Chapter 5 - Specifications - Improvements and Installations
SECTION 5.0 - IMPROVEMENTS
Subdivision improvements shall be designed, furnished and installed by the subdivider in accordance with the requirements of this chapter, State, County, and City specifications, when applicable. The higher or more restrictive requirements shall prevail.
No subdivision plat shall be approved by the Plan Commission unless the following improvements have been completed as herein specified and required, or the subdivider provides a financial guarantee therefore, as specified in Chapter 2, Section 2.3, of this ordinance.
After Commission approval of the preliminary plat and prior to any construction in the subdivision, the subdivider shall submit copies of the construction drawings for streets, sewers, water lines, and drainage facilities for review by the Board of Works a minimum of 45 days before construction is proposed to begin. Supervision and inspection of construction of all required improvements shall be under the direction of the City Board of Works.
SECTION 5.1 - STREET IMPROVEMENTS
Improvements for streets shall be performed to meet the following minimum standards and requirements. At the intersection of a subdivision collector street with an arterial or major collector street or road, the Commission may require the subdivider to install deceleration and passing lanes along the arterial or collector street in accordance with the graphic specifications in Illustration 1.
Design Specifications from Arterial Roads or Collector Streets
Required Pavement Width - Local and Cul-de-sac Streets
Width with curb and gutter . . . . 31' - back to back of curb
Width without curb and gutter . . . . . 24'
Residential cul-de-sac . . . . . 50' - radius
Radius at intersections . . . . 35'Â
Required Pavement Width - Industrial and Commercial Streets
Width with curb and gutter . . . . . 38' - back to back of curb
Width without curb and gutter . . 28'
Cul-de-sac . . . . . . . . . . . . . . . . . . 50' - radius
Radius at intersections . . . . . . . 35'
Required Pavement Width - Collector Streets
Width with curb and gutter . . . . . 38' - back to back of curb
Width without curb and gutter . . 26'
Radius at intersections . . . . . . . 35'
SECTION 5.2 - PAVEMENT CONSTRUCTION
- Local and Cul-de-sac Streets
Local and cul-de-sac streets shall be constructed of the following minimum thickness of sub-base, base course, and pavement:
- A six (6) inch plain concrete pavement on a six (6) inch compacted aggregate sub-base; or
- A three (3) inch hot asphalt concrete base pavement on a six (6) inch compacted aggregate sub-base, with a two (2) inch hot asphalt concrete binder and a one (1) inch hot asphalt concrete surface.
- Collector, Industrial, and Commercial Streets
Collector, industrial, and commercial streets shall be constructed of the following minimum thickness of sub-base, base course, and pavement:
- A six (6) inch reinforced (6x6x6 mesh) plain concrete pavement on a six (6) inch compacted aggregate sub-base; or
- A four (4) inch hot asphalt concrete base pavement on a six (6) inch compacted aggregate sub-base, with a two (2) inch hot asphalt concrete binder and a one (1) inch hot asphalt concrete surface.
- Materials Specifications
All material used to construct streets shall conform to the current State Highway Commission's standard specifications.
- Street Improvement Timetable
Street improvements shall be installed in an approved subdivision according to the following timetable in that portion of the subdivision that is being developed and building permits have been issued:
- Grading and aggregate base to be installed within six (6) months of final plat approval.
- Base Asphalt to be installed within twelve (12) months of final plat approval.
- Concrete or deep strength Asphalt streets to be completed within twelve (12) months of final plat approval.
- Final or finish coat Asphalt to be installed within eighteen (18) months of final plat approval.
SECTION 5.3 - CURB AND GUTTER
Subdivisions within the corporate limits of Plymouth and the 2-mile jurisdictional area shall be required to have curb and gutter in the street improvements unless otherwise waivered by the Plan Commission. Consideration of waivering this requirement will be made based upon existence of curb and gutter in previously developed Areas of the same subdivision, or density of less than three (3) lots per acre of land platted.
Residential Areas may be combination curb and sidewalk (Illustration 2), standard curb (Illustration 3), or combination curb and gutter (Illustration 4).
*All Areas other than residential shall be 6" vertical face standard curb or combination curb and sidewalk. Construction shall be of 6 bag concrete.
SECTION 5.4 - SIDEWALKS
Whenever a proposed subdivision lies adjacent to or in close proximity of other developed Areas having sidewalks, or when any proposed subdivision contains more than three lots per acre of land platted into lots, the subdivider shall provide sidewalks in the subdivision. Sidewalks shall be at least four (4) feet wide and four (4) inches thick, sloped _ inch per foot toward the street. All public sidewalks shall be constructed on the public right-of-way and should preferable be located one foot off the private property line.
SECTION 5.5 - ROADSIDE SWALES
Streets not having curb and gutter shall provide the following:
- Side ditch swales measuring 12 inches deep at a point five (5) feet inside the right-of-way line.
- A culvert at all driveways sized according to storm water flow.
- Culverts under the roadway where necessary. Size of culvert to be according to storm water flow, but not less than 12 inches. All culverts shall extend at least five (5) feet beyond either edge of the paved roadway.
- Relief of side ditches and swales along the roadway through the use of off-street retention basins or existing public drainage channels.
SECTION 5.6 - STREET IDENTIFICATION SIGNS AND TRAFFIC SIGNS
It shall be the responsibility of the subdivider to provide and install street identification and traffic signs at all street intersections within the subdivision prior to the construction of any permanent improvements other than those specifically set forth by this ordinance. Said signs and posts shall conform to the following standards or be of a design approved by the Plan Commission after appropriate consideration has been given to future maintenance.
Each sign post shall consist of materials and design as currently being used in the City or County and shall be approved by the Street Superintendent or Highway Superintendent as appropriate.
All signs shall be located within the street right-of-way, but no closer than six (6) feet from the edge of the traveled portion of the street and with a ground clearance to the bottom of the sign of not less than seven (7) feet.
SECTION 5.7 - DRAINAGE
A drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of surface water in the subdivision and the drainage area of which it is a part. The system shall be constructed and installed in accordance with plans and specifications approved by the City Engineer for subdivisions in the corporate limits of Plymouth, and by the County Surveyor for subdivisions in the 2-mile jurisdictional area. In designing a drainage system, the subdivider shall be guided by the following standards:
All streets shall be provided with an adequate storm drainage system consisting of curbs, gutters and storm sewers or side ditches and culverts as determined by the Plan Commission.
Street drainage shall serve as the primary drainage system and shall be designed to carry at least the street, adjacent land, and house storm water drainage.
Whenever the evidence available to the Commission indicates the natural surface drainage is inadequate, the subdivider shall provide the subdivision with an adequate storm water sewer system. When the surface drainage is adequate, easements for surface drainage shall be provided.
When topsoil has been removed on a slope where erosion will cause a displacement of loose materials, the subdivider shall be required to seed or provide other means to prevent the wash from damaging adjacent property. The erosion control measures shall be in accordance with standards and specifications on file in the Marshall County Soil and Water Conservation District office.
In order to insure the maintenance of a properly designed and installed drainage system, the following paragraphs shall be required as a provision of the restrictive covenants of all final plats:
- Drainage swale ditches along dedicated roadways and within the right-of-way, or on dedicated drainage easements, are not to be altered, dug out, filled in, tiled, or otherwise changed without written permission of the Board of Works. Property owners must maintain these swales as sodded grassways or other non-eroding surfaces.
- Water from roofs or parking Areas must be contained on the property long enough so that said drainage swales or ditches will not be damaged by such water. Driveways may be constructed over these swales or ditches only when appropriate sized culverts or other approved structures have been approved by the City Street Department.
- Any property owner altering, changing, or damaging these drainage swales or ditches will be held responsible for such action and will be given ten (10) days notice by registered mail to repair said damage, after which time, if no action is taken, the City will cause such repairs to be accomplished, and the bill for such repairs will be sent to the affected property owners for immediate payment.
SECTION 5.8 - SANITARY SEWAGE SYSTEM
A subdivision plat shall not be considered for final approval until the construction plans for the sewage system have been submitted to and approved by the Sanitary Board of Trustees.
Sanitary sewer disposal systems should be designed for the ultimate tributary population. Due consideration should be given to current zoning regulations and approved planning reports. Sewer capabilities should be adequate to handle the anticipated maximum hourly quantity of sewerage together with allowance for infiltration and other extraneous flow.
...Design and Construction
A sanitary sewer system shall be designed and constructed by the subdivider. Sewers shall be installed to serve all lots, to grade and size required by the City. All plans shall be in accordance with local regulations and are subject to specific written approval from the Sanitary Board of Trustees prior to the start of construction. Such approval shall be by the affixing of the Board's signature on the cover sheet of the final construction prints.
It shall be required that each developer provide two copies of "As-built" prints to the City no later than six months after completion of said construction. The "As-built" prints shall be certified to be correct by the developer's engineer.
A permanent sanitary sewerage collection system including all pipes and manholes shall be provided and said collection system shall be connected (extended to connect, if necessary) with an existing public sanitary sewerage system when available.
The design and construction of the sewers shall be in accordance with "Ten States Standards", the Recommended Standards for Sewage Works by the Great lakes - Upper Mississippi River Board of State Sanitary Engineers.
A Minor or Major Subdivision shall be required to connect to the municipal system if it is within 300 feet of an available, adequate connecting point.
...Private Sewerage System
In the event an area proposed to be platted is not so located as to permit connection into the municipal sewerage system, a private sewage disposal system for each lot shall be designed in accordance with the minimum requirements of the County Health Department and in accordance with all rules and regulations set forth by the Indiana State Board of Health.
In no case will any part of the private system, including seepage field or leaching field, be located closer than 10 feet to a property line or within 75 feet of a private well.
If individual septic systems are proposed for the subdivision, it shall be required that a percolation test be done for each and every proposed lot in the subdivision. Certification of test results on each proposed lot shall be submitted with the request for approval of the private system.
The Sanitary Board of Trustees shall not approve the use of any private sewer system until written assurance and approval of said system has been received from the County Health Department and/or the Indiana State Board of Health, as may be applicable.
The Plan Commission shall not consider final approval of a plat until advised by the Sanitary Board of Trustees that all applicable approvals have been received and are on file. Copies of such approvals shall be made a part of the Plan Commission's file on said plat.
SECTION 5.9 - WATER SYSTEM
A water distribution system shall be designed and constructed by the subdivider to provide adequate water service for all lots in the proposed subdivision.
A subdivision plat shall not be considered for final approval by the Plan Commission until improvement plans for a water system have been submitted and approved by the Water Works Board of Trustees. Such approval shall be indicated by the Board affixing their signatures to the cover sheet of the construction plans.
...Design and Construction
A permanent water distribution system, including all pipes, fire hydrants, valves, and other appurtenances shall be provided for in the plans. If the system contains 2,500 feet or more of pipe, or would serve 5% or more of the City population, the plans must be approved by the Indiana Department of Environmental Management prior to approval by the Water Works Board.
All design and construction shall meet the current standards as set forth by the American Water Works Association and the current standards of the Water Works Board of Trustees.
...Private Water Supply
In the event the area proposed to be platted is not so located with regard to such adequate public or group water supply system, before any structure on any lot therein is occupied, an individual water supply system for such lot shall be constructed and installed in accordance with the satisfactory plans and specifications therefore. In no case will any part of the private water system be located closer than 10 feet to a property line or within 50 feet of a private sewage disposal system.
The subdivider shall provide certified information to the Water Works Board of Trustees that safe potable water can be obtained from private wells and the approximate depth at which an adequate vein of potable water can be expected to be found.
SECTION 5.10 - MONUMENTS
Monuments and markers shall be installed by the subdivider so that the top thereof is 3 to 6 inches below the proposed finished grade adjoining it, and the cross marker or other designation thereon shall coincide exactly with the intersecting or other lines marked and designated. Permanent monuments shall also contain elevation controls. Permanent concrete markers measuring 6 inches by 6 inches by 30 inches with iron pipe cast in the center shall be required at a minimum of at least two (2) points on the exterior boundary of the plat. United States, State, County, or other official monuments may substitute for the required two (2) concrete monuments where they already exist and where coordinates are provided for these existing monuments.
Permanent markers consisting of 1/2 inch diameter pipe or 1/2 inch diameter iron pins 24 inches in length shall be installed at:
- The intersection of all street and alley right-of-way lines within the proposed plat.
- The beginning and ending of all curves in street right-of-way lines including corner easements having a radius of 50 feet or less.
- All points where lot lines intersect street or alley right-of-way lines.
- All angles formed by intersection of lot lines.
- All other lot corners not established by a monument.
- All points required to delineate the location or extent of reservations, easements, or dedications not otherwise defined.
All United States, State, County, or other official benchmarks, monuments, or triangulation stations in or adjacent to the property shall be preserved in precise position.
SECTION 5.11 - STREET LIGHTING
Street lighting shall be required for subdivisions within the corporate limits of the City of Plymouth. Standards for such street lighting shall be determined by the Board of Public Works upon review of the subdivision plat. Street lighting shall be bonded or financially guaranteed along with the street and drainage improvements. Installation of street lighting shall be completed within one (1) year after approval of the final plat.
NOW, THEREFORE, be it ordained that this Ordinance amending and restating the Subdivision Control Ordinance of the City of Plymouth, Indiana, containing regulations, requirements, design standards, specifications, procedures, fees and penalties, shall be in full force and effect from and after its passage and due publication by the Common Council of the City of Plymouth, Indiana.
Passed by the Common Council of the City of Plymouth, Marshall County, Indiana, this 11th day of December, 1989.
COMMON COUNCIL OF THE CITY OF PLYMOUTH, INDIANA
William A. Satorius, Mayor
City of Plymouth, Indiana
Beverly J. Curtis, Clerk-Treasurer