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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.
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(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.
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(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.
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(A) Streets shall be laid out so as to intersect as nearly as possible at right angles.
(1) A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable.
(2) An oblique street should be approximately at right angles for at least 100 feet therefrom.
(3) Not more than two streets shall intersect at any one point unless specifically approved by the Commission.
(B) Proposed driveway/access cut along one side of an existing street shall, wherever practicable, line up with any existing curb cut on the opposite side of the street.
(1) 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.
(2) Where local streets intersect with arterials, their alignment shall be continuous.
(3) Intersections of arterials shall be at least 800 feet apart.
(C) Curb radius:
(1) Minimum curb radius at the intersection of two local streets shall be at least 20 feet;
(2) Minimum curb radius at an intersection involving a collector street shall be at least 25 feet;
(3) Alley intersection and abrupt changes in alignment within a block shall have the corner cut off in accordance with standard engineering practices to permit safe vehicular movement.
(D) 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.
(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 owner 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 jurisdictional engineer to provide an adequate sight distance.
(F) The cross-slopes on all streets, including intersections, shall be 3% or less.
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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 being of primary benefit to the applicant as determined by the Commission will be through special agreement between the county and the applicant. Said cost shall be charged to the applicant pro-rata as the percentage of his land developed and so served.
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(A) New perimeter streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets.
(1) Where an existing half-street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the subdivider.
(2) The Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required right-of-way width within his own subdivision’s boundaries.
(B) Widening and realignment of existing streets. Where a subdivision boarders an exiting narrow street or when the Comprehensive Plan, Official Map, Thoroughfare Plan, or zoning setback regulations indicate plans for realignment or widening of a street that would require use of some of the land into the subdivision, the applicant shall be required to improve and dedicate such streets at his own expense. Land reserved for any street purposes may not be counted in satisfying the yard or area requirements of the Zoning Ordinance.
(Ord. passed - -)
DRAINAGE AND STORM SEWERS
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