Sidebar Subdivision Regulations

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Department of Planning, Conservation, and Development.

SECTION 5.19- STREETS AND PEDESTRIAN CIRCULATION SYSTEM

The developer shall be fully responsible for the construction of all streets, sidewalks and other facilities associated with the circulation system.

5.19.01 Traffic Circulation Plan
All streets, sidewalks, pedestrian walkways and bikeways shall be properly integrated with the existing and proposed system of thoroughfares and dedicated right-of-way  as established in the Transportation portion of the Plan of Development for the City of Middletown.  Also, when possible the street, sidewalk, pedestrian walkway and bikeway system shall be so designed or redesigned so as to accomplish goals and objectives in the Plan of Development. Additionally, all thoroughfares shall be properly related to specific traffic generators such as industries, business districts, schools, churches, shopping centers; to population densities; and to the pattern of existing and proposed land uses.  Ideally, vehicular and pedestrian networks should be separated as much as possible while also interfacing in order to encourage the use of mass transit. 

5.19.02 Street Access
All lots shall front on an existing City road or state highway or on a road proposed for public acceptance in the subdivision plan.  All proposed streets shall have at least one intersection with another City Street or state highway. The street shall not be one that is under consideration for discontinuance or major realignment by the Department of Public Works of the City of Middletown.

5.19.03 Right-of-Ways
The full width of the road Right-of-Way shall be graded in accordance with the appropriate cross sections shown in Appendix A. This requirement may be modified where, in the opinion of the Commission and upon recommendation of the Middletown Director of Public Works or his/her duly authorized designee, the existing character of the land creates unusual difficulty or hardship or will require removal of desirable natural growth or materials.

  1. When existing right of way widths, as established by old maps, filed deeds, or as established by utility pole and/or wall locations in the field, exceed the minimum required for the street designation, the right of way width shall not be reduced.
  2. When existing right of way widths, as previously established, do not meet the requirements of the Department of Public Works, the developer shall give the City a Warranty Deed for the land between the newly established right of way line and the old line.
  3. When proposed subdivisions abut existing city of state highways which were not built to the standard and/or width contained in these regulations, the developer shall provide proper widening and or other improvements including but not limited to pavement, curbs, and drainage.

5.19.04 Street Design Standards
In order to provide for roads of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, fire-fighting, snow removal, sanitation, and road-maintenance equipment, and to coordinate roads so as to compose a convenient system and avoid undue hardships to adjoining properties, the developer will adhere to the following design standards, and all other Department of Public Works standards for roads. In case of Department of Public Works standards for roads. in case of conflict Section 1.06.01 of these regulations shall apply.

STREET CLASSIFICATION

  Arter. Indust. Collec. Sub Collec. Cul-de-Sac
Min. Row 70 60 60 50 50
Min. Pavement Width 40 30 30 30 30
Maximum Grade 7% 7% 8% 10% 10%
Minimum Grade 1% 1% 1% 1% 1%
Min. Sight Distance 350 ft. 350 ft. 300 ft. 250 ft. 250 ft.
Note: 1.) At the discretion of the Commission collector road widths may be increased
Note: 2.) Road Cross Sections shall comply with the Department of Public Works Standards Road Details and Specifications.

Rural Road Widths
In the R-30, R-45 and R-60 zones local roads may be reduced as follows:
Sub Collector - Min. ROW 48 ft.
- Min. Pavement 28 ft.
Cul-de-Sac - Min ROW 46 ft.
- Min. Pavement 26 ft.

Additionally, in the R-45 and R-60 zones the developer may pursue 18 ft. private, gravel roads in accordance with Section 44 of the Zoning Code.

5.19.04.01 Street Classifications

  1. Arterial Street - A major through street that conducts relatively high volumes of traffic between communities, and that is not intended to have a residential environment.
  2. Industrial - A road that conducts traffic serving industrial and or commercial development.
  3. Collectors - Collectors convey traffic between local streets and arterials. Collectors have Average Daily Traffic (ADT) volumes in excess of 1000 vehicles. Single family curb cuts and on street parking are discouraged.
  4. Local - Local streets, include sub-collectors and cul-de-sacs, and convey traffic between collectors and individual dwelling units. Sub-collectors carry an ADT volume between 250-500 vehicles. Cul-de-Sacs carry an ADT volume of less than 250 vehicles and generally serve less than 20 lots.
Average Daily Traffic volumes shall be determined using the following Institute of Traffic Engineers trip generation rates:

Land Use Trips per unit
Single Family  10.06
Retirement Community 3.30
Recreational Home 3.16

Land Use Trips/1000 sq. ft. of gross building area
Industrial Park 6.97
Warehousing 2.61

In case of dispute, specific road classification shall be determined by the Commission.

5.19.04.03
Roads shall be related appropriately to the topography and as many existing features of the landscape, as possible, shall be preserved. Local roads shall be curved wherever possible, to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and severe curves shall be avoided.

5.19.04.04 Road Pavement
All road pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications adopted by the City of Middletown Public Works Department.

The installation of bituminous pavement shall not be allowed from Oct 31 to May 1, inclusive, of any calendar year without prior approval of the Direct of Public Works.

5.19.05 Intersections
Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two (2) new streets at an angle of less that seventy-five (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 one hundred (100) feet therefrom. Not more than two (2) streets shall intersect at any one point unless specifically approved by the Commission.

5.19.05.01 Proposed New Intersections
Proposed new intersections along one side of any existing street shall, wherever practical, coincide with any existing intersections on the opposite side of such street. Street jogs with center-line offsets of less than 150 feet shall not be permitted. Where local streets intersect collector streets, their alignment shall be continuous. Intersections of local streets with collector streets should be at least two hundred and fifty (250) feet apart. Collector inspections shall be at least three hundred (300) feet apart.

5.19.05.02 Curb Radius
Minimum curb radius at the intersection of two (2) local streets shall be at least twenty-five (25) feet; and minimum curb radius at an intersection involving a collector street shall be at least thirty (30) feet.

5.19.05.03 Cross Section and Maximum Grade
At street intersections, the normal cross-section of the main street shall be maintained. The centerline grade of the local street shall begin at the curb line of the collector street and have a maximum grade of 2% for at least fifty (50) feet from said curb line. Maximum may be increased to 4% at the discretion of the Commission, when the proposed road is a permanent cul-de-sac less than 400' in length. Refer to the Public Works Department Standards for additional grading requirements at intersections.

5.19.05.04 Site Line at Intersections
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 trees) in connection with the grading of the public right-of-way to the extent required by the Commission to provide an adequate sight distance. A sight-line easement shall be shown on the subdivision map limiting future planting within this area to ensure the continuance of adequate sight-lines.

5.19.06 Permanent Cul-de-Sacs
Permanent cul-de-sacs should serve no more than 20-25 lots and shall not exceed the following limits in residential zones:
Zone Length
RPZ - R-15 800 ft.
R-30 1000 ft.
R-45 - R-60 1200 ft.

  1. In commercial and industrial zones cul-de-sacs may not exceed 1000 ft. and the entrance to cul-de-sacs serving more than 15 lots shall contain a 200 foot boulevard road with a 66 foot right of way, a 10 foot landscaped island and two 18 foot travel lanes.
  2. Where in the opinion of the Commission, a cul-de-sac is likely to be extended in the future to another outlet or unique physical condition prohibit any other type of street arrangement, the above limitations of length may be waived.
  3. A turnaround with a minimum right of way diameter of one hundred and ten (110) feet and a pavement diameter of ninety (90) feet shall be provided at the closed end of the cul-de-sac.

5.19.07 Sidewalks, Pedestrian Walkways, Bikepath and
A continuous pedestrian circulation system is an essential component of higher density residential subdivisions. The pedestrian system should be designed to avoid conflicts with the vehicular system, provide for street cross walks, handicapped accessibility and amenities such as benches and signage. The system should also link all homes to the rest of the development and other amenities on and off site and should be well lit and laid out to maximize security.

5.19.07.01 Sidewalks
Sidewalks constructed of concrete shall be required as follows:

  1. Sidewalks shall be required in all residential subdivisions involving the construction of an new street and be both sides of the street and along existing street frontage. Depending on site conditions, rural subdivisions in the R-30, R-45 and R-60 zones may not need sidewalks or may be adequately served with sidewalks on one side of the street. The developer may propose to vary the requirement of sidewalks on the one or both sides of the street using the waiver provision in Section 1.07 of these Regulations;
  2. Sidewalks shall be required when there is a foreseeable continuation of existing City sidewalk. Foreseeable would be determined by the linear distance from an existing City sidewalk and the subdivision potential of adjoining lots;
  3. The commission has the authority to require sidewalks in any subdivision, including industrial subdivisions;
  4. Sidewalks shall be constructed in the street right-of-way one (1) foot from the property line. Where a transition is required to connect an existing sidewalk, the location shall be determined by the Department of Public Works. Where an existing street is extended into a subdivision, existing sidewalks shall be extended on the new street;
  5. Where driveways cross a sidewalk, the section of the sidewalk in the area of the driveway shall be at least six inches of reinforced concrete;
  6. All proposed curbs and sidewalks shall be designed with cuts at all pedestrian crosswalks to provide adequate and reasonable access for the safe and convenient movement of physically handicapped persons;
  7. The Commission has the authority to require the developer to repair or replace existing sidewalks within 250 feet of the subdivision property. If there is a school or other major public amenity within 250 feet of the subdivision property, the Commission may require the developer of a major subdivision to extend sidewalks to the amenity; and

5.19.07.02 Pedestrian Walkways and Bikeways
Pedestrian walkways and bikeways having a right-of-way width of fifteen (15) feet or more may be required where deemed essential to provide access to schools, playgrounds, open spaces other subdivisions or other community facilities. The walkways shall be graded and surfaced with a material to be determined by the Commission. Pedestrian walkways, bikeways and greenbelts shall be in the right of way and have any amenities determined necessary by the Commission including but not limited to benches, landscaping, exercise equipment.

5.19.08 Street Trees
See Section 5.18 of these Regulations.

5.19.09 Curbs
Curbs shall be required on all new streets and shall conform to construction and design standards as required in the Public Works Department Standard Road Details and Specifications, as amended, hereinafter referred to as Standards. Where curbing exists on an existing street abutting the subdivision but is not up to City standards due to material deficiencies, alignment, curb reveal, or other conditions which do not conform with the Standards, the existing curb shall be removed and new curbing shall be furnished and placed to conform with the standards of the Department of Public Works. Curbs within the Sanitation District, at intersections along the radius and on the radius of boulevard islands shall be concrete or granite.

5.19.10 Side Slopes
Streets in cut or fill shall be provided with side slopes not steeper than two (2) feet horizontal to one (1) foot vertical.

Where new streets abut private property, necessary slope rights shall be obtained by the developer and transferred to the city when in cut or fill, and these slope rights shall be shown on the final layout submitted to the Commission. The developer shall provide the City with evidence that no drainage problems or other problems will arise on adjacent property due to construction or fill operations.

5.19.11 Guide Rails
Guide Rails shall be provided where the side slope on fill is steeper than one vertical to four horizontal. Such rails shall conform to the standards and specifications. as amended, adopted by the City of Middletown.

5.19.12 Driveway
Residential driveways shall have a maximum grade of 12% non-residential driveways shall have a maximum grade of 8%. Aprons between the curb and sidewalk shall be constructed of reinforced concrete. All workmanship shall be accordance with details and specifications of the Public Works Department, as amended. In an attempt to reduce development costs and increase affordability in the R-15, RPZ and the R-1 the commission may consider waiving this requirement in accordance with the procedure outlined in Section 1.07, provided the sidewalk is not interrupted and runs through the driveway.

5.19.13 Traffic Control Devices
The Developer shall be responsible for the cost and installation of any traffic control devices and signs deemed necessary by the Police Department Traffic Division. The location, type and size of such devices and signs shall be subject to the approval of the Middletown Police Department Traffic Division. Such devices shall meet the appropriate standards set forth in the manual of Uniform Traffic Control Devices for Streets and Highways. The Developer shall bond such traffic control devices with other public improvements. Necessary state permits for work related to state highways shall be the responsibility of the developer and shall be coordinated through the Middletown Police Department Traffic Division.

5.19.14 Street Lighting Facilities
The developer shall be required to install street lighting facilities, as the Department of Public Works shall require, to prevent hazard.

A lighting plan prepared by a public electric utility provider shall be approved by the Department of Public Works prior to installation. The cost of all lighting fixtures, poles, appurtenances, and installation shall be the responsibility of the developer. The developer shall enter into a contract with the utility for all required street light facilities. Final approval will not be granted until receipt of a letter from the utility indicating that the above work is paid in full.

  1. With the exception of public street lights all outdoor lighting shall be installed in such a manner as to insure the highest level of energy conservation and cost efficiency using the best technology available and be so shielded that the cone of light shall fall, substantially, within the perimeter of the property. Through the use of shielding and limitations upon intensity, all sources of ambient light traveling outward and upward, producing a sky glow, shall be reduced to the greatest extent possible without duly interfering with the intent and purpose of the outside lighting in the first instance.
  2. Illuminated graphics. Illuminated street graphics, in addition to conforming to all other requirements of this section, shall be shielded in such a manner so that no direct source of light is cast into streets or residential properties. Illuminated street graphics shall not interfere with pedestrian or motorist vision. Said illumination shall not be reflective or phosphorescent and shall be in a steady nonfluctuating or nonundulating manner and placed in a manner that will not create a nuisance to other premises or interfere with traffic.
  3. Glare. All lighting shall be so hooded or shielded as to reflect the light in such a manner that no illumination source or glare creates a nuisance to any adjoining property or unreasonably interferes with the lawful use and enjoyment of any adjoining property.
    (Section amended effective 4/15/97)

5.19.15 Street Names
All street names shall be shown on the subdivision plan. Proposed street names shall be substantially different from any present names, to avoid confusion in sound or spelling and are subject to approval by the Public Works Commission. Streets that become extensions of existing streets shall generally bear the same name.

5.19.16 Street Names Signs
The Developer shall bear the responsibility for the cost and installation of street name signs. Such signs shall be placed at each intersection with existing streets as well as at each intersection within the development. The location, type and size of such signs shall be subject to approval of the Middletown Police Department Traffic Division and shall conform to the standards set forth in the Manual on Uniform Traffic Control Devices for Streets and Highways, as amended. Such street name signs shall be bonded by the Developer with all other public improvements.

5.19.17 Reserve Strips
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.

5.19.18 Future Street Extensions
There required by the Commission, right of way shall be provided for extending street to adjoining unsubdivided property. Land in such rights of way shall be deeded to the City as part of the street right of way to insure its availability for future street connections. The Commission may require these streets and improvements to be constructed as part of the subdivision.

5.19.18.01 Schematic Plan for Entire Tract
When the proposed subdivision covers only a part of an existing tract or only a part of the developer's holdings, a sketch of the prospective future street system of the remainder of the holding or tract shall be submitted. The arrangement of street shall provide for necessary fire protection, movement of traffic and the construction of needed utilities.

5.19.18.02 Street Extensions
Where a proposed subdivision abuts an approved subdivision containing a future street right of way, the developer of the proposed subdivision shall construct the street and all required improvements from the proposes subdivision street to the approved street in the existing subdivision.

5.19.18.03 Temporary Turnarounds
The ability to create temporary turnarounds shall be provided between adjacent lots and between all phases. The Commission may limit the length of the temporary dead-end streets in accordance with the design standards of these Regulations, as amended.

5.19.18.04 Easements for Temporary Turnarounds
Where a temporary turnaround is provided on a street that is to be extended in the future, the street Right of Way to the subdivision boundary shall be deeded to the abutting lot owners subject to an easement to the City for street purposes. When such street is extended beyond the turnaround, the developer constructing the extended street shall remove the road construction in the segments of the temporary turnaround, fill with earth and loam and seed in an appropriate manner.

 

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