article 4 subdivision regulations

Doña Ana County 911/1020/15 UDC Draft 5 REDLINE Article 4 Subdivision Regulations

34

ARTICLE 4 SUBDIVISION REGULATIONS These subdivisionSubdivision regulations Regulations ensure that the development of land is in a

form supporting the health, safety and welfare of County residents, while responding reinforcing to

the character of the County and providing safe and convenient access for multi-modal traffic: the

automobiles, the cyclists, transit and the pedestrians. These regulations Regulations accomplish this

primarily by primarily ensuring that the lots, blocks and thoroughfares create compact and

interconnected development where appropriate, and that there is adequate civic Civic spaces Spaces

and buildings are convenient to their communities.

4.1 P&Z REVIEW

The P&Z’s recommendations to approve, conditionally approve, or deny a subdivisionSubdivision

application shall include a determination as to whether the proposed development, if developed

according to the plans and information provided, will meet the standards of this sectionChapter.

4.2 ZONING ADMINISTRATORDEVELOPMENT REVIEW COMMITTEE

REVIEW OF COMMUNITY TYPES

The Zoning AdministratorDevelopment Review Committee shall review the sSketch Plan, and

preliminary Preliminary pPlats, and approve any summary reviews for vVariances for all

applications for and cCommunity types Types prior to review and recommendation by the P&Z.

(see See Error! Reference source not found. Article 1.1)Error! Reference source not found..)

4.3 THOROUGHFARE, BLOCK AND LOT STANDARDSGUIDELINES

The purpose of these following thoroughfare and block standards guidelines is to provide standards

that vary vary according to their location on the Continuum of Intensity. This is to be accomplished

by providing standards that to enable compact and interconnected development.

4.3.1 Networks of Thoroughfares, Design

The arrangements, character, extent, width, grade, and location of all thoroughfares shall consider:

their relationship to existing and other planned thoroughfares, topographical conditions, dust and

surface drainage both in and through the subdivisionSubdivision, public convenience and safety, and

their appropriateness to the proposed uses of the land to be served by such thoroughfares. The

lLayout and design of thoroughfares shall comply with Article 6Error! Reference source not

found., and shall:

a. Be laid out so asconfigured to distribute traffic throughout the vicinity of the

subdivisionSubdivision. and

b. a. Be laid out and designed to discourage excessivereduce speeds of

vehicular traffic.

c. b. Continue Extend existing thoroughfares where they terminate at the

bounds of the proposed subdivisionSubdivision.

d. c. Provide stub thoroughfares to the edge boundary of the

subdivisionSubdivision where conditions permit the later extension of


35

thoroughfares into adjacent parcelsareas.

e. d. Conform to any plan Plans for the vicinity of the subdivisionSubdivision

that has has been approved by the County.

f. e. Along a railroad right-of-way or limited- access highway right-of-way, or

where a ford crossesat a river, ravine, or arroyo, the design shall provide a

parallel thoroughfare at a distance suitable for the strip of land to be

development of the intervening land ed according to its zoneZone. The

dDesign shall also provide sufficient space for the safe operation of signals

and queuing of traffic.

g. f. Avoid jogs in thoroughfares in which the centerlines is are offset by less

than 200 feet.

h. g. Ensure that the horizontal and vertical curves of for all thoroughfares

meets the standards of Article 6.3Error! Reference source not found. ,

Error! Reference source not found., including any any design adjustments

to connect the a proposed subdivisionSubdivision’s thoroughfares to

neighboring onesthoroughfares.

i. h. Have Design intersections as nearly as possible at right angles and in no

case atnot less than 80 degrees, where possible, in accordance with Article

6.3Error! Reference source not found., Error! Reference source not

found..

j. i. Ensure that when any clear sight triangles and required setbacks have

been removed from the buildable area of corner lots, so the remaining size of

the buildable area is sufficient for buildings with at least the same amount of

surface area as the ones abutting in the same zoneZone.

k. j. Ensure that thoroughfares meet the eengineering standards and

thoroughfare design standards per Article 6.3 Error! Reference source not

found., Error! Reference source not found. of this chapterChapter.

l. k. Avoid half thoroughfares by which only one side of the putative

thoroughfare’s pavement is platted or constructed, except that a

thoroughfare may be constructed on the boundary of a parcel between two

phases of the same subdivision.

m. l. Ensure that both ends of every thoroughfare segment terminate at an

intersections, and that the thoroughfares form a network bounding of lots

and blocks and extending in all available directions. The DRCDesign Review

Committee may grant summary review of review a variance Variance to this

requirement where the terrain or the width of the a parcel to be subdivided,

is such that it is not practical to serve an area except by using a cul-de-sac.

(Article 1.1)See Error! Reference source not found., Error! Reference

source not found..) No cul-de-sac shall exceed 600’ to the center of the

bulb ’ or 1/2 block in length for its the zoneZone, to the center of its bulb.

n. m. Provide separate, legally described paved access directly to the nearest


36

arterial or collector highway.

o. In order to ensure that traffic facilities are adequate to the potential influx of

traffic from the proposed subdivision, pProvide any necessary dedication of

land for rights-of-way at the project’s perimeter to .

p. n. Eensure that the subdivisionSubdivision will not become isolated

inaccessible during a 100-year storm.

q. o. Ensure that truck traffic serving the commercial portion areas of a city

center, a farmland, and rangeland community type, or a workplace

community typeCommunity Type is directed away from primarily residential

areas, even though those areas may enjoy access through such a community

type.

4.3.2 Networks of Thoroughfares, Plats

Each plat Plat (Ppreliminary and Ffinal) shall include a thoroughfare network plan, which shall

include the following:

a. the eExisting network of major thoroughfares networks. , whose

completeness the DRC shall determine. amount of completion required for a

plat submittal, This shall generally be the thoroughfares leading to

commercial and mixed-use areas and connecting between them; : railroad

lines; highways; and designated County, State, and Federal Routes;

b. Dthe designation for each thoroughfare mapped (both within and near the

proposed subdivisionSubdivision); (Article 6.3)See Error! Reference source

not found., Error! Reference source not found.).

c. Pthe proposed network of thoroughfares and their intersections, including

the following:

d. i. the wWidth of the right-of-way,

i.ii. the dDesign of parkways,

ii.iii. curb Curb and turning radii at intersections,

iii.iv. the lLocation and type of traffic control devices, and

iv.v. any dDimensions dictated by safety standards and engineering requirements;

and

e. d. Pany proposed modifications to existing thoroughfares.

4.3.3 Thoroughfare Assemblies

Thoroughfare assemblies shall be designed according to Article 6.3.Error! Reference source not

found., Error! Reference source not found..

4.3.4 Block Standards

a. Blocks shall consist of lots surrounded by thoroughfares.

b. i. The lLengths of block faces shall not exceed the maximum length of a block

face, measured along the lot lines, for its the zoneZone per Table 4.1,


37

Maximum Block Face Length, except that the DRC may adjust the length of a

block face by up to 10% by a summary review of a Vvariance to

accommodate specific site conditions. (see Article 1.1)See Error! Reference

source not found., Error! Reference source not found..)

ii. Where two or more zoneZones occur on the same block face of a block, the

block face length shall not exceed that permitted for either of the zoneZones

along the length of the block face. (3)

i.iii. The block face length in Mobile Home Parks (DM) shall apply to the internal

blocks internal to each mobile home parkMobile Home Park or

subdivisionSubdivision as well as to the sum of all contiguous land under the

same ownership within the zoneZone.

c. b. The DRC may exempt blocks adjacent to undeveloped land, areas

unsuitable for development, or pre-existing incomplete blocks from a

limitation on block length by a summary review of a variance. (Article

1.11)See Error! Reference source not found., Error! Reference source

not found..)

d. c. Block faces exceeding 500 feet shall be subdivided with a sidewalk that

extendings through the block and that is a minimum of 12 ft. in width.

e. d. Rear lanes or alleys shall be required in mediumMedium-intensity

Intensity open Open zoneZones, . and aAlleys shall be required in highhigh

i-intensity zones, . except that reRear lanes and alleys are not mandatory

where the lots’ rear lot lines are at the edge of the site[j1] to be subdivided, or

where the block has been previously subdivided.

Table 4.1. Maximum Block Face Length.

N

R

R5/

L

L

M

H

D1/

L

D2/

l D3

DM

MU

C1

C2

C3

I1

I2

I3

Maximum Block

Length (feet)

- - - 660 600 500 660 600 500 500 500 500 600 600 - - -

Legend “-” means, “no maximum.” Numbers refer to length in feet.

4.3.5 Parkway Assemblies

a. Each segment of a thoroughfare shall include a parkway corresponding to its

adjacent zoneZone(s) in Article 6.3.Error! Reference source not found.,

Error! Reference source not found..

b. Public lighting shall be located within the furnishings zone.

c. Public planting shall follow Article 5.7.Error! Reference source not found.,

Error! Reference source not found..

d. Parkways in high-intensity zones and those with portals or shopfronts may


38

replace public planting with pedestrian pavement.

e. Sidewalks shall be provided per the minimum widths of Table 4.2. Minimum

Sidewalk StandardsTable 4.2. Minimum Sidewalk Standards. Sidewalks shall

meet the current Americans with Disabilities Standards for Accessible

Design Act (ADA SAD) standards for curb ramps and accessible routes for

all new construction.

f. Sidewalks shall be optional where no sidewalks exist in the parkways of lots

adjacent to and across a thoroughfare from the subject lot.

g. Sidewalks shall be a minimum of 10 feet in width at shopfronts, space

permitting.


39

g.

Table 4.2. Minimum Sidewalk Standards Legend: “-” means “not required.” Numbers refer to width in feet.

N

R

R5/

L

L

M

H

D1/

L

D2/

L

D3

DM

MU

C1

C2

C3

I1

I2

I3

Minimum Sidewalk

Width

- - 4 4 5 6 4 5 5 5 6 6 6 6 5 5 5

4.3.6 Lot Structure

a. Lots shall have minimum and maximum widths and lot sizes per Article

5.16Error! Reference source not found. through Error! Reference source

not found. except claims Claims of exemption Exemption in the Rural (R)

zoneZone may be platted per NMED standards.

b. Each lot shall have a primary frontage along the vehicular thoroughfare,

except that the DRC may permit a primary frontage along a sidewalk by a

summary Summary review Review of a varianceVariance. (Article 7.9)See

Error! Reference source not found.Error! Reference source not found. ,

Error! Reference source not found..)

c. Where lots have multiple frontages as illustrated shown in Table 5.2, one

frontage line shall be designated as primary and any other frontage lines shall

be designated as secondary.

4.4 CIVIC SPACE AND CIVIC BUILDING REQUIREMENTS

The purpose of these requirements for civic Civic spaces Spaces (“CS”) and civic buildings is to

ensure that civic amenities are of suitable appropriate types and are in suitable strategic and

convenient accessible locations. These regulations are also intended to ensure that civic spaces are

allocated to and compatible zoneZones.

4.4.1 Civic Spaces

Civic spaceCivic Spaces (designated “CS”) shall be assigned to each pedestrian shed during the

design process. The minimum and maximum percentage of land to be dedicated and deeded as land

in civic Civic space Space is shown in Article 3.2Error! Reference source not found.. Civic

spaceCivic Spaces shall be assigned per Table 5.1 Land Use Classification Matrix, and shall be

designed per Table 4.3 Civic Space Types to conform to theeir zoneZone, and to the following:

a. Those portions of the N zZone, if any, within the community Community

type Type shall be part of the civic spaceCivic Space allocation, and shall be

a park, per Table 4.3 Civic Space Types.

b. Each pPedestrian sheds shall contain at least one main civic spaceCivic Space

that is a greenGreen, square Square or plaza Plaza per Table 4.3 Civic Space

Types. An entrance to the main civic spaceCivic Space shall be within 1000


40

feet of the center point of the pedestrian shed, unless topographic

conditions, pre-existing thoroughfare alignments, or other approved

circumstances prevent such location.

c. Playgrounds conforming to Table 4.3 Civic Space Types shall be located so

that every residential lot is within 1000 feet a playground.

d. At least 50% of the perimeter of each square Square or plaza Plaza per Table

4.3 Civic Space Types shall abut a thoroughfare.

e. Small spaces that do not conforming to the specific standards of Table 4.3

Civic Space Types are permitted and encouraged, although they shall not

contribute to the minimum percentage of land required to be dedicated as

civic spaceCivic Space.

f. The County may elect to accept ownership of land in civic spaceCivic Space,

but and nothing herein this chapter shall obligate the County to accept such

land. Homeowner’s Associations or civic organizations may elect to accept

ownership of land in civic spaceCivic Space, and the developer shall provide

an ownership and maintenance strategy for the Civic sSpace.

g. Planting, lighting, and landscaping in civic spaceCivic Spaces shall conform

to 4.5 Public Lighting, and Table 6.9Error! Reference source not found.

and Table 6.10 Typical Rural Parkways.

h. The dDesign of a civic spaceCivic Space shall be approved by the DRC.

Where a civic spaceCivic Space extends between two or more zoneZones,

the space may comply with civic spaceCivic Space standards from either

zoneZone.


41

Table 4.3. Civic Space Types

4.3-a Park

Area 3 acres, min.

Standard: A park Park may be independent of surrounding building frontages. Its lLandscape shall consist of paths and trails, fields, waterbodies, bosques, and open shelters, all naturalistically disposed. Parks may be lineal, following the trajectories trajectory of the river or arroyos.

4.3-b Green

Area 1 - 5 acres

Standard: A green Green may be spatially bounded by landscaping rather than building frontages. Its lLandscape shall consist of landscaping and trees, naturalistically disposed.

4.3-c Square

Area 1/2 - 5 acres

Standard: A square Square is spatially bounded by building frontages. Its lLandscape shall consist of paths, landscaping and trees, formally disposed. Squares shall be located at the intersection of important major thoroughfares.


42


4.3-d Plaza

Area 1/4 - 4 acres

Standard: A plaza Plaza shall be spatially bounded by building frontages. Its lLandscape shall consist primarily be of pavement. Trees are recommended but not required if the space can be shaded by adjacent street trees. Plazas shouldshall be located at the intersection of important major streets and shouldshall include a civic building within an adjacent parcel if possible.

4.3-e Neighborhood Multipurpose Field

Area 1 1/2 – 3 acres

Standard: A neighborhood Neighborhood mMultipurpose fField may be spatially bounded by landscaping or by building frontages. There shall be a 20 ft. clear zone at the perimeter for viewing and the perimeter shall be landscaped with canopy trees. If this area is adjacent to a thoroughfare, the street trees may provide the required shade. This field may serve a secondary purpose of stormwater management.

4.3-f Playground

Area Varies

Standard: A playground Playground shall be fenced and may include an open shelter or shade structure. Playgrounds shall be interspersed within residential areas and may be placed within a block or another civic spaceCivic Space.


43


Community Garden, General

Area Varies

(1) A community Community garden garden shall be used by two or more individuals from the community, with individual or communal plots to grow plants, including for sale or use. (2) The community Community garden Garden shall be managed and maintained by an individual, group of individuals, or an organization, but not by a for-profit business. However itsL land may be donated permanently or temporarily by a for-profit entity, and the community garden may include on-site sales in a stand of 600 square feet or smaller. (3) A community Community garden Garden may be fenced and may include a tool shed. Running water is required. Community gardens Gardens may be located within a block or included within a park Park or Ggreen or temporarily located on vacant parcels.

4.3-g Community Garden, Small

A small Small community Community garden Garden shall have no livestock.

1/8 acre, maximum.

4.3-h Community Garden, Medium

A medium Medium cCommunity gGarden may include animals used in food production, with the exception of roosters. Livestock facilities shall be set back 75 feet from property lines.

1/8 – 2 acres.

4.3-i Community Garden, Large

A large Large cCommunity gGarden is managed and maintained by an individual, group of individuals or organization for Urban Agriculture. Animals used in food production shall be permitted with the exception of roosters. Livestock facilities shall be setback a minimum of 75 feet from the property lines

2 acres, minimum

4.4.2 Civic Buildings

a. The applicant shall covenant commit to construct a meeting hall or a third-

place in proximity to the main civic spaceCivic Space of each pedestrian

Pedestrian sShed. Its cCorresponding parkway Parkway shall be equipped

with a shelter and a bench for a transit stop, if on an existing or planned

transit route.

b. Civic building sites shall not occupy more than 20% of the area of each

pedestrian Pedestrian Sshed.


44

4.5 PUBLIC LIGHTING

4.5.1 Purpose

The purpose of this regulation for public lighting is to tailor the design of lighting to it’s context and

assuring assure adequate lighting for safety. Lighting within the County shall maintain the rural

character of the region, in part by preserving the visibility of night-time skies while providing for

safety and security.

4.5.2 Standards

Within the pParkways, the prescribed types of public lighting shall be as shown in Table 6.11

Parkway Assemblies.

a. .New development within the R, R-5, L, or D1 zoneZones shall meet the

following standards:

i. All lighting installations shall be designed and installed to be fully shielded, except

as exempted below, and for commercial lighting shall have a maximum lamp

wattage of 250 watts HID (or approximately 1,600 lumens) for commercial

lighting.

ii. Residential lighting shall be shielded such that the lamp itself or the lamp image is

not directly visible outside the property perimeter.

iii. Exemptions:

(a) Lighting in swimming pools and other water features governed by the National Electrical Code.

(b) Exit signs and other illumination governed by the International Building Code.

(c) Lighting for stairs and ramps, as required by the International Building Code.

(d) Holiday and temporary lighting, less than thirty days use in any one year.

(e) Ball Athletic field lighting.

(f) Low voltage landscape lighting, but such lighting shall be shielded to eliminate glare and light trespass.

b. All light standards shall comply with NMSA 1978 §§ 74-12 Night Sky

Protection.

4.6 PUBLIC UTILITIES

4.6.1 Utility and Pedestrian Easements

The purpose of these regulations of utility and pedestrian easements is to ensure that easements

provide adequate space for utilities and pedestrian aceesssaccess. This section also ensures that the


45

easements are located in a manner appropriate to their zoneZones. This is accomplished by ensuring

that:

a. that Uutility easements are concealed from view of the street, where possible,

and that they are not located where they would preclude hinder the further

development of lots over time; and

b. that Ppedestrian easements are located for the convenience of pedestrians.

4.6.2 Location

Utility easements shall be located as generally illustratedstated in Article 6Error! Reference source

not found..

a. New, dry utilities shall be underground below ground for

subdivisionSubdivisions over greater than 5 parcels.

4.6.3 Wet Utilities

Wet utilities shall only be located only outside of a thoroughfare right-of-way if the DRC grants a

summary Summary review Review of a variance Variance where the terrain or topography is such

that it is not practical to serve an area otherwise. (Article 1.11See Error! Reference source not

found., Error! Reference source not found..) Wet utility laterals shall be coordinated with the

landscaping and placement of public lighting.

4.6.4 Transformers and Utility Pedestals

Transformers and utility pedestals shall be set located behind the building frontage, and outside the

private frontage. They and shall be screened from view of the sidewalk or the street.

4.6.5 Existing Overhead Utilities

For properties with existing overhead utilities:,

a. Dry utility services shall be placed underground below ground from the pole

to any new structure;

b. Where possible, transformers and utility pedestals shall be set located behind

the principal building frontage;

c. The rReservation of an easement for the future underground below ground

placement of these utilities shall be required;

d. Utility poles that would prohibit the construction of an unobstructed 5’

pedestrian sidewalk shall be relocated to permit such a sidewalk; and

e. Additional building setbacks within the a private frontage for the overhead

utilities, may be required.

4.6.6 Properties without Rear Alleys

a. All dry utilities shall be placed undergroundbelow ground;

b. Dry utilities shall be placed under beneath the sidewalk, or within the

parkway and adjacent to the property line where no sidewalk is not required;

and


46

c. Where possible, transformers and utility pedestals shall be set behind the

principal building frontage.

4.6.7 Properties with Rear Alleys or Lanes

a. Dry utilities shall be located beneath the vehicular lanesroadways or on-street

parking;

b. Transformers and utility pedestals shall be located on private property within

utility easements at the rear of the property;

4.6.8 Terminated Vista

Transformers and utility pedestals shall not be located at terminated vistas.;

4.6.9 Alleys and Rear Lanes

Alley and rear lane easement configurations are specified in the Thoroughfare TablesTable 6.3.

4.6.10 Pedestrian Access Easements

Pedestrian access easements in the form of pedestrian trails and paths shall be configured as follows:

a. A minimum five-foot walkway shall be provided.

b. Public planting and public lighting shall be configured according to Article

6.3Error! Reference source not found., Error! Reference source not

found..

article 4 subdivision regulations

Documents