(A) Purpose and use. The following divisions of this section state the construction standards for all major subdivisions. Each division is broken down into specific categories. These categories include:
(1) Storm water and drainage standards - division (C);
(2) Erosion control standards - division (D);
(3) Street standards - division (E);
(4) Curb and gutter standards - division (F);
(5) Street light standards - division (G);
(6) Street sign standards - division (H);
(7) Sidewalk standards - division (I);
(8) Monument and marker standards - division (J).
(B) Additional construction standards that apply. This section represents general and basic construction standards for the public improvements to be included in major subdivisions of the town. The Plan Commission and Town Council, through the Planning Director, Town Engineer, or other elected or appointed official or board may supplement and clarify the provisions of this section by the formulation and issuance of detailed requirements, either in manual form or by reference to accepted technical standards which shall be deemed incorporated by reference into this section.
(C) Storm water and drainage standards.
(1) General requirements. A storm water sewer or a surface drainage system adequate to serve the subdivision and potential subdivisions in the drainage area of which the subdivision is a part shall be provided by the subdivider. Drainage systems shall be designed and constructed in accordance with the current edition of the Lowell Town Standards adopted by the Lowell Town Council.
(2) Excavation and fills. Excavations and fills shall meet the following requirements:
(a) Fills shall not impede flows of natural watercourses or constructed channels.
(b) Grading shall not be done in such a way so as to divert water onto the property of another land owner without the expressed consent of the land owner.
(c) During grading operations, necessary measures for dust control shall be exercised.
(d) Grading equipment shall not be allowed to cross streams. Provisions shall be made for the installation of temporary or permanent culverts or bridges.
(D) Erosion control standards.
(1) General requirements. Erosion, and sediment control shall conform with the requirements of the Natural Resource Conservation Service (NRCS) and other provisions of this subchapter, other requirements adopted by the town, or other requirements of the Town Engineer.
(2) Erosion control plan requirements. No changes shall be made in the contour of the land, nor shall grading, or excavating begin until a plan for minimizing erosion and sedimentation has been reviewed and approved by the Town Engineer.
(a) The erosion control plan shall be submitted as an element of the subdivision construction plans.
(b) If NRCS review and approval is required, a copy of said approval shall be provided by the subdivider to the Planning Director for the records of the Plan Commission and to the Town Engineer.
(3) Sedimentation control. Whenever sedimentation is caused by stripping of vegetation, regrading, or other development activities, it shall be the responsibility of the applicant, person, corporation, or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems, and watercourses, and to repair any damage at his/her expense.
(a) The Town Engineer and/or Planning Director may require the subdivider to remedy any sedimentation that they identify.
(b) Failure by the subdivider to control sedimentation may be used by the Technical Review Committee or Plan Commission as grounds to deny a final plat, by the Town Board as grounds to refuse the acceptance of public improvements, or by the Planning Director as grounds to withhold the issuance of improvement location permits for structures on lots in the affected subdivision.
(c) The cleanup of all erosion control barriers and the results of any erosion control failure shall be covered by the erosion control bond provided consistent with § 155.195.
(4) Watercourse requirements. No applicant, person, corporation, or other entity shall block, impede the flow of, alter, construct any structure, deposit any material or thing, or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the County Drainage Board and/or the Indiana Department of Natural Resources, Division of Water, whichever is applicable.
(a) It is the responsibility of the applicant and any person, corporation, or other entity doing any action on or across a communal stream, watercourse, or swale, or upon the floodplain or floodway area of any watercourse during the period of development, to return these areas to their original or equal conditions upon completion of said activities.
(b) It is the responsibility of the applicant or owner to keep all major watercourses, not under the jurisdiction of any public agency, open and free flowing.
(c) The applicant or owner will assume the responsibility for maintaining in open and free flowing condition in all minor streams, watercourses, and drainage systems, constructed or otherwise improved in accordance with this section, which are necessary for proper drainage.
(E) Street standards. Streets shall be designed and constructed in accordance with the current edition of the Lowell Town Standards adopted by the Lowell Town Council.
(F) Street light standards. Street lights shall be designed and constructed in accordance with the current edition of the Lowell Town Standards adopted by the Lowell Town Council.
(G) Street sign standards. Street signs shall be designed and constructed in accordance with the current edition of the Lowell Town Standards adopted by the Lowell Town Council.
(H) Sidewalk standards. Sidewalks and ramps shall be designed and constructed in accordance with the current edition of the Lowell Town Standards adopted by the Lowell Town Council.
(I) Monuments and marker standards.
(1) Monuments and markers shall be placed so that the center of the bar, or marked point, shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the finished grade.
(2) Permanent concrete markers 30 inches deep with five-eighths-inch rebar shall be installed at the perimeter (outside boundary) of the overall subdivision.
(3) Markers consisting of five-eighths-inch rebar eight inches long shall be set in concrete as street control at the following locations:
(a) The intersection of all street center lines in the subdivision;
(b) The beginning and ending of all curves in street right-of-way lines and centerline of streets at the beginning and ending of all curves and street intersections.
(4) Markers consisting of rebar at least 30 inches long and not less than five-eighths-inch in diameter, shall be placed at the following locations:
(a) All angles formed by the intersection of lot lines;
(b) All other lot corners not established by a monument; and
(c) All points required to delineate the location or extent of reservations, easements, or dedications not otherwise defined;
(d) Centerline of rights-of-way.
(5) Markers shall be set at locations in accordance with 865 IAC 1-12-18, Minimum Standards for Competent Practice of Land Surveyors.
(Ord. 2013-02, passed 3-11-13; Am. Ord. 2015-24, passed 9-14-15)