(A) The major subdivision plat must include the following in order to be considered for primary approval:
(1) Contents.
(a) Proposed name of subdivision. The name shall not duplicate the spelling or pronunciation of any other recorded subdivision.
(b) Location by section, quarter section, township, range, city, town or civil township and complete metes and bounds or other legally recorded boundary description.
(c) Names and addresses of the owner, subdivider (applicant) if other than the owner and seal of registered land surveyor preparing the plat.
(d) Scale of plat including graphic scale, north point and date.
(2) Existing conditions.
(a) Boundary lines of proposed subdivision indicated by a heavy line with bearings and distances and the approximate acreage.
(b) Location and description of all monuments with references by distance and bearings to quarter section and quarter-quarter section corners.
(c) Location, width and names of all existing or prior platted streets or other public ways, railroad and utility rights-of-way and easements, parks and other public open spaces, permanent buildings or structures, and section and municipal corporation lines within or adjacent to the tract.
(d) In case of a replat creating additional lots, all descriptive lines and lot numbers of the original plat being vacated shall be shown by dotted lines in their proper position in relation to the new arrangement of the plat, the new plat being clearly shown in solid lines so as to avoid ambiguity or confusion.
(e) Streets on and adjacent to the tract: name and right-of-way width and location.
(f) Municipal facilities, public improvements and utilities on and adjacent to the tract.
(g) Existing contours with intervals of not more than five feet where the slope is greater than 10% and not more than two feet where the slope is less than 10%. Elevations shall be based on the National Geodetic Vertical Datum of 1929. If not practicable an assumed datum to the satisfaction of the County Highway Engineer may be used.
(h) Subsurface conditions on the tract, if required by the Area Plan Commission: location and results of tests made to ascertain subsurface soil, rock and ground water conditions; depth to ground water unless test pits are dry at a depth of five feet; location and results of soil percolation tests if individual sewage disposal systems are proposed.
(i) Other conditions on the tract: water courses, 100-year flood contour line from FIRM map, legal drains, marshes, rock outcrop, wooded areas, existing structures, and other significant features.
(j) Other conditions on adjacent land: approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; owners of adjacent unplatted land; for adjacent platted land refer to subdivision plat by name, recording data and number, and show approximate percent built-up, typical lot size and dwelling type.
(k) Current zoning and, if applicable, proposed zoning on the tract plus zoning on abutting tracts.
(l) Proposed public improvements; highways or other major improvements planned by public authorities for future construction on or near the tract.
(m) The nearest distance to a fire hydrant shall be shown. If such distance is greater than 600 feet, the plat submission shall include a letter from the appropriate fire chief stating the greater distance is acceptable or that an alternative source of water is (or shall be made) available. Any condition stated by the fire chief shall be placed on the plat. For final plat approval, a letter approving water capacity and location of fire hydrants by the appropriate water company will be required.
(3) Proposed conditions.
(a) Streets names and right-of-way; similar data for alleys, if any.
(b) Other rights-of-way or easements; location, width and purpose.
(c) Lot lines with adequate dimensions, including area, lot numbers and block numbers. If proposed subdivision is a non-residential subdivision, this condition may be waived by the Area Plan Commission if the subdivider certifies to a minimum lot size and meets all other conditions of this chapter.
(d) Sites, if any, to be reserved or dedicated for parks, playgrounds or other public uses.
(e) Minimum building setback lines for the front yard only and distances at proposed building lines on any curved streets.
(f) Site data, including number of residential lots, type, typical lot size, and acres in parks, open spaces or school sites.
(g) Title, scale, north arrow and date.
(h) Parcels of land to be dedicated or temporarily reserved for public use or set aside for the use of property owners in the subdivision. Land to be dedicated for parks or other public uses shall be set forth and shown on the plat under the appropriate heading such as "Park" or "Out Lot for Public Use".
(4) Accompanying plans, specifications and certifications.
(a) The application for primary plat approval must be accompanied by the following:
1. If private sewage disposal systems and/or wells are proposed, approval and certification of same by the County Health Department. In cases of a non-residential subdivision not showing definite proposed lot lines allowed by the Commission, this certification shall certify to the minimum lot size allowed for said private sewage disposal system and/or well by the County Health Department and State Board of Health.
2. If new sanitary sewer connections are to be installed, a capacity letter from the municipality (or sanitary sewer utility) serving the subdivision.
3. If new water service connections are to be installed, a capacity letter from the municipality (or water utility) serving the subdivision.
4. The subdivider shall submit to the Area Plan Commission two initial and four final sets of drainage plans for the proposed subdivision with a cost estimate for construction of the drainage improvements certified by a registered engineer.
5. The subdivider shall submit to the Area Plan Commission two initial and four final sets of detailed plans and specifications for street and sidewalk construction. The detailed plans shall consist of cross sections and profiles of streets showing grades. The profiles shall be drawn to county standard scales and elevations and shall be based on the National Geodetic Vertical Datum of 1929. The plans must be accompanied by a certificate of compliance on a prescribed form available from the Area Plan Commission, which said certificate shall contain the following:
A. Estimated date for the commencement of construction.
B. Estimated date for construction completion.
C. Project location.
D. Detailed description of the type of construction.
E. Location and typical street sign design if different from standard design shown on Appendix A of this chapter. Traffic control devices which include, but are not limited to, stop signs at intersections, yield signs at intersections, dead end signs, warning signs, and speed control signs shall be located and designed per the Indiana Manual on Uniform Traffic Control Devices for Streets and Highways subject to approval by the Highway Engineer and Board of Commissioners respectively reserving the right to make additions or changes. The Certificate of Compliance must detail the type of devices, how many, and dollar amount of each device.
F. Name, length and estimated cost of construction for each street.
G. Location of sidewalks together with estimated cost of construction.
H. Total estimated cost of all street and sidewalk construction.
I. A certificate by the subdivider that the construction will be completed in accordance with the plans submitted.
J. A certificate of a registered engineer that the specifications meet the minimum requirements of this chapter.
K. A certificate of a registered engineer that he or she will perform periodic job site inspections to determine that construction is completed in accordance with the plans and specifications.
(b) Prior to primary approval being granted by the Area Plan Commission, the following approvals must be obtained:
1. Drainage Board for the subdivision's drainage plan.
2. Board of Commissioners for the street plans and specifications.
(B) The Area Plan Commission staff will take the necessary administrative action to schedule the appropriate reviews by the Drainage Board, County Highway Engineer and Board of Commissioners.
(C) Provided the street plans and specifications meet all applicable provisions of this chapter, the County Highway Engineer and the Board of Commissioners shall have no course than to grant approval of the plans and specifications and to so certify.
(D) To establish the cost estimates referred to in division (A)(4)(a)5.H. of this section, a cost breakdown must be submitted by a registered professional engineer. If inconsistent with current development costs, the Area Plan Commission may require a copy of the construction contract. Said cost estimates may be used for the purpose of establishing the amount of the irrevocable letter of credit for guaranteeing completion of improvements as required by § 154.022.
(BC Ord. 2006-05, passed 3-20-06; Am. BC Ord. 2007-23, passed 9-12-07)