The arrangement, character, extent, width, grade, and location of all streets shall conform to all of the elements of these regulations. Street classifications are referred to as either major or minor streets in this chapter. A major street includes the rural minor arterial, the rural major collector, and the rural minor collector. A minor street includes the county local road, subdivision road and cul-de-sac.
(A) All streets shall be planned to conform with the Comprehensive Plan and the Thoroughfare Plan.
(B) Whenever a subdivision abuts or contains an existing or proposed major street, the Commission may require frontage roads, double frontage lots with screening, a nonaccess easement along the property lines, deep lots, or any other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. In those instances where a nonaccess easement is proposed along a state or federal highway, this easement shall be granted specifically to INDOT.
(C) In order to provide a functional town street system, the Commission shall require a developer to construct access streets to adjoining vacant undeveloped properties. The coordination of streets from one subdivision to another is essential to the town in order to provide a continuation of not only vehicular access, but also for transportation and distribution lines for most utilities, such as water, sewer, gas, electricity and telephone systems. The Commission shall determine at the primary hearing the need and location of these access streets.
(D) A proposed street shall provide for the continuation of existing, planned or platted streets on adjacent property.
(E) Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way the Commission may require a street approximately parallel to and on each side of the right-of-way at a distance suitable for the appropriate use of the intervening land. The distances shall also be determined with due regard for the requirements of the approach grade of any future grade separation structure.
(F) A dead end street shall not be permitted except where a street is proposed to be and should logically be extended but is not yet constructed. A temporary cul-de-sac shall be constructed for any dead end street which exceeds 200 feet in length from the nearest intersection. Drainage details for the temporary cul-de-sac shall be specified by the applicant and approved by the Commission. A dead end street which does not require a temporary cul-de-sac shall have adequate drainage provisions as approved by the Commission.
(G) A temporary cul-de-sac shall have an easement radius of not less than 50 feet and shall have a driving surface radius of not less than 40 feet. The cross section of a temporary cul-de-sac shall be installed with the pavement thickness per ordinance where the future drive will be extended through the temporary cul-de-sac. The temporary pavement on each side of the future drive that completes the cul-de-sac shall be installed with a 3-inch HMA Intermediate (Asphalt Binder) on 6-inch 53# aggregate.
(H) An easement providing access to a street shall be prohibited except where its control and maintenance is defined in a manner approved by the Commission.
(I) The street right-of-way width shall be in accordance with the Comprehensive Plan and Thoroughfare Plan and, where not designated therein, shall be not less than the following:
(1) Major Streets:
(a) Rural Minor Arterial: 100 feet - *;
* - State Rds. subject to INDOT R/W review.
(b) Rural Major Collector: 100 feet; and
(c) Rural Minor Collector: 80 feet.
(2) Minor Streets:
(a) County Local Street: 50 feet;
(b) Subdivision Street: 50 feet; and
(c) Cul-de-sac: 100 feet (Diameter).
(J) The paved width of all streets shall be adequate to serve the existing and future estimated traffic load for the development. See the following tables. A major street shall be surfaced to a minimum width that is determined by sound engineering design. Where a proposed street is an extension of an existing paved street which exceeds the minimum dimension set forth above, the Commission may require the developer to match the width of the existing paved street.
Street Classification | Row | Design Speed | % Grade | C/L Radius | Site Distance | Pavement Width | Shoulder Width | Depth & Materials |
Rural Major Arterial | (1) | (1) | (1) | (1) | (1) | (1) | (1) | (1) |
Rural Minor Arterial | (1) | (1) | (1) | (1) | (1) | (1) | (1) | (1) |
Rural Major Collector | 100 | 50 | 7 | 950 | 475 | 24 | 2' p/4' s | (2) |
Rural Minor Collector | 80 | 45 | 7 | 700 | 400 | 24 | 2' p/4' s | (2) |
County Local | 50 | 45 | 10 | 700 | 400 | 24 | 4' s | (2) |
Interior Local (3) | (3) | (3) | (3) | (3) | (3) | (3) | (3) | (3) |
P = Paved. S = Stone.
(1) All Rural Major Arterial and Rural Minor Arterial Streets are under the jurisdiction of the Indiana Department of Transportation and are, therefore, subject to all design criteria and standards specified by the Indiana Department of Transportation
(2) See Table 5.1.B Depth and Materials.
(3) See Table 5.1.C Residential Local Street (Public or Private) Standards.
NOTE: Rural Minor Collector Street standards shall be the minimum standard for all streets, public or private, which serve Industrial or Manufacturing Zoning Districts. County Local Street standards shall be the minimum for all streets, public or private, which serve Business Zoning Districts.
(Ord. passed 10-11-2004)
Street Material | Rural Major Collector | Rural Minor Collector | County Local |
Street Material | Rural Major Collector | Rural Minor Collector | County Local |
Asphalt Streets | |||
Surface (1) | 1.5 inches | 1.5 inches | 1.5 inches |
Binder (2) | 3 inches | 3 inches | 2 inches |
Base (2) | 6 inches | 6 inches | 4 inches |
Crushed Stone (3) | 8 inches | 8 inches | 8 inches |
Subgrade | P | P | P |
Concrete Streets | |||
Concrete (4) | 8 inches | 8 inches | 7 inches |
Crushed Stone | 6 inches | 6 inches | 5 inches |
Subgrade | P | P | P |
P = Proof Rolled.
(1) Asphalt surface to be INDOT #11 mix.
(2) Binder and Base to be INDOT #9 mix.
(3) Crushed Stone to be #53's or #53's over #2's.
(4) Concrete to be 4,000 psi @ 28 days w/5% air.
(5) Extra thickness and strengths may be required by the Plan Commission, upon recommendation by the Technical Review Committee, if conditions warrant. All materials and workmanship to meet AASHTO, INDOT #R, or INDOT Standard Specifications, most recent edition.
(Ord. passed 10-11-2004)
District/Densit y | R/W Widt h (1) | Surface Material (2) | Design Speed, Sight Distance & Centerline Radius | Maximum Grade | Surface Width | Shoulder Width & Material | Curb & Gutter | Sidewalks | Lights |
District/Densit y | R/W Widt h (1) | Surface Material (2) | Design Speed, Sight Distance & Centerline Radius | Maximum Grade | Surface Width | Shoulder Width & Material | Curb & Gutter | Sidewalks | Lights |
AG / 10 or less | 50' | Gravel | (3) | 12% | 16' | 2' Earth | No | No | No |
11 or more | Asph/Co nc | 2' Gravel | |||||||
R-1 / 10 or less | 50' | Gravel | (3) | 12% | 20' | 2' Earth | No | No | No |
11 or more | Asph/Co nc | 2' Gravel | |||||||
R-2 / 10 or less | 50' | Gravel | (3) | 12% | 22' | 2' Earth | No | No | No |
11 or more | Asph/Co nc | 2' Gravel | |||||||
R-3 | 50' | Asph/Co nc | (3) | 12% | 24' | 2' Chip & Seal | No | No | No |
R-4 | 50' | Asph/Co nc | (3) | 12% | 24' | 2' Chip & Seal | No | No | No |
R-5 | 50' | Asph/Co nc | (3) | 8% | 24' | 0' | Yes | Yes | No |
R-6 | 50' | Asph/Co nc | (3) | 8% | 36' | 0' | Yes | Yes | No |
D-1 | 50' | Asph/Co nc | (3) | 8% | 24' | 0' | Yes | Yes | Yes |
D-2 | 50' | Asph/Co nc | (3) | 8% | 24' | 0' | Yes | Yes | Yes |
A-8 | 60' | Asph/Co nc | (3) | 8% | 36' | 0' | Yes | Yes | Yes |
A-16 | 60' | Asph/Co nc | (3) | 8% | 36' | 0' | Yes | Yes | Yes |
MD | 50' | Asph/Co nc | (3) | 8% | (4) | 0' | Yes | Yes | Yes |
(1) Additional right-of-way may be required at subdivision entrances where required to provide adequate stacking and turn lanes.
(2) Typical Street Sections for construction cross-sections. See Table 5.1.E.
(3) Design Speed, Site Distance, Center-line Radius and related standards shall be equal to or greater than current AASHTO Standards.
(4) See street standards specified in the MD Zoning District.
(Ord. passed 10-11-2004)
(K) A proposed subdivision street shall be designed to minimize through traffic movement, however, this does not waive the requirement to construct an access road to an adjacent property boundary as required by § 153.070(C) or (D).
(L) A proposed street shall be adjusted to the contour of the land so as to provide usable lots and a street of reasonable gradient. The grade of all streets shall not exceed the following, except where an unusual topographic condition justifies, in the opinion of the Commission, a modification of these regulations.
(1) Major Streets:
(a) Rural Minor Arterial: 6%.
(b) Rural Major Collector: 6%.
(c) Rural Minor Collector: 7%.
(2) Minor Streets:
(a) County Local Street: 8%.
(b) Subdivision Street: 8%.
(c) Cul-de-sac: 5%.
The minimum street grade shall not be less than 0.5%.
(M) The horizontal visibility of a curved street and the vertical visibility on all streets shall be maintained as follows:
(1) Major Streets:
(a) Rural Minor Arterial: 500 feet.
(b) Rural Major Collector: 500 feet.
(c) Rural Minor Collector: 500 feet.
(2) Minor Streets:
(a) County Local Street: 300 feet.
(b) Subdivision Street: 200 feet.
(c) Cul-de-sac: 200 feet.
Site distance shall be measured in accordance with the AASHTO guidelines.
(N) A reverse curve on a major street shall have a straight tangent between elements of the reverse curve of not less than 100 feet.
(O) Horizontal curvature measured along the center line shall have a minimum radius as follows:
(1) Major Streets:
(a) Rural Minor Arterial: 775 feet.
(b) Rural Major Collector: 500 feet.
(c) Rural Minor Collector: 400 feet.
(2) Minor Streets:
(a) County Local Street: 400 feet.
(b) Subdivision Street: 150 feet.
(c) Cul-de-sac: 100 feet.
(P) The sections above deal with minimum requirements. Individual projects, particularly commercial and industrial subdivisions, may warrant additional requirements dictated by sound engineering design. The additional requirements must be specified by the Commission at primary approval.
(Q) Access roads from a proposed development onto an existing or proposed town street may be denied or restricted. A traffic impact study or traffic operations analysis may be required by the Commission. If, in the opinion of the Commission, the proposed access road presents a potential hazard to the motoring public, the Commission may require the applicant to make improvements to an existing or proposed town street as a condition of allowing access. An applicant may be required to provide traffic signalization, deceleration lanes, acceleration lanes, passing blisters or other improvements to the street system based on the following criteria:
(1) Number of lots;
(2) Proposed use;
(3) Street classification;
(4) Traffic generation;
(5) Existing or proposed conditions; and
(6) Sound engineering design.
If the Commission determines that improvements to the street system are necessary they will advise the applicant at the time of primary approval.
(R) The number of access roads required into a subdivision will be based upon the number of lots, sound engineering design and continuity of the town street system. If the Commission determines that an additional access road is necessary, they will advise the applicant at the time of primary approval.
(S) A cul-de-sac street shall not exceed 600 feet in length measured from the centerline of the nearest intersection to the center of the cul-de-sac. A cul-de-sac shall be provided with a turnaround radius of not less than 50 feet at the right-of-way line and not less than 40 feet at the back of the curb line. The cul-de-sac shall be paved in accordance with § 153.074.
(T) A half street shall be prohibited.
(U) In a subdivision that adjoins or includes an existing street that does not conform to the minimum right-of-way dimension as established by the Comprehensive Plan and Thoroughfare Plan, the applicant shall dedicate additional right-of-way width as required to meet these regulations.
(Ord. passed 10-11-2004)