Subdivision construction plans shall be developed and submitted to the Plan Commission in accordance with the construction standards and as specified herein.
(A) Procedure.
(1) Following the approval of the preliminary plat and prior to submission of the final plat, the applicant, if he or she wishes to proceed with the subdivision, shall file with the Plan Commission before starting any work or improvements four sets of the detailed plans and specifications thereof for approval.
(2) The plans shall be prepared and certified by a licensed surveyor or engineer. The Commission shall have these plans reviewed by a surveyor or engineer of its choice who is licensed in the state, at the expense of the applicant, and shall refer these plans to the appropriate local agencies for review and comment. Once these agencies indicate their approval of the construction plans or 14 working days have elapsed without a written response, the Commission shall stamp the plans approved and return one set to the applicant. Revisions and resubmittals of the construction plans as required by review comments shall be at the expense of the applicant.
(3) In no event shall final plat approval be given prior to approval of the construction plans.
(4) It shall be the responsibility of the subdivider to submit all necessary documents, plans and specifications, and filing fees to state and county regulatory agencies for consideration of approval as prescribed by their laws and regulations. Such agencies could, but not necessarily, include the state’s Department of Environmental Management, the state’s Department of Natural Resources, the state’s Department of Transportation, the Administrative Building Council, and the County Health Department. The Commission will not accept construction plans for a subdivision without receiving approvals from these agencies (where applicable per the engineer or surveyor designated by the Plan Commission).
(5) The installation of improvements shall be in accordance with the approved construction plans and shall be inspected by the designated town official. Such inspections are required in all instances regardless of whether the work is performed before or after final plat approval. Failure to request inspection or to proceed without proper notification to the designated official may be cause for denial of final plat approval. Developers will submit all certifications to the appropriate town official.
(B) Construction plans data.
(1) The construction plans and specifications shall consist of all cross sections, profiles, details, material specifications, installation requirements, and other engineering data necessary for the proper design and construction of the proposed improvements. Plans shall be at a scale of one inch equals 100 feet and profiles at a scale of one inch equals five feet in the vertical dimension. Topographic contour lines shall be at two-foot contour intervals. The plans shall include, as a minimum, the following information.
(a) Streets. Roadway plan and profiles including horizontal and vertical alignment data, road widths, rights-of-way, existing and proposed elevations, existing topographic features, profile of the road centerline, all utilities existing and proposed; typical sections; detail sheets for roadway structures and appurtenances; and material specifications.
(b) Sanitary sewers. Sewer plan and profiles showing existing topographic features, the alignment and size of pipes, location of all manholes, property service connections, other utilities, property lines, easements, and other information necessary to locate and construct the sewer; material specifications; and plans for any lift stations, force mains, siphons, and the like with necessary structural, mechanical, and electrical drawings; and material specifications. If sanitary sewers are not provided, the developer must have soil tests for each individual lot, by an Indiana-licensed soil scientist, indicating that each lot will support a private septic system, and shall also provide approved septic permits from the state or local Health Department.
(c) Storm sewers. Sewer plan and profiles showing the alignment and size of pipes, the location of manholes, catch basins, drop inlets, headwalls or other appurtenances, easements, other utilities, and property lines; detail sheets for all structures, ditch cross sections, erosion control devices; and material specifications.
(d) Water mains. Plan layouts of all water lines, meters, vaults, valves, hydrants, other utilities, property lines, and easements; details for appurtenances, thrust blocks, connections, meters, and the like; and material specifications.
(e) Site grading. A site grading and drainage plan showing the proposed development and drainage system, existing and proposed contours and necessary spot elevations to determine minimum building pad elevations, drainage flow patterns, break points, elevations between building pads, and the like.
(f) Design summary. An engineering design report including the design data and calculation results supporting the selection and sizing of all water and sanitary sewer lines, storm sewer and culvert pipes, drainage ditches, other structures, and other pertinent design information as the Plan Commission may require.
(2) Construction plans and specifications shall be certified and stamped by a professional engineer holding current registration in the state.
(Ord. 2005-5, passed 6-7-2005)