(A) The improvement plan shall provide the minimum acceptable design and improvement standards which will be required by the Commission as a precondition to development or in conjunction with development for lots, streets, utilities, and other physical elements in the subdivision. Based upon the information and design plans of the subdivision, the Commission designee may request additional information on any of the following requirements in order to clarify design issues. The improvement plan shall be designed by an Indiana Registered Professional Engineer or Surveyor and installed in accord with these and other applicable regulations, and shall contain the following information:
(1) The proposed name of the subdivision or development as approved in the primary plat. In no case shall the name of a proposed subdivision duplicate or be similar to an existing subdivision in Dearborn County unless it is an extension or expansion of an existing subdivision;
(2) Names and addresses of owner or developer of the subdivision and the Indiana Registered Professional Engineer or Surveyor responsible for the design of all improvements. The improvement plan shall be certified with the seal of the engineer or surveyor;
(3) The plan shall be to a scale of one inch equals 50 feet unless the Commission designee approves another scale and the submitted drawing shall be on a 24" x 36" paper size. On large lots, this scale may be used to show just the graded portion of the lots, and improvements. A graphic or a written scale shall be on each sheet of the plan. All multiple sheet plans shall be stapled together and numbered to form plan sets;
(4) A vicinity map showing the proposed location of the subdivision by township and section and in relation to major or minor roads in the area. The vicinity map shall have an approximate scale. In addition, if the subdivision is done in sections, a reduction of the overall subdivision plan shall be provided on the cover sheet that graphically indicates the area under review;
(5) The date shall be on the cover or first sheet of the improvement plan, and a north arrow shall be on all sheets of the improvement plan;
(6) The boundary of the subdivision or section of subdivision under review shall be indicated by a heavy, solid line on one sheet of the improvement plan at a standard scale to show the location of the section under review with other sections of the subdivision. All subdivision boundary lines shall be labeled with the bearing and distance;
(7) The location and name of all existing and recorded streets, right-of-way and roadway widths, railroads, public and private utility rights-of-way or easements (including drainage easements); public parks and open spaces; buildings (labeled as "to remain" or "to be removed"); township, city, town, county and state boundary lines; cemeteries and other historical landmarks or features. Drainage easements not planned to be piped shall be labeled "surface drainage easement";
(8) Sight distances in both directions for any proposed road that intersects with an existing street shall meet the minimum sight distance requirements found in the City of Aurora Zoning Ordinance. The sight distances shall also be denoted on the plat along with the speed limits of the roads to be intersected.
(9) Location and sizes of all existing utility facilities (public and private) within or adjacent to the subdivision or development area. Location and width of all public or private sidewalks, including ownership and maintenance of private sidewalks and pathway systems;
(10) Location and identification of all existing zoning districts within, or adjoining, the subdivision or project area. If used for residential purposes, the type of housing shall be stated on the improvement plan;
(11) Existing contours with intervals of not more than ten feet shall be clearly marked with elevations based on mean sea level (U.S.G.S. Datum) and the location and description of the benchmark used. All subdivisions larger than 50 total lots will be required to tie into the State Plane Coordinate System;
(12) Proposed finished contours with intervals of not more than five feet, shall be clearly labeled and be related to the existing contours. Maximum grade for any excavated (cut or fill) slopes shall be 2.5:1 (2.5 feet horizontal for each one foot vertical), and the design slope shall be labeled on the plan. Excavated slopes may be steeper upon report by a geotechnical engineer approved by the Planning Department. Disturbed limits shall be clearly identified on the submitted plan and in the field;
(13) Location, right-of-way and pavement width, name of all proposed streets and other public utility rights-of-way or easements. Show striping of street lanes on roads with more than two lanes. Also, show location of streetlights and submit detail of a typical light fixture. A typical detail drawing that depicts the classification of the proposed street shall be shown on the improvement plan. Where divided entrances are proposed, detail plans may be required when appropriate. Proposed street names shall not duplicate or too closely approximate phonetically, the name of any other street in the city. Street stations and PVIs shall be labeled on the centerline of proposed streets and correspond to profiles of said street;
(14) The location and lot number of all lots with the distances shown on each lot line. Arrows showing the water flow off the lot will indicate the proposed drainage of individual lots;
(15) Profile of each proposed street with finish grades (including adequate extensions, where necessary, beyond the proposed subdivision, development or section) including all existing and proposed underground public utility crossings with catch basins, junction boxes, manholes and existing private utility crossings including gas, electricity, and telephone. Horizontal scale shall be the same as the plan scale and vertical scale not less than one inch equals ten feet unless approved by the staff. Stationing shall be labeled and correspond to the plan view;
(16) Location of proposed sanitary, storm water, and water resource systems, including all facilities relating thereto such as manholes, pump stations, sewerage plants, catch basins, junction boxes, headwalls, water valves and fire hydrants. Detention/retention areas or ponds shall be clearly identified with the maximum volume capacities labeled. Detailed drawings of all overflow facilities shall be shown. All stormwater and sanitary sewer facilities (catch basins, junction boxes, headwalls and manholes) shall be numbered and correspond to those facilities on profiles as described in division (18) below. Connection to existing facilities shall be shown and labeled. Responsibility of maintenance of any detention/retention areas shall be noted on the improvement plan;
(17) Location and identification of any drainage facility (i.e., man-made dams) or natural feature (i.e., lake or pond) on the site or within 100 feet of the subdivision or development boundary which has, or could have, a significant impact on drainage or siltation control;
(18) Profiles of all proposed stormwater and sanitary sewer pipelines and facilities including percent grade, pipe diameters, pipe lengths, and invert elevations. Profiles shall also show all existing and proposed public utility (water, storm and sanitary sewer) crossings, and all existing private utility (gas, electric, and telephone) crossings. The facilities (catch basins, junction boxes, headwalls and manholes) shall be numbered and correspond to those facilities as described in division (16) above. The design velocity of stormwater flow shall be shown at the headwall and the re-entrance into the natural stream. Detail drawings of all detention/retention overflow and controlling facilities including valves shall be shown. Connections to existing pipelines or facilities shall be shown and labeled;
(19) Design calculations for all drainage facilities including detention/retention basins, sediment basins, stormwater pipelines and drainage channels. All calculations must be approved by an Indiana Register Professional Engineer or Surveyor;
(20) If a grading plan of the proposed subdivision or section thereof was approved under this chapter, then a copy of that approved plan shall be submitted with the proposed improvement plan;
(21) Names of adjacent property owners and recorded subdivisions with section or phase number within 100 feet of the site under review;
(22) Reference to the type of street and a typical cross-section detail as noted in the current city street specifications;
(23) The minimum building setback lines as stated in the current Zoning Ordinance shall be noted either graphically and in written form;
(24) Indicate lots in the proposed subdivision or development that are intended to be dedicated or temporarily reserved for public use, or to be reserved by deed covenant for use of all property owners in the subdivision, and the conditions, if any, of such dedication or reservation. The applicant shall provide information regarding any dedication of public lands, restrictive covenants on non-development areas, or conservation easements;
(25) The location of all erosion and sediment control facilities shall be shown on the plan, with detail drawings of each type of facility being used. The detailed soil erosion techniques or features may be referenced on the plan in accordance with the Indiana Department of Natural Resources Rule 5 Permit for Erosion Control. All excavated slopes (4:1 or steeper) shall be seeded and mulched immediately upon completion of grading of that particular slope, and rights-of-way shall be seeded and mulched within 120 days of the Planning Department's secondary plat approval of that section;
(26) A draft copy of any homeowners association agreement document which deals with the future maintenance of sidewalks, streets, open areas, recreational lands, street lighting, private utilities, and other items. At a minimum, the homeowners agreement document should include membership names, fee or dues structure, estimated cost for future maintenance items, a detailed list of maintenance items, a budget description and a description of ownership boundaries;
(27) Additional documentation or information such as geotechnical studies may be required by the Planning Department if an applicant is proposing to make improvements on property located on steep slopes of 25% or greater or that have types of soils and geologic formations, which severely limit development;
(28) A copy of written approval shall be provided for all public utility improvements to be provided. The letter should not only indicate that the service is available but that the applicant has permission to extend or tap into the service. A copy of any required IDEM approval for any sanitary sewer service shall also be provided. Developments requiring access onto a state highway shall be required to provide a copy of any required INDOT permit; and
(29) Any applicable floodway or flood plain information as determined in Section 216, Item 13; 31. A Phase I Environmental Site Assessment prepared by a certified environmental consultant licensed in the State of Indiana, in accordance with ASTME 1527-00 for any subdivision proposed for a commercial use. Any subdivision may be subject to this requirement, at the request of the Plat Committee, if the site contains a potential environmental risk.
(B) Expiration. The improvement plan shall become null and void after two years from the date of approval, unless a substantial amount of construction of significant improvements in the subdivision are made (as determined by the Planning Commission or their designee) and include the following: utility installation, road construction, or extensive excavation. In addition, acceptance of a financial guaranty will extend the approval period for the length of the guaranty. A one year extension of approval for an improvement plan can be issued by the Planning Commission or their designee. Any deviation from or changes made to the approved improvement plan shall be submitted to the Commission designee for review and approval by the Plat Committee of the Plan Commission. In the event that any person holding an approved improvement plan permit pursuant to this chapter violates the terms of the permit or implements site development in such a manner as to materially adversely affect the health, welfare, or safety of persons residing or working in the neighborhood or development site so as to be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, the Building Commissioner or Planning Commission, or their respective designees, may suspend or revoke a site development permit. The Commission designee shall stamp and distribute the approved copies of the improvement plan to the appropriate organizations.
(Ord. 2019-008, passed 5-13-19)