(A) General requirements.
(1) Agency jurisdiction and recommendations. At minimum, the following agencies or entities shall make recommendations to the Plan Commission pertaining to street design and street improvements in the subdivision:
(a) Plan Commission staff;
(b) County Superintendent of Highways;
(c) County Surveyor; and
(d) Any other applicable participating jurisdiction agency, or unit as deemed necessary by the Plat Officer.
(2) Street design in relation to other matters. All streets shall be designed in substantial relation to:
(a) Topographic conditions and drainage;
(b) Soil conditions;
(c) Public convenience and safety; and
(d) Existing and proposed land uses.
(3) Frontage on improved roads. No subdivision shall be approved unless the area to be subdivided shall have frontage on and two points of access from an existing street as follows:
(a) An existing state, county, or local highway; or
(b) A street shown upon a plat approved by the Commission and recorded by the County Recorder. The street or highway must be suitably improved as required by the highway rules, regulations, specifications or orders, or be secured by a performance bond required under this chapter. Whenever the area to be subdivided is to use an existing street frontage for access to any or all of the lots, the street shall be suitably improved as provided in Appendix D, Roadway Construction Specifications.
(4) Street classification and integration. The terms arterial and thoroughfare mean the same. Local street and minor street are the same.
(a) Primary arterials. Primary arterials shall be those having inter-city or regional importance, and shall be properly integrated with the existing and proposed system of major streets and highways.
(b) Secondary arterials. Secondary arterials shall be inter-neighborhood streets and shall be properly related to specific traffic generating facilities such as schools, churches, shopping and employment centers, to population densities, and to the major thoroughfares into which they feed.
(c) Collector streets. Collector streets shall be intra-neighborhood streets and shall be laid out to traffic circulation within the subdivision or the neighborhood and shall be properly related to the existing and proposed arterial system.
(d) Minor streets. Minor streets shall be laid out to conform as much as possible to topography; to discourage use of through traffic; to permit efficient drainage and sewer system; and to require the minimum amount of street to provide convenient, safe access to adjacent property.
(e) Right-of-way dedication. In instances where a proposed subdivision is to be platted such that it utilizes an existing (improved) county road for access to part of or all of the lots, the subdivider shall dedicate additional land for right-of-way wherein the existing right-of-way is not adequate according to the official plan for streets and thoroughfares and improve roadway to meet minimum blacktop standards. The right-of-way dedication shall at minimum be 40 feet or greater as determined by the Highway Superintendent.
(B) Topography and alignment.
(1) All streets shall be properly integrated and aligned with the existing and proposed system of thoroughfares and dedicated rights-of-way as established on the comprehensive plan, highway plan, or related plans.
(2) Rigid, rectangular gridiron street patterns are generally to be avoided, and the use of casually curvilinear streets, cul-de-sacs, or loop-streets shall be encouraged where the use will result in a more desirable lay-out and relate better to the existing topography. In general, innovative, varying geometrical street patterns shall be encouraged where they are likely to enhance visual interest and create a sense of place without undue risk to the health and safety of the public.
(3) Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Commission the extension is not necessary or desirable for the coordination of the layout or the most advantageous future development of adjacent tracts.
(C) Publicly planned streets. Streets shall be laid out in conformity to street or highway plans officially adopted by the County. Wherever such a planned street or highway runs through a proposed subdivision, it shall be provided for in the place and with the width indicated on the plan. However, no more than 100-foot width right-of-way dedication shall be required for any street. Additional right-of-way specified on the plan shall be reserved for public traffic and utility service purposes by easement provisions. This subdivider shall not be required to install a pavement of greater width than that required for secondary streets.
(D) Blocks.
(1) The length, widths and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but the block length in residential areas shall not exceed 1,500 feet.
(2) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in unusual cads (i.e., adjacency to an arterial, railroad and the like).
(3) Pedestrianways, bikeways, and/or crosswalks may be required by the Commission at some point in blocks more than 900 feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities. The width and surface of the crosswalk and/or bikeway shall be of appropriate, standard engineering design. In the case of pedestrian crosswalks, the width shall be no less than six feet and no more than ten feet with a surface of bituminous topping (stone or concrete). Such paths for pedestrians and/or bicycles shall be inaccessible to all vehicular traffic excepting that required for maintenance purposes.
(E) Half streets. Half streets shall not be permitted except:
(1) To provide right-of-way for officially adopted planned streets or highways;
(2) Wherever an existing half street is adjacent to a tract to be subdivided, in which case the other half of the street shall be platted within the tract to be subdivided, or the existing platted half street shall be vacated prior to secondary approval; and
(3) Where the subdivider believes it is absolutely necessary to plat such, in which case, realizing that the Commission expects this half street to be improved, the subdivider shall submit engineering and construction plans concerning this half street to the Plat Officer. The Plat Officer, after consultation with the County Surveyor and the County Highway Superintendent, shall make a recommendation concerning the proposed platting of the half street to the Plan Commission, who shall decide whether to permit the platting and improvement of it.
(F) Access to collector streets. Where possible, lots in single-family residential subdivisions fronting on 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. In multiple-family residential areas, entrances to group parking lots shall have access only to collector streets (where possible) and the entrances shall be widely spaced.
(G) Access to primary arterials. Where a subdivision borders on or contains an existing or proposed primary arterial, the Commission may require that access to it be limited by one of the following means:
(1) The subdivision of the lots so as to back onto the primary arterial and front onto a parallel local street; 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 the lots;
(2) A series of cul-de-sacs, or loop streets entered from, and designed generally to be at right angles to an access street that is at some distance from and parallel to the arterial street, with the rear lines of their terminal lots backing onto the arterial; and
(3) 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 suitable points). However, the marginal access or service roads shall generally be encouraged in residential subdivisions.
(H) Street names and street signs. The primary plat, as submitted, shall indicate names of proposed streets and be in compliance with the street naming resolution, Appendix E, of Lake County. Street signs of the type approved by the County Highway Superintendent shall be installed on the northeast corner of each intersection and shall indicate the street names as shown in the secondary plat and as specified in the street naming resolution (see Appendix E). Street signs shall be set in the ground according to the standard details obtainable from the County Highway Superintendent.
(I) Street regulatory signs. Traffic-control devices (i.e., stop signs, speed zone signs, or other such devices) shall be installed by the developer as required by the Lake County Board of County Commissioners, the Lake County Highway Department, and the Lake County Sheriff's Department.
(J) Construction of streets.
(1) Construction of streets other than cul-de-sacs. The arrangement of streets shall provide for the continuation of streets between adjacent subdivisions or other properties when the continuation is necessary for the convenient movement of traffic, for effective fire protection, for efficient provision of utilities, and where the continuation is in accordance with the comprehensive plan. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property lines unless prevented by topography or other physical conditions, or unless in the opinion of the Commission, the extension is not necessary or desirable for coordination of the layout or the most advantageous future development of adjacent tracts. A temporary T-shaped or L-shaped turnabout shall be provided on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to the abuttors whenever the street is continued. The Commission may limit the length of temporary dead-end streets in accordance with the design standards of these regulations.
(2) Cul-de-sacs (permanent dead-end streets). Dead-end streets shall not be permitted. Cul-de-sacs designed to be permanent may not be longer than 600 feet, measured along the centerline of the right-of-way from a point where the centerline of the right-of-way intersects the centerline of the right-of-way of the adjacent street to a point on the centerline or radial point of the turnaround. However, the Commission may approve a waiver for a longer length of cul-de-sac where justified. A right-of-way shall be provided, the diameter of which shall not be less than 156 feet for shoulder and ditch and not less than 140 feet where curb and gutter is used. The Plan Commission can authorize an equally safe and convenient turning space instead of the circular right-of-way mentioned above, providing the necessary engineering details and the other exhibits are satisfactory to the Plan Commission.
(K) Design standards.
(1) General. In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access for police, fire fighting, 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) Minimum design standards. See Figures 1 and 2 following division (K)(4).
(3) Street surfacing and improvements. The subdivider shall construct all required curb and gutters and shall surface or cause to be surfaced roadways to the widths pursuant to approved construction plans. All road pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications provided for in this chapter (see Appendix D), and shall be incorporated into the construction plans required to be submitted by the developer prior to secondary approval.
(4) Excess right-of-way. Right-of-way widths in excess of the standards designated in this chapter shall be required whenever, because of topography, additional width is necessary to provide adequate earth slopes. The slopes shall not be in excess of a ratio of two to one (2:1).
Figure 1: Minimum Roadway and Design Standards
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Street | Right-of-Way Width (ft.) | Roadway Width (c) | Radius/ Horizontal Curves Figures to Centerline (ft.) | Tangents Between Reverse Curves (ft.) |
Figure 1: Minimum Roadway and Design Standards
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Street | Right-of-Way Width (ft.) | Roadway Width (c) | Radius/ Horizontal Curves Figures to Centerline (ft.) | Tangents Between Reverse Curves (ft.) |
Local expressway (b) | 150 | (a) | ||
Primary (b) | 120 | Two lanes, each lane 24 feet wide 8 ft. meridian | ||
Secondary (b) | 100 | 48 ft. | 500 | 200 |
Collector | 80 | 36 ft. | 300 | 150 |
Minor for row houses and apartments | 80 | 36 ft. | 300 | 150 |
Minor for single-family residences | 80 | 27 ft. | 200 (d) | 100 |
Cul-de-sac | 140 (156 for shoulder and ditch) | 27 ft. | 200 | 100 |
Marginal access | 60 | 27 ft. | 200 | 100 |
Business and industrial districts | 100 | |||
Notes to table: | ||||
(a) Specifications for roadway construction shall be as specified in this chapter and any other subsequent and applicable county ordinance. | ||||
(b) Minimum standards for these streets shall be as indicated or as determined by the Plan Commission and the County Highway Superintendent. | ||||
(c) Roadway width is as required for curbed streets and indicates distance back to back of curb. | ||||
(d) Where a turn of 90 degrees is planned, a lesser radius is acceptable; however, an enlargement of the right-of-way and pavement is required on the outside edge of the street. | ||||
Figure 2: Minimum Roadway Design Standards
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Street | Maximum Gradient (%) | Minimum Gradient (%) | Clear Sight Distance (ft.) |
Figure 2: Minimum Roadway Design Standards
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Street | Maximum Gradient (%) | Minimum Gradient (%) | Clear Sight Distance (ft.) |
Local expressway (a) | 5 | 0.50 | 500 |
Primary (a) | 5 | 0.50 | 400 |
Secondary (a) | 5 | 0.50 | 400 |
Collector | 6 | 0.50 | 300 |
Minor for row houses and apartments | 6 | 0.50 | 200 |
Minor for single-family residences | 10; 12 for distance of 500 ft. or less | 0.50 | 200 |
Cul-de-sac | 10 | 0.50 | 200 |
Marginal access | 6 | 0.50 | 200 |
Business and industrial districts | 2 | 0.50 | 500 |
Note to table: | |||
(a) Minimum standards for these streets shall be as indicated, or as determined by the Plan Commission and the County Highway Superintendent. | |||
(5) 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 district shall be provided adjacent to a 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 landscaping screening devices approved by the Commission is prohibited."
(b) 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.
(6) Intersections.
(a) 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 is prohibited. An oblique street should be approximately at right angles for at least 100 feet therefrom. Not more than two streets shall intersect at any one point unless specifically approved by the Commission.
(b) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersection on the opposite side of the street. Street jogs with center-line offsets of less than 150 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 arterials, their alignment shall be continuous. Intersections of arterials shall be at least 800 feet apart.
(c) Minimum outside street turning radius at intersections shall be 28 feet.
(d) Intersections shall be designed with a flat grade wherever practical. At the approach to an intersection, a leveling area shall be provided having not greater than 3% grade at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
(e) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trimming trees) in connection with the grading of the public right-of-way to the extent deemed necessary by the County Engineer to provide an adequate sight distance and if necessary provide for excess right-of-way to allow for the above.
(7) Bridges of primary benefit to the applicant. Bridges of primary benefit to the applicant, as determined by the Commission, shall be constructed at the full expense of the applicant without reimbursement from the county. The sharing of expense for the construction of bridges not of primary benefit to the applicant, as determined by the Commission, will be fixed by special agreement between the county and the applicant. The cost shall be charged to the applicant pro-rata as the percentage of his or her land developed and so served. (This division (K)(7) applies only to newly proposed bridges submitted with the applicant's subdivision.)
(8) Alleys.
(a) Alleys shall be provided in all commercial and in all industrial districts, except that the Plan Commission may waive this requirement where other definite and assured provision is made for service access such as off-street loading and parking consistent with and adequate for the uses proposed.
(b) Alleys shall not be approved in residential areas unless necessary because of topography or other exceptional circumstances.
(c) The width of alleys shall not be less than 20 feet when permitted in residential subdivisions and not less than 30 feet in all other instances.
(d) Dead-end alleys are prohibited.
(L) Street dedications and reservations; widening and realignment of existing streets.
(1) Generally. Where a subdivision borders an existing street, or when the Comprehensive Plan or zoning setback regulations indicate plans for realignment or widening of a street that would require use of some of the land in the subdivision, the applicant shall be required to improve and dedicate such streets at his or her own expense. Such frontage streets and other streets on which subdivision lots front shall be improved and dedicated by the applicant at his or her own expense to the full width required by these subdivision regulations. Land reserved for any street purposes may not be counted in satisfying the yard or area requirements of the Zoning Ordinance. Further, the subdivider shall:
(a) Improvements. Improve the ingress, egress, or access to the proposed subdivision (see Appendix D);
(b) Grading improvements. Make grading improvements in the right-of-way that adequate level area for shoulder and ditches is established as required in this chapter and the drainage channel for the existing roadway is moved to its proper location adjacent to the road shoulder. This grading improvement, once constructed, shall be stabilized and held by sodding or by an approved stoning process (see Appendix D); and
(c) Engineering and construction drawings. Submit engineering and construction drawings to the Plat Officer, in five copies, concerning these requirements.
(2) Minor subdivisions. The above requirements shall be applied to minor (abbreviated) subdivisions as deemed necessary by the County Highway Superintendent.
(Prior Code, § 153.052) (Ord. 1670, passed 6-11-1996)