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Subdivision Regulations

Regulations Amended October 14, 2004
Effective October 14, 2004

2-4.3 Double Frontage Lots and Access to Lots

A. Double Frontage Lots - Creation of lots with double frontage (street abutment front and rear) shall be avoided except where necessary to provide access to residential development from other than arterial or collector streets, or to overcome specific disadvantages of topography and orientation.

B. Access from Arterial or Collector Streets - When property is divided along an existing street, the Planning Commission may require that lots shall not, if avoidable, derive access from arterial or collector streets. Where driveway access from arterial or collector streets may be necessary, the Planning Commission may require that lots be served by combined driveways (usually one driveway entrance shared by two lots), or by a private access drive serving more than two lots (if necessary shared maintenance arrangements shall be incorporated into the subdivision deeds) in order to limit driveway entrances and potential traffic hazards.

2-4.4 Lot Drainage - Lots shall be arranged in a manner to permit coordination of lot drainage with the general storm drainage system for the area, including subsurface drainage. Drainage systems shall be designed so as to avoid concentration of flow from each lot onto adjacent lots.

The subdivision developer will insure that all artesian ground waters of a permanent or temporary nature discovered during the subdivision planning, development and construction process will be intercepted and carried away to primary drainage conduits by swale ditches or in underground pipes on property line easements. Regardless of the location of property lines, intercept will be allowed at the point of artesian surfacing. The developer shall be obligated to perform this work upon evidence of any artesian water that becomes evident during the planning, development and construction phase of the subdivision.

Any sinkhole or natural channel serving as a means of moving ground water into the subterranean system shall be protected by a structure as approved by the Metropolitan Public Works Department.

2-4.5 Relationship to Watercourses - (Amendment # 11)
Except as noted in section 2-7.5, Open Space Conservation Easements, if a tract being subdivided contains a water body, or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Planning Commission may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a public responsibility. No more than ten percent (10%) of the minimum area of a lot required under the Zoning Regulations may be satisfied by land which is under water. Where a watercourse separates a buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other drainage device of a design approved by the Metropolitan Department of Public Works, and no building permit shall be issued for a structure on such lot

2-4.6 Blocks - Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, waterways, or for double frontage lots along collector or arterial streets.

The lengths, widths, and shapes of blocks shall be determined with due regard to:

(1) Zoning requirements as to lot sizes;

(2) Needs for convenient access, circulation, control, and safety of vehicular and pedestrian traffic; and

(3) Limitations and opportunities of topography.

Block lengths in residential areas shall not exceed sixteen hundred (1,600) feet nor be less than two hundred (200) feet or four lot widths whichever is greater, except as the Planning Commission deems necessary to secure efficient use of land or desired features of the street pattern. Wherever practicable, blocks along arterial or collector streets shall not be less than one thousand (1,000) feet in length.

NOTE

The Planning Commission may require the reservation of an easement through long blocks to accommodate utilities, drainage facilities, or pedestrian traffic.

2-4.7 Lot Subdivision Comparability - In areas previously subdivided and predominantly developed, lot sizes resulting from a proposed subdivision shall be generally in keeping with the lot frontage and lot area of surrounding lots, as defined below. This rule encourages consistent and compatible subdivision of land in existing neighborhoods. This rule shall apply to properties zoned residential and which are intended to remain largely for residential use, as defined by the General Plan. This rule shall not apply in agricultural zones, to lots created on a new street, or to the consolidation of lots. Lot frontage comparability will not apply to lots at the terminus of permanent dead end streets with 35 feet of street frontage or more.

A. Exceptions - Lot comparability may not be required if in the opinion of the Planning Commission a smaller lot size is consistent with the General Plan. One or more of the criteria listed below may be used by the Commission to determine whether the proposed smaller lot size is consistent with the General Plan:

1. If the proposed subdivision is within a one-half mile radius of any area designated as a "Regional Activity Center"; or

2. If the proposed subdivision is within a one-quarter mile radius of any area designated as a "Mixed Use", "Office", "Commercial", or "Retail"; or

3. If the proposed subdivision is within an area planned for a town center or neighborhood center; or

4. Where the proposed lot sizes are consistent with the adopted land use policy that applies to the property.

B. Comparable Lots - The following properties shall be used to determine the block character for purposes of establishing lot comparability:

1. Lots on the same and opposing block face (as defined in Section 17.04.060 of the Zoning Code) that are within three hundred (300) feet of the boundary of the property proposed to be subdivided.

2. Lots abutting each quadrant of an intersection when the proposal involves a corner lot; and

3. Lots that abut or are directly across a public way from the property proposed to be subdivided.

The following properties will not be used to determine the block character for purposes of establishing lot comparability:

1. Zoned non-residential.

2. Zoned residential, but used for multi-family purposes (i.e. apartments, townhouses, condominiums).

3. Zoned residential, but used for non-residential purposes (i.e. daycare, school, religious institution, or a non-conforming, non-residential use).

4. Zoned residential, but are smaller than the base zoning district permits (i.e. RS10 base zoning and lots are 9,000 square feet).

5. Where development continuity cannot be provided due to a natural or man-made barrier, including but not limited to, arterial or collector streets, public land, railroad right-of-way, waterways, or lots that face a block face within a non-residential zoning district.

C. Lot Comparability Procedures - To determine if a proposed subdivision meets the requirements of this section, the average lot frontage and area of the surrounding lots shall be calculated as follows:

1. The surrounding lot frontages and areas shall be stratified and any lot varying more than fifty percent (50%) from the median shall not be included in the calculations.

2. Determine the average frontage of the applicable surrounding lots and multiply the result by ninety percent (0.90). This result then is the minimum lot frontage required for comparability.

3. Determine the average area of the applicable surrounding lots and multiply the result by seventy-five percent (0.75). This result then is the minimum lot area required for comparability.

2-5 Improvements

2-5.1 Authorization to Construct Improvements -The approval of the preliminary plat by the Metropolitan Planning Commission and the approval by the applicable departments or agencies of construction plans is authorization to construct improvements within a subdivision.

2-5.2 Maintenance of Improvements - Generally the final paving course shall not be applied until seventy-five percent (75%) of the structures are completed within a subdivision. However, when an undue hardship is created by disallowing the final paving of a street prior to construction of seventy-five percent (75%), but not less than fifty percent (50%), of the structures within a subdivision, the Department of Public Works may permit final paving to occur and the Planning Commission may allow the subsequent release of the Performance Bond provided a Maintenance Bond is substituted therefor. The Maintenance Bond may be renewed by the Department of Public Works, if additional time is needed to complete further build out within the subdivision.

The Maintenance Bond shall be released when at least seventy-five percent (75%) of the subdivision lots have been satisfactorily completed, inspected and released by inspecting departments. The Maintenance Bond shall be in an amount and for a term as recommended by the Metropolitan Department of Public Works and shall be posted in conformance with the procedures outlined in Chapter 5. Under no circumstance shall final paving occur until all utility installations, including service lines to lots, are complete.

2-6 Streets and Pedestrian Ways

Amendment # 31 Replaces Amendments #6, 7, 8, 12

2-6.1    Sidewalks and Related Pedestrian Facilities

A.  Requirements for Sidewalks on New Subdivision Streets.

Sidewalks shall be located within the right-of-way on both sides of new public and private streets, including new extensions of existing streets, except as provided in 1. through 4., below.  All sidewalks and pedestrian ways constructed upon public rights-of-way shall be in accordance with the adopted construction standards of the metropolitan government.

1. Sidewalks are not required on new subdivision streets in industrial zoning districts. 
2. Sidewalks are not required on new streets in residential subdivisions where the base zoning district requires a minimum lot area of at least 20,000 square feet and the area of each lot to be platted remains 20,000 square feet or greater. 
3. Where all interior lots of an infill development, as defined in section 5-2, are accessed from permanently dead-ended street(s) of no more than 750 feet in length, sidewalks are not required along the dead-end street(s). 
4. Sidewalks are not required where a development regulated by an Urban Design Overlay, or other district governed by urban design standards, sets out special design intentions that exclude sidewalk on a street at the neighborhood edge, if approved by the respective decision-making body, either the Metropolitan Council or the Planning Commission.

B.  Requirements for Sidewalks on Existing Streets Fronting the Property Subdivided. 

1.   Applicability.

a.   The requirements and procedures of the Zoning Ordinance shall apply for construction of sidewalks along existing collector or arterial streets in association with non-residential or multi-family developments.  The requirements and procedures of the Subdivision Regulations apply for all other development conditions.

b.   The requirements of this subsection B for sidewalk construction shall not apply to any property outside of the Urban Services District where the Sidewalk Priority Index (SPI) score is less than twenty (20), as determined by the planning department after consulting the appropriate agencies of the metropolitan government.  The Sidewalk Priority Index (SPI) is established in the Strategic Plan for Sidewalks and Bikeways, most recent edition adopted by the Metropolitan Planning Commission, and incorporated herein by reference.

2.   Construction of sidewalks where there is an existing sidewalk network is required under the conditions set out in items a. through d. below.  New sidewalks shall comply with the adopted standards of the metropolitan government consistent with existing sidewalk development along the block face.  Where existing conditions do not meet an adopted standard, a design compatible with existing conditions may be considered and approved by the Planning Commission, upon the advice of the appropriate metropolitan government agencies. 

a.   Existing sidewalk repair or replacement.  Sidewalks on street(s) fronting the property, that do not comply with a standard of the metropolitan government consistent with existing sidewalk development on the block face, shall be repaired or replaced as part of a new development.

b.   New sidewalk to fill a gap in the existing network. New sidewalk shall be constructed on street(s) fronting the property wherever installation would be contiguous to and connect existing sidewalk segments.  

c.   New sidewalk to extend the existing network.  New sidewalk shall be constructed on street(s) fronting the property wherever installation would be adjacent to and extend an existing sidewalk. 

d.   New Sidewalk on the same block face as existing sidewalk.  New sidewalk shall be constructed on street(s) fronting the property wherever public sidewalk already exists on the same block face. 

3.   Construction of sidewalks or financial contribution to the pedestrian network.  When the conditions of paragraph 1 of this subsection do not apply, the developer remains responsible for sidewalk(s) along street(s) fronting the property being subdivided, but may either construct a sidewalk or make a financial contribution to the metropolitan government in lieu of constructing, in accordance with subsection C.   When built, new sidewalks shall comply with the standards of the metropolitan government, however a design compatible with existing conditions may be considered and approved by the Planning Commission, upon the advice of the appropriate metropolitan government agencies. 

a.    Exception:  Only those lots platted that create a new or additional development right are subject to the sidewalk requirement of this subsection.

b.   Alternative Pedestrian Trail.  When an alternative pedestrian trail or greenway trail meeting Metro Greenways’ design standards is proposed to be constructed by the developer, and the trail substantially serves the same purpose as a sidewalk along an existing street required by this paragraph, then the applicant may construct the trail as a substitute for that sidewalk section.

C.  Contribution To The Pedestrian Network As An Alternative To Sidewalk Installation.

Where permitted by subsection B., 2. of this section, the developer may make a financial contribution to the metropolitan government in lieu of construction. The value of said contribution shall be the average linear foot sidewalk project cost, determined on an annual basis by the Department of Public Works’ review of sidewalk projects contracted for or constructed by the metropolitan government.  Any such payments received by the metropolitan government shall be assigned and designated for implementation of the Strategic Plan for Sidewalk Capital Improvements, as amended from time to time. The fee in lieu of sidewalk construction shall be used to accommodate pedestrian needs within the pedestrian benefit zone in which the development property is located.  The applicant’s payment shall be allocated within 24 months of receipt of the payment, otherwise said payment shall be refunded to the subdivision applicant.

1.   Fee Deadline – Prior to the recording of a final plat for the applicable phase(s) of any subdivision, the applicant shall either pay all in-lieu fees with a cashier’s check or post a performance agreement with an accompanying security document, as defined in Section 4-1.2 of these regulations.  Partial payments of the in-lieu fee (i.e. combinations of cash and surety) will not be accepted. 

2.   Security Document – Performance agreements shall be reviewed annually by the planning department in accordance with its established performance agreement procedures.  However, in-lieu fee performance agreements are not eligible for reduction.  The security document will be released once full payment of the in-lieu fee is made by cashier’s check to the department of public works.  Payment of the in-lieu fee shall be made (a) prior to the release of any bond covering roads and drainage or, (b) for projects without a bond for roads and drainage, for the same development phase or section to which the in-lieu fee applies.

D.  Standards 

1.  Dimensions

The minimum width of public sidewalks shall be five (5) feet.  Where concrete curbs are required or constructed, grass or landscaped areas or strips with a minimum width of four (4) feet shall separate all sidewalks from the adjacent street (Figure 2-6.1.D.1), except within ten (10) feet of a street intersection.

Figure 2-6.1.D.1: Dimensions

2.  Encroachments/Obstructions (Figure 2-6.1.D.2)

Encroachments including, but not limited to utility poles, fire hydrants, parking meters, mailboxes, sign standards, and street furniture shall not be located within the concrete portion of the sidewalk area, unless determined to be compliant by Metro Public Works.   However, drainage grates, tree grates, utility grates, and manholes shall be permitted within a sidewalk provided four (4) feet of unobstructed clearance is provided on one side, unless less clearance is determined to be compliant by Metro Public Works.

Figure 2-6.1.D.2:  Encroachments/Obstructions

3.   Tree Preservation

When specimen quality trees or other natural features exist, that are desired to be preserved or protected, in the path of a sidewalk, the sidewalk may be located so as to preserve those features.  Under such conditions the sidewalk may be located within a pedestrian easement outside of the dedicated public right-of-way.  Exceptions to allow a non-contiguous pedestrian easement may be considered by the Planning Commission, after obtaining a recommendation from the appropriate agencies of metropolitan government.

E.   Pedestrian Easements

To facilitate pedestrian access from streets to existing or planned schools, museums, parks, greenways, playgrounds, or other nearby community facilities, major shopping malls, or commercial amusement activities, the Planning Commission or the Executive Director of the Metropolitan Planning Department may require perpetual unobstructed easements or dedications of land measuring at least ten (10) feet in width on a subdivision plat.  Easements shall be indicated on the plat as a “public pedestrian access easement.”

F.  Variances

The Planning Commission may grant a variance to any provision of Section 2-6.1 based upon the evidence presented to it in each specific case, as required in Section 1-10 of these regulations.  Nothing in this section shall preclude an applicant from seeking a variance under Section 1-10 of these regulations.

G.   Special Provisions for Subdivisions approved prior to the adoption of amendments to section 2-6.1, effective (insert effective date)

Along streets not yet accepted for maintenance by Metropolitan Government, the sidewalk requirements in effect at the time of subdivision approval shall apply, or, at the discretion of the developer, the subdivision plat may be revised to comply with the sidewalk requirements as amended.

2-6.2 Street Requirements - The following requirements shall apply to all streets both public and private.

2-6.2.1 Street Design Standards

A. Sight Distance - Sight distance along streets and at intersections shall be not less than the minimum horizontal and vertical distances as specified in the AASHTO Manual, current edition, for the class of street under consideration.

B. Grades and Cross-slopes - Maximum grades shall be as specified in Table 1. Cross slopes of all streets shall be in accordance with the Public Works Subdivision Construction Specifications.

C. Vertical Design - Vertical design shall be in accordance with the current edition of the AASHTO Manual. The vertical design speed of a street shall be equal to or greater than the horizontal design speed of that street. The maximum grades shall not exceed those given in Table 1. The developer shall show on the plans the "K" value and the design speed of each vertical curve, and the design speed of each horizontal curve.

TABLE 1
MAXIMUM GRADES BY
TYPE/INTENSITY OF DEVELOPMENT
Amendment # 7

Type of Street	Up to (and including) 9 Residential Units per Acre	Greater than 9 Residential Units per Acre	Non-Residential
Minor Local	12*	12*	N/A
Local	10*	8	6
Collector	8	6	8

*Steeper grades may be permitted when such is necessary to lessen environmental impacts resulting from designs to meet lesser grades, provided all other design criteria are satisfied. Minimum grades on all roads shall be one percent (1%). (Table Amended 10-26-00)

D. Right-of-Way and Pavement Width - Minimum right-of-way and pavement width shall be as indicated in Table 2.

Whenever possible, four moving lanes should be avoided in residential areas except for required arterial or collector streets. Four lanes may be warranted for short distances at entrances to larger developments.

One-way streets may be permitted and, in some cases, desirable for loop streets or where there is a need to separate the directional lanes to preserve natural features or to avoid excessive grading for street construction on slopes.

Pavement and curb transitions shall be designed and constructed in accordance with the Public Works Subdivision Construction Specifications.

TABLE 2
MINIMUM RIGHT-OF-WAY OR EASEMENT AND PAVEMENT WIDTH (in feet)
BY TYPE/INTENSITY OF DEVELOPMENT
Amendment #8

Type of Street		2-4 (including 4) Residential Units per Acre		4-9 (including 9) Residential Units per Acre		Greater than 9 Residential Units per Acre		Non-Residential
MINOR LOCAL	Dwg No.	ST-251		ST-251		N/A		N/A
		ROW	Pavement	ROW	Pavement
		46a*	23	46a*	23
LOCAL	Dwg No.	ST-251		ST-252		ST-253		ST-260
		ROW	Pavement	ROW	Pavement	ROW	Pavement	ROW	Pavement
		46a*	23	50	27	60	37	60	37
COLLECTOR	Dwg No.	ST-253		ST-253		ST-254		ST-261
		ROW	Pavement	ROW	Pavement	ROW	Pavement	ROW	Pavement
		60	37b*	60	37	72	49	72	49

Type of Street	Residential			Non- Residential
	ROW	PAVEMENT	SHOULDER	ROW	PAVEMENT	MEDIAN
RURAL	DWG. NO. ST-255
	50	20	2 @ 8	N/A	N/A	N/A
DIVIDED	DWG. NO. ST-250			DWG. NO. ST-262
	70	2 @ 16	N/A	88	2 @ 25	14

a* T he Planning Commission may permit a right-of-way of thirty (30) feet minimum width when the subdivision is within a zone district classified as a Reduced Lot Development District as defined by the Metropolitan Zoning Regulations. As provided in Section2-6.1, sidewalks are not required in residential zones with minimum required lot sizes of 20,000 square feet or greater.

I. Number of Intersecting Streets - Not more than two (2) streets shall intersect in any one location unless otherwise specifically approved by the Metropolitan Planning Commission.

J. Design Speeds - Where AASHTO design criteria are required within these standards, the following design speed shall be used:

STREET TYPE	MINIMUM DESIGN SPEED
LOCAL STREET	30 MPH
COLLECTOR	40 MPH

K. Private Street Regulations - Amendment # 2
Private streets may be included in any subdivision in conformity to these standards so long as the subdivision is included within a Planned Unit Development or is within eligible areas of the Natural Conservation land use policy (as defined in 5-2), private streets shall conform to the requirements of paragraph (4), below.

(1) No private street shall be constructed which will permit access or connection between two (2) public streets.

(2) The private street (or road) shall be identified on the face of the plat as an easement for lot access and as a public utility easement.

(3) Within PUDs, private streets shall conform to the following:

(a) All hardware such as catch basins, inlets, etc., and all drainage structures shall meet Public Works Subdivision Construction Specifications.

(b) Pavement and base thicknesses shall be the same as for public streets, depending on the ultimate land use of the area served. Road construction/surfacing materials such as concrete (including exposed aggregate) and pavers in various designs may be utilized, provided that the installed materials shall have load-bearing capacity, structural integrity and a usable life expectancy equal to or exceeding that of a properly constructed and maintained public street of asphaltic concrete.

(c) All curbs shall meet or exceed the standards for curbs on public streets. Materials may be varied to conform to alternate materials chosen for the private streets.

(d) Up to eight side-by-side parking spaces may be allowed to back directly into the travelway of a loop or cul-de-sac street provided that: (1) such parking is located a minimum of twenty-five feet from any other parking spaces backing into the travelway; and (2) in the judgement of the Traffic and Parking Commission staff, the sight distance along the travelway is adequate for the design speed of the street. All other parking must be provided with adequate off-street maneuvering to allow forward entry to the street.

(e) All vehicular access to the private street shall be shown on the plat, and reviewed by the staff of the Metropolitan Traffic and Parking Commission for potential conflict with traffic on the private street and with pedestrian movements, for adequate lines of sight and for proper relationship to the topography.

(f) A bond may be posted in lieu of completion of the required improvements in accordance with the provisions of Chapter 4.

(g) The Master Deed, or declaration of covenants for the PUD, shall comply with Section 81.50 of the Zoning Regulations of Metropolitan Nashville and Davidson County. The Master Deed, or declaration of covenants, shall contain, in its description of the common element(s), a specific designation of the private street as the responsibility of the Owner's Association and not of the Metropolitan Government. The Master Deed, or declaration of covenants, shall also provide for a sufficient level of funding to offset the reasonable and foreseeable costs of maintaining the private street.

(4) Amendment # 3 - Standards for private streets in subdivisions within eligible areas of the Natural Conservation land use policy (as defined in 5-2) shall be as follows:

(a) No more than ten (10) lots may be served by a private street or network of private streets.

(b) All drainage improvements required under the Stormwater Management Ordinance must be completed and certified to be in compliance with the approved drainage plan before the Commission will approve the final plat of the proposed subdivision. The Planning Commission may permit a performance bond to be posted in lieu of completion for final plat approval.

(c) When an existing parcel is being subdivided to create two (2) lots, the permanent easement for access to and egress from the new building site shall have a minimum width of twelve (12) feet.

(d) All private streets serving two (2) or more lots shall have an all-weather surface not less than the width specified in Table 2.

(e) All private streets serving at least two (2) but not more than five (5) lots shall have an all-weather surface consisting of eight (8) inches of gravel, compacted, or any more durable surface.

(f) All private streets serving six (6) or more lots shall be paved with an eight (8) inch rock base with a double penetration, asphalt surface, or any more durable surface.

(g) If a public water supply is available, the Commission may require fire hydrants to be placed to serve the development as prescribed by the City ordinances or applicable utility district requirements.

(h) The Commission will require proof that a joint maintenance agreement mutually enforceable and running with the land has been entered into and recorded for the lots served by the private street, prior to final approval of the final plat. The joint maintenance agreement shall provide that each owner is jointly and severally liable for the maintenance of the private street and that each owner can enforce contributions to offset the cost of that maintenance, based proportionately on the units served by the private street. The joint maintenance agreement shall also provide that if any owner must pursue legal action to enforce its provisions, he shall be allowed to recover reasonable attorney's fees and associated costs.

2-6.2.2 Street Construction and Related Requirements:

A. Grading and Improvement Plan - Street plans shall conform to the standards required by this section and shall be approved as to design and specification by the Metropolitan Department of Public Works.

B. Improvements in Floodable Areas - The finished elevation of proposed streets shall not be lower than the one hundred-year flood elevation. Location of such streets shall conform to the requirements of the Stormwater Management Regulations as administered by the Metropolitan Department of Public Works.

C. Reserve Strips - The creation of reserve strips adjacent to a proposed street in such a manner as to deny access from adjacent property to such street shall not be permitted.

D. Arrangement of Streets:

(1) All streets shall be properly integrated with the existing and proposed system of streets and dedicated rights-of-way as established on one or more of the following: the Major Street Plan, the Collector Street Plan, and the adopted General Plan.

(2) All streets shall be properly related to special traffic generators, such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing and proposed land uses.

(3) Minor local streets shall be laid out to conform as much as possible to the topography, to provide for the efficient dispersal of internal traffic while discouraging high volumes of through traffic, and to permit efficient drainage and accommodate utility systems.

(4) The use of an interconnected street system shall be encouraged to broadly disperse internal traffic and provide maximum alternatives for access to property for both public and private movement.

(5) The use of curvilinear streets shall be encouraged where conformance with existing topography will minimize the volume of cut and fill; the use of cul-de-sac or looped streets shall be permitted where topographic features or configuration of property boundaries prevent street connections.

(6) Proposed streets shall be extended to the boundary lines of the tract to be sub-divided, unless prevented by topography or other physical conditions or unless, in the opinion of the Planning Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the layout, either in existence or proposed, of adjacent tracts. Where streets are extended to property lines, temporary turnarounds shall be installed, unless the street segment is less than three hundred (300) feet in length. In all cases, drainage and utility easements shall be extended to property boundaries.

(7) In business and industrial developments, the streets and other access routes shall be planned in connection with the grouping of buildings, location of rail facilities, and the provisions of alleys, truck loading and maneuvering areas, and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian traffic. (MPC Res. 2003-48, 2/13/03)

E. Dead-end Streets

(1) Dead-end Streets (Temporary) -- The arrangement of streets shall provide for the continuation of streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, and efficient provision of utilities or when such continuation is in accordance with the Major Street Plan or Collector Plan. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary turnaround shall be provided on all temporary dead-end streets exceeding 300 feet in length, with a notation on the subdivision plat that land outside the normal street right-of-way shall revert to abutting property owners whenever the street is continued. The reconstruction of the temporary turnaround into the normal right-of-way shall be the responsibility of the attaching developer (see 2-6.2.2 D (5)). Temporary turn-arounds shall have a minimum slope of one percent as measured from the center. Additionally, a sign shall be placed at the terminus of the temporary cul-de-sac that reads as follows: "Temporary Dead-End Street, Street to be extended by the authority of the Metro Government of Nashville and Davidson County." (MPC Res. 2003-48, 2/13/03)

(2) Dead-end Streets (Permanent) -- Where a road does not extend beyond the boundary of the subdivision and continuation is not required by the Planning Commission for access to adjoining property, the terminus shall normally not be nearer to such boundary than twenty (20) feet. However, the Planning Commission may require the reservation of an easement extending to the property line to accommodate drainage facilities, pedestrian traffic, or utilities. A turn-around shall be provided at the end of a permanent dead-end street in accordance with the design standards of these regulations. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with the design standards of these regulations.

F. Alleys - Alleys may be required where appropriate in all commercial and industrial districts. Alleys will be permitted in residential districts when it is determined appropriate to provide adequate lot access or where justified by topographic conditions.

G. Construction Standards - The construction standards of all streets shall conform to the criteria contained in the Metropolitan Department of Public Works Subdivision Construction Specifications which are herewith adopted by reference.

H. Railroads and Intersection Proximity - The intersection of streets shall, to the extent practical, be at least one hundred seventy-five (175) feet from the point where either street crosses a railroad track. The measurement shall be made from the midpoint of the intersection to the midpoint of the street's intersection with the nearest track.

2-7 Requirements for Dedication, Reservations, or Improvements -
Amendment # 13
Where a proposed subdivision adjoins or encompasses either a Greenway Corridor shown on the Countywide Greenways Plan or Countywide Parks Master Plan, a substandard street, or a route depicted upon the Major Street Plan or Collector Plan to be opened, widened or realigned, then the following shall apply.

2-7.1 Undeveloped Property

A. Substandard Streets - Substandard streets encompassed by or adjacent to the proposed subdivision shall be improved by the developer in accordance with the minimum standards set forth in 2-6.2.1, Table 2 for that street portion located within the boundaries of the subdivision or the abutting street half.

B. Planned Routing - When applicable, the layout of a street(s) within a subdivision shall conform to the routing depicted upon the Major Street Plan or Collector Plan. The amount of right-of-way for the type of street required shall be dedicated up to a maximum of 60 feet width. Where any street so depicted requires a right-of-way greater than 60 feet then the developer shall show on the face of the plat an additional area "reserved for future right-of-way" and any required yard area shall be measured from the reservation line. Regardless of the character of the planned street adjacent to or encompassed by a proposed subdivision, the developer will not be required to improve or construct any street within a residential area to a continuous pavement width greater than 30 feet except as required by an approved traffic impact study.

2-7.2 Developed Property - When property containing existing structures is being divided simply to place each structure on a separate lot and the future right-of-way will fall within the existing structure footprint, then the subdivider shall be required to note on the face of the plat any additional area necessary for compliance with the Major Street Plan "reserved for future right-of-way." The plat shall also contain a note stating "when any existing structure is demolished, the setback requirements for any new structure shall be measured from the reservation line."

2-7.3 Required Improvements or Dedications - In addition to the above requirements, when the division of property creates sites for new construction, which will result in the creation of more than 100 dwelling units then a traffic made by the developer upon property which the developer controls or upon public property to the extent the subdivision contributes to the requirement for improvement calculated on a pro rata basis as defined by the traffic impact study, and approved by the Metropolitan Traffic Engineer.

2-7.4 Relationship to Scenic Routes - A subdivision fronting or encompassing a street designated on the Major Street Plan as a scenic arterial shall be platted in accordance with the following:
Right-of-way shall be platted as noted in paragraph 2-7.1.B above except the lot area located within seventy-five (75) feet of the centerline of the existing right-of-way shall be designated on the face of the plat as a "Scenic Landscape Easement."

A building setback line shall be located on the face of the plat. The line shall be established by measuring the applicable zone district required yard from the scenic landscape easement line.

A note shall be placed on the face of the plat that states "except as authorized by approved construction plans, no grading, cutting of trees, or disturbance of natural features shall be performed within this easement except driveway crossings which shall be located to provide minimal disturbance." The note shall be referenced by arrow or number to the scenic landscape easement location.

2-7.5 Open Space Conservation Easements - Open Space Conservation easements shall be required in subdivisions contiguous to greenways as indicated in the General Plan, including the Metropolitan Parks and Greenways Master Plan. The location and size of the easement shall be recommended by the Metropolitan Greenways Commission. The conservation easement shall include the stream bed plus a corridor at least 25 feet wide, measured from top of bank, outward, in areas where the primary function of the greenway is as an urban or neighborhood transportation connector and the waterway is not a regulated floodway.

In areas where the greenway is intended to protect the natural environment of and public access to the major waterways in Davidson County, and serve the multifunctional roles of recreation, transportation, and habitat protection, the conservation easement shall include the floodway plus a corridor at least 75 feet in width, measured from the outer edge of the floodway. In cases where the maximum cross-slope of the land included in the easement is greater than 15%, the easement width shall be extended to include an area at least 25 feet in width where a cross-slope of 15% or less exists, to enable an ADA accessible trail acceptable to the Greenways Commission Director to be constructed. In cases, such as those where the entire site has steep slopes, and the Planning Commission determines that this proves a hardship to the property owner, a review for alternative routes will be granted.

Signs indicating the presence of a future public greenway trail shall be located every 100 feet along the property at the edge of the conservation easement prior to issuance of the first building permit. Signs shall be posted with the text facing inward on the building lot(s). The developer shall be responsible for the maintenance of all signs until all lots within the subdivision have been sold to the ultimate home purchaser.

Paths, when constructed, shall be built to meet the specifications of the Metropolitan Greenways Commission and the Metropolitan Greenways Design Standards for Nashville and Davidson County. (MPC Res. 2003-48, 2/13/03)

2-8 Inspections During Construction - After sewer and water utilities have been installed, the subdivider shall construct curbs where required, and shall surface or cause to be surfaced roadways to the widths prescribed in these regulations. No road shall be surfaced (base course or final course) until the Metropolitan Department of Public Works has inspected the prior phase of work and released the subsequent phase for surfacing. (Paragraph Heading Amended 7-30-92)

2-9 (reserved for future use) (Paragraph Deleted 7-30-92)

2-10 Street Name, Regulatory and Warning Signs

2-10.1 Public Streets - All signage shall conform to the requirements of the Manual for Uniform Traffic Control Devices. Temporary signs may be installed and maintained in lieu of permanent signs until curbs are installed and backfilled. Such signs must meet the same standards for mounting height, size and legibility as permanent signs but may be mounted on the temporary structures as illustrated and specified in Appendix F. The installation of temporary street name signs in accordance with these standards must be verified by written developer/contractor certification to the Metropolitan Traffic Engineer before authorization for building permits may be granted.

A. Street Name Signs

(1) Installation Requirements. The developer shall purchase and install appropriate signs. Written confirmation of this placement shall be required from the Metropolitan Department of Traffic and Parking prior to the recording of a final plat.

(2) Bond. The developer may post a performance bond in lieu of the improvements prior to the recording of the final plat. Street sign bonds may be a part of the original bond covering streets, drainage, water, sewer, etc.

(3) Notes. All subdivision plats which require street name signs shall require a note stating: "No building permit may be issued on any lot until street name signs are installed and verified by the Metropolitan Department of Traffic and Parking on all streets on which the lot depends for access." (Within Planned Unit Developments that require street name signs, but do not require the recording of a final plat, the signing requirements will be specified in the conditions of approval.)

B. Regulatory and Warning Signs

(1) Installation Requirements. The developer shall purchase and install appropriate signs. Written confirmation of this placement will be required from the Metropolitan Department of Traffic and Parking prior to the recording of a final plat.

(2) Bond. The developer may post a performance bond in lieu of the improvements prior to the recording of the final plat. Street sign bonds may be a part of the original bond covering streets, drainage, water, sewer, etc.

(3) Notes. No special note will be required on the subdivision plat.

2-10.2 Private Streets

A. Installation Requirements. The developer shall purchase and install appropriate signs. Written confirmation of this placement will be required by developer or contractor certification prior to the recording of a final plat.

B. Notes. All subdivision plats which require street name signs shall require a note stating: "No building permit may be issued on any lot until street name signs are installed and verified by developer/contractor certification on all streets on which the lot depends for access." (In the case of developments that require the recording of a final plat, the requirements will be specified in the conditions of Planned Unit Development approval.)

2-11 Drainage and Storm Sewers

2-11.1 General Requirements - The storm water system within a subdivision shall be designed in accordance with the requirements of the Metropolitan Stormwater Management Regulations.

All ditch channelization, culvert, storm drain, or catch basin construction shall be governed by the Metropolitan Department of Public Works Subdivision Construction Specifications. These specifications are adopted herewith by reference and made a part of these regulations.

2-11.2 Storm Water Facilities - Drainage facilities shall be located in the road right-of-way, where feasible, or in perpetual unobstructed easements.

A. Culvert or Bridges - Cross drain culverts of thirty-six inch (36") diameter or less shall be extended one hundred feet minimum either side of a street. Headwall style shall be as directed by the Department of Public Works.

Concrete headwalls shall be constructed at both ends of cross drains or driveway culverts in accordance with the Public Works Subdivision Construction Specifications. Masonry headwalls will not be permitted; however, masonry veneer may be applied to headwalls on driveway culverts.

Bridges and box culverts shall be constructed to the same width as the roadway under which such is to be placed plus five feet either side of the roadway upon which sidewalks shall be placed.

B. Accommodation of Upstream Drainage Areas - A culvert or other drainage facility shall in each case be large enough to accommodate potential run-off from its entire upstream drainage area, whether inside or outside the subdivision. The subdivision engineer shall determine the necessary size of the facility.

The developer will be responsible for upsizing cross drains under existing streets due to relocation of existing drainage channels or increased run-off resulting from the subdivision.

C. Effect on Downstream Drainage Areas - The effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision shall be determined. Where it is anticipated that the additional run-off incident to the development of the subdivision will overload existing downstream drainage facilities withhold provisions should be made for improvement of such drainage facilities or inclusion of detention or retention facilities within the proposed development as determined by the Department of Public Works. Generally, the developer's responsibility for downstream improvements shall not extend beyond the second downstream structure.

2-11.3 Dedication of Drainage Easements

A. General Requirements - Where a subdivision is traversed by a drainageway, channel, or stream either natural or manmade, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse and of such width and construction as will be adequate for the purpose. Consideration shall also be given to incorporation of sewer easements parallel to or overlaying drainage easements as both generally follow the same course.

B. Drainage Easements

(1) Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within a road right-of-way, perpetual unobstructed easements at least twenty (20) feet in width for such facilities shall be provided across property outside the road right-of-way but within satisfactory access from a road. Easements shall be indicated on the preliminary and final plats. Drainage easements shall be carried from roads to natural watercourses or to other drainage facilities.

(2) When a new drainage system is to be constructed which will transport water across adjacent private land outside the subdivision, appropriate drainage easement(s) must be secured and indicated on the plat by notes referencing the easement recording.

(3) The applicant shall dedicate, when required by the Planning Commission either in fee or by drainage or conservation easement, the land on both sides of existing watercourses to a distance to be determined by the Metropolitan Public Works Department but not less than ten (10) feet each side.

2-12 Public Water Facilities - Where a public water main is within reasonable access of the subdivision, the subdivider, shall install water facilities, including fire hydrants, subject to the construction and materials specifications of the Metropolitan Department of Water Services, or applicable Utility District. The location of fire hydrants shall be as specified in applicable City ordinances.

All water systems shall comply with the general instructions and detailed specifications for construction of water projects of the Metropolitan Department of Water Services, or applicable utility district, which are herewith adopted by reference.

2-13 Sewerage Facilities

2-13.1 General Requirements - The applicant shall design and install sanitary sewer facilities in accordance with the rules, regulations, detail specifications, and standards, where applicable, of the Metropolitan Health Department, the State Department of Health and Environment and the Metropolitan Department of Water Services or applicable utility district. Plans shall be approved by the above agencies where applicable.

2-13.2 Mandatory Connection to Public Sewer System or Provision for Future Connection - Amendment # 4
Where land lies within the Metropolitan Area of Nashville and Davidson County, and such land is not within eligible areas of the Natural Conservation land use policy (as defined in 5-2), no subdivision of land shall be made unless each and every lot is provided with a connection or possible connection to a public sanitary sewer system. Residential acreage tract developments consisting of lots having an area of one (1) acre or more, exclusive of public ways, may be permitted without the provision of public sanitary sewers, if such is not reasonably accessible, provided such development occurs only along existing public streets with no provision of additional streets providing frontage or access to any lot being developed, and further provided that an alternate method of sewage disposal is approved by the Metropolitan Health Department. Commercial and industrial development sites along existing publicly maintained streets, with no provision of additional streets providing frontage or access of any site being developed may be permitted without the provision of public sanitary sewers, if not reasonably accessible, provided that the plan of subdivision indicates the proposed use of the sites being developed and that an alternate method of sewage disposal for such use is approved by the Metropolitan Health Department.

2-13.3 Specifications - The construction specifications of the Metropolitan Department of Water Services and the Utility Districts serving various portions of Davidson County for sewer system construction are herewith adopted by reference.

2-14 Referral to Public Body - The Planning Commission shall refer any plat proposing public facilities such as school sites, playgrounds, etc., to the public body concerned with acquisition or maintenance of such facilities for its consideration and report and will allow the public body or agency twenty-one (21) days for reply. The Planning Commission may propose alternate areas for such facilities.

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