CHAPTER 1109
Minimum Design Standards and Requirements
1109.01   Conformity with requirements.
1109.02   General subdivision design.
1109.03   Land not suited for development.
1109.04   Erosion and sedimentation control.
1109.05   Surface runoff and storm drainage.
1109.06   Streets.
1109.07   Lots.
1109.08   Sanitary sewers.
1109.09   Water lines.
1109.10   Underground utilities and street lighting.
1109.11   Street trees.
1109.12   Public sites and open space.
1109.13   Monuments.
 
1109.01 CONFORMITY WITH REQUIREMENTS.
   The design standards and requirements of this chapter shall apply to all subdivisions of land as defined in Chapter 1105.
   (a)   Conformity with City Standards. All public improvements undertaken in any subdivision shall conform to the standards of this Chapter and the City Standard Plans and Specifications.
   (b)   Conformity with Zoning and Plans. No final plat of land within the area in which an existing zoning code or resolution is in effect shall be approved unless it conforms with such code or resolution. The design of a proposed subdivision shall be in general conformity with adopted land use and/or comprehensive master plan(s) prepared by the City for the area.
      (Ord. 5-01. Passed 2-26-01.)
1109.02 GENERAL SUBDIVISION DESIGN.
   The development of the subdivision shall be based on an analysis of environmental characteristics of the site. To the maximum extent possible, development shall be located so as to preserve the natural features of the site, avoid areas of environmental sensitivity, and minimize negative impacts on and alteration of natural features. The following specific areas shall be preserved as undeveloped open space, to the extent consistent with reasonable utilization of the land, in accordance with other applicable state or local regulations:
   (a)   Wetlands, as defined in Section 404, Federal Water Pollution Control Act Amendments of 1972, subject to field verification by the U.S. Army Corps of Engineers, or other agency authorized to make such determinations;
   (b)   Significant trees or wooded areas, defined as the largest known individual trees of each species in the state, large trees approaching the diameter of the known largest trees or species or groups of trees that are rare to the area or of particular horticultural or landscape value;
   (c)   Lands subject to flooding, pursuant to Section 1109.03 below;
   (d)   Slopes in excess of fifteen percent (15%) unless appropriate engineering methods are employed to address erosion, stability and resident safety;
   (e)   Historically significant structures and/or sites, as listed on, or eligible for inclusion, on the National Register of Historic Places;
      (Ord. 5-01. Passed 2-26-01.)
 
1109.03 LAND NOT SUITED FOR DEVELOPMENT.
   If the Planning Commission finds that the land proposed for subdivision development is unsuitable due to flooding, poor drainage, topography, unsuitable soils, inadequate public facilities, and/or other condition that may be detrimental to the general health, safety or welfare of the public, and if it is determined that the land should not be developed for the purpose proposed, the Planning Commission shall not approve such subdivision unless adequate methods are proposed by the Owner/Developer for alleviating the problems that would be created by development of the land.
   (a)   Land Subject to Flooding. The subdivision of land or lands within areas subject to flooding, as specified in Chapter 1331 of the Codified Ordinances, shall be subject to the standards and regulations of those Ordinances, and shall in addition, be subject to the following requirements:
      (1)   No subdivision or part thereof shall be approved if the proposed subdivision development will, individually or collectively, significantly increase flood flows, heights or damages.
      (2)   No subdivision, or part thereof, shall be approved unless it complies with the Flood Hazard Regulations found in Chapter 1311.
      (3)   When the Planning Commission determines that the only part of a proposed plat can be developed in compliance with these requirements, it shall limit development to only that portion, and shall require that the method of development is consistent with its determination.
      (4)   The Planning Commission may attach other reasonable conditions as is appropriate to the approval of plats within areas subject to flooding. Such conditions may include, but are not limited to, requirement for the construction of dikes, levees or other similar measures, or flood proofing of structures, as recommended by the City Engineer.
         (Ord. 5-01. Passed 2-26-01.)
 
1109.04 EROSION AND SEDIMENTATION CONTROL.
   (a)   Measures shall be taken by the Owner/Developer to minimize erosion and its impacts during subdivision construction activity. The City Engineer may require detailed erosion and sedimentation plans to be submitted if it is determined that the size and/or scale of the proposed subdivision warrants such action. Generally, such a plan shall be required for major subdivisions comprising more than five (5) lots or more than one (1) acre. Such plans shall be prepared by a Professional Engineer, and indicate the techniques to be used to control erosion both during construction and permanently, and include a schedule for installing same. Erosion control plans shall be based on the control of erosion on-site, with the objective of eliminating or minimizing erosion and sedimentation impacts off-site. Techniques, devices and/or measures used shall be reviewed and approved by the City Engineer.
 
   (b)   All erosion and sedimentation control devices shall be in place at the start of construction activity and to be maintained during construction until such time as a permanent grading and seeding is established.
(Ord. 5-01. Passed 2-26-01.)
 
1109.05 SURFACE RUNOFF AND STORM DRAINAGE.
   (a)   Outlets. The Planning Commission shall not approve any subdivision unless there is an adequate outlet for storm water as determined by the City Engineer. Generally it will be necessary to pipe stormwater to an adequate watercourse, stream or existing storm system which has the capacity to accommodate the flow, or to utilize acceptable on-site water retention methods adequate to minimize excessive off-site storm water flows.
   (b)   Preservation of Natural Drainage Courses. No natural drainage course shall be altered and no fill, building or structures shall be located within such drainage course unless provision is made for the flow of surface water, in a manner satisfactory to the City Engineer. An easement shall be provided on both sides of the existing surface drainage course adequate for the purpose of future widening, deepening, enclosing or otherwise improving said drainage course. If such drainage course crosses private property, easements must be obtained by the Owner/Developer for construction and future maintenance. These easements must be shown on the Construction Plans, including the volume and page number of recorded easement.
   (c)   Surface Routing Paths. Generally, it is not economically feasible to size a storm drainage system to collect and convey more than frequent storm runoff. The complete drainage system of a proposed subdivision shall contain two (2) separate drainage elements. Storm sewers comprise the initial system. Surface routing paths shall be provided to carry the storm water runoff, which exceeds the capacity of the initial system. The system of surface routing paths shall have the capacity to carry runoff from a storm with a return period of not less than one hundred (100) years, without causing significant threat to property or public safety.
   (d)   Grades. All surface areas not covered by hard surface improvements or stone shall be seeded or sodded and sloped to drain according to the following:
      (1)   Grass areas shall have a minimum slope or grade of eight tenths of one percent (0.8%)
      (2)   Grass areas next to buildings shall slope away from the building at not less than five percent (5%) for a minimum of ten (10) feet.
      (3)   Ditches or swales in grassed areas with a design velocity between three and five feet per second (3-5 fps) shall be sodded. Ditches or swales with a design velocity greater the five feet per second (5 fps) shall have a paved or stone gutter. Under drains shall be required in ditches or swales with bottom grades of less than two percent (2%).
   (e)   Submittal of Drainage Data. Information and data pertaining to water volumes and velocities for all water sheds entering and on the property, along with calculations to show that proposed drainage improvements will adequately address such flows, shall be submitted to the City Engineer along with required Construction and Grading Plans. A Professional Engineer shall approve such drainage data. Storm drainage systems shall generally be designed so that the peak rate of storm water runoff from the site after development, does not exceed the peak rate of runoff before development; however, the City Engineer may grant administrative exceptions to this requirement when specific conditions warrant such action. The methods and techniques proposed to address surface runoff shall be designed to accommodate the design frequency storm and shall be consistent with storm water design criteria established in the City’s Stormwater Design Manual.
   (f)   Culverts. All culverts shall be constructed of concrete, and shall have the appropriate headwalls and other structures and improvements to protect the facility, as determined by the City Engineer. The design of the culverts shall be as stipulated in the City’s Stormwater Design Manual.
(Ord. 5-01. Passed 2-26-01.)
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