(A) The design principles and standards contained in this section apply to all subdivisions.
(B) All proposed lots shall meet the minimum lot width, frontage, and area requirements established for the applicable zoning district by the Zoning Ordinance.
(C) All proposed streets, alleys, and other rights-of-way, and all private drives, shall be designed and constructed in conformance with the Street Manual.
(D) If a subdivision is proposed to be serviced by public water, sanitary sewer or other public improvements, the applicant, property owner and/or developer of the subdivision shall be responsible for all costs and construction activity associated with the extension of all water, sanitary sewer, and other public improvements unless otherwise agreed upon by the service provider.
(E) The layout of new streets, alleys, and other rights-of-way shall be designed in relation to existing streets and must be approved by the Commission. The Commission may require the following:
(1) Connection to existing streets adjacent to the subject property, abutting the property, or within a reasonable distance from the property.
(2) More than one point of ingress and egress.
(3) Provisions for future extension of the street(s) beyond the boundary line of the subdivision.
(4) Temporary cul-de-sacs on streets which are proposed for continuation.
(5) Dedication of any additional right-of-way necessary along existing city roads.
(6) Frontage road.
(7) Acceleration and deceleration lanes.
(F) In residential subdivisions, the road system shall be designed to serve the needs of the neighborhood.
(G) The road system shall be designed to permit the safe, efficient, and orderly movement of traffic; to meet the needs of the present and future population served; to have a simple and logical pattern; to respect natural features and topography; and to present an attractive streetscape.
(H) Curb and gutter are required on all new streets when the subdivision contains three or more lots per gross acre.
(I) Each proposed lot shall have frontage on a private drive or dedicated city, county, state, or federal street of a width as required by the applicable zoning district. Each lot shall be able to have direct access from the lot to a private drive or dedicated city, county, state, or federal street.
(J) Buildings on residential lots shall front on streets within the subdivision whenever possible.
(K) On double frontage lots within a residential subdivision, a no-access easement shall be provided along collector and arterial streets to prohibit access to those streets.
(L) Corner lots shall be sufficiently larger than interior lots to provide land necessary to comply with required setbacks on each street.
(M) Lots shall be designed to provide suitable building sites and related yard areas. Irregularly shaped lots may be permitted by the Commission where it deems such a pattern to be more appropriate to the site conditions than regularly shaped lots. Financial advantage for the subdivider and/or the ability to create a greater number of lots is not in itself sufficient reason for allowing irregularly shaped lots.
(N) Block lengths in agricultural or residentially zoned areas shall not exceed 1,400 feet.
(0) Double frontage lots within a subdivision shall be discouraged.
(P) Blocks should have sufficient width to provide for two tiers of lots of appropriate depths.
(Q) Lots shall not exceed a depth to width ratio of three to one.
(R) Sidewalks, with a minimum width of four feet, are required on both sides of the street(s) under the following circumstances:
(1) When the subdivision contains three or more lots per gross acre;
(2) When the subdivision is close to pedestrian generators, such as a school or retail area;
(3) To continue a sidewalk on an existing street;
(4) To link together areas of development; or
(5) To provide pedestrian access to future developments.
(S) Sidewalks shall be a minimum of two feet from the curb line of the street.
(T) Easements with a minimum width of 15 feet shall be provided for utilities, drainage, and similar purposes. Easements for pedestrian access shall have a minimum width of ten feet. If a legal County drain exists on the property, an easement of a size in accordance with the Indiana Code requirements for legal drains shall be provided.
(U) All floodplain and floodway areas located within the subdivision shall be protected by a conservation easement. A note on the plat shall state "No building or structure, and no filling or dredging activity, shall be allowed within the conservation easement area."
(V) Existing natural drainage ways should be maintained.
(W) Landscaping should be provided at subdivision entrances and in public areas.
(X) If a centralized water system is provided, fire hydrants shall be provided and spaced so that each residence shall be within 500 feet of a hydrant.
(Y) A dry fire hydrant shall be provided under the following circumstances:
(1) If the subdivision is not serviced by a central water system; and
(2) If a retention or wet detention pond is provided on the property.
(Z) A dry hydrant shall be installed in accordance with the specifications provided by the city.
(AA) Alleys are permissible when the gross density of the subdivision exceeds six units per acre.
(BB) Alleys shall have a minimum right-of-way width of 20 feet and a minimum pavement width of 12 feet.
(CC) Street name identification signs and traffic control signage shall be installed in accordance with the Street Manual.
(Ord. 14-C-00, passed 10-10-00)