(A) General requirements.
(1) Streets shall be graded and improved and conform to the city's construction standards and specifications and shall be approved as to design and specifications by the Technical Review Committee. The plans, profiles and cross-sections prepared by the subdivider shall be prepared and stamped by a registered professional engineer.
(2) Streets shall be related approximately to the topography. All streets shall be designed so as to obtain as many as possible of the building sites at, or above, the grades at the streets. Grades of proposed streets shall conform as closely as possible to the original topography. Specific standards are contained in the design standards of these regulations.
(3) All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way. All arterials and collector streets shall be properly related to the pattern of existing and proposed land uses, to population densities, and to special traffic generators such as industries, business districts, schools, churches and shopping centers.
(4) Local streets which do not serve also as collectors shall be designed to conform as much as possible to the existing topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to provide convenient and safe access to the property.
(5) Proposed collector streets, where appropriate, shall be extended to the boundary lines of the tract to be subdivided, unless this is prevented by topography or other physical conditions, or unless in the opinion of the Technical Review Committee such extension(s) are not necessary or desirable for the coordination of the layout of the subdivision under consideration with the existing street layout, or for the most advantageous future development of adjacent land tracts.
(6) In business and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings, location of railroad facilities, and the provision of alleys, truck loading and maneuvering areas, walkways, bikeways, and parking areas so as to minimize conflict of movement between the various types of vehicular and pedestrian traffic.
(7) Alleys shall be discouraged in residential districts, but should be included in commercial, business and industrial areas where needed for loading, unloading, or emergency access purposes. The alleys shall have a minimum pavement width of 20 feet.
(8) Construction of streets other than cul-de-sacs. The arrangement of streets shall provide for the continuation of principal streets between adjacent subdivisions or other properties when such continuation is necessary for the convenient movement of traffic, effective fire protection, efficient provision of utilities, or where such continuation is in accordance with the Comprehensive Plan. If the adjacent property is undeveloped and the street must be a dead-end (stub) street temporarily, the right-of-way shall be provided for all such temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abuttors whenever the street is continued. Temporary turnarounds must be provided at the ends of such stub streets. The Commission may limit the length of temporary dead-end streets in accordance with the design standards in these regulations.
(9) Cul-de-sacs (permanent dead-end streets). Where a street does not extend beyond the boundary of the subdivision and its continuation is not required by the Commission for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities. A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with city construction standards and specifications. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with the design standards in these regulations.
(10) This chapter shall be used in conjunction with the city Design Standards Manual.
(B) Block Layout.
(1) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depth. Exceptions to this prescribed block width shall be permitted in blocks adjacent to a limited access highway, arterial street, railroads and waterways.
(2) Block lengths in residential districts shall not exceed 2,600 feet nor be less than 400 feet. Whenever practicable, blocks along arterials and collector streets shall not be less than 1,000 feet in length.
(3) In blocks over 800 feet in length, the Plan Commission may require the reservation of easements through the block to accommodate utilities, drainage facilities, and/or pedestrian traffic. Pedestrian ways or crosswalks not less than 10 feet wide, may be required by the Plan Commission through the center of blocks more than 800 feet in length or at other appropriate locations and at the ends of cul-de-sacs where deemed essential to provide for circulation or access to schools, playgrounds, parks, shopping centers, or other community centers.
(4) The maximum length cul-de-sac length shall be 600 to 800 feet (city to decide) measured along the centerline from the intersection at the origin to the center of circle. Each cul-de-sac shall have a terminus of circular shape with minimum right-of-way diameter of 100 feet for residential use and 120 feet for industrial use.
(C) Intersections.
(1) All streets shall intersect at 90 degrees whenever possible for a minimum distance of 100 feet; however, in no instance shall they intersect at less than 80 degrees onto primary arterials, secondary arterials or collector streets; or at less than 70 degrees onto local streets.
(2) Intersections of more than two streets at one point will not be allowed.
(3) Local street curb intersections shall be rounded by radii of at least 25 feet. A radius of 40 feet shall be used at the intersection with a primary arterial, secondary arterial or collector street. The above minimum radii shall be increased when the angle of street intersection is less than 90 degrees.
(4) Proposed new intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersection on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet shall not be permitted.
(5) Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection a leveling area shall be provided having not greater than a 2% grade at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
(6) The following shall be required as provisions of restrictive covenants of all final plats to which they apply:
(a) No fence, wall, hedge, tree or shrub planting which obstructs sight lines and elevations between three and nine feet above the street shall be placed or permitted to remain on any corner lot within the triangular area formed by the street right-of-way lines and a line connecting points 40 feet from the intersection of said street lines 40 feet for collectors and local roads and streets; and 75 feet for primary arterials and secondary arterials, or in the case of a rounded property corner, from the intersection of the street right-of-way lines extended.
(b) The same sight line limitations shall apply to any lot within 10 feet of the intersection of a street right-of-way line with the edge of the driveway pavement or alley line. No driveway shall be located within 75 feet of the intersection of two streets.
(7) At the intersection of any proposed local road or street with a primary arterial, secondary arterial, or collector, acceleration and deceleration lanes, passing blisters or left turn lanes shall be provided on the primary arterial, secondary arterial, or collector.
(D) Other improvements.
(1) Access to collector streets. Where possible, lots in residential subdivisions fronting the collector streets shall be avoided, and lots at the corners of intersections between local and collector streets shall front on the local street and have driveway access to it only and not to the collector street.
(2) Access to arterial streets. Where a residential subdivision borders on or contains an existing or proposed primary or secondary arterial, the Plan Commission may require that access to it be limited by one of the following:
(a) The lots of the subdivision shall back the primary arterial and front onto a parallel local street. Where this is required, no access shall be provided from the primary arterial and screening shall be provided within a strip of land along the rear property line of such lots.
(b) A series of cul-de-sacs entered from and designed to be at right angles to an access (local) street which is some distance from and parallel to the arterial street with the rear lines of their terminal lots backing onto the primary arterial.
(c) A marginal access or service road separated from the primary arterial by a landscaped and/or decoratively fenced grass strip and having access thereto at widely spaced points.
(3) Street name signs. The applicant shall provide and install street (name) signs at every street intersection within the subdivision as required by the Superintendent of the Street Department. The city shall inspect and approve all street signs before issuance of deed of dedication for the subdivision. All signs must be seven feet above grade level.
(4) Street lights. The developer shall be responsible for the installation of all street lights. The Street Superintendent shall approve the location and types of fixtures. The city shall inspect all street lights before issuance of deed of dedication.
(E) Sidewalks.
(1) Sidewalks are required for all subdivisions. Sidewalks shall have a minimum width of four feet, and will be placed on both sides of the street. There must be at least three feet but not more than five feet of grass area from the curb to the edge of sidewalk.
(2) Where required, ramps suitable for the safe movement of mobility-impaired persons shall be provided by the developer. The specific design of such ramps shall be approved by the Technical Review Committee and shall conform to the recognized standards of Indiana Department of Transportation, the American National Standards Institute, Inc., and the U.S. Department of Health, Education and Welfare, or any other applicable agency.
(3) Sidewalks shall consist of a coarse aggregate subbase and a reinforced concrete surface. Use No. 24 fine aggregate for subbase, unless otherwise shown. Concrete shall be Class "A", 4,000 psi concrete.
(4) Subbase shall be two inches thick, and concrete shall be four inches thick.
(5) Compact subbase to not less than 95% of maximum dry density, as determined in accordance with AASHTO T99.
(6) Proportion, mix, and place concrete as specified in INDOTSS Sections 604 and 702. Walks shall have a broom surface finish. Edge all outside edges of walk and all joints with a 1/4-inch radius edging tool.
(7) Unless otherwise shown on the drawings, walks shall be divided into sections not more than five feet in length by dummy joints formed by a jointing tool with a 1/4-inch radius.
(8) Form construction joints around all abutting structures and appurtenances such as manhole, utility poles, hatches, and hydrants. Install 1/2-inch thick pre-molded expansion joint filler in construction joints. Expansion joint material shall extend for the full depth of the walk.
(9) If existing sidewalk is to be removed and replaced with new sidewalk or new sidewalk extended from existing sidewalk, the existing sidewalk shall be removed to the nearest joint of suitable quality or as directed by the Engineer.
(F) Curbs and gutters.
(1) The construction of curbs, combination curb and gutter, and integral curb and gutter shall be in accordance with these specifications and as shown on the plans and shall be in reasonably close conformance with the lines and grades shown on the plans. Roll curbs may be used in collector and local streets when the distance between the back of the curb and the nearest edge of sidewalk is three feet or more.
(2) Excavation for curbs shall be made to the required depth, and the subgrade or base upon which the curb is constructed shall be compacted to a firm, even surface to not less than 95% of maximum dry density as determined in accordance with AASHTO T99.
(3) Concrete for curbs shall be Class A, 4,000 psi, concrete.
(4) The curbs shall be constructed by the use of wood or metal forms; or, if approved by the city, the curb may be constructed using a curb slipform machine. Forms, if used, shall be straight, free from warped or bent sections, and shall extend for the entire depth of the curb and shall be securely held in place so that no deviation from alignment and grade will occur during placement of concrete. The concrete shall be consolidated by vibration or other acceptable methods. The top of the curb shall be floated smooth and the top outer corner rounded to a 1/4-inch radius.
(5) The face, top, and gutter of curbs shall not have deviations or irregularities of more than 1/4-inch when checked with a 10-foot straightedge.
(6) Construction joints shall be placed at 10-foot intervals unless otherwise shown or directed by the Engineer. Construction joints shall be formed around all abutting structures such as inlets and shall be as specified previously.
(7) If existing curb is to be removed and replaced with new curb or new curb extended from existing curb, the existing curb shall be removed to the nearest joint of suitable existing curb.
(G) Street design standards.
(1) Design standards. In order to provide for streets of suitable location, width, and improvement to satisfactory access for police, firefighting, snow removal, sanitation, and street-maintenance equipment, and to coordinate street location in order to achieve a convenient system and avoid undue hardships to adjoining properties, the following design standards for streets are hereby required.
(2) Street surfacing and improvements. After sewer and water utilities have been installed by the developer, the applicant shall construct curbs and gutters and shall surface or cause the roadways to be surfaced to the widths prescribe din these regulations. Said surfacing shall be of such character as is suitable for the expected traffic and in accordance with similar improvements in the surrounding areas. Adequate provision shall be made for culverts, drains, and bridges. All street pavement, drainage improvements and structures, curbs, turn-arounds, and sidewalks shall conform to all construction standards and specifications adopted by the Plan Commission.
(3) Excess right-of-way. Right-of-way widths in excess of the standards designed in these regulations shall be required whenever, due to topography, additional width is necessary to provide for adequate and stable earth slopes. Such slopes shall not be in excess of three to one.
(4) Railroads and limited access highways. Railroad rights-of-way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows:
(a) In residential districts a buffer strip at least 25 feet in depth in addition to the normal depth of the lot required in the zoning district shall be provided adjacent to the railroad right-of-way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plat: "This strip is reserved for screening. The placement of structures hereon other than earth berms, walls, fences and other landscape screening devices approved by the Commission is prohibited."
(b) In districts zoned for business, commercial, or industrial uses, the nearest street extending parallel or approximately parallel to a railroad shall, wherever practical, be at a sufficient distance therefrom to ensure a suitable depth for commercial or industrial sites.
(c) Streets parallel to a railroad when intersecting a street which crosses the railroad at grade shall, to the extent practicable, be at a distance of at least 150 feet from the railroad right-of-way. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.
TABLE 1 - DESIGN STANDARDS FOR STREETS
Street Type
|
Design Speed (mph) | R-O-W Width (Ft) | Street Width (Ft)(1) | Max. Grade (%) | Min. Grade (%) | Min. Radius Hor. Curve (Ft) | Minimum Length Tangent (Ft) (2) | Minimum Vert. Curve Length (Ft) (3) | Corner Radius (Ft) | Cul-de-Sac Transition Radius (Ft) | |
Street Type
|
Design Speed (mph) | R-O-W Width (Ft) | Street Width (Ft)(1) | Max. Grade (%) | Min. Grade (%) | Min. Radius Hor. Curve (Ft) | Minimum Length Tangent (Ft) (2) | Minimum Vert. Curve Length (Ft) (3) | Corner Radius (Ft) | Cul-de-Sac Transition Radius (Ft) | |
SAG | CREST | ||||||||||
Local | 30 | 50 | 31 | 8.0 | 0.5 | 300 | 100 | 40*A | 30*A | 25 | -- |
Collector | 30 | 70 | 36 | 5.0 | 0.5 | 300 | 150 | 40*A | 30*A | 40 | -- |
Arterial | 40 | 110 | 52 | 5.0 | 0.5 | 675 | 200 | 70*A | 80*A | 40 | -- |
Cul-de-sac | |||||||||||
Local | -- | R=50 | R=38 | 0.5 | -- | -- | -- | -- | -- | R=60 | |
Collector | -- | R=60 | R=50 | 0.5 | -- | -- | -- | -- | -- | R=100 | |
(1) Street width is defined as distance from back of curb to back of curb. Curb and gutter width is two feet.
(2) Distance between reverse curves.
(3) Vertical curve length is defined by multiplying the algebraic difference (A) in grade by the value shown on the table.
A = G2-G1 (where G2 is the exit grade and G1 is the entrance grade
(Ord. 2002-4, passed 3-4-02; Am. Ord. 2007-07-18, passed 8-6-07)