A. Initial Consultation/Conceptual Plan. The applicant’s first step shall be to consult with the staff of the Planning Division, the Fire Department and the City Engineer to provide general information concerning the proposed plat, as well as to familiarize the applicant with the procedures and requirements of the Plan Commission and applicable City ordinances, rules, and regulations.
B. Drainage Plan Review. Drainage plan review shall conform to the process outlined in the City’s Stormwater Drainage and Sediment Control Ordinance. The General (Preliminary) Drainage Plan shall be incorporated into the Primary Plat Plans. The Detailed (Final) Drainage Plan shall be incorporated into the Secondary Plat Plans.
C. Utility Service Clearance. The applicant shall obtain written clearances from the appropriate agency providing utility services, which confirms that the utility has adequate access and capacity to serve the proposed subdivision.
D. Submittal of Plats and Development Plans.
1. The applicant shall comply with Plan Commission’s Rules and Procedure for “Primary Approval” when filing the required documents.
2. All submittals are subject to a cursory review. Applicants with incomplete submittals will not be granted a place on the public hearing docket. Prior to or at the meeting of the Technical Review Committee, the applicant shall file the County Drainage Board Report (Preliminary).
E. Licensed Professional Required. All plats and development/construction plans shall be prepared by a qualified professional licensed in the state of Indiana.
F. Contents of Primary Plat. As set forth herein, plats and plans shall be submitted under the seal and signature of a professional licensed engineer or surveyor on forms approved by Plan Commission, if applicable. All sheets for plats and development/construction plans shall be 24" x 36" size drawn to scale at a minimum 1"=50' and a maximum 1"=10' with the exception of the maps on Sheet One, unless otherwise approved by the City Engineer. Each sheet of the plat plans shall be sealed and signed. Plans submitted for review shall observe the following format:
1. All sheets shall contain the following information (at a minimum):
a. The proposed name by which the project shall be legally and commonly known;
b. Date of survey, scale, and north point;
c. All lots or outlots intended for sale or lease shall be designated with boundary lines and numbered or labeled for identification purposes;
d. Private parks, common areas, or excluded parcels shall be designated as such and clearly labeled on the plans;
e. Such other information as may be deemed necessary for proper review of the primary plat by the administrator, City Engineer, or Plan Commission; and
f. All necessary reference points tying the subject property to the appropriate section corners.
g. Each sheet shall be sealed and signed by the professional preparing the drawings.
h. All sheets shall be tied to state plane coordinates for horizontal and vertical controls.
2. Sheet One (Title Sheet). The following information (at a minimum) shall be submitted as part of Sheet One:
a. Full legal description with sufficient reference to section corners and boundary map of the subject project, including appropriate benchmark references;
b. Name of the Project;
c. Name and address of the owner, developer, and person who prepared the plans;
d. Total acreage within the project and the number of residential dwelling units or the gross square footage of non-residential buildings whichever is applicable;
e. Existing zoning of the subject land and all adjacent lands;
f. Boundary lines of adjacent tracts of land, showing owners of record;
g. A key or vicinity map at a scale of one-inch (1') equals four hundred feet (400') or less, showing the boundaries of the proposed project and covering the general area within which it is to be located;
h. A statement of the proposed uses, stating the type and size of residential and non-residential buildings, and the type of business, commercial or industry, so as to reveal the effect of the project on traffic, fire hazards, or congestion of population;
i. Proposed covenants, restrictions, by-laws, or articles of incorporation affecting property owners and/or homeowners associations; and
j. Statement of proposed starting and completion dates for the project, including any proposed phasing and sequencing.
3. Sheet Two (Existing Site Conditions): Note that the General (Preliminary) Drainage Plan information must be incorporated onto this sheet. The following information shall be submitted as part of Sheet Two:
a. Location, widths, and type of construction of all existing streets, street names, alleys, or other public ways and easements, street classifications as per the Thoroughfare Plan, railroad and utility rights-of-way or easements, parks, wooded areas, trails, cemeteries, watercourses, drainage ditches, designated wetlands, low areas subject to flooding, permanent buildings, bridges, and the locations of all existing stormwater facilities. Storm drains, manholes and other structures shall be located by dimensions on the plans, in relation to surrounding physical features. Show the direction of flow, elevation of inverts, gradient, materials and size of existing storm drains. Other data may be added which is considered pertinent by the commission or the administrator for the subject land. Existing site conditions shall include all land within three hundred feet (300') of the proposed project.
b. Existing water mains, fire hydrants, storm sewers, sanitary sewers, culverts, bridges, and other utility structures or facilities within, adjacent to, or serving the subject land, including pipe sizes, grades, and exact locations, as can best be obtained from public or private records;
c. Existing contours based in U.S.G.S. datum with intervals of not more than five feet (5') where the slope is greater than ten percent (10%) and not more than two feet (2') where the slope is less than ten percent (10%). Off-site watershed boundary maps can be submitted at an appropriate contour interval sufficient to depict drainage areas and slopes. A benchmark, which is easily accessible and re-locatable, shall be shown. The benchmark shall be determined by use of NAVD 88 datum (vertical), and elevations shall be based on sea level datum; and
d. The water elevation at the date of the survey of lakes, streams, or designated wetlands within the project or affecting it, as well as the approximate high and low water elevation of such lakes, streams, or designated wetlands. The plan shall also show the contour line of the regulatory flood (100-year flood) elevation and the contour line for the floodway fringe boundary. All elevations shall be based on sea level datum;
4. Sheet Three (Proposed Site Conditions): Note that the General (Preliminary) Drainage Plan information must be incorporated onto this sheet. The following information shall be submitted as part of Sheet Three:
a. Location, widths, and type of construction of all existing and proposed streets, street names, alleys, or other public ways and easements, railroad and utility rights-of-way or easements, parks, wooded areas, trails, cemeteries, watercourses, drainage ditches, designated wetlands, low areas subject to flooding, permanent buildings, bridges, and other data considered pertinent by the Plan Commission or the administrator for the subject land, and within three hundred feet (300') of the proposed project;
b. Existing and proposed water mains, fire hydrants, storm sewers, sanitary sewers, culverts, bridges, and other utility structures or facilities within, adjacent to, or serving the subject land, including pipe sizes, grades, and exact locations, as can best be obtained from public or private records;
c. Building setback lines, showing dimensions;
d. Full description and details, including engineering calculations, for provision of stormwater drainage plans and facilities, including basin mapping. The standard for drainage detention is that the run-off rate of a one hundred (100)-year post-development event cannot exceed the rate for a ten (10)-year pre-development event;
e. Internal and perimeter sidewalk system/pedestrian circulation plan; and
f. Proposed contours with intervals of not more than five feet (5') where the slope is greater than ten percent (10%) and not more than two feet (2') where the slope is less than ten percent (10%). The plan shall also show the contour line for the floodway fringe boundary.
g. Show the location and detail plans for all trash dumpsters.
5. Sheet Four (Erosion Control Plan) - not required with this submittal erosion control plan shall be required as part of secondary plat submittal.
6. Sheet Five (Landscape Plan) - not required with primary plat submittal; landscape plan shall be required as part of secondary plat submittal.
7. Sheet Six (Plat-like dedication sheet, if necessary) - not required with this submittal; plat-like dedication sheet shall be required as part of secondary plat submittal.
8. Sheet Seven (Storm Plan and Profile) - not required with this submittal storm plan and profile shall be required as part of secondary plat submittal.
9. Standard Detail Sheets - not required with this submittal; standard detail sheets shall be required as part of secondary plat submittal.
G. The following provisions shall be included verbatim on all plats:
1. The streets and rights of way shown hereon, subject to construction standards and acceptance, are hereby dedicated to public use, to be owned and maintained by the governmental body having jurisdiction over them.
2. There are strips of ground as shown on the plat marked “D. & U.E.” (drainage and utility easement). These strips are reserved for public utilities, not including transportation and wires subject to all times to the proper authorities and to the easements herein reserved. No permanent or other structure of any kind are to be erected or maintained upon said strips of ground. Owners of lots in this subdivision shall take their titles subject to the rights of the public utilities and the rights of the owners of other lots in this subdivision.
3. Any field tile or underground drain which is encountered in construction of improvements within this subdivision shall be successors and assigns shall comply with the Ind. Code § 369-27.
4. Drainage swales (ditches) along the roadways and within the right of way and on dedicated easements are not to be altered, dug out, filled in, tiled or changed otherwise without the written permission of the Board of Public Works and Safety. Property owners must maintain these swales as sodded grass ways or other non-eroding surfaces. Water from roofs or parking areas must be contained on the property long enough to that said drainage swales (ditches) will not be damaged by such water. Driveways must be constructed over these swales or ditches only when appropriate structures have been permitted by the Board of Public Works and Safety.
5. Any property owner altering, changing, or failing to maintain these drainage swales (ditches) will be held responsible for such action and will be given ten (10) days’ notice by certified mail to repair said damage, after which time if no action is taken by the owner, the Board of Public Works and Safety will cause such repairs to be accomplished and the costs for such repairs will be the burden of the owner of the property. Failure to pay will result in a lien against the property.
6. There are strips of ground, shown on the plat, marked “No Access Easement” (N.A.E.) which prohibit ingress/egress across said strip. No drives are to be constructed across said strip.
7. The strips of ground shown on the Plat and marked “Sanitary Sewer, Drainage, and Utility Easement” (S.S. D. & E.E.) are reserved for the use of the public utilities for the installation of water mains, poles, ducts, lines and wires, and the drainage facilities, said strips are also reserved for the City for the installation and maintenance of sanitary sewer mains and appurtenances subject at all times to the property authorities and to the easement herein reserved. No permanent or other structures are to be erected or maintained upon said strips of land; but owners of the lots in this subdivision shall take their titles subject to the rights of the public utilities and the rights of the owners of other lots in this subdivision.
8. Where sanitary discharge can enter into a public or private sanitary sewer system by gravity flow, the lowest floor elevation where a plumbing fixture or floor drain is installed must be a minimum of twelve inches (12") above the top of the lowest downstream or upstream manhole casting nearest to the subject lateral connection. Where the discharge cannot enter a system by gravity flow the effluent shall be directed into a tightly covered and vented sump from which the effluent shall be lifted and discharged into the system a minimum of twelve inches (12") above the top of the lowest downstream or upstream manhole casting nearest to the subject lateral connection.
9. The sanitary sewer, and the connection thereto, shall be used only for and as a sanitary sewer system. No stormwater, run-off water, downspouts, footing drains (perimeter drains), or subsoil drainage shall be connected to the sanitary sewer system. All sump pumps to be installed on any lot of this development must be connected, via a hard pipe connection, to a defined stormwater drainage system in a manner which is acceptable to the City.
10. No fence, wall, hedge, tree or shrub planting or other similar item which obstructs sight lines at elevation between 2.5 and eight feet (8') above the street, shall be permitted to remain on any corner lot within the triangular area formed by the street right-of-way lines and a line connecting points feet from the intersection of said street lines (twenty-five feet (25') for minor streets and fifty feet (50')) for arterial streets, or in the case of a rounded property corner, from the intersection of the street right-of-way lines extended.
11. The same sight line limitations shall apply to any lot within ten feet (10') from the intersection of a street right-of-way line with the edge of a driveway pavement. No driveway shall be located within seventy feet (70') of the intersection of two street centerlines. If the available distance is less than seventy feet (70'), the driveway shall be located at the greatest distance from the intersection of the street centerlines.
12. This subdivision has been designed to include a stormwater quality best management practice (BMP(S)) that must be maintained by the BMP(S) upon the activation of the homeowners association, the operations and maintenance manual for such BMP(S) owner, said BMP(S) is currently maintained by the developer; however, upon the activation of the homeowners association, the operations and maintenance manual for such BMP(S) shall become the responsibility of said association subject to all fees and other City requirements. A “BMP Operations and Maintenance Manual” is recorded as instrument number 2019-026601 on the 20th day of November, 2019 in the office of the Recorder of Johnson County, Indiana.
13. Sump pump lateral and underdrain pipes for sump pump laterals, located within drainage easements, are to be privately owned and maintained by the homeowner’s association, individual sump pump laterals are to be maintained by individual lots owners.
14. Storm sewers and tile drains 12-inch (12") or larger within designated drain easements are extensions of the City’s Stormwater Drainage System and are the responsibility of the City. Drainage swales, detention and retention ponds, and post construction stormwater quality measures shall be the responsibility of the owner or homeowner’s association. If no homeowner’s association exists or a homeowner’s association dissolves, owners of each lot shall be equally responsible for maintenance. In the event the property owner(s) or the association fails to exercise its obligation, the City may perform the required maintenance and shall have the right to assess each lot in the subdivision a proportionate amount of the associated costs. If necessary, a Notice of Lien shall be filed against the affected lots. The lien shall be enforced in the same manner as a mortgage lien under Indiana Law and, therefore, shall include reimbursement of attorney’s fees, title expenses, interest, and costs of collection.
(Ord. 20-29, § 2, 9-21-20)