Before secondary approval may be granted, the plat of the subdivision shall conform to the following standards of improvements which shall be installed under the supervision of an inspector whose qualifications meet the approval of the Area Engineer, and the cost of such inspection shall be borne by the subdivider.
(A) Monuments and markers. 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.
(1) Monuments shall be set:
(a) At the intersection of all lines forming angles in the boundary of the subdivision; and
(b) At the intersection of street property lines.
(2) Markers shall be set:
(a) At the beginning and ending of all curves along street property lines;
(b) At all points where lot lines intersect curves, either front or rear;
(c) At the angles in property lines of lots; and
(d) At all other lot corners or boundary angles not established by a monument.
(3) Monuments shall be of stone or concrete (which may be poured in place), with minimum dimensions of four inches by four inches by 30 inches, set vertically in place. They shall be marked on top with a brass plug, or iron or copper dowel, at least three-eighths inch thick, set flush with the top of the monument, deeply scored on top, with a cross. Markers shall consist or iron pipes or steel bars at least 30 inches long, and not less than five-eighths inch in diameter.
(B) Streets. Streets (and alleys, where provided) shall be completed to grades shown on plans, profiles and cross-sections provided by the subdivider and prepared by a registered professional engineer, and approved by the Commission.
(1) The streets shall be graded, surfaced and improved to the dimensions required by the cross-sections and the work shall be performed in the manner prescribed in Standard Specifications for the Indiana Department of Highways, latest issue (hereinafter referred to as the Standard Specifications). A copy of the current Standard Specifications is on file in the office of the county’s Advisory Planning Department.
(2) Streets classified as through streets shall be surfaced to a minimum width of 24 and those classified as cul-de-sac streets shall be surfaced to a minimum width of 22 feet. Streets classified as arterial or feeder in the Thoroughfare Plan shall be surfaced to a minimum width of 36 feet. (Curb and gutter is added to the minimum surface, see division (G) below.) The Commission may require the subdivider to provide street surfacing on streets which are proposed to be extensions of existing paved streets, and which exceed the minimum dimensions set forth above, to the full width of the existing paved street. Alleys shall be surfaced to their full width. Cul-de-sac turn-arounds shall be paved to a diameter of 76 feet.
(3) The subgrade shall be prepared in compliance with § 207 of the Standard Specifications.
(4) The subbase, shall be prepared in compliance with § 304 of the Standard Specifications. Special subbase drainage in areas of cuts, swales and fills shall be as set out in the approved plans and specifications.
(5) The street surface shall be either Portland cement concrete materials and construction shall be in accordance with § 501 of the Standard Specifications and division (B)(5)(a) below or hot asphalt concrete materials and construction shall be in accordance with § 403 of the Standard Specifications and division (B)(5)(b) below. In the case of a proposed alternative method, discrepancy, omission or duplication in the required specification standards, the decision of the Area Engineer shall be sought and considered final.
(a) Rigid-type pavement (Portland Cement Concrete). See Figure 4.
1. Minimum design characteristics of street pavement shall be as follows:
a. Six percent air entrained.
b. Twenty-eight day compressive strength equals 4,000 psi. Twenty-eight day flexural strength equals 550 psi.
c. Thickness to conform to the following schedule: See Figure 4.
2. Portland Cement Concrete pavement shall be in accordance with § 501 of the Standard Specifications. In addition the following shall govern and be met:
a. The subgrade shall conform to § 501.05 and § 207 of the Standard Specifications. Subgrade shall be moist but not muddy at the time the concrete is placed. If required, it shall be sprinkled, but the method of sprinkling shall be such that mud or pools of water will not be formed.
b. Subbase shall meet the above minimum thickness requirements and conform to § 304 of the Standard Specifications.
c. Weakened plane or dummy transverse contraction joints shall be placed not to exceed 20-foot spacing. A transverse contraction joint shall be placed at every catch basin and manhole in line of pavement. The location of manholes and the like, in the pavement shall determine the exact location of joints. All joints must extend throughout sidestrips to full width of pavements. Transverse contraction joints will be a groove and conform to § 501.04 of the Standard Specifications.
d. 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. Work shall conform to § 501.14 of the Standard Specifications.
e. Expansion joints, with approved dowel bar assembly, shall be placed at intersections where shown on the plans and shall conform to § 501.15 of the Standard Specifications.
f. Concrete shall be machine finished except on widened portions, intersections or other places where hand finishing will be permitted if authorized. Finishing machines or vibrating strikeboards of design other than as specified in the Standard Specifications will be permitted only if work of equal quality as set out in these specifications is obtained. Authorization prior to construction is required. Work shall conform to § 501.15 of the Standard Specifications.
g. Curing with approved impervious membrane or sealing compounds shall be required, conforming to § 501.17 of the Standard Specifications.
(b) Hot asphalt concrete pavement.
1. Minimum design characteristics of street pavement. See Figure 3.
2. Asphalt pavement shall be in accordance with § 403 of the Standard Specifications. In addition, the following shall be met:
a. The subgrade shall conform to § 207 of the Standard Specifications.
b. Subbase shall meet the above minimum thickness requirements and conform to § 304 of the Standard Specifications.
c. Base, binder and surface coarses shall conform to § 403 of the Standard Specifications.
d. Seal coats, prime coats and tack coats shall conform to § 403 and §§ 407, 408 and 409 (as applicable) of the Standard Specifications.
(6) Samples for testing purposes shall be taken as required by the appropriate section of the Standard Specifications: All tests shall be performed in accordance with the appropriate section of the Standard Specifications. All testing shall be performed by a certified agency approved by the Board of County Commissioners. All testing costs shall be paid by the developer. A complete certified copy of all records shall be provided by the county, as the case may be. The county reserves the right to core the pavement before acceptance.
(7) Prior to placing the street and alley surfaces, adequate subsurface drainage pipe, when required, shall be coated corrugated pipe or a similar type not less than 12 inches in diameter approved by the Commission. Upon the completion of the street and alley improvements, plans and profiles as built shall be filed with the Commission.
(8) No streets will be accepted until after the plat of the subdivision has been recorded in the County Recorder’s office.
(9) All unsightly and objectionable materials shall be removed from the right-of-way before acceptance. All trees, brush and stumps shall be removed from the edge of pavement to the back of the side ditch slope. In no case will trees be permitted closer than six feet to the edge of the road surface. The entire right-of-way shall be in neat and presentable condition.
(10) All work must be acceptable to and meet all the requirements of the county, prior to acceptance by the county. Upon the completion of all improvements and installations as required by this code, the developer shall furnish the Board of County Commissioners with the proper bonds and an engineer’s certification that said improvements and installations have been constructed, installed and completed in compliance with the requirements of this code, In addition, a letter signed by the Area Engineer and the County Highway Supervisor shall be presented to the Board of County Commissioners, stating they find the improvements to have been constructed, installed and completed in compliance with the requirements of this code, if such is the case.
(C) Drainage facilities. Prior to the construction of street or alley surfaces and pavements, adequate drainage facilities shall be installed by the subdivider, according to plans furnished by the subdivider prepared by a registered professional engineer or a registered land surveyor and approved by the Commission. A storm drainage analysis based upon a five-year, one-hour rainfall shall be used as the basis for the drainage system. A copy of the analysis is to be submitted to the Commission with the drainage facility plans. Pipe used for drainage shall be of coated corrugated metal, concrete, vitrified clay or plastic of an approved design, size and strength to meet the requirements of the specific conditions which may be encountered. All pipes shall meet the applicable requirements of the Standard Specifications item 715.
(1) Minimum diameters of pipe to be used shall be as follows:
Entrance culverts | 12 inches |
Perforated under-drains | 8 inches |
Roadway cross-drains | 12 inches |
(2) Upon completion of the street improvements, a minimum of two sets of as-built plan and profiles shall be filed with the Commission.
(D) Sewers.
(1) The subdivider shall provide the subdivision with sanitary sewage facilities in accordance with one of the three following procedures:
(a) Public collection system. In all cases where such is possible the developer shall construct a sanitary sewer system connected to a city sewer.
1. The plans for the system shall be approved by the Board of County Commissioners, and shall be designed and constructed in accordance with the county’s Sanitary Sewer Design and Construction Specifications.
2. Service laterals shall be installed between the street main and the property line before the street is paved.
(b) Local treatment system. Where it is not possible to connect the subdivision sanitary sewer system to a county sewer, as determined by the Commission, the subdivider shall construct a local treatment system consisting of the necessary house laterals, service mains and interceptors required to conduct the subdivision’s sanitary sewage to a single treatment facility. All aspects of such system including the treatment facility, shall be designed with the requirements of the county’s Sanitary Sewer Design and Construction Specifications, and constructed by the subdivider in accordance with the requirements of the state’s Board of Health and the Health Officer.
(c) Private disposal system. Where alternatives in divisions (D)(1)(a) and (D)(1)(b) above are not practical, the Commission may permit the subdivider to install on each lot an individual sewage disposal system consisting of a septic tank and tile absorption field or other approved disposal system. Such systems shall be designed and constructed by the subdivider in accordance with the requirements of the state’s Board of Health and the Health Officer. In no case, however, shall private disposal systems be permitted where rock or impervious clay conditions exist which would prevent percolation or effluent.
(2) The plans for the installation of the sanitary sewage facilities shall be provided by the subdivider, prepared by a registered professional engineer and approved by the state’s Board of Health, the Health Officer and the Area Engineer. Upon the completion of sanitary sewer installations, two sets of the as-built plans for such system shall be filed with the Commission.
(3) In this division (D) and division (E) below, the phrase “the subdivider shall provide” shall be interpreted to mean that the subdivider shall install the facility referred to, or whenever a private sewage disposal system or an individual water supply is to be provided, that the subdivider shall require, as a condition of the sale of each lot or parcel in the subdivision, that the facilities referred to in these sections shall be installed by the developer of the lots in accordance with these regulations.
(E) Water.
(1) The subdivider shall provide the subdivision with a complete water main supply system, which shall be connected to the Aberdeen-Pate Water Company System or the county’s water utility system; except, that when such water supply is not available as determined by the Commission, the subdivider shall provide an individual water supply on each lot in the subdivision in accordance with requirements of the state’s Board of Health and the Health Officer.
(2) The plans for the installation of a water main supply system shall be provided by the subdivider and approved by the applicable Water Department, the state’s Board of Health and the Health Officer. Construction of water mains and house services to be placed within the improved portion of the street right-of-way shall be completed prior to the placement of the surface improvements. Upon the completion of the water supply installation, two sets of the plans for such system as built shall be filed with the Commission.
(F) Improvement credit procedure. Improvements required in this section to be installed by the subdivider, which are of a public utility nature, specifically in divisions (C), (D) and (E) above, may provide benefits to other properties in the vicinity of land to be subdivided. Upon the installation of such improvements which cross or adjoin other properties and can be used by such properties, the subdivider may, by contract, agree that upon the connection or use of the installation made by the subdivider by others, within a period of ten years following their installation, the new user or users shall pay to the county, a fee in an amount agreed upon by the subdivider and the county, the amount of such fee to be credited and paid to the subdivider.
(G) Curb and gutter.
(1) In a subdivision and on streets classified as arterial or feeder in the Thoroughfare Plan, the curb and gutter shall be installed on each side of the street surface. Plans for the installation of the curb and gutter shall be approved by the Area Engineer.
(2) The curb and gutter shall be of one of the construction types shown in Figure 2 and shall be constricted according to the following specifications.
(a) The base for the curb and gutter shall be well compacted on the existing base or grade:
(b) The minimum specifications shall be as shown for the three types of cross-sections in Figure 2.
(c) All concrete used in the curb and gutter shall meet the Standard Specifications.
(H) Sidewalks.
(1) In a subdivision, the Commission shall require the subdivider to install sidewalks:
(a) On each side of a street classified as arterial in the Thoroughfare Plan;
(b) On street which are proposed to be extensions of streets which are proposed to be extensions of streets already having sidewalks on either one or both sides; and
(c) On streets in the vicinity of schools or other public buildings, which, in the Commission’s judgment would be necessary for the safety and welfare of pedestrians.
(2) If sidewalks are provide, they shall be constructed of Portland cement concrete, at least four inches thick and four feet wide, and the edge of walks adjacent to the property line of the street shall be placed at least one foot from the property line.
(3) If sidewalks are not provided, the street grade shall be completed so that additional grading would not be necessary for any future provision of sidewalks.
(4) Crosswalks within blocks, as required in § 151.20(C) of this code, shall be improved with at least a four-foot walk of Portland cement of asphalt concrete four inches thick.
(I) Street signs. In a subdivision, the subdivider shall provide the subdivision with acceptable street signs at the intersection of all streets.
(J) Driveway entrances. Private driveways shall be paved with a hard surface between the street surface and the front lot line. Private drives shall be located in such a way that sight distance requirements noted in Tables 1 and 2 are met.
(K) Certain one and two lot subdivisions. In the case of a one or two lot subdivision with an access drive set forth in the definition for subdivision in § 151.02 of this code, or a subdivision whose minimum lot size is three acres, herein, the following improvements shall be required:
(1) Provision of a gravel roadway connecting the frontal street to each lot and centered in the access drive with sufficient depth and width to accommodate motor vehicles (as determined by the Commission.) The portion of the access drive roadway between the street surface and the existing property line of the street shall be paved with a hard surface if the street surface is of a hard surface;
(2) Adequate drainage for the lot(s) and access drive as determined by the Commission;
(3) The provision of an individual water supply on each lot (or a water supply system) in accordance with requirements of the state’s Board of Health and the Health Officer; and
(4) The provision of a private disposal system (if a community system is available) to be installed on each lot consisting of sewage disposal system. Such systems shall be designed by the subdivider in accordance with the requirements of the state’s Board of Health and the Health Officer. A description of the disposal system with preliminary approval by the local Health Officer shall accompany application for primary approval.
(L) Flood control.
(1) The subdivider shall assure that:
(a) The subdivision will minimize flood damage;
(b) The public utilities and facilities are constructed so as to minimize flood damage; and
(c) Adequate drainage is provided. (See division (C) above.)
(2) Base flood elevation data shall be required for subdivisions greater than 50 lots or five acres.
(M) Certain one lot subdivisions. In the case of a “one lot” subdivision which has a minimum area of 20 acres and which lot does not have 300 feet of frontage on a public road, the following shall apply.
(1) The connecting roadway between the lot and the public road shall have a minimum right-of-way width of 30 feet. The traveled surface and composition shall be as approved by the Commission. The road shall serve only the one lot. It shall provide emergency vehicles safe access to the residential unit. The area of the road shall not be counted towards the 20 acre minimum lot size.
(2) The site distance, drainage, water supply and sewage disposal system requirements of § 151.22 of this code shall be met.
(3) The procedure for approval shall be: A detailed drawing showing all improvements, proposed and already existing, shall be submitted to the Plan Commission. Improvements shall include all structures, roads, sewer and water systems and utility services. Guarantees that all improvements will be completed as proposed shall be submitted to the satisfaction of the Commission.
(5) The detailed drawing shall be accompanied by a fee of $30 which is payable to the county. The fee is due and payable upon submission of the initial application to the Plan Commission.
(Ord. 8-7-12-4, passed 12-4-1987; Ord. passed 12- -1999)