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Town of Calera
Oklahoma · Est. 1872
Chapter

CHAPTER 154 — Subdivisions

Streets And Roads

§ 154.01 Title

   This subchapter shall be known and cited as the “Town of Calera Construction of Streets or Roads within Housing Subdivisions Ordinance.”
(Prior Code, § 12-101) (Ord. 2016-02, passed 3-8-2016)

§ 154.02 Purpose

   The purpose of this subchapter is to control and regulate the type of earthwork, paving, materials and methods used for the construction of streets or roads within housing subdivisions within the town and to provide rules and guidelines to facilitate the enforcement thereof.
(Prior Code, § 12-102) (Ord. 2016-02, passed 3-8-2016)

§ 154.03 Definitions

   For the purpose of this subchapter, the following definitions apply unless the context clearly requires a different meaning.
   HOUSING SUBDIVISION. A tract of land which has been divided into smaller pieces, usually for the purpose of constructing residences which will be sold individually.
   STREET or ROAD. A public road, way or thoroughfare, typically with houses or buildings on one or both sides.
(Prior Code, § 12-103) (Ord. 2016-02, passed 3-8-2016)

§ 154.04 Regulations Generally

   The subdivider of any subdivision designed to be used for residential, commercial, industrial or other purposes shall lay out, grade and otherwise improve all streets or roads which are designated on the approved plat or which directly serve the subdivision in accordance with the street construction specifications of the town and in accordance with the following provisions.
   (A)   The design of an improvement of an intersection of any new street with an existing state or federal highway shall be in accordance with the specifications of the State Highway Department, but in no case shall the standard be less than the applicable specifications of the town.
   (B)   Whenever a subdivision contains a major street which requires a street facility that is more costly than is required to serve the future occupants of the subdivision, the subdivider shall be required to pay only the portion of the cost of the major street which would equal the cost of an improvement required to serve only the subdivision, as determined by the town.
   (C)   All driveways which connect with public streets shall be constructed in accordance with “Standard Design of Driveway Entrances for Oklahoma Highways,” revised, September 1960, and subsequent amendments thereto, as prepared by the State Department of Transportation.
   (D)   These regulations shall apply jointly with the adopted standard construction details of streets of arterial, collector and local types. These regulations provide for both portland cement concrete construction and asphaltic concrete as alternates.
(Prior Code, § 12-104) (Ord. 2016-02, passed 3-8-2016)

§ 154.05 Street Specifications

   The arrangement, character, extent, width, grade and location of all streets shall conform to all of the elements of the General Plan and shall be designed in accordance with the following provisions.
   (A)   Major streets shall be planned to conform with the major streets shown in the Comprehensive Plan.
   (B)   Whenever a subdivision abuts or contains an existing or proposed major street, the Planning Commission may require service streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, deep lots or such other treatment as may be necessary for the adequate protection of residential properties and to afford separation from traffic.
   (C)   Where a subdivision borders on or contains a railroad right-of-way or a limited access highway right-of-way, the Planning Commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land.
   (D)   Reserve strips controlling access to streets shall be prohibited except for where their control is placed in the town under conditions approved by the Planning Commission and acceptable to the subdivider.
   (E)   Where the plat to be submitted includes the only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion may be required by the Planning Commission.
   (F)   Where a tract is subdivided into larger-than-normal building lots or parcels, such lots or parcels shall be arranged to permit the logical location and opening of future streets and appropriate resubdivision, with provisions for adequate utility easements.
   (G)   Street jogs with centerline offsets of less than 125 feet shall be avoided.
   (H)   Street right-of-way widths shall be in accordance with the Comprehensive Plan and, where not designated therein, shall be not less than the following.
 
Street Type
ROW Width
Arterial streets
85 feet
Collector streets
60 feet
Commercial streets
80 feet
Residential streets
60 feet
Secondary thoroughfares
80 feet
 
   (I)   (1)   The paved width of all streets shall be adequate to serve the existing and future estimated traffic load for the facility. The lane width for all streets shall be as follows.
         (a)   Major streets. All major streets shall have lanes for traffic movement of not less than 11 feet nor more than 12 feet in width and lanes for parallel parking or emergency stopping of not less than ten feet in width; and
         (b)   Minor streets. All minor streets shall have lanes for traffic movement of not less than nine feet nor more than 12 feet in width and lanes for parallel parking of not less than eight feet in width.
      (2)   Streets should be developed in accordance with the general standards given in the code of the town.
   (J)   (1)   A cul-de-sac should not exceed 500 feet in length, measured from the entrance to the center of the turnaround, unless a dedicated secondary emergency, all-weather-accessible ingress and egress is provided to the primary roadway to a point within 500 feet of the center of the turnaround radius. The ingress and egress shall be, at minimum, in the form of a 20-foot wide, dedicated public easement which is graded, compacted and graveled and otherwise constructed to the town’s specifications.
      (2)   If the cul-de-sac is longer than 150 feet, then a turnaround radius of not less than 65 feet at the property line and 50 feet at the curb line shall be provided. If there is provided in the center of the turnaround an unpaved island, then it shall be improved with landscaping which will not interfere with sight distance. The unpaved island shall have a radius of not less than six feet and the radius from the curb line of the island to the turnaround outside curb shall be 30 feet, with the easement extending an additional 15 feet beyond the outer curb line.
   (K)   Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, provided that the Planning Commission finds that it will be practical to obtain the dedication of the other half of the street easement when the adjoining property is subdivided. Wherever a half street is adjacent to the tract to be subdivided, the other half of the street shall be platted within the tract being subdivided.
   (L)   The arrangement of streets shall be such so as to cause no hardship in the subdividing of adjacent properties. The Planning Commission may require the dedication of street rights-of-way to facilitate the development of adjoining properties.
   (M)   No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning Commission.
   (N)   Minor streets shall be laid out so that their use by arterial traffic will be discouraged.
   (O)   Streets shall intersect at approximately right angles.
   (P)   Street grades shall be as follows.
      (1)   The minimum grade of all streets shall be 0.4%.
      (2)   Except where unusual topographic conditions justify it, the maximum grade of all streets shall not be greater than the following.
 
Street Type
Grade
Collector
7%
Major
5%
Residential
10%
 
   (Q)   Street corners shall be as follows.
      (1)   Street corners on local residential streets shall have a minimum radius of 20 feet at the curb line or its equivalent.
      (2)   Street corners on collector streets shall have a minimum radius of 25 feet at the curb line or its equivalent.
      (3)   Street intersections involving major thoroughfares shall have a minimum street corner radius of 30 feet at the curb line or its equivalent.
      (4)   In order to provide for traffic safety, there shall be platted on each corner of each intersection of two streets a SIGHT TRIANGLE, which shall be described as a triangle having 25-foot sides on each of the street rights-of-way or a radius of 25 feet. The plat or the covenants of the addition shall clearly prohibit any construction or planting of landscaping materials which reach greater than two feet in height in this right-of-way.
(Prior Code, § 12-105-3) (Ord. 2016-02, passed 3-8-2016)

§ 154.06 Construction Standards

   All earthwork, paving, materials and methods used for the construction of streets shall conform to the State Department of Transportation’s standard specifications for highway construction, with the following minimum requirements:
   (A)   Remove any stumps or roots larger than two inches in diameter, rocks larger than three inches and any matted roots to a depth of 18 inches below the original ground surface;
   (B)   Following initial site preparation, the exposed soils should be scarified to a depth of at least eight inches, moisture conditioned to within -2% to +2% of the material’s optimum moisture and recompacted to at least 95% of the material’s standard proctor maximum dry density. Moisture shall be maintained until the placement of paving. All areas which will receive pavement should be carefully proof- rolled with a loaded tandem axle dump truck prior to fill placement or construction. The owner’s representative shall determine subgrade suitability;
   (C)   Fill shall be placed in lifts not exceeding eight inches loose thickness and compacted to a least 95% of its maximum dry density;
   (D)   Earthworks shall be performed in such a manner so as to minimize ponding water on the subgrade. The site shall be maintained near optimum during construction;
   (E)   All construction signing will be done in accordance with the standards set forth in the Manual on Uniform Traffic Control Devices, 2003 edition, Rev. I, and as shown on the drawings;
   (F)   All street construction materials and methods shall be in accordance with the State Department of Transportation’s standard specifications;
   (G)   The development or owner shall employ the services of a competent geotechnical investigation firm to sample and test the in-site materials and to provide recommendations for paving sections and site work, if applicable. Actual paving sections shall be recommended by a geotechnical engineer licensed to practice in the state. Paving sections shall not be less than the minimums shown unless approved by the town. A copy of the geotechnical engineer’s recommendations and reports shall be provided to the town;
   (H)   The contractor shall not vary from the approved plans without the approval of the design engineer and the town;
   (I)   The developer, owner or contractor shall employ the services of a competent construction materials testing firm to provide quality assurance and quality control testing on all street construction activities. A copy of all test reports shall be provided to the town. The town shall have the right to request additional testing at no cost to the town if there are compelling issues or questions regarding the materials placed;
   (J) The minimum testing frequency shall be as follows:
Asphalt finished
In-place density
1 per 5,000 square feet
Asphalt haul truck
Percent asphalt in mix
1 per 500 tons
Sieve analysis
1 per 500 tons
Base/subbase
Moisture and density
1 per 2,500 square feet, minimum 3 tests per lift
Concrete
Slump, air, temp
1 per 50 cubic yards placed or per day
Cylinders
1 set (4 cylinders) per 50 cubic yards or per day
Embankment/base
Gradation
1 per source
Atterberg limits
1 per source
Proctor
1 per material
Embankment/subgra de
Moisture and density
1 per 2,500 square feet, minimum 3 tests per lift
 
   (K) The aggregate base shall be ODOT Type “A;” and
   (L)   Concrete for paving.
      (1)   Concrete shall have a 3,500 psi, 28-day compressive strength as a minimum unless noted otherwise.
Cement
ASTM C150, Type I or III, unless otherwise noted
Course aggregate
Crushed rock, washed gravel or other inert materials conforming to ASTM C33
Forms
No wood rot or deteriorated wood shall be accepted
Plywood: waterproof, resin-bonded, exterior type, face to concrete Grade B or better
Lumber: straight, uniform width and thickness and free from knots, offsets, holes, dents and other surface defects
Strips: three-fourths-inch clear white pine, surface against concrete planed
Form coating: industrial lubricants “non-crete” form coating, protex “pro-cote” or equal
Expansion joints: preformed, bituminous type STM D994, unless otherwise noted
Air-entraining admixture: ASTM C60
Water-reducing admixture: ASTM C494 Type A, fly ash; not allowed
Moisture-retaining cover
Polyethylene film, or polyethylene-coated burlap meeting ASTM C171
Liquid-membrane curing compound: meeting AASHTO M148/ASTM C309 Type 2 or Type 1-D; white pigment or red dye
Reinforcing steel
ASTM A615, Grade 60, unless otherwise noted
Welded wire fabric: ASTM A185
Water
Potable, clean and free from deleterious substances
 
      (2)   Finish surfaces to the proper line and grade as shown on the plans or as directed by the town.
      (3)   Paving surfaces shall receive a “burlap drag” texture and be grooved or tined to produce a skid-resistant surface.
      (4)   After surface finishing and as soon as practical, cover and cure the entire surface with cotton or burlap mats, impervious membrane spray or polyethylene sheeting.
      (5)   The contractor shall submit a placement and jointing layout plan for approval. Joint panels shall be situated so as to avoid joints within a flow line for swale.
      (6)   Construction joints may be approved only at locations approved by the town.
      (7)   Contraction joints are to be placed at a maximum of 15 feet each way as noted on the plans or as directed by the town. Contraction joints may be saw-cut or formed.
      (8)   Expansion joints shall be placed so as to isolate the pavement from structures or fixed objects, such as light foundations, drainage inlets and buildings.
      (9)   Surface tolerance shall be tested with a ten-foot straight edge between any two contact points and shall not exceed one-eighth inch. The contractor shall correct surface irregularities exceeding the aforementioned tolerance in an acceptable manner.
      (10)   Exclude traffic from the surface for a period of at least 14 days after the concrete is placed. The paving shall be protected from damage, staining, marring and the like.
      (11)   Pavement may be rejected because of unsound concrete, uncontrolled cracking, malfunctioning of the sawed joints, spalling, honeycombing, surface irregularities or insufficient thickness.
      (12)   Grade changes within the pavement such as crowns or valleys shall be rounded within five feet on each side of the crown or valley to provide a smooth surface.
      (13)   Hot and cold weather methods shall be employed as required and shall be in accordance with ACI 306.
(Prior Code, § 12-105-1) (Ord. 2016-02, passed 3-8-2016)

§ 154.07 Concrete Surface Requirements

   The concrete street surface shall comply with the following minimum requirements.
   (A)   (1)   The subgrade shall be cut not less than four inches below the finished grade and brought to a uniform grade the same as if the pavement were to be placed on this grade. This grade shall be compacted to a 95% density or by any method suitable to the Town Inspector.
      (2)   Then, four inches of blow sand or an approved material shall be placed on the grade and spread to a true grade as shown on the plans. A final dressing of sand shall be made between the forms set for concrete pavement, and the subgrade shall be checked with an approved template.
      (3)   The sand shall be thoroughly wetted immediately before any concrete is placed on the subgrade. Any irregularity or misplacement caused by the tracks of mud buggies or trucks shall be kept smooth by floats or other approved methods before the concrete is poured. The subgrade shall be kept moistened immediately before the concrete is placed.
   (B)   All concrete slabs shall have the reinforcement of not less than No. 6 wire mesh.
   (C)   (1)   The concrete shall consist of a wearing course composed of portland cement concrete constructed in one course on the prepared subgrade or on the completed and accepted base with these specifications in conformity with the lines, grades and thickness shown on the plan.
      (2)   The thickness of the concrete shall not be less than six inches. Concrete shall be made of approved materials and shall be mixed by an approved mixer not less than one and one-half minutes after all materials have reached the mixer drum.
      (3)   Sufficient water shall be used to make a workable mix. Under no condition shall the mixer water exceed six and one-half gallons per bag of cement, including moisture contained in the material. The course aggregated shall be kept wet in hot weather.
      (4)   The concrete shall have a content weight of 3,500 pounds per cubic yard, but shall not have a strength of less than 3,000 pounds in 28 days.
   (D)   Curing concrete shall be obtained by burlap or cotton mats or with a white or red pigment membrane-curing compound.
   (E)   Joints will be sawed one inch in depth and will be filled with joint filler. The joint filler shall be of such character and type that it will not be deformed by ordinary handling during the hot summer months or become hard and brittle in cold weather. Expansion joints shall be placed every 300 feet.
(Prior Code, § 12-105-2) (Ord. 2016-02, passed 3-8-2016)

§ 154.08 Permit Required For Culverts, Driveways, Signs And Certain Fences

   (A)   No culvert, driveway, stock pass fence or sign shall be constructed or maintained on the right-of-way of any designated state or federal highway, street, avenue, lane or alley within the town without first securing a permit from the Town Clerk-Treasurer, the fee for which shall be a sum as set by the Town Board by motion or resolution.
   (B)   Before granting a permit, the applicant shall give, in writing, reasonable information about the proposed work to be done, including, but not limited to, the size and location of the proposed work to be done. The Town Clerk-Treasurer shall duly inform the Superintendent of Streets of the town and such other town officers who may be officially concerned for the proposed work for which an application for a permit has been made. On approval of such application by the Superintendent of Streets and such other town officers who may be officially concerned, the Town Clerk-Treasurer shall issue such permit.
   (C)   The permit shall have the effect of permitting the proposed work to be done in accordance with the approved application and in accordance with all laws, ordinances and other regulations in effect in the town, and not otherwise. The town may remove without notice any such culvert, driveway, fence to stock pass or sign constructed or maintained without first obtaining such permit.
(Prior Code, § 12-106) (Ord. 2016-02, passed 3-8-2016)

§ 154.09 Appeals To Board Of Trustees

   Appeals to the Board of the town may be taken by any person aggrieved or by any officer, department, board or bureau of the town affected by any decision of the Superintendent of Streets or other such town officer who may be officially concerned with the proposed work for which an application for a permit has been made.
(Prior Code, § 12-107) (Ord. 2016-02, passed 3-8-2016)