(A) Plats. In addition to the requirements established herein, all subdivision plats shall comply with the following rules, laws, and regulations:
(1) All applicable statutory provisions.
(2) The local zoning ordinances, building and housing codes, and all other applicable laws.
(3) The official Comprehensive Plan, Thoroughfare Plan, and Capital Improvements Program, including all public facilities, open space, and recreation plans, as adopted.
(4) The rules and regulations of the State Board of Health, the Natural Resources Commission, Aeronautics Commission and other appropriate state agencies.
(5) The rules, regulations and standards of the Indiana State Highway Commission if the subdivision or any lot contained therein abuts a state highway.
(6) All applicable planning and regulatory guideline, including access control or driveway manuals, parking and traffic control ordinances, and other applicable guides published by the local governmental units.
(7) The Indiana Manual on Uniform Traffic Control Devices for installation of traffic control devices. (See §
152.91)
(8) The Highway Capacity Manual, Highway Research board, Washington, D.C.
(B) Construction plans. Plat approval may be withheld if a subdivision is not in general conformity with the above plat requirements or with the following requirements for construction plans:
(1) It shall be the responsibility of the subdivider of every proposed subdivision to have a complete set of construction plans prepared by an engineer including profiles, cross-sections, specifications, and other supporting data for all required public streets, utilities and other facilities.
(2) The final construction plans shall be based on preliminary plans which have been approved with the preliminary plat, and shall be prepared and submitted in conjunction with the final plat.
(3) Construction plans shall be prepared in accordance with the local government's standards and specifications.
(C) Material and construction control. To assure compliance with good engineering practice, the subdivider, contractor, or developer is required to follow the latest issue of the Indiana State Highway Standard Specifications for material and construction control, except when different specifications are explicitly described in these regulations, or adopted by the Town Engineer and approved by all appropriate boards, commissions, agencies, and officials of the local government.
(D) Political and jurisdictional boundaries. To eliminate potential jurisdictional disputes and to facilitate effective coordination and control of development, the Plan Commission shall be guided by the following policy:
(1) Whenever access to the subdivision is required across land in another local government, the Commission shall request assurance from the Town Attorney that access is legally established, and from the Town Engineer that the access road is adequately improved, or that a performance bond has been duly executed and is sufficient in amount to assure the construction of the access road.
(2) Lot lines shall be laid out so as not to cross boundary lines between adjacent units of local government which have separate governing bodies for the purpose of regulation and control of land use and development, as well as for tax purposes.
(E) Public improvements. Every subdivider shall be required to install the following public and other improvements in accordance with the conditions and specifications in these regulations:
(1) The applicant shall place permanent reference monuments in the subdivision in accordance with §§
152.90-
152.93 and as approved by a registered Land Surveyor.
(2) All streets and alleys shall be constructed in accordance with the standards and specifications of §§
152.90-
152.93 and as adopted and approved by the Town Council.
(3) Bicycle pathways shall be provided within all subdivisions, as part of the public right-of-way or separate easement, if such facilities have been specified in an overall bicycle plan as adopted by the Town Council.
(4) All bridges and culverts shall be constructed in accordance with applicable engineering standards as approved by the Town Engineer. Design loading shall not be less than H-15 for local streets and cul-de-sacs and H-20 for minor collectors.
(5) All driveways, and, when approved or required, all median openings and auxiliary lanes, shall be constructed as specified in the local regulations covering the construction of such elements of the streets.
(6) Underground installation of communication and electric utilities is encouraged and may be required subject to the adopted policies of the Plan Commission.
(7) All public water supply and sewer systems shall be constructed in accordance with the adopted local plans and specifications.
(8) The placement of fire hydrants and water mains for adequate fire protection shall be in accordance with the appropriate fire district standards.
(a) Street name signs shall be installed in the appropriate locations at each street intersection in accordance with the local standards.
(b) Nonstandard, decorative-type street signs may be approved; however, the costs for installation and maintenance shall be the responsibility of the developer or a homeowner's association within the subdivision.
(10) Pedestrian walkways, when required, shall have easements at least ten feet in width, and shall include a paved walk at least four feet in width along local streets and at least five feet in width along collector and arterial streets, and shall be placed one foot from the street property line. Where sidewalks meet the street, a ramp meeting the Americans with Disabilities Act (ADA) standards shall be provided to lower the sidewalk to street level.
(11) Greenbelts or landscape screening may be required for the protection of residential properties from adjacent major arterial streets, railroad rights of way, commercial or industrial areas, or other features.
(a) Street lights shall be required to be installed at intersections throughout the subdivision and such installations shall conform to the requirements of the Town Council and the public utility providing such lighting. When the distance between street intersections exceeds 600 feet, such lights shall be provided at the midpoint between the street intersections.
(b) Any street lights other than Cobra-type street lights will be acceptable; however, the costs of installation and maintenance of the lights shall be the responsibility of either the developer or a homeowner's association within the subdivision.
(Ord. 93-Z-03, passed 3-8-93; Am. Ord. 94-Z-13, passed 7-11-94; Am. Ord. 95-Z-01, passed 2-13-95)
