A. Street Arrangement: Where such is not shown on the comprehensive plan and/or zoning map, the arrangement of streets within a subdivision shall either:
1. Continuity: Provide for the continuation or projection of existing principal streets or adjacent areas; or (Ord. 99-O-791, 6-7-1999)
2. Conformity With Plan: Conform to a plan for the area or neighborhood approved or adopted by the plan commission/board of appeals to meet a particular situation where topographic or other conditions make continuance or conformance to existing streets infeasible. (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
B. Street Design: All required street right of way widths, and pavement widths, curves, gradients and site distances shall be in accordance with the following:
1. Street Jogs: Street jogs with centerline offsets of less than one hundred twenty five feet (125') shall be avoided.
2. Intersections: It must be evidenced that all street intersections and confluences encourage safe and efficient traffic flow and, in general, be at or near right angles and in no case shall a street intersect any other street at less than sixty degrees (60°). An intersection of more than two (2) streets shall not be permitted. The number of intersections along major streets shall be held to a minimum and wherever practicable, the distance between such intersections shall not be less than one thousand three hundred feet (1,300').
3. Cul-De-Sac Streets: A cul-de-sac street, in single-family residential districts, shall not exceed six hundred feet (600') in length, when designed to have one end permanently closed. Each cul-de-sac street shall have a terminus of nearly circular shape with a minimum right of way diameter of one hundred twenty feet (120') and a pavement outside diameter of not less than ninety feet (90').
4. Access From Major Streets: Provisions shall be made for vehicular and pedestrian access to residential property abutting a major street either by providing: a) a marginal access road, or b) by backing lots to the thoroughfare and providing access by a collector, minor or cul-de-sac street one lot depth removed and with a no access strip at least twelve feet (12') wide along the rear lot line. These standards are established for the purpose of providing protection for efficient use of the major street for its intended function of accommodating through traffic. (Ord. 99-O-791, 6-7-1999)
5. Frontage Roads: Where a subdivision borders on or contains a highway, the plan commission/board of appeals may require a street approximately parallel to and on each side of such highway, at distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations. (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
6. Street Levels: Street levels shall provide proper relation between the street and the elevation of the houses to assure positive drainage from the building to the street. The top of the foundation of homes must be at least six inches (6") above the level of the street.
C. Minimum Standards For Street Design:
MINIMUM STANDARDS FOR STREET DESIGN
Street | Right Of Way Width | Pavement Width | Radius Of Horizontal Curves | Length Of Vertical Curves | Tangent Between Horizontal Reverse Curves | Maximum Gradient | Minimum Gradient | Sight Distance(c) |
Major | 100 ft. | 54 ft. | 500 ft. | 200 ft.(a) | 200 ft. | 5% | 0.5% | |
Collector | 66 ft. | 20 ft. | 400 ft. | 200 ft.(a) | 200 ft. | 5% | 0.5% | |
Minor | 66 ft. | 20 ft. | 150 ft. | 100 ft.(b) | – | 8% | 0.5% | |
Cul-de-sac | 60 ft. | 20 ft. | 150 ft. | 100 ft.(b) | – | 8% | 0.5% | |
Marginal access | 60 ft. | 20 ft. | 400 ft. | 200 ft.(a) | 100 ft. | 8% | 0.5% | |
In business districts | 80–100 ft. | 54 ft. | 500 ft. | 200 ft.(a) | 200 ft. | 2% | 0.5% |
(a) 50 feet for each 1 percent algebraic difference of grade but in no case less than 200 feet except on sags where minimum drainage cannot be attached.
(b) 40 feet for each 1 percent algebraic difference of grade but in no case less than 100 feet.
(c) Per Lake County highway department access ordinance.
(Ord. 99-O-791, 6-7-1999)