106-2-1.020 Street Connectivity And Circulation

1. Intent. The intent of this section is to provide efficient, convenient, logical, and frequent street and pathway connections to, within, through, and out of a proposed subdivision in a manner that other provisions of this Land Use Code do not. Connectivity improvements may allow modification of lot configuration or street layout but shall not increase the maximum number of Lots otherwise permitted by the base density of the zone, or create a lot that is non-conforming. 2. Mandatory and voluntary compliance. 1. Mandatory compliance. The provisions of this section are mandatory in the village zones or MDOZ. 2. Voluntary compliance: connectivity-incentivized subdivision. In allowed zones, as listed in Subsection (b)(2)b. of this section, the provisions of this section offer a voluntary alternative to traditional and typical Lot development standards otherwise set forth in the applicable zone. An applicant shall not be allowed to use this section unless the applicant volunteers to comply with all provisions herein. Applying for a connectivityincentivized subdivision constitutes the applicant’s agreement to be governed by this section, and constitutes the applicant’s acknowledgement that the discretionary authority this section offers to the Land Use Authority may result in a decision contrary to the applicant’s initial intent. The applicant accepts all risk, including lost time and money, for voluntarily applying for subdivision review under these provisions. Otherwise, the applicant shall use other development types authorized by this Land Use Code to subdivide their land. Connectivity requirements of this section shall apply to subdivisions creating five or more Lots. Subdivisions creating four or fewer Lots shall not be required to provide future street connections unless necessary to address documented emergency access concerns. Nothing in this section shall require a minor subdivision to dedicate future street corridors where no logical future connection exists. 1. Maximum allowed density. If the applicant provides a street and pathway layout that complies with this section and is approved at the discretion of the Land Use Authority after receiving a favorable recommendation from staff, the applicant may use the Base Density calculation, as defined in Section 101-2-3, to compute the maximum allowed Lots in the subdivision. Density calculations. For purposes of calculating maximum allowed Lots, density shall be based on net developable acreage. Connectivity incentives provided by this section shall not increase the base density otherwise allowed by the applicable zone. 2. Allowed zones. A connectivity-incentivized subdivision is allowed only in the following zones: S-1, F-5, AV-3, FV-3, RE-20, RE-15, HR, and CVR-1. 1. Unless excepted in Subsection (b)(2)b.2. of the section, at no time shall the Lot Area and Lot Width of any residential Lot be less than provided in this table: LOT WIDTH AND LOT AREA S-1 F-5/40 AV-3 FV-3 RE-20 RE-15 HR CVR-1 Reduced minimum Lot area: Reduced minimum Lot width: 50-percent of the zone's minimum. 80-percent of the zone's minimum. No minimum. 2. The following are exceptions to the Lot Area and Lot Width provisions of Subsection (b)(2)b.1. of this section: 1. A lot in a cluster subdivision shall not be reduced to less than 90 percent of the lot area and lot width standards of the cluster subdivision ordinance. 2. A pre-existing nonconforming lot of record that is smaller than fifty-percent of the lot area or lot width may continue with smaller dimensions as long it is not made more nonconforming. 3. Street layout. Nothing here shall waive the minimum street or pathway requirements as provided elsewhere in this Land Use Code. A subdivision shall be designed in a manner that prioritizes circulation efficiencies both within the subdivision and to adjacent neighborhoods. Priority shall be given to both vehicular and pedestrian connectivity. The following minimum standards are required: 1. Street-Block. A Street-Block, as defined in Section 101-2-20, shall have a length of no greater than 800 feet. The Land Use Authority may, but is not obligated to, approve an exception to this rule if a Street-Block cannot be formed as a result of one or more of the following. However, in each case the applicant shall provide a Street-Block or a connection that will help form a future Street-Block as near as is otherwise reasonably practicable: 1. The adjacent area to which a street could otherwise be extended is built-out such that no reasonable street connection can be made thereto; 2. The adjacent area to which a street could otherwise be extended has characteristics that significantly reduce the likelihood the StreetBlock will be needed, as determined by the Land Use Authority. These characteristics include, but are not limited to, sensitive lands such as geologic hazards, riverways, floodplains, wetlands, and slopes on which no reasonable street configuration can be created that complies with allowed street grades; 3. The adjacent area to which a street could otherwise be extended has culturally or locally important lands that can, are, or will be permanently preserved in a manner that benefits the general public. The Land Use Authority may require the applicant to secure the permanent preservation in a manner satisfactory to the Land Use Authority; 4. Adherence to the maximum Street-Block length will interrupt a regionally significant pedestrian pathway delineated in the area’s general plan or similar planning document; or 5. Strict adherence to the maximum Street-Block length will result in a Street-Block that is less than 300 feet in length. 2. Intersections. Street intersections shall be four-way intersections wherever possible. 3. Directional continuity. A Major Neighborhood Street, Collector Street, and Arterial Street shall provide directional continuity. Regardless of how a street may wind through a subdivision, whenever possible it shall exit the subdivision in the same general direction it entered so that it provides users a consistent direction of travel along the same street. 4. Permanently terminal streets. Cul-de-sac and dead end streets shall be avoided. A cul-de-sac or dead end street may be allowed in rare circumstances if the same or similar characteristics as specified in the exceptions of Subsection (c)(1) of this section are present. Future street connections. Stub streets or planned future street connections shown on a subdivision plat are intended to preserve transportation connectivity only and shall not be interpreted as guaranteeing approval of future subdivision or additional Lots. Any future subdivision shall comply with the density and development standards in effect at the time of application. 5. Alignment and connection to other streets. Whenever possible, streets shall connect or be aligned to provide a future connection to other existing streets in the general area, with special deference for connecting to existing stubbed streets. 4. Pathway location and design standards. Nothing here shall waive the minimum street or pathway requirements as provided elsewhere in this Land Use Code. A subdivision shall be designed in a manner that prioritizes circulation efficiencies both within the subdivision and to adjacent neighborhoods. Priority shall be given to both vehicular and pedestrian connectivity. The following minimum standards are required: 1. Pathways and sidewalks, generally. 1. Each development shall be configured so that the maximum pathway or sidewalk walking-distance between a pathway or sidewalk intersection is 400 feet. 1. This distance may be increased for a segment of a pathway that travels through a permanently preserved open space area or an area very unlikely to ever develop, as determined by the Land Use Authority. 2. A pathway or sidewalk intersection is where a pathway or sidewalk intersects with another pathway, sidewalk, or street that has pedestrian facilities, or an Alley or Shared Private Lane, provided each are perpetually open for use by the general public for non-automobile purposes. 2. Pathway and sidewalk layout shall be designed in a manner that prioritizes efficiency of non-motorized modes of transportation. 3. Pathways shall connect to each other using shortest distance reasonably possible. 4. Pathway and sidewalk layout shall provide for the continuation of existing pathways or sidewalks in the general area, and for future planned pathways, as shown on an adopted pathway plan, general plan, master trails plan, or other applicable adopted planning document. 5. A pathway or sidewalk stubbed from an adjacent property shall be connected to a pathway or sidewalk within the subdivision. 6. Continuation of a pathway or sidewalk to adjacent undeveloped property shall be provided with a stub to the subdivision boundary. 7. Pathway and sidewalk arrangement shall not cause any unnecessary hardship for creating convenient and efficient access to nearby Lots or Parcels that are likely to eventually be developed. 2. Street-adjacent pathway. Along each Arterial Street, Collector Street, and Major Neighborhood Street, as provided in an adopted general plan, master streets plan, or similar adopted document, or along a section line Street as provided in Section 106-2-1, a 10-foot wide hard-surfaced pathway shall be installed. 1. When determining which side of the street the pathway is required, preference shall be given to the side of the street that has optimal sun exposure during winter months. 2. The Planning Director may require a pathway be located on the other side of the street to support pathway connectivity based on other factors such as existing or planned future pathways in the vicinity and potential pedestrian conflicts. 3. The pathway shall be located within the street right-of-way unless expressly authorized otherwise by the City Engineer. If not located within the street right-of-way, a pathway easement is required. 4. Unless required otherwise by the City Engineer, the pathway shall have an asphalt width of at least nine feet and be bounded on both sides by a six-inch concrete ribbon that is flush with the top of asphalt travel surface. The pathway shall be constructed of three inches of asphalt on eight inches of base-course. Greater thickness may be required where it intersects a vehicle-way. 5. Example of street-adjacent pathway: 3. Non-street-adjacent pathway. Where generally depicted on a map or in the text of an applicable street regulating plan, general plan, master streets plan, or when otherwise required herein or in a development agreement, a 10-foot wide hard-surfaced pathway shall be installed through the development. 1. Where a pathway runs between buildings or fenced Lots, a minimum 30-foot wide pathway public right-of-way is required. The pathway shall run down the center of the 30-foot wide right-of-way. The width of the pathway right-of-way may be reduced to 15 feet if both of the adjoining Lots or Parcels are or will be used for Single-Family Dwellings, and are deedrestricted to: 1. Only allow a solid fence that is no greater than four-feet; or 2. Only allow a fence that is 30 percent open with the openings evenly distributed. 2. The adjoining land owners are responsible for the maintenance and upkeep of vegetation and waste on the half of the pathway right-of-way that is adjacent to their Lot or Parcel. 3. Example: Non-Street-Adjacent Pathway: 5. Final plat note. Except for subdivisions in the R1, R2, or R3 zones, pursuant to Section 106-1-8.020, a subtitle and plat note regarding connectivity-incentivized subdivision shall be placed on the final plat. Sec 106-2-2.060 (Reserved) Sec 106-2-2.070 (Reserved) Sec 106-2-2.080 Street Cross Sections And Design Sec 106-2-2.090 Street Grades Sec 106-2-2.100 Alleys Sec 106-2-2.110 Protection Strips