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A. Subdivision Design:
1. Design of the subdivision shall be in conformance with this title, the comprehensive plan, and all applicable city standards.
2. To the maximum extent practicable, the subdivision shall be designed to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of the natural features.
3. The subdivision shall be laid out to avoid adversely affecting groundwater and aquifer recharge; to reduce cut and fill; to avoid unnecessary impermeable cover; to prevent flooding; to provide adequate access to lots and sites; and to mitigate adverse effects of shadow, noise, odor, traffic, drainage, and utilities on neighboring properties.
4. The subdivision shall be laid out to create lots which provide sufficient area for development outside utility easements. No buildings, fill, or grading shall occur within the utility easements without approval of the city engineer.
5. No more than forty (40) platted lots shall be allowed in any phase, combination of phases, or contiguous subdivisions having only one exit.
6. All streets, sidewalks, and bike/hike trails shall connect to other streets, sidewalks and bike/hike trails within the subdivision, and to the property lines, to provide for their extension to adjacent properties. Each subdivision shall connect to the existing and planned street network of the city to ensure connectivity between properties, distribution of traffic, and access for public and emergency services.
B. Extension of Public Improvements:
1. Definitions: For purposes of this Chapter, the following terms have the following meanings:
Development: Any change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation, or drilling operations for which necessary permits may be required.
Fiberoptic network conduit: A pipe, vault, or duct used to enclose fiberoptic cable facilities buried alongside a roadway or surface mounted on a bridge, overpass, or other facility where placement below ground is impossible or impractical. "Fiberoptic network conduit" does not include electronics or cable.
Public Improvement: Streets, sanitary sewers, water mains, streetlights, sidewalks, bike/hike trails, and fiberoptic network conduit.
2. Requirement of Developer: For all subdivision or site plan developments, the developer shall extend all public improvements within and through the subdivision or site development, and to the property lines, to provide for their extension to adjacent properties.
Public improvements shall be designed and installed in accordance with the current city standards and specifications and within the time frame specified in the resolution approving the final plat or improvement plan. The developer shall pay the total cost of engineering and construction of extensions of such public improvements.
Plans for such extensions must be approved by the city engineer. The city engineer may grant a waiver of the extension requirements on such terms and conditions as the city engineer determines appropriate.
3. Water Mains:
a. Water mains must be sized to meet requirements for domestic plus fire flow water demands and in accordance with city. The city may require the design and construction of water mains with the ability to service lands other than the immediately adjoining land and may require installation of water mains sized larger than the minimum required to provide domestic and fire flow needs for the development. In this circumstance, the city will consider reimbursing the developer for the incremental difference in material cost above that of the cost for water main materials needed to provide domestic and fire flow needs subject to the availability of funds as determined by the city. The city will not reimburse the developer for water mains above 8-inch if larger diameter water main is needed to provide domestic plus fire flow water demands in the development.
b. Only mains sized larger than an 8-inch main may be considered eligible for reimbursement purposes. The reimbursement will be based on the difference in pipe and fitting costs only, and no allowance will be made for the difference in installation costs. The developer must provide the city engineer with a current pipe supplier price list for the water main pipe and appurtenances needed to serve the development and the price for the increased pipe size and appurtenances. The city engineer will calculate the reimbursement amount and will document the reimbursement amount in an agreement between the city and the developer.
c. In areas where water main may be extended by a developer past properties owned by others outside of the final plat so as to serve the area of the final plat, such extension shall be at no expense to the city. The city shall not be obligated to collect any portion of this cost for reimbursement to the developer.
4. Sanitary Sewers:
a. All sanitary sewers mains must be a minimum of 8-inch diameter pipe.
b. The sanitary sewer extension must be sized by the developer and approved by the city engineer to serve the development and the development of upstream sewershed property that may be served by the sewer extension.
c. When the upstream sewershed property would require the developer to increase the pipe diameter, the city will consider reimbursing the developer for the incremental cost difference in sanitary sewer pipe above the cost for sanitary sewer pipe needed to provide service for the development, as determined by the city engineer and subject to the availability of funds as determined the city. The reimbursement will be based on the difference in sanitary sewer pipe costs only and no allowance will be made for the difference in installation costs.
d. The city will not reimburse developers for any increase in sanitary sewer pipe diameter beyond 8-inch diameter if the increase in size is a direct result of the development needs.
5. The developer must provide the city engineer with a current pipe supplier price list for the sanitary sewer pipe needed to serve the development and the price for the increased sanitary sewer pipe size. The city engineer will calculate the reimbursement amount and will document the reimbursement amount in an agreement between the city and the developer.
6. When a developer is installing a sanitary sewer lift station to serve the development, the developer is responsible for proper capacity sizing of the lift station and force main to serve the development to accept flow from upstream sewershed properties.
7. When the upstream sewershed properties would require the developer to increase the sanitary sewer lift station capacity, the city will consider reimbursing the developer for the incremental cost difference in sanitary sewer lift station capacity above the cost for the sanitary sewer lift station needed to provide capacity for the development, as determined by the city engineer and subject to the availability of funds as determined by the city. The reimbursement will be based on the difference in sanitary sewer lift station costs only and no allowance will be made for the difference in installation costs.
8. The developer must provide the city engineer with a current supplier price list for the sanitary sewer lift station and force main needed to serve the development and a separate price list for the components needed for the increased lift station capacity. The city engineer will calculate the reimbursement amount and will document the reimbursement amount in an agreement between the city and the developer.
C. Corners To Be Marked: Every corner of each lot shall be marked by a land surveyor licensed in the state of Iowa.
D. Open Space: In subdividing property, consideration shall be given to the dedication of suitable sites for parks, playgrounds, schools and other open space areas, so as to conform, as nearly as possible, to the comprehensive plan and the needs of the city and the adjacent area. Such provision may be indicated on the preliminary and final plats for consideration by the commission and city council when, whether, and in what manner such sites will be dedicated to the public. (Ord. 52-09, 10-19-2009; amd. Ord. 2-23, 1-17-2023)
A. The suggested amount of recreational open space in a proposed development generally should be five hundred (500) square feet per proposed detached single-family home and three hundred (300) square feet per proposed multi-family unit. The multi-family dwelling unit rate applies to any residential dwelling unit other than detached single-family dwellings. When a plat is requested for mixed land uses, this subsection shall apply only to those areas of the plat devoted to residential uses.
B. The recreational open space may include waterways, detention/retention areas, and ponds provided that those areas do not constitute more than fifty percent (50%) of the amount of recreational open space required in subsection A of this section.
C. Where the proposed subdivision abuts undeveloped lands, the recreational open space land may be located adjacent to the subdivision boundaries with the undeveloped land, at the discretion of the city council, to allow the recreational open space to be increased in size when the adjacent property develops. (Ord. 52-09, 10-19-2009)
A. The subdivider or developer shall grade and seed the recreational open space.
B. Where the recreational open space is located adjacent to a street, the subdivider or developer shall be responsible for the installation of utilities and other improvements required along that street segment. The developer shall also provide utility service laterals for water and sewer.
C. The subdivider or developer shall be responsible for installing satisfactory ground cover and controlling erosion on recreational open space that has been disrupted as a result of development activities. (Ord. 52-09, 10-19-2009)
A. After the effective date hereof, the sustainable subdivision development tools apply to all new major subdivisions.
B. After a preapplication conference, the subdivider shall submit a preliminary plat and other written or graphic materials necessary to demonstrate what sustainable subdivision tools will be incorporated into the proposed subdivision.
C. New subdivisions shall achieve a minimum score of forty (40) points by utilizing the following list of sustainable subdivision development tools:
Conservation subdivision. Development is clustered to optimize open space, preserve natural features, protect environmentally sensitive areas, and minimize infrastructure demands. | 40 |
Cottage design subdivision. Development reflects traditional neighborhood design, with smaller lots, reduced setbacks, narrower rights of way, smaller building footprints, alleys and/or clustering. | 30 |
Solar subdivision. Development includes 70 percent "solar lots" that have a minimum north-south dimension of 75 feet and a front line orientation that is within 30 degrees of the true east-west axis. | 30 |
Complete street design throughout the subdivision. | 15 |
Permeable street pavement throughout the subdivision. | 15 |
The development incorporates walking/bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. | 15 |
Green building code compliance for 100 percent of dwelling units throughout the subdivision. | 10 |
Rain gardens required by covenant for at least 80 percent of lots throughout the subdivision. | 10 |
Green building code compliance for 50 percent of dwelling units throughout the subdivision. | 5 |
Native and regionally appropriate trees and vegetation are preserved or planted which limits turf grass, limits water demand, improves infiltration or filtration, and enhances the natural environment. Such vegetation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30 percent of the landscaped area. | 5 |
No curb and gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for property on site stormwater management. Retention basins can be used as an open water amenity feature for on site stormwater management. | 5 |
Parkway/street trees are planted at approximately 35 foot intervals to reduce wind speeds, help stabilize the soil, and improve air quality. | 5 |
Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. | 5 |
The development implements innovative infiltration or filtration techniques such as rain gardens, bioswales, French drains, etc. | 5 |
Use of any pavement that reduces the heat island effect throughout the subdivision, such as light colored concrete. | 5 |
Other best management practices, as per city planner or city engineer. | 5 |
(Ord. 52-09, 10-19-2009)
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