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(a) Sanitary sewer improvements shall be installed by the subdivider in conformance with the Public Works Standards.
(b) Sanitary sewers shall have a minimum diameter of eight (8) inches.
(c) Lateral connections shall be provided for each lot or for each primary building on the lot from the sanitary sewer to a point three feet past the inside curb line as approved by the Director.
(d) Sanitary sewage shall not be drained into storm sewers. Storm water, including yard drainage tile, footer drains and roof drainage tile, shall not be drained into a sanitary sewer.
(e) Grades of sanitary sewers shall be designed and installed to provide a minimum flow velocity of two feet per second when the pipe is full.
(f) Sewage lift stations, sewage grinder pumps, or individual household sewage disposal systems shall only be permitted under circumstances of extreme hardship with the approval of the Director and the Planning Commission.
(g) The Director may require that the subdivider install water mains larger than the adequate design required for the water demands of the subdivision itself, however, any such requirement and agreement to pay for such additional requirement with municipal funds shall only be made with approval of City Council.
(Ord. 96-82 AC. Passed 9-16-96.)
(a) The subdivider shall install storm water drainage facilities, including but not limited to ditches, storm sewers, catch basins, manholes, curb drains, and other drainage appurtenances as required by these provisions and by the Public Works Standards.
(b) Storm sewers shall be designed and installed in a manner approved by the Director as adequate to handle the required design flows, but shall not be less than twelve (12) inches in diameter. Storm sewer grades shall be designed and installed to provide a minimum full pipe velocity flow of two (2) feet per second.
(c) Storm drainage facilities shall be separate and independent of the sanitary sewer system.
(d) A storm sewer lateral shall be installed for each lot from the storm sewer to a point three (3) feet past the inside of the curb line as approved by the Director.
(e) Open storm drainage facilities such as swales, ditches, retention basins, and culverts and alteration of existing natural watercourses may be approved by the Director and the Planning Commission when such improvements are determined to be necessary for consistency or compatibility with existing improvements which are being extended, for the protection of natural features and drainage patterns, to ensure the effective functioning of the drainage facilities in the subdivision and its surrounds, or for aesthetic benefits.
(f) Facilities for the detention of storm water shall be provided where necessary to control the impacts of increased storm water leaving the site and with the purposes of:
(1) Permitting commercial, industrial, and residential development without increasing the flooding of other lands;
(2) Limiting and/or reducing the adverse impacts on receiving streams, storm sewers, and other drainage facilities caused by accelerated runoff due to development; and
(3) Providing a basis for design of storm drainage systems on land above or below undeveloped areas which will preserve the rights and options of both contributing and receiving property owners and assure the long-term adequacy of storm drainage systems.
Storm water facilities shall be designed according to criteria established in the Public Works Standards. Such criteria shall be established to ensure that peak discharge flow rates are controlled in proportion to increased runoff volume, that the peak flow rate or runoff generated by the critical storm and more frequently occurring storms does not exceed the peak flow rate or runoff from a one-year frequency, 24-hour storm occurring on the same area under pre- development conditions; and that storms of less frequent occurrence than the critical storm up to a one hundred year storm have peak runoff rates not greater than the peak flow runoff rates from the equivalent storms under pre-development conditions.
(Ord. 96-82 AC. Passed 9-16-96.)
(a) Electric and telephone service lines shall be provided within each subdivision.
(b) Telephone, electric, and street lighting wires, conduits, and television cables shall be constructed underground except in cases where the Director determines that topographic, bedrock, or underground water conditions would result in excessive costs to the subdivider or that long-term operational and maintenance costs will be excessive. All transformer boxes shall be located so as not to be unsightly or hazardous to the public and in locations approved by the utility department or company.
(c) All drainage and underground utility installations which traverse privately owned property shall be located in easements approved by the Director.
(Ord. 96-82 AC. Passed 9-16-96.)
The utilities, pavements, and other improvements required for the proposed subdivision shall, as determined by the Planning Commission, be designed over-size and with extensions provided to serve nearby land which is an integral part of the neighborhood service or drainage areas.
The subdivider shall be required to pay for only that part of the construction costs for the arterial streets, trunk sewers, or water lines which serve the proposed subdivision as determined by the Director with the approval of City Council. The City shall pay the difference between the cost of required improvements for the proposed subdivision and improvements required to service the surrounding areas.
If streets or utilities are not available at the boundary of the proposed subdivision, and if the Planning Commission finds that the extension across undeveloped areas would not be warranted as a special assessment to the intervening properties or as a municipal expense until some future time, the subdivider may be required, prior to approval of the final plat, to obtain necessary assessments or rights-of-way and to construct and pay for such extensions. Such improvements shall be available for connections by subdividers of adjoining land.
(Ord. 96-82 AC. Passed 9-16-96.)
(a) Erosion and Sediment Control. Measures shall be taken to minimize erosion and its impacts during subdivision construction activity. Erosion control plans shall be designed to control erosion on-site and with the object of eliminating or minimizing erosion and sedimentation impacts off-site.
Detailed erosion control plans setting forth the techniques to be used both temporarily (during construction) and permanently, and a schedule for implementing or installing same shall be submitted with the Improvement Plans. All erosion control devices shall be in place at the start of construction and other measures implemented according to the approved schedule. Techniques, devices, or measures used shall be as approved by the Director based on site conditions and the Public Works Standards.
(b) Landscaping. All areas of disturbed soil shall be restored in a manner approved by the Director. Restoration shall include shaping to approved grades and seeding or planting in a manner to control erosion and to be reasonably maintained. Any unpaved areas of rights-of-way or pedestrian ways shall be graded, seeded, and planted as approved by the Director. Such landscaping shall be as described in the Improvement Plans.
(c) Trees. The subdivider shall install trees in the public right-of-way in conformance with the Public Works Standards. Trees shall be planted in the curb lawn of each lot and in such a manner as not to impair visibility at any corner or corners. Species of trees shall be chosen and trees planted according to the requirements of the ordinances of the City. Tree installation shall be as described in the Improvement Plans.
(Ord. 96-82 AC. Passed 9-16-96.)
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