Current through Register Vol. 28, No. 3, September 1, 2024
This section provides connectivity requirements for all
development projects having access to state roads or proposing DelDOT
maintained public roads for subdivisions. Private or municipal streets should
follow the local land use agency's requirements for connectivity.
3.5.1
Connectivity -
Requirements
The Record Plan shall be developed to provide or
incorporate a street system that will allow access to and from the proposed
development, as well as access to all existing and future development within
the immediate area. Proposed residential and commercial development parcels
shall be designed to connect to existing linkages on adjacent parcels. The
Record Plan shall attain the following connectivity objectives:
A. Encourage pedestrian and bicycle travel by
providing short, direct public routes to connect residential uses with nearby
existing and planned commercial services, transit facilities, schools, parks
and other neighborhood facilities.
B. Provide bike and pedestrian access-ways or
walkways on public easements or right-of-way when full street connections are
not possible, at spacing that shall be consistent with the provisions of
Section 3.5.4 except where prevented by topography, barriers such as railroads
or freeways, or environmental constraints such as tax ditches, major streams
and rivers.
C. Identify and, where
possible, create opportunities to extend and connect local streets in
previously developed areas.
D.
Serve a mix of land uses on contiguous local streets.
E. Consider narrow street design alternatives
that feature total right-of-way of no more than 50 feet, including pavement
widths of no more than those noted in Figures 5.5.2-a through 5.5.2-c of
Chapter 5, sidewalk widths of at least five feet and landscaped pedestrian
buffer strips that include street trees. In certain situations or in urban
environments, DelDOT may require sidewalks wider than 5 feet.
F. Limit the use of cul-de-sac designs and
closed street systems to situations where topography, preexisting development
or environmental constraints prevent full street connections. Include a street
design that accommodates and promotes multi-modal access (buses, bicycles and
pedestrians) to land uses, improves area circulation and reduces travel
distance.
3.5.2
Transportation Networks and Connections
A. The Applicant shall also identify on the
Record Plan:
1. The location and spacing of
existing or proposed stub streets that intersect with or connect to the
Applicant's proposed development site.
2. The location of any existing or proposed
Type III subdivision street, local or higher order road within the adjacent
development, whether or not such road would connect to the Applicant's proposed
development site.
3. The location
and spacing of existing or proposed bicycle and pedestrian connections,
including bicycle striping on roadways, sidewalks, and shared-use
paths.
B. The proposed
transportation network for the Record Plan shall be determined based on the
following criteria:
1. Proposed local or
higher order roadways and connections identified in an Approved Local
Transportation Circulation Plan shall be included in the transportation
network. DelDOT shall determine if an Approved Local Transportation Circulation
Plan is complete or if it should be supplemented to accommodate the proposed
development or for modifications to the project area since the approved plan
was completed. Planned roads that have not yet been constructed shall be
indicated.
2. Local and higher
order DelDOT road spacing at distances not exceeding 2,640 feet (1/2
mile)
3. The Applicant may be
required at DelDOT's discretion to provide direct connection to local or higher
order roads that abut or traverse the Applicant's property unless DelDOT
determines that a connection is undesirable.
4. A portion of a local or higher order road
may need to be constructed through the Applicant's site based on the spacing of
existing roadways or of roadways proposed in Approved Local Transportation
Circulation Plans.
3.5.3
DelDOT Subdivision Streets
The subdivision street system shall provide multi-modal
access and multiple routes from each development to existing or planned
neighborhood centers, parks and schools, without requiring the use of local and
higher order roads, unless DelDOT has determined that doing so is
infeasible.
The Applicant shall provide a dedication of right-of-way
for all proposed roadway segments on its Record Plan in accordance with Figure
3.2.1-a and shall construct all proposed roadway segments unless DelDOT
determines such construction to be unnecessary.
Type I and Type II Subdivision Streets, Industrial
Streets
The Applicant shall show on the Record Plan and, if not
currently existing, construct streets in the following fashion:
A.
Residential, Commercial and
Mixed-Use Development or Redevelopment - Type I and Type II
Subdivision or, if applicable, Industrial street connections shall be spaced at
intervals of no more than 1,000 feet as measured from the near side
right-of-way line, unless DelDOT determined that doing so is
infeasible.
B.
High Density
Residential or High Density Mixed Use Development - Subdivision street
connections at intervals of no more than 500 feet shall be provided in areas
planned for the highest density residential and mixed-use development. Where
the street pattern in the area immediately surrounding the site meets this
spacing interval, the existing street pattern should be extended into the
site.
C.
Large Lot
Subdivisions - The above provisions notwithstanding, subdivisions with
lot sizes of one acre or more may use a Type I and Type II subdivision street
spacing of up to 1,320 feet.
Type III Subdivision Streets
A portion or portions of Type III Subdivision streets may
need to be constructed through the Applicant's site based on the spacing of
existing roadways, and of roadways proposed in Approved Local Transportation
Circulation Plans.
3.5.4
Connectivity - Bicycle and
Pedestrian Spacing
Existing and proposed bicycle and pedestrian connections
shall also be shown on the Record Plan as provided in this section. A fee in
lieu of constructing connections may be appropriate in some instances as
determined by DelDOT.
3.5.4.1
Bicycle Compatibility
Bicycles shall be accommodated on all subdivision and
higher order roads within the proposed development in accordance with
applicable standards such as those provided in AASHTO's Guide for the
Development of Bicycle Facilities.
3.5.4.2
Shared-Use Paths and
SidewalksA.
Frontage
Roadways - This section defines the Shared-Use Path (SUP) and/or
Sidewalk (SW) requirements that apply when the commercial or major residential
subdivision has frontage along State maintained: Arterial, Collector, and/or
Local roadways. If DelDOT requires such facilities, DelDOT will determine
whether the facility should be a sidewalk or a shared-use path and the owner or
applicant shall be required to construct a SUP/SW or to provide the fee payment
in lieu of construction. Specific requirements related to the warrants for a
SUP/SW are as follows:
1. SUP/SW construction
shall be required for all projects that generate a total of 2,000 Average Daily
Trips (ADT) or more, and are requesting an Entrance Plan Approval (EPA) or
Entrance Permit in all Investment Level Areas as defined by the State
Strategies for Policies and Spending maps.
2. SUP/SW construction shall be required for
all projects requesting an EPA or Entrance Permit in all Investment Level I and
Investment Level II Areas as defined by the State Strategies for Policies and
Spending maps. (If a physical impossibility exists, then the SUP/SW fee in lieu
of construction shall be paid.)
3.
SUP/SW shall be required for all projects requesting an EPA or Entrance Permit
in all Investment Level III and Investment Level IV Areas as defined by the
State Strategies for Policies and Spending Maps if the project abuts an
existing facility. If the project does not about an existing facility it will
be at the Subdivision Engineer's discretion. No fee in lieu of construction is
required if the SUP/SW facilities are not required as per the Subdivision
Engineer's determination.
4. SUP/SW
fee in lieu of construction shall be based on current accepted rates. The
Shared-Use Path and Sidewalk Fee Calculation Form, (available on DelDOT's
website
http://www.deldot.gov/information/business/subdivisions/SUP_and_SW_Fee_Calc_Form.docx),
shall be used to calculate the amount.
5. If a non-profit organization (school,
fire-company, church etc.) receives funding for the construction of the
required SUP/SW from the Community Transportation Fund (CTF) then the SUP/SW
will either be constructed at that location through the applicant's
construction process under a third party agreement or at a future date through
the Department's Capital Transportation Program (CTP).
6. The fee in lieu of construction will be
utilized in accordance with the Department's SUP/SW fund procedure.
7. If any of the criteria above is to be
waived, it will require the Director of Planning's
approval.
B. Internal
Development and Subdivision Streets - This section defines the SUP/SW
requirements that apply within residential subdivisions, redevelopment projects
and commercial or mixed-use developments. The owner or applicant shall be
required to provide items on the Record Plan and/or to construct a SUP/SW for
development projects in accordance with the following warrants:
1. The Applicant shall provide a SUP/SW along
both sides of subdivision streets where the development has a net density of
three dwelling units or greater per acre.
2. The Applicant shall provide a SUP/SW along
both sides of development project streets where the development has access to
transit or other local destinations or is of such a nature that it is
reasonable to assume, as determined by DelDOT, that it will attract
pedestrians.
3. The Applicant shall
provide a SUP/SW along at least one side of a street that does not meet the
requirements in paragraph 1 or 2 or where there are physical or environmental
constraints that make sidewalks on both sides of a street
impractical.
C.
Off-Network Trails - This section defines the SUP/SW requirements that apply,
when constructing a SUP/SW which does not fully match the location and
placement criteria of Section 3.5.4.2.A or 3.5.4.2.B. Off-Network Trails may
connect existing or proposed SUP/SW facilities by passing through the
development project, and typically will not follow internal streets. The owner
or applicant shall construct Off-Network Trails SUP/SW in accordance with the
following warrants:
1. The proposed physical
location and Permanent Easement (PE) for the facility is required to be shown
(on the Record Plan) and recorded via separate deed or recorded plat. The
intent is to allow current or future land owners and adjoining land owners the
opportunity to understand the location and nature of any such Off- Network
Trail.
2. The location of any such
Off-Network Trail/facility is required to be situated based upon guidance from
the DelDOT Planning Section's Bicycle and Pedestrian coordinators.
3. The approved and recorded plans shall
include the following note: "Initial construction, ongoing maintenance and long
term funding associated with any Shared-Use Path (SUP) and/or Sidewalk segments
and their associated Permanent Easements shall be the responsibility of the
developer, the property owners or both associated with this project. The State
of Delaware assumes no responsibility for the future maintenance of these
Shared-Use Path (SUP) and/or Sidewalk segments and their associated Permanent
Easements."
4. SUP/SW construction
for development projects that are responsible for the creation of such
Off-Network Trails shall coordinate the timing and/or phasing of trail
construction during the process of seeking an Entrance Plan Approval (EPA) from
the Development Coordination Section. Unless agreed to by the Development
Coordination Section of DelDOT as a condition of approval, the Shared- Use Path
(SUP) and/or Sidewalk construction shall begin concurrent with initial
site-entrance construction, and be complete prior to 25% occupancy or leasing
of the development project.
D. Shared-use paths and sidewalks shall be
constructed in accordance with Chapter 5 of this manual and shall meet the
Pedestrian Accessibility Standards.
E. Shared-use paths and sidewalks shall be
separated from the edge of road, pavement, driveways, parking lots, and site
entrances in accordance with Chapter 5 of this manual. Where a sidewalk is
planned to adjoin the pavement edge of parking lot areas, such sidewalk shall
be grade-separated from the parking lot surface by at least
Figure 3.5.4.2-a Sidewalk
Designs
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here to view
a six-inch vertical face curbing and shall be at least
eight feet wide unless concrete wheel stops, bollards, landscaping, minimum 3'
wide grass buffer, or other similar improvements are provided which prevent
parked vehicles from obstructing the sidewalk. See Figure
3.5.4.2-a.
F. Shared-Use
Path and Sidewalk Termination Points and Road Tie-ins shall be designed in
accordance with the requirements below and the PAS for shared transportation
paths, and additional requirements as follows. SUP signing and pavement marking
is shown in the DE MUTCD and AASHTO publications.
1. When a minimum 5 ft. wide shoulder is
present the SUP/SW shall tie into the shoulder at a 45 degree angle with a
detectable warning surface (truncated domes) and Type 2 curb ramp, leading to
the road connection. The tie-in segment shall match the width of the SUP/SW.
The SUP/SW should still dead-end at the property line.
i. To promote pedestrian/user safety and
minimize the distances that must be traversed within the road/travelway, when
no shoulder exists within the project's own frontage, DelDOT may exercise
discretion and request the tie-in of the SUP/SW to a turn/deceleration lane.
DelDOT will avoid such tie-ins wherever possible, and will consider other
practical alternatives. When DelDOT deems it more practical, and sufficient
Right-Of-Way (ROW) or Permanent Easement (PE) exist, DelDOT may require that
the SUP/SW be extended beyond project's own frontage a minimal distance to
tie-in to the shoulder beyond a turn/deceleration lane or to allow for a
connection to an adjacent SUP/SW facility or driveway.
Figure 3.5.4.2-b Sidewalk/Shared Use Path
Tie-in
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here to view
2. Where a ditch must be crossed to tie-in to
the roadway, a 2 ft. graded SUP/SW user recovery area with a slope of 6H:1V or
flatter shall be provided adjacent to the path followed by a maximum 3H:1V
slope to the invert of pipe or swale.
3. When no shoulder is present, no connection
to the roadway shall be established. The SUP/SW shall terminate at the property
line, other facility or DelDOT determined location to promote a safe
termination.
If a property is developed adjacent to a parcel with a
SUP/SW stub and road tie-in, it shall be the responsibility of that Developer
to remove the road tie-in on the adjacent property once the main line
connection is made. This requirement should be identified during the plan
review process and a note shall be placed on the Record Plan defining the
Developer's responsibility, (http://www.deldot.gov/information/business/subdivisions/DelDOT_Development_Coordination_Plan_Sheet_Notes.doc).
Physical removal of the SUP/SW road tie-in on the adjacent property shall be at
DelDOT's discretion.
3.5.4.3
Walkways
Non-residential developments shall provide a system of
internal pedestrian connections to encourage safe and convenient pedestrian
movement within the site. These pedestrian connections, known as walkways,
shall also link the site with the public street sidewalk, transit facilities
and shared-use trail system, where they exist.
A.
Locating Walkways - A
walkway into the site shall be provided for every 330 feet of street frontage
unless otherwise directed by DelDOT. A walkway should also be provided to any
sidewalk or access-way abutting the site. See Figure 3.5.4.3-a.
Figure 3.5.4.3-a Locating
Walkways
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here to view
B.
Walkway Connections - Walkways should connect building
entrances to one another and from building entrances to adjacent public streets
and existing or planned transit facilities. On-site walkways should connect
with walkways, sidewalks, bicycle facilities, alleyways and other bicycle or
pedestrian connections on adjacent properties. DelDOT may request connections
to be constructed and extended to the property line at the time of
development.
C.
Walkway
Design - Walkways should be designed according to PAS. Walkways
bordering parking spaces should be at least eight feet wide unless concrete
wheel stops, bollards, landscaping, or other similar improvements are provided
which prevent parked vehicles from obstructing the walkway. Ramped walkways
should be provided where necessary to afford a reasonably direct route and
should conform to DelDOT standards. Walkways should be differentiated from
parking areas and circulation aisles by changes in grade, different paving
material, landscaping or other similar method. See Figures 3.5.4.3-b and
3.5.4.3-c.
Figure 3.5.4.3-b Walkway
Routing
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Figure 3.5.4.3-c Walkway
Designs
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3.5.4.4
Access-ways
Access-ways shall be used to provide bicycle and
pedestrian passage between streets and/or existing or proposed trails when the
spacing between streets is inadequate to accommodate convenient pedestrian and
bicycle travel. Access-ways are similar to walkways constructed in commercial
or mixed use developments but are generally wider so as to accommodate bicycle
traffic in residential areas. A shared- use path may be identified within a
development project as an access-way however access-ways will typically carry
less traffic, be narrower and require less total right-of-way than a shared-use
path. Access-ways differ from sidewalks in that they do not generally run along
the right of way of roads and streets.
Access-ways shall be provided as part of all new
developments and redevelopments where the net dwelling unit density is greater
than 1 dwelling unit per acre.
Access-ways shall be provided for pedestrians and
bicycles on recorded open space where full street connections are not possible,
with spacing between full street and access-way connections of no more than 660
feet, except where prevented by topography, barriers such as buildings,
railroads or freeways, or environmental constraints such as major streams and
rivers (all collectively to be called "constraints").
A. Access-way Width and Access Width - The
width of the recorded open space for access-ways must be sufficient to
accommodate expected users, and provide a safe environment, taking into
consideration the characteristics of the site and vicinity, such as the
existing street and pedestrian system improvements, existing structures,
natural features, and total length of the access-way connection. Access-ways
shall be set at a minimum width of 8 feet, with a minimum recorded open space
width of 18 feet. A minimum 2 foot clearance should be provided to lateral
obstructions such as shrubs or trees. In addition, the DE MUTCD requires a
minimum 2' clearance from post mounted signs. See Figure 3.5.4.4-a. Access-ways
within a subdivision street system shall be provided as follows:
1. Where any block of the subject street that
is longer than 660 feet as measured from the near side right-of-way line of an
intersecting street to the near side right-of-way line of another intersecting
street, an access-way shall be required through and near the middle of the
block. See Figure 3.5.4.4-b.
2.
Where any block of the subject street is longer than 1,320 feet as measured
from the near side right-of-way line of an intersecting street to the near side
right-of-way line of another intersecting street, two or more access-ways may
be required through the block. See Figure 3.5.4.4-c.
3. Where a street connection is not feasible,
one or more new access-ways to the following shall be provided as a component
of the development: an existing transit stop, a planned transit route as
identified by DTC and/or DelDOT, shopping center or a community facility. The
access-way shall be made as direct as possible.
4. DelDOT may require an access-way to
connect from one cul-de-sac to an adjacent cul-de-sac or street. See Figure
3.5.4.4-d.
5. In a proposed
development or where redevelopment potential exists and a street connection is
not proposed or possible, one or more access-ways may be required to connect a
cul-de-sac to public streets, to other access-ways, or to the project boundary
to allow for future connections.
6.
A new access-way to a community facility shall be provided as a component of a
development proposal if the addition of an access-way would reduce walking or
bicycling distance by at least 50 percent over other available sidewalks,
walkways or access-ways and the reduced walking or bicycling distance is
greater than 660 feet. See Figure 3.5.4.4-e.
B. Access-way Design Standards - Access-ways
shall be as short as possible and wherever practical, straight enough to allow
one end of the path to be visible from the other.
Access-ways shall be located to provide a reasonably
direct connection between destinations via pedestrian and bicycle
travel.
Access-ways through parking lots should be physically
separated from adjacent vehicle parking and parallel vehicle traffic through
the use of curbs, car stops, landscaping buffer, trees, lighting, and such
other methods as may be desirable, if not otherwise provided in the parking lot
design. See Figures 3.5.4.3.b and 3.5.4.3.c.
Where possible, access-ways shall converge with streets
at traffic-controlled intersections for safe crossing.
Figure 3.5.4.4-a Access-way
Width
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Figure 3.5.4.4-b Access-ways - 660' <
Block Length < 1320'
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Figure 3.5.4.4-c Access-ways - Block Length
> 1,320
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Figure 3.5.4.4-d Access-ways - Cul de Sac
Connection
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Figure 3.5.4.4-e Access-ways - Community
Facilities
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3.5.4.5
Roadway Crossing by Bicycles
and Pedestrians
The Applicant shall be required to install marked
crosswalks between curb ramps for the purpose of delineating pedestrian and
bicycle street-crossing locations in the following instances:
A. Across subdivision streets where the
subdivision street intersects a frontage road. Crosswalks may also be required
across the frontage road at DelDOT's discretion
B. At all signalized intersections adjoining
the development site
C. At key
locations to provide marked street crossing access to active or passive
parkland and open space areas, schools, playgrounds, neighborhood shopping
centers, transit and similar pedestrian destinations within and adjoining the
development site
D.
Pedestrian Refuge - If at all feasible, pedestrian refuge
areas shall be constructed across roadways of 4 or more travel lanes at key
locations where a marked crosswalk is to be
installed.
3.5.5
Connectivity - Transit Facilities
Existing and proposed transit stops, shall be shown on
the Record Plan with applicable bicycle and pedestrian connectivity. These
facilities may include passenger shelters, bicycle parking, landing pads, bus
pull-offs, walkways to the transit stop location, or some combination thereof,
as required by DTC or DelDOT, in consultation with the applicable land use
authority.
3.5.5.1
Industrial,
Institution, Retail, and Office Developments
DelDOT or DTC may require: industrial uses, office,
institutional uses, or retail establishments; larger than 150,000 s.f. to
provide either a transit stop on-site or adjacent to the site, or a pedestrian
connection to an existing transit stop.
In such cases, pedestrian connections shall be made to
any transit facility within 1,320 feet of the boundary line of a site. The
connections should take the most practical direct route. Users should be able
to see the ending of the connection from the entrance point, if
possible.
If transit service exists along the frontage of the
development, or if, after consultation with DTC, it is determined that the
development is a feasible candidate for transit service, and there is no
existing transit stop within 1,320 feet of the site, pedestrian routes and
transit facilities shall be designed to support transit use through provision
of improvements.
3.5.5.2
Residential DevelopmentsA.
School and Transit Bus Stop Requirements - All subdivision and residential site
development proposals involving more than 50 dwelling units shall be required
to designate and reserve locations for transit and school bus stop
accommodations within and/or adjacent to the proposed development, as directed
by DelDOT or DTC. If these accommodations are adjacent to the proposed
development, pedestrian connections may be required, taking the most practical
direct route.
B. School Bus Stop
Locations
The following specifies school bus stop locating
procedures:
1. The developer shall
notify the local public school district of the location, character and layout
of the proposed subdivision or residential site development as early as
possible in the plan development process, but in any case, by registered mail
no later than 30 days prior to the date of the public meeting at which such
proposal will be considered for approval. The purpose of this notification is
to offer the local public school district the opportunity to provide input and
direction with respect to the most appropriate and serviceable location for
school bus stops within the proposed development. If available, the applicant/
developer shall use a School District Notification Form provided by the local
jurisdiction developed for this purpose.
2. The local public school district shall
have 30 days to provide commentary to both the applicant/developer and to the
local jurisdiction with respect to school bus stop provisions. Such commentary
shall describe preferred locations of bus stops within and adjoining the
proposed development site. Should the local school district choose not to
respond within the prescribed period, the development proposal may proceed
through the review and approval process.
3.5.5.3
Transit at Mixed Use
Developments
To facilitate transit usage and circulation, mixed use
developments should provide transit stops at key nodes with easy access to the
surrounding thoroughfares. Transit routes through the mixed use development
shall be designed to accommodate the technical requirements of bus operations.
Transit easements through and within mixed use centers shall be provided as
requested by DTC. DTC is involved in the project development process to ensure
feasibility and conformance with intended use. The designer should refer to
Section 5.3.3 of this manual for more information.
3.5.6
Connectivity - Subdivision Street
Intra-Connectivity
In addition to minimum roadway spacing requirements, the
Applicant shall demonstrate that the streets within the proposed development
will provide adequate connectivity by calculating the project's connectivity
ratio.
A. Minimum Required
Connectivity Ratio
All Plans shall demonstrate that the proposed subdivision
street system will achieve a connectivity ratio of 1.4 or
greater.
B.
Connectivity Ratio for Phased Development
If a subdivision is planned to be constructed in distinct
development phases, then Plan shall demonstrate that the initial phase
individually and in conjunction with all subsequent phases, will achieve and
maintain the minimum connectivity ratio requirement.
C. Verification of Connectivity Ratio
The Record Subdivision Plat shall reflect compliance with
the minimum connectivity ratio requirement. See Figure 3.5.6-a. A calculation
sheet reflecting the information in Figure 3.5.6-a shall be submitted.
Figure 3.5.6-a Intra-connectivity - Minimum
Required Connectivity Ratio
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here to view
3.5.7
Connectivity -
Interconnectivity
Linkages shall be provided among adjoining subdivisions
in order to allow convenient and effective travel among neighborhoods. Benefits
include ease of access, alternative travel routes for residents, sidewalk
networks on local streets and internal circulation routes for service providers
such as school buses, transit vehicles, sanitation vehicles, and emergency
management personnel.
Where proposed subdivisions abut communities which
restrict residents to the age of 55 and over, interconnections shall be
regulated by the provisions of 17 Del.C.§
531.
3.5.7.1
Linkages to Existing Adjacent
Developments with no Connection
When proposed development is being planned adjacent to
previously developed land and the previously developed land has not
incorporated linkage street stubs to its perimeter as part of its recorded
plan, the proposed development shall provide access-way connections if at all
possible.
If required by DelDOT, the Applicant shall provide right
of way for a future access-way connection, and/or a full street connection,
within the span of each such property boundary line.
3.5.7.2
Linkages to Existing Adjacent
Developments with Connection
When proposed development is being planned adjacent to
previously developed land and the previously developed land has incorporated
linkage street stubs to its perimeter as part of its recorded plan, the
proposed development must incorporate street connections to the existing
linkage street right-of-way stubs as part of its street system.
A.
Sidewalk Interconnections
- All development plans shall provide for sidewalks along future public street
connections to adjacent developable parcels along each property boundary that
abuts potentially developable or re-developable land in accordance with the
provisions for sidewalks.
B.
Access-ways or Walkways - Access-ways or walkways for
bicycles, pedestrians, and emergency vehicles shall connect the on-site
circulation system to existing adjacent bicycle and pedestrian connections,
transit facilities and to entrances open to the public that abut the property.
Connections may approach parking lots on adjoining properties if the adjoining
property used for such connection is open to public pedestrian and bicycle use,
is paved, and is unobstructed.
3.5.7.3
Linkages to Undeveloped or
Re-developable Property
Where abutting properties are undeveloped or can be
expected to be redeveloped within the next ten years, the location and
potential arrangement of streets, bicycle and/or pedestrian connections shall
be provided at the following spacing to provide for the continuation of these
connections into surrounding areas. See Figure 3.5.7.3-a.
A.
Subdivision Street Type I and II
Interconnections - All development plans shall provide for linkage
street stubs at a ratio of one per 1,320 linear feet of the boundary line or
fraction thereof, which adjoins potentially developable or re-developable land.
The ratio should be rounded to the nearest whole number as shown in Figure
3.5.7.3-a.
B.
Subdivision
Street Type III or Higher Order Road - All development plans shall
provide for future public street connections to adjacent developable parcels by
providing a Type III street connection as a continuation of the site
circulation and spaced at intervals:
1) in
accordance with an approved DelDOT and County local traffic circulation plan;
or
2) if no such plan exists, not to
exceed 1,320 linear feet along each development plan boundary or as measured
from the nearest parallel collector road to the site. Where it is determined
that such connections or the spacing thereof are not feasible or practical,
DelDOT may at its discretion, waive or modify this
requirement.
C.
Development Adjacent to Vacant Land - Where new development is
adjacent to vacant land likely to be subdivided in the future, all streets,
sidewalks bicycle lanes, and access-ways in the development's proposed street
system shall continue through to the boundary lines of the area under the same
ownership as the subdivision, if directed by DelDOT or the appropriate land use
agency to provide for the orderly subdivision of such adjacent land or the
transportation and access needs of the community.
D.
Redevelopment Projects -
All redevelopment projects shall retrofit existing streets to provide increased
vehicular, bicycle and pedestrian connectivity along with increased transit
accessibility.
E.
Sidewalk
Interconnections - All development plans shall provide for sidewalks
along future public street connections to adjacent developable parcels along
each development plan boundary that abuts potentially developable or
re-developable land in accordance with the provisions for sidewalks.
F.
Walkway and Access-way
Interconnections - All development plans shall provide for future
public walkways and/or access-ways, as applicable, to connect to adjacent
developable parcels by providing such connections as a continuation of the
walkways or access-ways provided for the development in accordance with the
walkway and access-way standards for each development plan boundary that abuts
potentially developable or re-developable land.
G.
Stub Street Turn-Around
Area - The right-of-way stubs shall be planned and constructed to the
subdivision boundary line for future connections as outlined in Section
5.1.5.2, Temporary Dead End Streets.
Figure 3.5.7.3-a Subdivision Street
Interconnections
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here to view
3.5.7.4
Non Residential Cross-Access
Interconnectivity
Developments should minimize or eliminate access points
along DelDOT frontage roads. Where possible, vehicular access should be shared
with the adjacent properties and/or alleys should be used for access. See
Figure 3.5.7.4-a.
Figure 3.5.7.4-a Non-Residential
Cross-Access Interconnectivity
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here to view
A.
Cross-Access - To reduce the number of access points to DelDOT
frontage roads, and to promote efficient and convenient access along roadway
corridors, shared entrances, connecting driveways and street linkages are
recommended wherever practical.
B.
Aisle length between Cross-access and Street - A minimum
distance of 60 feet shall be required between a cross-access-way and an
intersection or driveway entrance to allow for car storage between the
cross-access and the driveway.
C.
Cross-Access Types and Locations - Locations and types of
cross-access will vary from site to site and are dependent upon a number of
factors including: overall size of the properties involved, building types and
land uses of the properties being served, locations of the existing and
proposed buildings, locations of existing and proposed parking lots and site
utility and landscape requirements.
D.
Recordation - Any
cross-access easements shall be shown on the Record Plan for the development
and recorded at the applicable local recordation office.
E.
Cross-Access
Construction:1. Development plans
shall indicate the location of cross-access easement(s).
2. The access connection shall be completed
if an immediate or near term benefit (as determined by DelDOT) can be derived
by completing the link.
3. If no
immediate or near term benefit would be derived, development plans should
provide cross access and construction easements and arrange the site design so
that when the adjoining property owner extends the connection to the property
line, the link will be completed. If the link is to be completed in the future,
the grade of the connection, parking, landscaping and other improvements must
be set to allow for extension into the adjacent lot.
F.
Internal Access Driveways
- Whenever possible, internal access drives should be located to join
together existing public streets and/ or connect to adjacent private drives so
that the internal circulation functions as an integral part of the surrounding
transportation network.
3.5.8
Connectivity - Hindrances
Street, bicycle, and/or pedestrian connections are not
required where one or more of the following conditions exist:
A. Where physical or topographic conditions
make a street, access-way or walkway connection impracticable. Such conditions
include but are not limited to the alignments of existing connecting streets,
freeways, railroads, slopes in excess of DelDOT standards, wetlands or other
bodies of water where a connection could not reasonably be provided.
B. Existing buildings or other development on
adjacent lands physically preclude a connection now and in the future,
considering the potential for redevelopment.
C. Where the installation of street, bicycle,
and/or pedestrian connections would violate provisions of leases, easements,
covenants, or restrictions written and put into effect prior to the effective
date of these regulations.
DelDOT shall make the final determination as to whether
or not a connection shall be made. Where connectivity ratio cannot be met for
any of the above reasons, DelDOT may waive the connectivity ratio
requirement.
