shall be fully responsible for the construction of all streets, sidewalks and
other facilities associated with the circulation system.
Rural Road Widths
In the R-30, R-45 and R-60 zones local roads may be reduced as follows:
||- Min. ROW 48 ft.
|- Min. Pavement 28 ft.
||- 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
Average Daily Traffic volumes shall be determined using the following Institute of Traffic
Engineers trip generation rates:
- 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.
- Industrial - A road that conducts traffic serving industrial and or commercial
- 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.
- 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.
||Trips per unit
||Trips/1000 sq. ft. of gross building area
In case of dispute, specific road classification shall be determined by the Commission.
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.
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
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
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:
|RPZ - R-15
|R-45 - R-60
- 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.
- 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.
- 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
Sidewalks constructed of concrete shall be required as follows:
- 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;
- 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;
- The commission has the authority to require sidewalks in any subdivision, including
- 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;
- 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;
- 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
- 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.
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
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.
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
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
- 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.
- 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.
- 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
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