§ 110-97. General Standards for Plat Approval.
(a)
No final plat shall be approved unless the plat is consistent with the purposes, goals and objectives of the Comprehensive Plan, this Land Development Code, applicable provisions of state law, the provisions governing the development of land set forth in chapter 130, and the procedures set forth in this article.
(b)
In those areas where the Florida Keys Aqueduct Authority (FKAA) certifies that it can furnish an adequate supply of water to the property to be platted, water distribution systems shall be provided and constructed and shall become the property of the FKAA and shall be maintained and operated by the FKAA in accordance with its water main extension policy.
(c)
Sewers, sewage treatment plants, and septic systems shall meet all requirements of the applicable county municipal service district, or any successor thereto, the Florida Department of Environmental Protection, and the Florida Department of Health.
(d)
No plat shall be approved which creates an unbuildable lot under the provisions of this Land Development Code and/or exceeds the maximum density of the future land use category or the land use district, whichever is less, except for wetland areas, which may be included in a plat as conservation areas.
(e)
No plat shall be approved unless it is prepared by a land surveyor licensed in the state.
(f)
Lands within the IS, IS-M, IS-V, IS-D, URM, URM-L and CFV districts shall not be platted, replatted or otherwise reconfigured in any manner that would allow the number of proposed lots or units to exceed the number of lots or parcels that lawfully existed as of September 15, 1986.
(g)
All open spaces required for a tract of land shall be preserved as dedicated open space for each individual habitat type through the use of a conservation easement or a similar legal instrument.
(h)
Blocks.
(1)
The length, width and shape of each block 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.
Regulations as to lot sizes and dimensions;
c.
Need for convenient access, circulation, control and safety of street traffic; and
d.
Limitations and opportunities of topography.
(2)
Block lengths shall not exceed 1,320 feet, unless topographic or other features dictate otherwise, nor be less than 400 feet. Block width shall be no less than 200 feet except for single row or reverse frontage blocks.
(3)
Pedestrian crosswalks, not less than six feet wide in land use (zoning) districts oriented to residential use, and not less than 12 feet wide in land use (zoning) districts oriented to nonresidential use, shall be required where deemed essential by the Planning Director and/or County Engineer to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
(i)
Lots.
(1)
The lot size, width, depth, shape and orientation, and the minimum setbacks shall be appropriate for the location of the subdivision and for the type of development and use contemplated in accordance with the Comprehensive Plan and this Land Development Code.
(2)
Lot dimensions shall conform to the following:
a.
Residential lots, where not serviced by public or private sewer systems, shall be sufficient to accommodate an on-site treatment and disposal system and drain field meeting standards determined by the county health department.
b.
Depth and width of lots reserved or laid out for nonresidential uses shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
(3)
Corner lots for residential use shall have a primary and secondary front yard in accordance with Section 131-1.
(4)
Side lot lines shall be substantially at right angles or radial to road lines, where possible.
(j)
Roads.
(1)
The arrangement, character, extent, width, grade and location of all roads shall conform to all the county plans and shall be considered in relation to existing and planned streets, topographical conditions, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such roads.
(2)
Right-of-way shall be provided and dedicated to the public in accordance with the following:
a.
State roads: as determined by the Florida Department of Transportation;
b.
County roads: 50 feet, with 25 feet on either side of centerline.
(3)
Roads shall be located to provide access to all adjoining land at intervals of not more than one-quarter mile (1,320 feet) unless blocked by a natural obstacle. Access to all adjoining property must be provided by the developer at his expense if any of the developer's actions block natural or existing access.
(4)
Names of subdivisions and roads previously used in the county shall not be given to new subdivisions and roads. Roads that form extensions, or are located along the general projections of existing roads, shall be named after the existing roads.
(5)
Street markers and traffic-control signs shall be installed at the expense of the developer in accordance with the county's typical standard construction details.
(6)
The arrangement of roads in a subdivision shall either:
a.
Provide for the continuance or appropriate projection of existing principal roads in surrounding areas; or
b.
Conform to a plan for the neighborhood to meet a particular situation where topographical or other conditions make continuance or conformance to existing roads impracticable.
(7)
Minor roads shall be laid out to discourage their use by through traffic.
(8)
Where a subdivision abuts or contains existing or proposed arterial roads, the county engineer may require marginal-access roads, reverse frontage with screen planting contained in a non-access reservation along the rear property line, 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.
(9)
Reserve strips controlling access to roads shall be prohibited except where their control is placed under the county, with conditions approved by the county engineer.
(10)
Roads with centerline offsets of less than 125 feet at points of intersection with other roads shall be avoided where possible.
(11)
A tangent of at least 100 feet shall be introduced between reverse curves on arterial and collector roads if required by the county engineering department.
(12)
When connecting road lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than 300 feet for minor and collector streets.
(13)
Roads shall be laid out so as to intersect as nearly as possible at right angles, and no road shall intersect any other street at less than 80 degrees.
(14)
Property lines at road intersections shall be rounded with a minimum radius of 25 feet, or a greater radius where the county engineer may deem it necessary. The county engineer may permit comparable cutoffs or chords in place of rounded corners.
(15)
Half-roads shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with this Land Development Code, and where the county engineer finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half-road is adjacent to a tract to be subdivided, the other half of the road shall be platted within such tract.
(16)
Dead-end roads, designed to be so permanently, shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 70 feet, and a road property line diameter of at least 100 feet, or may be provided with a "T" type turnaround as may be approved per "Standard Specifications and Details of Monroe County" by the county.
(17)
Road grades, including bridge approaches, shall not exceed six percent and shall include properly designed vertical curves.
(18)
Paved roads shall be paved at least 20 feet wide on a minimum base width of 22 feet and a minimum subgrade width of 24 feet, all as required in the county's typical standard construction details.
(19)
Stabilized shoulders seven feet wide shall be provided for public parking and safety alongside roads and streets.
(20)
The minimum crown elevation of all roads in the county shall be plus 4.0 msl.
(21)
The developer, at his expense, shall install road name signs at each intersection of the subdivision, including entrance roads, of durable and sound construction in accordance with Standard Specifications and Details of Monroe County.
(k)
Easements.
(1)
Except as provided in subsection (k)(2) of this section, easements for drainage and utilities shall be provided along lot lines of no less than six feet on both sides of the lot lines thus creating easements a minimum of 12 feet wide along the lot lines.
(2)
Easements for waterlines provided by the Florida Keys Aqueduct Authority shall be provided along the front lot line within the public right-of-way, and shall be of sufficient size to provide access for maintenance and repair and at least 12 feet wide.
(3)
Where a subdivision is traversed by a watercourse, drainageway or channel, there shall be provided a stormwater 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 roads may be required in connection therewith. Maintenance easements of 15 feet shall be required along drainage canals.
(l)
Public sites and open spaces. Where a proposed park, playground, school or other public use shown is located in whole or in part in a subdivision, the BOCC may require the dedication or reservation of such area within the subdivision.
(m)
Monuments.
(1)
Concrete monuments four inches in diameter or four inches square and not less than two feet long, with a flat top, shall be set at all corners, at all points where the street lines intersect the exterior boundaries of the subdivision, and at angle points and points of curve in each road. The top of the monument shall have an indented cross to properly identify the location and shall be set flush with the finished grade.
(2)
All other lot corners shall be marked with iron pipes not less than three-quarters inch in diameter and 18 inches long and driven so as to be flush with the finished grade.
(n)
No plat shall be approved unless it includes the following notice:
"NOTICE TO LOT PURCHASERS AND ALL OTHER CONCERNED INDIVIDUALS
Purchase of a platted lot shown hereon confers no right to build any structure on such lot, or to use the lot for any particular purpose, or to develop the lot. The development or use of each lot is subject to, and restricted by, the goals, objectives, and policies of the adopted Comprehensive Plan (plan) and Land Development Code implementing the plan; therefore, no building permits shall be issued by the County unless the proposed development complies with the Comprehensive Plan and the Land Development Code."
( Ord. No. 006-2016 , § 1(Exh. 1), 4-13-2016)