§ 152.086 GRADING AND IMPROVEMENT PLAN.

   Streets shall be graded and improved and conform to the appropriate jurisdiction’s construction standards and specifications and shall be approved as to design and specifications by the jurisdictional engineer, in accordance with the construction plans required to be submitted prior to final approval.

(Ord. passed - -)

§ 152.087 TOPOGRAPHY AND ARRANGEMENT.

   (A)   Streets shall be related appropriately to the original topography. A combination of steep grades and sharp curves shall be avoided. Specific standards are contained in the design standards of these regulations.

   (B)   All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established on the Official Map, Thoroughfare Plan, or Comprehensive Plan.

   (C)   Minor or local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property.

   (D)   Proposed streets shall, where appropriate, 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 Plan Commission such extension(s) is/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 tracts.

   (E)   In business and industrial developments, the streets and other accessways shall be planned in connection with the grouping of buildings, location of rail 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.

(Ord. passed - -)

§ 152.088 STREET NAMES.

   The plat shall indicate names of proposed streets. As part of his review the Administrator shall refer proposed street names to the local postmaster for his comments regarding duplication of names and possible confusion. A street which is, or is planned as, a continuation of an existing street shall bear the same name. All street names are subject to approval by the Advisory Plan Commission.

(Ord. passed - -)

§ 152.089 STREET REGULATORY SIGNS.

   The applicant shall provide and install a street sign at every street intersection within his subdivision as required by the jurisdictional engineer.

(Ord. passed - -)

§ 152.090 STREET LIGHTS.

   Installation of street lights shall be required in accordance with design and specification standards approved by the jurisdictional engineer on all streets installed by the developer. Street lights are not required for existing county roads, unless specifically requested by the Plan Commission.

(Ord. passed - -)

§ 152.091 RESERVE STRIPS.

   The creation of reserve strips shall not be permitted adjacent to a proposed street in such a manner as to deny access to it from adjacent property if such street is a local service street rather than a collector or arterial street.

(Ord. passed - -)

§ 152.092 CONSTRUCTION OF STREETS.

   (A)   Construction of streets other than culs-de- sac. The arrangement of streets shall provide for:

      (1)   The continuation of streets between adjacent subdivisions or other properties when such continuation is necessary for the convenient movement of traffic, for effective fire protection, for efficient provision of utilities, and where such continuation is necessary for the convenient movement of traffic, for effective fire protection, for efficient provision of utilities, and where such continuation is in accordance with the Comprehensive Plan;

      (2)   If the adjacent property is undeveloped, the street must be a temporary dead-end street. 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 land that abuts whenever the street is continued. Temporary turnarounds must be provided at the ends of such dead-end streets. The Commission may limit the length of temporary dead-end streets in accordance with the design standards in these regulations.

   (B)   Culs-de-sac (permanent dead-end streets).

      (1)   Cul-de-sac turnarounds shall be provided at the end of a permanent dead-end street in accordance with jurisdictional construction standards and specifications available from the jurisdictional engineer’s office.

      (2)   For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall be limited in length in accordance with the design standards in these regulations.

(Ord. passed - -)

§ 152.093 DESIGN STANDARDS.

   (A)   General. The following design standards for streets are hereby required. Street classifications may be indicated in the Comprehensive Plan, Thoroughfare Plan, or on the Official Map; otherwise, they shall be determined by the Commission.

   (B)   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 prescribed in these regulations. Pavement type and make shall be as determined by the jurisdictional engineer.

      (1)   Adequate provisions shall be made for culverts, drains, and bridges.

      (2)   All street pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks (if applicable) shall conform to all construction standards and specifications adopted by the Commission, engineer, or the jurisdiction and shall be incorporated into the construction plans required to be submitted by the developer for plat approval.

   (C)   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.

   (D)   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:

      (1)   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 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.”

      (2)   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.

      (3)   Streets parallel to railroads 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.

(Ord. passed - -)