§ 170.14   DESIGN STANDARDS AND SPECIFICATIONS
   (A)   Monuments
      1.   General. All monuments shall be properly set flush with the ground and approved by a registered Land Surveyor or Engineer prior to the time the Plan Commission recommends approval of the final plat.
      2.   External Boundaries. The external boundaries of a subdivision shall be monumented in the field by monuments of stone or concrete, not less than thirty (30) inches in length, not less than four (4) inches square or five (5) inches in diameter and marked on top with a cross, brass plug, iron rod, or other durable material securely imbedded.
      The spacing and exact location requirements shall be established by a certified surveyor. The Plan Commission may amend these requirements.
      3.   Internal Boundaries. All internal boundaries and those corners and points not covered by the preceding paragraph shall be monumented in the field by steel or iron rods one-half (1/2) inch in diameter or iron pipe one (1) inch in diameter. These monuments shall be placed at all block corners, at each end of all curves, and at all internal angle points as required by a certified surveyor.
   (B)   Control Devices- Regulatory Signs, Warning Signs, and Other Devices. The applicant shall deposit with the Town of Goodland at the time of final subdivision approval, the actual dollar cost of material and labor for each sign required by the Town of Goodland. The local government shall be responsible for the installation of all such signs in accordance with the Manual on Uniform Traffic Control Devices of Indiana.
   (C)   Streets and Roads
      1.   General. In order to provide for streets of suitable location, width, and improvement to accommodate expected traffic and afford satisfactory access to police, fire-fighting, snow removal, sanitation, and road maintenance equipment, and to coordinate street development so as to compose a convenient system, avoid undue hardships to adjoining properties and assure compatibility with long range comprehensive plans, all streets shall be designed according to the geometric standards set forth in these regulations.
      2.   Principles of Design. Subdivision street design, as a general rule, deals with the design of streets which are part of a functionally classified overall street and road system of an area. In designing and approving subdivision streets, the following factors shall receive consideration:
         a.   Safety for both vehicular and pedestrian traffic;
         b.   Efficiency of service for all users;
         c.   Livability or amenities as affected by traffic elements in the circulation system;
         d.   economy of both construction and use of land.
      3.   Vertical Grades. Drainage design may become critical where grades exceed four (4) percent. Commercial, industrial, and residential streets shall be held to a maximum grade of four (4) percent and a minimum grade of one-half (0.5) percent.
      4.   Intersection. Intersections, including median openings, should be designed with adequate corner sight distance. The recommended minimum corner sight distance is two hundred (200) feet for local streets and three hundred (300) feet for collectors. In order to maintain these distances, the Commission may recommend regulations to restrict the height of embankment, location of buildings and screening fences and landscaping, and other provisions necessary for intersection sight control.
      The minimum intersection angle for all streets shall be seventy five (75) degrees. It is recommended that the intersection angle be ninety (90) degrees whenever possible.
      5.   Minimum Radii of Curvature on Center Line. Where a deflection angle of more than ten (10) degrees in the alignment of a street occurs, a curve shall be introduced, providing for:
         a.   Residential local streets- a minimum radii of one hundred (100) feet but should be greater whenever possible.
         b.   Residential Collector- a minimum radii of two hundred (200) feet but should be greater whenever possible.
         c.   Commercial/Industrial Collector- a minimum radii of four hundred (400) feet but should be greater whenever possible.
      6.   Horizontal Alignments (Tangent)- The minimum tangent distance between reverse curves shall be:
         a.   Residential local streets       200 feet
         b.   Residential Collector       300 feet
         c.   Commercial/Residential       400 feet
      7.   Curb return Radius. Minimum curb return radius at local streets shall be:
         a.   Residential local         20 feet
         b.   Residential Collector      25 feet
         c.   Commercial/ Industrial      30 feet
      8.   Street right-of-way widths. In order to assure that subdivisions have future traffic volume considerations built into their design, all subdivision streets shall have a minimum "right-of-way" width of sixty (60) feet.
      9.   Alley Right-of-way Widths. Service alleys are required in all business, commercial, and industrial subdivisions and shall have minimum right-of-way width of sixteen (16) feet.
      10.   Cul-de-Sacs. The maximum length of a residential local street cul-de-sac shall be six hundred (600) feet. Wherever a collector street serves exclusively an industrial or commercial area, a cul-de-sac may be allowed and the length may be increased to one thousand (1000) feet. This special provision shall be allowed only in areas which have a difficult access or are otherwise unsuitable for normal subdividing. The minimum radii for cul-de-sacs shall be as follows:
         Local             right-of-way of outside, 40 feet radii
         Commercial/ Industrial   right-of-way or outside, 56 feet radii.
      11.   Auxiliary Lanes. The Commission shall require construction of parking and turning lanes and transitional tapers where warranted.
   (D)   Sidewalks. When provided and installed by the property owner in a residential district, sidewalks shall be a minimum width of forty-eight (48) inches and minimum thickness of four (4) inches of Portland Cement Concrete. A compacted, smooth and firm stone on gravel base is required. Concrete shall be used in all sidewalk construction and the cement shall be six (6) bag mix per cubic yard of sand. Sidewalk joints shall be at intervals of five (5) feet as nearly as possible.
   (E)   Drainage Facilities
      1.   General. The Plan Commission shall not recommend for approval any plat of subdivision which does not make adequate provision for storm or flood water runoff. The drainage system shall be separate and independent of any sanitary sewer system. Storm sewers, where required shall be designed to according to professional, acceptable, engineering standards, and approved by the Plan Commission. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than four hundred (400) feet in any gutter without emptying into a catch basin. Surface water drainage patterns shall be shown for each and every lot and block.
      2.   Requirements for Storm Sewers. The applicant may be required by the Plan Commission to carry away by pipe or open ditch, any spring or surface water that may exist either previously to, or as a result of, the subdivision. Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width. Drain facilities shall be provided under driveways so that the flow of water in ditches is not impeded.
   Where a public storm sewer is accessible, the applicant shall install storm sewer facilities, or if no outlets are within a reasonable distance, adequate provision shall be made for the disposal of storm waters subject to the approval and acceptance of the Commission.
   Where conditions exist that would require a sewer size larger than what is normally required for a particular size subdivision, the local government will consider bearing the additional cost for the oversized facility, over and above what would be required for the subdivision alone.
   In subdivisions containing lots less than fifteen thousand (15,000) square feet in area and in commercial and industrial districts, the Commission shall require that underground storm sewer systems be constructed throughout the subdivisions and be conducted to an approved out-fall regardless of the distance of public sewer facilities.
   If the Commission determines that a connection to a public storm sewer will eventually be provided as shown in existing local plans and programs, the developer shall make arrangements for future storm water disposal in the subdivision, by a public utility system at the time the plat receives final approval.
      3.   Poor Drainage Areas. Whenever a plat is submitted for an area which is subject to flooding, the Plan Commission may approve such application provided that the applicant fills the affected area of said subdivision to an elevation as determined by the Commission.
      4.   Flood Plain Areas. The Plan Commission shall, when it deems it necessary for the health, safety, or welfare of the present and future population of the area, and necessary to the conservation of water, drainage, and sanitary facilities, prohibit the subdivision of any portion of the property which lies within the flood plain. Any approvals within the flood plain shall, at a minimum, meet the requirements of the Indiana Department of Natural Resources.
      5.   Drainage Easements. Where a subdivision is traversed by a watercourse, drainage-way, channel, or stream, the subdivider shall provide a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and construction as will be acceptable to the Commission. Such easement shall be adequately monumented by open channel with landscaped banks.
   (F)   Water Facilities
      1.   General. Necessary action shall be taken by the applicant whenever possible, to provide a water supply system capable of providing water for domestic use and fire protection. Where a public water main is accessible the subdivider shall install adequate water facilities, including fire hydrants, subject to the specification of State and local authorities.
   The location of all fire hydrants, all water supply improvements, and the boundary lines of proposed districts, shall be shown on the preliminary plat, and the cost of providing and installing same shall be included in the performance bond.
      2.   Individual Wells and Central Water Systems. In outlying or rural areas where a public water system is not available, in the discretion of the Plan Commission, individual wells may be used, or a central water system provided in such a manner that an adequate supply of water will be available to every lot in the subdivision. Individual wells and central water systems shall be sampled and approved by the appropriate health authorities.
      3.   Fire Hydrants. Fire hydrants shall be required for all subdivisions except those coming under the above paragraph 2. Unless otherwise specified by local fire regulations, fire hydrants shall be located no more than one thousand (1000) feet apart and within five hundred (500) feet of any structure and shall be approved by the Town of Goodland fire chief. Hydrants shall be placed in conformance with American Insurance Association recommendations.
   (G)   Sewerage Facilities
      1.   General. The applicant shall provide a complete sanitary sewer system which shall connect with an existing public approved sanitary sewer system, except when such public sanitary sewer system is not available, one of the following methods of sewage disposal shall be used:
         a.   A complete sanitary sewer system including a treatment plant to be provided by the subdivider, in accordance with the minimum standards set by the Indiana State Board of Health.
         b.   Each lot owner, upon construction of a dwelling, shall provide a private sewage disposal system on each individual lot consisting of a septic tank and an absorption field or other approved sewage disposal system that is designed and installed in accordance with the minimum standards set by the Indiana Board of Health.
      2.   Mandatory Connections to Public Sewers. If a public sanitary sewer is accessible and a sanitary sewer is placed in a street or alley abutting upon a property, the owner thereof shall be required to connect to said sewer for the purpose of disposing of waste. It shall be unlawful for any such owner or occupant to maintain upon such property an individual sewage disposal system.
      3.   Individual Disposal System Requirements. Minimum lot areas shall conform to the requirements of the zoning code and test holes and percolation tests shall be made as directed by the Commission in conformance with health department regulations.
      4.   Standards for Sewer Line, House Connections, Laterals, and Collectors (Mains). In order to avoid clogging of sewer lines and to assure that each subdivision sewer line system meets a minimum standard the following shall be required as a minimum:
         a.   Sewer line diameter
            Collector line         8 inches
            Lateral line         8 inches
            House Connections      4 inches (but recommend 6")
         b.   The velocity of flow in all sewer pipes within a system should be great enough to prevent accumulation of sediment in the bottom of the pipes, but should not be too great, whereas an excessive velocity of wastewater streams which contain quantities of grit can erode the sewer pipes. The following are velocity standards the Commission will use:
            Minimum velocity      2 feet per second
            Maximum velocity      10 feet per second
   (H)   Nonresidential Subdivisions
      1.   General. If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provision as the Plan Commission may require.
      2.   Standards. In addition to the principles and standards in these regulations, which are appropriate to the planning of all subdivisions. The applicant shall demonstrate to the satisfaction of the Commission that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:
         a.   Each non-residential plot or parcel shall be shown and marked on the plat as to its intended use.
         b.   Proposed parcels shall be suitable in area and dimensions to the types of development anticipated.
         c.   Special requirements may be imposed by the local government with respect to street, curb, driveway, and sidewalk design and construction.
         d.   Special requirements may be imposed by the local government with respect to installation of public utilities, including water, sewer, and storm water facilities.
         e.   Every effort shall be made to protect adjacent residential areas from potential nuisances of a proposed nonresidential subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer when necessary.
         f.   Non-residential subdivision streets shall not be extended to the boundaries of adjacent existing or potential residential areas. Residential local streets shall not be extended to the boundaries of adjacent existing potential non-residential areas.