(a) Grading and Paving. Streets shall be graded to full width and fully constructed with sidewalks, curb gutters and a type of roadway approved by the Director of Public Service, and in accordance with the City's specifications. In order to avoid steep banks, grading for roads shall be carried onto lots fronting thereon to produce a pleasing natural effect. In residential subdivisions where the majority of the lots are not less than eighty feet in width:
(1) The Planning Commission may waive the requirement for curb and gutters, provided the storm sewers and surface drainage facilities are arranged to eliminate any need for separate culverts at entrance driveways and the streets are to be sixty feet in right-of-way width.
(2) The Commission may waive the requirements for sidewalks on one or both sides of minor streets, where, in the opinion these are not necessary to safeguard the safety of pedestrians or otherwise useful to the intended occupants of the plat.
(b) Water Supply.
(1) Adequate water supply and distribution system, water mains and fire hydrants connecting the City's water system shall be installed or provided for by the subdivider, subject to the approval of the Director of Public Service.
(2) In case a public water source is not immediately accessible and development of the subdivision would, in the opinion of the health and sanitary agencies involved, jeopardize the health and safety of the public, the Commission shall then withhold its approval of such subdivision if it is satisfied that a public water source will become accessible within a reasonable period of years.
(3) Water systems shall be submitted for approval to the Director of Public Service, County Health Commissioner or State Director of Health as may be required.
(Ord. 1955-5. Passed 3-1-55.)
(4) Water line size in all industrial and commercial areas shall be twelve inches diameter minimum. Water line size in other areas shall be eight inches diameter minimum.
(Ord. 1979-125. Passed 6-26-79.)
(5) All water lines shall have five foot minimum cover over the pipe.
(Ord. 1979-126. Passed 6-26-79.)
(6) Fire lines, where extended to serve industries shall be eight inches minimum diameter. Hydrants shall be located such that no part of the building is more than 300 feet from the hydrant as the hose lies.
(Ord. 1979-127. Passed 6-26-79.)
(7) No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1979-147. Passed 7-10-79.)
(c) Sanitary Sewers and Facilities.
(1) Where a public sanitary sewer is reasonably accessible, the subdivider shall connect or provide for the connection with the sanitary sewer and shall provide within the subdivision the sanitary sewer system required to make the sewer accessible to each lot. Sewer systems shall be submitted for approval of the Director of Public Service, County Health Commissioner or State Director of Health as may be involved.
(2) In case the area in question faces the prospect of remaining indefinitely without a public sanitary sewer system, the Commission may request a report from the public health sanitary agencies involved concerning the effect of the lack of a public sanitary sewer system on the intended use and the community, and the suitability of the soil characteristics, topography or other conditions for the installation of septic systems or other sanitary devices as may be proposed. The Commission, in approving the plat, shall impose the requirements or conditions with respect to the area and frontage of lots for installation of septic tanks or other sanitary facilities as it may deem necessary for the protection of adjacent properties and the public interest. Lot areas of at least 20,000 square feet, with at least 100 feet of frontage will generally be required for residential use.
(Ord. 1955-5. Passed 3-1-55.)
(3) No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1979-148. Passed 7-10-79.)
(d) Storm Drainage. Storm drainage facilities shall be installed or provided for by the subdivider, subject to the approval of the Director of Public Service and the City's specifications. Such facilities shall include all culverts, gutters, catch basins, manholes, sluices, drainage pipe, grading of slopes and ditches necessary to eliminate the collection of surface water along streets and at street intersections; and all piping, grading or ditching necessary to take care of all low areas or the drainage of any natural watercourse made necessary in the development of the building sites or streets. Storm drainage including drain tile around basements shall not be permitted to empty into any sanitary sewer. In providing surface water drainage, the developer of residential lots shall, whenever possible, maintain the land in its natural state and shall not remove live, growing trees from areas behind the rear building lines unless the removal is necessary to provide for the unimpeded construction of dwellings or necessary to provide for the quiet and peaceful enjoyment of the property. No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1968-41. Passed 3-12-68; Ord. 1979-149. Passed 7-10-79.)
(e) Monuments. Monuments shall be placed at all block corners, angle points, points of curves in streets, and at intermediate points as required by the Director of Public Service. The monuments shall be of the material, size and length as may be approved by the Director of Public Service or conforming to the City's standard specifications. Monuments of iron rods not less than three-fourths inches in diameter and two feet in length shall also be securely placed at all lot corners and at all changes in the alignment of street lines.
(Ord. 1955-5. Passed 3-1-55.)
(f) Driveways and Driveway Aprons. Before a certificate of occupancy may be issued by the Building Department for any dwelling within a new subdivision, a driveway for vehicular traffic must be installed in accordance with the following minimum specifications:
(1) Driveways.
A. All residential subdivisions constructed after September 9, 1958, only one driveway/apron shall be permissible in all residential subdivisions. Any additional curb cuts/driveways shall be allowed by permission granted by the Chief Building Official/Service Director only. The additional curb cut may be granted for health, safety and welfare of the City. The driveway shall conform to the following standards: slope away from the house, be of four inch thickness of concrete, 6 sack mix, over a base of one to three inch stone, four inches deep, compacted to ninety percent proctor density, or of six inch thickness concrete, 6 sack mix, over compacted earth.
B. Where there is no garage or where there is a single car garage, the driveway shall be at least ten feet wide. Where there is no garage, the driveway shall extend to the rear main building line.
C. For double garages with sixty feet setbacks, the driveway shall be at least eighteen feet wide. For double garages with greater than sixty feet setbacks, the driveway may be ten feet wide but must be widened to at least eighteen feet for a distance of at least twenty-five feet in front of the garage to provide access to both stalls.
D. For installation over existing stone driveways in established neighborhoods, the following minimum standards shall apply:
1. Three-inch final thickness, highway surface grade asphalt (closed pore) and seal driveway within two weeks.
2. Or four-inch concrete slab, 6 sack mix.
3. Where required by the Chief Building Official, all soft spots will be dug out and filled with one to three-inch size stone and compacted to provide a suitable base.
E. Where a mud driveway or non driveway exists, the specifications for new subdivisions constructed after September 9, 1958, shall apply.
(2) Driveway aprons.
A. Driveway aprons shall be the same width as the driveway at the property line and flare to at least three feet wider per side at the curb line or pavement edge where no curb exists.
B. Aprons in new subdivisions shall be six inches in thickness of concrete, 6 sack mix, over a base comprised of the same material for the driveway.
C. An eight inch minimum diameter culvert must be installed below every apron which has a roadside trench leading to the apron or where adjacent properties having existing culverts, whichever applies.
(Ord. 1996-212. Passed 9-24-96.)
(g) Tree Planting: Each developer or subdivider of land shall plant trees within the tree lawn, which is the area between the improved portion of the street, road or highway and the property line, exclusive of driveways and sidewalks.
The developer or subdivider of land shall plant at least one tree as above mentioned. Each tree shall be at least three inches in caliber or more.
The species, size and general location of such tree or trees shall be subject to the approval of the Park and Shade Tree Commission.
In the event the developer or subdivider is proceeding under the provisions of Section 1115.05, the City Engineer shall estimate the total cost of the planting of trees in the subdivision together with an estimate of the cost of replacement of trees within one year of planting. Such estimate shall not exceed two hundred dollars ($200.00) for each sublot within the subdivision and the developer or contractor shall include in the contract, as provided in Section 1115.05, his promise to plant and maintain the trees as herein required and include an additional performance bond in the amount as estimated by the Engineer.
(Ord. 2001-109. Passed 12-11-01.)
(h) Landscaping of Cul-de-sacs. Where a subdivision of land includes streets with cul-de-sacs and the cul-de-sac portion of the street is to remain unpaved, the developer shall cause the unpaved portion of the cul-de-sac to be planted and landscaped in accordance with the recommendations of the Park and Shade Tree Commission.
In the event the developer or subdivider is proceeding under the provisions of Section 1115.05, the City Engineer shall estimate the total cost of the landscaping and planting of cul-de-sac areas within the subdivision together with an estimate of the cost of replacing the landscaping within one year of the date of planting, and the developer or subdivider shall include in the contract, provided for in Section 1115.05, his promise to perform as specified herein and include an additional performance bond in the amount estimated by the City Engineer.
(Ord. 1968-83. Passed 6-11-68.)