Sugar Hill › Development Regulations

Article 6 — Access and Right of Way Requirements and Street Improvement and Construction Requirements

current as of 2020-12-14verified current · checked 2026-08-24Officialofficial source ↗13 sections · full chapter

§ 6.1

Access

6.1.1 When land is subdivided into larger parcels than ordinary building lots, such parcels shall

be arranged and designed so as to allow for the opening of future streets and to provide access to those areas not presently served by streets.

6.1.2 No subdivision shall be designed so as to completely eliminate street access to adjoining

parcels of land. Every development shall be designed to facilitate access to adjoining properties which are developed or anticipated to be developed in a manner substantially similar to the subject property. Locations of interparcel access shall be as required by and subject to the approval of the City.

6.1.3 Any lot required to provide minimum frontage by the zoning district in which the lot is

located shall provide vehicular access directly from a public street along the frontage or along any other property line which abuts a public street, except as provided in Section 6.1.5.

6.1.4 Private streets as may be approved under the provisions of the Zoning Ordinance and

shall be constructed to the roadway construction standards of the City of Sugar Hill, as contained herein.

6.1.5 Vehicular access easements may be provided from a public street indirectly via easement

in any one or more of the following circumstances:

a.The property is not required to provide a minimum frontage by the applicable zoning district, provided that the easement shall be in a location and the access driveway shall have a width and alignment acceptable to the Gwinnett County Fire Services Division and the City.

b.The property is a buildable lot of record, as defined herein, but does not meet the minimum frontage requirement of the applicable zoning district. The property must be served by an exclusive access easement which shall be limited to the provision of access to only one principal use or structure.

c.The access easement serves a single-family residence on a lot which is otherwise a buildable lot of record, and which is sharing a common driveway with no more than one other single-family residence.

d.The access easement was lawfully established as such under the code, ordinances, or regulations of the City of Sugar Hill prior to the adoption of these Development Regulations.

e.The access easement coincides with a private roadway approved under the code, ordinances, or regulations of the City of Sugar Hill. All new private roadways must be constructed to the roadway standards of these Development Regulations, and their ownership and maintenance responsibility by private party(s) must be clearly established on the Final Plat of the development.

f.The access easement serves a buildable lot of record which meets the minimum frontage requirements of the Zoning Ordinance, but at which point the access is not achieved.

§ 6.2

Streets.

6.2.1 Dedication of Street Right-of-Way

Right-of-Way for all Project Public streets, existing and proposed, shall be dedicated in accordance with the street classifications as shown on the Long-Range Road Classification Map of the Comprehensive Plan.

6.2.2 Street Improvements

Streets, whether existing or new, shall be constructed or improved under those circumstances and to the standards as established in these Regulations. Roadway improvements shall be in accordance with the street classifications as shown on the Long-Range Road Classification Map of the Comprehensive Plan, or the Zoning Ordinance, as applicable, or as otherwise required by the City Council.

§ 6.3

Minimum Right-of-Way and Street Improvements.

6.3.1 Right-of-Way and Pavement Widths

Minimum widths for new construction (new streets or Project Access Improvements) shall be as shown on the following Table 6-A.

TABLE 6-A. Minimum Right-of-Way and Roadway Widths for New Streets and Project Access

Street Category	Minimum Right-of-Way () 1	Minimum Roadway () 2
PRINCIPAL ARTERIAL	120' TO 150'	6 THROUGH LANES
MAJOR ARTERIAL	100' TO 120'	UNDIVIDED 67'
		100' DIVIDED 2 X 29'
		6 LANES
MINOR ARTERIAL	80' TO 100'	52' TO 67'
MAJOR COLLECTOR	80'	52'
MINOR COLLECTOR	60 TO 80'	28'
LOCAL STREET NONRESIDENTIAL	60' () 3	32'
NONRESIDENTIAL CUL-DE-SAC	60' RADIUS	50' RADIUS
RESIDENTIAL - URBAN	50'	27'
RESIDENTIAL - URBAN CUL-DE-SAC	50' RADIUS	40' RADIUS
RESIDENTIAL - RURAL () 4	60'	24'
RESIDENTIAL - RURAL CUL-DE-SAC () 4	60' RADIUS (4)	40' RADIUS
RESIDENTIAL – CONSERVATION (5)	44’ (5)	22’ (5)
RESIDENTIAL – CONSERVATION CUL-DE-SAC (5)	50’ RADIUS (5)	40’ RADIUS (5)
FOOTNOTES: (1) The greater right-of-way width shall apply under circumstances as described in Section 6.3.2 (c.). (2) Roadway width dimensions are back-of-curb to back-of-curb except where noted. (3) Utility easement shall be provided in a location and size as required by the Gwinnett County Department of Public Utilities. (4) May be reduced to 50 feet if curb, gutter, and piped drainage system is provided. (5) Only allowed for new local streets in a single family residential subdivision under the Agricultural and Forest (AF) zoning classification. The first 300 feet upon entering from a street with a more restrictive category shall have a right-of-way width of at least 50 feet and pavement width of at least 24 feet. Sidewalk width may be reduced to four (4) feet and is only required on one side of the street as long as continuous accessibility is provided along the entire length of the street.

City.

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§ 6.4

General Layout Requirements.

6.4.1 Conformance

The arrangement, character, extent, width, grade, and location of all streets shall conform at a minimum to the Comprehensive Plan and these Regulations.

6.4.2 Local Streets and Minor Collectors

Local streets shall be so laid out that their use by through traffic will be discouraged.

Minor collectors shall be provided to channel through traffic movements within a development, where appropriate to the design and a major thoroughfare is not proposed by the Comprehensive Plan. Minor collectors also may be provided as central routes within large residential subdivisions, where appropriate to the design, based on project traffic demands exceeding 2000 trips per day (ADT).

6.4.3 Cul-de-sac Streets

a.Dead end streets designed to have one end permanently closed shall provide a cul-de-sac turnaround and may be no more than 2000' in length. Additional length necessitated by topography or property configuration may be approved by the City Manager.

b.The length of a cul-de-sac street shall be measured from the center of the cul-de-sac to the center of the intersection with another street, whether a through street or another cul-de-sac or dead-end street.

c.Eyebrow cul-de-sac (half cul-de-sacs) will be allowed only at "right-angled" intersections having an interior angle between 80 degrees and 100 degrees.

d.Cul-de-sacs shall conform to the layout and dimensional requirements as shown in the Standard Drawings.

6.4.4 Other Dead End Streets

a.A dead end street shall be provided to the boundary of a subdivision where necessary to provide access to a land-locked abutting property, for planned continuity of future circulation, for improved access for public safety vehicles, or for the extension of public water or other utilities to neighboring lands. Such dead end streets shall be designed so as to allow their reasonable extension, and shall be located so as to be reasonably incorporated into a street design for the neighboring property. The stub street requirement may be waived by the City Manager.

b.Dead end streets on abutting property shall be extended into a proposed subdivision and incorporated into the street design of the development. This requirement may be modified by the City Manager in cases of serious topographical hardship or dissimilar zoning which would create unacceptable land use conflicts between the two developments. This modification may be conditioned on the provision of easements necessary for the extension of public utilities, the provision of cul-de-sac or other permanent turnaround on the dead end street, or the removal of the dead end street back to its nearest intersection.

c.A dead end street may be required to provide a temporary vehicular turnaround within the right-of-way. This requirement may be waived if extension of the dead end street is approved and under construction prior to its inclusion in a Final Plat.

d.Where a street dead ends at the property boundary and the street exceeds 1000' in length, a permanent cul-de-sac shall be required. In this situation, right-of-way to the property boundary shall be required, but the pavement shall not be extended to the property boundary beyond the edge of the paved cul-de-sac turnaround. In no case shall a dead end street exceed 2000' in length unless approved by the City due to unusual topographic conditions or property configuration.

6.4.5 Service Roads

Where a development borders on or contains a railroad right-of-way, or limited access highway right-of-way or major thoroughfare, a public street may be required to be constructed and dedicated within the development approximately parallel to and on each side of such right-of-way.

6.4.6 Half-Streets

Half-streets (new boundary streets having one-half of the minimum required right-of-way or pavement width) shall not be allowed nor access to same be permitted should it exist.

6.4.7 Reserve Strips

Land in private ownership adjacent to public rights-of-way which could control or are intended to control access to streets, alleys, or public lands shall not be permitted unless their control is given to the City under ownership, dedication, or easement conditions approved by the City Attorney or acceptable to the City Manager. No development shall be designed so as to deny access to abutting properties.

6.4.8 Alleys

Alleys shall not be provided except where the subdivider produces evidence satisfactory to the City Manager of the need for same. In the event the City Manager approves a design which proposes alleys, the alley shall be constructed as though it were a local street pursuant to the standards contained in these Regulations.

6.4.9 Street Jogs

a.Street jogs shall either directly align or have offsets of a minimum of 125 feet for residential subdivision streets and a minimum of 200 feet for nonresidential subdivision streets, as measured between centerlines of said streets.

b.All major thoroughfares shall provide offsets as required by the City, where alignment is not desirable or feasible, but in no case be spaced less than 600 feet apart as measured between centerlines of said streets.

§ 6.5

Traffic Control Devices

6.5.1 Traffic Control Signs

Street signs, traffic control signs, and devices such as striping and signalization, shall be provided through payment of fees to the Gwinnett County Department of Transportation for the installation thereof.

6.5.2 Street Name Signs

Street name signs shall have a green background with white legends mounted on channelized posts. Alternate post material shall be subject to the review and approval of the Gwinnett County Traffic Engineer. The posts and signs will be furnished and installed by the County at all street intersections. The developer (or homeowners association in the event an alternate signpost is chosen at a later date) shall pay the County's costs.

6.5.3 Traffic Signals and Signs

All traffic signals and signs shall conform to the Manual on Uniform Traffic Control Devices (no decorative traffic control devices will be allowed).

6.5.4 Striping Requirements

All newly constructed streets having 4 or more lanes (including auxiliary lanes) and existing streets being widened with one or more additional lanes shall be striped or the payment of said striping costs shall be required from the Developer by the Gwinnett County Department of Transportation prior to the Approval of Development Conformance for the project. Striping shall be accomplished with paint meeting Georgia DOT standards conforming to the Manual on Uniform Traffic Control Devices.

6.5.5 Payment of Fees

Payment for materials and installation of street name and traffic control signs in new developments shall be required by the Gwinnett County Department of Transportation prior to the Approval of Development Conformance.

6.5.6 Street Lights

The installation of all street lighting fixtures within City right-of-way must be approved by the City or the Gwinnett County Department of Transportation prior to such installation.

§ 6.6

Specifications.

Unless otherwise specifically set forth herein, all of the materials, methods of construction, and workmanship for the work covered in reference to street construction shall conform to the latest specifications of the Georgia Department of Transportation (Georgia DOT).

§ 6.7

Subgrade Preparation for All Streets.

6.7.1 Subgrade preparation shall be in accordance with Georgia DOT specifications and these

Regulations.

6.7.2 If any sections of the subgrade are composed of topsoil, organic, or other unsuitable or

unstable material, such material shall be removed and replaced with suitable material and then thoroughly compacted as specified for fill or stabilized with stone or a geo-textile or geo-grid.

6.7.3 Fill shall be placed in uniform, horizontal layers not more than 8" thick (loose

measurement). Moisture content shall be adjusted as necessary to compact material to 95% of maximum dry density except for the top 12" which shall be compacted to 100% of maximum dry density.

6.7.4 After the earthwork has been completed, all storm drainage, water, and sanitary sewer

utilities have been installed within the right-of-way as appropriate, and the backfill in all such ditches thoroughly compacted, the subgrade shall be brought to the lines, grades, and typical roadway section shown on the plans.

6.7.5 Utility trenches cut in the subgrade shall be backfilled as specified herein. Compaction

tests at the rate of one per 150 feet of trench shall be provided to verify compaction.

6.7.6 The subgrade must pass roll testing prior to placement of the base material. With the

approval of the City, a geo-textile or grid may be used to stabilized a subgrade that does not pass proofrolling.

6.7.7 When the street is to be used for construction traffic before the paving work is completed,

a layer of stone (except crusher run) shall be laid as a traffic surface. This material shall not be used as a part of the base material. It may be worked into the subgrade, or it shall be removed before the base course is set up for paving.

6.7.8 Provisions shall be made to drain low points in the road construction when the final

paving is delayed. A break in the berm section is required when the curbing has not been constructed. After installation, drainage under the curb to side slopes is required, using minimum 4 inch diameter pipe sections.

§ 6.8

Project Access Improvement Standards.

6.8.1 For sections 4 feet or greater in width, the section shall comply with the construction

standards for new streets, in accordance with the street's category as shown on the Comprehensive Plan. The base course must pass roll testing prior to paving. If a delay in paving is reasonably expected by the Developer or the City, the base shall be primed with 0.25 gallon of R.C. 70 per square yard and cured for 78 days before paving.

6.8.2 For sections less than 4 feet wide, 7 inches of Class "A" concrete base (5 inches on local

and minor collector streets) and 1 1/2 inches of "E" or "F" topping shall be required.

§ 6.9

New Local and Minor Collector Streets.

6.9.1 Local and Minor Collector Streets Within a Residential Subdivision shall be a 'Two-Pass

Sreet'. The following types of base materials may be used:

(a)Crushed Stone Base The base course shall consist of at least 8 inches of graded aggregate base. After being thoroughly compacted and brought to proper section 2 inches of "B" binder shall be applied. If a delay in paving is reasonably expected by the Developer or the City, the base shall be primed with 0.25 gallon of R.C. 70 per square yard the same day it is compacted, and cured for 7 days prior to paving. The final 1 inch of type "E" or "F" wearing course shall be applied after 90% of the houses on the street have been built, or prior to the 18th month of the maintenance period, whichever occurs first. Prior to applying wearing course, a tack coat shall be applied to the binder course at a rate of no less than 0.05 gallons per square yard. Type of tack shall be approved by the City prior to placement.

6.9.2 Local Residential-Rural Streets

Where allowed (upgrading off-site substandard streets), Local Residential-Rural Streets do not require curb and gutter. The road base shall be extended 1 foot beyond the edge of pavement, and the shoulders shall extend 8 feet from the edge of pavement to a standard ditch section on each side (see Standard Drawings). Otherwise, the roadway shall comply with the standards for new residential subdivision streets, above.

6.9.3 Nonresidential Subdivision or Development Streets

The following standards shall apply to new local and minor collector streets in nonresidential subdivision and other nonresidential projects. The following types of base materials may be used:

(a)Two-Pass Street (Crushed Stone Base):

The base course shall consist of at least 8 inches of graded aggregate base. After being thoroughly compacted and brought to proper section 2 inches of "B" binder shall be applied. If a delay in paving is reasonably expected by the Developer or the City, the base shall be primed with 0.25 gallon of R.C. 70 per square yard the same day it is compacted, and cured for 7 days prior to paving. The final 1 inch of type "E" or "F" wearing course shall be applied after 90% of the buildings on the street have been built, or prior to 18th month of the maintenance period (but after the 11th month), whichever occurs first.

Prior to applying wearing course, a tack coat shall be applied to the binder course at a rate of no less than 0.05 gallons per square yard. Type of tack shall be approved by the City prior to placement.

§ 6.10

New Major Thoroughfares.

6.10.1 Minor collectors shall be constructed in accordance with designs prepared by the City,

Gwinnett County, or Georgia DOT, or, if no design has been prepared, to the following standards as indicated by Table 6-B:

Table 6-B. Construction Standards for Major Thoroughfares.

STREET CATEGORY	BASE	BINDER	TOPPING
Principal Arterial	10" GAB	5"*	1 1/2" E or F
Major Arterial	10" GAB	4" B	1 1/2" E or F
Minor Arterial	10" GAB	3" B	1 1/2" E or F
Major Collector	10" GAB	3" B	1 1/2" E or F
Minor Collector	8" GAB	2" B	1 1/2" E or F
*2 1/2" type "B" binder and 2 1/2" asphaltic concrete base.

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§ 6.11

Curb and Gutter.

6.11.1 All new streets and Project Access Improvements shall be provided with curb and gutter

except in improvements to substandard streets, where swale ditches may be provided in lieu of curb and gutter. All gutters shall drain smoothly with no areas of ponding.

6.11.2 Residential Curbing

Residential curbing shall meet the following requirements:

a.Concrete shall be Class "A" (as defined by Georgia D.O.T.) and have a minimum strength of 3,000 PSI at 28 days.

b.Typical minimum section shall be 6" x 24" X 12".

c.Vertical curbing only.

6.11.3 Industrial or Commercial Curbing

Industrial or commercial curbing shall meet the following requirements:

a.Concrete shall be Class "A" (as defined by Georgia D.O.T.) and have a minimum strength of 3,000 PSI at 28 days.

b.Typical minimum section shall be 8" X 24" X 14".

c.Vertical curbing only.

6.11.4 Principal Arterial and Major Arterial Curbing

Principal Arterial and Major Arterial curbing shall meet the following requirements:

a.Concrete shall be Class "A" (as defined by Georgia D.O.T.) and have a minimum strength of 3,000 PSI at 28 days.

b.Typical minimum section shall be 8" X 30" X 14".

c.Vertical curbing only.

6.11.5 Construction Methods:

a.Curb and gutter shall be set true to line and grade, horizontal be field staked, and finished to the section shown on the plans. Along the Project Access Improvements of a road which the Department of Transportation has identified for resurfacing within 1 year of the new construction, the grade of the new gutter shall be placed 1" above the Project Access Improvement pavement grade in areas where drainage will not be adversely affected.

b.Line and grade shall be set by developer's engineer or surveyor on grade less than 2% and over 12%, and within 100 feet in both directions from all low points.

c.One-half inch expansion joints or premolded bituminous expansion joint material shall be provided at all structures and radius points and at intervals not to exceed 250 feet in the remainder of the curb and gutter.

d.Inferior workmanship or unprofessional construction methods resulting in unacceptable curb and gutter will be cause for rejection of the finished work.

e.Disturbed areas along all curbing shall be backfilled, stabilized, and grassed.

§ 6.12

Underground Utilities.

6.12.1 All water and sanitary sewer utilities and storm drain facilities within the curbs shall be

installed and the ditches backfilled and thoroughly compacted before any pavement or base is installed.

6.12.2 Once the base has been placed, all further installation of utilities under the roadway shall

be bored or other wise comply with Section 7.5, Street Cuts.

6.12.3 All utility manholes and valve boxes shall be brought flush to the finished grade within

the roadway section.

6.12.4 All utility locations shall adhere to the details found in the Standard Drawings.

§ 6.13

Sidewalks.

6.13.1 Required Sidewalks

a.Sidewalks shall be provided adjacent to both sides of streets within all single family subdivisions, multi-family developments and non-residential subdivisions.

b.Sidewalks shall be provided along the street from which a multi-family development has access.

c.Every site development, subdivision development or building project shall provide sidewalks along the entire length of all property frontage.

6.13.2 Design Standards

Sidewalks shall be constructed in accordance with the Design Standards contained in this Subsection unless a Modification is granted by the City Manager.

a.Sidewalks shall be located 2 feet from the back of curb. Where no curbing exists or proposed road improvements are anticipated, sidewalks shall be placed in a location acceptable to the appropriate City, County and State agencies.

b.All new sidewalks shall match and provide a smooth transition to any existing sidewalks with no steps.

c.Sidewalks shall be constructed of concrete and shall be a minimum of five (5’) feet in width and 4 inches thick. Concrete shall be Class "B" (as defined by Georgia DOT) and have a strength of 3,000 PSI at 28 days.

d.Curb ramps shall be provided at all curb termini and shall be a minimum of five (5’) feet in width exclusive of flared sides.

e.Expansion joints shall be provided at all property lines (extended), driveway crossings and storm drain catch basins. Control joints shall be provided every 10 feet, at the edge of every driveway apron and along the entire width of the driveway where it crosses the property line.

f.Disturbed areas resulting from sidewalk construction shall be backfilled, stabilized, and grassed.

6.13.3 Installation Deadlines

Sidewalks shall be installed prior to the issuance of a Certificate of Occupancy or Final Plat approval in accordance with this Subsection unless a performance bond is posted. The cost of sidewalk installation may be set aside in escrow where proposed road improvements may impact the location of the sidewalk.

a.Sidewalks required on residential building lots shall be installed prior to issuance of a Certificate of Occupancy for each individual dwelling.

b.Sidewalks required on common or recreation areas shall be installed prior to Final Plat approval.

c.Sidewalks required on other projects shall be installed prior to issuance of a Certificate of Occupancy or Certificate of Completion, as appropriate.

Article 7. Utilities and Easements.