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A. Streets: 1. The arrangement, character, extent, width, grade, and location of all streets 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; and upon the adoption by the City of a Comprehensive Plan, shall conform to said Plan. 2. The arrangement of streets in a subdivision shall either: a. Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or b. Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable. 3. Minor streets shall be so laid out that their use by through traffic will be discouraged. 4. Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Commission may require marginal access streets (fig. 1), reverse frontage with screen planting contained in a non-access reservation along the rear property line (fig. 2), deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. 5. Where a subdivision borders on or contains 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. 6. Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed in the city under conditions approved by the Planning Commission. 7. Street jogs with center line offsets of less than one hundred twenty-five (125) feet shall be avoided (fig. 3). 8. A tangent of at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets. 9. When connecting street lines deflect from each other at any one (1) 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 two hundred (200) feet for minor and collector streets, and of such greater radii as the Planning Commission shall determine for special cases. 10. Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than sixty (60) degrees (fig. 4). 11. Property lines at street intersections shall be rounded with a radius of ten (10) feet, or of a greater radius where the Planning Commission may deem it necessary. The Planning Commission may permit comparable cutoffs or chords in place of rounded corners.
12. Street right-of-way widths shall not be less than as follows:
13. Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations; and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. 14. Dead-end streets, designed to be so permanently, shall not be longer than five hundred (500) feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least eighty (80) feet, and a street property line diameter of at least one hundred (100) feet (fig. 5). 15. No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning Commission. 16. Street grades, wherever feasible, shall not exceed the following, with due allowance for reasonable vertical curves:
17. No street grade shall be less than one (1.0) percent. 18. Proposed or existing streets providing access to or through a subdivision shall be constructed or improved upon in a manner reasonably related to the size, proposed uses of the subdivision and the burden placed upon the community by the subdivision. (Ord. No. 214, § 1, 5-23-88) Editor's note— Provisions enacted by Ord. No. 214, § 1, adopted May 23, 1988, designated as paragraph 17 of § A, Art. VI, App. B, have been redesignated by the editor as paragraph 18 of § A in order to prevent duplication in numbering. B. Alleys: 1. Alleys may be required in commercial and industrial districts, except that the Planning Commission may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed. 2. The width of an alley shall be twenty (20) feet. 3. Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement. 4. Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead end, as determined by the Planning Commission. C. Easements: 1. Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least twelve (12) feet wide. 2. Where a subdivision is traversed by a watercourse, drainage way, arroyo, ditch, channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose. Parallel streets, walks, trails or parkways may be required in connection therewith. D. Blocks: 1. The lengths, widths and shapes of blocks shall be determined with due regard to: a. Provision of adequate building sites suitable to the special needs of the type of use contemplated. b. Zoning requirements as to lot sizes and dimensions. c. Needs for convenient access, circulation, control and safety of street traffic. d. Limitations and opportunities of topography. 2. Block lengths in a Class "A" subdivision shall not exceed one thousand two hundred (1,200) feet, or be less than five hundred (500) feet. 3. Pedestrian crosswalks, not less than ten (10) feet wide, shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, and other community facilities. E. Lots: 1. The lot size, shape, width, depth and orientation, and the minimum building setback lines shall be appropriate for the location, for the type of development and use contemplated, for the topographic conditions, and for the surrounding area. 2. Every lot shall front on or abut a public or private street. (Ord. No. 116, § 3, 6-26-78) 3. Corner lots for residential use shall have sufficient extra width to permit appropriate building setback as specified in the Zoning Ordinance and to permit adequate vision from one (1) street to another which intersects it. (Ord. No. 116, § 3, 6-26-78) 4. Side lots shall be substantially at right angles or radial to street lines. 5. All lots shall conform with the Zoning Ordinance. Whenever there is a discrepancy between the minimum standards or standards noted herein and those contained in the Zoning Ordinance, Building Codes or other official regulations, the highest standards shall apply. 6. Depth and width of lots in Class "D" subdivisions shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated (fig. 6).
7. Where a Class "D" subdivision is submitted to the Planning Commission, the Commission may require the subdivider to provide a site plan for each Class "D" lot. The site plan for such a Class "D" lot shall include the following: a. An internal grading plan showing paving and provisions for storm water drainage and run-off. b. A parking plan showing each parking space and the relationships of parking spaces to internal and external circulation; parking facilities shall be so provided that no car will be able to back into a public street. c. A landscaping plan, particularly where commercial or industrial Class "D" lots abut residential lots; or where such Class "D" lots face residential lots across a public street. The Planning Commission may require buffer strips not to exceed one hundred (100) feet in depth, and not including parking areas, along the periphery of Class "D" lots, where they abut historically zoned, residential or residential zoned lots. The Planning Commission may also require a landscaped buffer strip, not to exceed thirty-five (35) feet in width along the front of any Class "D" lot facing a residential lot, or residentially zoned or historically zoned lots on the other side of a public street. F. Public parks and open space: 1. Before any subdivider shall receive final plat approval for a subdivision of land lying within the corporate limits of the City of Bloomfield or land which is to be annexed to the City of Bloomfield prior to approval of the final plat, said subdivider shall either pay a fee to the City or dedicate to the City an area of land to be used by the City as a park. 2. Subdivisions of less than one hundred (100) lots or parcels shall pay a fee to the City which will be deposited into a fund known as the City of Bloomfield Park Purchase and Improvement Fund. Monies deposited into the fund shall not be expended for any other purpose than to acquire, develop and/or improve parks and recreational facilities in the particular park management quadrant the subdivision is located. The first park management quadrant shall consist of all land within the city limits both north of U.S. Highway 64 and west of State of New Mexico Highway 44. The second park management quadrant shall consist of all land within the city limits both north of U.S. Highway 64 and east of State of New Mexico Highway 44. The third park management quadrant shall consist of all land within the city limits both south of U.S. Highway 64 and east of State of New Mexico Highway 44. The fourth park management quadrant shall consist of all land within the city limits both south of U.S. Highway 64 and west of State of New Mexico Highway 44. The City Council, after consulting with the City Park's Foreman and the City Planning Commission, shall determine the most appropriate method for using funds deposited into the City of Bloomfield Park Purchase and Improvement Fund using the above criteria. 3. The fee paid to the City of Bloomfield Park Purchase and Improvement Fund shall be based upon three (3) percent of the fair market value of the raw land lying within the subdivision, either as agreed upon by the parties, or, if an agreement cannot be reached, as determined by an appraisal obtained by the subdivider from a qualified appraiser who is a resident of San Juan County, New Mexico. In the event the City Council does not feel the amount determined by appraisal fairly reflects the fair market value of the raw land lying within the subdivision, the City may obtain, at its own expense, an additional appraisal from a qualified appraiser who is a resident of San Juan County, New Mexico. In such event, the additional appraisal shall be binding on the parties. 4. A subdivider of a subdivision of one hundred (100) lots or parcels, may dedicate at least three (3) percent of the total acreage of the subdivision in lieu of payment of a fee to the City of Bloomfield Park Purchase and Improvement Fund. Land dedicated shall be within the particular park management quadrant in which the subdivision is located. The decision to accept land in lieu of fees shall vest with the City. 5. Where a watercourse traverses a subdivision, the Planning Commission may require sufficient land to be placed into a public easement, of a width not less than one hundred (100) feet, to permit the unimpeded flow of stormwaters. Where a watercourse is to be filled or otherwise impeded, the subdivider shall provide the Planning Commission with a plan showing the provisions for the flow of stormwater and runoff. Such a plan shall provide for one hundred-year flooding conditions and shall take into consideration the additional runoff to be caused by paving and construction. 6. In providing for the dedication of park or recreational land (clauses 1—4, preceding), the subdivider may designate watercourse areas provided in the form of a public easement, providing that such watercourses are of sufficient size and dimension to permit their use as parks. (Ord. No. 217, § 1, 8-22-88) |
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