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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)
(A) Streets and alleys shall be constructed to grades shown on plans, profiles and cross-sections prepared by the subdivider and approved by the governmental unit having jurisdiction over physical improvements.
(B) Streets and alleys shall be graded, constructed, surfaced and improved to the dimensions required by the cross-sections, and the work shall be performed in accordance with the current Indiana Department of Transportation regulations, or as otherwise approved by the Plan Commission or City Engineer.
(C) The street layout shall provide adequate vehicular access to all lots and parcels of land within the subdivision.
(D) The minimum width of improvements on any two-way street shall be 30 feet measured from back of curb to back of curb and shall have curb and gutter.
(E) The Commission may require adjustment of lot width, setback or street width to maintain reasonable uniformity of street improvements where they join at subdivision limits.
(F) Between reversed curves on primary arterials, secondary arterials, and collector streets a tangent of not less than 200 feet shall be provided and on local streets such tangent shall not be less than 100 feet.
(G) Streets shall also conform to the following standards:
(1) Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient, according to the street design standards contained within the following subsections.
(2) Residential street systems shall be designed to minimize through traffic movement, but certain proposed streets, where appropriate, shall be extended and improved to the boundary line of the tract to be subdivided so as to provide for normal circulation of traffic within the vicinity.
(3) Wherever a dedicated or platted portion of a street or alley exists adjacent to the proposed subdivision, the remainder of the street or alley shall be platted and constructed to the prescribed width within the proposed subdivision. The Plan Commission may require extension of improvements to the existing street or alley.
(4) Residential street patterns shall provide reasonably direct access to the primary circulation system.
(5) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable. A street should be approximately at right angles for at least 100 feet therefrom.
(6) No more than two streets shall intersect at any one point, unless specifically approved by the Plan Commission.
(7) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersection on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet shall not be permitted except where the intersected street has separated, dual drives, without median breaks at either such intersection. Where local streets intersect with arterial or collector streets, their alignment shall be continuous.
(8) The minimum right-of-way of local streets shall be as listed in the table contained in division (P).
(9) A temporary dead-end street shall be permitted in certain cases in which a street is proposed to be and should logically be extended but is not yet necessary to be constructed. An adequate barrier and signage or temporary cul-de-sac shall be provided for any such temporary dead-end or cul-de-sac feature which extends 200 feet or more in length. Provisions for future removal of physical features of cul-de-sac shall be recorded in commitments by the subdivider, and all costs associated with such removal shall be borne by the subdivider.
(10) At the intersection of any proposed residential street with any existing arterial or collector street, acceleration and deceleration lanes, passing blisters and/or left turn lanes shall be provided where right-of-way is available for such improvements, and shall be constructed as part of the subdivision.
(11) The installation of a grass center median/boulevard up to 20 feet in width may be required on all arterial and collector streets.
(12) All streets without curb and gutter shall have adequate shoulders, side swales and culverts under driveways. Driveway culverts shall meet the specifications of the Indiana Department of Transportation and/or the City Engineer, as applicable.
(H) The classification of all streets shall be determined by the thoroughfare plan which is maintained within the city comprehensive plan.
(I) Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a 2% grade at a distance of 100 feet in each direction, measured from the centerline of the intersecting street.
(J) At intersections of street right-of-way lines, property corners shall be rounded by arcs with radii of not less than 15 feet, or by chords of such arcs.
(K) If the smaller angle of intersection of two streets is less than 60 degrees; the radius of the arc at the intersection of property lines shall be increased as deemed advisable by the City Engineer.
(L) Before any performance bond covering a street installation is released, City Engineer may request that core borings of the street be done at the subdivider's expense. Cores shall be reviewed by an independent testing laboratory or registered engineer for analysis.
(M) A developer may request permission of the City Engineer to delay the installation of the final surface layer of asphalt until the binder layer of asphalt has had a sufficient time period to prove its durability under the stress of heavy construction traffic. The developer may be required to submit a separate performance bond to cover the cost of the installation of the final surface layer.
(N) Type of materials and thickness of pavement shall be in accordance with the following table.
Design Characteristics of Street and Alley Pavements | ||||
Pavement Type
|
Pavement Thickness by Street and Alley Type
| |||
Arterial | Feeder | Local | Alley | |
Portland Cement Concrete Uniform thickness on compacted subgrade | 7.5" | 6.5" | 6" | 6" |
Flexible Hot asphalt concrete Compacted aggregate base on compacted subgrade Total thickness | 3.5" 16" 19.5" | 3.5" 12" 15.5" | 3" 8" 11" | 3" 8" 11" |
Deep-strength hot asphalt concrete Uniform thickness on compacted subgrade | 11.5" | 9.5" | 7.5" | 7.5" |
All materials and methods of construction shall meet Indiana Department of Transportation Standard Specifications current at the time or primary approval. Compacted aggregate base may be reduced by 50% if a lime stabilized subgrade, 18 inches thick is provided, if approved by the City Engineer. | ||||
(O) Alternative methods for traffic control at all intersections, specifically roundabouts and traffic circles, are encouraged and may be required at the request of the Board of Public Works and Safety or the City Engineer.
(P) Basic street and sidewalk standards shall be in accordance with the following table.
Street Design Standards | ||||||
Standard for Street and Alley Type | ||||||
Arterial | Collector | Local | Alley (f.) | |||
Primary | Minor | Major | Minor | |||
Street Design Standards | ||||||
Standard for Street and Alley Type | ||||||
Arterial | Collector | Local | Alley (f.) | |||
Primary | Minor | Major | Minor | |||
Right-of-way (ft.) | 180 | 100 | 90 | 66 | 56 | 16-30 |
Pavement width (ft.) With curb and gutter(a.) Without curb and gutter With curb and gutter and 14 ft. median with curb and gutter(a.) | 70 | 70 | 62 | 44 | 30 | N/A 12-22 |
Type of curb permitted Vertical face Rolled face None | X X | X | X | X | X X | X |
Sidewalk width (ft.)(b.) | 8 | 8 | 6 | 5 | 5 | |
Minimum sight distance | in accordance with AASHTO standards | |||||
Maximum grade | 4% | 4% | 5% | 5% | 5% | 5% |
Minimum grade | 0.4% | 0.4% | 0.4% | 0.4% | 0.4% | 0.4% |
Minimum centerline with radius (ft.) | 500 | 500 | 250 | 250 | 150 | 50 |
Cul-de-sac Maximum length (ft.)(d.) Right-of-way radius (ft.) Curb radius (ft.) | 600 50 40 | |||||
Frontage road(e.) Right-of-way when adjacent to street type (ft.) Pavement width (ft.) | 60 40 | 60 36 | 50 36 | 50 30 | ||
a. Pavement widths are measured between the backs of the outside curbs. The width of the median and associated curb and gutter are included in minimum pavement widths. b. Installation of sidewalks on both sides of streets required. All sidewalks shall be built one-foot from right-of-way maximizing the green space between the sidewalk and the curb. The Plan Commission may waive this requirement along strictly rural streets if multi-purpose trails are substituted. c. Minimum sight distances for limited access highways shall be determined by the design standards established within all current and revised editions of the AASHTO standards. d. A cul-de-sac shall not be the only access to a major subdivision. The maximum length of a cul-de-sac is the distance from the end of the cul-de-sac, across other connecting cul-de-sacs and streets, to the intersection with a street which intersects with other non-cul-de-sac streets. e. A planting strip or multi-purpose trail may be required on the highway side. The recommended design shall be determined by the Plan Commission. f. Dead-end alleys shall have turning areas in accordance with AASHTO standards. | ||||||
(Ord. 6405, passed 4-10-06)
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