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Little Rock, Arkansas, Code of Ordinances >> - CODE OF ORDINANCES >> Chapter 31 -
SUBDIVISIONS >> ARTICLE III. - DESIGN STANDARDS >> DIVISION 2. - STREETS >>
DIVISION 2. - STREETS
Sec. 31-201. - Generally.
Sec. 31-202. - Dead-end streets and culs-de-sac.
Sec. 31-203. - Street grades.
Sec. 31-204. i i horizontal radius at centerline.
Sec. 31-205. - Tangents.
Sec. 31-206. - Intersections and alignment.
Sec. 31-207. - New private streets.
Sec. 31-208. - Existing private streets.
Sec. 31-209. - Reserved.
Sec. 31-210. - General access and circulation.
Secs. 31-211-31-230. - Reserved.
Sec. 31-201. - Generally.
(a) Streets shall be related appropriately to the topography so as to produce usable lots and
streets of reasonable gradient. Street grades and alignment shall conform reasonably to the
original topography. In steep areas, through streets should generally follow contour lines
rather than cross them. Combinations of steep grades and curves shall be avoided. Sudden
and frequent changes of grade along arterials shall be avoided. Sharp horizontal curvature
should be avoided if possible at or near the high point of a crest, vertical curve or near the
low point of a pronounced sag or vertical curve.
(b) The proposed street layout should be appropriate for the type of development proposed and
properly integrated with the street system in the area adjoining the subdivision. The layout
shall also conform to the existing and proposed land uses and the most advantageous
development pattern for the surrounding area.
(c) Major traffic generators such as industries, business districts, schools, shopping centers and
residential development with a density in excess of eighteen (18) units per gross acre shall
obtain primary access from streets classified as collectors and above.
(d) Residential streets shall be laid out to discourage the use of through traffic, to permit efficient
drainage and utility systems and to require the minimum length of pavement necessary to
provide convenient and safe access to property. Curvilinear streets c��4s-d-sir nd-[6 p
streets shall be encouraged where such use will result in a more desirlayout.
(e) Proposed through streets shall be extended to the boundary lines of the tract to be
subdivided, unless the planning commission has determined that such 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.
(f) Every subdivision shall be served by an adequate system of publicly dedicated streets or
their private counterparts as specified in this chapter. All public streets within the subdivision
shall be located, platted and dedicated to the city in accordance with the master street plan
and the standards and procedures outlined in this chapter.
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(g) Land dedication shall be in accordance with chapter 3Q, article A and the master street plan.
(h) New boundary streets shall be avoided except where a requirement of the master street plan
provides a defined alignment. In that event, the development or plat proposed shall provide
one-half of the master street plan's specified improvements and right-of-way. Whenever a
proposed subdivision abuts a partially dedicated or constructed public street, the developer
shall provide the minimum of one-half of the required improvements and right-of-way. The
planning commission may authorize a new boundary street when the subdivider proposes to
dedicate the entire right-of-way and construct all the required improvements. In no case shall
a subdivider retain a parcel of land lying between a newly created boundary street and a
former property line, the purpose of which would be to deny access by abutting owners.
(i) For purposes of determining the extent of required improvements on boundary streets, the
right-of-way centerline shall be deemed to be the plat boundary. Where a clearly defined
right-of-way does not exist, the city engineer shall establish the centerline location.
(Code 1961, § 37-21(a), (b)(1)—(b)(3.1))
Sec. 31-202. - Dead-end streets and culs-de-sac.
(a) Where a street does not extend to the boundary of a subdivision, and its continuation is not
necessary for access to adjoining property, its terminus shall not be closer than fifty (50) feet
to such boundary.
(b) A minor residential cul-de-sac street may have intersecting cul-de-sac streets as long as the
total length of street measured along any centerline segment constructed to minor residential
standards does not exceed master street plan length and the maximum number of lots
served by a minor residential street segment does not exceed thirty-five (35) single-family
lots.
(c) In the case of temporary dead-end streets, which are stub streets designed to provide future
connections with unsubdivided adjacent areas, the planning commission may require a
temporary easement for a turnaround of the type discussed in subsection (b) or an
appropriate area for a backaround.
(d) In the case of temporary dead-end streets which are stub streets designed to provide future
connection with unsubdivided adjacent areas, the developer shall at his expense provide an
information sign with content and size to be determined by the city department designated by
the city manager. It is the purpose of this sign to convey to adjacent owners and street users
information as to continuation of the street and its intended classification. The initial erection
of the sign and permanent maintenance will be the responsibility of the city.
(Code 1961, § 37-21(b)(4); Ord. No. 15,988, § 4, 12-18-90; Ord. No 16,861, § 1(aa), 3-21-95; Ord. No 18,031, § 1
(s), 6-1-99; Ord No. 18,054, § 1(d), 7-6-99)
Sec. 31-203. - Street grades.
For grades of streets see "Master Street Plan."
(Code 1961, § 37-21(b)(5); Ord. No. 17,697. § 3d, 3-17-98; Ord, No. 18,054, § 1(e), 7-6.99)
Sec. 31-204. - Minimum horizontal radius at centerline.
For horizontal radius of centerline see "Master Street Plan."
(Code 1961, § 37-21(b)(6); Ord. No 15,651, § 1, 3-21-89; Ord. No 18,054, § 1(0, 7-6-99)
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Sec. 31-205. - Tangents.
For tangent lengths see "Master Street Plan."
(Code 1961, § 37-21(b)(7); Ord. No. 15,651, § 2, 3-21-89; Ord, No. 18,054. § 1(g), 7-6-99)
Sec. 31-206. - Intersections and alignment.
(a) Street intersections shall be laid out as nearly at right angles as possible and may be curved
to bring this about. The centerline of no more than two (2) streets shall intersect at any one
(1) point. No intersection shall be at an angle of less than seventy-five (75) degrees.
(b) For curb radii at intersection see "Master Street Plan."
(c) Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be
avoided. Proposed new intersections along one (1) side of an existing street shall, whenever
practicable, coincide with any existing intersections on the opposite side of the street.
(d) For approaching grades at intersections see "Master Street Plan."
(e) Additional street paving and right-of-way in the form of turning lanes shall normally be
required by the engineering division along arterial streets at intersections with other arterial
or collector streets.
(f) Property line corners at street intersections shall be rounded with a radius of at least twenty
(20) feet.
(9) Where visibility at any proposed street intersection would be impeded by earthen berms or
existing vegetation, the developer shall cut such ground and vegetation in conjunction with
the grading of the street right-of-way sufficient to provide adequate site distance as specified
in section 32-8
(h) Street intersections shall be located to avoid creating hazardous driving conditions.
(Code 1961, § 37-21(b)(8); Ord. No. 16,861, § 1(aa), 3-21-95; Ord. No. 18,054, § 1(h), (i) 7-6-99)
Sec. 31-207. - New private streets.
(a) Residential. Private streets for residential development shall be discouraged. However,
private streets may be approved by the planning commission to serve isolated
developments. The design standards shall conform to public street standards as specified in
this chapter. Private streets are permissible only in the form of cuts -de -sac and short loop
streets and only when it has been determined that these streets can be adequately served
by all public service vehicles. Such streets will not be permitted where there is a possibility of
through traffic or eventual connection to another public street. It shall be incumbent upon the
applicant to demonstrate that the private streets will not unreasonably limit access to
adjacent parcels, hinder logical traffic pattern, or otherwise be contrary to the public interest.
The subdivider shall provide for permanent maintenance of all private streets in the bill of
assurance. This maintenance shall include water lines, fire hydrants, or other utility facilities.
The developer shall enter into contracts with theittle Rack Municipal Waterworks far the
maintenance of all water mains and hydrants lying within the private street right-of-way.
(b) Commercial, office and industrial.
(1) Private street systems for nonresidential use shall be discouraged. However, the
planning commission may approve limited use when the design standards of this
chapter are used as a basis for review.
(2) Private streets shall be limited to short loop or cul-de-sac alignments where the
development served contains less than five (5) acres. The developer shall
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demonstrate that the street system proposed can adequately serve the needs of
public service vehicles for access, turning radius, and clearance of other
improvements within the right-of-way.
(3) The design of nonresidential private streets shall provide for access into a public right-
of-way as required for private driveways.
(4) The developer shall provide for permanent maintenance of private streets within the
bill of assurance. This maintenance shall include water lines, fire hvdrants,_or other
utility facilities. The developer shall enter into contracts with the ittle Rock Municipal - CNvi
Waterworks for the maintenance of all water mains and fire hydrants lying within the
private street right-of-way.
(5) Developers shall conform to the preliminary plat filing procedures in addition to the
following:
a• A bill of assurance which shall contain covenants and restrictions to run with
the title of the lots contained within the plat. The covenants shall provide for
permanent access rights and maintenance responsibility.
b• Street construction plans for review and approval by the department of public
works.
C. Construction plans for extension of water and sanitary sewer systems.
d• Plans for boundary fences, wall, guard houses, or other physical improvements
unique to a private street system. However, such plans shall not include gates
or entry barriers which are expressly prohibited.
(Code 1961, § 37-21(b)(9); Ord, No. 15,529, § In, 8-16-88, Ord. No. 18031, § 1(gg), 6-1-99)
Sec. 31-208. - Existing private streets.
(a) The planning commission shall review and determine acceptance of the dedication of
existing private streets as provided in this section.
(b) Principal access right-of-way only is allowed. Alley dedications shall be discoura ed.
(c) Streets and alleys which had been previously dedicated to the county will become city
streets upon annexation; these streets and alleys will be maintained at or above their
physical condition upon annexation.
(d) Streets and alleys which had been previously fully maintained by the county for which no
dedication is on record will become city streets upon annexation only if a formal dedication is
made. Such dedications shall be reviewed by the planning commission and accepted by the
board of directors as prescribed by law. No improvements or construction shall be required,
and these districts and alleys will be maintained at or above their physical condition upon
annexation. Streets which have not been fully maintained by the county but have received
periodic county maintenance, may receive the same periodic maintenance by the city upon
annexation if an official of county operations or road and bridge department verifies in writing
that the county did conduct periodic maintenance and specifies the nature of the
maintenance.
(e) Streets or alleys which were private in every respect shall remain private after annexation.
Owners of properties abutting such streets or alleys may request dedication by following the
procedures outlined for submission of preliminary plats. Dedication of right-of-way for alleys
shall provide a tie to the public street system at both ends.
(f) A review committee consisting of the planning director and the public works department shall
evaluate each incidence whereby dedication is at issue. A recommendation in written form
shall be made on each qualifying request and presented to the commission at a public
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hearing. This committee shall act in the capacity of technical advisor only to the planning
commission and subdivision committee. Appeals from decisions or actions of this committee
may be filed with the planning commission, after review by the subdivision committee.
(9) The planning commission shall determine that a need exists for a public street.
(h) Citizens desiring to dedicate private streets shall assume all costs to include platting,
engineering, and construction.
(i) No street shall be offered nor reviewed for dedication where no structure abuts the right-of-
way or where such action would circumvent the subdivision ordinance review for new streets
or subdivisions.
U) In those instances where a private road was created by land sales constituting a violation of
this chapter or any previous subdivision ordinance, the property from which the road was
derived shall be included in preliminary plat submissions.
(k) The review criteria shall be as follows:
(1) The street proposed will be located within a dedicated right-of-way of not less than
forty (40) feet.
(2) The pavement surface shall be at least twenty (20) feet wide with adequate shoulders.
The pavement must be of asphaltic concrete or portland concrete construction. The
shoulders shall have a minimum of a single surface treatment.
(3) The pavement thickness must be equivalent to a minimum of six (6) inches of
compacted, crushed stone (SB -2), base course plus two (2) inches of asphaltic
concrete placed on an adequate subgrade.
(4) The planning commission may require proof of pavement base course and subgrade
conditions during the technical review of the street, only after submission of a plat.
(5) Horizontal and vertical curves and other geometric conditions of the street must be
judged safe for existing and future traffic conditions.
(6) Dead-end streets shall provide an adequate turnaround for sanitation and emergency
vehicles both in dimension and improvements.
(7) The street shall have sufficient crown to permit normal drainage from the pavement
surface.
(8) Street side drainage ditches shall be permitted except in those cases where the
planning commission determines that curb and gutter and underground drainage is
the only feasible method to handle the drainage.
(9) All drainage structures within the right-of-way shall be of sufficient size and type
construction to meet other city ordinances or be judged adequate by the planning
commission.
(10) Street grades and intersection approach grades shall meet other city ordinances or be
judged satisfactory for existing and future traffic conditions.
(11) Utility alignment and depth shall meet all city policies or be judged satisfactory by the
planning commission. The applicant shall show all existing or proposed utilities on the
dedication application.
(12) The planning commission may designate drainage, utility or public use easements as
required to maintain the street.
(Code 1961, § 37-21(b)(10); Ord. No. 15,529, § 1o, p, 8-16-88; Ord, No 16,861, § 1(aa), 3-21-95, Ord. No 17,697,
§ 3a, 3-17-98)
Sec. 31-209. - Reserved.
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Editor's note—
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Section 10) of Ord. No. 18,054, adopted July 6, 1999, deleted3§ 1-209 which pertained to
residential street classification and standards and derived from Code 1961, § 37-21; Ord. No.
15,651, adopted Mar. 21, 1989; and Ord. No. 16,341, adopted Jan. 19, 1993.
Sec. 31-210. - General access and circulation.
(a) The purpose of these standards is to provide for the safe and efficient movement of vehicles
to, from and within sites developed or modified for use by significant numbers of vehicles.
These standards provide for proper turning movement, lane width, spacing and relationships
between on street movement and within a development site. The standards are intended to
be compatible with developed areas and urbanizing segments of the community. The
standards of this section are designed to complement the provisions of sections 30-1 through
30-48 of this Code by providing a uniform design standard for development regulations.
(b) Uses required to conform to these standards shall include but not be limited to: Industrial,
commercial or office developments with multiple structures or lots; multifamily developments
with multiple structures or lots; churches or other religious organizations and institutions;
recreational uses both public and private; educational institutions.
(c) Classifications of streets involved in the application of the standards shall include: Principal
arterial; minor arterial; collectors (both commercial and residential); industrial streets.
(d) Development tract size for which these standards are applicable shall not have a minimum or
maximum land area. For purposes of applying these standards to lots less than one hundred
(100) feet in width and less than one (1) acre in area, located adjacent to or surrounded by
developed lots; the staff of the department authorized by the city manager shall have
approval authority. This authority shall be exercised through use of accepted engineering
design and practice, while accommodating public safety and good business access.
(e) For the purpose of spacing requirements, the points of access to a boundary street are as
follow according to street classification:
(1) Arterial streets. Driveway spacing shall be three hundred (300) feet. Driveway spacing
shall be centerline to centerline or centerline to right-of-way of an intersecting collector
street or street with a higher classification. Minimum spacing from the property line
shall be one hundred fifty (150) feet. Maximum width of driveway is thirty-six (36) feet.
A lot will require seven hundred fifty (750) feet of frontage for two (2) drives, if the lot
is adjacent to an intersecting collector street or street of a higher classification. A lot
will require six hundred (600) feet of frontage for two (2) drives, when a lot is adjacent
to another lot, a residential street or a minor commercial street. For lots less than
three hundred (300) feet in width shared access is recommended for proposed plats
and existing plats recorded prior to January 1, 1999 are limited to one (1) driveway
and the driveway location shall be as approved by the public works department and
shall be considerate of adjacent lot access or conflicting turn movements from
properties across the street. Commercial streets are considered collector streets
unless they conform to the minor commercial street classification. Industrial streets
are considered collector streets. Residential lots shall take access from other streets
within the subdivision.
(2) Collector streets. Driveway spacing shall be two hundred fifty (250) feet. Driveway
spacing shall be centerline to centerline or centerline to right-of-way of an intersecting
collector street or street with a higher classification. Minimum spacing from the
property line shall be one hundred twenty-five (125) feet. Maximum width of driveway
is thirty-six (36) feet. A lot will require six hundred twenty-five (625) feet of frontage for
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two (2) drives, if the lot is adjacent to an intersecting collector street or street of a
higher classification. A lot will require five hundred (500) feet of frontage for two (2)
drives, when a lot is adjacent to another lot on both sides a residential street or a
minor commercial street. For lots less than two hundred fifty (250) feet in width a
property shared access is recommended for proposed plats and existing plats
recorded prior to January 1, 1999 are limited to one driveway and the driveway
location shall be as approved by the public works department and shall be
considerate of adjacent lot access or conflicting turn movements from properties
across the street. Commercial streets are considered collector streets unless they
conform to the minor commercial street classification. Industrial streets are considered
collector streets. Residential lots shall take access from other streets within the
subdivision.
(3) Other commercial streets. Minor commercial streets, commercial cul-de-sac streets
(greater than master street plan standard, when approved by the planning
commission), and loop commercial streets (street does not connect two separate
streets) the driveway spacing shall be two hundred (200) feet. Driveway spacing shall
be centerline or centerline to right-of-way line of an intersecting collector street or
street with a higher classification. Minimum spacing from the property line shall be one
hundred (100) feet. Maximum width of driveway is 26 feet. A lot will require five
hundred (500) feet of frontage for two (2) drives, if the lot is adjacent to an intersecting
collector street or street of a higher classification. A lot will require four hundred (400)
feet of frontage for two (2) drives, when a lot is adjacent to a residential street or a
minor commercial street. For lots less than two hundred (200) feet in width a shared
access is recommended for proposed plats and existing plats recorded prior to
January 1, 1999 are limited to one (1) driveway and the driveway location shall be as
approved by the public works department and shall be considerate of adjacent lot
access or conflicting turn movements from properties across the street. Commercial
streets are considered collector streets unless they conform to the minor commercial
street classification. Industrial streets are considered collector streets.
(4) Residential streets. Driveways for commercial uses approved to be located on a
residential street shall be spaced the same as for other commercial streets. However,
for properties that are located on existing platted residential lots of the same size and
character as adjoining residential properties the driveway requirements are to be the
same as listed in section 30-43: maximum width twenty (20) feet, the drive shall be
five (5) feet from property line and twenty-five (25) feet from the right-of-way of an
adjacent street.
(fl Intersections created by public streets and driveways or points of access shall be designed
with the following minimum standards:
(1) In all instances the centerline of drives shall intersect the centerline of a street at a
right angle. Variance up to fifteen (15) degrees may be granted by the department
designated by the city manager, upon submittal of documentation acceptable to the
department staff.
(2) Where practical the centerline of a drive shall align with existing drives immediately
across the intersected street. The development plan shall show all existing drives
adjacent to and across the street from the planned development.
(3) A centerline profile and horizontal layout is required on all streets where access is
planned to ensure that adequate sight distance is provided at the street access point.
Site plans that do not meet this requirement will not be approved.
(4)
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Properly designed curbing and pavement marking shall be installed to delineate the
several traffic lanes.
(5) Medians; both painted and raised structure, are permitted with the specific design to
be approved by the public works department.
(6) The minimum turnout radius on the curbing intersecting the street curb shall be
determined for each project utilizing standard traffic engineering turning radius
templates.
(7) Left turn lanes may be required, the need and required storage capacity shall be
determined by developer's engineer and reviewed for approval by the department
designated by the city manager.
(8) The minimum width for a drive or access point providing a left turn lane shall be thirty-
six (36) feet for the full length of the left turn lane and will include the necessary
transition length. The channelized section and required storage lanes shall be
separated from the parking areas using curb and gutter. The design will be reviewed
by the public works department for approval.
(9) Driveway grade within the public street right-of-way and within fifty (50) feet of the
curb line of the public street is recommended not to exceed plus or minus five (5)
percent. Upon a showing of proper documentation of unusual conditions and
justification, the department designated by the city manager may approve grades of
up to plus or minus eight (8) percent within the first twelve (12) feet from the curb line,
and plus or minus fourteen (14) percent from twelve (12) feet to fifty (50) feet from the
curb line. Under no circumstances shall the elevation of a driveway surface at a point
twelve (12) feet from the curb line of a public street be lower than the top of the
adjacent curb.
(9) Existing development conditions or commitments shall be considered in staff review and
judgment as to placement of drives or access points and their design. The prevailing access
mode for adjacent properties along the primary access street shall not control, but be given
weight in the review if adverse safety conditions will not be created. Newly created out
parcels within an existing developed site shall take access over or on the existing approved
drives. This may be accomplished by means of common drives and easements. Plat and site
plans shall reflect the approved interior circulation plan and the means of assuring
permanent maintenance and access.
(h) Service easements and on site circulation. Where a commercial or office subdivision requires
the creation of an internalized circulation system to provide access to multiple lots and
building sites, the planning commission may authorize the use of a service easement in lieu
of public commercial streets. Location of private service easements shall be indicated on the
plat or site plan and constructed to public street design standards for materials and structure.
The following shall be used for purposes of plat and plan design and may be required by the o
planning commission as part of the final design. The planning commission may consider variances
from these requirements upon submittal of justification.
(1) Service easements are to be used for purposes of tying public streets to internal
maneuvering, parking and circulation.
(2) Service easements should serve fewer than five hundred (500) parking spaces per
five hundred (500) linear feet of pavement or be constructed as a commercial street
with curb cut access per section 31-210
(3)
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Service easement pavement shall provide a driving surface that accommodates two
(2) free flowing lanes of auto traffic and permit the passage of buses, delivery trucks
or other long wheelbase vehicles. A minimum width of twenty-six (26) feet.
(4) Four-way intersections shall be prohibited on a center line spacing of four hundred
(400) feet or less.
(5) Service easements shall at all times function as focus devices to direct vehicles to
parking or loading areas or away from these areas to a point of exit.
(6) Service easements shall not connect in direct line to public streets, so as to provide
short cuts or alternate street flows.
(7) Parking spaces shall not be permitted to back into a service easement. However,
parallel parking may be used if the pavement is widened to provide adequate drive
lanes.
(8) Service easements shall be used to provide a direct link from building to sidewalks on
adjoining street frontages.
(9) Sidewalks, curbs and landscaping shall be integrated into the service easement
design to control all movements while providing for safety.
(10) Sidewalks shall be required on both sides of service easements and they shall be
separated vertically to curb height and horizontal separation a minimum of four (4)
feet from the back of curb.
(11) Turnout radii shall be thirty (30) foot minimum radius for areas subject to truck traffic.
(12) Interior drives lying parallel to and less than seventy-five (75) feet from a public street
curb line shall not cross an access driveway, so as to create a four-way intersection.
(13) Driveways entering a development site should be separated from parking areas
utilizing curb and gutter along the length of the drive or by landscaped, curb and
guttered islands.
(14) Multiple driveways shall not converge on a single driveway or access point.
(15) Internal drives shall be designed utilizing standard engineering practices.
(16) A signage and striping plan shall be prepared and submitted to the department
designated by the city manager for review and approval.
(i) Special design considerations, offsite include:
(1) The provision of acceleration and deceleration lanes may be required on minor arterial
or higher classification of streets, where in the judgment of the department designated
by the city manager, they will facilitate the movement of vehicles.
(2) The provision of a median in any boundary street where identified by the master street
plan or other city ordinance or agreement.
U) The director of public works may approve variances from subsections 31-210(a) through (i)
for building permit applications. The planning commission may approve variance of
subsections 31-210(a) through (i) for applications before the commission. Appeal provisions
of subsections 31-210(a) through (i) above may be filed with the little rock board of directors
after final review and action by the director of public works or the planning commission.
(Ord. No. 16,577, § 1b, 1-18-94; Ord, No 17,697, § 3e, 3-17-98; Ord. No. 18,031, § 1(a), (b), (mm), 6-1-99; Ord.
No 19,910, § 1(b), 1-15-08)
Secs. 31-211-31-230. - Reserved.
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