All proposed primary and secondary plats submitted for Plan Commission approval under the provisions of this chapter shall make provision for streets in compliance with the standards set forth herein:
(A) Right-of-way widths. Street right-of-way (ROW) widths shall not be less than those indicated in Appendix A to this chapter, Table 1, Street (Public or Private) Standards.
(B) Street grades, maximum. The grades of all streets shall not exceed those indicated in Appendix A, Table 1 except where unusual topographic conditions justify, in the opinion of the Plan Commission, a modification of these standards.
(C) Street grades, minimum.
(1) No street which is designed and constructed with curb and gutter shall have a grade of less than 0.5%.
(2) However, streets designed and constructed with side ditches shall not be subject to a minimum grade requirement, if:
(a) Side ditches are provided which maintain a minimum grade of 1.0%; or
(b) Side ditches are provided in combination with a subsurface drain in the ditch line with the subsurface drain maintaining a 0.1% minimum slope.
(D) Centerline radius. The centerline radius for all streets shall not be less than those indicated on Appendix A, Table 1, except in cases of unusual topographic conditions.
(E) Sight distances.
(1) All changes in street grades shall be made with vertical curves that provide minimum stopping sight distances of not less than those indicated on Appendix A, Table 1, except in cases of unusual topographic conditions.
(2) Sight distance for vertical alignment shall be determined by measuring from a point 3.5 feet above the roadway surface along a line of sight to a point 6.0 inches above the roadway surface.
(F) Pavement width. The pavement width of all streets shall be adequate to serve the existing and future estimated traffic load for the facility and shall comply with the following standards:
(1) Lane widths for residential streets (public or private) shall be those indicated in Appendix A, Table 3, Interior Local Street (Public or Private) Standards; and
(2) Lane widths for business, industrial and manufacturing streets (public or private) shall be those indicated in Appendix A, Table 1.
(G) Depth and materials. Depth and materials of all streets shall comply with the following standards:
(1) Residential streets (public or private) shall be those indicated in Appendix A, Table 3; and
(2) Business, industrial and manufacturing streets (public or private) shall be those indicated in Appendix A, Table 1.
(H) Culs-de-sac. A cul-de-sac shall not exceed 1,000 feet in length, measured from the extended right-of-way line at the entrance to the center of the turnaround, or serve more than 30 lots. Any cul-de- sac in excess of 150 feet shall be provided with a turnaround selected from Appendix B, Figure 1, Permissible Turnaround Designs.
(I) Interior local streets. Interior local streets shall be required; provided, however, the Plan Commission may accept half-width rights-of-way for streets where the provision of the half-width right-of- way is essential to the reasonable development of the proposed subdivision in conformity with the requirements of this chapter; and the Plan Commission finds it will be practical to obtain the dedication of the other half-width of the right-of-way when the adjoining property is platted. Wherever an existing half-width right-of-way for a street is platted adjacent to a tract proposed to be subdivided, the remaining half-width of street right-of-way shall be platted within the tract.
(J) Arrangement of streets. The arrangement of streets shall be such as to cause no hardship in the subdividing of adjacent properties. The Plan Commission may require the dedication of street rights-of-way to facilitate the development of adjoining properties or to facilitate the future improvement or expansion of streets in accordance with the county highway functional classification map. At the time that an official thoroughfare plan is adopted for the county, the thoroughfare plan shall replace the county highway functional classification map for the purpose of determining the dedication of street rights-of-way or to facilitate the future improvement or expansion of streets.
(K) Dead-end streets. Dead-end streets shall be permitted only where a future extension or connection is planned. If the dead-end street is 150 feet or longer in length, a temporary right-of-way dedication and the construction of a temporary turnaround facility shall be required.
(L) Intersections. No street intersecting with an arterial street or a collector street shall vary from a 90-degree angle by more than 20 degrees.
(M) Offsets. Wherever practical, local street offsets should be minimized. However, in those cases where offsets are required due to physical site constraints or approved by the Plan Commission, the minimum distance of the offset shall be 125 feet on centerlines.
(N) Clear sight areas.
(1) No landscape plantings, shrubs, trees, fences, screening devices or other objects shall be permitted to completely obstruct vision within a clear sight area.
(2) A clear sight area shall be established between the heights of 2-1/2 feet and 9 feet above the crown of the street or driveway in a triangular area as descried below:
(a) Controlled access intersections. A triangular area formed by the intersection of 2 street right-of-way lines or street easements and a line connecting points located 25 feet from the intersection of the street right-of-way lines or street easements. In the case of a rounded or corner-cut right-of-way, the 25-foot measurement shall be taken from the point of intersection of the street right-of-way lines or street easements extended.
(b) Uncontrolled access intersections. A triangular area formed by the intersection of 2 street right-of-way lines, street easements or driveway surfaces; and a line connecting a point located 8 feet from the intersection of the street right-of-way lines, street easements or driveway surfaces; and a point located 70 feet along the street right-of-way line or street easement. In the case of a rounded or corner- cut right-of-way, the 8-foot measurement shall be taken from the point of intersection of the street right- of-way lines or street easements extended.
(O) Standards. Before any roadway can be considered for acceptance into the town roadway system, the roadway must meet the current town standards as set forth below in Appendix A, Tables 1 through 3, and Appendix B, Figures 1 and 2.
(P) Stabilization. All proposed street shall be lime stabilized prior to finish material applied.
(Ord. 1999-2 § 4.2, passed 2-9-1999)