Evanston |
Code of Ordinances |
Code of the City of Evanston, Wyoming |
Chapter 22. Subdivision of Land |
Article III. Preliminary Plat Requirements and Improvement Standards |
§ 22-17. Required improvements and standards.
Latest version.
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All subdivisions must provide for the following improvements and comply with the following standards:A.Streets.(1)The arrangements of streets in a new subdivision shall make provisions for the continuation of the existing streets in adjoining areas, or their proper protection where adjoining land is not subdivided, insofar as such may be deemed necessary by the planning and zoning commission for public requirements. The street arrangement must be such as to cause no unnecessary hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it.(2)Minor streets shall approach the major or collector streets at an angle of not less than eighty degrees.(3)Half streets proposed along a subdivision boundary or within any part of the subdivision shall not be approved.(4)All proposed streets, whether public or private, shall conform to standards set by the City engineer and adopted by the City council.(5)All public and private access rights-of-way shall be graded and surfaced in accordance with the standards as set forth by the City engineer.(6)Curbs, gutters and sidewalks shall be required and shall be constructed to City standards and specifications.B.Lots.(1)The lot arrangement and design shall be such that lots will provide satisfactory and desirable sites for building and be properly related to topography and to existing and probable future requirements.(2)All remnants of lots below the minimum size left over after subdividing a larger tract must be added to adjacent lots rather than be allowed to remain as unusable parcels.(3)No standards are given for lots in subdivisions for multi-family, planned unit development, mobile home, commercial or industrial purposes. Subdivision plans for such land uses shall be submitted to show land usage, proposed structures, vehicular and pedestrian circulation, parking, public use if any, landscaping and dedicated open spaces, and the plan shall include all necessary drawings to demonstrate the character and physical relationships of all proposed development within the subdivision to adjacent land uses and circulation systems.(4)The planning and zoning commission may require that easements for drainage through an adjoining property be provided by the subdivider, and easements of not less than ten feet in width for water, sewer, drainage, power lines and other utilities shall be provided in the subdivision when required by the commission.(5)The subdivider shall allocate and convey to the City five percent of the total land area of his subdivision for public purposes, at a location agreed upon by the City and the subdivider, or, at the option of the City, the subdivider shall, in lieu of such conveyance of land, pay to the City a cash amount equal to eleven percent of the raw land value to the total land area in the proposed subdivision. The price of such land shall be established and agreed upon by the City and the subdivider prior to accepting the final plat of such subdivision. If the City and the subdivider fail to agree on the value of such land, the value shall be established by three independent appraisers mutually acceptable to the subdivider and the City. The costs of such appraisal shall be shared equally between the City and the subdivider. The payments made in lieu of conveyance of land shall be retained in a separate account and used only for public purposes.C.Water supplies.(1)Except in those cases where the City council deems it possible for them to provide water to a subdivision, all subdivisions will be required to connect to the City water system.(2)The subdivider will be required to construct a water distribution system in the subdivision, with water connections being provided at each lot line.(3)The subdivider shall convey to the City all water rights appurtenant to the subdivided land.(4)The City council shall have the option of assessing a proportionate share of any necessary improvements to water supply facilities necessary to provide water to the subdivision.(5)Where the City council deems it impossible to provide water to a subdivision, the subdivider will be required to construct a central water system in accordance with standards and requirements of the City and the state departments of health and environmental quality.D.Sewage disposal.(1)Except in cases where it is deemed by the City engineer and the City council as impossible to serve a proposed subdivision, all subdivisions will be required to connect to the City's sanitary sewage system. The subdivider will be required also to construct the necessary collection facilities with connections to each lot line in the subdivision.(2)The system shall be constructed to meet or exceed City standards and shall be approved by the state.(3)The City council shall have the option of assessing a proportionate share of the cost necessary to upgrade the treatment and collection facilities in order to adequately handle the sewage of the proposed subdivision.E.Storm water. The planning and zoning commission may require the subdivider to dispose of storm water if such provision is deemed necessary. If easements are required across abutting property to permit drainage of the subdivision, it shall be the responsibility of the subdivider to acquire such easements.F.Fire hydrants. Fire hydrants shall be installed. All fire hydrants shall be furnished by the City and shall remain its property and be accessible to the City and subject to its control; provided, that it shall be the subdivider's responsibility and expense to reimburse the City for the cost of the fire hydrants. It shall be the subdivider's responsibility to install such fire hydrants; however, such installation shall be done under the direction and supervision of the City engineer.G.Protection strips. Where subdivision streets parallel contiguous property of other owners, the subdivider may, upon approval of the planning and zoning commission, retain a protection strip not less than one foot in width between the street and adjacent property; provided, that an agreement, approved by the City attorney, has been made by the subdivider, contracting to deed to the owners of the contiguous property the one foot or larger protection strip for a consideration named in the agreement, such consideration to be not more than the fair cost of land in the protection strip, the street improvement property chargeable to the contiguous property, plus the value of one-half of the land in the street at the time of agreement, together with interest at a fair rate from the time of agreement until the time of subdivision of such contiguous property. One copy of the agreement shall be submitted by the City attorney to the planning and zoning commission prior to approval of the final plat. Protection strips shall not be permitted at the end or within the boundaries of a public street or proposed street or within any area intended for future public use.H.Public lighting. Public lighting shall be installed according to standards of the City engineer and the public utility providing the electrical power.I.Utilities. All utilities shall be located underground.J.Street signs. Street signs shall be installed at every intersection within or adjacent to the subdivision. All streets signs shall be furnished by the City and shall remain its property and be accessible to the City and subject to its control; provided, that it shall be the subdivider's responsibility and expense to reimburse the City for the cost of the street signs. It shall be the subdivider's responsibility to install such street signs; however, such installation shall be done under the direction and supervision of the City engineer.
Amended by Ord. No. 81-13; Ord. No. 84-5; Ord. No. 84-14