(A) Standard street specifications. All streets shall be constructed in conformance with at least the requirements of the city’s current adopted Master Street Plan.
(B) Right-of-way dedication. Subdivisions and large-scale developments shall dedicate sufficient right-of-way to bring those streets which the Master Street Plan shows to abut or intersect the development into conformance with the right-of-way requirements of the Master Street Plan for said streets; provided the Planning Commission may recommend a lesser dedication in the event of undue hardship or practical difficulties. Such lesser dedication shall be subject to approval by the City Council.
(C) Coordination. The street system of a proposed subdivision shall be designed to coordinate with existing, proposed, and planned street outside of the subdivision as provided in this section.
(D) Connectivity. Local and residential streets shall connect with surrounding streets to permit the safe and convenient movement of traffic between residential neighborhoods or facilitate emergency access and evacuation, but such connections shall not be permitted where the effect would be to encourage the use of such streets by substantial through traffic.
(1) Gated communities. To ensure public safety with easy access to residential neighborhoods by police, fire and ambulance services and to maintain neighborhood connectivity as described above, gated communities are prohibited.
(a) In cases where site conditions do not allow for adequate connectivity, a waiver may be requested in accordance with § 152.026. The waiver shall be reviewed based on the following criteria:
1. The development is adjacent to developed land that does not provide locations for connection of the street system.
2. The development is adjacent to topography with slopes greater than 17%.
3. The property does not include a collector, minor or principal arterial shown on the Master Street Plan.
(E) Street stubs. Wherever a proposed development abuts un-platted land or a future development phase of the same development, street stubs shall be provided as deemed necessary by the Planning Commission to provide access to abutting properties or to logically extend the street system into the surrounding area. All street stubs shall be provided with temporary turn-around or cul-de-sacs unless specifically exempted by the City Engineer or Planning Commission, and the restoration and extension of the street shall be the responsibility of any future developer of the abutting land.
(F) Street intersections. Street intersections shall be designed to ensure safety. Because steep grades at intersections reduce sight distances and hinder vehicle control, street grades shall be flattened out within 100 feet of intersections according to AASHTO gemotric design guidelines for highways and city streets.
(G) Additional safeguards. These requirements shall be considered minimums, and where deemed necessary by the Planning Commission for the interest of public health, safety, and welfare, additional safeguards may be required.
(H) Residential street lights.
(1) Public streets. Developers of all new residential subdivisions with public streets shall select either (a) the standard street light option, or (b) an upgraded street light option.
(a) Standard street light option.
1. Description. The standard streetlight meets IESNA’s (Illuminating Engineering Society of North America) definition of “cutoff” and is a light fixture of traditional styling. Specifications for standard street light fixtures, as amended, are on file at the servicing Electric Department.
2. Developer responsibility. The developer shall share the cost of the standard fixture with the City of Tontitown. The developer shall provide the one and one-half inch conduit raceway, surface mount foundation and anchor system, as specified by the servicing electric provider.
(b) Upgraded street light option.
1. Description. The decorative street lights are cutoff fixtures of traditional or period styling. Specifications for upgraded street light luminaires and poles, as amended, are on file at the Tontitown Planning Department.
2. Private streets. The developer of new subdivisions that have private streets shall contribute 100% of the cost for a standard street light fixture, as described in division (H)(1)(a)1., or upgraded street light fixture as described in division (H)(1)(b)1. The developer and/or property owners association shall be responsible for the cost of electrical power service and ongoing maintenance and upkeep of the fixtures. The city shall bear no responsibility for street lights located on private streets.
3. Gas street light fixtures. Developers may choose to use a gas operated street light fixture. In such instances, the developer shall supply to the Planning Department a proposal that includes illustrations of the fixtures and data showing that illumination is a minimum of 2,700 lumens per fixture. The low lumen values characteristic of gas light fixtures could dictate that more fixtures and closer placements of fixtures are necessary to assure adequate roadway safety and security as determined by the city. The developer and/or the property owners association shall be responsible for the cost of the gas service and ongoing maintenance and upkeep of the fixtures. The city shall bear no responsibility for gas fixtures.
4. Existing non-standard street light fixtures. Non-standard street light fixtures existing prior to adoption of this chapter may continue. If the non-standard street light is damaged, two options are available:
(a) Repair. To use the same fixture, the homeowners’ association shall provide the replacement parts and labor for cost of repair.
(b) Replacement. When a property owners’ association does not provide the replacement parts, the city shall remove the existing fixture and replace it with a street light fixture that most closely resembles and charge the property owners’ association for cost of parts and labor.
5. Location and placement. The supplying electric utility provider shall approve the location and placement of all types of street light fixtures.
(I) Commercial street lights.
(1) Public streets. Developers of all new commercial subdivisions that contain public streets within the development or that front a public street shall select either (a) the standard commercial street light option, or (b) if the subdivision is served by underground electric utilities, the upgraded commercial street light option.
(a) Standard commercial street light option.
1. Description. The standard commercial street light is a 400 watt, High Pressure Sodium Cobra head style installed on a wood pole. The standard commercial street light is serviced by overhead power lines and shall not be installed for developments where all utilities are located underground.
(b) Upgraded commercial street light option.
1. Description. The upgraded commercial street lights are 250 watt, High Pressure Sodium acorn style fixtures installed on a cast iron/steel pole that meets the IESNA definition of a “cutoff” fixture. The upgraded commercial street light is serviced by underground power lines. This option shall only be an option for developments that locate all utilities underground.
2. Developer responsibility. The developer shall contribute the cost of the upgraded commercial street light and pole; provide the surface mount foundation and anchor system; and provide the one and one-half inch conduit raceway, as specified by the servicing electric provider.
(2) Private streets. The developer of new commercial developments that have private streets shall contribute 100% of the cost for either the standard commercial street light fixture or the upgraded commercial street light fixture, whichever is selected by the developer. The developer and/or property owners’ association shall be responsible for the cost of electrical power service and ongoing maintenance and upkeep of the fixtures. The city shall bear no responsibility for street lights located on private streets.
(3) Gas street light fixtures. Gas operated commercial street light fixtures are prohibited on principal arterial, minor arterial, or collector streets as designated on the city’s current Master Street Plan.
(4) Location and placement. The local electric utility shall approve the location and placement of all types of street light fixtures.
(J) Cul-de-sacs. Cul-de-sacs shall be no longer than 660 feet.
(K) Traffic calming. The following regulations apply to all new residential and local streets:
(1) Purpose. The purpose of traffic calming regulations is to design new residential and local streets in a manner that improves road safety through speed and volume reduction; which in turn can improve neighborhood livability and provide opportunities for landscaping and aesthetic improvements.
(2) Design speed. Local and residential streets shall be designed to encourage and maintain 85th percentile speeds in the 25 to 30 mph range.
(3) Speed control points. The maximum road length between speed control points shall be 660 feet. Speed control points are considered any one of the following:
(a) Warranted stop sign. A stop sign shall be warranted at the intersection of a local or residential street and a collector or arterial street. A stop sign is not warranted at intersections between local and/or residential streets.
(b) Horizontal curve. Curves serving as speed control points shall have a centerline radius between 90 and 120 feet.
(c) Traffic calming device. A traffic calming device is a physical element of the street design that compels drivers to slow down. Recommended traffic calming devices include traffic circles, chicanes, center island narrowing, speed tables, intersection bulb-outs, and mid-block chokers.
(4) Preferred methods. The following traffic reducing techniques are encouraged when designing streets for the established design speed:
(a) Curvilinear street form, while maintaining a grid pattern.
(b) T-streets or three-way intersections.
(c) Entry treatments.
(d) Short block lengths.
(e) Tree-lined streets. Street trees spaced at a distance of 25 to 35 feet apart are encouraged.
(Ord. 2013-04-417, passed 4-2-13; Am. Ord. 2013-09-440, § 152.1000.5, passed 9-3-13; Am. Ord. 2017-12-668, passed 12-5-17; Am. Ord. 2020-10-901, passed 10-6-20)