County Commissioner Ordinance - January 2012,,
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ARTICLE I. GENERAL PROVISIONS
A. SHORT TITLE. This Ordinance shall be known and may be cited
as the Subdivision Control Ordinance of Gibson County, Indiana.
B. AUTHORITY. This Ordinance is adopted pursuant to Indiana Code
36-7-3, et seq., and all amendments thereto.
C. PURPOSE: The purpose and intent of these regulations is to
serve as a guideline encouraging the proper planning and
development of subdivisions in order to protect and provide for the
public health, safety, and welfare of the county and ensure that
public facilities and services are available to support the subdivision
or that the absence of those facilities and services would be clearly
disclosed on the plat (as hereinafter defined).
D. JURISDICTION. This Ordinance shall apply to all subdivisions of
land within all unincorporated areas of Gibson County, Indiana as
now or hereafter established. All previously recorded subdivisions
will not be subject to this ordinance.
E. SEVERABILITY. If any provision of this Ordinance or the
application of any provision to particular circumstances is held
invalid, the remainder of the Ordinance or the application of such
provision to other circumstances shall not be affected.
ARTICLE II. DEFINITIONS
Unless otherwise expressly stated, the following words shall, for the purpose of
this Ordinance have the meanings herein indicated. Any pertinent word or term
not a part of this listing but vital to the interpretation of this article shall be
construed to have its usual legal meaning. Words used in the present tense
include the future, the singular includes the plural and plural the singular. The
word "used" includes "designed" or "intended" to be used. The word "shall" is a
mandatory requirement, the word "may" is a permissive requirement and the
word "should" is a preferred requirement.
A. "Abutting property owners" means the official owners of record,
whose property is contiguous to the subject property; any property
which would touch any point of the subject property ignoring all
rights-of-way, easements, alleys, streets and the like.
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M. "Floodplain" means the relatively flat area or low land adjoining the
channel of a river or stream which has been or may be covered by
flood water. The floodplain includes the channel, floodway, and
floodway fringe.
N. "Improvements" means the installation of storm sewers, sanitary
sewers, public streets, curbs, gutters, sediment basins and
sidewalks.
O. "Legal drain" means an open ditch or a tiled ditch, or a combination
of the two, which are subject to the jurisdiction and control of the
Gibson County Drainage Board and/or Drainage District Boards as
regulated drains.
P. "Local Governmental Facilities" means any water line, sewer line,
legal drain, or any other facility or interest owned, maintained or
substantially controlled by any political subdivision or municipal
corporation.
Q. "Location map" means a small inset map showing the location of a
tract of land in relation to a larger area.
R. "LoY' means the tract of land within a subdivision marked by the
subdivider on the plat as a numbered, lettered, or other identified
tract of land to be offered for sale, dedication, or development,
which is an identifiable parcel of land having frontage on a public
street, or right-of-way, or acceptable easements.
1. "Corner IoY' means a lot located at the intersection of two or
more streets, the interior angle of such intersections not
exceeding 135 degrees.
2. "Double frontage IoY' means a lot other than a corner lot with
frontage on more than one street or through lots abutting two
streets.
3. "Interior IoY' means a lot with only one frontage on a street.
S. "PIaY' means a map, drawing, or chart upon which the subdivider's
plan of the subdivision is presented and which he submits for
approval and intends to record in the final form.
T. "PIN" means Parcel Identification Number.
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5. "Local streeY' means a street whose primary function is to
provide access to immediately adjacent lands. It generally
serves the residential and minor commercial areas of the
community.
6. "Partial streeY' means a street which is, or will become, a
part of a whole or complete street.
7. "Private road" means a local street that is not dedicated or
accepted for public use or maintenance, which provides
vehicle and pedestrian access.
8. "Public streeY' means a street dedicated, owned, and
maintained by a public entity for the purpose of vehicle and
pedestrian access.
a. "Acceleration lane" means an auxiliary lane
constructed as part of the driveway which enables
egressing vehicles to increase speed prior to entering
the through traffic stream.
b. "Deceleration lane" means an auxiliary lane
constructed as part of the driveway which is used by
ingressing vehicles to reduce speed prior to entering
a site. The lane may also provide some deceleration
vehicle storage.
c. "Frontage road" means a through road auxiliary to
and located adjacent to a public road for service to
abutting property.
d. "Passing blister" means an auxiliary lane constructed
opposite of the driveway which enables through traffic
to maneuver around vehicles turning left into a site.
Y. "Sketch Plan" means an informal, informational drawing preparatory
to the drawing of the preliminary plat to enable the subdivider to
save time and expense in reaching a general agreement with the
Commissioners as to the form of the plat and conformance to the
objectives of this Ordinance.
Z. "Subdivider" means any individual, firm, association, partnership,
corporation, trust or any other legal entity commencing proceedings
under this Ordinance to effect a subdivision of land hereunder.
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(2). A property line adjustment plat must be filed for
metes and bounds tracts and/or for property
previously subdivided that does not have
affected easements and/or setbacks indicated
in the area of the transfer pursuant to the
procedure set forth in Section Y.4. below.
The Subdivision Review Committee shall grant approval
within fifteen (15) days (with at least two of the three
members of the Committee signing) if the division of land
meets the requirements in the exceptions set forth above in
items a, b, or c and does not conflict with any other
ordinance, regulation, code, rule or law.
4. Property lines between parcels that share a common
property line, are commonly zoned (where applicable), and
within the same taxing district can be adjusted through a
property line adjustment. Persons desiring to adjust a
property line which meets the requirements set forth herein
may first contact the Subdivision Review Committee to
review the planned property line adjustment. Property line
adjustment plats which change property lines but do not
increase the number of parcels, or impact existing
easements and/or setbacks, must be prepared by a licensed
surveyor and shall be filed in the County Surveyor's Office
and recorded by the applicant with the County Recorder (the
deed for the property to be transferred shall be cross-
referenced to the existing adjoining tract to which it will be
merged) upon approval by the Subdivision Review
Committee. The property being transferred must be
monumented. The newly sized parcels must meet all
Subdivision Control Ordinance requirements and may not
conflict with any other regulation, rule or law. Proposed
property line adjustment plats which do not meet all of the
conditions established for a property line adjustment herein,
shall be denied by the Subdivision Review Committee. The
division and conveyance of property without following the
County's property line adjustment procedure as established
herein is a violation of the Subdivision Control Ordinance of
Gibson County, Indiana.
BB. "Subdivision Review Committee" means a technical review
committee established under Article III of this Ordinance.
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ARTICLE V. MINOR SUBDIVISION
A. Submission and Fees
1. A subdivider desiring approval of a plat for a Minor
Subdivision of any land lying within the jurisdiction of Gibson
County, Indiana, shall submit a plat of the subdivision in
accordance with this Article to the County Surveyor.
2. A subdivider shall submit to the County Surveyor's office a
plat drawn on reproducible material (Mylar or equivalent), not
larger than twenty-four (24) inches by thirty-six (36) inches,
at a minimum scale of 1"=100' (i.e. 1"=100', 1"=60', etc.), five
(5) prints, and if available, an electronic copy, showing:
a. Title "Minor Subdivision;"
b. Name of subdivision, and legal boundary description;
c. Recording data of the deed of the property being
divided, including deed book and page number or
document number, and tax block and lot number (a
copy of the deed should be attached);
d. Scale shown graphically, date, location map and north
point;
e. Boundaries of the tract with accurate dimensions and
bearings, as determined by an accurate survey in the
field which has been balanced and closed, as well as
physically located by monumentation or proper
witnesses;
f. When possible, the boundary survey shall be tied into
the Indiana State Plane, West Zone coordinate
system;
g. Location and description of all monuments with
references by distance and bearings to at least one
quarter section, militia donation, location, survey
(original government), or claim corner;
h. Length of lot lines and area of lots, bearings and
distances, radii, ares, and complete curve data for all
horizontal curves;
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be waived, assuming a statement is added to the plat
indicating that before a structure may be built on the
lot(s) it must first submit to DNR, requesting the Base
Flood Elevation in order to determine the FPG for the
lot(s);
t. Verification signed by County Health Department
designating potential future septic location on each lot
which will not tap into existing sanitary sewers. If the
lot or lots are not intended to be buildable (i.e.
agricultural land within floodway), the Subdivision
Review Committee may allow a statement to be
added to the plat exempting this requirement;
u. All boundary surveys shall comply with the minimum
standards for competent practice of land surveying as
set forth in IAC 865, Rules 1— 12;
v. Reference to a recorded survey of the parent parcel if
the minor subdivision doesn't include a surveyor's
report and additional items required under IAC 865,
Rules 1-12;
w. Certificates by a registered land surveyor and by the
owner(notarized);
x. Social security redaction statement as required by
I. C. § 36-2-11-15.
y. The Subdivision Review Committee may require
contours if the land has been significantly changed
since 2007 (when the county obtained 2 foot
contours). If required to show contours on plat, they
should be shown at vertical intervals of two and one-
half feet if the general slope of the site is less than
two percent, and at vertical intervals of five feet if the
general slope is greater than two percent as taken
from available county, state, or federal maps;
3. The submission of a Minor Subdivision plat shall be
accompanied by such fee(s) as may be established from
time to time by the Subdivision Review Committee and
approved by the Commissioners.
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C. Waiver of Requirements
Upon recommendation by the Subdivision Review Committee, the
Commissioners are hereby authorized to waive any or all requirements of
this Ordinance when literal enforcement would result in unnecessary
hardships and when such waiver will not be contrary to the public interest.
ARTICLE VI. Major Subdivision SKETCH PLAN.
Prior to submission of a Major Subdivision plat, the subdivider shall provide a
sketch plan and consult informally with the county surveyor. This will enable the
subdivider to become familiar with the general requirements and conditions
which might affect the subdivision and thus avoid unnecessary revisions. The
Sketch Plan should be in a tentative form with sufficient detail for review and
comments.
ARTICLE VII. MAJOR SUBDIVISION - PRIMARY PLAT
A. Submission
1. At least fifteen (15) days prior to the regular meeting of the
Commissioners, the subdivider shall submit to the County
Surveyor's office a written application for primary plat
approval together with the following:
2. Seven (7) copies of the primary plat drawn on reproducible
material (Mylar or equivalent) not larger than twenty-four (24)
inches by thirty-six (36) inches, at a minimum scale of 1"=
100' (i.e. 1"=100', 1"=60', etc.) and encompassing all
contiguous parcels of property owned by or under the control
of the subdivider (and, if available, electronic submission)
and showing the following:
a. Title "Major Subdivision;"
b. Name of subdivision and legal boundary description;
c. Location map of subdivision, noRh point, and graphic
and written scale;
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o. Location of all existing utilities as located by Indiana
Underground (including ticket number) and extension
of water, sewer, and other municipal services, if
applicable;
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Name of developer or owner and land surveyor;
Names, addresses and PIN of abutting property
owners;
Any existing buildings and their placement of the lots;
Parcels of land to be reserved for schools, parks,
playgrounds, or other public purposes;
t. Location of all property that is dedicated for public use
and all property that may be reserved by covenant for
the common use of the property owners in the
subdivision;
u. Natural drainage easements designated with
statement that no buildings, structures, fences,
shrubs, or trees be placed in easements. Legal drain
designated, if applicable.
v.
(1). Interested owners may petition the Drainage
Board to place a structure in a drainage
easement subject to any such owner executing
a Drainage Easement Encroachment
Agreement in form as approved from time to
time by the Drainage Board.
Verification signed by County Health Department
designating potential future septic location on each
lot.
w. All boundary surveys shall comply with the minimum
standards for competent practice of land surveying as
set forth in IAC 865, Rules 1— 12.
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Reference to a recorded survey of the parent parcel.
Certificates by a registered land surveyor and by the
owner (notarized).
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a. If the Subdivision Review Committee finds that the
primary plat has been prepared in accordance with
the terms of this Ordinance, it shall forvvard a report
so stating to the Commissioners for consideration.
b. If the Subdivision Review Committee finds that the
primary plat has not been prepared in accordance
with the terms of this Ordinance; it shall return the plat
to the subdivider with a written specification of the
items of non-conformance and shall submit a copy of
same to the Commissioners.
2. The Subdivision Review Committee shall set a date for a
hearing at which the proposed plat will be publicly examined
in front of the Commissioners. Notice of such public hearing
shall be given by the Subdivision Review Committee as
follows:
a. By publication in accordance with the law;
b. To the applicant, in writing, by means of regular
United States mail, postage prepaid, addressed to the
applicant at the address listed in the application for
approval; and
c. To Abutting Property Owners.
d. The Surveyor shall send a copy of the plat and written
notice of the date, place and time of the public
hearing thereupon, to all public agencies and
governmental units having a probable interest
(Assessor, Commissioners, Drainage Board, Health
Department, Highway Department, etc.) in the
proposed subdivision and plat, requesting their written
comments with regard to the primary plat proposed by
the applicant.
3. Following the public hearing, the Commissioners may then
approve the primary plat (grant plat approval), approve
subject to conditions, or refer it back to the Subdivision
Review Committee for review or study on a specific technical
matter, or disapprove it. The Commissioners may require
such changes or revisions as are deemed necessary in the
interest and needs of the community. Approval of a primary
plat shall not constitute approval of a final plat. Rather, it
shall be deemed an expression of approval to the layout
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not larger than twenty-four (24) inches by thirty-six (36)
inches, at a minimum scale of 1"=100' (i.e. 1"=100', 1"=60',
etc.), five (5) prints, and if available, an electronic copy of the
plat. Said plat shall include:
a. Name of subdivision;
b. Location by section, township and range, militia
donation, location, survey, or claim, and the legal
description of the property platted;
c. The name and certification and signature of the Land
Surveyor preparing or certifying the plat (Appendix A);
d. Scale shown graphically, date, location map and north
point;
e. Length of lot lines and area of lots, bearings and
distances, radii, ares, complete curve data for all
horizontal curves, and lot numbers for each lot;
f. Whenever possible, the boundary survey shall be tied
into the Indiana State Plane, West Zone coordinate
system;
g. All lots numbered or lettered and all roads and streets
with approved names; exact location, right-of-way
width and name of all streets within and adjoining the
plat;
h. True angles, bearings, and distances (metes and
bounds) to the nearest established street lines or
o�cial monuments, which shall be accurately
described in the plat. Also, the locations of the
subdivision corner points and the location at the
elevation benchmarks;
Municipal, township, county, section, militia donation,
location, claim or survey lines, or previously platted
land accurately tied to the lines of the subdivision by
distances and bearings;
j. All easements for rights-of-way provided for public
services, activities and utilities;
k. Accurate location of all monuments;
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D. Engineering Plans and Estimates
1. Engineering plans which include, when applicable, street
plans, profiles and cross-sections, sanitary sewer plans and
profiles, water plans, sidewalk plans and cross-sections,
along with a complete and detailed estimate of cost,
prepared by the appropriate licensed professional as
determined by Indiana Code, must accompany the final plat.
Also include the following:
a. Drainage Plan. A drainage plan conforming to the
Comprehensive Stormwater Management Ordinance
drawn at an accepted scale and showing:
(1). Natural watercourses, marshes, etc;
(2). Existing drainage facilities, culverts, etc;
(3). Proposed contours and subdivision grading
plan using the same contour intervals as
shown on the primary plat;
(4). Proposed drainage plan for the subdivision and
analysis of existing drainage facilities to
nearest watercourse, showing culverts,
retention ponds, etc;
(5). Storm sewer plan and profile.
b. On-Lot System: If connection to a public or a private
sewerage system is not feasible, a report on the
feasibility of on-lot sewage disposal, including a
detailed map of the physical conditions of the site,
contours, finished grades, watercourses, groundwater
table elevations, and the results of soil percolation
tests for each individual lot conducted in accordance
with the recommended practices of the Indiana Dept.
of Environmental Management.
c. Erosion Control Plan. An erosion control plan drawn
at an accepted scale showing the following:
(1). Soil areas which, according to the soil maps
and interpretations prepared by the U.S.D.A.
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a. Conditional Approval: If the Commissioners
determine that upon the satisfactory completion of
one or more specified conditions consistent with the
requirements, standards and specifications of this
ordinance, said final plat would comply with the terms
of this Ordinance, the Commissioners may give
conditional approval to said plat. Conditional approval
of a final plat shall include satisfaction by the
Commissioners that all contacts for subdivision
improvements shall be in accord with the
aforementioned requirements, standards and
specifications. Written notices of such conditional
approval shall constitute formal authorization to the
subdivider to construct and install all or a part of the
required improvements, subject to inspection and
acceptance procedures required by this Ordinance.
The subdivider shall furnish sufficient evidence to the
Commissioners of the satisfactory completion of such
conditions before said plat will be deemed suitable for
Final Approval for Record.
b. Final Approval for Record: The Commissioners shall
approve the final plat for record only after it is
determined that the final plat meets the minimum
requirements of this Ordinance and all applicable
ordinances in the County and that sufficient
performance guarantees have been submitted in
accordance with this Ordinance.
c. Disapproval. Should the Commissioners decide to
disapprove the plat, written notice of such action,
together with reasons therefore, shall be transmitted
to the subdivider. Such action shall also be entered in
the minutes of the meeting of the Commissioners at
which the decision was made; provided, however, that
nothing contained therein shall prejudice the
subdividers ability to make reapplication for final plat
approval according to the terms of this Ordinance.
d. Refer to Subdivision Review Committee. Should the
Commissioners have a question regarding a specific
technical aspect of the plat which had not previously
been studied by the Subdivision Review Committee,
the Commissioners may refer the plat along with a
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sufficient written proof of such construction,
installations and completion and acceptance has
been furnished by the Commissioners.
c. Be with surety satisfactory to the Commissioners.
d. Run until and terminate sixty (60) days after the filing
with the Commissioners of the completion affidavit
obtained from the County Surveyor's Office.
2. Any funds received from the performance guarantees
required by this Ordinance shall be used only for the
purposes of making the improvements or installations for
which said guarantees were provided and in accordance
with the standards, specifications and requirements of this
Ordinance.
H. Completion Affidavit
If the subdivider files a completion affidavit (Appendix H) to the
Commissioners for approval, the subdivider shall certify to the effect that
the public streets, public sewers, public water facilities, monuments and
other public utilities and facilities that have been required as a precedent
to approval have been accepted for public maintenance by appropriate
entity and public streets have been graded, improved and installed in
accordance with the specifications of this Ordinance. Survey monuments
shall be set or verified by the developer's surveyor after the installation of
all utilities.
I. Maintenance Guarantee
1. Acceptance of said improvements, whether before or after
Final Plat Approval, shall be conditional and is based upon
the posting of a maintenance guarantee (Appendix I) with
the Commissioners, with the subdivider or some other
person satisfactory to the Commissioners as principal, which
shall:
a. Run to the Commissioners;
b. Be in an amount equal to twenty-five percent (25%) of
the cost, as estimated by the Commissioners, of all
improvements and installations as required by this
Ordinance;
c. Be with surety satisfactory to the Commissioners;
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— Replat of Lots 147 and 148). The Replat shall be recorded and cross-
referenced to the original plat in the County Recorder's office.
B. Procedure for Subdivisions Where Future Subdividing is
Indicated
Whenever a parcel of land is subdivided and the subdivision plat shows
one (1) or more lots containing more than one (1) acre of land and there
are indications that such lots will eventually be resubdivided into smaller
building sites, the Commissioners may require that such parcel of land
allow for the future opening of roads and the ultimate exiension of
adjacent roads. Easements providing for the future opening and
extension of such roads may be made a requirement of the plat.
C. Vacation of Plats
Any recorded plat or part of any recorded plat may be vacated only in
accordance with I.C. § 36-7-3, as amended.
ARTICLE X. DESIGN PRINCIPLES AND STANDARDS
A. General
1. In determining whether an application for approval shall be
granted, the Commissioners shall determine that the plat
conforms to the principles and standards required in this
Article, which shall be deemed as minimal; and whenever
the applicable requirements of other County or Town
Ordinances are more restrictive, those requirements shall
control any application for plat approval.
2. Due consideration shall be given to the prevention of air and
stream pollution, proper treatment and disposal of refuse
and other waste, and the elimination of other blighting
characteristics.
3. The subdivision layout shall be of such a character that it
protects the health, safety, and general welfare of the
County and its residents.
4. In designing a street system, the subdivider shall be guided
by the following principles:
a. Adequate vehicular and pedestrian access shall be
provided to all parcels.
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special reasons to be considered as exceptions by the
Commissioners. The streets which are logical extensions or
continuations of, or obviously in alignment with, any existing
streets, either constructed or appearing on any validly
recorded plat, shall bear the names of such existing streets.
3. No subdivision shall be designed so as to create or
perpetuate the land-locking of adjacent undeveloped land.
4. A temporarily dead-ended street shall be permitted in any
case in which a street is proposed to be and should logically
be extended but is not yet constructed. An adequate
easement for turn-around shall be provided for any such
temporary dead-end street which extends 200 feet or more
in length. Such easement shall be automatically vacated to
abutting property owners when said dead-ended street is
legally e�ended.
5. In subdivisions that adjoin or include existing streets that do
not conform to the minimum right-of way dimensions as
established by this Ordinance, the subdivider shall dedicate
additional width along either one or both sides of such
streets of inadequate width so as to bring them up to
standards, provided the area to be used for widening is
owned by the subdivider or under his control.
a. No fence, wall, hedge, tree or shrub planting which
obstructs sight lines and elevations between 2.5 and
8 feet above the street shall be placed or permitted to
remain on any corner lot within the triangular area
formed by the street right-of-way lines and a line
connecting points 40 feet from the intersection of said
street lines (40 feet for local streets and 75 feet for
collector or arterial streets), or in the case of a
rounded property corner, from the intersection of the
street right-of-way lines extended.
b. Sight line limitations shall also apply within 10 feet of
the intersection of a street right-of-way line with the
edge of a driveway pavement or alley line. No
driveway shall be located within 70 feet of the
intersection of two street lines.
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F. Easements
1. Adequate areas of suitable size and location shall be
allocated for utility easements. As a general principal, such
easements shall be at least fifteen (15) feet in width, shall
provide reasonable continuity from block to block, and shall
be located at rear lot lines and along side and front lot lines
when deemed necessary.
2. Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, adequate areas for
stormwater or drainage easements shall be allocated for the
purpose of widening, deepening, sloping, improving or
protecting said watercourses in accordance with the
requirements of the County Drainage Board.
3. Whenever practicable, the subdivider shall design for the
placement of utility lines underground, following the required
standards and specifications established by each utility
company. The location of each underground utility system
shall be shown by appropriate easement lines on the
proposed plat.
G. Commercial and Industrial Subdivisions
1. It is recognized that the subdivider, in creating commercial
and industrial subdivisions, faces unique problems of lot
design not normally encountered in residential subdivisions.
For this reason, the initial emphasis of the Commissioners
shall be upon street layout and block arrangement.
Generally, the procedure requirements shall be for the owner
to follow the regular procedure outlined in these regulations;
however, the subdivider need show only two lots along with
the street and block layout. Then, from time to time, as
prospective buyers or users express interest in lots sized to
their required specifications, the owner shall submit an
amendment to the approved recorded subdivision plat for
consideration. Regular procedural requirements of the
Commissioners following the receipt of a subdivision plat
shall then apply, except those streets that have been built by
following an approved set of plans on the previously
approved plat, shall not have to be rebuilt because of the
adoption of new criteria by the County. This shall also apply
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B. Streets
1. Improvements for streets shall be performed to meet the
following minimum standards and requirements:
Paved Surface Dimensions. (Minimum Requirements)
a. Local and Cul-de-Sac Streets:
Width with curb and gutter............24' back to back of curb
Width without curb and gutter........20' edge to edge of pavement
Terminus dia. on cul-de-sac..........80' back to back of curb
Radius at intersections .................20' back to back of curb
b. Collector Streets:
Width with curb and gutter .............24' back to back of curb
Width without curb and gutter.........20' edge to edge of pavement
Radius at intersections ..................35' back to back of curb
c. At an intersection of a subdivision collector street with
an arterial or major collector street or road, the
Commissioners may require the subdivider to install
deceleration and passing lanes along the arterial or
collector street in accordance with the graphical
specifications shown on the following page.
2. Pavement Construction: Shall conform to Road Standards
Ordinance 2011-5 .
a. Higher standards than indicated may be required by
the Commissioners to provide adequately for unusual
soil conditions, extraordinary traffic volumes, or other
abnormal characteristics.
b. All materials, mixtures and workmanship shall
conform to Indiana State Highway Specifications
except those modified by County Specifications.
c. If a subdivider wishes to not dedicate a road for public
maintenance, it may be maintained as a private road
and is not subject to the requirements set forth above.
However, all private road within a subdivision must be
twenty (20) feet in width and have a fifty (50) foot
ingress/egress easement width, with the property
lines extending to the centerline of the road. The
subdivider shall place a statement of private
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a. Each sign post shall consist of a 2-inch galvanized
pipe 10 feet long weighing 2 pounds per foot.
b. Each sign shall be of a metal double blade design,
white reflectorized with 3-inch black gothic letters,
mounted at the top of the post with the street name on
both sides at an elevation of 7 feet above the paved
street.
c. All signs shall be located within the street right-of-way
but no closer than 6 feet from the edge of the traveled
portion of the street.
C. Drainage
1. A drainage system shall be designed and constructed by the
subdivider to provide for the proper drainage of the surface
water of the subdivision and the drainage area of which it is
a part. The system shall be constructed and installed in
accordance with the Comprehensive Stormwater
Management Ordinance of Gibson County.
2. In designing a drainage system, the subdivider shall be
guided by the following standards:
a. 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 Subdivision Review Committee per
the Comprehensive Stormwater Management
Ordinance of Gibson County.
b. Street drainage shall serve as the primary drainage
system, and it shall be designed to carry at least the
street, adjacent land, and house stormwater drainage
in accordance with the Comprehensive Stormwater
Management Ordinance of Gibson County.
c. Whenever the evidence available to the
Commissioners indicates the natural surface drainage
is inadequate, the subdivider shall provide the
subdivision with an adequate stormwater sewer
system. When the surFace drainage is adequate,
easements for such surface drainage shall be
provided.
36
I�strun?nt FG 38 OF S4
-- 201200000831
until improvement plans for a sewage system by one of the following
methods have been submitted:
1. A permanent sanitary sewer collection system including all
pipes and manholes shall be provided, and said collection
system shall be connected to a new or existing public or
private sewage system in accordance with satisfactory plans
and specifications therefore.
2. A private sewage disposal system for each lot shall be
designed in accordance with the minimum requirements of
the County Health Department and the Indiana Department
of Environmental Management (IDEM). 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 50 feet of a private well.
E. 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
until improvement plans for a water system by one of the following
methods has been submitted:
1. A permanent water distribution system including all pipes,
fire hydrants, valves and other appurtenances shall be
provided, and said distribution system shall be connected
with an approved public or private water system in
accordance with the satisfactory plans and specifications
therefore.
2. If the area proposed to be platted is not so located with
regard to such an 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 and shall be in compliance with current regulations of
the County Board of Health and IDEM.
38
, Iastrument PG S9 OF 54
- 201200000E31
2. A written application for modifications or exceptions shall be
submitted by the subdivider indicating the specific section of
this Ordinance under which the modification or exception is
sought and stating the grounds on which it is requested.
After said application has been docketed for hearing, proper
publication of notice has been published, and due
consideration has been given, the Commissioners shall
render a decision which shall be:
a. Recorded in the minutes of the Commissioners, which
minutes shall include the reasoning on which the
modification or exception was disapproved.
�
c.
Transmitted
governmental
this Ordinance.
Attached witF
Commission's
objectives of
specifications
excepted.
to the subdivider and applicable
units in accordance with the terms of
such conditions
judgment secure
the requirements,
of this Ordinance
as will in the
substantially the
standards and
so modified or
d. Attached with such covenants or other legal
provisions as will in the Commissioners' judgment
assure general conformity to and achievement of the
subdivision plan.
3. Before any modification or exception shall be granted, the
Commissioners shall determine that satisfactory provision
and arrangement has been made concerning the following,
where applicable:
a. Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety, convenience, and
access in case of fire or catastrophe.
b. Automotive and pedestrian traffic flow with reference
to adequacy, circulation and function within the
broader planning unit.
c.
�
Off-street and on-street parking and loading areas
with reference to the needs of adjoining land uses.
Utilities, with reference to locations, availability and
comparability.
40
Instrun?nt FG 41 OF S4
- 201200p00E31
e. Clear identification of property for land records.
f. Screening and buffering with reference to type,
dimensions, and character of materials.
ARTICLE XIII. ADMINISTRATION
Amendment
In accordance with State statutes, the Board of County Commissioners
may introduce and consider amendments to the Ordinance as proposed
by the County Commissioners, or by a citizen's petition.
Record of Plats
All plats of subdivision, after the same have been submitted and
approved, as provided in this Ordinance shall be copied upon a book of
plats of said County of Gibson and shall be filed and kept by the said
County among the records of the County.
Effect
All Ordinances or parts of Ordinances in conflict with the provisions of this
Ordinance shall not be repealed by the passage of this Ordinance.except
where such repeal is specifically designated by Ordinance, but the
Ordinance with the more restrictive applicable provisions shall be the
Ordinance that applies.
Appeal
Any person feeling himself aggrieved at any action of the Commissioners,
or Commissioners' staff, or lack of action of the Commissioriers, or
Commissioners' staff, upon a proposed plat or replat, may apply in writing
to the Commissioners, prior to the next regular meeting, for modification of
the action complained of, or lack of action, on the proposed plat or replat.
Such application shall be considered by the Commissioners at such time
in such manner as it may determine, but within seventy (70) days following
the regular meeting.
Fees
Applications filed pursuant to the provisions of this Ordinance requiring
Commissioners' approval shall be accompanied by the filing fees specified
41
APPENDIX B
County Surveyor's Certificate
I�strunent PG 44 OF 54
?01200�10A831
I hereby certify that I am the County Surveyor of Gibson County, Indiana;
and I do hereby further certify that this plat conforms with the requirements
as set forth in a Drainage Plan for this plat that was approved by the
Gibson County Drainage Board.
Signed this day of , 20_
County Surveyor's Signature
Typed or Printed Name
(SEAL)
44
APPENDIX D
Acknowledgment CertiFcate
State of Indiana
County of Gibson
)
)SS
)
Instruoent PG �6 OF S4
2U1204400E31
Before me, the undersigned Notary Public, in and for the County and
State, personally appeared
and each separately and severally acknowledged the execution of the
foregoing instrument as his or her voluntary act and deed, for the
purposes therein expressed.
Witness my hand and Notarial Seal this
(SEAL)
Notary Public
My Commission Expires
46
20
day of , 20
Instrun?nt PG <E OF `4
20120044AE31 -
APPENDIX F
Approval of the Commissioners
Approved by the Board of County Commissioners of Gibson County,
Indiana, this day of , 20_.
ATTEST:
Auditor
BOARD OF COMMISSIONERS
�i
President
Vice President
Member
APPENDIX H
SAMPLE COMPLETION AFFIDAVIT
This is to certify:
Instrue�ent PG 50 QF 54
201200000E31
A. That the following improvements as shown in the approved plans and
specifications for Subdivision are complete and
that inspection reports attested by a Professional Engineer or Land
Surveyor approved by the Gibson County Commissioners show them to
be in substantial accordance with the specifications and requirements of
Gibson County's Subdivision Control Ordinance;
B. That surety has been posted to guarantee all materials and workmanship
and to guarantee repair of any damage that may be inflicted upon the
improvements listed in the course of completion of the Subdivision; and
C. That the Board of Commissioners of Gibson County, Indiana, has
accepted these improvements and will henceforth be responsible for all
maintenance on them, subject to the terms of the maintenance agreement
with the Subdivider dated .
[List Improvements]
GIBSON COUNTY, INDIANA
BOARD OF COUNTY COMMISSIONERS
� / � // i ,
, /, ii � / , ,. �
.- �. -
G
ember
Member
ATTEST:
Gibson County Auditor
50
�� Instruoent PG 52 OF 54
201200�DD0.;31
Minor Subdivision Checklist
Required Items
- Title "Minor Subdivision"
- Name of subdivision
_ - Legal boundary description
_- Recording data of property being divided (include copy of deed)
- Graphic scale
- North arrow
- Location map
- Date
Boundaries of the tract with accurate dimensions and bearings
_- Location of monumentation or proper witnesses
- Reference to at least one quarter section, militia donation, location, survey
(original government) or claim corner
- Lot dimensions and acreages
- All lots numbered or lettered
_- One hundred (100) year flood contour line from FEMA map (or statement
indicating that all areas are outside of floodplain
_- Statement indicating how each property will access water and remove
onsite sewage
_- Name of developer, owner, and land surveyor
- Names, PINs, and addresses of abutting property owners
_- Any existing buildings and their placement on the lots
- In compliance with IAC 865, Rules 1-12
_ - Notorized land surveyor certificate
52
Instrunant PG 54 OF S4
201200A00831
Addendum:
The Commissioners do hereby grant the Subdivision Review Committee the right
to approve minor variances until June 30, 2012 in order to assist with the
transition of this ordinance.
THE BOARD OF COMMISSIONERS OF
GIBSON COUNTY, STATE OF INDIANA
/ �/ . / i
�
�� � , / / �/.' .'�
. � -� •- ' - �-
�
Alan Douglas, Vice-Presi ent
Bob Townsend
Attest:
�—
c.�.�v�
C.T. Montgome i, A ditor
54