Streets shall be installed in compliance with the following minimum standards and requirements:
(A) Sub-base, base and pavement standards. The minimum standards for street construction shall be in accordance with the Town Standards and the Standard Specifications of the State Department of Highways, current edition, and all applicable up-to-date revisions to each edition, or subsequent superseding edition thereafter referred to as the "Standard Specifications," unless otherwise required by this chapter. Copies of the Standard Specifications are on file in the office of the Town Engineer. The minimum thickness of sub-base, base, and pavement shall be as follows:
(1) The preparation of sub-grade for street pavements shall be according to the following provisions:
(a) Unless otherwise provided, the sub-grade shall be prepared per the Town Standards. During sub-grade preparation and after its completion, adequate drainage shall be provided at all times to prevent water from standing on the sub-grade. Sub-grades shall be so constructed to have as nearly as possible uniform density throughout. After compaction and final grading, the sub-grade shall be finished with a roller weighing not less than ten tons. At areas not accessible to the roller, the required compaction shall be obtained with mechanical tamps or vibrators. All soft yielding or otherwise unsuitable material which will not compact properly shall be removed. Any holes or depressions resulting from the removal of the unsuitable material shall be filled with satisfactory material and compacted so as to be in conformance with the surrounding sub-grade surface. No placement of pavement shall be permitted on un-inspected or unapproved sub-grade and at no time when the sub-grade is frozen or muddy. No hauling shall be done nor equipment moved over the sub-grade when it is in a condition that would cause undue distortion to result. If these conditions are present the sub-grade shall be protected with adequate plank runways, mats or other satisfactory means if hauling is done thereon;
(b) All utility excavations under the pavement shall be backfilled with Grade B borrow and construction shall conform to Section 211 of the Standard Specifications or compacted thoroughly by other means. The gradation for "B" borrow will be limited to nominal sizes greater than ½ inch;
(c) All sub-grade for streets shall be proof-rolled per the Town Engineer and tested by an independent testing laboratory, if so directed by the Town Engineer, and the cost of this testing shall be paid for by the subdivider.
(2) Rigid pavement specifications. The provisions for construction of rigid pavement shall be as follows:
(a) For local and cul-de-sac streets, a six-inch plain concrete pavement, as set out in division (3)(a) below shall be used, or four inches of compacted #53 stone on four inches of #2 stone on lime stabilized sub-grade per the Town Standards;
(b) For collector streets, an eight-inch reinforced concrete pavement, or six inches of compacted #53 stone on four inches of #2 stone on lime stabilized sub-grade per the Town Standards.
(3) Rigid pavement construction. The provisions for construction of rigid (plain concrete) pavement construction shall be as follows:
(a) At the time of placement of the concrete, the sub-grade shall be properly dampened just prior to the placement where it has become dry, where the surface has been removed by final grading, or for any other reason it has not been properly dampened. Concrete pavement shall be in accordance with Section 500 of the Standard Specifications or any subsequent amendments thereto. Concrete shall be finished by machine or vibratory screed except on widened portions, intersections or other places where hand-finishing will be permitted. Weakened plane or dummy, transverse, or contraction joints shall be placed not to exceed 20-foot spacing. Closer spacing to average 15 feet will be encouraged. Transverse contraction joints may be of formed or sawed dummy groove, ribbon or pre-molded strip type, and shall be 1/4 the pavement depth. When transverse joints are to be formed by sawing, care must be taken to prevent the formation of cracks due to contraction of the slab. All transverse joints shall be sawed within eight hours after the placing of the concrete. Expansion joints, with 1/2-inch preformed joint filler, shall be placed at every catch basin and manhole in line of the pavement. The location of manholes and the like in the pavement shall determine the exact location of the joints. All joints shall extend through curbs to the full width of the pavement;
(b) Whenever the width between forms of the pavement under construction is greater than 13 feet, longitudinal joints shall be constructed so as to divide the pavement into strips not to exceed 13 feet each. This shall be accomplished by a deformed key plate installed prior to the depositing of the concrete;
(c) The method of curing shall be a white pigmented curing compound type 2, complying with AASHTO M 148, and shall be applied in one or two applications as directed by the Town Engineer. When applied in two applications, the second shall follow the first within 30 minutes.
(4) Timing for surface. A surface may be placed at a later time, but not to exceed either of the following:
(a) When 80% of the subdivision lots have homes built on them; or
(b) A three-year period, starting from the date of placing the asphalt intermediate. A financial guarantee in accordance with this chapter shall be posted to insure the performance of the placing of the asphalt surface. If the above requirements are not met, then the McCordsville Town Council or its agents shall not allow issuance of any building permits until the asphalt surface is placed and accepted.
(5) Sampling and testing. All sampling and testing shall be paid by the contractor.
(B) Special requirements for non-residential subdivisions. The special requirements for non-residential subdivisions are where streets are designed to serve non-residential subdivisions or sites, or other developments requiring service by many heavy vehicles, the minimum pavement thickness will be that for a collector street. The asphalt mixture type for industrial and commercial subdivisions shall be Type C.
(C) Temporary gravel construction. Temporary gravel construction shall be required at the entrance to a construction site to prevent sediment from being tracked from a site onto a public or private roadway.
(D) Concrete curbs and gutters required. With the exception of alleys, concrete curbs and gutters shall be required for all streets. A slightly different curb and gutter configuration may be permitted at the discretion of the Town Council. When curbs and gutters are built in conjunction with concrete pavement, expansion and contraction joints should be placed at the same locations as in the pavement slab, and the curb and gutter shall be tied to the pavement by 1/2-inch round deformed bars at about three-foot intervals. Otherwise concrete curb and gutter expansion joints should be placed at the ends of all returns and at intervals not to exceed 100 feet. Contraction joints shall be installed at 20-foot spacing. The curb and gutter shall be cured by keeping the concrete moist for three days, or cured by the use of a white membrane-forming material.
(E) Sidewalks. All streets shall have sidewalks on both sides of the street with the exception of sides of street where a multi-use path is constructed or otherwise required. Industrial parks may also be exempt from this provision. Where required, the sidewalk shall extend along the entire street frontage of each respective lot and shall be constructed prior to completing finish lot grading. The sidewalk shall be located one foot inside the street right-of-way line (not on the lot), and parallel to the street right-of-way line. All sidewalk design and construction shall comply with the Americans with Disabilities Act (ADA), as amended. The lot owner is responsible for the repair and maintenance of the sidewalk for the initial one year from completion of residence. Thereafter, the homeowner's association shall be responsible for maintenance and upkeep of the sidewalk except for any damage done by the adjoining lot owner.
(F) Drainage swales. No new subdivision street shall have drainage swales unless specifically allowed by an approved drainage plan. Swales shall be placed along existing county roads as follows:
(1) Twenty-four-foot long corrugated (non-spiraled) pipe or plastic pipe shall be placed at all driveways and sized according to the calculated amount of storm water flow, but not less than 12 inches in diameter. The minimum cover over any culvert will be 12 inches.
(2) Culverts shall be placed or extended under the roadway where necessary. The size of the culvert shall be according to the calculated amount of storm water flow, but not less than 12 inches in diameter. All culverts shall extend from right-of-way to right-of-way unless otherwise permitted by the Town Council. All culvert pipe that is banded together shall receive a minimum of a 12-inch band with eight-inch long bolts. All culverts shall have applicable end sections, unless waived by the Town Council.
(3) Swales having a grade of 3%, 4% or 5% shall have a gutter consisting of sod, or if in excess of 5%, shall have a gutter consisting of concrete.
(G) Sign installation. It shall be the responsibility of the subdivider to provide and install all required signs including street signs, stop signs, warning signs, speed limits and any other regulatory signs as may be deemed necessary by the Town Council. All sign materials and installation procedures shall meet the requirements of the latest edition of the State Manual on Uniform Traffic Control Devices and the Town Standards. The location and type of all signs in a subdivision shall be identified in construction drawings and presented to the Town Engineer for approval. The subdivider shall also prepare and submit the necessary ordinance(s) to permit installation of all regulatory signs for approval by the Town Council.
(H) Inspection. The Town Engineer shall collect, in advance of the first inspection, a fee to inspect all matters required by this section regarding the installation of streets. The inspection shall include storm sewers, underdrains, road sub-grade, curbs, stone grade, asphalt, final inspection and inspection after five years. Inspection fees, including fees for subsequent inspections, shall be as prescribed by the Town of McCordsville Official Fee Schedule.
(I) Street lights. In developments having a density equal to or greater than 0.5 units per acre the developer shall install or have installed with the street construction, street lights adequate to light all road intersections, curves, cul-de-sacs and entrances in the development in compliance with the following standards:
(1) The street light spacing shall be in compliance with the following minimum foot candle requirements. Street lights in general shall be on property lines and staggered on opposite sides of the street.
(a) Residential entrances: 1.2.
(b) Residential streets: 0.5.
(c) Public or private parking lots: 1.2.
(d) Park areas with playgrounds or walking/biking trails: 0.5.
(2) All lighting components shall be of utility quality columns and fixtures with photovoltaic devices conforming to ANSI standard C136.10. Developments are encouraged to integrate decorative designs where practical.
(3) The luminary fixture shall be environmentally friendly, have a 150 watt high-pressure sodium lam and have a globe made of acrylic or non-yellowing material excluding glass and must have a canopy.
(4) All equipment, including but not limited to the light column, luminaire and additional fixtures shall remain the property of the developer or homeowner's association who shall be responsible for all the maintenance of the equipment as well as all operational cost of the equipment.
(Ord. 121410A, passed 1-11-2011)