Every subdivision shall contain normal improvements before acceptance or have such improvements assured by the posting of a bond or other device as set forth herein. Improvements shall include:
1. Monuments. Permanent monuments shall be set at each corner at the perimeter of the subdivision and at the corner of each block within the subdivision and at the corner of each lot. All monuments shall be metallic, at least 30 inches long, and installed with an inert cap indicating the Iowa registration number of the land surveyor.
2. Storm Drainage. Storm drainage shall be provided with sufficient capacity to handle all surface water traversing the subdivision. The design of waterways, pipes, culverts and catch basins shall conform with standard practice, specific plans and standard specifications of the City. All storm drainage piping shall be cleaned, inspected, and tested per standard specifications of the City prior to acceptance.
3. Sanitary Sewers. Sanitary sewers shall be installed for service to each lot according to standard specifications of the City and shall meet the Iowa Department of Natural Resources regulations. The City may require over-sizing of the system to allow greater capacity for future use, and in said event, there shall be an arrangement or an agreement whereby the subdivider will be reimbursed in a satisfactory manner.
A. Where public sanitary sewers are reasonably available, the subdivider shall connect to these systems. Where it is unlikely that public sanitary sewer services will be provided in an economically practical and timely fashion, the creation of the subdivision via the platting procedure is dependent upon satisfactory evidence that:
(1) The lots created would be an appropriate division of land and shall not hinder the future upgrade of public services to a level as envisioned in the Comprehensive Plan.
(2) Any on-site wastewater treatment system must be approved by Dallas County or the Iowa Department of Natural Resources.
(3) The proposed subdivision is an infill project within an existing neighborhood.
(4) The subdivision shall create a small number of lots, generally no more than two to three.
B. The subdivider shall include dry sewers where public sewer system is not available unless this requirement is waived by the City Council. All sewer piping shall be cleaned, inspected, and tested per standard specifications of the City prior to acceptance.
C. Where sewage pumping stations are required, the location will be determined by the City’s Engineer. The subdivider will install the lift station together with all required appurtenances and force main. The subdivider will be reimbursed in the proportion of which the area outside the subdivision, but served by the pumping station, bears to the total area served by the pumping station. If the subdivider connects to a sewer leading to a sewage pumping station, subdivider will be required to pay to the City of Adel his pro rata share of the cost of the pumping station and force main according to the ratio of area the subdivision has to the total area served by the sewage pumping station.
4. Water Supply. Water supply shall be completed to each lot in accordance with the design standards and standard specifications of the City. Fire hydrants shall be installed in a pattern approved by the City. All public water supply plans and specifications shall meet the Iowa Department of Natural Resources and City regulations. The City may require over-sizing of the system to allow greater capacity for future use, and in said event, there shall be an arrangement or an agreement whereby the developer will be reimbursed in a satisfactory manner.
5. Grading. Grading shall be completed to official grade on all streets for the full width of the right-of-way, and fills shall be compacted sufficiently to assure adequate support for permanent paving, as set forth by City specifications.
6. Paving. Paving of a permanent type shall be completed on all streets in accordance with the standard specifications of the City and in conformity with any official street plans which may be adopted by the Planning Commission or by the Council.
A. Minimum pavement thickness shall be six inches reinforced or seven inches of non-reinforced Portland cement concrete.
B. Six inches of granular material to be placed under all new roads may be required unless a geotechnical analysis has been provided.
C. An appropriate amount of ballast shall also be used when deemed necessary by the Public Works Director.
D. A minimum of six-inch subdrains on both sides of the street to drain water from the street and provide an outlet for sump pumps shall be installed and connected to proper storm sewer drains. In some cases, a separate “mini” storm sewer system may be required.
E. Six-inch concrete driveways.
F. Curb and gutter – six inches by 30 inches (standard vertical) or roll back six-inch radius.
Typical cross sections of streets will be provided by the Public Works Director. Standard installations for sanitary sewer, storm drainage and water supply shall be installed before paving, even though such facilities cannot be connected with the City system at the time of approval of the plat.
7. Minimum Paving Widths. For all streets and other thoroughfares, the minimum paving widths shall not be less than the minimum dimensions for each classification of public way as follows and consistent with the Major Streets Plan:
A. Arterial Streets* – 31-foot paving back to back of curb.
B. Collector Streets – 31-foot paving back to back of curb.
C. Local or Residential Street – 29-foot paving back to back of curb.
D. Cul-de-Sac Turn-Around – 90-foot paving back to back of curb.
*Greater widths may be required. Each situation will be reviewed on a case by case basis.
8. Utilities. All utility services shall be made available to each lot in such a manner as will eliminate the necessity for disturbing the street paving, curbs, gutter, and drainage structures when connections are made. All utilities shall be placed underground and in accordance with standard specifications of the City.
9. Inspections and Testing. An appropriate number of inspections and tests determined by the City Engineer shall be provided for by the subdivider so as to meet the requirements of the engineer. All test results shall be submitted to the City and a letter certifying that all improvements have been completed according to the City with be provided by the City Engineer. All inspection and testing costs will be borne by the subdivider.
10. Final Plans. Upon completion of construction of any such utilities or improvements, one set of reproducible tracings of complete as-built final plans, dated, signed and certified by the engineer in charge, shall be filed with the Clerk showing all features as actually installed, including materials, size, location depth or elevation, numbers, ends of lines, connections, wyes, valves, storm sewer drains, inlets and all other pertinent information. There shall be no connections made to such utilities serving the subdivision until the foregoing has been complied with.
11. Sidewalks. The subdivider shall provide for the installation of sidewalks along all newly created lots, including sidewalks on adjacent existing streets. Sidewalks shall be built according to the standards and specifications of the City. The subdivider shall indicate in the application for approval of a preliminary or final plat those sidewalks that will be constructed at the time of installation of public improvements, and those that the subdivider would like the Council to defer until a later date. If the Council agrees to defer construction of the sidewalks, sidewalks shall be constructed at the time a principal structure is built upon the adjacent lot or lots or within five years of plat approval, whichever is earlier. Notwithstanding the above, the Council may require the sidewalk’s construction at the time adjacent roadway construction takes place or at any other time as noted in the final plat approval. At the time sidewalk construction is required as provided above, such construction shall be completed at the sole cost and expense of the person or entity that owns the property or lot at the time of construction.
A. Sidewalks shall be five feet wide and located within the right-of-way with the outer edge one foot from the right-of-way line.
B. Sidewalks will be installed by developer on streets adjoining the subdivision and having double frontage lots prior to final plat approval. The sidewalks will be installed on street side that adjoins the subdivision unless waived by the City Council.
12. Driveway Approaches. Driveways shall be hard surface (asphalt or concrete) from the traveled portion of the street to the property line and shall be installed when the lot is developed.
13. Maintenance. Developers shall provide for the perpetual maintenance of any and all subdivision improvements that are not dedicated to the City or other governmental entity, by establishing an owner's association or other person, whether an individual or individuals, in a manner and form that is acceptable to the City. Such improvements may include but are not limited to storm water detention and infiltration basins; buffer yards, landscaping, fencing or walls, and other screening; subdivision signs, directional signs, traffic signs and pavement markings; and on-site lighting.