(A) General consideration.
(1) The location, width on all highways, roads and streets shall conform to the Master Street Plan. Proposed street systems shall extend existing streets on projections at the same or greater width, but in no case shall be less than the required minimum standards.
(2) Streets shall be designed and located in relation to existing and planned streets, to topographical conditions and natural terrain features such as streams and existing tree growth, to public conveniences and safety, and in appropriate relation to the proposed use of land to be served by such streets.
(3) To allow for the orderly transition from its rural character to an effective urban system both “urban” and “rural” design and improvement standards are provided in this chapter. All streets and highways are to be developed to urban standards within one mile of the city limits or as determined by the Planning Commission otherwise. The city has the responsibility of determining the construction and design standards applicable to any and all segments of the city street system and those within the planning area, since public improvements such as water, sewage disposal, drainage, street reconstruction, sidewalk installation along with other utilities and traffic improvements may eventually be undertaken and financed from public tax sources.
(4) It shall be the subdivider's responsibility to initiate any request for exception to the urban street improvement standards and show cause why the rural standards are applicable in his particular case. Only in extreme cases shall the Planning Commission waive the urban standard when the subdivision is within one mile of the city limits.
(B) Arrangements.
(1) All streets shall be properly integrated with the existing and
proposed system of thoroughfares and dedicated right-of-ways as established by the Master Street Plan for the city.
(2) All thoroughfares shall be properly related to special traffic
generators such as industries, business areas, schools, churches and shopping centers and to population densities and the pattern of existing and proposed land uses.
(3) Minor streets shall be laid out to conform as much as possible
to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient, safe access to property.
(4) The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs, or U shaped streets shall be encouraged where such use will result in more desirable layout.
(5) Proposed streets shall be extended to the boundary lines of the tract to be subdivided unless prevented by topography or other physical conditions, or unless in the opinion of the Planning Commission such an extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts.
(6) In business and industrial development, the street and other access ways shall be planned in connection with the grouping of buildings, location of rail facilities, and the provisions of alleys, truck loading and maneuvering areas, fire protection and walks and parking areas so as to minimize conflicts of movement between the various types of traffic, including pedestrian.
(C) Access to arterial streets. Where a subdivision borders or contains an existing or proposed arterial street, the Planning Commission may require that access to such streets be limited by one of the following means.
(1) The subdivision of lots so as to back onto the arterial street and front onto parallel local street, no access shall be provided from the arterial street.
(2) A series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the arterial street.
(3) The number of residential streets entering an arterial shall be kept to a minimum.
(D) Street and road standards.
(1) Urban-rural streets. All streets or streets where the majority of lots have 125 feet or less at the front building line and have less than 25,000 square feet shall be considered urban streets and require that curb and gutter be installed.
(2) Minor residential streets. The following minimum standards shall apply to the design of minor residential streets.
Urban
|
Rural
| |
Right-of-way | 50 feet | 50 feet |
Pavement width | 27 feet | 22 feet |
Type of curb | Vertical | N/A |
Sidewalk width | 4 feet | N/A |
Design speed | 30 | 30 |
(3) Residential collector streets. The following minimum standards shall apply tot he design of the residential collector streets.
Urban
|
Rural
| |
Right-of-way | 70 feet | 70 feet |
Pavement width | 35 feet | 32 feet |
Type of curb | Vertical | N/A |
Sidewalk width | 4 feet | N/A |
Design speed | 35 | 35 |
(4) Business and industrial collector and minor arterial streets. The following minimum standards shall apply to the design of business and industrial collector and minor arterial streets.
Urban | Rural | |
Right-of-way | 70 feet | 70 feet |
Pavement width | 47 feet | 44 feet |
Type of curb | Vertical | N/A |
Sidewalk width | 5 feet | N/A |
Design speed | 35 - 40 | 35 - 40 |
(5) Arterial streets. The following minimum standards shall apply to the design of arterial streets.
Urban | Rural | |
Right-of-way | 90 feet | 90 feet |
Pavement width | 51 feet | 48 feet |
Type of curb | Vertical | N/A |
Sidewalk width | 5 feet | N/A |
Design speed | 40 - 45 | 40 - 45 |
(6) Street grades. The grade of collector and arterial streets shall not exceed 5% unless necessitated by exceptional topography and approved by the Planning Commission. The grade of all other streets shall not exceed 7%. The minimum grade of all streets shall be 0.4%. Sidewalks and pedestrian-ways shall not exceed 12% unless steps of an approved design are to be used.
(7) Tangents. A tangent at least 100 feet in length shall be introduced between reverse curves on collector and arterial streets.
(8) Cul-de-sacs, dead-end streets, stub streets.
(a) Cul-de-sacs.
1. A cul-de-sac shall not be longer than 500 feet.
2. The diameter of a cul-de-sac turn-around (measured at the outside of right-of-way) shall not be less than 100 feet.
3. The pavement width of the cul-de-sac turn-around shall be 25 feet radius from the center point of the street.
(b) Stub street.
1. Stub streets are streets that are designed to provide future connections with unsubdivided adjacent land and shall be improved to the limits of the subdivision plat.
2. Stub streets exceeding 300 feet in length as measured from the street intersection to the property line of the subdivision shall contain a turn-around at its terminus that meets the turn- around and pavement requirements of a cul-de-sac.
(9) Half-streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid half streets. Where a new subdivision abuts an existing street of inadequate right-of-way width, additional right-of-way width may be required to be dedicated by the subdivider. The Planning Commission shall determine any improvements deemed necessary concerning half streets or substandard existing streets.
(10) Street intersections.
(a) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 70 degrees shall not be acceptable. Not more than two streets shall intersect at any one point.
(b) Proposed new intersections along one side of an existing street shall wherever practicable, coincide with any existing intersection on the opposite side of such streets. Street jogs with center line offsets of less than 125 feet shall not be permitted.
(c) Where the grade of any street at the approach of an intersection exceeds 7%, a leveling area shall be provided having not greater than 4% grade a distance of 25 feet, measured from the nearest right-of-way line of street intersection.
(d) Where any street intersection will involve earth banks of existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
(11) Street curves. Curves in streets shall have a radius adequate to insure sight distances sufficient to permit a driver to stop safely.
(12) Subdivision with arterial streets. Where a subdivision abuts or contains an arterial street, the Planning Commission may require such improvements as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. These improvements may include, but are not necessarily limited to, marginal access streets, reverse frontage with screen planting contained in a non-access reservation along the rear property line, and deep lots with rear service alleys.
(13) Street names. All street names are to be approved by the Planning Commission prior to final plat approval. No street names shall be used which will duplicate or be confused with names of existing streets. New streets which are extensions of or obviously in alignment with existing streets shall bear the name of the existing street.
(14) Street signs. The design, shape, size and color are to be determined by the Planning Commission and are to be placed at all intersections within or abutting the subdivision. The location is to be approved by the Planning Commission.
(15) Street lights. The design, shape, size, and lumination are to be determined by the Planning Commission and are to be placed within or abutting the subdivision. The location is to be approved by the Planning Commission.
(16) Street paving, curb and gutters.
(a) Street minimum construction standards - urban and rural streets.
1. Asphalt, hot mix-hot laid, two inches thick, laid on six inches of compacted soil cement, and primed with MCO primer, and shall be placed on subgrade with all unsuitable material removed and a minimum compaction using the modified proctor method - subgrade 95%, base 100%, and surface 93%.
2. Asphalt, hot mix-hot laid, two inches thick, laid on an eight-inch stabilized aggregate subgrade, and primed with MCO primer. The aggregate base shall weather from November 1 through April 30 and have as a minimum compaction using the modified proctor method subgrade 95%, base 100%, and surface 93%.
3. Two inches of asphaltic concrete hot mix surface course and compacted crushed stone base placed on compacted subgrade. The base course shall be eight inches of material conforming to the current Arkansas State Highway specifications, base course material, designation SB-2 or GB-3, and shall be placed on subgrade with all unsuitable material removed and with a minimum compaction using the modified proctor method - subgrade 95%, base 100%, and surface 93%.
4. Concrete, laid six inches thick, with 3,000 pounds strength and shall be placed on subgrade with all unsuitable material removed and with a minimum compaction using the modified proctor method - subgrade 95%, base 100%, and surface 93%.
5. On arterial streets three inches of asphalt hot mix laid shall be required in the place of two inches.
6. On arterial streets eight inches of concrete laid shall be required in the place of six inches.
(b) Curb and gutter and swale minimum construction standards - urban streets.
1. Curb and gutter for asphalt streets. Concrete curb and gutter for asphalt streets shall have a back height of not less than 14 inches, a base width of not less than 24 inches, face of curb height of six inches, and a gutter width of 18 inches.
2. Curb and gutter for concrete streets. In the event the sub-divider elects to construct concrete streets, then the thickness of the face of the gutter can be reached to conform with the actual pavement thickness as defined, such as, if five inches of Portland concrete pavement is constructed, the face of the gutter may be reduced from eight inches to five inches in thickness.
3. Roll-type concrete curb and gutter. Roll-type concrete curb and gutter on streets where this type of construction is permitted shall be identical in all dimensions to the curb and gutter as set out in 1. and 2. above, except the intersection of the gutter and face of the curb shall be constructed with a radius of approximately 12 inches to 15 inches.
4. Concrete drainage swales. Concrete drainage swales of not less than four feet in width minimum, formed to grade, shall be constructed across those intersections where it is necessary to transfer water from one side of the intersection to the other. The thickness shall be equal to the pavement thickness. The concrete swale shall be placed along a line drawn straight across the intersection. On concrete street construction, the swale shall be shaped and separated by expansion joints.
5. If possible, the top of the curb shall be set a minimum of 12 inches below the ground elevation at the planned building setback line to ensure adequate drainage.
(c) Construction inspection.
1. Sub-base (or subgrade).
A. After the proposed grading has been completed, with the necessary cuts or fills completed, the sub-base shall be thoroughly and adequately compacted to the minimum requirements. The area under the proposed pavement shall be tested, and a copy of these test results presented to the City Operation Supervisor.
B. Where construction shows soil types other than those anticipated by the developer's engineer, the City Operation Supervisor shall require detailed pavement design data including soil investigations by the developer's engineer and any other tests deemed necessary to ensure that a satisfactory sub-base can and will be constructed.
C. The City Operation Supervisor will visit the site and meet with the developer and his engineer when all testing requirements have been met to approve the sub-base.
D. After approval of the sub-base, the developer shall proceed to construct the base course, where required. If the base course is required (under hot-mix asphalt concrete surface), the developer shall have the compacted base course tested and shall present the testing results to the City Operation Supervisor for approval prior to placement of the surface course.
E. The minimum number of tests on both sub-base and base shall be determined by the City Operation Supervisor and the developer's engineer. However, in no case shall that number be less than three for any section of street. All testing shall be performed by a qualified, independent laboratory, and the cost of such testing shall be at the expense of the developer.
F. After the base course has been approved, the surface course shall then be placed. The specific material requirements and construction procedures for all street construction shall be in accordance with the latest edition of the Standard Specifications of Highway Construction published by the Arkansas State Highway Commission. A copy of these specifications may be obtained from the Arkansas State Highway and Transportation Department, Little Rock, Arkansas.
2. Placement of the surface course, plugs or core samples shall be taken at intervals to be determined by the City Operation Supervisor and the developer's engineer. These plugs shall reflect both the thickness and the density of the surface course and shall be tested for both by an approved independent laboratory. The results of those tests shall determine the acceptability of the surface.
(17) Curb cuts. The location and design of access points (driveways) along city streets shall be in accordance with the city's curb cut policy (when adopted).
(18) Storm sewers. The storm water drainage system shall be separate and independent of any sanitary sewer system. Storm sewers shall be designed by the rational method, and a copy of the design computations shall be submitted along with the plans. Inlets shall be provided so that surface water is not carried across or around any intersection in the gutter.
(E) Easements.
(1) In all new residential subdivisions, all utilities, cable T.V., electrical and telephone distribution systems or any other commercial service shall be laid underground, including storm, water, gas, drainage and sewer. It shall be the subdivider's responsibility to initiate any request for exception to the laying of underground utilities.
(2) Easements for electrical and telephone service shall be a minimum of five feet wide and be established at the front and along other such lot lines as to provide continuity of alignment from block to block; to be installed underground within easements of public dedication. Pole position for each street light to be served from underground street light supply lines should be designated on the plat and necessary easements provide to furnish access to such position.
(3) Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the line of such watercourse and of such width or construction or both as will be adequate for the purposes (20 foot minimum width). Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for minimum potential volume of flow.
(F) Blocks.
(1) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions of this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, or waterways.
(2) The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block length in residential areas shall not exceed 2000 feet, or be less than 500 feet in length. Wherever practicable, blocks along major arterial and collector streets shall not be less than 1000 feet in length.
(3) Pedestrian ways or crosswalks, not less than ten feet wide, may be required by the Planning Commission through the center of blocks more than 800 feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities.
(G) Lots.
(1) In general, the size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated. No lot shall be more than four times as deep as it is wide.
(2) Residential lots where served by public water and sewer shall not be less than 75 feet wide at the building setback line nor less than 9,600 square feet. Commercial and industrial lots where served by public water and sewer shall not be less than 100 feet wide at the building setback line nor less than 20,000 square feet.
(3) For reasons of health and sanitation, the density of residential subdivisions shall be directly related to the availability of public water and sewer. Lots not served by either or both private water or sewerage facilities shall comply with the rules of the Jefferson County Health Department and Arkansas Department of Health.
(H) Depth and width. Depth and width of properties reserved or laid out for business, commercial, or industrial purpose shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contemplated for.
(I) Access to public street. Every lot shall front on or abut a public street. Lots with access only to private drives and streets shall be permitted only with the variance approval of the Planning Commission.
(J) Drainage. Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lot.
(K) Lot lines. Side lot lines shall be approximately at right angles radial to street lines.
(L) Corner lots. Corner lots for residential use shall have extra width to permit appropriate building setback from or orientation to both streets. Lots on major street intersections and at all other points likely to be dangerous shall have a radius of not less than 25 feet at the street corner.
(M) Double frontage and reversed frontage lots. Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from arterial streets, or to overcome specific disadvantage of topography and orientation.
(Ord. 172, passed 6-8-87; Am. Ord. 286, passed 2-22-00)