§ 170.13   IMPROVEMENT STANDARDS
   (A)   Plats. In addition to the requirements established herein, all subdivision plats shall comply with the following rules, laws and regulations:
      1.   All applicable statutory provisions.
      2.   The Town Code, building and housing codes, and all other applicable laws of the appropriate jurisdictions.
      3.   The official Comprehensive or Master Plan, Thoroughfare Plan, and Capital Improvements Program of the Town, including all public facilities, open space, and recreation plan, as adopted.
      4.   The rules and regulations of State Board of Health, Department of Natural Resources, Federal Aviation Administration, and other appropriate state agencies.
      5.   The rules, regulations and standards of the Indiana State Highway Commission if the subdivision or any lot contained therein abuts a state highway.
      6.   All applicable planning and regulatory guidelines, including access control or driveway manuals, parking and traffic control ordinances, and other applicable guides published or adopted by the Town.
      7.   The "Indiana Manual on Uniform Traffic Control Devices" for installation of traffic control devices (See below).
   (B)   Construction Plans. Plat approval may be withheld if a subdivision is not in general conformity with the above plat requirements or with the following requirements for construction plans.
      1.   It shall be the responsibility of the subdivider of every proposed subdivision to have a complete set of construction plans prepared by an engineer including profiles, cross sections, specification, and other supporting data for all required public streets, utilities, and other facilities.
      2.   The final construction plans shall be based on preliminary plans which have been approved with the preliminary plat and shall be prepared and submitted in conjunction with the final plat.
      3.   Construction plans shall be prepared in accordance with the Town's standards and specifications.
   (C)   Material and Construction Control. To assure compliance with good engineering practice, the subdivider, contractor, or developer is required to follow:
      1.   The latest issue of the "Indiana State Highway-Standard Specifications" for material and construction control, except when different specifications are explicitly described in these regulations or adopted by the Town Council.
   (D)   Political and Jurisdictional Boundaries. To eliminate potential jurisdictional disputes and to facilitate effective coordination and control of development, the Plan Commission shall be guided by the following policy:
      1.   Whenever access to the subdivision is required across land outside the Town boundaries, the Commission shall request assurance from that the Newton County Attorney that access is legally established, and from the Newton County Engineer that the access road is adequately improved, or that a performance bond has been duly executed and is sufficient in amount to assure the construction of the access road.
   (E)   Public Improvements. Every subdivider shall be required to install the following public and other improvements in accordance with the conditions and specifications in these regulations:
      1.   The applicant shall place permanent reference monuments in the subdivision in accordance with this Chapter and as approved by a Land Surveyor.
      2.   All streets and alleys shall be constructed in accordance with the standards and specifications of this Chapter and as adopted and approved by the Town Council.
      3.   All bridges and culverts shall be constructed in accordance with applicable engineering standards as approved by the Town Council.
      4.   Underground installation of communication and electric utilities is encouraged and may be required subject to the adopted policies of the Plan Commission.
      5.   All public water supply and sewer systems shall be constructed in accordance with the adopted local plans and specifications.
      6.   The placement of fire hydrants and water mains for adequate fire protection shall be in accordance with the appropriate American Insurance Association recommendations.
      7.   Street name signs shall be installed in the appropriate locations at each street intersection in accordance with local standards.
      8.   Greenbelts or landscaping screening may be required for the protection of residential properties from adjacent major arterial streets, railroad rights-of-way, commercial or industrial areas, or other features.
      9.   Street lights may be required to be installed at intersections throughout the subdivision and such installations shall conform to the requirements of the Town Council and the public utility providing such lighting.
   (F)   Subdivision Street Location and Arrangements. Within a proposed subdivision, streets, as shown on the Comprehensive Plan, shall be dedicated to the public in all cases. The street layout shall conform to the following:
      1.   When an official street plan or Comprehensive Plan has been adopted, subdivision transportation plan shall be complimentary to the plans.
      2.   Local streets shall be so arranged as to discourage their use by through traffic.
      3.   The construction of stub streets shall not be permitted except where the adjoining areas are under the same ownership as the area proposed to be subdivided. In such a case the arrangement of streets in new subdivisions may be such that said streets extend to the boundary line of the tract to make provisions for the future extension of said streets into adjacent areas. The Commission shall require a reserve strip to be held in public ownership or other assurances from the developer to assure the future extension of such temporary stub streets. The developer shall install a guard rail across the stub end of the street and post markings and signs as required in the Manual on Uniform Traffic Control Devices of Indiana. Not required in one lot depth subdivision.
      4.   Local streets shall be arranged in proper relation to topography in a manner which results in usable lots, safe streets and acceptable gradients without unnecessary destruction of drainage courses, trees, and other natural features of land.
      5.   Alleys shall be provided in multiple dwellings or commercial and industrial subdivisions unless other provisions are made for service access and off-street loading and unloading. Dead-end alleys shall be prohibited.
      6.   Where a subdivision abuts or contains an arterial street, it shall be required that frontage roads be constructed approximately parallel to and on each side of such arterial street. The Commission may require such other treatment as is necessary for the adequate protection of residential properties and to separate through traffic from local traffic.
      7.   No intersection shall be constructed with more than four (4) approach legs.
      8.   Whenever a proposed subdivision borders an existing street, the Commission may require the reconstruction or widening of such street as a condition of plat approval. Additional dedication or right-of-way streets may also be required.
      9.   Private streets and roads shall be prohibited except within mobile home parks.
   (G)   Subdivision Lot Arrangements.
      1.   The lot arrangements shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the zoning code and other regulations and in providing safe driveway access to buildings on such lots from an approved street.
      2.   Lot dimensions shall comply with the minimum standards of the zoning code.
      3.   Lots shall not, in general, derive access exclusively from an arterial or major collector street. Where driveway access from an arterial or major collector street may be necessary for several adjoining lots, the Plan Commission may require that such lots be served by a common and combined driveway in order to limit possible traffic hazard on such street.
      4.   Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area.
      5.   Topsoil shall not be removed from residential lots or used as spoil, but shall be redistributed so as to provide at least six (6) inches of cover on the lots and at least four (4) inches of cover between the sidewalks and curbs and shall be stabilized by seeding or planting.
   (H)   Subdivision Block Arrangements
      1.   Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major transportation facilities, water courses, and industrial and commercial areas.
      2.   Whenever practicable, blocks along arterials and major collector streets shall not be less than six hundred eighty (680) feet in length. As a general rule blocks in other residential areas shall not be more than six hundred eighty (680) feet nor less than three hundred and forty (340) feet in length.
      3.   In long blocks, the Plan Commission may require an easement through the block to accommodate utilities, drainage facilities, or pedestrian walkways.
   (I)   Subdivision and Street Names
      1.   The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in the area covered by these regulations. The Plan Commission shall have final authority to approve the name of the subdivision which shall be determined at the time of preliminary plat approval.
      2.   Street names shall not duplicate any existing name within the area covered by these regulations except where a new street is a continuation of an existing street. Street names that may be spelled differently but sound the same as existing streets shall not be used.
      3.   The Plan Commission shall have final authority to name all streets (in case of conflict) at the time of preliminary plat approval.
   (J)   Public Sites and Open Spaces
      1.   Where it is determined that a proposed park, playground, school, or other public use as shown on the Comprehensive Plan is located in whole or in part within a proposed subdivision, sufficient area for such public use shall be dedicated to the public or reserved and offered for public purchase. If within three (3) years of plat recording, the purchase is not agreed on, the reservation shall be cancelled or shall automatically cease to exist.
      2.   Existing natural features which add value to residential development and enhance the attractiveness of the community shall be preserved in the design of the subdivision.