HomeMy Public PortalAbout2452-1970 - Adoption of provisions for the City's Master Plant
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ORDINANCE NO. 2452-1970
AN ORDINANCE ADOPTING, AS A PART OF THE MASTER PLAN
OF THE CITY OF RICHMOND, INDIANA, PROVISIONS FOR THE
CONTROL OF LAND SUBDIVISIONS AND THE APPROVAL OF PLATS '
AND REPLATS WITHIN THE AREA OVER WHICH THE CITY PLAN
COMMISSION HAS JURISDICTION -ACCORDING TO THE LAWS OF
THE STATE OF INDIANA AND IN ACCORDANCE WITH THE MASTER
PLAN OF THE CITY OF:.RICHMOND, INDIANA, DESIGNED TO
ASSURE EFF:ICIENCY AND ECONOMY IN THE PROCESS AND DEVELOP
MENT OF THE CITY -OF RICHMONtO, INDIANA,,AND ITS ENVIRONS.
NO,��J THEREFORE, BE IT-QRDNTIJ k the Common Council
oi`".the City of Rchrpd, ,
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$UEOVjUON RW!A AIIOIQS's CITY OF RICHMOND,
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ICLE I
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- A' daOr publie vay,'priWrily for secondary vehicular access to the
VW orlids of properties otherwise abutting on a street, and not over
twenty (20) feet vidtb.
-property abuttins on one side of a street and lying between the
two neatcest interasatiig dr intercepting streets, or between the nearest
interssatng or intercepting street and.a railroad right-of-way, waterway
or other definite area.
,g --Tbe Board of Yub11c Works and Safety of the City of Richmond,
. Indianii.
t ag�gppact, enclosure, '(altar, or protection
A at�nset+use ,1 1 -arty :df any kind. and which is
of : alp ehsgtr�. or —La. -prop
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CITY - City- of c " a �
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entative.
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- eta �r 'i►y o it�t arts. ell g the .ordinance
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containing ehsst'dobdiYisiod lation,'for tbe; ekopmerit of the City, prepared
by the Cos
mission *,a iri.accoidance wlth`Zhapter 174, Acts of 1947; Gen-
f4 eral Aef�ssambly of Indiana, and acts a►�endatoiy thereto; as are now or may here
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aft'it"be in effect.
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MAJOR HIGHWAY PLAN - The part of the Master YJa,i .and or the Indiana Road and
Arterial Map, now or hereafter adoptefl by the Cit:; ., ?:ichmond, which sets
sions, 6�� cat. ion and classification
forth the location, alignment, dimen
of existing and proposed public streets, hill is ether thoroughfares.
PLANNING DIRECTOR - The head of the staff of the c:tv Plan Commission.
PLAT - A map or drawing on which the subdividers plan of a subdivision is
shown, which is presented for approval. The final^,1aC is the map or drawing
which is intended to be filed for record and which meets the requirements of
Article IV, Section 4, herein.
ROADBED - The portion of the right-of-way between the outside shoulder lines
or curb faces.
ROADWAY - The paved area of the right-of--wav including all curb and gutter
facilities.
SECRETARY- The Secretary of the Commission or. any person designated by the
Commission as its Assistant Secretary and -authorized to act in the place and
instead of the Secretary.
SHOULDERS - The ;portion of 'the resadbed not covered by the pavement.
SOIL CO ERVATIOEST --:The WaXpe Count} Soil Conservationist.
STREET - A right-0644i dica tp,Ahe public use, which affords the principal
means of gcces :•to au,
tAiig'pt'6perty. ' street may"he designated as a highway,
thoroughfare,=` et bo v#tr 'ro.*, avenue,' and; drive, place, cul-de-sac
or othex`:gppritpxat aaiul=� Arrteet py,also be,
;indentlfied according to type of
use, as Followo: 7
a. pr,:V gr.�fege gamest-90 designated in ,the Major Highway
b. S }khoss g $�s�gztaC�ec in the .Major Highway
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3a:.a�.M�#fir' iii ohvav Plan.
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SUBDIVISION - (1) The division for other than agricultural uses of any parcel
of land shown as a unit, part of a unit, or as contiguous units on the last
preceding transfer of property into two or more parcel, sites, or lots, for
the purpose, whether immediate or.future, of transfer of ownership; provided,
however, that the sale or exchange of parcels between adjoining lot owners,
where such sale or exchange does not create additional building sites, shall
not be considered a subdivision; or (2) the improvement: of one or more parcels
of land for residential, commercial or industrial structure or groups of struc-
tures involving the division and allocation of land as streets or other open
spaces for common use by owners, occupants or leaseholders, or as easements for
the extension and maintenance for public sewer, water, storm drainage or other
public facilities.
ARTICLE IV
PROCEDURE
Section 1.
PRELIMINARY CONSIDERATIONS - In order to make the most of the opportunities
related to the subdivision and to .conserve time, effort and expense, the owner
or subdivider shall consult with the Planning Director prior to the preparation
of the tentative plan of the subdivision. The need for sanitation, water supply,
drainage, and public utilities, and; relationship to other developments, exist-
ing and proposed, iv4 the vicinity,, should be determined in advance of prepara-
tion of the subdivision plan. Cortsultati:on should also be held with those
familiar with the economic factors-,affecting.tlie subdivision.
The Master Plan should be reviavol to determine how the proposed plan is to be
coordinanted with said Master'P�,an'with particular attention given to matters
enumerated in Section-,4T -C,uptsrJ14, Acts of 19474 Indiana General Assembly.
The owner or developOr she ll;deteltm ne that life subdivision provides for the
followings
A. coordination of subdivision streets with existing and planned streets or
highways;
B. coordination with and extension of facilities.included in the Master Plan;
C. establishment of.ninimmae width, depth, and area of lots within the pro-
jected subdivisions as set forth in Zoning' and Improvement Location Permit
Regulations;
D. distribution of population and traffic in a manner tending to create con-
ditions favorable to health, safety, convenience, and the harmonious devel-
opment of the County;
E. fair allocations of areas for streets, parks, schools, public and semi-
public buildings, homes, utilities, business and industry as outlined by the
Master Plan.
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The developer shall also determine that his subdivisions meets the design
criteria required by the Commission, including th( manner in which streets
shall be laid out, graded and improved, and that lie has made the required or
adequate provisions for water, sewage, other uti_,ity service, schools, essen-
tial municipal services, and recreation facilith:<.
No land shall be approved for a subdivision unless adequate access to the land
over improved streets or thoroughfares exists or will be provided by the sub-
divider; or if the land is subject to periodic flooding, lies below the desig-
nated floodcrest elevation level; or if it is otherwise considered by the Co,-
mission to be unsuitable for urban development by reason 'of improper drainage,
objectionable earth and rock formation, steep slopes, or any other feature that
may be.harmful to the health and safety of possible residents of the city as a
whole.
Section 2.
APPLICATION FOR TENTATIVE APPROVAL - A person or corporation desiring tentative
approval of a plat of a subdivision of any land l.tng within the territorial
jurisdiction of the Commission shall submit a written application to said Com-
mission. Such application shall be accompanied by eight (8) copies of the fol-
lowing information and plans:
A. A location Map showing:
(1) subdivision name and location (not duplicating the name .of
any plat heretofore recorded in the area under the juris-
diction of the Commission);
(2) thoroughfares relatedto the subdivision and adjoining land
areas;
(3) public transportation lines;
(4) main shopping center;
(5) community or neighborhood stores;
(6) elementary and high schools, including locations of those
proposed in the Master Plan;
(7) parks and playgrour4s, including locations of those pro-
posed in the Master Plan;
(8) zoning district boundaries and districts in the area;
(9) other community features;
(10) title, scale, north point and date of preparation.
B. A Site Map showing:
(1) topographic data in the following forms whichshall be deter-
mined by the Planning Director during preliminary consideration
of the plan;
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(a) A contour map with contours at vertical intervals of
at least two (2) feet if the general slope of the site
is less than ten (10) per cent, and vertical intervals
of five (5) feet if, the general slope is greater than
ten (10) per cent. U. S, Geological Survey (U.S.G.S.)
topographic data may be used in the preparation of the
preliminary plan, unless the Commission of City Engineer
requires a topographic survey, in which :ase topographic
data shall refer to U.S.G.S. North American Datum - Mean
Sea Level Elevation.
(b) Water courses, marshes, rock outcrops, wooded areas and
other natural or manmade features which would affect the
plan of subdivision in detail satisfactory to the Commis-
sion.
(2) tract boundary lines, showing dimensions, bearings, angles and
references to section, township and range lines or corners, and
other recorded subdivided tracts;
(3) streets and right-of-way on or adjoining the site to a distance
of not less than one hundred fifty (150) feet from site boundaries,
including dedicated right-of-way widths, roadway widths, approxi-
mate gradients, types and widths of pavements, curbs, sidewalks,
tree planting and other pertinent data; .
(4) easements: locations, widths and purposes;
(5) utilities, including sanitary and storm sewer, other drainage
facilities, water lines, gas mains, electric utilities and other
facilities, including size or capacity of each and the location of
or distance to each utility indicated;
(6) zoning of.the site and adjoining property;
(7) existing or proposed platting of adjacent land;
(8) other features or conditions which would effect the subdivision
either favorable or adversely; and
(9) title, scale, north point and date.
C. #11m1aa Plan of the subdivision, drawn to a scale of a minimum of one
hundred (1 eet to one (1) inch. All plats shall be drawn on a sheet(s)
twenty-four (24) by thirty-six (36} inches in size.; The Preliminary Plan
shall show:
(1) proposed name of the subdivision;
(2) names and addresses of owner and subdivider and the engineer or
surveyor who prepared the plan;
(3) -street pattern, showing the names (which shall not duplicate
names of other streets in the city) and widths of right-of-way
of streets, and widths of'cross-waif easements, and alleys;
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(4) layout of lots, showing dimensions, areas and numbers;
(5) parcels of land proposed to be dedicated or reserved for schools,
parks, playgrounds or other public semi-public, or commu-Uty
purposes;
(6) building setback or front yard lines;
(7) key plan, legend and notes; and
(8) scale, north point and date.
D. Engineering Plans showing:
(1) profiles, typical cross -sections and specificati(.n for proposed
street improvements; and
(2) profiles and other explanatory data concerning the installation
of sanitary and storm sewage systems and water- distribution sys-
tem, including elevations, minimum lengths ar,d sizes on all cul-
verts, pipes, drop inlets, headwalls and all other drainage in-
stallations.
Note: The plans and information called foi under B., C., and D.,
above may be submitted on one or more sheFn s or maps but shall
be of the size required under C. above.
E. Certification or letter of approval from the :ity Engineer and Sanitary
District Superintendent of the proposed sanitary sewers.
F. Covenants = A description of the protective covenants or private restric-
tions, if any, to be incorporated in the plat of the subdivision.
G. Agleements - Information as to any agreements which have been entered
into with the owners of other property within the neighborhood in which
the proposed subdivision is located, as to general plans for the entire
neighborhood. (Reference should be mad(- to the Master Plau for suggestions
as to the general street pattern and design of the neighborhood.)
H. Fees - The application shall be accompanied by a certified check or money
order payable to the City Controller in the amount of Fifteen ($15.00)
Dollars plus fifty (50) cents for each lot in the proposed subdivision.
Such fee shall.be for the purpose of covering the cost of checking and
verifying the proposed plat, and such amount shall be deposited in the Gen-
eral Fund by the Plan Commission.
I. Tentative Approval -
(1) After an application for tentative approval of a preliminary plan
of a subdivision, together with eight (8) copies of all maps, and
data, has been filed, the Commission shall review the application
and give its tentative approval, or return the application to the
subdivider with suggestions for changes. No application will be
considered at a meeting unless it has been filed with the Commission'
at least ten (10) days before the date of such meeting. After the
Commission has given a tentative approval, it shall set a date for
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a hearing, notify the applicant in writing, and notify by general
publication or otherwise any person or governmental unit having a
probable interest in the proposed plat.
(2) After the hearing and within sixty (60) days after application for
tentative approval of the plan, the Commission shall approve the pre-
liminary plan proposed in the application, subject to its receipt of
a Final Plat meeting the specifications and related requirements, in
Section 4 below, or disapprove said preliminary plan, setting forth
its reasons in its own records and providing the applicant with a
copy. A tentative approval shall be effective for a period of twelve
(12) months, unless, upon request of the applicant, the Commission
grants an extension. If the Final Plat is not received by the Com-
mission within the period of time specified, all previous actions by
the Commission with respect to the preliminary plan shall be deemed
to be null and void.
Section 3.
FINAL PLAT - Following the approval of the tentative plan, the Commission will
notify the applicant in writing that it is ready to receive the Final Plat.
The Final Plat shall meet the following specifications:
A. The Final Plat may include all or only part of the.tentatively approved
preliminary plan, but must.conform in all respects with the preliminary
plan as approved by the Commission.
B. The original drawing of the Final Plat of the subdivision shall be drawn
to a scale of one hundred (100) feet to one inch. The Final Plat shall
be drawn on a sheet twenty-four (24) by thirty-six (36) inches in size
And if the resulting drawing would be over 24 x 36 inches in size it may
be submitted on more than one sheet. The original drawing (1) one trans-
parency print, and three (3) black line prints of the Final Plat and all
required signed certifications of approval shall be submitted to the Com-
mission and become the property of the Commission.
C. The following basic information shall be shown:
(1) All plat boundary lines with lengths of courses to hundredths of a
foot and bearings to half minutes - these boundaries to be deter-
mined by an accuraEe survey in the field which shall.be balanced and
closed with an error of'closure not to exceed one (1) foot in ten
thousand (10,000) feet. A final copy of closure data and calculations
shall be submitted to the City Engineer to become a permanent record
of the subdivision plat.
(2) The exact location and width along the property line of all existing
recorded streets intersecting or paralleling the boundaries of the
tract showing bearings on the streets as referenced to the boundary
of the plat.
(3) Accurate distances and directions to the nearest street corners or
official monuments. Reference corners shall be accurately described
on the plan. Each plat shall show bearing and distance to two mon-
umented and referenced Section or Quarter. Section corners and show
the origin of the bearing of the lines. there shall be sufficient
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information on the plat to permit, in the future, accurate re-
location of all property corners and street lines;
(4) Accurate metes and bounds description of the boundary;
(5) The accurate location and type of material of all permanent re-
ference monuments;
(6) a. Source of title to the land as shown by the books of the
County Recorder;
b. description of title as shown on Auditor's Transfer Books;
c. if more than one owner statement of proper division of owners
of separate lots as they shall be entered on Auditor's Trans-
fer Books;
d. a notorized statement of financial responsibility for all im-
provements in the approved plat.
(7) The exact layout, including (a) street and alley lines with accurate
dimensions in feet and hundredths of feet —their names, bearings,
angles of intersection. This shall be interpreted to also include
all street and alley lines which shall intersect or parallel the
boundary of the subdivision. Also the widths (including widths along
the line of any obliquely - intersecting street); (b) the length of
all arcs -radii, points of curvature and tangent bearings; (c) all
easements, when provided for or owned by public services (with the
limitation of the easement rights definitely stated on the plat); (d)
all lot lines with dimensions in feet and hundredths and with bear-
ings and angles to minutes if other than right angles to the street
and alley lines;
(8) Lots and blocks numbered in numerical order;
(9) The accurate outline and dimensions of all property (a) which may be
reserved for acquisition by a public agency for such use of (b) which
may be reserved by covenant in the deeds for the common use of the pro-
perty owners in the subdivision, with the purpose indicated thereon;
(10) In case the subdivision is traversed by a watercourse, channel, stream
or creek, the present and any prior locations of such watercourse, stream
or creek; by means of length in feet to tenths of a foot and with bearings
and angles to minutes.
(11) Building setback lines as fixed by the Zoning Ordinance and any other
setback lines or street lines established by public authority, and
those stipulated in the deed restrictions;
(12) Private restrictions, if any: (a) boundaries of each type of use res-
triction; (b) other private restrictions for each definitely restricted
section of the subdivision;
(13) Name of the subdivision and name or number of the largest subdivision or
tract of which the tract being subdivided forms a part;
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(14) Names and locations of adjoining subdivisions and location and
ownership of adjoining unsubdivided property;
(15) Names and addresses of the owner of record, the subdivider and
the land surveyer who prepared the plat;
(16) North -point, scale (numerical or graphic), and date;
(17) Statement that any lot transferred will have a width and area the
same as those shown on the plat;
(18) Certification by a registered land surveyor to the effect that:
(a) the plat represents a survey made by him and that all monu-
ments indicated thereon actually exist and their location, size
and material are correctly shown; and (b) that all requirements
of these Subdivision Regulations have been fully complied with;
(19) A certificate by the owner of the land in substantially the follow-
ing firm: "As owner, I hereby certify that I caused the land des-
cribed on this plat to be surveyed, divided, mapped and dedicated
as represented on the plan." This certificate shall be executed as
I conveyance is executed;
(20) A certificate issued by the County Treasurer to the effect that
there are no unpaid taxes or unpaid special assessments on any of
the land included in the plat;
(21) Certificate of dedication of street and of other properties offered
for dedication for public use; and
(22) Certificates for approval by the Commission;
(23) Certificates for approval by the Board of Public Works and Safety.
D. In submitting the Final Plat to the Commission it shall be accompanied by
a certificate from the Board of public Works and Safety stating that there
has been filed with and approved by that body, one of the following:
(1) A certificate by the City Engineer that all improvements and instal-
lations to the subdivision required by Article VI of this Ordinance
have been made or installed in accordance with specifications; or
(2) A bond which shall:
(a) run to the Richmond Board of Public Works and Safety;
(b) be in an amount determined by the Board to be sufficient
to complete ,the improvements and installations in compli-
ance with these Subdivision Regulations;
(c) be with surety satisfactory to the Board; and
(d) _specify the time for the completion of the improvements
and installations-
(e) if improvements are not completed within a period of time
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established by the bond, the surety company shall be
responsible for the completion of the works within the
next twelve (12) months.
(3) The subdivider shall have the option of either of the following
courses of action in lieu of providing the bond as specified in
item (2) above:
(a) The subdivider may deposit cash money with the Richmond City
Controller in the amount of the bond. In this event, the sub-
divider shall be entitled to receive progress payments of not
more than 90% of the value of any work completed; provided,
however, that all such work completed shall have been inspected
and approved by the appropriate city officials. The remaining
10% of the cash deposit over and above the 90% progress payments
shall be retained by the City Controller for a period of three
(3) years from the date of final approval of the improvements
and be used to repair any defects in workmanship or materials
which might develop in such improvements; provided, however,
that such 102 of the deposit money shall be paid to the sub-
divider upon filing of the Maintenance Bond required by Section
5 hereof. Any payments or release of funds by the City Con-
troller shall be made only upon receipt of an approval certifi-
cate signed by the President of the Board of Public Works and
Safety and attested by the City Engineer.
(b) The subdivider way file bonds obtained by the contractors who
are to perform the several phases of the work to be performed
in installing the improvements provided that the amounts of such
bonds are in amounts satisfactory to the Board of Works b Safety
for the particular work to be done and provided further that if
several bonds ase filed as provided in this section all such
bonds shall have a common surety.
Section 4.
FINAL, ACTION After determining that all requirements of the Final Plat have
been complied with, the Commission, within thirty (30) days, shall approve the
Final Plat. When the Commission approves, it shall affix the Commission's seal
upon the plat together with the certifying signatures of the President and Sec-
retary. If the Commission disapproves, it shall set forth its reasons in its
own records and provide the applicant with a copy. Final approval shall be void
unless the Final Plat is properly recorded in the Office of the County Recorder
within twelve (12) month@ after approval. This time limit may be extended by
the Commission upon written application of the subdivider.
Section 5.
ACCEPTANCE OF STBEBTS - MAINTENANCE BOND - The approval of a Final Plat by the
Commission shall not be.deemed to be an acceptance of the dedication of any
public street, road, or highway offered for dedication in such plat.
Before the acceptance of any streets, sidewalks, curb and gutter, sewer or other
improvement the subdivider shall furnish a three (3) year Maintenance Bond cover-
ing such improvements which shall:
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(a) Run to the City of Richmond, Indiana, Board of Public Works and Safety
in an amount equal to twenty-five per cent (25%) of they cost of said
improvements as estimated by the applicant and approved by the Board.
(b) Provide surety satisfactory to the Board.
(c) Warrant the workmanship and materials used in the construction and com-
pletion of said improvements to be of good quality.
(d) Warrant the construction has been in accordance with the procedures, reg-
ulations, and requirements of these specifications and the approved pro-
posal of the applicant.
(e) Provide that for a period of three (3) years after the date of the Board's
hearing at which the applicant submitted this maintenance bond, the appli-
cant will at his own expense make all repairs to said improvements which
may become necessary by reason of improper workmanship or materials, with
such maintenance, however, not to include any damage to said improvements
resulting from forces or circumstances beyond the control of said appli-
cant or occasioned by the inadequacy of these specifications.
ARTICLE V
GENERAL PRINCIPLES OF DESIGN AND MINIMUM REQUIREMENTS
for the
LAYOUT OF SUBDIVISIONS
Section 1.
In laying out a subdivision, the subdivider shall comply with the following
principles and requirements;
A. GENERAL
1. The subdivision shall conform to the principles, standards and proposals
set forth in or contained in the Master Plan:
a. Whenever a tract to be subdivided embraces any part of a highway,
thoroughfare, major street or parkway,, so designed on said Plan,
such part of such public way shall be platted by the subdivider
in the location and at the width indicated on the Plan;
b. Where a proposed park or other recreational area, school or other
public ground shown in said Plan is located in whole or in part
within the proposed subdivision, such proposed public ground or
park, if not dedicated to the City, County or Board of Education,
shall be reserved for acquisition by the City, County or Board of
Education, as the case may be, within a period of two (2) years
by purchase or other means.
2. Where held appropriate by the Commission, open spaces, constituting
a reasonable proportion of the gross acreage of the subdivision, suit-
ably located and of adequate size for parks, playgrounds or other re-
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creational purposes for local or neighborhood use shall be provided
for in the proposed subdivision; and, if not dedicated to the City or
County, as the case may be, shall be reserved for the common use of
all property owners in the proposed subdivision by covenant in the
deeds.
3. Due regard shall be shown for all natural features, such as tree
growth, water courses, historic spots, or similar conditions.
S. THE STREET AND BLOCK LAYOUT -
1. Streets - The street layout of the subdivision shall be in general
conformity with a plan for the most advantageous development of ad-
joining areas and the entire neighborhoods;
a. Where appropriate to the design, proposed streets shall be
continuous and in alignment with existing, planned or platted
streets with which they are to connect.
b. Proposed streets shall be extended to the boundary lines of the
tract to be subdivided, unless, in the opinion of the Commission,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision with the existing layout or the
most advantageous future development of adjacent tracts. Cul-de-
sacs of reasonable length will be approved where they are appro-
priate for the type of development contemplated or -where necessit-
ated by topography or other limiting conditions. However, such
cul-de-sacs should not exceed five hundred (500) feet in length
if 15 or more lots abutt such street.
c. Minor streets shall be so designed that their use by through traf-
fic shall be discouraged.
d. Proposed streets shall intersect one another as nearly at right
angles.as topography and other limiting factors of good design
permit, but at not less than sixty (60) degrees in :any case.
e. Wherever there exists adjacent to the tract to be subdivided a ded-
icated or platted and recorded half -width street or alley, the other
half width of such street or alley shall be platted and improved at
the expense of the subdivider.
f. Alleys shall be platted in all business districts, to provide safe
access to residential lots fronting on highways, major thoroughfares,
and parkways, alleys shall be platted in the rear of such lots or
service drives provided in front thereof. (Alleys will not be ap-
proved in other locations in residence districts, unless required by
unusual topography or other exceptional conditions.)
g. Intersections of more than two (2) streets at one point shall be
avoided.
h. Proposed streets shall be adjusted to the contours of the land so as
to produce reasonable gradient and more desirable building sites.
i. Lands abutting principal thoroughfares should be platted with the
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view to making the lots, if for residential use, desirable for
such use by cushioning the impact of heavy traffic on such lots;
and with the view, also, to minimizing interference with traffic
on such trafficways as well as the accident hazard. This may be
accomplished in several ways, the choice depending on topogr:iiphy
and other physical conditions, the character of existing anti con-
templated developments, and other pertinent factors as indi-ated
below and on the accompanying exhibit "Development Standar!i".
(i) By platting the lots abutting such trafficways at generous
depth and by providing vehicular access to them by means of
either alleys or service drives in the rear, or frontage access
streets next to the thoroughfare, connected therewith at in-
frequent intervals.
(ii) By not fronting the lots on the thoroughfare but on a minor
street paralleling the highway at a distance of +A generous
lot depth, not to be less than two hundred (200) feet. Pri-
vate driveways in this case would, of course, connect with
such minor street.
(iii) By means of a street platted more or less parallel with the
highway, six hundred (600) to one thousand (1„000) feet dis-
tance therefrom, from which loop streets or cal -de -sacs would
extend toward the thoroughfare and provide access to the lots
backing upon the highway.
(iv) One of the means just.described shall be required on all Fed-
eral numbered highways, and any frontage access streets shall
be incorporated as part of the right-of-way of said highway.
2. Blocks
a. Blocks shall have sufficient width to provide for two tiers of lots
of appropriate depth except in the case of an :interior street par-
alleling a principal thoroughfare.
b. The lengths of blocks shall be such as are api:ropriate for the lo-
cality and the type of development contemplate:-d, but normally shall
not exceed fifteen hundred (1,500) feet where the average size of
lots does not exceed one (1) acre area.
c. In any block over nine hundred (900) feet in length the Commission
may require that a crosswalk or pedestrian way, not less than twelve
(12) feet wide, be provided, near the center and entirely across such
block.
d. The number of intersecting streets along highways, thoroughfares and
parkways shall beheld to a minimum. Wherev.,r practicable, blocks
along such traffic ways shall be not less trait one thousand (1,000)
feet in length.
C.,,,MINIMUM RIGHT-OF-WAY WIDTHS OF STREETS, ALLEYS ANL EASEMENTS FOR UTILITIES
1. Primary thoroughfares: as specified on the Ma;or Highway Plan, but not
less than eight (80) feet in any case.
14
i
2. Secondary thoroughfares: as specified on the Ma.lor Highway Plan, but
not less than sixty (60) feet in any case.
3. Collector streets - sixty (60) feet.
4. Minor streets - fifty (50) feet. All cul-de-sacs terminate in
a circular right-of-way with a minimum diameter of one hundred
(100) feet.
5. Alleys - twenty (20) feet.
6. Easements for utilities along rear or side lot lines for utilities -
fifteen (15) feet.
7. In business or manufacturing subdivisions the above minimum right-
of-way widths of streets and alleys shall be increased in accord-
ance with requirements of the Plan Commission.
D. MINIMUM'FA WIDTHS
1. Minimum pavement widths, required to be installed at the subdivider's
expense shall be as follows:
a. primary and secondary thoroughfares and parkways - as shown on
the Major Highway Plan;
b. collector streets - thirty-six (36) feet clear roadway.
C. minor streets - twenty-eight (28) feet clear roadway.
d. the pavement of a turning circle at the end of a cul-de-sac
street shall have a minimum outside diameter of eighty (80)
feet.
In the case of a primary or secondary thoroughfare or parkway, and
in the case of a collector street requiring clear roadway pavements
wider than twenty-eight (28) feet plus curb and gutter, the matter of
financial and other arrangements, for installing such wider pavements
at the time the subdivider will make the improvement, shall be taken
up by the subdivider with the officials having jurisdiction, and an
agreement shall be reached before the Final Plat is approved.
E. STREET GRADES. CURVES AND SIGHT DISTANCES
1. The grades of streets shall be not less than one-half of one (0.5) per-
cent and shall not exceed the following:
a. primary thoroughfares so designated on the Major Highway Plan - four
(4) percent;
b. secondary thoroughfares and parkways - six (6) percent;
c. collector streets - eight (8) percent;
d. minor streets and alleys.- ten (10) percent;
e. pedestrian ways or crosswalks twelve (12) percent unless steps.
of an appectable design are to be constructed.
2. All changes in street grades above one (1) percent shall be connected
by vertical curves of a minimum length in feet equal to eighty (80)
times the algebraic difference in the rate of grade for thoroughfares
and parkways, and one-half of this minimum for all other streets.
3. The radii of curvature on the center line shall not be less than the
following for curves with angles of deflection of ninety (90) degrees
or less:
a. primary and secondary thoroughfares - five hundred (500) feet;
b. collector streets - three hundred feet (300);
c. minor streets - one hundred (1100) feet;
d. the tangent distance between reverse curves shall be a minimum
of one hundred (100) feet;
e. for those curves with the angle of deflection greater than ninety
(901), a'radius shall be approved by the City Engineer.
F. INTZUWTIONS
1. At street and alley intersections property line corners shall be rounded
by an arc, the minimum radius of which shall be twenty (20) and ten (10)
feet respectively. In business districts a chord may be substituted for
such arc.
2. _!View street intersections shall be rounded by minimum radii of at least Jy
twenty (20) feet.
3. Intersections involving primary and secondary thoroughfares, parkways
and collector streets shall be rounded by radii of at least thirty-five
(35) feet.
4. The above minimum radii shall be increased when the smallest angle of
intersection is less than ninety (90) degrees.
G. LOTS
1. Every lot shall abut on a dedicated street.
2. The size, shape and orientation of lots shall be appropriate for the
location of the proposed subdivision and for the type of development
contemplated and shall conform with the provisions of the Zoning Or-
dinance - unless stipulated otherwise, herein. Excessive depth in
relation to width shall be avoided. (A proportion of 2 1/2 to 1 norm-
ally shall be considered a maximum.)
3. Lots for residence purposes shall be at least fifty (50) feet wide
at the building line and corner lots shall be platted wider than in-
terior lots in order to permit conformance with the setback on the
side street required by the Zoning Ordinance.
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4. Double frontage lot should not be platted, except, that where
desired along principal thoroughfares lot may face an interior
street and back on such thoroughfares, in which case an easement
for a planting screen, at lease twenty (20) feet wide shall be
provided along the back of the lots.
5. Side lot lines shall be approximately at right angles to the right-
of-way line of the street on which the lot abuts.
6. Residential lots fronting or abutting on primary thoroughfares and
other important trafficways should have a minimum depth of two hun-
dred (200) feet to permit buildings to be set back a sufficient
distance from such trafficways.
7. Lots abutting upon a,water course, drainage way, channel, or stream
shall be of such additional depth or width as required, to provide
an acceptable building site, whose edge shall be the same as the
easement dedicated for such water course.
8. Minimum lot area shall be as stipulated in the Zoning Ordinance.
H. EAS34ENTS
1. Where alleys are not provided, easements for utilities shall be pro-
vided. Such easements shall have minimum widths of fifteen (15)
feet, and where located along lot line, one-half (1/2) of the width
shall be taken from each lot. Before determining the location of
easements the plan shall be discussed with utility officials to assure
their proper placing for the installation of such services. At de-
flection points in these easements, if overhead utility lines are
contemplated, additional easements shall be established" for pole -line
anchors.
2. Where a subdivision,is traversed by a water course, drainage way,
channel or stream there shall be provided a drainage easement con-
forming substantially with the line of such water course. It'shall
include an additional area, outside the water course, drainage way,
channel or stream, of at least fifteen (15) feet wide and shall include
both edges of the flood plain area as designated by the City Engineer
or as certified by the subdivider or his engineer.
I. Bt=_iw..,SETBA z LIB$ Building setback lines shall "be as required by
the Zoning Ordinance and as follows:
1. Along State or Federal numbered highways and along thoroughfares des-
ignated in the Major Highway Plan - a minimum distance of sixty (60)
feet measured iron officially established right-of-way lines on said
plan;
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2. in all other cases, the minimum d°.stance required by the Zoning
Ordinance, but in no case less that, twenty-five (25) feet in res-
idential or manufacturing developmt-Its.
J. PUBLIC OPEN SPACES
1. Where sites or locations for parks, schools, playgrounds, or other
public uses proposed in the Master Plan are located within the sub-
division area or where such sites are deemed to be desirable by the
Commission, the Commission may request their dedication for such
purposes for their reservations for a period of two (2) years follow-
ing the date of approval of the Final Plat. In the event the govern-
mental agency concerned passes a resolution expressing its intent to
acquire the land so reserved, the reservation period may be extended
for an additional one (1) year.
2. Failure to acquire said area by voluntary ieeans within the designated
time, shall waive the requirements of Paragraph 1. above and said area
shall there after be free of such reservation for public acquisition.
R. NATURAL SURFACE DRAINAGE - If there is natural surface drainage across the
subdivision from adjoining lands, easements of sufficient width shall be
provided, and if necessary, drains of sufficient capacity constructed to j
provide proper drainage of said adjoining tracts for both present use and
future development, the size and location to be determined by the City En-
gineer.
ARTICLE VI
KINItM STANDARDS OF IMPROVEMENTS
Section 1.
The Final Plat of the subdivision shall conform to the following:
A. All of the improvements required under these Regulations shall be con-
structed prior to filing with the Commission of the Final Plat for final
approval, in accordance with the specifications and under the supervision
of the officials having jurisdiction; or
B. In lieu of construeting said improvements as above specified, the sub-
divider shall furnish a bond which shall run to the City, in an amount
determined by the Board to be sufficient to complete the improvements
and installation in compliance with this Ordinance, and be with surety
satisfactory to the Commission as morefully specified in Article IV,
Section 3, D (2) hereinbefore.
Section 2.
The Final Plat shall also conform to the following tandards of improvements:
A. MONUMENTS AND MARKERS
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I
0
(1) Shall be placed so the scored or marked point shall coin-
cide exactly with the intersection of lines to be marked,
and shall be set so that the top of the monument is level
with the surface of the surrounding ground.
(2) Monuments shall be set:
a. at the intersection of all lines forming angles in the
boundary of the subdivision;
b. at or near the intersection of street right-of-way lines.
(3) 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 all angles in property lines of lots;
(4) Monuments shall be of concrete or stone with a minimum size of
four (4) inches by four (4) inches by three (3) feet and shall
be marked on top either with an iron copper dowel set flush with
the top of the monument, or iron pipes or steel bars at least
three (3) feet long and not less than one (1) inch in diameter;
provided, however, that notices in the back edges of sidewalks
may be used where the back of the sidewalk is on the property line.
B. STgUTS_ - Streets shall be completed as shown on plans, profiles and cross -
sections prepared by the subdivider and approved by the Commission. All
side-
walks shall be graded and paved readway, concrete curb,pgutters and sec -
walks installed in accordance with plans showing grades,
tione of streets which shall be submitted to the Board of Public Works and
Safety for approval.
C. SMTABy SBWSRS SEWAGB DISPOSAL AND TREATMENT - The developer shall install
or cause to be installed a system for the disposal and treatment of sanitary
sewage in the subdivision by one of the following means:
(1) Municipal System - A complete sewer system which shall connect into
the city sanitary sewage disposal and treatment system at a point
and in a manner approved by the Board of Sanitary Commissioners. The
plans for the complete installation of the sewage system showing all
locations, material, size, profiles and any connections thereto, shall
be prepared by a registered engineer at the expense of the subdivider
or developer and shall be approved by and meet the requirements of the -
Board of Sanitary Commissioners and the State Board of Health.
All connections shall be extended to the curb line prior to paving any
street. The subdivider shall file in the Office of the City Engineer
complete as built plans showing accurate location of all taps.
(2) Private or Quasi -Public System
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a. A complete sanitary sewerage system to coney the sewage to a
treatment plant provided by tht developer or others in accordance
with the minimum requirements of the City, and and the State
Board of Health. The plans for :he complete installation, showing
all locations, size, material, profiles, capacities, shall be ap-
proved by and meet the requirements of the Board of Sanitary Com-
missioners.
b. A complete sanitary sewer system which shall connect into the
sanitary sewage disposal system of it sewage disposal company which
shall hold a certificate of territorial authority issued by the
Public Service Commission of the State authorizing such sewage
disposal service for the area in which the subdivision is located.
The plans for the complete installation of the sewer system within
the subdivision showing all locations, size, material, profiles,
capacities, shall be approved by and meet the requirements of the
Board of Sanitary Commissioners. In either case house connections
shall be extended to the curb line.
(3) Septic Tank - If the developer submits proper evidence to the Board
of Sanitary Commissioners that neither of the above forms of sewage dis-
posal and treatment is possible or economically feasible, then the Board
may permit the developer to provide for private sanitary sewage disposal
and treatment on each individual lot consisting of a septic tank and
absorption field, or other approved treatment system, in accordance with
the standards of the City or County, and the State Board of Health. This
shall be done prior to occupancy of any structure.
In this paragraph "C" and the following two paragraphs "D" and "E", the
phrase "the subdivider shall install or cause to be installed" shall be
interpreted to mean that the subdivider shall install the facility re-
ferred to, or in the case of a private or quasi -public sewage disposal
system or an individual water supply is to be provided, that the sub-
divider shall require, as a condition of the sale of each lot or parcel
in the subdivision, that the facilities referred to in these paragraphs
shall be installed by the owner of the lots in accordance with these re-
gulations.
D. ATER SUPPLY - The developer shall install or cause to be installed a water
system for the subdivision by one of the following methods:
(1) Municipal System - A complete water main system which shall be connected
to the city water works system. The plans for the complete installation
showing size, location, depth, material and all connections thereto, in-
cluding fire hydrants, shall meet the requirements and receive the approv-
al of the Board of Public Works and Safety. Connections for individual
house services shall be extended to the curb line prior, to paving any
street.
(2) Private or Quasi -Public System
a. A community water supply system including wells, pumps and all appur-
tenances thereto, necessary to supply a minimum pressure of forty
pounds per square inch. The plans showing location, depth, size, and
material of mains, valves, and connections thereto shall meet the re-
quirements of and be approved by the Board ot. Public Works and Safety
and the State Board of Health.
b. A complete water main system which shall connect into the water
main system of a utility company which shall be authorized to
operate within the area in which the subdivision is located and
which shall be subject to the control of the water main system
within the subdivision showing size, location, depth, material,
and all connections thereto, including fire hydrants, shall be
approved by and meet the requirements of the Board of Public Works
and Safety. In either case house services shall be extended to
the curb line.
(3) -Individual Supply - If the developer submits proper evidence to the
Board of Public Works and Safety that neither of the above forms of
water supply is possible or economically feasible, then Board may per-
mit an individual water supply on each lot subject to compliance with
all requirements of the City, County or State Board of Health.
E. ARM DRAINAGE - When all or part of a proposed subdivision lies within a
drainage area as outlined in the "Master Plan for Surface Water Drainage"
dated October, 1959, the subdivider shall submit to the Board of..Public
Works and Safety, for approval, plans for a storm sewer system within the
subdivision showing location of inlets and connections to trunk storm sewers.
Where trunk storm sewers as shown on the Master Plan have not been constructed
at the time such plans are submitted, and where the storm sewer system of
the subdivision cannot be discharged into an existing drainage ditch, the
Board of Public Works and Safety may require that such storm sewers be con-
structed and the inlets and discharge plugged until such trunk storm sewer
may be constructed.
When a proposed subdivision does not lie in a.drainage area of the Master Plan,
the subdivider shall submit plans for handling surface drainage by means of
street grades, drainage swales or storm sewers. In no event shall any surface
drainage be connected to sanitary sewers.
When a trunk storm sewer as shown on the Master Plan lies within the bound-
aries of a proposed subdivision, the cost of construction of such trunk storm
sewer stall be divided between the subdivider and the City on the basis of area
served.
P. an AND GUTTER - Curb and gutters shall be required in all subdivisions and
shall consist of a Portland cement concrete curb and.gutter constructed on
prepared subgrade in accordance with the specifications of the City Engineer
and the cross sections as shown in the accepted engineering drawings.
G. SIDEWALKS - Sidewalks shall be required in all subdivisions and shall be lo-
cated on both sides of the street. Required sidewalks shall connect with
existing sidewalks wherever possible. Sidewalks shall be constructed of Port-
land cement concrete at least four (4) inches thick and four (4) feet wide.
H. STRBET SIGNS - The subdivider shall provide standard street identification
sign, conforming with City standards and specifications concerning placement,
construction and all other aspects, at each street intersection as shown on the
Final Plat.
I. STi<SET TREES - The subdivider shall provide street trees selected from a list
of trees recommended by the Richmond Park Superintendent. Such trees shall
be located on both sides of each street at intervals of from forty (40) to
sixty (60) feet. The position of such trees within the street right-of-way
shall be determined by the Park Superintendent.
J. UNPAVED AREA - All unpaved areas within a d,.dicated street right-of-way shall
be graded and seeded or sodded in accordanc, with City standards and specif-
ications.
K. PLANS - Construction plans, including the folliwing, for improvements to be
installed shall be furnished in accordance with the specifications of the
City Engineer or the official having jurisdiction, and shall receive approval
of these officials before improvements are installed:
(1) the profile of each proposed street, with tentative grades indicated;
(2) the cross-section of each proposed street, showing the width of pavement,
the location and width of sidewalks and the location and size of utility
mains;
(3) the plans and profiles of proposed sanitary sewers and storm -water
sewers, with grades and sizes indicated, or method of sewage or storm -
water disposal in lieu of sewers;
(4) a plan of the proposed water distribution system, showing pipe sizes and
the location of valves and fire hydrants.
L. INSPECTION - The City Engineer shall be notified by the subdivider forty eight
(48) hours in advance of the starting date of any work on the proposed im-
provements. All material delivered to the job shall be subject to inspec-
tion at the source and or site, and may be rejected at either location. Final
acceptance of the work rests with the City Engineer and the performance bond
shall be retained in full effect until the acceptance of the work is made of-
ficial. All inspection of materials and work shall be made at the expense of
the owner or subdivider.
ARTICLE VII
MINDM STREET CONSTRUCTION SPECIFICATIONS
Section 1.
The intent of these "Minimum Specifications" is to provide procedures, regulations
and specifications necessary for the inclusion of "right-of-way" into the Richmond,
Indiana highway system, said "right-of-way" to be dedicated to the public use,
which affords the means of access to abutting property.
Section 2.
SPECIAL PROVISIONS
Specifications for materials, construction and maintenance are "State Highway of
Indiana Standard Specifications" dated 1969 or any subsequent amendments thereto
and asy_subsequent City Ordinance and a City Engineer's directive shall prevail.
Ea#sj14Lce is made to these "Standard Specifications" by section and number in the
fn;)`iswiag paragraphs.
..ardor r...aZ..:ni.+s�'�.�.:...t ,,o�:..�..�.� =• �;
Section 3.
INSPECTION - The ",interft of the City is to secure adequately constructed and
good quality streets forAtheir future administration and maintenoce; the sub-
divider and or any of h14 agents shall permit and cooperate in Elie inspection
of any part of the construction at any time by the City;Engirieor or his assigned
inspector.
During the course of construction the subdivider shall be required to notify the
City Engineer as follows:
1. Forty-eight (48) hours in advance of the starting date of work.
2. After completion of the subgrade, and before any base courses are to be
placed.
3. Prior to the placing of any pavement.
4. The subdivider shall not proceed with any work outlined herein until approval
is granted by the City Engineer.
Section 4.
PAVZKM DESIGN - Minimum design standards shall be in accordance with these
specifications, including all drawings, details, and cross sections; however,
any pavement design required for those special
dcases
ssionot
covered al these
soilcregu
lations shall be presented during preliminary
ditions and specialized traffic usage are examples of special cases.
Section 5.
DRaRAGE ituCTums - The applicant shall provide for the continued flow or
controlled flow of surface water and/or water percolating through the soil
(ground water) thereby protecting the right-of-way from.water damage.
Open ditches, pipes, culverts, drop inlets, bridges, headwalls and similar or
related installations shall be utilized to carry water to outlets which may be
either natural or artificial water courses or lakes, ponds, etc.
Section 6.
cTg= CONSTRUCTION - Minimum requirements .for read construction shall be in
accordance with the "Standard Specifications" un1E•ss otherwise noted. These min-
imum specifications shall prevail over the "Standare Specifications" when in con-
flict therewith.
A. preparation of subgrade - All perishable or unsuitable material including trees,
shrubbery, stumps, roots and vegetation shall be completely removed from the
roadbed area and disposed of. All peat, muck, marl or any other similar un-
suitable material shall be completely removed from the right-of-way and re-
placed with material which will hold its form. If water is present in any
excavated area backfill shall be made with material complying with Section
207.
After the embenhent area has been cleared anti substantially leveled, the
ground shall be well compacted with a three (3) wheeled or a tandem roller
weighing at least ten (10) tons or crawler -tread equipment having a bearing
23 -
of not less than six (6) pounds per square inch of tread or with vibratory
compactors, if material at the ground surface is -granular. Any embankment
placed on this prepared surface shall be constructed in accordance with
Section 203. After all earth work is substantially complete the subgrade
shall be cut, fine graded and dressed for the specified width to.grades con-
forming to the profile elevations designated in the submitted proposal. All
soft spongy, yielding, and unsuitable material that does not compact to form
a nearly uniform density throughout by the use of a three wheel or tandem.
roller weighing not less than ten (10) ton, shall be removed and replaced
with granular material.
All locations not accessible to the roller shall be compacted with mechanical
tamps.
All utility service connections, sewers, drains, etc., shall be constructed
prior to the construction of surface treatment.
All trenches and excavations shall be backfilled with granular material and
compacted to insure no future settlement.
In case a firm foundation is not encountered at the required grade, the un-
stable material shall be removed and replaced with suitable material to a
depth that will produce a uniform and stable foundation.
B. INSPECTION - After completion of the subgrade, and before any base courses
are to be placed, the developer shall notify the City Engineer that such
roadbed area may be inspected.
The City Engineer, or his authorized agent, will make such inspection and
indicate approval or disapproval of the work at this stage by a written and
signed statement.
Such inspection shall be made within three (3) days after notice. Such notice
shall be in writing.
Section 7.
CHKENT CONCRETE PA BNPS
A. Type I Pavements construction shall be required for primary and secondary
thoroughfares and parkways, shall have an eight (8) inch uniform thickness,
shall be air -entrained, shall contain No. 2 (U) gravel, and every cubic yard
in place shall contain.no less than 1.50 air entraining 5 to 7% barrels of
cement.
B. Type II Pavements construction shall be required for collector and minor
streets, shall have a six (6) inch uniform thickness, shall be air entrained,
and every cubic yard in place shall contain no less than 1.50 air entraining
5 to 7% barrels of cement.
C. Joint Requirements:
1. Transverse contraction joints (premolded strip or sawed) shall be placed
at distances not to exceed twenty (20) feet.
2. Transverse expansion joints shall be placed at intersections where new
slabs abut old slabs and where indicated on the approved plans.
3. Longitudinal construction joints shall be placed in all pavements more
than one traffic land in w.tdth.
4. No two transverse joints of any kind shall be permitted within 10 feet
of one another.
5. All jointing shall conform to standards on file in the City Engineer's
Office.
6. Joint depth shall be a minimum of twenty (20) pe=ent of the depth at
the slab or one (1) inch which ever is the greater.
7. Expansion joints as shown on drawings shall be placed at intervals not
exceeding eighty (80) feet and shall be three -fourths (3/4) inch thick
and by the full width and depth of the pavement.
D. Consolidation, Finishing and Strike -Off - The batches shall be deposited so
as to require as little rehandling as possible but necessary hand spreading
shall be done with shovels, not with rakes.
After the concrete has been deposited it shall be compacted, leveled, and
finished by approved methods. Competent concrete finishers shall be employed
at all times to finish, test and check the pavement surface. The finished
surface shall be free from porous spots, irregularities; depressions pockets
or rough spots. The sequence of operation shall be consolidation and strike -
off, longitudinal floating, checking and removal or laitance, final finish
and curing.
E. Curina Pavements - Provision shall be made for maintaining concrete in a
moist condition -for four (4) days. In lieu of moist curing, an approved im-
pervious membrane cure may be used.
F. Sealing Cracks and Joints.- Refer to Section 500.
Section 8.
HOT ASPHALTIC CONCRETE PAVEMENPS - The following subheadings shall be considered
integral parts of this type pavement.
A. Compacted Aaaregate Base - This item shall consist of a foundation course of
compacted dense -graded aggregate placed in layers not to exceed four (4)
inches on a prepared snbgrade in compliance with these specifications and
Section 3039 except calcium chloride will not be required.
B. prise Coat — Before placing the Hot Asphaltic Concrete M se or Binder, the
Compacted Aggregate Base shall be primed in accordance with applicable pro-
visions of Section 400. This requirement may be waived by the City Engineer.
C. Base Course H.A.C. - This item shall consist of a hot -mixed, hot layed as-
phaltic concrete base course. Refer toapplicable provisions of Section 400.
D. Binder Course - This item shall consist of a hot -mixed, hot layed asphaltic
concrete binder course. Refer to applicable provisions of Section 400. This
requirement may be waived by the City Engineer.
25,
E. Surface Course - This item -shall consist of a hot -mixed hot layed asphaltic
concrete constructed medium -texture surface course. Refer to Section 400.
F• Pavement Types
1. Type I Pavement construction shall be required for primary and secondary
thoroughfares; shall have a one hundred ten (110) pound per square yard
surface course, three hundred eight -five (385) pound per square yard base
course; and an eight (8) inch compacted aggregate base.
2. Type II Pavement construction shall be required for collector streets;
shall have a one hundred ten (110) pound per square yard surface course;
two hundred seventy-five (275) pound per square yard base course;
and a seven (7) inch compacted aggregate base.
3. Type III Pavement construction shall be required for minor streets;
shall have a one hundred ten (110) pound per square yard surface course;
Two .hundred twenty (220) pound per square yard base or binder course;
and a seven (7) inch compacted aggregate base.
4. The type of pavement construction shall be determined by the fity Engin-
eer and indicated as such on the plan submitted to Planning commission for
final approval.
Section 4.
CURBS AND GUTTERS - Curbs -and gutters shall consist of plain curb, integral
curb, or combined curb and gutter in conformance with applicable provisions
of Section 605 and these specifications.
(The curb cross-section shall conform to standards on file in the City Engineer's
Office.)
Section 10.
PORTLAND CFI C I L�LKS - This item consists of a four (4) foot min-
imum width by four 4 inch deep sidewalks constructed on a prepare
u subgrade
in conformance with applicable provisions of Section 604 and these speclfications.
A two (2) inch leaving course of pea gravel shall be used between the subgrade.
and the sidewalk to privide drainage. At locations where drives Qross the side-
walk, the thickness of the sidewalk shall be increased to a minimum thickness of
six (6) inches.
Section 11.
FINISHING SHOULDERS DITCHES AND SLOPES - This item consists +f the final shaping,
dressing and protection from erosion of shoulders, ditches an-J slopes in confor-
mance with the cross sections.
In general, all shoulders, side slopes, and ditches shall bt protected from eros0
ion by mulched seeding.
All side slopes having slopes in excess of 2:1 shall be sodded.
All ditch flow lines having grades in excess of five (5) percent shall have a
concrete paved side ditch or a hand laid stone rip -rap side ditch as detailed in
26
the proposal. In general those special cases of erosion not heretofore covered
shall be controlled by riprap and slopewall.
All unpaved areas between the edge of the road pavement and the right-of-way
line must support an adequate sod before the release of the three-year mainten-
ance bond can be made.
A. Mulched Seeding - This item shall conform to applicable provisions of Section
621. Fertilizer having an analysis from 10-6-4 to 10-10-10, and in the amount
of six hundred (600) pounds per acre shall be used. The amount of seed per
acre shall be: twenty (20) pounds of blue grass, twenty (20) pounds of red
top, and one (1) bushel of oats or rye. Agricultural limestone, inoculants
and top soil will not be required.
B. Sodding This item shall conform to applicable provisions of Section 621.
Fertilizer having an analysis from 10-6-4 to 10-10-10, and in the amount
of six hundred (600) pounds per acre, shall be uniformly distributed over
the finished grade and the surface loosened as specified. Agricultural
limestone and top soil will not be required.
C. Riprap and Slopewall - Refer to Section 616.
Section 12.
STREET SIGNS - This item consists of the installation of street signs similar
to those street signs now being used by the City.
A. Posts shall be two (2) inch tubular galvanized steel pipe having a two
and three -eights (2 3/8) inch outside dimension; s1iall be ten (10) feet
six (6) inches in length and shall have a three eighth (3/8) inch hole
drilled through two walls of the pipe to accommodate an anchor rod located
eight (8) inches from one end. All sign posts s'+all be set in concrete
thirty (30) inches in depth and eight (8) inchei, in diameter.
B. Name Plates shall be ten (10) inches high in lengths of twenty-four (24),
twenty-eight (28) or thirty-two (32) inches an.(' shall be made from eighteen
18 gauge steel, having a hot dipped galvanized or zinc coating of not less
than .75 ounces per square foot. All letters and numerals shall be sharply
embossed. A counter -embossed bead one -eighth fl/8) inch deep and one-fourth
(1/4) inch wide, five -sixteenth (5/16) inch in from the outer edge shall be
finished with at least three coats of Dulux s�.nthetic baking enamels as man-
ufactured by the E.I. DuPont De Nemours Comp.a,iy, or equal.
C. Plate Separators of #16 gauge steel, eight %'3) inches in length, constructed
to prevent the plates from being revolved around a center rod while per-
mitting two sign plates to be arranged at var._ving angles with respect to each
other shall be required.
D. Post Caps of heavy walled, close grained cast: structure, drilled with two
holes to receive headless cadmium plated set screws for locking in position
on the post shall be required.
E. Center Rods shall be -five -eighth inch (5/8) square cold rolled steel bars,
heavily cadmium plated.
Plate separator, post caps and center rods to be finished with one prime and
two color coats of enamel.
F. Street Sign Location - Signs shall be installer: on the north east corner
of each intersection and shall indicate the road names approved by the
Board of Public Works and Safety. Signs fc! 7treets with curbs shall be
placed as close as practical to the curb wilt; tfie edge of the sign blade
at least two (2) feet from the back of curt, Signs for streets without
curbs shall be placed as close to the cente? )f the intersecting street
corner as conditions permit.
ARTICLE VIII
MODIFICATION AND EXCEPTIONS - VARIANCE • BUILDING PERMITS
Section I.
The general principles of design and the minimu:- requirements for the laying out
of subdivisions may be varied by the Commission In the case of a subdivision large
enough to constitute a more or less self-conta'-,)k-d neighborhood to be developed
in accordance with a comprehensive plan safeguarded by appropriate restrictions,
which in the judgement of the Commission make adequate provision for all essential
community requirements; provided, however, that no modification shall be granted
by the Commission which would conflict with the proposals of the Major Highway
Plan, or with other features of the Master Plan, or with the intent and purpose
of the general principles of design and minimum requirements, herein.
Section 2.
In the case of a small subdivision of minor irportance situated in a locality
where conditions are well defined, the Commi ' .. 7, i ,,-.. r,?e '�„t °1c,iu�init
Director to exempt the subdivider from some or 311 requirements of platting:
Section 3.
In any particular case where the subdivider c«i: s;,ow cilat, by reason of exceptional
topographic or other physical conditions strict ,mpliance with any requirement of
these Regulations would cause practical difficulty or exceptional or undue hard-
ship, the Commission may relax such requirement to the extent deemed just and proper,
so as to relieve such difficulty or hardship; provided such relief may be granted
without detriment to the public good and without impairing the intent and purpose
of these Regulations or the desirable general development of the neighborhodd and
the community in accordance with the Master Plaii and the Zoning Ordinance.
In granting variances and modifications, the Pl,a❑ Commission may require such con-
ditions as will, in its judgement, secure substantially the objectives of the stan-
dards or requirements so varied or modified.
Any modification thus granted shall be entered ?:i the minutes of the Commission
setting forth the reasons which, in the opinion the Commission, justified the
modification.
Section 4.
Whenever a subdivision has received publicizin,, approval by the Plan Commission,
the Commission may authorize the issuance of temporary building permits for the
construction of two (2) model homes to be used for display only. There shall not
be any residential use of the model homes until the plat of the subdivision has t
received final approval by the Commission.
i
ARTICLE IX
CERTIFICATES — DEED OF DEDICATION
FINAL APPROVAL
Section I.
The following certificates and forms shall accompany the submission of the Final
Plat for approval by the Commission.
A. Certification that a fee has been paid to the General Fund which shall be
Fifteen ($15.00) Dollars plus fifty (50c) cents for each lot, sub lot, or
parcel of land.
B. Certificates of approval by the appropriate public officials and also by
public utility officials concerning the satisfactory completion of improve-
ments within their respective jurisdiction.
C. Certificate of approval by the City Attorney as to dedication of streets
or roads and any covenants or restrictions therein.
D. A certificate by the County Treasurer to the effect that there are no un-
paid taxes or unpaid special assessments on any of the land included in the
subdivision.
E. Each final plat submitted to the Commission for approval shall
Scarry
yoa ce
tificate signed by a Registered
in
substantially the following form:
I (n hereby certify that I am a Land
Surveyor, licensed in compliance with the laws of the State of Indiana; that
leted by me on (date)
this plat correctly represents a survey comp
reon actually
that all the monuments shown theexist; and that their location,
size, type and material are .accurately shown.
(SEAL) Signature)
IF. Each final plat submitted to the Commission for approval shall carry a deed
of dedication in substantially the following form:
he undersigned,
owners of the
We t t
real estate shown and described herein, do hereby certify that we have laic off,
platted and subdivided, and hereby layoff, plat and subdivide,.said real estate
in accordance with the within plat.
29 - _ ,
y s
This -subdivision shall be known and designated as (name)
On addition to (name) All streets and alleys
skOw<w sod not hereto#oza dedicated, are hereby dedicated to the public.
Front yard building setback lines are hereby established as shown on this plat,
between which lines and the property lines of the street, there shall be erected
or maintained no banding or structure.
There are strips of ground, (number) feet in width as shown on this
plat and marked "Lwsement", reserved for the use of public utilities for the in-
stallation of water, gas and sewer mains, poles, ducts, lines and wires, subject
at all times to the proper authorities and to the easement herein reserved. No
permansat buildJW or other structures are to be erected or -maintained upon said
strips of land, Ug owners of lots in this subdivision shall take their titles
subject to the TWO Of the public utilities. No pipe, tile or any other ob-
strwtion steel .bs-#Uw*d in any street drain side ditch without written approval
of the ate"
(A4d tLM4 dodLoatione and protective covenants, or private restrictions,
Ves" be iw�rted ben upon the subdivider's initiative or the recasmen-
detion of.tbe CO M tsion or listed on separate sheets and referred to in
this deed of iedieatiou giving date, book and page location of said se-
psrate"e&VOwntai important provisions are those specifying the use to be
roads sf tbe, property and, in the case of residential, the minimum habit
able fit ��j
The forapoMis* t.a�ta � (or restrictions), are to run with the land and shall
ye W and all persons claiming under then until January 1,
1l, (df#dj year period 3a suggested), at which time said coven-
6MpQILa, shall be automatically extended for successive periods
of tewi.cbsaged by vote of a majority of the then owners of
the b * 400w; by these covenants (or restrictions), which shall re
emu is"' _064" attd" Oct.
Tht t to provisions by injunction, together with the right to
causethe
=g i0process of law, of any structure or part thereof erec-
t4 or,iW, hereof, is hereby dedicated to the public, and
r "W *gmere of the several lots in this subdivision and to
their be to sue.4W►• '
�iRawess eft : A #Ile this - — day of
t Q The following shall be attached for certification by the Commission:
UNDER AUTHORITY PROVIDED BY CHAPTER 174-ACTS OF 1947 ENACTED BY THE
GENERAL ASSEMBLY OF THE STATE OF INDIANA, AND ALL ACTS AMENDATORY
THEREOF, AND AN ORDINANCE ADOPTED BY THE COMMON COUNCIL OF THE CITY
OF.RICHMDND, I»DIANA, THIS PLAT WAS GIVEN APPROVAL BY THE RICIiriOND
CITY PLAN ODIMSSION AS FOLLOWS
APPROVED by the Richmond City Plan Commission at a meeting held
Secretary
ARTICLE %
REPEAL
Section 1..
MVM8�IOg$ - The sabdivision control Ordinance of the City of Richmond,
note commNon].y known as ordinance Number 1800-1960 adopted by the Common Coun-
cil of the city of tidw ond, Indiana on June 8, .1961 together with all amend
agnts thet+ato, is hessby repealed and declared to be null and void.
ARTICLE %I
ADOPTION AND VALIDITY
i
Section 1.
O D 'Ty - If say section, clauee, provision or portion of this Ordinance shall be
held to.be invalid of 0"OUStitutional by any Court of competent jurisdiction,
amb decision shad tot effect any other section, clause, provision or portion of
this Ordinance.
Section 2.
ADOPTION - This Ordinance shall be in force and effect from and after its passage.
Passed by the Common Council of the City of Richmond, Wayne County, Indiana on the
dal, of 19
President of Common Council
Attest:
City Clerk
• 1
v
PUSEWM to the Mayor of the City of Richmond, Indiana, this day
of 19
�a
city CTric
3' APPRDVED by soy Mayor of the .City of Richmond,, Indiana, t4la'day
of . 19
erg, .Xp ,pie
Attest:
y Clerk�
s
'R