Before secondary approval may be granted, the plat of the subdivision shall conform to the following standards of improvements which shall be installed under the supervision of an inspector whose qualifications meet the approval of the Executive Director, and the cost of such inspection shall be borne by the subdivider.
(A) Monuments, markers and subdivision benchmarks. Monuments and markers shall be placed so that the center of the bar 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.
(1) Monuments shall be set:
(a) At the intersection of all lines forming angles in the boundary of the subdivision.
(b) At the beginning and ending of all curves along street right-of-way lines.
(c) At the intersection of street right-of- way lines.
(d) Those points falling in a paved roadway may be represented by road nails or railroad spikes provided a witness monument is set.
(2) Markers shall be set:
(a) At the intersection of street right-of- way lines.
(b) At all section corners.
(c) At all points where lot lines intersect curved property lines, either front or rear.
(d) At all angles in property lines of lots.
(e) At all lot corners not otherwise described herein.
(f) At the beginning and ending of all curves along right-of-way lines.
(g) Those points falling in paved roadway may be represented by road nails or railroad spikes provided a witness marker is set.
(3) Monuments shall be of stone or concrete (which may be poured in place), with minimum dimensions of four inches by four inches by 30 inches, set vertically in place. They shall be marked on top with a brass plug, or iron or copper dowel, at least 5/8 inch thick, set flush with the top of the monument, deeply scored on top, with a cross. Markers shall consist of iron pipes or steel bars at least 24 inches long, and not less than 5/8 inch in diameter, and shall be identified by a cap or permanent label carrying the surveyor's registration number.
(4) Subdivision benchmarks. One benchmark shall be set in each major subdivision containing 100 lots or fewer. One additional benchmark shall be set for each additional 100 lots or fraction thereof. The locations of benchmarks shall be approved by the county surveyor.
(a) The applicant's land surveyor shall establish subdivision benchmark elevations by a closed level circuit from the nearest U.S.G.S. Benchmark.
(b) Each subdivision benchmark shall be installed behind the curb line at an intersection so that the top of the benchmark is level with the top of the curb, unless otherwise permitted by the county surveyor.
(c) Subdivision benchmark specifications. Each benchmark shall be precast or poured-in-place concrete with a 28-day compressive strength of 4000 psi and 6% air entrainment. Benchmarks shall be at least 12 inches square by 36 inches deep and shall be marked on top with a 3-inch diameter curved-head brass marker set flush with the top of the concrete.
(B) Streets. Streets, and alleys where provided, shall be completed to grades shown on plans, profiles, and cross-sections provided by the subdivider and prepared by a registered professional land surveyor or engineer and approved by the Commission.
(1) The streets shall be graded, surfaced, and improved to the dimensions required by the cross- sections and the work shall be performed in the manner prescribed in “Standard Specifications for the Indiana Department of Highways,” latest issue (hereinafter referred to as the Standard Specifications). A copy of the current Standard Specifications is on file in the office of the Fayette County Area Plan Commission.
(2) Residential streets shall be surfaced to a minimum width of 30 feet (unless otherwise noted), measured back to back of curb, within the city; and 26 feet of paved surface in the unincorporated area of Fayette County. Streets classified as “arterial” or “feeder” in the thoroughfare plan, as set forth in the Area Thoroughfare Plan Code, shall be surfaced to a minimum width of 36 feet. (See division (G) herein for curb and gutter requirements.) The Commission may require the subdivider to provide street surfacing on streets which are proposed to be extensions of existing paved streets, and which exceed the minimum dimensions set forth above, to the full width of the existing paved street. Alleys shall be surfaced to their full width. Cul-de-sac turnarounds shall be paved to a diameter of 76 feet.
(3) The subgrade shall be prepared in compliance with Section 207 of the Standard Specifications.
(4) The subbase, where required, shall be prepared in compliance with Section 304 of the Standard Specifications. Special subbase drainage in areas of cuts, swales and fills shall be as set out in the approved plans and specifications.
(5) The street surface shall be of Portland cement concrete materials and construction shall be in accordance with Section 501 of the Standard Specifications and division (a)1. below. Hot asphalt concrete materials is also permitted and construction shall be in accordance with Section 403 of the Standard Specifications and division (b) below. In the case of a proposed alternative method, discrepancy, omission or duplication in the required specification standards, the decision of the Fayette County Surveyor or City Engineer (as the case may be), shall be sought and considered final.
(a) Rigid type pavement (Portland cement concrete):
1. Minimum design characteristics of street pavement shall be as follows:
a. 6% air entrained;
b. 28-day compressive strength = 400 psi;
28-day flexural strength = 550 psi;
c. Thickness to conform to the following schedule:
Thickness | |||
Residential | Collector/ Feeder | Arterial | |
Concrete | 6" | 7" | 8" |
Aggregate | Subject to review by the Fayette County Surveyor or City Engineer (as the case may be). | 4" | 4" |
2. Portland cement concrete pavement shall be in accordance with Section 501 of the Standard Specifications. In addition, the following shall govern and be met:
a. The subgrade shall conform to Section 501.05 and Section 207 of the Standard Specifications. Subgrade shall be moist but not muddy at the time the concrete is placed. If required, it shall be sprinkled, but the method of sprinkling shall be such that mud or pools of water will not be formed.
b. Subbase, if required, shall meet the above minimum thickness requirements and conform to Section 304 of the Standard Specifications.
c. Weakened plane or dummy transverse contraction joints shall be placed not to exceed 20-foot spacing. A transverse contraction joint shall be placed at every catch basin and manhole in line of pavement. The location of manholes, and the like, in the pavement shall determine the exact location of joints. All joints must extend throughout sidestrips to full width of pavements. Transverse contraction joints will be a groove and conform to Section 501.04 of the Standard Specifications.
d. Whenever the width between forms of the pavement under construction is greater than 13 feet, longitudinal joints shall be constructed so as to divide the pavement into strips not to exceed 13 feet each. Work shall conform to Section 501.14 of the Standard Specifications.
e. Expansion joints, with approved dowel bar assembly, shall be placed at intersections where shown on the plans and shall conform to Section 501.15 of the Standards Specifications.
f. Concrete shall be machine finished except on widened portions, intersections, or other places where hand finishing will be permitted if authorized. Finishing machines or vibrating strike- boards of design other than as specified in the Standard Specifications will be permitted only if work of equal quality as set out in these specifications is obtained. Authorization prior to construction is required. Work shall conform to Section 501.15 of the Standard Specifications.
g. Curing with approved impervious membrane or sealing compounds shall be required, conforming to Section 501.17 of the Standard Specifications.
(b) Hot asphalt concrete pavement.
1. Minimum design characteristics of street pavement shall be as follows - thickness to conform to the following schedule:
Thickness | |||
Residential | Collector/ Feeder | Arterial | |
Surface | 1" | 1" | 1" |
Binder | 3" | 4" | 4" |
Base | 8" | 8" | 8" |
Total Asphalt | 12" | 13" | 13" |
Aggregate Subbase | Subject to review by the Fayette County Surveyor or City Engineer (as the case may be). | ||
2. Asphalt pavement shall be in accordance with Section 403 of the Standard Specifications. In addition the following shall be met:
a. The subgrade shall conform to Section 403 of the Standard Specifications.
b. Subbase, if required, shall meet the above minimum thickness requirements and conform to Section 403 of the Standard Specifications.
c. Base, binder and surface coarses shall meet the above minimum thickness requirements and conform to Section 403 of the Standard Specifications.
d. Seal coats, prime coats and tack coats shall conform to Section 403 and Sections 407, 408 and 409 (as applicable) of the Standard Specifications.
(6) Samples for testing purposes shall be taken as required by the appropriate section of the Standard Specifications. All tests shall be performed in accordance with the appropriate section of the Standard Specifications. All testing shall be performed by a certified agency approved by the respective City Engineer if the plat of the subdivision is proposed to be located in the city, or the Fayette County Surveyor if the plat is proposed to be located in the unincorporated territory. All testing costs shall be paid by the developer. A complete certified copy of all records shall be provided to the City Engineer or the Fayette County Surveyor, as the case may be. The City Engineer or the County Surveyor reserves the right to core the pavement before acceptance.
(7) Prior to placing the street and alley surfaces, adequate subsurface drainage pipe, when required, shall be coated corrugated pipe or a similar type not less than 12 inches in diameter approved by the Commission. Upon the completion of the street and alley improvements, plans and profiles as built shall be filed with the Commission.
(8) No streets will be accepted until after the plat of the subdivision has been recorded in the County Recorder's Office.
(9) All unsightly and objectionable materials shall be removed from the right-of-way before acceptance. All trees, brush, and stumps shall be removed from the edge of pavement to the back of the side ditch slope. In no case will trees be permitted closer than six feet to the edge of the road surface. The entire right-of-way shall be in neat and presentable condition.
(10) All work must be acceptable to and meet all the requirements of the City Engineer or the Fayette County Surveyor, as the case may be, prior to acceptance by the Board of Works or Board of Commissioners. Upon the completion of all improvements and installations as required by this chapter, the developer shall furnish to the Board of Works if the plat is proposed to be located in the city, or the Board of Commissioners if the plat is proposed to be located in the unincorporated territory, the proper bonds and a certification that said improvements and installations have been constructed, installed, and completed in compliance with the requirements of this chapter. In addition, a letter signed by the Fayette County Surveyor shall be presented to the Board of County Commissioners, stating they find the improvements to have been constructed, installed, and completed in compliance with the requirements of this chapter, if such is the case.
(C) Drainage facilities.
(1) Prior to the construction of street or alley surfaces and pavements, adequate drainage facilities shall be installed by the subdivider, according to plans furnished by the subdivider prepared by a registered professional engineer or a registered land surveyor and approved by the Commission. A storm drainage analysis based upon a ten-year, one-hour rainfall shall be used as the basis for the drainage system. A copy of the analysis is to be submitted to the Commission with the drainage facility plans.
(2) Grading. Lots and blocks shall be so graded as to eliminate depressions that would accumulate storm water. Grades at building sites shall bear such relationships to roadway and curb grades as to prevent flooding during heavy storms of basement windows or of entryways either to basement or to first floor levels in the absence of basements. Where deemed necessary, the Plan Commission may require the subdivider to submit working drawings showing contours to which the property is to be graded to provide for the requirements of this division (2). The Plan Commission shall transmit a copy of the approved drainage plan to the City Engineer or Fayette County Surveyor.
(3) Pipe used for drainage shall be of coated corrugated metal, concrete or vitrified clay of an approved design, size and strength to meet the requirements of the specific conditions which may be encountered. Culverts on existing streets shall be enlarged wherever necessary by reason of diverted or increased concentrations of drainage. Minimum diameters of pipe to be used shall be as follows:
Roadway cross-drains 12"
Entrance culverts 10"
Perforated under-drains 8"
(4) Where curbs and gutters are not provided in the street, shallow swales with low points at least 12 inches below the subgrade of the pavement may be required by the Commission.
(5) Upon completion of the street improvements, a minimum of two sets of as-built plan and profiles shall be filed with the Commission.
(D) Sewers.
(1) The subdivider shall provide the subdivision with sanitary sewage facilities in accordance with one of the three following procedures:
(a) Public collection system. In all cases where such is possible the developer shall construct a sanitary sewer system connected to a city sewer.
1. The plans for the system shall be approved by the City Utility Service Board if the plat of the subdivision is proposed to be located in the service area of the city utilities or the Fayette County Health Officer if the plat is proposed to be located in the unincorporated territory or serviced by a sewer district, and shall be designed and constructed in accordance with the “Fayette County Area Sanitary Sewer Design and Construction Specifications.”
2. Service laterals shall be installed between the street main and the property line before the street is paved.
(b) Local treatment system. Where it is not possible to connect the subdivision sanitary sewer system to a city sewer, as determined by the Commission, the subdivider shall construct a local treatment system consisting of the necessary house laterals, service mains, and interceptors required to conduct the subdivision's sanitary sewage to a single treatment facility. All aspects of such system, including the treatment facility, shall be designed with the requirements of the “Fayette County Area Sanitary Sewer Design and Construction Specifications,” and the “Fayette County Area Recommended Standards for Sewage Works,” and the Indiana Department of Environmental Management, and constructed by the subdivider in accordance with the requirements of the respective City Utility Service Board or the Fayette County Health Officer, as the case may be.
(c) Private disposal system. Where alternatives listed in divisions (a) and (b) above are not practical, the Commission may permit the subdivider to install on each lot an individual sewage disposal system consisting of a septic tank and tile absorption field or other approved disposal system. Such systems shall be designed and constructed by the subdivider in accordance with the “Recommended Standards for Individual Sewage Systems” and the requirements of the Fayette County Sanitarian and the Indiana Department of Environmental Management. In no case, however, shall private disposal systems be permitted where soil conditions exist which would prevent percolation of effluent.
(2) The plans for the installation of the sanitary sewage facilities shall be provided by the subdivider, prepared by a registered professional engineer, or a registered professional land surveyor, and approved by the Indiana Department of Environmental Management and the Fayette County Health Officer. Upon the completion of sanitary sewer installations, two sets of the as-built plans for such system shall be filed with the Commission.
(3) In this division and division (E) below, the phrase “the subdivider shall provide” shall be interpreted to mean that the subdivider shall install the facility referred to, or whenever a private sewage disposal system or an individual water supply is to be provided, that the subdivider shall require, as a condition of the sale of each lot or parcel in the subdivision, that the facilities referred to in these sections shall be installed by the developer of the lots in accordance with these regulations.
(4) In all cases the Plan Commission shall determine the feasibility of any appropriate sewage disposal alternative.
(E) Water.
(1) The subdivider shall provide the main subdivision with a complete water supply system, which shall be connected to a municipal water utility system; except, that when such water supply is not available as determined by the Commission, the subdivider shall provide an individual water supply on each lot in the subdivision in accordance with requirements of the Fayette County Health Officer. The water supply system shall be designed and constructed in accordance with the requirements of the Indiana Department of Environmental Management.
(2) The plans for the installation of a water main supply system shall be provided by the subdivider and approved by the City Utilities Service Board or the Fayette County Health Officer or applicable authority. Construction of water mains and house services to be placed within the improved portion of the street right-of-way shall be completed prior to the placement of the surface improvements. Upon the completion of the water supply installation, two sets of the plans for such system as built shall be filed with the Commission.
(F) Improvement credit procedure.
(1) Improvements required in this section to be installed by the subdivider, which are of a public utility nature, specifically divisions (C), (D) and (E) hereof, may provide benefits to other properties in the vicinity of land to be subdivided. Upon the installation of such improvements which cross or adjoin other properties and can be used by such properties, the subdivider and the respective Board of Works if the plat of the subdivision is proposed to be located in the city, or the Board of County Commissioners if the plat is proposed to be located in the unincorporated territory, may, by contract, agree that upon the connection or use of the installation made by the subdivider by others, within a period of ten years following their installation, the new user or users shall pay to the city or county, as the case may be, a fee in an amount agreed upon by the subdivider and the city or county, the amount of such fee to be credited and paid to the subdivider.
(G) Gas. The installation of gas lines shall be as provided by the respective gas utility (Ohio Valley Gas Company). Construction of gas lines, including house service connections within the improved portion of the street right-of-way, shall be completed prior to the placement of street surface improvements.
(H) Curb and gutter.
(1) Wherever a proposed subdivision lies within the corporate limits of the city, or is adjacent to or between other subdivisions which have been provided with curb and gutter, or whenever the proposed subdivision will have lots which average less than one acre in area for lots included in the subdivision, the Commission shall require curb and gutter to be installed on each side of the street surface. Gutters may also be required along the boundaries of parking bays as necessary for drainage control or public safety. Plans for the installation of the curb and gutter shall be approved by the respective City Engineer or by the Fayette County Surveyor, as the case may be.
(2) The curb and gutter shall be of one of the construction types shown in Figure 2 and shall be constructed according to the following specifications:
(a) The base for the curb and gutter shall be well-compacted on the existing base or grade.
(b) The minimum specifications shall be as shown for the three types of cross-sections in Figure 2.
(c) All concrete used in the curb and gutter shall meet the Standard Specifications.
(3) The Commission may waive the provision of curb and gutter for good cause.
FIGURE 2
Curb and Gutter Detail - Types A., B. and C.
Using Portland Cement Concrete
(I) Sidewalks.
(1) Wherever a proposed subdivision lies within the corporate limits of the city, or is adjacent to another subdivision which has been provided with sidewalks, and whenever the proposed subdivision will have lots which average less than one acre in area for lots included in the subdivision, the Commission shall require sidewalks to be installed on each side of the street. On streets in the vicinity of schools or other public buildings, which, in the Commission's judgment would be necessary for the safety and welfare of pedestrians, the Commission may require sidewalks.
(2) If sidewalks are provided, they shall be constructed of Portland cement concrete, at least four inches thick, and four feet wide, and the edge of walks adjacent to the property line of the street shall be placed at least one foot from the property line.
(3) If sidewalks are not provided, the street grade shall be completed so that additional grading would not be necessary for any future provision of sidewalks.
(4) Crosswalks within blocks, as required in § 152.06(C), shall be improved with at least a four- foot walk of Portland cement or asphalt concrete four inches thick.
(5) The Commission may waive the provision of curb and gutter for good cause.
(J) Street signs. The developer shall provide the subdivision with acceptable city or county street signs at the intersections of all streets.
(1) Signs must meet state and federal specifications for size, shape, construction and placement.
(2) Signs must be constructed of .80" minimum thickness aluminum.
(3) Sign faces must be of reflective material and clear coated for protection.
(a) Stop signs must be hi-intensity reflective material.
(b) All other regulatory signs must be engineer grade reflective material.
(4) The size of all stop signs will be 30" x 30"; regulatory signs will be 24" x 30". Street name signs will be extruded aluminum 6" x 24" with reflective (green) backing and 4" white letters.
(5) Signs posted will be 2 lb. per feet (min.) steel with galvanized coating 14' long. All signs will be placed as far back on easement as possible. All signs will be seven inches from road top surface to bottom edge of sign.
(6) A 9/16 x 1/8" plastic washer will contact all sign faces. 5/16 x 2-1/2" bolts with flat washer and lock washer with nut shall be used.
(K) Driveway entrances.
(1) The subdivider shall install approaches for each driveway connection to a street, with a hard surface between the street roadway surface and when the street is provided with curb and gutter the subdivider shall install curb returns on the driveways.
(2) Driveways shall be constructed so as not to impede the surface drainage system and where curbs are not required the subdivider shall provide one of the following types of improvement:
(a) A corrugated metal or approved plastic pipe at least 12 inches in diameter and at least 14 feet in length to be placed for each driveway approach.
(b) A properly dipped or swaled concrete pavement 14 feet in length, at least six feet in width and six inches thick at the entrance to each driveway, designed so as not to create a hazard to the underparts of automobiles.
(L) Street lights. The subdivider shall provide the subdivision with street lights, the quantity, type, and location of which will be determined by the City Engineer or County Surveyor, as the case may be. The subdivider shall provide the subdivision with street lights at street intersections and at such other locations as the City Engineer or County Surveyor (as the case may be), may direct.
(M) Adequate erosion control. The subdivider shall provide an adequate erosion control system for the complete development. This may include desilting or sediment basins, temporary seeding, grassed waterways (swales), diversions, grade stabilization structures, mulching, and any other provision necessary to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Following initial scalping and road construction disturbed areas shall be seeded immediately with a temporary grass cover.
(N) Minimal flood damage. The subdivider shall assure that:
(1) The subdivision will minimize flood damage; and
(2) That public utilities and facilities are constructed so as to minimize flood damage.
NOTE: Elevation Data. Base flood elevation data shall be required for subdivisions greater than five lots or five acres.
(Ord. 3096, passed 2-1-92) Penalty, see § 152.99