Chapter 16.24
DESIGN STANDARDS
Sections:
16.24.010 Purpose.
16.24.020 General provisions.
16.24.030 General site design standards.
16.24.040 Open space requirements.
16.24.050 Landscape requirements.
16.24.060 Access requirements.
16.24.070 Street location and arrangement
16.24.080 Street design.
16.24.090 Lot planning.
16.24.100 Easement planning.
16.24.110 Street naming.
16.24.120 Drainage.
16.24.130 Sanitary sewage disposal.
16.24.140 Water system.
16.24.150 Street lights.
16.24.160 Public utilities.
16.24.010 Purpose.
The purpose of this chapter is to provide the development community with a consistent set of standards to guide the physical development and the visual quality of the community. The design standards in this chapter apply to all development in the Town. The intent is to create functional, attractive developments, to help preserve the natural beauty of the Town by preserving trees and open space, minimize adverse impacts on the community, and to insure that future subdivisions will conform to the community’s expectations while at the same time encouraging new development that is dynamic, creative and imaginative.
16.24.020 General provisions.
A. Every subdivision shall conform to the Pinetop-Lakeside Zoning Ordinance, other ordinances and regulations of the Town, and the Arizona Revised Statutes, as well as implement the goals, objectives, and policies of the Pinetop-Lakeside General Plan. In the event two or more requirements conflict, the most restrictive requirement shall apply.
B. All public improvements shown on the preliminary plat, and any additional improvements that may be required by the Town Council as a condition for approval of the final plat, shall be the responsibility of the developer.
C. All improvements must be acceptable to the Director prior to the issuance of building permits for lots within the subdivision. Building permits for model homes, sales office and construction site trailers may be allowed, prior to the acceptance of the subdivision improvements by the Town, with a temporary use permit issued by the Town, along with the written approvals of water, electric, sewer and other affected utility providers.
D. Where the area proposed for development contains all or part of a park, a trail and/or a trailhead, a school, flood control facility, or other public site, as shown on the General Plan or as recommended by the Town Council, such site shall either be dedicated to the public or reserved for acquisition by the public or appropriate agency or land trust within a specified period of time as prescribed in A.R.S. 9-463.01 (D) and (E).
E. Land which is subject to periodic flooding, land which cannot be properly drained, land which has unstable slopes, or land which is otherwise unsuitable for residential or commercial uses shall not be subdivided; except that the Town Council may approve the subdivision of such land upon receipt of evidence, including subdivision construction assurances, satisfactory to the Town Engineer and Town Attorney, that the construction of specific improvements will render the land suitable. The construction of subdivision improvements shall not commence until after final plat approval and financial assurances have been secured to the satisfaction of the Town Engineer, Director, and Town Attorney.
16.24.030 General site design standards.
A. Regardless of the density of the individual developments, single family residential subdivisions, and condominium or multi-family subdivisions may be required to provide open space, provide buffering to adjacent developments, provide landscaping, and provide physical connections to adjacent neighborhoods and to the community open space network, the Town’s green belt and urban trail system.
B. Commercial subdivisions shall be subject to all the requirements set forth in the Zoning Ordinance and shall be designed according to the same principles governing the design of residential developments; namely, buildings shall be located according to topography; factors such as drainage, noise, odor, and surrounding land uses considered in sighting buildings; sufficient access shall be provided; adverse impacts buffered; and landscaping provided. In addition, the following standards shall apply to commercial subdivisions:
1. Commercial lots/developments that back up to an existing or designated residential land use shall provide a landscaped open space buffer strip adjacent to the common property line to mitigate any adverse affects to the residential neighborhood from a permitted commercial use.
2. The Planning and Zoning Commission and the Town Council may impose special requirements with respect to the design, construction and installation of the public utilities, street, curb, gutter and sidewalk.
C. Those portions of the community open space network and/or the Pinetop-Lakeside Urban Trail System adjacent to, or within, the area proposed for development, whether residential or commercial, shall be incorporated by that development. Construction of these open spaces and/or trails shall be the responsibility of the developer and shall be part of the subdivision improvements. These trails shall be part of a “tract” and maintained by a Homeowners/Property Owners Association unless the open space and/or trail have been accepted, by the Town of Pinetop-Lakeside, into the Town park system for maintenance responsibilities. Dedication of a trail and/or trailhead to a local land trust, established for the purpose of trail development and maintenance, may also be acceptable.
D. Tracts or parcels of land proposed for subdivision development that are adjacent to U.S. Forest land shall provide a buffer area adjacent to the forest land. Trail and/or trailhead locations must be considered and shall be in accordance with the U.S. Forest Service standards and regulations.
16.24.040 Open space requirements.
A. General Open Space Requirements. The purpose of these open space regulations is to provide for open space, recreational opportunities and trails within each subdivision and connectivity to the greater community.
1. The development, through the Planned Unit Development (PUD) process as described in the Zoning Ordinance, upon the requisite findings, may vary the minimum lot area and minimum lot width from the standards specified in the zoning district(s), in effect over the area considered for subdivision; provided, that such variations are approved by the Town Council prior to or in conjunction with the preliminary plat approval for the subdivision. Every PUD shall provide a minimum of thirty (30%) percent of the net acreage as open space.
2. Open space intended to fulfill these open space requirements shall be calculated upon the net acres of the subdivision. Required open space for all types of subdivisions shall be as prescribed in the following Table 3.
|
TYPE OF DEVELOPMENT |
LOTS |
ACTIVE AND/OR PRESERVED OPEN SPACE |
REQUIRED PERCENTAGE OF OPEN SPACE |
|
Rural Residential (R-Low 1 acre and larger) |
1 – 15 lots |
0% |
0% |
|
16 or more lots |
3.3% |
5% |
|
|
Suburban Residential (R1-2) |
1 – 40 lots |
3.3% |
5% |
|
41 – 80 lots |
6.6% |
10% |
|
|
over 80 lots |
10% |
15% |
|
|
Suburban Residential (R1-4 & MH-4) |
1 – 40 lots |
6.6% |
10% |
|
41 – 80 lots |
10% |
15% |
|
|
over 80 lots |
13.3% |
20% |
|
|
Urban Residential (R1-6 & MH-4) |
1 – 59 lots |
10% |
15% |
|
60 or more lots |
13.3% |
20% |
|
|
Multiple Family Development (R-2 & R-3) |
N/A |
16.6% |
25% |
|
PUD Development |
N/A |
20% |
30% |
|
Mountainside Development |
Sum or required undisturbed per slope categories for all lots. |
||
B. Open Space Design Standards.
1. For the purposes of calculating preserved open space the following uses are acceptable:
a. Existing watercourses or drainage ways shall qualify as preserved open space if they are incorporated into the design of the subdivision in their historic (unaltered) location, given a “natural” character (not ditch-like in design), constructed with/of natural materials, and incorporated into the larger open space design.
b. Tracts designated as “nondevelopable,” which can include floodplains, lakes, forests, meadows, or undisturbed areas.
2. For the purposes of calculating active open space the following uses are acceptable:
a. Recreational facilities/amenities: baseball fields, basketball courts, playgrounds, parks, miniparks, etc.
b. Neighborhood parks and/or those portions of an individual development’s open space system should be developed adjacent to the Pinetop-Lakeside Urban Trail System and the U.S. Forest Service Trails whenever possible to provide links to the greater community. Construction of the development’s neighborhood park and/or the active open space areas shall be the responsibility of the developer and shall be part of the subdivision improvements. The active open space areas within an individual development shall be part of a tract and shall be maintained by a homeowners’/property owners’ association unless otherwise approved by the Town of Pinetop-Lakeside.
c. The active open space areas shall be designed in such a manner as to be easily accessible to all lots. “Accessible” means there is no more than one-sixth (1/6) of a mile or eight hundred eighty (880) feet of pedestrian travel between any one lot and an entrance area allowing wildlife corridors, people, bikes or equestrians to enter into the active open space area or view the active open space area.
d. Retention or detention basins, which are required in accordance with the subdivision drainage report, shall qualify as active open space only if they are landscaped, multi-tiered and designed to be used as an active multi-use area. All recreational facilities, play equipment, and amenities within the basin shall be located at least one (1) foot above the fifty (50) year storm level. Terracing, berming and contouring may be required to naturalize and enhance the aesthetics of the basin. Basin slopes shall not exceed a three to one (3:1) slope.
e. Not more than fifty (50%) percent of the required active open space shall be attributed to golf course use or ancillary golf uses, unless open to the public.
f. If the developer chooses to provide a curb separated sidewalk with a tree-lined street cross-section, the “boulevard strip” area, inclusive of that portion of the public right-of-way starting from the back of curb and including any easement specifically granted for landscaping or pedestrian purposes, may be calculated as part of the required active open space.
3. For the purposes of calculating passive open space the following uses are acceptable:
a. All drainage tracts.
b. Any tract greater than twenty (20) feet wide.
c. For multifamily uses, tracts between buildings that provide a minimum of twenty (20) feet building separation can be considered passive open space.
4. The following uses shall not be considered as any form of open space (i.e., preserved, active, or passive):
a. For multifamily uses, tracts between buildings that provide less than twenty (20) feet building separation.
b. All parking islands or tracts completely surrounded by parking. (Note: parking islands are encouraged but do not count as open space.)
c. Any tract less than twenty (20) feet wide not used for drainage or trails. (Ord. 09-331 § 2 (Exh. A) (part))
16.24.050 Landscape requirements.
A. General landscape requirements. When different land uses are adjacent to each other, landscaping is one method of minimizing the impact and establishing a transition between them. Plant materials can filter air, curtail erosion, provide shade and maintain privacy.
1. Healthy significant existing trees located outside of the proposed roadway pavement, within retention/detention basins, adjacent to pre-existing watercourse, or within the proposed subdivision open space areas shall be preserved to the extent reasonably feasible and in accordance with the approved forest health plan.
2. Landscape plant materials, in addition to those healthy trees retained on-site, should consist of those tree and shrub species listed in the landscape regulations of Chapter 16.116 of the Zoning Ordinance.
3. Replacement of dead street trees and required landscaping shall be by the Homeowner’s/Property Owner’s Association or the individual property owner and shall be completed within six (6) months from the date that the Association or the property owner is notified by the Town.
4. Plant Specifications:
Trees - Where required by this Ordinance shall be a minimum of two (2) inch caliper in size upon installation.
Shrubs - Where required by this Ordinance shall be a minimum of five (5) gallon in size upon installation.
Organic Groundcovers - Where required by this Ordinance shall be a minimum of one (1) gallon size upon installation. A drip irrigation system shall be installed by approved standards.
Inorganic Groundcovers - Where required by this Ordinance shall be used and consist of cinder or stone (maximum size 3/4" minus) or turf, river rock, or pea gravel in selected areas may also be considered.
5. To ensure plant materials are installed and properly maintained, a Preliminary Landscape Plan will be required of all developments as part of the Preliminary Plat submittal package and a Final Landscape Plan as part of the Improvement Plan submittal package (See Chapter 16.28 for details). This plan shall show all required plant materials location, include a plant list/palette, and indicate species, size, and spacing specifications. Irrigation plans shall be included with the landscape plans.
B. Streetscape requirements. Streets are the true public realm which are experienced by everyone and provide the most visual sense of the overall look and feel of a community. Landscaping is a major element of the streetscape.
1. Arterial and Collector Streets.
a. A minimum of one (1) tree and three (3) shrubs and/or organic groundcover per tree shall be planted, in a formal pattern creating a tree lined street, every thirty (30) feet or fraction thereof; exclusive of that portion of the public right-of-way occupied by a driveway area. Street trees should, however, be spaced according to each species’ needs (see Table 3 in Chapter 16.116 of the Zoning Ordinance).
b. Undisturbed healthy existing trees with a six (6) inch caliper shall count as one (1) planted tree.
2. Local and Neighborhood Streets.
a. A minimum of one (1) tree shall be planted, every twenty (25) five feet, or fraction thereof, depending on the recommended spacing according to each species’ needs (see Table 3 in Chapter 16.116 of the Zoning Ordinance). The trees shall be planted in either a landscape easement or within the right-of-way. The location of the tree shall be between the back of curb and the sidewalk or pathway, where a sidewalk or pathway is required, in a formal pattern creating a tree lined street.
b. Undisturbed healthy existing trees with a four (4) inch caliper shall count as one (1) planted tree.
c. A Homeowner’s or Property Owner’s Association shall maintain all landscape materials and landscaped areas in accordance with the approved landscape plan except in Rural Residential Developments where a Homeowner’s Association may not be required and the maintenance responsibility for street trees and landscaping shall be with the individual homeowners.
C. Neighborhood (subdivision) entry monuments.
1. Landscaping at entryways should be designed to visually enhance all arrival points. Clustering of trees, shrubs, and ground covers should accent focal points and provide variety to streetscape. Street trees shall be consistent with those outlined in Chapter 16.116 of the Zoning Ordinance.
2. Signage shall be attractively designed and submitted along with the required landscape plans for approval. Signs shall be integrated to complement the streetscape and landscaping frontages using a decorative monument base. Monument signs shall not exceed those outlined in Chapter 16.122 of the Zoning Ordinance.
3. Textured entryway drives (such as decorative stone, stamped concrete or brick) may be incorporated into access points from any collector or arterial frontages.
16.24.060 Access requirements.
A. Rural Residential Developments should front onto and take access from streets classified as Collector Streets as set forth in the Circulation Element of the General Plan.
B. Suburban and Urban type developments should be designed to provide lots that back or side onto streets classified as Collector or Arterial Streets as set forth in the Circulation Element of the General Plan.
C. Every subdivision shall provide two (2) separate and distinct access points, both of which shall provide fully-improved and accepted access from public, or approved private streets, developed to Town of Pinetop-Lakeside street standards. Additionally, every subdivision shall provide a multi-use trail/pathway from an access point other than those used to address the vehicular access requirements; where possible.
D. Every lot shall have frontage onto a fully improved, publicly dedicated and accepted right-of-way that meets all Town of Pinetop-Lakeside street standards. Private streets that meet all Town of Pinetop-Lakeside street standards may provide frontage to lots if the development is approved by the Planning and Zoning Commission and Town Council for private streets.
16.24.070 Street location and arrangement.
A. The road system shall be designed to permit the safe, efficient, and orderly movement of traffic and pedestrians; meet the needs of present and future population served; have a simple and logical pattern; respect natural features and topography; and present an attractive streetscape.
B. In residential subdivisions, the road system shall be designed to serve the needs of the greater neighborhood. Through vehicular traffic should be discouraged with traffic calming methods, as defined by the Institute of Traffic Engineers (I.T.E.).
C. Street layout shall provide for the continuation of such streets as the General Plan or Director may designate.
D. Certain proposed streets, as designated by the Town, shall be extended to the subdivision boundary to provide future connection with adjoining unsubdivided lands.
E. Local streets shall be so arranged as to discourage their use by through traffic and the pedestrian needs shall be met.
F. Where a proposed subdivision of suburban and urban density abuts or contains an existing or proposed Arterial or Collector right-of-way, a non-buildable landscaped tract equaling at least the depth of the minimum street side-yard setback of the base Zoning District, or fifteen (15) feet, whichever is greater, should be platted with non-vehicular access easements along the Arterial or Collector right-of-way. The exception to this would be for Rural Residential Developments where frontage onto Collector roadways may be desirable and/or encouraged.
G. Streets shall be so arranged in relation to existing topography as to produce desirable lots of maximum utility, streets of reasonable gradient, and the facilitation of adequate drainage.
H. Where private streets are approved, such streets shall be constructed to Town public street specifications and shall be placed into specific “street tracts” of land. Statements shall be contained on the plat and in both the
Deed Restrictions and the Homeowners Association By-laws that those streets are declared private subject to an easement authorizing use by emergency and public service vehicles and utilities, and remain the permanent responsibility of the Homeowners Association. If at any time the streets are dedicated to, and accepted by the Town, the streets must first be developed to the current standards specified by the Town at the time of dedication.
I. Alleys may be required in commercial subdivisions as approved by the Town Council. Where needed, they shall have a twenty (24) four foot minimum width.
16.24.080 Street design.
A. Design of streets: The design of streets shall conform to standards established by this Ordinance. See Table 4, Table 5, and Table 6 for specifics.
B. Private Street. Private streets shall conform to above stated design standards unless otherwise approved by the Town Council. Private streets shall be placed within their own parcel or tract of land. Where site conditions necessitate unique design solutions, modifications may be approved by the Town Council.
C. Cul-de-sac streets: Cul-de-sac streets shall be constructed with a minimum unobstructed turn-around area of fifty (50) feet which shall be free from parked vehicles. The Town Engineer may recommend an equally convenient form of turning and backing areas where extreme conditions justify. The maximum length of Cul-de-sac streets shall be six-hundred (600) feet or twenty (20) homes, as measured from the intersection of right-of-way lines to the extreme depth of the turning circle along the street centerline. An exception may be made where topography justifies but shall not be made merely because the tract has restrictive boundary dimensions, wherein provision should be made for extension of street pattern to the adjoining unplatted parcel and a temporary turnaround installed.
D. Dead-end streets: Dead-end streets will not be approved except in locations recommended by the Director as necessary to future development of adjacent lands; with an unobstructed temporary fifty (50) foot turn-around.
E. Private access and driveways: Access from private property to any dedicated street shall be constructed in accordance with permits issued by the Town. Width of driveway at the property line shall be a minimum of twelve (12) feet and a maximum of forty (40) feet. The width will depend on the access to be served i.e., residential or commercial. All residential access treatment within the right-of-way will be constructed with five (5) inches of concrete or two (2) inches of asphalt over five (5) inches of aggregate base.
F. Street Intersections:
1. Streets intersecting a major street shall do so at a ninety (90) degree angle; intersection of local streets shall not vary from ninety (90) degrees by more than fifteen (15) degrees. Exceptions to these requirements will be considered by the Town Engineer based on terrain and other conditions.
2. Street jogs with centerline offsets less than one-hundred twenty five (125) feet shall be prohibited except when approved by the Town Engineer. Under special circumstances where local streets intersect collector or arterial streets, the Town Engineer may require minimum centerline offsets of four-hundred (400) feet.
3. Local streets intersecting a collector street or arterial street shall have a tangent section of centerline at least one-hundred fifty (150) feet in length measured from the right-of-way line of the major street, except that no such tangent is required when local street curve has a centerline radius greater than four-hundred (400) feet with the center located on the major street right-of-way line. Where topographic conditions make necessary other treatment to secure the best overall design, these standards may be varied by the Town Council upon the recommendation of the Town Engineer.
4. Street intersections with more than four legs and y-type intersections where legs meet at acute angles shall be prohibited.
5. At local intersections, property line corners shall be rounded by circular arc, having a minimum radius of twenty-five (25) feet. A twenty-five (25) foot by twenty-five (25) foot triangle shall be provided at each
corner of the intersection of two (2) major streets. Under special conditions the Town Engineer may recommend other dimensions for the above.
G. Street grades: The minimum street grade shall not be less than two-tenths of one percent. The maximum street grade shall not exceed a six (6%) percent grade. Street grades between six (6%) percent and ten (10%) percent may be approved only for such distances as topographical conditions make lesser grades impractical. A grade exceeding ten (10%) percent may be approved only when conclusive evidence shows a lesser grade is impractical.
H. Surface treatment: The traveled way of all streets shall be surfaced with asphalt concrete. The placing of asphalt concrete shall be accomplished under generally accepted construction techniques provided in Section 321 of the MAG Standard.
I. Structural section: The thickness of base and surface treatment for all streets shall be based on soil analysis and pavement thickness design provided by the developer. In no case will base be less than eight (8) inches and the surface treatment be less than three (3) inches (compacted thickness).
J. Aggregate base course: All developments will be required to submit a soils report and pavement recommendation prepared by an Arizona Registered Geotechnical Engineer. The pavement report will recommend at least two alternative structural sections for each street classification. Additional asphalt may be substituted for untreated base at the ratio of one to three (1:3). The top four (4) inches must be ABC, the balance may be ABC or select material.
|
Street Classifications |
Untreated Base (minimum) |
Asphalt Base Course |
Asphalt Surface Course |
|
Arterial Roadway (Hwy 260) |
10” |
3” - A 1 1/2 |
2” - C 3/4 |
|
Collector Roadway |
7” |
3” - A 1 1/2 |
2” - C 3/4 |
|
Local Street Rural Residential |
8” |
2” - C 3/4 |
2” - D 1/2 |
|
Local Street Suburban/Urban |
8” |
2” - C 3/4 |
2” - D 1/2 |
|
Local Street Commercial |
10” |
2” - C 3/4 |
2” - D 1/2 |
|
Street Type/Category |
Arterial |
Collector |
Local Rural |
Local Suburban/Urban |
Local Commercial |
|
Design Speed |
55 |
35 |
30 |
30 |
30 |
|
Min. Radius of Horizontal Curves w/o Superelevations (ft) |
1800 |
500 |
200 |
200 |
200 |
|
Min. Length of Tangent between Reverse Curves (ft) |
300 |
100 |
100 |
100 |
100 |
|
Min Length of Tangent between curve-Same Direction (ft) |
550 |
100 |
100 |
100 |
100 |
|
Min, Vertical Curve (ft) |
500 |
100 |
100 |
100 |
100 |
|
Passing Sight Distance (ft) (per ASHTO) |
1950 |
|
|
|
|
|
Right Angle Intersection Sight Distance (ft) (per ASHTO) |
860 |
|
|
|
|
|
Min. Tangent Length Approaching Intersections (ft) |
300 |
200 |
150 |
150 |
150 |
|
Roadway Classification |
Zoning District |
R./W Width |
Pavement Width1 |
Curb Type |
# Drive Lanes2 |
Sidewalk or Pathway & Location |
On-Street Parking |
Landscape Strip |
Esmt Required |
|
Arterial Street (Hwy 260) |
---- |
15-250 |
64 |
Vertical |
2 + Turn |
S/W @ b.o.c. each side |
No |
20 |
None |
|
Collector Street |
---- |
60-80 |
40 |
Vertical |
1 + Turn |
S/W @ 10’ b.o.c. each side |
No |
10 |
8’ PUE & S/W esmt. |
|
Local Street Rural Res. |
R1/Low |
50 |
24 |
Ribbon |
1 |
Path @7’ b.o.c. 1-side |
No |
13 |
None |
|
Local Street Suburban Res. |
R1-2 |
50 |
28 |
Ribbon |
1 |
Path @ 5’ b.o.c. 1-side |
1-side |
11 |
None |
|
Local Street Suburban Res. |
R1-4, MH-4 |
50 |
24 |
Roll |
1 |
S/W @b.o.c.7 1-side |
No |
13 & 8 |
8’ PUE both sides |
|
Local Street Suburban Res. |
R1-4, MH-4 |
50 |
28 |
Roll |
1 |
S/W @b.o.c.7 1-side |
1-side |
11 & 6 |
8’ PUE both sides |
|
Local Street Suburban Res. |
R1-4, MH-4 |
60 |
36 |
Roll |
1 |
S/W @b.o.c.7 1-side |
2-sides |
12 & 7 |
8’ PUE both sides |
|
Local Street Urban Res. |
R1-6, MH-6 |
60 |
36 |
Vertical |
1 |
S/W @b.o.c.7 2-side |
2-sides |
7 & 7 |
8’ PUE both sides |
|
Local Street Commercial |
---- |
60 |
40 |
Vertical |
1 + turn |
S/W @b.o.c.7 2-side |
2-sides |
5 & 5 |
8’ PUE both sides |
1. Pavement width shall be measured from back of curb to back of curb (b.o.c).
2. Number of drive lanes is for each direction. All drive lanes shall be twelve (12) feet in width.
3. Sewer utilities shall be located under the pavement or within a sewer easement.
4. Dry utilities shall be located within the P.U.E.
5. Sidewalks (S/W) shall be five (5) feet in width, constructed of portland cement concrete.
6. Pathways shall be six (6) feet in width.
7. The Town strongly encourages curb separated sidewalks (see Section 16.24.040(B)(6)) for open space incentive.
8. As lot widths are reduced to less than fifty (50) feet and the overall project density increases to more than three point five (3.5) dwelling units per acre and the total number of lots or dwelling units exceeds forty (40) then the rights-of-way shall be increased to thirty-six (36) feet.
16.24.090 Lot planning.
A. Single-family residential lots shall not have a width-to-depth ratio greater than one to three (1:3).
B. All proposed lots must be developable without the need of a variance, waiver or further discretionary approvals from the Town. Prior to final plat approval the Town may require additional documentation, including but not limited to engineered concept plans, for lots with questionable developability.
C. Corner lots shall generally be designed larger to accommodate the increased setback requirements of the Zoning Ordinance.
D. Side lot lines shall be substantially at right angles or radial to street lines, except where other treatment may be justified in the opinion of the Director.
E. Residential lots extending through the block and having frontage on two parallel streets which are both local streets or one of which is a local street and the other is a collector street shall not be permitted; except when there are Commercial Zoning Districts on the opposite side of the street and except where justified in the opinion of the Director.
16.24.100 Easement planning.
A. Easements will be required for all public and/or private utilities outside of the street right-of-way and shall be placed along lot lines as required by the utility companies. For information on the requirements contact the specific utility companies serving the development.
B. Where a stream, wash or important surface drainage course abuts or crosses a development, dedication of a drainage easement of a width sufficient to permit widening, deepening, relocating, or protecting and maintaining said water course shall be required. Drainage easement width shall be approved by the Town Engineer based upon the hydrological analysis of a 100-year frequency storm.
C. All retention areas shall be in tracts with drainage easements.
16.24.110 Street naming.
A. Street names shall comply with the overall Town of Pinetop-Lakeside street naming system.
B. Street names should be consistent with the natural alignment and extension of existing named streets.
C. The developer shall propose the street names at the Preliminary Plat Submittal Stage and the names shall be recommended by the Commission and approved by Council.
D. Reflectorized street name signs using current "Manual on Uniform Traffic Control Devices" (M.U.T.C.D.) letter size and numbers shall be placed at all street intersections and be in place by the time the street pavement is ready for use. Specifications for design, construction, location, and installation shall conform to M.U.T.C.D. standards.
16.24.120 Drainage.
A. Proper and adequate provision shall be made for disposal of storm water; this shall apply equally to grading of private properties and to public streets. Existing major water courses shall be maintained as drainage ways. Drainage shall meet the requirements of the "Drainage Policy" of the Town of Pinetop-Lakeside. Streets shall not be used for drainage purposes.
B. Post development flows cannot exceed pre-development flows in peak runoff, volume, or velocity and may not concentrate sheet flows without down stream off-site control.
C. Drywells are discouraged. If drywells are necessary they shall be spaced as far a part as possible and only fifty (50%) percent of the percolation capacity can be used in calculating the required number of drywells to be utilized. In addition a maintenance plan shall be prepared that provides for routine inspection and maintenance to the approval of the Town Engineer.
16.24.130 Sanitary sewage disposal.
A. All subdivisions within the Town of Pinetop-Lakeside shall install sewer collection lines, and all dwelling units shall be required to connect to the sanitary sewer collection system. If there is no sewer main available then the developer must apply to the Pinetop-Lakeside Sanitary District for sewer extension information. If sewer service is not available and the Pinetop-Lakeside Sanitary District issues a written waiver approving the use of an alternative sewage disposal system, an alternative sewage disposal system may be approved by the Town.
B. All subdivisions not in the Pinetop-Lakeside Sanitary District service area shall submit a sewer service plan acceptable to the Navajo County Health Department, Arizona Department of Environmental Quality (A.D.E.Q.), and the Pinetop-Lakeside Sanitary District for possible annexation into the district’s service area.
C. Septic tanks shall be approved by the Navajo County Health Department.
D. Sewer lines shall be reviewed by the Town Engineer and approved by the Pinetop-Lakeside Sanitary District, A.D.E.Q., and by Navajo County Health Department.
E. Service stubs to platted lots within the subdivision for underground utilities shall be placed to the right-of-way line or the public utility easement which ever is greater.
F. Sanitary sewer lines shall be extended to the boundaries of the plat to provide service connections to abutting unsubdivided land.
G. If a separate sanitary sewer easement is needed it shall, be fifteen (15) feet in width.
H. The developer will need to refer to the Pinetop-Lakeside Sanitary District "Design Criteria & Specifications" for more specific design regulations.
16.24.140 Water system.
A. Each lot or building unit shall be supplied with potable water in sufficient volume and pressure for domestic use and fire protection purposes. Design and construction of any and all facilities relating to the supply, storage, transmission, treatment and distribution of potable water within or outside of any subdivision must meet with the written approval of the water provider and Pinetop Fire District or Lakeside Fire District.
B. All design and construction must meet all applicable Town and A.D.E.Q. specifications and requirements in force at the time of plan renewal and approval. If it is necessary for the Town to apply specifications or requirements not in force at the time of plan review, but necessary to achieve the orderly and proper development of any portion of the water system, the Town reserves the right to enforce such specifications and requirements to insure and protect the public welfare.
C. The developer of a subdivision may be required by the Town of Pinetop-Lakeside and/or the water provider to supply to the water system an amount of new water supply and/or storage facilities to offset the demand on the existing or planned water system imposed by owners of property or building units within the subdivision.
D. The Town assumes no liability for providing water to any proposed or actual subdivision. All water supplies within the Town are provided by water companies or districts.
E. Water specifications and requirements relating to fire protection are established by the currently adopted fire code of the State of Arizona. At a minimum fire protection must be provided in accordance with the 2000 Uniform Fire Code, or updated versions of said code, as adopted by the State of Arizona.
F. Line Sizing: Minimum size lines for water lines shall be six (6) inches. Minimum eight (8) inch lines shall be required on dead-end hydrant lines longer than three-hundred (300) feet.
G. Valves: There shall be a minimum of three (3) valves at crosses, two (2) valves at tees and one (1) valve at each fire hydrant tee. Shutdown valving shall be arranged such that no more then four (4) valves are required to make a shutdown in any section of waterline. No more than thirty (30) homes or two (2) fire hydrants shall be out of service during a water line shutdown.
H. Services:
1. Minimum service tap, service pipe and meter shall be 3/4 inches and shall serve only one property. A minimum one (1) inch service tap, pipe and meter, servicing only one property, shall be required on all long cul-de-sac runs, fire sprinkled residences and for all Rural and Suburban Development (R-Low and R1-2 Zoning Districts respectively) and for commercial developments.
2. Service stubs to platted lots within the subdivision for underground utilities shall be placed to the right-of-way line or the public utility easement which ever is greater.
I. Fire Hydrants: Maximum spacing between fire hydrants shall be five-hundred (500) feet in single family residential areas and two-hundred (200) feet in all other areas.
J. Water distribution lines shall be extended to the boundaries of the plat to provide service connections to abutting unsubdivided land.
K. The above regulations shall be the minimum standards regardless of the individual water provider’s standards. The developer will need to refer to the specific "Design Criteria & Specifications" established by the individual water provider; the more restrictive regulation shall apply.
16.24.150 Street lights.
A. Where required the fixture type shall be fully shielded and shall meet the State of Arizona Dark Sky Ordinance contained in the Arizona Revised Statutes (A.R.S.) § 49-1101 et seq.
B. Where required the installation height shall be limited to American Association of State Highway and Transportation Officials (A.A.S.H.T.O.) standards or the specific criteria established by the Town; whichever is more restrictive.
C. Street lights shall be installed only at the entrances to a subdivision or neighborhood and at those street light locations required for safety.
D. Street lights in other than the entrance locations (within and throughout a subdivision) are strongly discouraged. If the developer, property owners, or Homeowners Association desire additional street lights the cost for installation, maintenance, and monthly operational/utility bills for the additional street lights shall be the sole responsibility of the developer, property owners and/or Homeowners/Property Owners Association.
16.24.160 Public utilities.
A. All existing and new utility and telephone lines, electric utility distribution feeders, cable television lines, and all other communication and utility lines adjacent to or within new residential or commercial subdivisions or other areas to be developed within the Town shall be installed underground at the time of development of the property as part of the required off-site and on-site improvements. The developer of the property shall be responsible for the costs of the underground construction in accordance with the underground policy of the serving utility.
B. When as a result of the subdivision development, it is necessary to relocate, renew or expand existing facilities within or adjacent to the platted area, the developer shall make the necessary arrangements with the serving utility for these installations to be placed underground. The developer shall arrange with the serving utility, and be responsible for, the cost of underground service lines to approved street light locations.
C. Service stubs to platted lots within the subdivision for underground utilities shall be placed to the right-of-way line or the public utility easement which ever is greater.
D. Underground utilities shall be extended to the boundaries of the plat to provide service connections to abutting unsubdivided land.
E. The above regulations shall be the minimum standards regardless of the utility company’s’ standards. The developer will need to refer to the specific "Design Criteria & Specifications" established by the utility companies; the more restrictive regulation shall apply.