HomeMy WebLinkAboutOrdinance 5642ORDINANCE NO. 5642
AN ORDINANCE TO AMEND § 166.08 STREET DESIGN AND ACCESS
MANAGEMENT STANDARDS OF THE UNIFIED DEVELOPMENT CODE
TO CLARIFY OR ALTER SEVERAL DESIGN REGULATIONS
WHEREAS, the City Council has determined that access management standards are
necessary for the public health and safety; and
WHEREAS, prohibiting double -street frontage lots where possible should reduce both a
developer's cost and the City's maintenance costs.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville, Arkansas hereby repeals §
166.08 Street Design and Access Management Standards of the Unified Development Code
in its entirety and enacts a replacement § 166.08 Street Design and Access Management
Standards as shown as Exhibit A attached hereto and made a part hereof.
PASSED and APPROVED this 3rd day of December, 2013.
APPROVED:
ATTEST:
r
By:
SONDRA E. SMITH, City Clerk/Treasurer
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FAYELii E VR P,
EXHIBIT "A"
CHAPTER 166: DEVELOPMENT
166.08 Street Design And Access
(1)
Block Length. Block lengths and street
Management Standards
intersections are directly tied to the
functional hierarchy of the street pattern that
exists or is proposed.
(A) Intent. These standards are intended to ensure
that development is designed to be inherently
(a) Principal and Minor Arterial Streets.
safe, walkable, and efficient for the facilitation of
Signalized intersections should be
traffic and pedestrian movements.
located at a minimum of one every
2,640 feet (half a mile) along principal
(B) Fitness for development. Based on topographic
and minor arterials and should be based
maps, soil surveys prepared by the Department
on traffic warrants.
of Agriculture and drainage information from the
Future Land Use Plan and the Hillside/Hilltop
(b) Collectors. Intersections should be
Overlay District, the Planning Commission may
located at a minimum of one every
require that steep grades, unstable soil and flood
1,320 feet (quarter of a mile) along
plains be set aside and not subdivided until
collector streets.
corrections are made to protect life, health, and
property.
(c) Local and residential. Intersections shall
occur at a minimum of one every 900
(C) Applicability. The standards set forth herein shall
660 feet.
apply to land which is proposed to be developed
or redeveloped where the creation of public
(d) Variances. Block length standards may
streets are required, or proposed, or in which
be varied by the Planning Commission
new or existing access is created or modified.
when terrain, topographical features,
(D) Street design principles.
existing barriers or streets, size or
shape of the lot, or other unusual
conditions justify a departure.
(1) Extensions. All street extensions shall be
constructed to Minimum Street Standards.
(2)
With the exception of corner lots, double -
Street extension stub -outs to adjacent
street frontage lots are prohibited except
properties are required to meet block
where such lots front on access restricted or
layout/connectivity standards unless existing
discouraged roadways such as expressways
development or physical barriers prohibit
or arterials. Alleys are not considered as
such.
frontage. Double frontage lots may also be
permitted by the Planning Commission for
(2) Substandard widths. Developments that
topographical problems, feasibility issues
adjoin existing streets shall dedicate
relating to the parcel's dimensions, or other
additional right-of-way to meet the Master
good cause which must be established and
Street Plan.
proven by the developer. The Planning
(3) Street names. Names of streets shall be
Commission may impose additional
landscape requirements along the back of
consistent with natural alignment and
such double -frontage lots.
extensions of existing streets, and new street
names shall not duplicate or be similar to
(3)
Connectivity. Wherever a proposed
existing street names. Developers shall
development abuts undeveloped land, street
coordinate the naming of new streets
stub -outs shall be provided as deemed
through the GIS Office during the plat review
necessary by the Planning Commission to
process.
abutting properties or to logically extend the
street system.
(4) Pedestrian. Pedestrian -vehicular conflict
points should be controlled through
(4)
Topography. Local streets should be
signalized intersections and proven traffic
designed to relate to the existing topography
calming design principles.
and minimize the disturbance zone.
(5) Street standards. All street requirements
(5)
Dead-end streets. Dead end streets are
shall be met as set forth in the City of
discouraged and should only be used in
Fayetteville Master Street Plan and adopted
situations where they are needed for design
Minimum Street Standards.
and development efficiency, reduction of
necessary street paving, or where proximity
(E) Block Layout / Connectivity.
to floodplains, creeks, difficult topography or
CD166:1
EXHIBIT "A"
Fayetteville Code of Ordinances
existing barriers warrant their use. All dead
(c) Local and Residential Streets. Curb cuts
end streets shall end in a cul-de-sac with a
shall be located a minimum of 50 feet
radius of 50 feet, or an alternative design
from an intersection or driveway. In no
approved by the City and the Fire
case shall a curb cut be located within
Department. The maximum length of a dead
the radius return of an adjacent curb cut
end street (without a street stub -out) shall be
or intersection.
500 feet.
(3) Separation for single-family homes.
(F) Access Management. Safe and adequate
vehicular, bicycle, and pedestrian access shall be
(a) For all street classifications, curb cuts
provided to all parcels. Local streets and
shall be located a minimum of 10 feet
driveways shall not detract from the safety and
from another driveway. Driveways
efficiency of bordering arterial routes. Property
serving corner lots shall be located as
that fronts onto more than one public streets shall
far from the street intersection as
place a higher priority on accessing the street
possible while still meeting a 5 foot
with the lowest functional classification, ex. Local
separation from an adjoining property
and Collector. In a case where the streets have
line. In no case shall a curb cut be
the same classification, access shall be from the
located within the radius of an adjacent
lower volume street, or as determined by the City
curb cut or street intersection.
Engineer.
(b) Arterial and Collector Streets. Individual
curb cuts for along arterial and collector
(1) Curb cut separation. For purposes of
streets shall be discouraged. When
determining curb cut or street access
necessary, curb cuts along arterial and
separation, the separation distance shall be
collector streets shall be shared
measured along the curb line from the edge
between two or more lots.
of curb cut to the edge of curb
cut/intersection. The measurement begins at
(4) Variance. In order to protect the ingress and
the point where the curb cut and intersecting
egress access rights to a street of an
street create a right angle, i.e., the
abutting property owner, a variance to the
intersection of lines drawn from the face -of-
curb cut minimums shall be granted by the
curb to face -of -curb. The measurement ends
Planning Commission to allow an
at the point along the street where the
ingress/egress curb cut at the safest
closest curb cut or street intersection occurs;
functional location along the property. Such
again, measured to the point where the curb
a curb cut may be required to be shared with
cut or intersecting streets create a right
an adjoining parcel if feasible. If a parcel on
angle at the intersection of face -of -curb. In
the corner of an arterial or collector street
all cases curb cuts shall be a minimum of
- provides such short frontage along a major
five (5) feet from the adjoining property line,
street that there is no safe ingress/egress
unless shared.
functional location on that street, the
Planning Commission may deny the curb cut
(2) Separation for two-family, three-family, multi-
or may limit such curb cut to ingress or
family and nonresidential development.
egress only.
(a) Principal and Minor Arterial Streets.
(5) Speed. All streets should be designed to
Where a street with a lower functional
discourage excessive speeds.
classification exists that can be
accessed, curb cuts shall access onto
(G) Non -conforming Access Features.
those streets. When necessary, curb
cuts along arterial streets shall be
(1) Existing. Permitted access connections in
shared between two or more lots.
place on the date of the adoption of this
Where a curb cut must access the
ordinance that do not conform with the
arterial street, it shall be located a
standards herein shall be designated as
minimum of 250 feet from an
nonconforming features and shall be brought
intersection or driveway.
into compliance with the applicable
standards under the following conditions:
(b) Collector Streets. Curb cuts shall be
located a minimum of 100 feet from an
(a) When new access connection permits
intersection or driveway. When
are requested;
necessary, curb cuts along collector
streets shall be shared between two or
(b) Upon expansion or improvements
more lots.
greater than 50% of the assessed
CD166:2
EXHIBIT "A"
TITLE XV UNIFIED DEVELOPMENT CODE
property value or gross floor area or
volume;
(c) As roadway improvements allow.
(H) Easements. Utility and drainage easements shall
be located along lot lines and/or street right-of-
way where necessary to provide for utility lines
and drainage. The Planning Commission may
require larger easements for major utility lines,
unusual terrain or drainage problems.
(Code 1965, App. C., Art. IV, §§C, D, F--H: Ord. No. 1750,
7-6-70; Ord. No. 1801, 6-21-71; Ord. No. 2196, 2-17-76;
Ord. No. 2353, 7-5-77; Code 1991, §§159.45, 159.58,
159.51--159.53; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord.
4757, 9-6-05; Ord. 4919, 9-05-06; Ord. 5156, 8-5-08; Ord.
5296, 12-15-09; Ord. No. 5546, 12-04-12)
Cross reference(s)--Bonds and Guarantees, Ch. 158;
Variances. Ch. 156; Notification and Public Hearings, Ch.
157.
CD166:3
Jesse Fulcher
Submitted By
City of Fayetteville Item Review Form
2013-0183
Legistar File Number
12/03/2013
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
Action Required:
Development Services
Department
ADM 13-4510 Administrative Item (CHAPTER 166.08 ACCESS MANAGEMENT). Submitted by
CITY PLANNING STAFF for revisions to the Unified Development Code, Chapter 166.08. The
proposal is to amend block layout and connectivity requirements.
Does this item have a cost? NO
Cost of this request
Account Number
Project Number
Budgeted Item?
Previous Ordinance or Resolution #
Original Contract Number:
Comments:
J-A"I
di *"IA'
Category or Project Budget
Funds Used to Date
$0.00
Remaining Balance
Budget Adjustment Attached?
Program or Project Name
Program or Project Category
Fund Name
V20130812
l:li �i:ll
Zayleevie
AHSAM
CITY COUNCIL AGENDA MEMO
To: Mayor Jordan, City Council
Thru: Don Marr, Chief of Staff
Jeremy Pate, Development Services Director
From: Jesse Fulcher, Senior Planner
Date: November 14, 2013
Subject: ADM 13-4510 (CHAPTER 166.08 ACCESS MANAGEMENT)
RECOMMENDATION
THE CITY OF FAYETTEVILLE, ARKANSAS
DEPARTMENT CORRESPONDENCE
The Planning Commission and staff recommend approval of an ordinance to amend the block layout and connectivity
requirements in Chapter 166.08.
BACKGROUND
Chapter 166.08, Street Design and Access Management Standards, were adopted by the City Council on August 5,
2008 by Ordinance No. 5156. These standards were created to ensure that new development provides safe and
efficient movements for vehicular and pedestrian traffic and greater connectivity and openness.
Over the last several years these standards have improved public safety and roadway efficiency by limiting the
number of curb -cuts and conflicting turning movements, especially along busy roadways and near congested
intersections. Further, the ordinance provides clear development standards, in most cases. In a few areas, further
clarification would be helpful, which is the primary purpose of this ordinance update.
Staffls proposal is to amend Chapter 166.08 to restate and/or revise several existing regulations and add one new
section, as follows:
(C) Applicability. The section regarding private street design is being removed. Private streets may only be permitted
through a Planned Zoning District application and are subject to the development standards of 166.05.
(D)(4) Tangents. Tangent requirements are already a part of the Minimum Street Design Standards Manual.
(E) Block Layout/Connectivity. The code currently has two different block lengths for local and residential streets,
800 and 600 feet respectively. This is a very clear standard. However, deciding when to utilize a local street or
residential street is not a clear requirement. Often the decision is based on the need for on -street parking, or number
c;l:- houses per block. Changes to the street width or block length create obvious challenges for the designer and
developer, and often these issues continue into the Subdivision Committee and Planning Commission meetings. To
address this, staff is recommending that the maximum block length be the same for both street types, 600 feet. This
will create greater certainty for a developer during the design phase.
THE CITY OF FAYETTEVILLE, ARKANSAS
(E)(2) Double frontage lots. With the exception of corner lots, double -street frontage lots are prohibited except
where such lots front on access restricted or discouraged roadways such as expressways or arterials. Alleys are not
considered as frontage. Double frontage lots may also be permitted by the Planning Commission for topographical
problems, feasibility issues relating to the parcel's dimensions, or other good cause which must be established and
proven by the developer. The Planning Commission may impose additional landscape requirements along the back
of such double -frontage lots.
(F) Access Management. A statement has been added for instances when a lot has frontage on two streets of the
same classification.
(F)(1) Curb cut separation. A statement has been added to clarify that a 5 foot separation is required between a curb
cut and an adjacent property.
(F)(2) Separation for two-family, three—family, multi -family and nonresidential development. This is a new title to
clarify that the separation requirements are specific to these types of developments. A separate section has been
created for single-family homes. The existing tables are being removed, since this information is already stated and
they have been found to be confusing.
(F)(3)(a) Separation for single-family homes. The separation requirements for a driveway serving a single-family
dwelling were 5 feet from the property line and 10 feet from another driveway even before the adoption of the
Access Management Ordinance. However, the section title, "Residential Subdivisions" together with other
management standards were confusing. The intent is to create a clear standard for single-family homes.
(F)(3)(b) Arterial and Collector Streets. This section was a part of the original Access Management Ordinance and
applied to all development along arterial streets. It has been restated here to cover the development of single-family
subdivisions along arterial roads.
DISCUSSION
On October 14, 2013 the Planning Commission tabled the request to allow time for Planning staff and the City Attorney to
create variance requirements for double -frontage lots. On October 28, 2013, the Planning Commission forwarded this
item to the City Council with a recommendation of approval with a vote of 8-0-0.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE TO AMEND § 166.08 STREET DESIGN AND ACCESS
MANAGEMENT STANDARDS OF THE UNIFIED DEVELOPMENT CODE
TO CLARIFY OR ALTER SEVERAL DESIGN REGULATIONS
WHEREAS, the City Council has determined that access management standards are
necessary for the public health and safety; and
WHEREAS, prohibiting double -street frontage lots where possible should reduce both a
developer's cost and the City's maintenance costs.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville, Arkansas hereby repeals §
166.08 Street Design and Access Management Standards of the Unified Development Code
in its entirety and enacts a replacement § 166.08 Street Design and Access Management
Standards as shown as Exhibit A attached hereto and made a part hereof.
PASSED and APPROVED this 3d day of December, 2013.
APPROVED: ATTEST:
I0
LIONELD JORDAN, Mayor SONDRA E. SMITH, City Clerk/Treasurer
■
Tay e
A R K A N S A S PC Meeting of October 28, 2013
125 W. Mountain St.
THE CITY OF FAY E"1'TF;VlI,L ,. ARKANSAS Fayetteville, AR72701
PLANNING DIVISION CORRESPONDENCE 'Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
THRU: Jeremy Pate, Development Services Director
DATE: October 24, 2013 Updated November 14, 2013
ADM 13-4510 Administrative Item (CHAPTER 166.08 ACCESS MANAGEMENT).
Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code,
Chapter 166.08. The proposal is to amend block layout and connectivity requirements.
Planning Staff. Jesse Fulcher
BACKGROUND
Chapter 166.08, Street Design and Access Management Standards, were adopted by the City
Council on August 5, 2008 by Ordinance No. 5156. These standards were created to ensure
that new development provides safe and efficient movements for vehicular and pedestrian
traffic and greater connectivity and openness.
Over the last several years these standards have improved public safety and roadway
efficiency by limiting the number of curb -cuts and conflicting turning movements, especially
along busy roadways and near congested intersections. Further, the ordinance provides clear
development standards, in most cases. In a few areas, further clarification would be helpful,
which is the primary purpose of this ordinance update.
PROPOSAL
Staff s proposal is to amend Chapter 166.08 to restate and/or revise several existing
regulations and add one new section, as follows:
(C) Applicability. The section regarding private street design is being removed. Private streets
may only be permitted through a Planned Zoning District application and are subject to the
development standards of 166.05.
(D)(4) Tangents. Tangent requirements are already a part of the Minimum Street Design
Standards Manual.
(E) Block Layout/Connectivity. The code currently has two different block lengths for local
and residential streets, 800 and 600 feet respectively. This is a very clear standard. However,
deciding when to utilize a local street or residential street is not a clear requirement. Often the
decision is based on the need for on -street parking, or number of houses per block. Changes
to the street width or block length create obvious challenges for the designer and developer,
G:\ETC\Development Services Review\2013\Develop ment Review\13-4410 ADM UDC 166.08 Access Management Ordinance\17
Planning Commission\ 10- 1 4-2013\Comments and Redlines
and often these issues continue into the Subdivision Committee and Planning Commission
meetings. To address this, staff is recommending that the maximum block length be the same
for both street types, 600 feet. This will create greater certainty for a developer during the
design phase.
(E)(2) Double frontage lots. With the exception of corner lots, double -street frontage lots are
prohibited except where such lots front on access restricted or discouraged roadways such as
expressways or arterials. Alleys are not considered as frontage. Double frontage lots may also
be permitted by the Planning Commission for topographical problems, feasibility issues
relating to the parcel's dimensions, or other good cause which must be established and
proven by the developer. The Planning Commission may impose additional landscape
requirements along the back of such double -frontage lots.
(F) Access Management. A statement has been added for instances when a lot has frontage on
two streets of the same classification.
(F)(1) Curb cut separation. A statement has been added to clarify that a 5 foot separation is
required between a curb cut and an adjacent property.
(F)(2) Separation for two-family, three—family, multi family and nonresidential
development. This is a new title to clarify that the separation requirements are specific to
these types of developments. A separate section has been created for single-family homes.
The existing tables are being removed, since this information is already stated and they have
been found to be confusing.
(F)(3)(a) Separation for single-family homes. The separation requirements for a driveway
serving a single-family dwelling were 5 feet from the property line and 10 feet from another
driveway even before the adoption of the Access Management Ordinance. However, the
section title, "Residential Subdivisions" together with other management standards were
confusing. The intent is to create a clear standard for single-family homes.
(F)(3)(b) Arterial and Collector Streets. This section was a part of the original Access
Management Ordinance and applied to all development along arterial streets. It has been
restated here to cover the development of single-family subdivisions along arterial roads.
The proposed changes are shown in strikeout/highlight in the attached document.
RECOMMENDATION
Staff recommends that the Planning Commission forward ADM 13-4410 to the City Council
with a recommendation for approval.
Planning Commission Action: Q Forwarded ❑ Denied O Tabled
Motion: Pennington
Second: Chesser
Vote: 8-0-0
Meeting Date: October 28, 2013
WETC\Development Services Review\2013\Development Review\13-4410 ADM UDC 166.08 Access Management Ordinance\17
Planning Commission\10-14-2013\Comments and Redlines
CHAPTER 166: DEVELOPMENT
166.08 Street Design And Access
Management Standards
(A) Intent. These standards are intended to ensure
that development is designed to be inherently
safe, walkable, and efficient for the facilitation of
traffic and pedestrian movements.
(B) Fitness for development. Based on topographic
maps, soil surveys prepared by the Department
of Agriculture and drainage information from the
Future Land Use Plan and the Hillside/Hilltop
Overlay District, the Planning Commission may
require that steep grades, unstable soil and flood
plains be set aside and not subdivided until
corrections are made to protect life, health, and
property.
(C) Applicability. The standards set forth herein shall
apply to land which is proposed to be developed
or redeveloped where the creation of public
streets are required, or proposed, or in which
new or existing access is created or modified.
(D) Street design principles.
(1) Extensions. All street extensions shall be
constructed to Minimum Street Standards.
Street extension stub -outs to adjacent
properties are required to meet block
layout/connectivity standards unless existing
development or physical barriers prohibit
such.
(2) Substandard widths. Developments that
adjoin existing streets shall dedicate
additional right-of-way to meet the Master
Street Plan.
(3) Street names. Names of streets shall be
consistent with natural alignment and
extensions of existing streets, and new street
names shall not duplicate or be similar to
existing street names. Developers shall
coordinate the naming of new streets
through the GIS Office during the plat review
process.
(4) Tangents. A stfa:g ;t +.,.,, eRt at IGAF a 100
(5) Pedestrian. Pedestrian -vehicular conflict
points should be controlled through
signalized intersections and proven traffic
calming design principles.
CD166:1
(6) Street standards. All street requirements
shall be met as set forth in the City of
Fayetteville Master Street Plan and adopted
Minimum Street Standards.
(E) Block Layout / Connectivity.
(1) Block Length. Block lengths and street
intersections are directly tied to the
functional hierarchy of the street pattern that
exists or is proposed.
(a) Principal and Minor Arterial Streets.
Signalized intersections should be
located at a minimum of one every
2,640 feet (half a mile) along principal
and minor arterials and should be based
on traffic warrants.
(b) Collectors. Intersections should be
located at a minimum of one every
1,320 feet (quarter of a mile) along
collector streets.
(c) Locals and residential. Intersections
shall occur at a minimum of one every
800 660 feet.
(d) Variances. Block length standards may
be varied by the Planning Commission
when terrain, topographical features,
existing barriers or streets, size or
shape of the lot, or other unusual
conditions justify a departure.
(2) With the exception of comer lots, double -
street frontage lots are prohibited except
where such lots front on access restricted or
discouraged roadways such as expressways
or arterials. Alleys are not considered as
frontage. Double frontage lots may also be
permitted by the Planning Commission for
topographical problems, feasibility issues
relating to the parcel's dimensions, or other
good cause which must be established and
proven by the developer. The Planning
Commission may impose additional
landscape requirements along the back of
such double -frontage lots.
(3) Connectivity. Wherever a proposed
development abuts undeveloped land, street
stub -outs shall be provided as deemed
necessary by the Planning Commission to
abutting properties or to logically extend the
street system.
Fayetteville Code of Ordinances
(4) Topography. Local streets should be
designed to relate to the existing topography
and minimize the disturbance zone.
(5) Dead-end streets. Dead end streets are
discouraged and should only be used in
situations where they are needed for design
and development efficiency, reduction of
necessary street paving, or where proximity
to floodplains, creeks, difficult topography or
existing barriers warrant their use. All dead
end streets shall end in a cul-de-sac with a
radius of 50 feet, or an alternative design
approved by the City and the Fire
Department. The maximum length of a dead
end street (without a street stub -out) shall be
500 feet.
(F) Access Management. Safe and adequate
vehicular, bicycle, and pedestrian access shall be
provided to all parcels. Local streets and
driveways shall not detract from the safety and
efficiency of bordering arterial routes. Property
that fronts onto twee, more than one public streets
shall place a higher priority on accessing the
street with the IeweF lowest functional
classification, ex. Local and Collector. In a case
where the streets have the same classification,
access shall be from the lower volume street, or
as determined by the City Engineer.
(1) Curb cut separation.
For purposes of
determining curb cut or street access
separation, the separation distance shall be
measured along the curb line from the edge
of curb cut to the edge of curb
cut/intersection. The measurement begins at
the point where the curb cut and intersecting
street create a right angle, i.e., the
intersection of lines drawn from the face -of -
curb to face -of -curb. The measurement ends
at the point along the street where the
closest curb cut or street intersection occurs;
again, measured to the point where the curb
cut or intersecting streets create a right
angle at the intersection of face -of -curb. In
all cases curb cuts shall be a minimum of
five (5') feet from the adjoining property line,
unless shared.
(2) Separation for two-family, three-family, multi-
family and nonresidential development.
(a) Principal and Minor Arterial Streets.
Where a street with a lower functional
classification exists that can be
accessed, curb cuts shall access onto
those streets. When necessary, curb
cuts along arterial streets shall be
shared between two or more lots.
Where a curb cut must access the
arterial street, it shall be located a
minimum of 250 feet from an
intersection or driveway.
- - -
... .
.. .. .
..
(b) Collector Streets. Curb cuts shall be
located a minimum of 100 feet from an
intersection or driveway. When
necessary, curb cuts along collector
streets shall be shared between two or
more lots.
Guts
0409-#-.
9
Mere than 500 ft. 4
(c) Local and Residential Streets. Curb cuts
shall be located a minimum of 50 feet
from an intersection or driveway. In no
case shall a curb cut be located within
the radius return of an adjacent curb cut
or intersection.
minimum of fi#een (15') feet #am the
Num-ber of Curb Cuts- Permitted
Guts
9-594. 4
2
4
to the Ease-eresidential 66119diViGiGRG, GUrb Guts shall
tetall StFe8tG Shall 198
shared
(3) Separation for single-family homes.
(a) For all street classifications, curb cuts
shall be located a minimum of 10 feet
from another driveway. Driveways
serving comer lots shall be located as
C D 166:2
TITLE XV UNIFIED DEVELOPMENT CODE
far from the street intersection as (Code 1965, App. C., Art. IV, §§C, D, F--H; Ord. No. 1750,
possible while still meeting a 5 foot 7-6-70; Ord. No. 1801, 6-21-71; Ord. No. 2196, 2-17-76;
separation from an adjoining property Ord. No. 2353, 7-5-77; Code 1991, §§159.45, 159.58,
line. In no case shall a curb cut be 159.51--159.53; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord.
located within the radius of an adjacent 4757, 9-6-05; Ord. 4919, 9-05-06; Ord. 5156, 8-5-08; Ord.
curb cut or street intersection. 5296, 12-15-09; Ord. No. 5546, 12-04-12)
(b) Arterial and Collector. Streets. Individual
curb cuts for along arterial and collector
streets shall be discouraged. When
necessary, curb cuts along arterial and
collector streets shall be shared
between two or more lots.
(4) M Variance. In order to protect the ingress
and egress access rights to a street of an
abutting property owner, a variance to the
curb cut minimums shall be granted by the
Planning Commission to allow an
ingress/egress curb cut at the safest
functional location along the property. Such
a curb cut may be required to be shared with
an adjoining parcel if feasible. If a parcel on
the corner of an arterial or collector street
provides such short frontage along a major
street that there is no safe ingress/egress
functional location on that street, the
Planning Commission may deny the curb cut
or may limit such curb cut to ingress or
egress only.
(5) Speed. All streets should be designed to
discourage excessive speeds.
(G) Non -conforming Access Features.
(1) Existing. Permitted access connections in
place on the date of the adoption of this
ordinance that do not conform with the
standards herein shall be designated as
nonconforming features and shall be brought
into compliance with the applicable
standards under the following conditions:
(a) When new access connection permits
are requested;
(b) Upon expansion or improvements
greater than 50% of the assessed
property value or gross floor area or
volume;
(c) As roadway improvements allow.
(H) Easements. Utility and drainage easements shall
be located along lot lines and/or street right-of-
way where necessary to provide for utility lines
and drainage. The Planning Commission may
require larger easements for major utility lines,
unusual terrain or drainage problems.
Cross reference(s)--Bonds and Guarantees, Ch. 158;
Variances. Ch. 156; Notification and Public Hearings, Ch.
157.
CD166:3
CHAPTER 166: DEVELOPMENT
166.08 Street Design And Access
(1)
Block Length. Block lengths and street
Management Standards
intersections are directly tied to the
functional hierarchy of the street pattern that
exists or is proposed.
(A) Intent. These standards are intended to ensure
that development is designed to be inherently
(a) Principal and Minor Arterial Streets.
safe, walkable, and efficient for the facilitation of
Signalized intersections should be
traffic and pedestrian movements.
located at a minimum of one every
2,640 feet (half a mile) along principal
(B) Fitness for development. Based on topographic
and minor arterials and should be based
maps, soil surveys prepared by the Department
on traffic warrants.
of Agriculture and drainage information from the
Future Land Use Plan and the Hillside/Hilltop
(b) Collectors. Intersections should be
Overlay District, the Planning Commission may
located at a minimum of one every
require that steep grades, unstable soil and flood
1,320 feet (quarter of a mile) along
plains be set aside and not subdivided until
collector streets.
corrections are made to protect life, health, and
property.
(c) Local and residential. Intersections shall
occur at a minimum of one every 8W660
(C) Applicability. The standards set forth herein shall
feet.
apply to land which is proposed to be developed
or redeveloped where the creation of public
(d) Variances. Block length standards may
streets are required, or proposed, or in which
be varied by the Planning Commission
new or existing access is created or modified.
when terrain, topographical features,
existing barriers or streets, size or
(D) Street design principles.
shape of the lot, or other unusual
conditions justify a departure.
(1) Extensions. All street extensions shall be
constructed to Minimum Street Standards.
(2)
With the exception of corner lots, double -
Street extension stub -outs to adjacent
street frontage lots are prohibited except
properties are required to meet block
where such lots front on access restricted or
layout/connectivity standards unless existing
discouraged roadways such as expressways
development or physical barriers prohibit
or arterials. Alleys are not considered as
such.
frontage. Double frontage lots may also be
permitted by the Planning Commission for
(2) Substandard widths. Developments that
topographical problems, feasibility issues
adjoin existing streets shall dedicate
relating to the parcel's dimensions, or other
additional right-of-way to meet the Master
good cause which must be established and
Street Plan.
proven by the developer. The Planning
(3) Street names. Names of streets shall be
Commission may impose additional
landscape requirements along the back of
consistent with natural alignment and
such double -frontage lots.
extensions of existing streets, and new street
names shall not duplicate or be similar to
(3)
Connectivity. Wherever a proposed
existing street names. Developers shall
development abuts undeveloped land, street
coordinate the naming of new streets
stub -outs shall be provided as deemed
through the GIS Office during the plat review
necessary by the Planning Commission to
process.
abutting properties or to logically extend the
street system.
(4) Pedestrian. Pedestrian -vehicular conflict
points should be controlled through
(4)
Topography. Local streets should be
signalized intersections and proven traffic
designed to relate to the existing topography
calming design principles,
and minimize the disturbance zone.
(5) Street standards. All street requirements (5) Dead-end streets. Dead end streets are
shall be met as set forth in the City of discouraged and should only be used in
Fayetteville Master Street Plan and adopted situations where they are needed for design
Minimum Street Standards. and development efficiency, reduction of
necessary street paving, or where proximity
(E) Block Layout /Connectivity. to floodplains, creeks, difficult topography or
CD166:1
Fayetteville Code of Ordinances
existing barriers warrant their use. All dead
(c) Local and Residential Streets. Curb cuts
end streets shall end in a cul-de-sac with a
shall be located a minimum of 50 feet
radius of 50 feet, or an alternative design
from an intersection or driveway. In no
approved by the City and the Fire
case shall a curb cut be located within
Department. The maximum length of a dead
the radius return of an adjacent curb cut
end street (without a street stub -out) shall be
or intersection.
500 feet.
(3) Separation for single-family homes.
(F) Access Management. Safe and adequate
vehicular, bicycle, and pedestrian access shall be
(a) For all street classifications, curb cuts
provided to all parcels. Local streets and
shall be located a minimum of 10 feet
driveways shall not detract from the safety and
from another driveway. Driveways
efficiency of bordering arterial routes. Property
serving corner lots shall be located as
that fronts onto more than one public streets shall
far from the street intersection as
place a higher priority on accessing the street
possible while still meeting a 5 foot
with the lowest functional classification, ex. Local
separation from an adjoining property
and Collector. In a case where the streets have
line. In no case shall a curb cut be
the same classification, access shall be from the
located within the radius of an adjacent
lower volume street, or as determined by the City
curb cut or street intersection.
Engineer.
(b) Arterial and Collector Streets. Individual
curb cuts for along arterial and collector
(1) Curb cut separation. For purposes of
streets shall be discouraged. When
determining curb cut or street access
necessary, curb cuts along arterial and
separation, the separation distance shall be
collector streets shall be shared
measured along the curb line from the edge
between two or more lots.
of curb cut to the edge of curb
cut/intersection. The measurement begins at
(4) Variance. In order to protect the ingress and
the point where the curb cut and intersecting
egress access rights to a street of an
street create a right angle, i.e., the
abutting property owner, a variance to the
intersection of lines drawn from the face -of-
curb cut minimums shall be granted by the
curb to face -of -curb. The measurement ends
Planning Commission to allow an
at the point along the street where the
ingress/egress curb cut at the safest
closest curb cut or street intersection occurs;
functional location along the property. Such
again, measured to the point where the curb
a curb cut may be required to be shared with
cut or intersecting streets create a right
an adjoining parcel if feasible. If a parcel on
angle at the intersection of face -of -curb. In
the corner of an arterial or collector street
all cases curb cuts shall be a minimum of
provides such short frontage along a major
five (5) feet from the adjoining property line,
street that there is no safe ingress/egress
unless shared.
functional location on that street, the
Planning Commission may deny the curb cut
(2) Separation for two-family, three-family, multi-
or may limit such curb cut to ingress or
family and nonresidential development.
egress only.
(a) Principal and Minor Arterial Streets.
(5) Speed. All streets should be designed to
Where a street with a lower functional
discourage excessive speeds.
classification exists that can be
accessed, curb cuts shall access onto
(G) Non -conforming Access Features.
those streets. When necessary, curb
cuts along arterial streets shall be
(1) Existing. Permitted access connections in
shared between two or more lots.
place on the date of the adoption of this
Where a curb cut must access the
ordinance that do not conform with the
arterial street, it shall be located a
standards herein shall be designated as
minimum of 250 feet from an
nonconforming features and shall be brought
intersection or driveway.
into compliance with the applicable
standards under the following conditions:
(b) Collector Streets. Curb cuts shall be
located a minimum of 100 feet from an
(a) When new access connection permits
intersection or driveway. When
are requested;
necessary, curb cuts along collector
streets shall be shared between two or
(b) Upon expansion or improvements
more lots.
greater than 50% of the assessed
C D 166:2
TITLE XV UNIFIED DEVELOPMENT CODE
property value or gross floor area or
volume;
(e) As roadway improvements allow.
(H) Easements. Utility and drainage easements shall
be located along lot lines and/or street right-of-
way where necessary to provide for utility lines
and drainage. The Planning Commission may
require larger easements for major utility lines,
unusual terrain or drainage problems.
(Code 1965, App. C., Art. IV, §§C, D, F--H; Ord. No. 1750,
7-6-70; Ord. No. 1801, 6-21-71; Ord. No. 2196, 2-17-76;
Ord. No. 2353, 7-5-77; Code 1991, §§159.45, 159.58,
159.51--159.53; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord.
4757, 9-6-05; Ord. 4919, 9-05-06; Ord. 5156, 8-5-08; Ord.
5296, 12-15-09; Ord. No. 5546, 12-04-12)
Cross reference(s)--Bonds and Guarantees, Ch. 158;
Variances. Ch. 156; Notification and Public Hearings, Ch.
157.
CD166:3
IOU 200 400 BOO 900
NORTHWEST ARKANSAS DEMOCRAT -GAZETTE
NORTHWESTARKANSAS
THE MORNING NEWS.OF
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THE MORNING NEWS OF ROGERS
NORTHWEST ARKANSAS TIMES
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Northwest Arkansas Newspapers, LLC, printed and published in
Washington and Benton County, Arkansas, bona fide circulation,
that from my own personal knowledge and reference to the files
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City of Fayetteville -
Ordinance 5642
Was inserted in the Regular Editions on:
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Publication Charges: $ 64.85
Holly Andrews
Subscribed and sworn to before me
This day of `�2C� , 2013.
Notary Public
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