Skip to code content (skip section selection)
(A) A perfectly prepared and recorded subdivision or plat means little to a prospective lot purchaser until he or she can see actual physical transformation of raw acreage into lots suitable for building purposes and human habitation.
(B) Improvements by the subdivider spare the community a potential tax liability.
(C) The following tangible improvements are required before final plat approval in order to assure the physical reality of a subdivision which approval and recording will establish legally.
(1) Required improvements.
(a) Concrete monuments at least 36 inches in length and four inches in diameter or four inches square shall be set at all corners on the plat. The top of the monument shall be flat and shall have an indented cross to properly identify the location. These monuments shall be described on the final plat in relation to the located section corners of the coordinate system of the commonwealth.
(b) Iron pin or iron pipe monuments not less than one-half-inch in diameter and not less than 18 inches in length shall be set at all lot corners not marked by concrete monuments, at all street corners, at all points where street lines intersect the exterior boundaries of the subdivision, and at all intersections of curves and tangents along street lines.
(a) Grading specifications. All streets, roads and alleys shall be graded to their full widths by the subdivider so that pavements and sidewalks can be constructed on the same level plane. Deviation from this standard due to special topographical conditions will be allowed only with the special approval of the Planning Commission. Preparation of the subgrade. Before grading is started, the entire right-of-way area shall be first cleared of all tree stumps, roots, brush and other objectionable materials and of all trees not intended for preservation. The subgrade shall be properly shaped, rolled and uniformly compacted to conform with the accepted cross section and grades.
(b) Pavement specifications for streets. The subdivision shall give the zoning office at least three days' notice prior to installing any road construction materials.
1. Subdivision developer shall provide copies of invoices showing volume of road construction materials used prior to release of any road construction bond.
2. The subdivider shall provide for the complete construction of streets, curbs and gutters constructed to standards approved by the Planning Commission when ordered. Where streets are proposed to be dedicated to the county or city, that government is not required to accept the street until it has been inspected by the City Engineer and has been determined that the construction was in accordance with the requirements set forth herein.
3. The following minimum standards are hereby presented.
a. Pavement base shall consist of not less than two courses of dense grade aggregate or equivalent laid and rolled separately to at least 84% solid volume, each having a compacted thickness of two to four inches for the full width of pavement. Subgrade shall have been graded and rolled to 95% of maximum density prior to placement of the first course of aggregate.
b. A binder course or base course with a minimum thickness of two inches shall be laid prior to bituminous being laid. A surface or wearing course of bituminous concrete, Class I, Type "A" or equivalent, shall be applied, the thickness at the thinnest point being one and one-half inches or more.
c. Concrete pavement shall be minimum of six inches of reinforced concrete (six by six-sixths mesh) with minimum flexural strength of 650 psi, or compressive strength.
d. Gravel roads may be permitted by the Commission where very large lots (three acres or more) are proposed. In those cases the same specifications as in the installation of pavement base shall apply as a minimum. The subdivider shall be required to cut drainage ditches in subdivision to a depth below the subgrade of the road.
e. Collector, arterial or industrial or other type roads expected to convey heavy loads may require special design based on the loads to be carried. In those cases, the design criteria established by the State Department of Transportation will be used.
f. Each pavement contractor must provide certifications to the city from an independent testing agency or state inspector that the plant mix meets the state specifications. Only those who have submitted the certification are allowed to lay material for streets in subdivisions under the jurisdiction of the City Planning Commission.
4. Subdivision regulations certifications of paving materials: the following is a list of the requirements for certification, however this list is not all inclusive. Each contractor must provide certification that his or her plant has been inspected and meets the State Department of Highways Specifications. The certifications shall be submitted to the Planning and Zoning Director in the spring of each year prior to the paving season:
a. Bituminous concrete mix designs as approved by the state;
b. Statement that plants which provide material have been approved by the State Department of Highways for projects in the year which he or she is proposing to do work;
c. Certifications of inspections from a scale company which is the likely source of hot mix material to be used in the city;
d. Copy of contractor's quality control plan/checklist as submitted to the State Department of Highways for material produced at the plant;
e. Sample daily report of inspection of the product with attached work sheet; and
f. Sample wet sieve analysis of DGA materials for roadway base.
1. The Planning Commission reserves the right to require installation of sidewalks, i.e., paved and drained walkways, where the safety of pedestrians and children at play demand them.
2. For the safety of pedestrians in residential and commercial subdivisions, the subdivider shall build Portland cement concrete sidewalks on both sides of the street to meet the following specifications.
a. Single-family or duplex housing developments: four feet wide and four inches thick.
b. Multi-family or group housing developments: five feet wide and four inches thick.
c. Commercial developments: 12 feet wide and four inches thick.
3. The Planning Commission may waive the requirements for sidewalks in predominantly single-family residential developments.
(3) Utilities and drainage facilities.
(a) General requirements for installation of utilities.
1. Utilities shall be provided in rear lot easements wherever possible.
2. When it is necessary to install utilities in street rights-of-way, the following requirements shall apply: after grading is completed and approved and before any pavement base is applied, all in street underground work: water mains, gas mains and the like, and all service connections shall be completely installed and approved throughout the length of the street and across the flat section. Where the utility mains are outside the pavement area, the subdivider may be allowed to omit the installation of service connections provided that at a time as these service connections are needed, they may be jacked across the street without breaking or weakening the existing pavement. Where rock is known to exist beneath the pavement area and at depth as to interfere with the jacking of service connections, the Planning Commission shall require the complete installation of service connections before any base is applied. In cases where underground utilities must be provided within the right-of-way of streets, they should not be installed under the paved portions of the streets.
(b) Water supply system. Where, in the opinion of the Planning Commission, the public water supply is reasonably accessible or available to the proposed subdivision, the subdivider shall construct a complete water distribution system which shall adequately serve all lots and which shall include appropriately spaced fire hydrants, and this system shall be properly connected with the public water supply. An alternate water distribution system will be required in cases where a public water supply is not within a reasonable distance. Any new water distribution system or extension of an existing one shall be submitted and approved by the State Division of Water before installation begins.
(c) Sanitary sewers.
1. When the subdivision is located within the service area of a public sewerage system, sanitary sewers shall be installed in such a manner as to serve adequately all lots with connection to the public system. Any new sewer system or extension of existing system shall be submitted and approved by the State Division of Water and Sewer.
2. Where lots cannot be economically connected with a sewerage system, they must contain adequate area for the installation of approved septic tank and disposal field and must be approved in writing by the County Health Officer.
(4) Street name signs. Appropriate street signs should appear at all intersections. Upon request, the Planning Commission will aid the subdivider with specifications for the construction, placing and setting of the signs.
(5) Street trees.
(a) Although not required by these subdivision regulations, the planting of street trees is considered a duty of the subdivider as well as good land use practice. Street trees protect against excessive heat and glare, and they also enhance the attractiveness and value of abutting property.
(b) It is recommended that street trees be planted inside the property lines where they will be less subject to injury where chances of motor accidents will be decreased, and where they will enjoy more favorable conditions for growth. If trees are to be planted within a planting strip in the street right-of-way, their proposed locations and the species to be used must be submitted for the Planning commission's approval since the public inherits the care and maintenance of the trees.
(6) Guarantee in lieu of completed improvements. No final subdivision plat shall be approved by the Planning Commission or accepted for recordation by the County Clerk until one of the following conditions has been met.
(a) All required improvements have been constructed in a satisfactory manner and approved by the Planning Commission.
(b) The Planning Commission has accepted a security or performance bond in an amount equal to the estimated cost of installation of the required improvements, whereby improvements may be made and utilities installed without cost to the city in the event of default of the subdivider.
1. The conditions of the security or performance bond shall provide for the installation of the improvements covered by the bond within a period not to exceed 18 months; provided, however, that the period may be extended by the Planning Commission with the consent of the parties thereto if the Planning Commission finds that the public interest will not be adversely affected by the extension.
2. Performance bonds which are submitted in lieu of the installation of required improvements shall be in cash or with a surety approved by the Planning Commission.
(c) Any owner or agent of any land may sell, transfer or agree to sell any lot or lots shown on a plat having been given preliminary approval by the Planning Commission, provided, the owner or agent post an acceptable performance or security bond guaranteeing to the public the actual construction and installation of the necessary improvements within the specified time period. Sale of subdivision by auction does not exempt the subdivider from posting acceptable security in lieu of completed improvements; however, only if a parcel is sold as a whole, the security or performance bond will be immediately released by the Planning Commission.
(d) A certified check in the full amount of the established cost of installing all required improvements has been posted with the Planning Commission.
(e) An escrow account in the full amount of the estimated cost of installing required improvements has been established.
(2000 Code, App. A, Art. V)