(A) Streets and alleys shall be constructed to grades shown on plans, profiles and cross-sections prepared by the subdivider and approved by the governmental unit having jurisdiction over physical improvements.
(B) Streets and alleys shall be graded, constructed, surfaced and improved to the dimensions required by the cross-sections, and the work shall be performed in accordance with the current Indiana Department of Transportation regulations, or as otherwise approved by the Plan Commission or City Engineer.
(C) The street layout shall provide adequate vehicular access to all lots and parcels of land within the subdivision.
(D) The minimum width of improvements on any two-way street shall be 30 feet measured from back of curb to back of curb and shall have curb and gutter.
(E) The Commission may require adjustment of lot width, setback or street width to maintain reasonable uniformity of street improvements where they join at subdivision limits.
(F) Between reversed curves on primary arterials, secondary arterials, and collector streets a tangent of not less than 200 feet shall be provided and on local streets such tangent shall not be less than 100 feet.
(G) Streets shall also conform to the following standards:
(1) Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient, according to the street design standards contained within the following subsections.
(2) Residential street systems shall be designed to minimize through traffic movement, but certain proposed streets, where appropriate, shall be extended and improved to the boundary line of the tract to be subdivided so as to provide for normal circulation of traffic within the vicinity.
(3) Wherever a dedicated or platted portion of a street or alley exists adjacent to the proposed subdivision, the remainder of the street or alley shall be platted and constructed to the prescribed width within the proposed subdivision. The Plan Commission may require extension of improvements to the existing street or alley.
(4) Residential street patterns shall provide reasonably direct access to the primary circulation system.
(5) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable. A street should be approximately at right angles for at least 100 feet therefrom.
(6) No more than two streets shall intersect at any one point, unless specifically approved by the Plan Commission.
(7) Proposed new intersections along one side of an existing street shall, wherever 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 except where the intersected street has separated, dual drives, without median breaks at either such intersection. Where local streets intersect with arterial or collector streets, their alignment shall be continuous.
(8) The minimum right-of-way of local streets shall be as listed in the table contained in division (P).
(9) A temporary dead-end street shall be permitted in certain cases in which a street is proposed to be and should logically be extended but is not yet necessary to be constructed. An adequate barrier and signage or temporary cul-de-sac shall be provided for any such temporary dead-end or cul-de-sac feature which extends 200 feet or more in length. Provisions for future removal of physical features of cul-de-sac shall be recorded in commitments by the subdivider, and all costs associated with such removal shall be borne by the subdivider.
(10) At the intersection of any proposed residential street with any existing arterial or collector street, acceleration and deceleration lanes, passing blisters and/or left turn lanes shall be provided where right-of-way is available for such improvements, and shall be constructed as part of the subdivision.
(11) The installation of a grass center median/boulevard up to 20 feet in width may be required on all arterial and collector streets.
(12) All streets without curb and gutter shall have adequate shoulders, side swales and culverts under driveways. Driveway culverts shall meet the specifications of the Indiana Department of Transportation and/or the City Engineer, as applicable.
(H) The classification of all streets shall be determined by the thoroughfare plan which is maintained within the city comprehensive plan.
(I) 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 100 feet in each direction, measured from the centerline of the intersecting street.
(J) At intersections of street right-of-way lines, property corners shall be rounded by arcs with radii of not less than 15 feet, or by chords of such arcs.
(K) If the smaller angle of intersection of two streets is less than 60 degrees; the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the City Engineer.
(L) Before any performance bond covering a street installation is released, City Engineer may request that core borings of the street be done at the subdivider's expense. Cores shall be reviewed by an independent testing laboratory or registered engineer for analysis.
(M) A developer may request permission of the City Engineer to delay the installation of the final surface layer of asphalt until the binder layer of asphalt has had a sufficient time period to prove its durability under the stress of heavy construction traffic. The developer may be required to submit a separate performance bond to cover the cost of the installation of the final surface layer.
(N) Type of materials and thickness of pavement shall be in accordance with the following table.
Design Characteristics of Street and Alley Pavements | ||||
Pavement Type
|
Pavement Thickness by Street and Alley Type
| |||
Arterial | Feeder | Local | Alley | |
Portland Cement Concrete Uniform thickness on compacted subgrade | 7.5" | 6.5" | 6" | 6" |
Flexible Hot asphalt concrete Compacted aggregate base on compacted subgrade Total thickness | 3.5" 16" 19.5" | 3.5" 12" 15.5" | 3" 8" 11" | 3" 8" 11" |
Deep-strength hot asphalt concrete Uniform thickness on compacted subgrade | 11.5" | 9.5" | 7.5" | 7.5" |
All materials and methods of construction shall meet Indiana Department of Transportation Standard Specifications current at the time or primary approval. Compacted aggregate base may be reduced by 50% if a lime stabilized subgrade, 18 inches thick is provided, if approved by the City Engineer. | ||||
(O) Alternative methods for traffic control at all intersections, specifically roundabouts and traffic circles, are encouraged and may be required at the request of the Board of Public Works and Safety or the City Engineer.
(P) Basic street and sidewalk standards shall be in accordance with the following table.
Street Design Standards | ||||||
Standard for Street and Alley Type | ||||||
Arterial | Collector | Local | Alley (f.) | |||
Primary | Minor | Major | Minor | |||
Street Design Standards | ||||||
Standard for Street and Alley Type | ||||||
Arterial | Collector | Local | Alley (f.) | |||
Primary | Minor | Major | Minor | |||
Right-of-way (ft.) | 180 | 100 | 90 | 66 | 56 | 16-30 |
Pavement width (ft.) With curb and gutter(a.) Without curb and gutter With curb and gutter and 14 ft. median with curb and gutter(a.) | 70 | 70 | 62 | 44 | 30 | N/A 12-22 |
Type of curb permitted Vertical face Rolled face None | X X | X | X | X | X X | X |
Sidewalk width (ft.)(b.) | 8 | 8 | 6 | 5 | 5 | |
Minimum sight distance | in accordance with AASHTO standards | |||||
Maximum grade | 4% | 4% | 5% | 5% | 5% | 5% |
Minimum grade | 0.4% | 0.4% | 0.4% | 0.4% | 0.4% | 0.4% |
Minimum centerline with radius (ft.) | 500 | 500 | 250 | 250 | 150 | 50 |
Cul-de-sac Maximum length (ft.)(d.) Right-of-way radius (ft.) Curb radius (ft.) | 600 50 40 | |||||
Frontage road(e.) Right-of-way when adjacent to street type (ft.) Pavement width (ft.) | 60 40 | 60 36 | 50 36 | 50 30 | ||
a. Pavement widths are measured between the backs of the outside curbs. The width of the median and associated curb and gutter are included in minimum pavement widths. b. Installation of sidewalks on both sides of streets required. All sidewalks shall be built one-foot from right-of-way maximizing the green space between the sidewalk and the curb. The Plan Commission may waive this requirement along strictly rural streets if multi-purpose trails are substituted. c. Minimum sight distances for limited access highways shall be determined by the design standards established within all current and revised editions of the AASHTO standards. d. A cul-de-sac shall not be the only access to a major subdivision. The maximum length of a cul-de-sac is the distance from the end of the cul-de-sac, across other connecting cul-de-sacs and streets, to the intersection with a street which intersects with other non-cul-de-sac streets. e. A planting strip or multi-purpose trail may be required on the highway side. The recommended design shall be determined by the Plan Commission. f. Dead-end alleys shall have turning areas in accordance with AASHTO standards. | ||||||
(Ord. 6405, passed 4-10-06)