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The following standards state the design standards for all subdivisions. Each section is broken down into specific categories. These categories include:
General Standards
Lot Standards
Street Location and Arrangement Standards
Alley Standards
Block Standards
Street Standards
Private Street Standards
Curb Standards
Sidewalk Standards
Street Lighting Standards
Subdivision and Street Name Standards
Easement Standards
Public Sites and Open Space Standards
Grading - Excavation and Fill Drainage Standards
Drainage and Storm Water Management Standards
Storm Water, Floodplain and Subsurface Drainage Standards
Sewer Standards
Water Supply Standards
Miscellaneous Utility Standards
Erosion Control Standards
Monument and Marker Standards
Street Signage Standards
Conservation Standards
(Ord. 6405, passed 4-10-06)
The purpose of these regulations is to:
(A) Promote the proper arrangement of streets and arterials;
(B) Prevent congestion of streets and promote traffic safety;
(C) Secure adequate public spaces;
(D) Insure proper densities of population;
(E) Provide adequate utilities and public improvements;
(F) Insure the accurate survey and proper preparation of plats;
(G) Insure compliance with the comprehensive plan, the Zoning Ordinance and other ordinances; and
(H) Protect the health, safety and general welfare of the people.
(Ord. 6405, passed 4-10-06)
(A) No land shall be subdivided unless adequate access to the land over improved streets or thoroughfares exists or will be provided by the subdivider, or if such land is considered by the Plan Commission to be unsuitable for such use by reason of flooding or improper drainage, objectionable earth or rock formation, topography or any other feature harmful to the health and safety of future residents and the community as a whole.
(B) The Plan Commission may require either a general or operational soil survey, with interpretations, where it is not readily apparent from existing information that the land to be subdivided is not subject to flooding or does not contain poor drainage characteristics. If required, the survey shall be conducted by a qualified person or agency acceptable to the Plan Commission. In the event that the Plan Commission finds the land to be subdivided unacceptable due to the results of the soils survey, the Plan Commission shall not approve the plat. The Plan Commission may, however, prescribe conditions that the subdivider must meet to obtain approval and these conditions may be incorporated into an agreement between the Plan Commission and the subdivider.
(C) The subdivision design and layout shall be such that it protects the health, safety, and general welfare of the residents in the jurisdiction of the Plan Commission.
(D) The Plan Commission may require improvements to streets and intersections adjacent to or in the vicinity of the subdivision as determined by the required traffic impact study and in accordance with the city thoroughfare plan. Additional dedication of right-of-way may also be required.
(E) Tree planting is encouraged where trees within the right-of-way are proposed, the planting plan shall have been submitted with the preliminary plat and approved by the Board of Public Works and Safety or its designated city department.
(F) In addition to the requirements established herein, all subdivision plats shall comply with the following rules, laws, and regulations:
(1) All applicable statutory provisions.
(2) The local Zoning Ordinances, building and housing codes, and all other applicable laws of the appropriate jurisdiction.
(3) The comprehensive plan, thoroughfare plan and any other appropriate plans of the city.
(4) The rules and regulations of the Indiana Department of Environmental Management, the Department of Natural Resources, Aeronautics Commission, Howard County Drainage Board, and other appropriate agencies.
(5) The rules, regulations, and standards of the Indiana Department of Transportation if the subdivision or any lot contained therein abuts a state highway.
(6) All applicable planning and regulatory guidelines, including access control, driveway manuals, parking and traffic control ordinances, and other applicable guides published by the local governmental units.
(7) The Indiana Manual of Uniform Traffic Control Devices (or its replacement) shall be used or the design and installation of traffic control devices.
(Ord. 6405, passed 4-10-06)
(A) All lots shall abut and have access to a street or a place.
(B) In any subdivision, the minimum width and area for lots shall conform to the requirements of the Zoning Ordinance of the city.
(C) Side lines of lots shall be approximately right angles to straight streets and on radial lines on curved streets. Some variation from this rule is permissible, but pointed or very irregular lots shall be avoided.
(D) Double frontage lots, such as lots where access is allowed from two streets on opposite sides of the lot shall not be platted. Lots facing one street and abutting another street to which no access is allowed, shall not be considered double frontage, and shall have a ten-foot wide "no access" planting screen easement against the no-access street.
(E) The widths and area of lots shall not be less than provided in the Zoning Ordinance for single-family dwellings for the district in which the subdivision is located except as specified in § 155.89, Conservation Standards.
(F) The depth-to-width ratio of the usable area of a lot shall be at a maximum 3.0 to 1.0.
(G) Corner residential lots shall be wider than normal in order to permit appropriate setbacks from both streets and maintain effective frontage.
(H) Whenever possible, unit shopping centers, based upon sound development standards, should be designed in contrast to the platting of lots for unrestricted commercial use.
(Ord. 6405, passed 4-10-60)
(A) All proposed subdivisions shall conform to the thoroughfare plan contained in the city comprehensive plan as is now or may be set forth hereafter. Whenever any tract to be subdivided abuts or is adjacent to any street shown in the thoroughfare plan, that part of the public right-of-way for that street shall be dedicated and platted by the subdivider in the location and with the right-of-way width as indicated on the thoroughfare plan and the subdivider shall construct the street improvements. The arrangement of streets in the subdivision shall provide for the continuation and extension of existing principal streets in surrounding areas or conform to a plan of the neighborhood approved and adopted by the Plan Commission.
(B) The arrangement, character, extent, width, grade and location of all streets shall be correlated to existing and planned streets, existing topography, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(C) Local streets shall be laid out so that their use by "cut-through" traffic will be discouraged, but in such a manner that inter-connectedness between neighborhoods and to collector and arterial streets is created.
(D) Where a subdivision abuts or contains an existing or proposed arterial or major collector street as indicated on the thoroughfare plan, the Plan Commission may require:
(1) Marginal access streets;
(2) Reverse frontage with screen planting contained in a "no-access" easement along the rear property line having a minimum width of ten feet;
(3) Deep lots with rear service ways; or
(4) Such other treatments as may be necessary for adequate protection of properties and to afford separation of through and local traffic.
(E) Where a subdivision borders on or contains an existing or proposed arterial, a railroad right-of-way or limited access highway right-of-way, the Plan Commission may require a street approximately parallel with the right-of-way, at a distance from the right-of-way. The land between the street and the right-of-way will have sufficient depth to provide an adequate buffer between the street and the subdivision uses. Such distances shall be determined with due regard for the requirements of approach grades and future grade separations. The Plan Commission may require that the intervening land strips be dedicated to the city, or if located in the unincorporated jurisdictional area, to the county. The land strip shall be maintained by the involved governmental unit from the date of dedication.
(F) Whenever an existing half-street or half-alley is adjacent to a tract to be subdivided, the other half of the street or alley shall be platted within the tract. Whenever the thoroughfare follows a property line, half of the right-of-way of the thoroughfare shall be platted within the tract. Half-streets and half-alleys shall be prohibited otherwise.
(G) Wherever a dedication or platted portion of a street or alley exists adjacent to the proposed subdivision, an extension of the remainder of the street or alley to the right of way width, indicated on the thoroughfare plan, shall be platted within the proposed subdivision.
(H) In designing and approving subdivision streets, the following factors shall receive consideration:
(1) Accessibility for emergency vehicles and school buses;
(2) Safety for both vehicular and pedestrian traffic through the use of roundabouts, curvilinear features, boulevards and other traffic calming design elements;
(3) Efficiency of services for all users;
(4) Livability or amenities as affected by traffic elements in the circulation system;
(5) Economy of both construction and use of land; and
(6) Improving connectivity and dispersion of traffic on local, collector and arterial streets.
(Ord. 6405, passed 4-10-06)
(A) Alleys should be included in commercial and industrial areas where needed for loading and unloading or access purposes and where platted shall be at least 20 feet in width.
(B) Alleys are encouraged in residential areas to provide access to rear loading garages and provide for a traditional neighborhood design. Where platted in residential areas, alleys shall be platted at least 16 feet in width.
(C) Alley intersections with sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement. Minimal radii at street intersections shall be 20 feet.
(D) Alleys shall end at a street intersection or have turnarounds with sufficient turning radii for safe vehicular movements.
(Ord. 6405, passed 4-10-06)
(A) Blocks shall not exceed 1,500 feet in length.
(B) Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth except where an interior street parallels a limited access highway, arterial or collector street(s).
(C) Block length and width or acreage within bounding streets shall be such as to accommodate the size of lot required by the Zoning Ordinance for the district in which the subdivision is to be located, and to provide convenient access, circulation control, and safety of street traffic. Blocks that are unreasonably large or small should not be approved.
(Ord. 6405, passed 4-10-06)
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