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.
3.5.1Connectivity - RequirementsThe 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.3.5.2Transportation Networks and ConnectionsA. 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.3.5.3DelDOT Subdivision StreetsThe 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.
3.5.4Connectivity - Bicycle and Pedestrian SpacingExisting 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.
3.5.4.1Bicycle CompatibilityBicycles 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.
3.5.4.2Shared-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.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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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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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.
3.5.4.3WalkwaysNon-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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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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3.5.4.4Access-waysAccess-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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3.5.4.5Roadway Crossing by Bicycles and PedestriansThe 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 discretionB. At all signalized intersections adjoining the development siteC. 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 siteD.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.3.5.5Connectivity - Transit FacilitiesExisting 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.
3.5.5.1Industrial, Institution, Retail, and Office DevelopmentsDelDOT 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.
3.5.5.2Residential 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.3.5.5.3Transit at Mixed Use DevelopmentsTo 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.
3.5.6Connectivity - Subdivision Street Intra-ConnectivityIn 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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3.5.7Connectivity - InterconnectivityLinkages 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.
3.5.7.1Linkages to Existing Adjacent Developments with no ConnectionWhen 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.
3.5.7.2Linkages to Existing Adjacent Developments with ConnectionWhen 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.3.5.7.3Linkages to Undeveloped or Re-developable PropertyWhere 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; or2) 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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3.5.7.4Non Residential Cross-Access InterconnectivityDevelopments 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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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.3.5.8Connectivity - HindrancesStreet, 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.
13 DE Reg. 1101 (02/01/10)
15 DE Reg. 551 (10/01/11)
16 DE Reg. 1199 (5/1/2013)
18 DE Reg. 240 (9/1/2014)
18 DE Reg. 709 (3/1/2015)
19 DE Reg. 938 (4/1/2016)
22 DE Reg. 954 (5/1/2019) (Final)