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§ 153.080 GENERAL.
   All subdivisions shall be designed and constructed according to the standards of this subchapter. These standards apply to minor and major subdivisions, except where noted.
   (A)   Whenever the county or any utility company have standards adopted pursuant to statute in existence or have them subsequently adopted which are stricter than the standards of this chapter, they shall apply in lieu of similar standards that may be contained within this chapter.
   (B)   The Plan Commission may require stricter standards when, in the opinion of the Plan Commission, those stricter standards are needed to fulfill the interest and purpose of this chapter.
   (C)   If the subdivider places restrictions on any of the land contained in the subdivision greater than those required by the Zoning Ordinance or by this chapter, such restrictions or reference thereto may be required to be indicated on the subdivision plat, and the Plan Commission may require that restrictive covenants be recorded with the County Recorder.
   (D)   (1)   In certain instances, it is to the benefit of the general welfare that certain improvements within a subdivision be increased in size.
      (2)   The additional cost for the oversized improvements is of no special benefit to the future residents of the subdivision, but is of benefit to the general public. In such events, special contractual arrangements for cost sharing of the oversized improvements may be entered into between the subdivider and the county or utility company.
   (E)   In reviewing an application for approval of a subdivision, the Plan Commission shall consider the adequacy of existing streets and roads and other facilities to serve the proposed subdivision and may require the subdivider to make and pay for improvements deemed necessary. In no case shall the county be obligated to make improvements for the purpose of making private land suitable for development.
   (F)   Before approving any subdivision, the Plan Commission shall ensure that there are adequate methods to maintain all improvements required by this subchapter. The improvements include, but are not limited to: recreation facilities; common open space; private streets and pedestrian ways; private sewer and water systems; and drainage facilities.
(Prior Code, § 152.080) (Ord. 87, passed 4-18-1988)
§ 153.081 CHARACTER OF THE LAND.
   Land which the Plat Committee or Plan Commission finds to be unsuitable for subdivision because of flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, soils with severe limitations for development, utility easements, or other features which will reasonably be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas, shall not be divided unless adequate methods are formulated by the subdivider and approved by the Plat Committee or Plan Commission to solve the problems created by the unsuitable land conditions.
(Prior Code, § 152.081) (Ord. 87, passed 4-18-1988)
§ 153.082 PRESERVATION OF NATURAL FEATURES AND AMENITIES.
   (A)   Existing features which would add value to the development or to the community as a whole, such as trees, watercourses and falls, historic spots, and similar irreplaceable assets, shall be preserved in the design of the subdivision.
   (B)   No trees shall be removed from any subdivision, nor any change of grade of the land affected until the primary approval has been granted. All trees on the plat which are required to be retained shall be preserved, and all trees, where required, shall be welled and protected against change of grade.
   (C)   This section does not apply to minor subdivisions.
(Prior Code, § 152.082) (Ord. 87, passed 4-18-1988) Penalty, see § 10.99
§ 153.083 SUBDIVISION NAME.
   The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in the county. The Plat Committee or Plan Commission shall have final authority to approve the name of the subdivision which shall be determined at the time of primary approval. In the event the subdivider intends to develop the subdivision in phases, the name of the subdivision shall incorporate by number and as necessary the respective phase, section, and part in that order.
(Prior Code, § 152.083) (Ord. 87, passed 4-18-1988)
§ 153.084 MONUMENTS AND MARKERS.
   Monuments and markers shall be designed and constructed according to the following standards.
   (A)   Monuments and markers shall be placed so that the center of the pipe or marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the finished grade.
   (B)   Monuments shall be set after final grading:
      (1)   At the intersection of lines forming angles in the boundary of the subdivision, provided that not more than eight such monuments shall be required; and
      (2)   At the intersection of the center lines of all streets and also at the center points of all cul-de-sac turnarounds.
   (C)   Markers shall be set prior to issuance of improvement location permits:
      (1)   At the beginning and ending of all curves along street property lines;
      (2)   At all points where lot lines intersect curves, either front or rear;
      (3)   At all angles in property lines of lots; and
      (4)   At all lot corners not established by monuments.
   (D)   Monuments shall be of stone, pre-cast concrete, or concrete poured in place with minimum dimensions of four inches by 30 inches set vertically in place. They shall be marked on top with iron or copper dowel set flush with the top of the monument, or deeply scored on top with a cross. Markers shall consist of iron pipes or steel bars at least 30 inches long, and not less than five-eights of an inch in diameter.
(Prior Code, § 152.084) (Ord. 87, passed 4-18-1988)
§ 153.085 UTILITIES.
   Utilities shall be provided as follows.
   (A)   The subdivider shall provide the subdivision with a sanitary sewer system by one of the following methods:
      (1)   A municipal or other public utility system is subject to the design standards and approval from that utility company. The subdivider must provide evidence that such system has the capacity and capability to serve the development and guarantees of a sufficient number of book-ons to serve all lots in the subdivision;
      (2)   A private sanitary sewer system to convey the sewage to a treatment plant, to be provided by the subdivider in accordance with the minimum requirements of the County Board of Health, the State Board of Health, and/or the State Stream Pollution Control Board. The subdivider must show that there are arrangements to ensure continued operation and maintenance of the system, that the system has, or will have, sufficient capacity to serve the development, and guarantees of a sufficient number of hook-ons to serve all lots in the subdivision; and
      (3)   A private sewage disposal system on individual lots, consisting of a septic tank and tile absorption field, or other approved sewage disposal system, when laid out in accordance with the minimum standards of the County Board of Health. Evidence must be provided that a private system can be installed on each lot.
   (B)   The subdivider shall provide the subdivision with a complete water supply system by one of the following methods:
      (1)   At the intersection of the center lines of all streets and also at the center points of all cul-de-sac turnarounds;
      (2)   A private community water supply system to be provided in accordance with the minimum requirements of the State Board of Health; and/or
      (3)   An individual water supply on each lot in the subdivision in accordance with the minimum requirements of the County Board of Health.
   (C)   Fire hydrants shall be required for all subdivisions except those having lots served by individual wells. Generally, fire hydrants shall be located no more than 1,000 feet apart for non-residential subdivisions and no more than 500 feet for any residential subdivision. All fire hydrants shall be constructed according to the state’s Fire Marshal Code and the standards of the applicable fire department and utility company.
   (D)   All utility facilities (including, but not limited to: gas; electric power; telephone and CATV cable) shall be located underground throughout the subdivision, except where not permitted by the utility company. All utility facilities existing and proposed throughout the subdivision shall be shown on the primary plat, and shall be reviewed by the applicable utility company. Underground service connections to the property line of each platted lot shall be installed at the subdivider’s expense. This section does not apply to minor subdivisions.
(1993 Code, § 8-215) (Ord. 87, passed 4-18-1988)
§ 153.086 PUBLIC USE/OPEN SPACE AREAS.
   Public use and open space areas shall be provided as follows. This section does not apply to minor subdivisions.
   (A)   (1)   Where sites for parks, schools, playgrounds or other public uses are located within the subdivision area as shown on the Comprehensive Plan, the Park and Recreation Plans or any other adopted plans, the Plan Commission may request their dedication for such purposes, or their reservation for a period of two years, following the date of the final approval of the plan.
      (2)   In the event a government agency concerned passes a resolution expressing its intent to acquire the land so reserved, the reservation period shall be extended for an additional six months.
   (B)   In a subdivision proposed to contain an average of more than one to one and one-half lots per gross acre, and containing 50 or more lots as shown on the primary plat (including all phases), at least one acre of open space per each 50 lots shall be platted and permanently dedicated for public park or playground use.
      (1)   The area may be permanently dedicated to the Park Board, if agreed to by the Park Board, or to a property owners association, if suitably protected by covenants. If the open space is not accepted by the Park Board, or if there is not a property owners association for the subdivision, the Plan Commission may waive the requirements of this subchapter if there is no other way to permanently maintain the open space.
      (2)   Playgroup or public school sites within the boundaries of the proposed subdivision shall be deemed to meet the open space requirements of this section. The least dimension of any such required open space shall be 150 feet. A public crosswalk or easement not less than 15 feet in width shall be provided for access to the required open space.
(Prior Code, § 152.086) (Ord. 87, passed 4-18-1988)
§ 153.087 BLOCKS.
   Blocks shall be designed according to the following standards. This section shall not apply to minor subdivisions.
   (A)   Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, and waterways.
   (B)   (1)   The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development permitted.
      (2)   Block lengths in residential areas shall not exceed 1,400 feet, nor be less than 400 feet in length. Wherever practical, blocks along arterial and collector streets shall not be less than 1,000 feet in length. Irregularly shaped blocks may be approved if such a pattern is appropriate to the land to be subdivided and is properly designed.
   (C)   (1)   Pedestrian ways or crosswalks not less than ten feet in width may be required through the center of blocks more than 800 feet long, or at other appropriate locations and at the ends of cul-de-sacs where the Plan Commission deems such ways desirable to provide for circulation or access to neighboring uses.
      (2)   In determining whether pedestrian ways are required, the Plan Commission shall consider methods of maintaining such ways and their usefulness in providing access to any common open space, water areas, recreation areas, schools, churches, and other surrounding uses. Pedestrian ways shall be a perpetual, unobstructed easement.
(1993 Code, § 8-217) (Ord. 87, passed 4-18-1988)
§ 153.088 LOT DESIGN.
   Subdivision lots shall be designed according to the following standards.
   (A)   The lot arrangement shall be such that all lots shall have satisfactory building sites, properly related to topography and surrounding land and uses. Each lot shall comply with the minimum requirements of the Zoning Ordinance and with all applicable health regulations. Each lot shall be capable of providing safe, usable driveway access.
   (B)   Where lots are more than double the minimum required area for the zoning district, the Plat Committee or the Plan Commission may require that the lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve potential lots, all in compliance with the Zoning Ordinance and this chapter.
   (C)   Irregular-shaped lots shall be avoided except where the Plat Committee or the Plan Commission deems such a pattern to be more appropriate to the site conditions than regular shapes. Financial advantage for the subdivider and/or the ability to create a larger number of lots is not in itself sufficient reason for allowing irregular shapes.
   (D)   In general, side lot lines shall be at right angles to street lines and radial to curving street lines unless a variation from this rule will provide a better layout.
   (E)   To the fullest extent practical, residential lots shall front on residential subdivision streets in such a manner as to provide neighborhood cohesiveness. Lots laid out in long lines along arterial, collector, or local streets shall be avoided.
   (F)   (1)   Lots abutting a watercourse, drainageway, channel, stream, or floodplain shall have additional minimum width or depth as required to provide an adequate building site and afford the minimum usable area required by the Zoning Ordinance for front, rear and side yards.
      (2)   Lands below the regulatory flood elevation as specified by the Zoning Ordinance shall not be used for computing the area requirement for any lot.
   (G)   If a tract being subdivided contains a water body other than a temporary detention facility or portion thereof, lot lines shall either be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots, or the Plat Committee or Plan Commission may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a county responsibility. No part of the minimum area of a lot required under the Zoning Ordinance may be satisfied by land which is under water, other than a temporary detention facility or portion thereof.
   (H)   Double frontage and reversed frontage lots shall be avoided in residential subdivisions, except where necessary to provide separation of residential development from streets, or to overcome specific disadvantages of topography and orientation.
   (I)   Except where provided in § 153.089, each lot shall have at least 40 feet frontage on either a public road or a private road of at least 50-foot width.
(Prior Code, § 152.088) (Ord. 87, passed 4-18-1988)
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