of greater length. Wherever necessary to permit the
construction of a curb having a desirable radius without reducing the sidewalk at a street
corner to less than normal width, the property line at such street corner shall be rounded
or otherwise set back sufficiently to permit such curb construction. No lot or other
parcel of land which abuts on and has access to either a collector or a minor street shall
have a service drive, curb cut, or other means of access to an arterial street within
seventy-five (75) feet of the right-of-way of any street which intersects such arterial
street on the side on which such lot or parcel is located.
When connecting street lines deflect from each other at any one point by more than ten
(10) degrees, they shall be connected by a curve with a radius adequate to insure a sight
distance of not less than four hundred (400) feet for collector streets, and of such greater
or less radii as the Planning Commission shall determine for special cases.
502.05 HORIZONTAL AND VERTICAL STREET CURVES: A tangent at least one hundred
(100) feet long shall be introduced between reverse curves on arterial and collector
streets. Where there is a deflection angle of more than ten (10) degrees in the alignment
of a street, a curve with a radius adequate to insure safe sight distance shall be made.
The minimum radii of curves provided in Schedule A of these regulations shall be
required.
Every change in grade shall be connected by a vertical curve constructed so as to afford
a minimum sight distance of two hundred (200) feet, said sight distance being measured
from a driver's eyes, which are assumed to be four and one-half (4-1/2) feet above the
pavement surface, to an object four (4) inches high on the pavement. Profiles of all
streets showing natural or finished grades, drawn to an approved scale, may be required
by the Planning Commission.
502.06 STREET GRADES AND ELEVATIONS: All streets shall be designed so as to provide
for the discharge of surface water from the pavement and from the right-of-way by
grading and drainage. For adequate drainage, the minimum street grade shall be not less
than one-half (1/2) of one (1) percent. The Planning Commission shall not approve
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streets which will be subject to inundation or flooding. All streets must be located at
elevations which will make them flood-free in order that portions of the subdivisions will
not be isolated by floods. Where flood conditions exist, the Planning Commission shall
require profiles or elevations of streets in order to determine the advisability of
permitting the proposed subdivision activity. Fill may be used in areas subject to
flooding in order to provide flood-free streets if such fill does not increase flood heights.
Drainage openings shall be designed so as not to restrict the flow of water and thereby
increase flood heights.
Street grades shall conform to the minimum requirements provided in Schedule A of
these Regulations.
502.07 MARGINAL ACCESS STREETS: Where a subdivision abuts or contains an existing or
proposed arterial street, the Planning Commission may require access streets, reverse
frontage with screen planting contained in a non-access reservation along the rear
property line, deep lots with rear service alleys, or such other treatment as may be
necessary for adequate protection of adjacent properties and to afford separation of
through and local traffic.
Where the proposed subdivision abuts upon or contains an existing or proposed arterial
street or highway on which traffic volumes and vehicular speeds warrant special safety
considerations, the Planning Commission may require that marginal access streets be
provided in order that no lots front on such existing or proposed arterial street or
highway.
Where a subdivision borders on or contains a railroad right-of-way or limited access
highway right-of-way, the Planning Commission may require a street approximately
parallel to and on each side of such right-of-way, at a distance suitable for the
appropriate use of the intervening land, as for park purposes in residential districts, or for
commercial or industrial purposes in appropriate districts. Such distances shall also be
determined with due regard for the requirements of approach grades and future grade
separations.
502.08 STREET JOGS: Street jogs with center line offsets of less than one hundred fifty (150)
feet shall be prohibited.
502.09 CUL-DE-SACS: Minor terminal or dead ends streets or courts which are designed so as
to have one end permanently closed shall not be longer than six hundred (600) feet and
shall be provided at the closed end with a turn-around having a radius at the outside of
the pavement of at least 50 feet and a radius at the outside of the right-of-way of at least
62.5 feet.
502.10 STREET NAMES: Proposed streets which are in alignment with other already existing
and named streets shall bear the names of such existing streets. The name of a proposed
street which is not in alignment with an existing street, shall not duplicate the name of
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any existing street, irrespective of the use of the suffix street, avenue, boulevard, drive,
place, court, lane, road, pike, highway, parkway, or similar suffix.
Whenever a street alignment changes direction more than forty-five (45) degrees without
a return to the original alignment within a distance of five hundred (500) feet, then the
name of the street shall be changed at the point of curvature.
To avoid duplication and confusion, the proposed names of all streets shall be approved
by City Planning Commission prior to such names being assigned or used.
502.11 PRIVATE STREETS AND RESERVE STRIPS: There shall be no private streets
platted within a subdivision. There shall be no reserve strips in a subdivision except
where their control is definitely vested in the municipality or county under conditions
approved by the City Council as authorized in these Regulations.
SECTION 503 ALLEYS
Alleys shall be provided to give access to the rear of all lots used for commercial and industrial
purposes except when lots are located within Highway Commercial or Industrial zoned properties
when the size or configuration of said facilities would not necessitate alley access. The minimum
width of an alley shall be twenty (20) feet. Alley intersections and sharp changes in alignment shall be
avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate
facilities at the dead-end as determined by the Planning Commission. Alleys shall not be provided in
residential areas except in cases where the subdivider produces evidence of the need for alleys which
is satisfactory to the Planning Commission.
SECTION 504 BLOCKS
The lengths, widths, and shapes of blocks shall be determined with due regard to the provision
of adequate building sites suitable to the special needs of the type of use contemplated; zoning
requirements as to lot sizes and dimensions; needs for convenient access, circulation, control and
safety of street traffic; and limitations and opportunities of topography.
504.01 BLOCK LENGTHS: Block lengths shall not exceed one thousand (1,000) feet or be
less than three hundred sixty (360) feet, except as the Planning Commission considers
necessary to secure efficient use of land or desired features of street layout.
504.02 BLOCK WIDTHS AND TIERS: Blocks shall be wide enough to allow two (2) tiers of
lots of minimum depth, provided, that where this would require lots to front on an
arterial street or highway or where topographical conditions or the size of the property
prevent two (2) tiers of lots, the Planning Commission may approve a single tier of lots
of minimum depth.
504.03 PEDESTRIAN WAYS: Pedestrian ways not less than ten feet (10') wide may be
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required in blocks longer than five hundred feet (500') where such crosswalks are
deemed by the Planning Commission to be essential to provide circulation, or access to
schools, playgrounds, shopping centers, transportation or other community facilities.
SECTION 505 LOTS
The lot size, width, depth, shape and orientation, and the minimum building setback lines shall
be appropriate for the location of the subdivision and for the type of development and use
contemplated.
505.01 LOT DIMENSIONS: Lot dimensions shall conform to the requirements of the Zoning
Regulations. Residential lots where not served by public sewer shall not be of less width
or area than that required by the Zoning Regulations, and in no case shall such lots be of
less width than sixty (60) feet and of less area than seven thousand five hundred (7,500)
square feet.
505.02 CORNER LOTS: Corner lots for residential use shall have extra width to permit
appropriate building setback from and orientation to both streets.
505.03 ACCESS TO LOTS: The subdividing of the land shall be such as to provide, by means
of a public street, each lot with a minimum of 30’ access to an existing public street.
505.04 DOUBLE FRONTAGE AND REVERSE FRONTAGE LOTS: Double frontage and
reverse frontage lots, shall be avoided except where essential to provide separation of
residential development from traffic arteries or to overcome specific disadvantages of
topography and orientation. A planting screen easement of at least ten (10) feet, and
across which there shall be no right of access, shall be provided along the line of lots
abutting such a traffic artery or other disadvantageous use.
505.05 ANGLE OF SIDE LOT LINES: Side lot lines shall be substantially at right angles or
radial to street lines.
SECTION 506 FLOOD HAZARDS
Land subject to flooding and land deemed to be topographically unsuitable for residential
development shall not be platted for residential use or for any other use which may increase the
danger to health, life, or property or aggravate erosion or flood hazards. Such land within the
subdivision shall be set aside on the plat for such uses as will not be endangered by periodic or
occasional inundation contrary to the public welfare. To insure that lots will be located only where
they will provide flood-free building sites, the Planning Commission may require the subdivider to
provide elevation and flood profiles sufficient to demonstrate that the building sites will be completely
free from the danger of flooding. If a stream flows through or adjacent to the proposed subdivision,
the plat plan shall provide for easement of right-of-way along the stream for a floodway. For the
smaller streams, the plan shall also provide for channel improvement to enable then to carry all
reasonable floods within banks. The floor elevations of structures intended for human habitation shall
be high enough to be above the level of one hundred (100) year frequency flood. The floodway
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easement shall be wide enough to provide for future enlargement of the stream channel as adjacent
areas become more highly developed and run-off rates are increased.
SECTION 507 OFF-STREET LOADING AND PARKING FACILITIES
All lots or parcels platted shall provide sufficient space for off-street loading and parking
facilities to meet the requirements of the zoning district within said lot of parcel is platted.
SECTION 508 EASEMENTS
Easements across lots or centered on rear or side lot lines shall be provided for utilities where
necessary and shall be at least sixteen (16) feet wide.
Where a subdivision is traversed by a water course, drainageway, channel, or street, there
shall be provided a storm water easement or drainage right-of-way conforming substantially with the
lines of such water course, and such further width or construction, or both, as will be adequate for the
purpose. Parallel streets or parkways may be required in connection therewith.
SECTION 509 COMMUNITY ASSETS
In all subdivisions, due regard shall be shown for natural features such as large trees, unusual
rock formations, and water courses; for sites which have historical significance; and for similar assets
which, if preserved, will add attractiveness and value to the subdivision and to the area. The Planning
Commission may prepare a list of all such features within its Area of Planning Jurisdiction which it
deems worthy of preservation.
SECTION 510 CONFORMANCE WITH OTHER REGULATIONS
No final plat of land within the area of force and effect of existing Zoning Regulations will be
approved unless it conforms with such regulations. Whenever there is a variance between the
minimum standards set forth in these Regulations and those contained in the building code, or other
official regulations, the highest standard shall apply.
SECTION 511 RESERVATION AND DEDICATION OF PUBLIC LAND AND OPEN
SPACE
511.01 RESERVATION: Before final plat approval is given the subdivider, he/she may be
required to reserve sites for parks, playgrounds, open spaces and schools and other
public land as determined by the Planning Commission to be sufficient and in compliance
with the Comprehensive Plan. Reservation of land for public acquisition and/or use shall
be for a period not to exceed three (3) years from the date the plat is officially approved
and recorded unless otherwise provided in these regulations.
(1) Where a park, playground, school or other site for public use shown on the
Comprehensive Plan is located in whole or in part in the applicant's
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subdivision, the City may require the acquisition or accept the dedication or
reservation of such area within the subdivision.
(2) Where deemed essential by the Planning Commission upon consideration of
the type of development proposed in the subdivision, and especially in large-
scale developments not anticipated in the Comprehensive Plan, the City may
request the dedication or reservation of such other areas or sites of a
character, extent or location suitable to the needs created by such
development for school, parks and other neighborhood facilities.
(3) Where a tract of land is being subdivided includes land proposed to be used
for parks under the duly adopted Comprehensive Plan of the City, the
subdivider shall indicate the location of such areas on the subdivision plat.
(4) Where a tract of land is being subdivided includes land proposed to be used
for a future school site, under the adopted Comprehensive Plan, the subdivider
shall indicate the general location of such areas on the preliminary plat.
School sites are to be reserved for two years giving the Community School
District the right to purchase the land at a negotiated value or at a value
determined in the same manner as required by the Nebraska State Statutes for
proceedings under the power of eminent domain, plus one-half the cost of
grading, utilities, and paving, including curbs, of any streets contiguous to the
site, plus other approved special assessments. Should the school site not be
purchased within the time limit specified above, the subdivider may then sell
said site for an alternate purpose as shown on the approved subdivision plat.
511.02 DEDICATION: Before final plat approval is given to the subdivider, he/she shall be
required to dedicate to the public use all streets, alleys, buffer strips and parks as may be
required by the Planning Commission. Acceptance of these dedicated lands shall be
recorded in the minutes of the City Council and on the subdivision plat.
SECTION 512 PARKLAND DEDICATION AND PAYMENTS IN LIEU OF
DEDICATION
The subdivider who subdivides land shall dedicate a portion of such land, or pay a fee, as set
forth in this Article for the purpose of providing park, recreational facilities, and open spaces to serve
future residents.
The amount of land to be dedicated by a subdivider pursuant to this ordinance shall be 5% or
.5 acre, whichever is greater, of the land area comprising the total land area in the proposed
subdivision as reflected in the final subdivision plat. If a subdivider so desires, the subdivider may
elect to pay a fee in lieu of land dedication, provided, however, the City may reject subdividers
election and require land dedication. Where a subdivider is required to pay a fee in lieu of land
dedication, the amount of such fee shall be based upon the fair market value of the amount of land
comprising the total land area as indicated in the final subdivision plat. The amount of such fee shall
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be 8% of the fair market value of the total land area comprising the proposed subdivision as indicated
in the final subdivision plat.
Fair market value shall be determined as of the time of filing the final plat in accordance with
the following:
(1) The fair market value as determined by the City Council based upon fair market value
appraisals considering all of the uses and purposes for which it might reasonably be used;
or
(2) If the subdivider objects to the amount of valuation the subdivider may, at its expense,
obtain an appraisal of the property based on the highest and best use of the property by a
qualified real estate appraiser approved by the City, which appraisal may be accepted by
the City Council if found reasonable; or
(3) The City and the subdivider may agree as to the fair market value.
The procedure for determining whether the subdivider is to dedicate land or pay a fee shall be
as follows:
(1) At all times, the City Council shall have the power to require land dedication or a fee in
lieu of land dedication, regardless of subdivider's election to dedicate land or pay a fee.
The City Council shall not approve any preliminary plat or final plat which has not
complied with this ordinance.
(2) At the time of the filing of the preliminary subdivision plat for approval, the subdivider of
the property shall, as a part of such filing, indicate whether subdivider desires to dedicate
land for park and recreational purposes, or whether subdivider desires to pay a fee in lieu
thereof or provide private recreational areas if accepted by the City Council. If
subdivider desires to dedicate land for this purpose, subdivider shall designate the area
thereof on the preliminary plat as submitted and all dedicated land shall be contiguous.
(3) At the time the preliminary plat is submitted for approval, the City Council shall
determine as a part of such approval, whether to accept a dedication of land within the
subdivision, or a payment of a fee in lieu thereof. The minimum size of a dedication of
land for park purposes shall be .5 acre.
(4) Where a dedication of land is required, it shall be accomplished in accordance with the
provisions of the Subdivisions Regulations. Further the subdivider shall convey the
dedicated land to the City by deed, and the deed shall be delivered to the City upon
arrival of the final plat. The final plat will contain all dedicated park land and the name of
the park.
(5) Where fees are required, the same shall be paid and deposited with the City prior to the
approval of the final plat, or in the alternative, the subdivider shall pay the fees within
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twelve months from the date of the approval of the final plat, provided that subdivider
furnishes written agreement to pay said fees and personal note for total amount of fees,
subject to the approval of the City, to the City prior to the approval of the final plat. The
City shall not issue any building permits for construction on more than one-third of the
lots in any subdivision until the fees are paid and shall not issue any building permits for
construction on any lots after the expiration of the twelve month period until said fees
are paid.
(6) At the time the final plat is approved, and land is dedicated, the City Council shall
designate the time when the development of the park and recreational facility shall be
commenced.
Land and fees received under this Ordinance shall be used only for the purpose of providing
park, recreational facilities and open spaces to serve the approximate area of the subdivision for which
received and location of the land and amount of fees shall bear a reasonable relationship to the use of
the park, recreational facilities and open spaces by the future inhabitants of the subdivision.
Exceptions: The following subdivisions shall be exempt from mandatory land dedication for
park, recreational, and open spaces, or fees in lieu of mandatory dedication of land for park,
recreational and open spaces, as follows:
(1) All lot split subdivisions as provided in Article VII, Section 705, of this Subdivision
Regulations Ordinance.
(2)All light or heavy industrial park subdivisions (except those areas specifically designated
as parks, recreational areas or open space on the Comprehensive Plan). An industrial
park subdivision shall require all of the real estate within the subdivision to be zoned
industrial pursuant to the Zoning Ordinances of the City of Blair.
(3)All agricultural/business and commercial district subdivisions (except those areas
specifically designated as parks, recreational areas or openspace on the Comprehensive
Plan). An agricultural/business and commercial district subdivision shall require all of the
real estate within the subdivision to be zoned business or commercial pursuant to the
Zoning Ordinances of the City of Blair.
(4)All other subdivisions a portion of which are not either contiguous to or located within
the city limits of the City of Blair, Nebraska (except those areas specifically designated as
parks, recreational areas or open space on the Comprehensive Plan).
SECTION 513 LARGE TRACTS OF PARCELS
When land is subdivided into larger parcels than ordinary building lots, such parcels shall be
arranged so as to allow for the opening of future streets and logical resubdivision.
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(END OF SECTION)
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