(A) The plan shall be prepared and certified by a licensed, professional land surveyor or engineer, registered to practice in the State of Indiana.
(B) The plans shall be drawn at a scale which is legible and fits on a sheet size of 24 inches by 36 inches.
(C) The following items shall be included on the plans submitted for the primary plat approval:
(1) Description:
(a) Proposed name and legal description of the subdivision.
(b) Name and address of the petitioner, land owner, developer and/or any other partners in the endeavor.
(c) Name and address of land surveyor and engineer, if applicable.
(d) Legend and notes, including a graphic scale, north point, and date.
(e) Review/approval checklist for the Fire Department, City Engineer and Wastewater Superintendent.
(f) Plan Commission primary approval certificate (from Appendix B).
(g) List any variances or different development standards to be approved by the Plan Commission or approved by the Board of Zoning Appeals.
(2) Existing conditions:
(a) Boundary line of proposed subdivision indicated by a solid heavy line.
(b) Location, width and names of all existing or prior platted streets or other public ways; railroad and utility rights-of-way, and parks and other public open spaces.
(c) In case of a replat, all descriptive lines of the original plat being vacated shall be shown by dotted lines in their proper position in relation to the new arrangement of the plat, the new plat being clearly shown in solid lines.
(d) Location of natural streams, regulated drains, 100-year flood plains, floodway, water courses, marshes, wooded areas, isolated preservable trees, wetlands, historic features, existing structures, dry wells, utility lines, fire hydrants and any other significant feature(s) that may influence the design of the subdivision.
(e) Location, width and type of existing easements.
(f) Location and pipe size of sanitary sewers, storm sewers, water mains and natural gas mains. Invert elevations and direction of flow shall be noted for sanitary sewers and storm sewers. If water mains, sanitary sewers or storm sewers are not located on or adjacent to the tract, the direction, distance to and size of off-site lines shall be shown.
(g) Topographic contours at vertical intervals of one-foot if the general slope of the site and adjacent roadways is less than 10%. Topographic contours at vertical intervals of two feet will be permitted where the general slope is too steep to show one-foot contour lines. Contour lines should be shown of adjacent property to within 100 feet of the subject site.
(3) Proposed conditions:
(a) Layouts of proposed streets and alleys, their names, right-of-way widths, approximate gradients, types and widths of pavements, curbs, sidewalks, bikeways, jogging paths and other recreational ways. The names of streets shall conform so far as practicable to the names of streets on the same approximate alignment existing in the vicinity of the subdivision.
(b) Lot boundary lines showing dimensions, bearings, angles, and references to section, township, range lines or corners, and existing bench marks.
(c) Lot numbers, location of monuments, and area for each lot (square footage). All lots shall meet the minimum requirement for area, width, and frontage of the Kokomo Zoning Ordinance.
(d) A list of all applicable county, state or federal approvals such as IDNR, IDEM and the like which are required prior to start of construction.
(e) Location, width, and purpose of proposed easements.
(f) Location, size, material and invert elevation of proposed utilities including storm and sanitary sewers; water mains; street lights; fire hydrants; and such other utilities as may be appropriate. NOTE: all proposed utility services must be underground.
(g) Minimum building lines.
(h) Parcels of land proposed to be dedicated or temporarily reserved for public use or set aside for use of properties in the subdivision. Land dedicated or reserved for parks or other public uses shall be set forth and described in the articles of dedication or reservation and shall also be shown on the plat with the appropriate heading, such as "park land" or "out lot for public use".
(i) Proposed sidewalks and pedestrian trails.
(j) A description of protective covenants or private restrictions to be incorporated in the plat.
(k) If the primary plat is to be divided into sections or phases of development, the boundaries and numbers of such sections shall be shown, and a conceptual plan for the entire subdivision shall be submitted as a "phasing schedule."
(l) Whenever the primary plat covers only a part of a petitioner's contiguous holdings, the petitioner shall submit, at the scale of no more than one-inch equals 200 feet, a sketch of the entire holding, including the proposed subdivisions area, showing an indication of the probable future street and drainage systems, for the remaining portion of the tract.
(m) A drainage plan, showing the preliminary layout of how surface drainage will be collected, conveyed, stored and/or controlled.
(4) Maintenance standards within covenants.
(a) Draft covenants;
(b) Provisions for maintenance of common areas with standards of maintenance and with assignment of responsibility for said maintenance to the property owners, which may delegate responsibility to a neighborhood association or similar ongoing organization.
(D) In addition to the primary plat, a location map must be submitted showing the following information:
(1) Location of the proposed subdivision within the planning jurisdiction.
(2) Subdivision name and location.
(3) All public thoroughfares/rights-of-way within 100 feet of the site.
(4) Depiction of how streets and alleys in the proposed subdivision may connect with existing and proposed streets in the contiguous subdivisions or undeveloped property to produce the most advantageous development of the entire neighborhood.
(5) Title, scale, north arrow and date.
(E) Names and addresses of owners of all properties adjacent to the subject site boundaries, excluding roads, rivers and the like (i.e. includes properties across the street or on the other side of a river). The Plan Director shall have prepared a proposed "notice of public hearing" and "notice to adjacent owners" with plat application.
(F) Traffic impact study as follows:
(1) The type of traffic impact study required will vary depending on the size and type of proposed development and at the direction of the City Engineer.
(a) Traffic impact assessment will be required for smaller scale projects which will have impacts at the site access points, but are not anticipated to have a significant impact on the overall transportation system. The analysis for this type of study focuses on the proposed driveways.
(b) Traffic impact statement is a more traditional type of traffic impact study and will evaluate impacts at the site access points as well as appropriate nearby intersections. This type of study will be required for moderate and large developments.
(c) Regional traffic analysis studies will be required for very large regional developments such as large shopping malls/centers, arenas, and residential developments. This study evaluates the impacts on the local streets and the regional transportation facilities such as freeways and major through arterials.
(2) Trip generation thresholds shall be provided, with estimates for the proposed development, acceptable thresholds and determination of which type of traffic study, if any, shall be required according to the above parameters.
(3) The City Engineer may elect to perform the traffic impact assessment for developments meeting division (F)(1)(a) above. If the City Engineer elects not to perform the traffic impact assessment, the assessment must be performed by an engineer licensed in the State of Indiana at the developer's expense.
(4) Preparer of the traffic impact statement or regional traffic analysis shall be qualified as follows:
(a) Minimum of three years of recent experience in the preparation of traffic impact studies, provide evidence of ongoing experience and familiarity with the Highway Capacity Manual and other traffic evaluation techniques.
(b) An associate (or higher) member of one or more transportation related organizations, and be either a register professional engineer (PE) or certified Professional Traffic Operations Engineer (PTOE), or a planner with AICP or PCP certification.
(5) The required contents of the traffic impact study report can be obtained at the office of the City Engineer.
(Ord. 6405, passed 4-10-06)