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§ 152.071 INTERSECTIONS.
   The following requirements are applicable to all subdivisions within the city.
   (A)   At a street intersection, the street curb intersection shall be rounded by a radius of at least 15 feet.
   (B)   Where, in the opinion of the Engineer, the center line profiles of streets presented as part of the preliminary plat do not clearly indicate that adequate intersection design will be accomplished, the Planning and Zoning Commission may request an intersection detail at a scale not to exceed one inch equals 20 feet, which detail will clearly represent the construction details for the intersection.
   (C)   Intersections shall be designed so as to avoid abrupt changes in longitudinal or transverse slope.
(Ord. 232, passed 11-1-2000)
§ 152.072 LOTS.
   The following requirements are applicable to all subdivisions within the city.
   (A)   The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated. Lot dimensions shall conform to the requirements of the Zoning Code.
   (B)   Excessive depth in relation to widths shall be avoided. A proportion of not more than three to one normally shall be considered appropriate.
   (C)   Every lot shall abut on a street. Lots for residential purposes shall meet the size requirements of the Zoning Code, and also the requirements relative to building setback and side yard requirements.
   (D)   Residential lots fronting on arterial and collector streets should have extra depths to permit deep setbacks for the buildings.
   (E)   Double frontage lots and reversed frontage lots shall not be platted except as herein before permitted under § 152.067.
   (F)   Side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot fronts.
   (G)   Narrow, triangular lots, unusual shapes, and lots not permitting at least a 26-foot width house with side yards and driveway, rear yards and front yards are prohibited. No plat will be accepted that contains lots undesirable for building, property subject to recurrent flooding, property at grades greater than 8% or other factors that may cause the properties to be marginal in building operations and cause the property to be returned for property taxes.
(Ord. 232, passed 11-1-2000)
§ 152.073 UTILITIES AND DRAINAGE.
   The following requirements are applicable to all subdivisions within the city.
   (A)   Water lines. Where an approved public water supply is within reasonable access to the subdivision as determined by the number of lots, distance from and capacity of existing mains, water lines shall be placed within the right-of-way of each street. Water lines shall have a minimum diameter of six inches. Fire hydrants shall be installed at intervals of not less than 400 feet. The minimum size water main shall be six inches in diameter and all water mains shall be looped so that water is available from two directions to any point. Water mains, fire hydrants, gate valves and appurtenances shall be installed in accordance with acceptable engineering practice. Each lot shall be provided with a connection to the watermain. In general, in new residential areas, water main services with a shutoff shall be installed to appropriate public recreational areas with the water main construction.
   (B)   Sanitary sewers. Sanitary sewers shall be constructed in accordance with a connection to a sanitary sewer. The city may accept an area for platting where the service cannot be provided when the lots are of sufficient size and soil is suitable for private systems in accordance with city and state Health Department recommendations. No private disposal systems shall be interconnected or run to a common private or public drain. The minimum size public sanitary sewer shall be eight inches in diameter. In general in new residential areas sanitary sewer services shall be installed to appropriate public recreational areas with the sewer construction. Sewage lift stations will be constructed if necessary to serve an area, provided a lift station will be constructed on an assessment basis. The lift station cost beyond the area immediately assessable will be held for future assessment to the future area to be served.
   (C)   Storm drainage. All necessary facilities including underground pipe, manholes, inlets, catch basins and other appurtenances necessary to provide adequate drainage for the property or to maintain any natural drainage course shall be the responsibility of the developer. Open drainage ditches will not be allowed unless specifically directed by the City Engineer. Platting of property is prohibited unless it is possible to drain the property by gravity drainage to the natural drainage course for the area. At a minimum no property plat will be accepted unless street grades are at least five feet above lake elevation so as to drain into the streets. The meeting of this requirement does not obligate the Council to accept the plat if there are substantial obstructions to the drainage of the property contained therein and the Council may require that the subdivider install pumping facilities for storm drainage prior to plat acceptance if the facilities are necessary. Storm drainage and retention ponds shall be required and designed in accordance with state statutes.
   (D)   Extensions not in platted area. In some cases, the proposed area to be platted will not be served at its borders by water mains or sanitary sewer. The Council may require a petition for the creation of an assessment district to extend the facilities to the platted area; or may require the subdivider to pay the cost of the extension; or may accept the plat with a separate water or sewer system; or may pay the cost thereof and hold the amount for future assessment; or may refuse acceptance of the plat.
   (E)   Building permit. No building permit shall be issued in the platted area until sewer and water mains are designed, approved and the contract for installation awarded with a satisfactory completion date. No building shall be occupied in the platted area until provided with sanitary sewer and water service and until the street is graveled and the graveling accepted as adequate by the City Engineer to serve the building. The occupancy of a building in violation of this division shall not relieve the subdivider of any responsibility for street improvement. The transfer of property in the plat from the original subdivider to other parties shall not relieve the subdivider of his or her responsibility for initial street work as defined herein.
   (F)   Design of improvements. The City Engineer will design only the improvements to be installed by the city. A subdivider desiring to contract and install their own improvements shall have plans and specifications prepared by a state-registered engineer, which have been approved by the City Engineer and state agencies before constructing begins. All street, sanitary sewer, storm sewer and watermain improvements installed by the subdivider shall be inspected by the City Engineer and the Engineer shall furnish a written statement to the subdivider of city acceptance of the utility improvements or street as part of the city system. Any corrections to the improvements found necessary by the City Engineer shall be done by and at the expense of the subdivider before the acceptance is made.
(Ord. 232, passed 11-1-2000)
§ 152.074 OTHER REQUIREMENTS.
   The following requirements are applicable to all subdivisions within the jurisdiction of the city.
   (A)   Sidewalks. Sidewalks at least five feet wide, constructed of concrete pavement with a minimum thickness of four inches shall be constructed on both sides of every street where the average width of lots is less than 60 feet. Sidewalks shall be constructed on one or both sides of collector and arterial streets irrespective of the width of lots where, in the opinion of the Planning and Zoning Commission, these are necessary to protect the safety of pedestrians.
   (B)   Driveways. The subdivider shall install driveways, driveway approaches and curb returns for each connection to the street.
   (C)   Screen planting. The installation of trees and shrubs to form a tight screen effective at all times shall be required along the rear line of any lot in the subdivision which backs onto an arterial or collector street.
   (D)   Street names. All streets are to be named. A proposed street which is in alignment with and which joins an existing and named street shall be given the name of the existing street. The name of a proposed street shall not duplicate the name of an existing street to which it does not connect or with which it is not in alignment.
   (E)   Street name signs. Reflectorized street name signs shall be provided at all street intersections or where a change of direction of a street requires a change of street name. The signs shall be of the size and type approved for use by the city. Normally, one sign will be required at each residential intersection; however, more may be required dependent upon the character and/or width of the streets.
   (F)   Tree removal and conservation of vegetation.
      (1)   Existing and healthy trees and native vegetation shall be preserved to the maximum extent feasible and shall be protected by adequate means during construction.
      (2)   Unless already on site, at least one suitable tree shall be planted in the front yard setback on every lot. The type or species of trees planted shall be approved by the city.
      (3)   Consistent with approved grading plans; existing trees shall be preserved within any right-of-way when they are suitably located and in good health.
      (4)   No dead trees or uprooted stumps shall remain after development.
      (5)   All disturbed areas shall be seeded or sodded to prevent erosion.
      (6)   Detailed landscaping requirements shall be set forth in a development contract.
(Ord. 232, passed 11-1-2000)
§ 152.075 SUBDIVISION AGREEMENTS.
   An agreement shall be executed by the subdivider and the city before any plat is executed by the city. The agreement shall be recorded by the subdivider in the office of the County Recorder within 30 days of final approval.
(Ord. 232, passed 11-1-2000)
§ 152.076 EASEMENTS.
   (A)   (1)   An easement for utilities, at least six feet wide, shall be provided along each side of a side line of lots and/or the rear line of lots where necessary to form a continuous right-of-way, at least ten feet in width.
      (2)   The easements to be dedicated and provide for utility service from street to street. The intent of the easements is to furnish utility service from the rear of the lots to the buildings.
      (3)   If necessary for the extension of main water or sewer lines, electrical transformer pads or similar utilities, easements of greater width may be required along lot lines or across lots. Utility easements of at least 10% in width shall be provided along the front lines adjacent to street right-of-way.
   (B)   Utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the Council, by ordinance, upon the recommendation of the Planning and Zoning Commission.
   (C)   Additional easements for pole guys should be provided at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along side lot lines.
   (D)   (1)   Where a subdivision is traversed by a water course, drainage way, channel or stream, a storm water easement, drainage right-of-way or park dedication, whichever the Planning and Zoning Commission may deem the most adequate, conforming substantially with the lines of the water course shall be provided, together with the further width or construction or both, as will be adequate for the storm water drainage of the area.
      (2)   The width of the easements shall be determined by the Planning and Zoning Commission.
(Ord. 232, passed 11-1-2000)
§ 152.077 PUBLIC UTILITIES.
   (A)   All new electric distribution lines (excluding main line feeders and high voltage transmission lines), telephone service lines, cable television and services constructed within the confines of and providing service to customers in a newly platted residential area shall be buried underground; unless the Council specifically shall find, after study and recommendation by the Planning and Zoning Commission, that:
      (1)   The placing of utilities underground would not be compatible with the development planned;
      (2)   The additional cost of burying the utilities would create an undue financial hardship; or
      (3)   Topographical, soil or any other conditions make the underground installation unreasonable or impractical.
   (B)   All utility lines for telephone and electrical service shall be placed in rear line easements when carried on overhead poles. The Planning and Zoning Commission may recommend, and the Council require, that the type of overhead pole used, be of a quality and durability aesthetically in conformance with the nature of the residential development.
   (C)   Where telephone, electric and/or gas service lines are to be placed underground entirely, conduits or cables shall be placed within easements or dedicated public ways in such a manner so as not to conflict with other underground services.
   (D)   All drainage and other underground utility installations which traverse privately owned property shall be protected by easements.
   (E)   The subdivider is responsible for complying with the requirements of this section and shall submit to the Planning and Zoning Commission a written record from the utilities showing that the necessary arrangements with the utility involved for the installation of the facilities have been made.
(Ord. 232, passed 11-1-2000)
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