All public streets and all private streets providing access to more than 4 lots shall be designed and constructed according to the standards of this section. This section does not apply to minor subdivisions.
(A) All streets shall be laid out in relationship with existing and proposed streets and in compliance with the Comprehensive Plan and the Thoroughfare Plan.
(B) All streets shall be properly related to specific traffic generators such as industries, business districts, schools, churches and shopping centers; to population densities; and to the pattern of existing and proposed land uses.
(C) All streets should 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) The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs or U-shaped streets shall be encouraged where such use will result in a more desirable layout.
(E) 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.
(F) The creation of reserve strips shall not be permitted adjacent to a proposed street in such a manner as to deny access from adjacent property to such street unless prevented by topography or other physical conditions or unless in the opinion of the Commission, the access from adjacent property to the street is not necessary or desirable for the coordination of the layout for the most advantageous future development of the adjacent tracts.
(G) The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when the continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities, and where the continuation is in accordance with the Comprehensive Plan.
(H) If an adjacent property is undeveloped and a street must be a deadend 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, such extension is not necessary or desirable for coordination of the layout or the most advantageous future development of adjacent tracts. A temporary T- 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 abuttors whenever the street is continued. Temporary dead end streets shall also meet the following additional standards:
(1) The minimum right-of-way diameter of a temporary turnaround shall be 50 feet, and the minimum pavement diameter shall be 80 feet.
(2) A temporary turnaround shall be constructed of at least 6 inches stone.
(3) A temporary turnaround shall not exceed 1,000 feet in length unless approved by the Commission.
(I) Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Commission for access to adjoining property, its right-of-way terminus shall normally not be nearer to the boundary than 50 feet. However, the Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic or utilities.
(J) A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with the construction standards and specifications of this chapter. For greater convenience to traffic and more effective police and fire protection, permanent dead-end or cul-de-sac streets shall, in general, be limited to 800 feet in length and shall not have more than 15 lots fronting on the street. The cul-de-sac shall have a minimum right-of-way diameter of 100 feet and a minimum pavement diameter of 80 feet. The minimum right-of-way diameter for the cul-de-sac of a place (as defined) may be 80 feet with a pavement diameter of 60 feet.
(K) Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets. 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. The Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within his or her own subdivision boundaries.
(L) (1) Where a subdivision borders an existing, narrow, non-arterial road or where topography, design features or other conditions necessitate additional right-of-way, or when the Comprehensive Plan or the Thoroughfare Plan indicates plans for realignment or widening an adjacent road that would require use of some land in the subdivision, the subdivider shall be required to dedicate such right-of-way for widening or realignment of such roads. Where any lots within a subdivision derive frontage from an existing, narrow, non-arterial road, it shall be improved to ½ of the full width of the facility as required by this chapter. If the site is transected by an existing arterial road which the Comprehensive Plan or the Thoroughfare Plan indicates plans for realignment or widening, the subdivider shall be required to dedicate right-of-way for the arterial.
(2) Where any lots within a subdivision derive frontage from any such arterial, it shall be improved to the full width of a collector facility as required by this chapter. Where an arterial proposed in the Comprehensive Plan or the Thoroughfare Plan borders or transects a proposed subdivision, the necessary right-of-way shall be reserved.
(M) Alleys shall be discouraged in residential subdivisions. The Commission may permit alleys in commercial or industrial subdivisions if it finds that alleys are the best means of serving the subdivision. The alleys shall have a minimum right-of-way width of 20 feet and a minimum pavement width of 16 feet.
(N) If any subdivision or any lot therein abuts a state highway, evidence of compliance with all applicable regulations of the Indiana Department of Highways shall be required.
(O) All streets shall be designed according to the specifications of Table I and the other standards of this chapter. For purposes of Table I use, streets shall be classified according to the Comprehensive Plan, the Thoroughfare Plan and/or the average daily traffic that may be expected. The Commission shall classify streets in the absence of clear determination of any of the above. The Commission shall use the definitions of this chapter as guidelines for making street classifications.
TABLE I—CASS COUNTY ROADS MINIMUM DESIGN STANDARDS
ADT (Average Daily Traffic) | | | | | |
Min. R-O-W width | | | | | |
Pavement Width | | | | | |
Shoulder Width | | | | | |
Maximum Grade | | | | | |
Design Speed | | | | | |
Sight Distance: | | | | | |
Stopping | | | | | |
Intersection | | | | | |
Min. Bridge Width | | | | | |
Pavement Markings | | | | | |
(P) In addition to the design standards of Table I, the following additional standards apply to all streets.
(1) The minimum grade of all streets shall be 0.5%.
(2) The minimum radius of curves shall be 100 feet.
(3) The minimum length of tangents between reverse curves shall be 100 feet.
(4) The pavement cross slope shall be between 1/4 inch per foot and 3/8 inch per foot.
(5) The shoulder cross slope shall be between ½ inch per foot and 1 inch per foot.
(6) For all streets, at least 3 feet of the shoulders shall be stone or paved.
(7) The right-of-way shall be adequate for construction and maintenance of pavement, shoulders, ditches, curbs and gutters and sidewalks where required. The Commission may require such additional right-of-way as it deems necessary for these purposes, or may reduce the required right-of-way widths if the applicant provides justification deemed adequate by the Commission. The Commission may also require additional right-of-way if, because of topography, additional width is necessary to provide adequate earth slopes. The slopes shall not be in excess of a 2:1 ratio.
(8) The pavement widths shown on Table I are for streets and roads having a typical shoulder section. For each parking lane, an additional 8 feet of pavement (4 feet per side) shall be provided. At least 1 parking lane shall be provided on all roads with curb and gutter.
(9) Residential subdivision streets shall be designed according to the traffic volumes shown on Table I, assuming 8 trips per lot per day.
(10) For non-residential subdivisions, the right-of-way shall generally be 60 feet and pavement width shall be 30 feet. There shall be 6 foot shoulders (except when curb and gutter is necessary). The minimum radius of curves shall be 200 feet and the minimum sight distance and the minimum length of tangents between reverse curves shall also be 200 feet. The minimum right-of-way diameter for a cul-de-sac shall be 160 feet and the minimum cul-de-sac pavement width shall be 140 feet.
(11) For streets designed as a boulevard with a center median, the Commission shall establish design standards based upon the expected average daily traffic and the standards of this chapter.
(Q) All streets shall be graded, surfaced and improved according to the following standards:
(1) On land with soils which have slight or moderate limitations for street construction according to the Cass County Soil Survey, the minimum thickness of subbase, base course and pavement shall be as follows:
(a) For local and subdivision streets and places:
1. A 6-inch plain concrete pavement of compacted subgrade or an equivalent balanced section as recommended by the Portland Cement Association;
2. A 3-inch hot asphalt concrete pavement on 8 inches of compacted aggregate base on a compacted subgrade; or
3. A deep-strength Hot Asphalt Concrete design with minimum total depth of 7-1/2 inches on a compacted subgrade.
(b) For collector streets:
1. A 6-1/2 inch plain concrete pavement on compacted subgrade or an equivalent balanced section as recommended by the Portland Cement Association;
2. A 3-1/2 inch hot asphalt concrete pavement on 8-1/2 inches of compacted aggregate base con a compacted subgrade; or
3. A deep-strength hot asphalt concrete design with a minimum total depth of 9-1/2 inches on a compacted subgrade.
(c) For arterial streets, as required by the Indiana State Highway Commission.
(2) On land with soils which have limitations for street construction according to the Cass County Soil Survey, the above construction standards shall be increased by 33%.
(3) On land with soils which have Very Severe limitations for street construction according to the Cass County Soil Survey, a special engineering study will be required prior to road construction.
(4) Contraction Joints shall be placed at a spacing of 20 feet or less and placed at every catch basin and manhole in line of pavement and must extend throughout side strips and curbs to full width of pavement.
(5) Higher standards than indicated in this section may be required by the Commission to provide adequately for unusual soil conditions, extra-ordinary traffic volumes, or other abnormal characteristics.
(6) All work shall be performed in the manner prescribed in the most recent or successor edition of the Standard Specifications for Road and Bridge: Construction and Maintenance of the Indiana State Highway Commission. All work shall be shown on the Construction Plans as required by § 152.066. (R) All traffic control devices, including regulatory, warning and guide signs, and pavement markings (if necessary) shall conform to the most recent edition of the Indiana Manual on Uniform Traffic Control Devices.
(S) When a hazard is deemed to exist by the Commission, a guardrail shall be provided by the subdivider. All guard rails, where required, shall be “blocked out” from posts a minimum of 4 inches. All guard rail ends shall be terminated in buried ends or breakaway cable terminals unless they are wrapped around a driveway or field entrance in accordance with Indiana Highway Commission standards.
(T) 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 is prohibited.”
(2) In districts zoned for business or industrial uses, the nearest street extending parallel or approximately parallel to the railroad should, wherever practical, be at a sufficient distance therefrom to ensure suitable depth for commercial or industrial sites.
(3) Streets parallel to the railroad when intersecting a street which crosses the railroad at grade shall, to the extent practical, be at a distance of at least 150 feet from the railroad right-of-way. The distance shall be determined with due consideration of grades by means of appropriate approach gradients.
(U) The sharing of expense of construction of bridges where necessary in a subdivision shall be fixed by special agreement between the county and the subdivider as specified by § 152.080. (V) Intersections shall be designed according to the following standards:
(1) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of 2 new streets at an angle of less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Not more than 2 streets shall intersect at any one point unless specifically approved by the Commission.
(2) Proposed new intersections along 1 side of an existing street shall, wherever practical, coincide with any existing intersections on the opposite side of the street. Streetjogs with center-line offsets of less than 150 feet shall not be permitted, except where the intersected street has separated dual roadways without median breaks at either intersection. Where streets intersect arterials and collectors, their alignment shall be continuous. Intersections of arterials with collectors shall be at least 800 feet apart.
(3) Minimum corner radius at the intersection of 2 local streets shall be at least 20 feet; and minimum corner radius at an intersection involving a collector street shall be at least 25 feet. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practices to permit safe vehicular movement.
(4) 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% rate at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
(5) 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 the ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
(6) The cross-slopes on all streets, including intersections, shall be 3% or less.
(7) When subdivision streets intersect with collector or arterial streets, the subdivider may be required to install deceleration and passing lanes or other improvements along the major street as specified by the Commission or state’s Highway Commission.
(W) No street names may be used which will duplicate, or be confused with, the names of any existing streets unless said proposed streets are the logical extension or continuation of, or obvious in alignment with an existing platted street in which case the proposed streets shall bear the names of the existing streets.
(X) Privately-owned subdivision streets are allowed but they must meet the following conditions:
(1) Private streets must be built according to all specifications in this chapter except as approved by the Commission.
(2) A plan for maintenance must be submitted and approved by the Commission with the primary plat.
(3) The primary and secondary plat must include a statement that the streets are privately owned and maintained.
(4) Private streets shall be maintained by the subdivider or by the home owners association, so that fire, police, health, school and sanitation vehicles and public utility vehicles have adequate access. Adequate access includes an adequate turning area. At or near the entrance of each intersection of a private street with a dedicated public street there shall be erected and maintained by the subdivider or association, a signpost to which is attached a sign having an area of at least 15 inches by 21 inches upon which is printed and clearly legible “Private Street” and in at least 1-inch letters the words, “Not Dedicated for Public Use or Maintained by the Public”. The words shall be printed in substantially the following manner:
NOT DEDICATED FOR PUBLIC USE
OR MAINTAINED BY THE PUBLIC
(5) Applicable performance guarantees as required by this chapter shall be filed.
(Y) Installation and maintenance of mailboxes within county right-of-way is the responsibility of the property owner.
(1993 Code, § 8-220) (Ord. 87, passed 4-18-1988)
