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(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)
The Plan Commission may waive the requirement of a street to be dedicated to the public and approve a private street in a subdivision provided all of the following conditions are satisfied:
(A) Restrictive covenants, a written commitment, or other necessary document(s) running with the land, shall be recorded in such form as is approved by the Plan Commission to clearly state of record each of the following provisions:
(1) The Board shall never be obligated to accept a public dedication, deed, or any other conveyance of such private street.
(2) The Howard County Highway Department or city shall never be obligated to maintain or repair the street, or accept it into its maintenance program.
(3) A legally-formed community association comprised of all owners of lots in the subdivision, as well as each such owner individually, shall be jointly and severally obligated to maintain and repair each private street in the subdivision.
(4) The subdivision's community association and all owners of lots in the subdivision shall jointly and severally indemnify and hold harmless City of Kokomo, the City Council and the Plan Commission, against any loss, damage, or liability arising from claims or suits for personal injury or property damage involving the design, construction, use or maintenance of a private street in the subdivision.
(5) While the use of a private street may be restricted to owners of lots in the subdivision, or their guests, an express easement shall be granted to public and quasi-public agencies for use of such streets by emergency, utility, and school vehicles and personnel, and for any other purpose the Plan Commission reasonably believes is necessary or appropriate.
(B) Title to each private street in the subdivision shall be properly conveyed by warranty deed to the subdivision's community association.
(C) Evidence of the legal formation of the subdivision's community association shall be recorded.
(D) A maintenance bond to the city, with coverage comparable to that required for public streets, for the benefit of the subdivision's community association and lot owners, shall be provided by the developer of the subdivision, if the Plan Commission finds such a bond necessary.
(E) A sign, meeting the standards of the city, must be posted declaring the street is privately maintained.
(F) The ownership, operation and maintenance of any private street or place shall be subject to any action by the Board of Public Works and Safety and when it relates to serviceability for the facilitation of city services such as, but not limited to, trash pickup, fire protection, police services, or any such required municipal service.
(G) A detailed signage plan shall be provided to ensure appropriate, minimum controls are in place for public safety.
(Ord. 6405, passed 4-10-06)
(A) Curb and gutter shall be constructed as per the standard details adopted by the Board of Public Works and Safety and on file with the City Engineer.
(B) Curbs and gutters in residential areas along local streets shall be roll or mountable type.
(C) Curbs and gutters in non-residential areas and along arterials and collectors shall be vertical type curb.
(D) Curbs for medians, islands or along interior sides of streets shall be constructed as per the standard details adopted by the Board of Public Works and Safety and on file with the City Engineer.
(Ord. 6405, passed 4-10-06)
(A) The subdivider shall provide sidewalks on all dedicated street right-of-way, existing street right-of-way adjacent to the subdivision, and inside all proposed subdivisions other than in industrial subdivisions, unless required by the Plan Commission.
(B) Sidewalks shall be constructed of concrete pavement and at least four feet wide, four inches thick, sloped 1/4 inch per foot toward the street and located one-foot inside the right-of-way line. Multi-use paths shall be constructed of asphalt pavement, eight feet wide, three inches thick on a compacted stone base four inches thick, sloped 1/4 inch per foot toward the street, located one-foot inside the right-of-way line.
(C) Sidewalks and pathways located away from streets or dusk to dawn lights should be properly lighted to permit clear vision of the walk or path all hours of the day.
(D) When sidewalks, trails or paths cross arterials or collectors within or adjacent to the subdivision, safety devices such as painted crosswalks, signs or pedestrian signals shall be installed in accordance with the Indiana Manual on Uniform Traffic Control Devices (Indiana MUTCD).
(E) Easements of at least eight feet in width shall be provided for sidewalks or 12 feet in width for multi-use paths not located in a right-of-way.
(F) Americans with Disability Act (ADA) compliant ramps for wheelchairs and bicycles shall be provided on all sidewalks and paths. Ramps are to be located at all intersection and other transition access points, according to Indiana MUTCD and local standards.
(G) Vertical clearance shall be provided for all sidewalks with all overhead obstructions cleared to a height of at least eight feet.
(H) Sidewalks adjacent to roads within subdivisions shall be constructed in accordance with the construction standards and specifications of the Indiana Department of Transportation, latest edition.
(I) Where driveways are to be built across the sidewalk space, they shall conform to the sidewalk grade and shall be six inches minimum in depth of the same quality and material as specified for sidewalks herein.
(J) All new or repaired sidewalks shall be constructed under the supervision of the City Engineer who shall inspect and report on the same before approval and/or release of bonds for such sidewalk improvements.
(K) No sidewalk section installed at the time of the original construction shall be cut in order to save a part of the original section at the time of repair, but rather the entire section shall be replaced.
(L) All sidewalks shall be installed by each property owner in the subdivision within one year of issuance of an improvement location permit for construction of improvements on the property or within three years of subdivision approval which ever is less. In the event that sidewalks are not installed, the City Engineer may notify the property owner, allowing a minimum of 30 days to install the sidewalk. If the sidewalk is not installed within the given time, the city may install the sidewalk and assess the property owner for all materials and labor.
(M) For sidewalks on existing street frontage, the city may accept payment in lieu of sidewalks. Payment shall be based upon costs of recent similar projects contracted by the city or per the standard bidding process used by the city. These funds will be used to implement the city's alternative transportation plan.
(Ord. 6405, passed 4-10-060
(A) Street lights shall be shielded with opaque material preventing upward light spillage, in compliance with the standards of the Illuminating Engineering Society of North America (IESNA).
(B) All electric lines are to be buried.
(C) Placement of lines should be coordinated with the City Engineer.
(D) Once 51% of the development is occupied, the developer may request for the city to initiate and coordinate the installation of the lights. The power company will install the lighting using the city's current, preferred street lighting fixture. The developer may utilize different lighting fixtures if the developer obtains the approval of the City Engineer, pays all costs of the fixtures including any additional installation costs and any additional monthly fees above the normal amounts associated with the standard city style.
(Ord. 6405, passed 4-10-06)
(A) The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in the area covered by these regulations. The Plan Commission shall have final authority to approve the name of the subdivision which shall be determined at the time of the primary plat approval.
(B) Street names shall not duplicate any existing name within the area covered by these regulations except where a new street is a continuation of an existing contiguous or non-contiguous street. Street names that may be spelled different but sound the same as existing streets shall not be used.
(C) The Plan Commission shall have final authority to name all streets (in case of conflicts) at the time of secondary plat approval.
(D) Private street names shall end in the word "place", as in Berwick Place or Harbour Place.
(Ord. 6405, passed 4-10-06)
(A) Where alleys are not provided, easements for utilities and other required uses such as access, drainage, walkways and/or landscaping shall be provided. Such easements shall have minimum width of 16 feet, and where located along lot lines, one-half of the width shall be taken from each lot.
(B) Where a subdivision is traversed by an existing watercourse, drainage way, channel, or stream, the subdivider shall designate drainage easements on both sides of the watercourse. Such easements shall have a minimum width of 16 feet, and where located along lot lines, one-half of the width shall be taken from each lot. In the case of a regulated drain, the Howard County Drainage Board shall determine the width of the easement.
(C) Easements to permit access for maintenance and repair of surface and subsurface drainage improvements shall be provided on the final copies of the primary plat, secondary plat, and construction plans. Location of easements shall be reviewed by the city and/or its representatives along with the local utility companies.
(D) In the case of lots extending to the boundary of the lands platted and not adjoining another plat, the full width of the required easement shall be provided.
(E) When a proposed drainage system shall direct or carry collected water across private lands outside the subdivision, appropriate off-site drainage rights such as easements must be secured by the subdivider and indicated on the plat.
(F) Detention basins shall be protected and located within detention easements, with suitable access provided to the basins and associated inflow and outflow elements.
(G) Physical encroachments or improvements within platted easements shall only be permitted if they do not restrict, obstruct or prohibit the use of the easement for which it was intended as determined by the Board of Public Works and Safety. Any encroachment or improvement which restricts, obstructs or prohibits use of the easement may be removed at the property owner's expense.
(H) Other easements may be required by the Plan Commission.
(Ord. 6405, passed 4-10-06)
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