§ 18.250. Design Standards for Major Subdivisions.

(a)

Access to Public Right-of-Way. All lots, created by subdivision shall have at least 35 feet of frontage on a public right-of-way, except as set forth in subsections 'e(3)', 'e(4)' and 'g'. However, a lot on a cul-de-sac shall have at least thirty (30) feet of frontage on a public right-of-way.

(b)

Streets.

(1)

Streets shall be designed and located in relation to existing and planned streets, to topographic conditions and natural terrain features, such as streams and existing growth, to public convenience and safety and in the appropriate relation to the proposed uses of the land to be served by such streets.

(2)

Construction of all streets shall conform to the current standard specifications as established by the City.

(3)

Cul-de-sacs shall be dedicated to a minimum radius of seventy feet with a return radius of seventy feet.

(c)

Right-of-Way. Right-of-way for streets shall be at least 60 feet wide to accommodate future traffic. A greater width may be required by the Planning Commission if it is demonstrated that additional width is needed for projected traffic.

(d)

Blocks. The length, width, and shape of blocks shall be such as are appropriate for the topography, locality, and type of development.

(e)

Lots.

(1)

No residential lot shall be less than 5,500 square feet.

(2)

Lots should be designed with a suitable proportion between width and depth. Neither long and narrow nor wide and shallow lots are desirable. Lot length shall not exceed 2½ times the width nor be less than eighty-five (85) feet. Average width of residential lots shall not be less than fifty (50) feet, unless the Planning Commission determines that good cause exists to vary from this depth to width ratio to provide the desired flexibility.

(3)

Flag lots shall be limited to a maximum of two lots sharing adjacent flag staffs. Two adjacent flag lots will be required to share one common driveway within the flag staffs. The common driveway shall be constructed to road standards. Adjacent non-flag lots may have rights to access a common driveway easement within the flag staff(s).

(4)

Two types of flag lots are recognized by this Title and shall be allowed as follows:

(A)

Type I Flag Lot. A flag lot that cannot be further subdivided under this Title. The flag staff is a minimum of twenty (20) feet wide. The depth to width ratio for the lot complies with this Title. (The staff shall not be utilized in computing the depth to width ratio.)

(B)

Type II Flag Lot. A flag lot that can be further subdivided under this Title. The flag staff is between forty (40) feet and sixty (60) feet, depending on future road needs in the area. Evidence has been submitted by the applicant that a City-standard road can be constructed in the staff or handle in the event of a future dedication. The depth to width ratio for the lot complies with this Title. (The staff shall not be utilized in computing the depth to width ratio.)

(5)

In areas where public water and sewer facilities are not available and/or connection is not required by the Kotzebue Municipal Code, lots shall conform to requirements of the Alaska Department of Environmental Conservation with respect to lot size, placement of septic system, and drainage.

(6)

Every lot shall front on or abut with a public street. Commercial and industrial sites shall have street access in accordance with the guidelines of the appropriate governing authority.

(7)

Lots deemed by the Planning Commission to be uninhabitable due to natural conditions shall not be platted for residential occupancy or for other uses that may increase danger to health, life or property or aggravate natural hazards.

(f)

Boundary Reserve. No subdivision design shall include any boundary reserve (or "spite strip") limiting or denying access to a right-of-way in the subdivision from parcels of land adjoining the subdivision.

(g)

Subdivision for Townhouses. In the case of subdivision of land to provide for townhouses, requirements of subsections 18.250 'a' and 'e(1)' and 'e 2)' are not applicable. The following applies:

(1)

A townhouse complex shall have a minimum of 5,000 sq. ft. Not more than two townhouse units will be permitted on a total area of 5,000 to 7,000 sq. ft. Not more than three townhouse units will be permitted on a total area of 7,000 sq. ft. For each townhouse unit in a complex exceeding three units, a minimum of 2,000 sq. ft. in addition to 7,000 sq. ft. is required for each unit.

(2)

Lots created by subdivision for townhouse development shall have at least twenty-five (25) feet of frontage on a public right-of-way.

(3)

Average width of residential townhouse lots shall not be less than twenty-five (25) feet for each unit in a two-unit townhouse and 20 feet for each additional unit in a townhouse development of three or more townhouses.

(4)

Townhouses are attached dwellings with ownership on separate lots for each dwelling. Subdivisions approved for townhouses must be used for townhouses. For any other type of proposed construction, a subdivision previously-approved for townhouses must be revised to meet the design standards of 18.250(a), (b), (c), (d) and (e).

(h)

Subdivision for Condominiums. The requirements set out above in 18.250(a) to (f) apply to condominium developments.