(A) Thoroughfare plan.
(1) Streets shall conform substantially to the thoroughfare plan adopted by the planning commission and any revisions or amendments thereto. Whenever a tract to be subdivided includes any part of a street indicated on the thoroughfare plan, such part of the street shall be included in the development. This required dedication shall also apply to the widening of existing bordering streets. The required dedication shall not exceed 50 feet in width as measured from the centerline of the bordering street. If a thoroughfare within a proposed subdivision has a recommended width in excess of 100 feet, the planning commission will recommend to the city council that the additional width be acquired by the proper public agency. If, within a maximum of 90 days thereafter, the city council has not indicated that proceedings have been initiated to acquire the additional width, then the recommendation by the planning commission for a width in excess of 100 feet will not be used as a ground for disapproval of either the subdivision preliminary plan or the record plat. Whenever a tract to be subdivided includes any part of an expressway proposed by the thoroughfare plan, wherein the right of access is denied the subdivider, then the planning commission will recommend to the city council that the right-of-way for the expressway be acquired by the proper public agency. If, within a maximum of 6 months thereafter, the city council has not indicated that proceedings have been initiated to acquire the property, then the recommendation of the planning commission for the right-of-way will not be used as a ground for disapproval of either the subdivision preliminary plan or the record plat. In the case of a right-of-way in excess of 100 feet of an expressway, if the city council advises the planning commission prior to the maximum time limits set out above that there are no intentions of proceeding with the desired acquisition, then the planning commission will consider a design for the subdivision which does not deny the immediate lawful use of the property within the proposed right-of-way, but recognizes a possible future acquisition of the right-of-way, and provides accordingly for a minimum degree of resultant disruption to the remaining streets and lots of the subdivision.
(2) Where, as indicated by the master plan, a proposed subdivision contains, wholly or in part, lands proposed to be used for public open space or a site for a public building, the subdivider shall show the lands on the plans, and the proper public agency shall have a period of not less than 2 years from the date of approval of the subdivision preliminary plan in which it may make arrangements for acquiring the lands. In case of a lack of agreement as to the value of the lands, it shall be established by an appraisal to be made by 3 qualified appraisers, one of whom shall be appointed by the public agency involved, one of whom shall be appointed by the subdivider, and one of whom shall be mutually agreed upon by the 2 appraisers named above. The cost of any appraisal shall be divided equally between the subdivider and the public agency. In the event the public agency fails to enter into binding commitments for the acquisition of the lands within 2 years, or within that period of time delivers to the developer a formal statement of its intention not to acquire the lands, then the subdivider may submit to the planning commission for its approval an amended subdivision preliminary plan and record plat showing the private use.
(B) Neighborhood plan. If a tentative plan has been prepared by the planning commission for the neighborhood of the proposed subdivision, the street of the latter shall conform in general thereto.
(C) Physical features. Streets shall be platted with appropriate regard for topography, creeks, wooded areas, and other natural features which would enhance attractive development. Existing trees shall be carefully preserved, and no tree with a trunk of more than 4 inches in diameter that is not within a roadway or within an area to be occupied by a building may be removed without a permit issued by the city building official. Removal of trees in violation of the above shall be cause for requiring the subdivider, at his expense, to plant trees of such number, size, and species so as to effectively replace those so removed in accordance with plans approved by the city building official.
(D) Existing streets. Existing streets constructed or recorded in adjoining territory shall be continued at equal or greater width and in similar alignment in the proposed subdivision, unless variations are recommended by the planning commission.
(E) Circulation. The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets, thoroughfares, or unsubdivided land, as may be required by the planning commission. Minor residential streets should be so planned as to discourage their use by nonlocal traffic. Where a street will eventually be extended beyond the plat, but is temporarily dead-ended, an interim turn-around may be required.
(F)
Major and secondary arterials. If a new subdivision involves frontage on a major or secondary arterial street, the street layout should be planned to limit as far as possible the number of intersecting streets having access to the arterial. On major arterials it is recommended that access to private residential driveways be provided by means of a service roadway with motor access at suitably spaced points. Deed covenants shall be provided as required to limit access, and shall appear on the plat.
(G) Street intersections. Streets shall intersect as nearly at right angles as possible.
(H) Cul-de-sacs. Cul-de-sacs shall not be longer than 800 feet, unless necessitated by topography or other circumstances beyond the subdivider's control, and then only with the approval of the planning commission.
(I) Half-streets. The street layout shall be planned to avoid half-streets, if possible. Where there exists a dedicated or platted half-street adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the planning commission.
(J) Alleys. Except where justified by special conditions, alleys will not be approved in residential districts. At an intersection of alleys, a 5 foot chord shall cut off each corner. Dead-end alleys are prohibited.
(K) Utility easements. Where utilities are located outside of street right-of-way lines, easements shall be provided. Easements along rear or side lot lines are preferable where possible.
(L) Drainage easements.
(1) Whenever any stream or surface drainage course is located in an area that is being developed, the developer shall provide a riparian corridor easement at a width based on the below chart. The width being beyond the normal water elevation of the stream, limiting the usage and constructability within said easement.
Contributing Drainage Area (ac) | Riparian Easement Width (ft., both sides of stream) |
<=20 | 10 |
21-50 | 20 |
51-1200 | 25 |
>1200 | 50 |
A copy of actual easement restrictions of riparian buffer easement may be obtained thru the City Engineer’s office. The following shall appear on the plat:
"The City of Springdale does not accept any private drainage easement shown on this plat and the City of Springdale is not obligated to maintain or repair any channels or installations in the easement. The subdivider agrees, as a condition of approval of these plats, that there will be included in the deed of conveyance of every lot in this subdivision subservient to a drainage easement a condition requiring the grantee, his heirs and assigns, to continuously maintain the easement area for the purpose designated, and a condition that within the easement no structure, planting, or other material shall be placed or permitted to remain which may obstruct, retard, or change the direction of the flow of the water in the drainage channel of the easement, with a recitation that the conditions are for the mutual benefit of the owners of all lots in the subdivision on which similar easements are reserved."
(2) The above conditions shall prevail unless there are specific cases covered by separate agreement.
(M) Blocks.
(1) Length. Normal maximum length for blocks, 1800 feet. In a block over 900 feet long, a crosswalkway may be required.
(2) Width. The width of a block shall normally be sufficient to allow 2 tiers of lots of appropriate depth.
(3) Irregular shape. Irregular shaped blocks (including super blocks), indented by cul-de-sacs, containing interior parks or playgrounds, and adequate parking space will be acceptable when properly designed and covered by agreements as to the maintenance of such park areas.
(4) Orientation to arterial. If frontage on an arterial is involved, the long dimension of the block shall be the preferable front thereon, in order to create as few intersections as possible with the arterial.
(5) Business or industrial. Blocks intended for business or industry shall be of such length as may be considered most suitable for their prospective use, including adequate provision for parking and deliveries.
(N) Lots.
(1) Size, shape, and orientation. Size, shape, and orientation of lots shall be appropriate to the location of the proposed subdivision, and for the type of development contemplated. All sizes shall meet the minimum requirements of the current zoning regulations for the site.
(2) Length and width ratio. Excessive depth in relation to width shall be avoided.
(3) Fronting on arterials. Lots fronting on arterials should have extra depth and deep setbacks, if topography permits.
(4) Double frontage. Double frontage lots shall be avoided as far as possible.
(5)
Side lot lines. Side lines of lots shall be approximately at right angles or radial to the street line, unless, in the opinion of the planning commission, a variation from this rule will give a better street and lot plan.
(6) Corner lots. Corner lots shall have an extra width sufficient to allow for a building setback on both front and side.
(O) Minimum right-of-way widths for roadways as designated on the thoroughfare plan. Rights-of- way shall be of equal distance on each side of the center line, and shall be dedicated for public use on the record plat.
(1) Expressway - Limited access right-of-way of varying widths.
(2) Major arterial - 100 feet, may have access limited or controlled.
(3) Secondary arterial - 80 feet.
(4) Collector - 60 feet.
(5) All county and state roads not classified on the thoroughfare plan - 60 feet.
(6) Local street - 50 feet.
(7) Cul-de-sacs. All cul-de-sacs shall be designed in accordance with the City Standard Construction Drawing for cul-de-sacs.
(8) Easements - 5 feet on each side of the designated centerline or of such width as may be required for the necessary maintenance of the facility involved.
(Ord. 26-1978, passed 6-21-78; Am. Ord. 40-2010, passed 12-15-10; Am. Ord. 20-2023, passed 4-19-23)