1. Streets. The Subdivider shall grade and improve all new streets between the property lines within the subdivided area. The paving on such new streets shall be built according to the Design Standards.
2. Storm Sewers and Drainage. The Subdivider shall construct all storm water management structures, including but not limited to storm sewers, drains, inlets, manholes, and drainage conveyances, to provide for the adequate removal of all surface drainage according to the design standards and standard specifications. Engineering calculations, including references to support all assumptions and recommendations, shall accompany all storm water management systems designs.
3. Secondary Storm Sewer. Subdividers must provide a secondary storm sewer system with access to the system from all lots in a subdivision. The City Engineer may grant a waiver to this requirement based on the zoning of the subdivision or the topography or other site characteristics of each lot. Proposed secondary storm sewer system designs, including locations of conduit, grading, drainageways, and outlets, must be shown on the preliminary plat.
4. Sanitary Sewer.
A. All subdivisions, any part of which are located inside an Urban Services Area: The Subdivider shall construct sanitary sewers in conformance with the Design Standards and Standard Specifications. The Subdivider shall provide a connection for each lot to the sanitary sewer. The sanitary sewer shall be in operation prior to occupancy of any building.
B. Residentially zoned subdivisions, no part of which are located within an Urban Services Area, but are located within the two-mile jurisdictional area, and have a proposed population density of greater than one dwelling unit per acre:
(1) The subdivider must install a sanitary sewer system that is designed for future connection to a City sewer system, and that meets the requirements of the Design Standards and the Standard Specifications.
(2) The Subdivider shall provide a connection for each lot to the sanitary sewer.
(3) The sanitary sewer must be served by a wastewater treatment system that receives written approval from the applicable State or County agency for its construction and operation.
(4) The following language shall be displayed on the preliminary plat: “NOTE: All on-site wastewater disposal systems shall be constructed to meet applicable State or County regulations.”
(5) A copy of the written approval of the on-site wastewater disposal system from the applicable State or County agency shall be submitted with the final plat for the subdivision.
C. Residentially zoned subdivisions, no part of which are located within an Urban Services Area, but are located within the two-mile jurisdictional area, and have a proposed population density of one dwelling unit per acre or less. Subdivisions utilizing on-site wastewater systems will be considered for review by the City if all the following conditions are met:
(1) Submittal of the information described in subparagraphs (4) and (5) of paragraph B above.
(2) A petition and waiver for sanitary sewer is applied to the subdivision, the documentation of which is submitted with the final plat.
(3) The proposed private wastewater disposal systems do not conflict with or compromise the integrity of other improvements.
D. Nonresidential zoned subdivisions, no part of which are located within an Urban Services Area, but are located within the two-mile jurisdictional area:
(1) The subdivider must install an on-site wastewater disposal system approved by the applicable State or County agency.
(2) The on-site wastewater disposal system and associated infrastructure must be shown on the preliminary plat.
(3) A copy of the written approvals of the on-site wastewater disposal systems from the applicable State or County agency shall be submitted with the preliminary plat for the subdivision.
(4) The City may require installation of different or additional improvements for wastewater disposal based on the zoning of the subdivision.
E. When the sanitary sewer of a subdivision is connected to the City sewer system, the City shall collect any applicable connection fee as determined by the City Council. A statement shall be included on the final plat that connection fees may apply.
F. Subdividers who propose to install sanitary sewer to serve the subdivision shall extend each sanitary sewer collector or trunk line to the boundary of the subdivision to allow any future adjacent developments to access the sanitary sewer collector or trunk line without acquiring an easement within the subdivision. The City may allow postponement of this requirement upon presentation of a performance bond meeting the criteria of Section 170.12(2), and for the timeframes provided therein. The City may grant waivers to these requirements based on long range planning issues or engineering impracticalities.
5. Water Mains and Fire Hydrants. The Subdivider shall install water mains and fire hydrants in the subdivided area. The installation of water mains and fire hydrants shall be made prior to the street pavement construction and shall be in conformance with the Design Standards and Standard Specifications. When a water main serving a residential subdivision within the corporate limits of the City is required to be more than eight inches (8") in diameter because it is designed to serve a greater area than the subdivision, the Subdivider shall be responsible for the cost of an eight-inch diameter water line. In subdivisions other than residential, larger mains may be required.
6. Sidewalks. Property owners shall install a four-foot (4') wide concrete sidewalk along each lot frontage prior to the issuance of an occupancy permit for the structure on the lot. Sidewalks shall be installed in accordance with the Design Standards and Standard Specifications. Sidewalks greater than four feet (4') in width may be required for bike trails. In such instances, the property owner shall be responsible for the cost of a four-foot wide sidewalk.
7. Utility Lines. All utility lines shall be installed in accordance with the Design Standards and Standard Specifications. The subdivider shall be responsible for paying the required fees and making the necessary arrangements with the utility companies for installation of such facilities. Said utility lines shall be installed in such a manner so as not to interfere with other utilities. Incidental appurtenances, such as transformers and their enclosures, pedestal mounted terminal boxes, and meters and meter cabinets shall be located so as not to be unsightly or hazardous to the public. Such incidental appurtenances shall be installed in accordance with the Design Standards and Standard Specifications.
8. Permanent Monuments. Permanent monuments shall be set at each corner of the perimeter of the subdivision and at the corner of each block within the subdivision and at the corner of each lot. All monuments shall be of not less than one-half inch (1/2") diameter, at least twenty-four inches (24") in length, of iron rod and sensitive to a metal detector. The surveyor shall affix a cap of permanent material bearing an embossed or stencil cut marking of the Iowa registration of the licensed land surveyor to the top of the monument.
9. Erosion Control Measures. The Subdivider shall construct and maintain erosion and sediment control measures in accordance with the Design Standards.
10. Other Improvements. The installation of other improvements may be required when deemed necessary or in the best interest of the community.
11. City Engineer Review. All plans, specifications, installation and construction required by this chapter shall be subject to review, approval and inspection by the City Engineer or authorized representative.
A. The City Council may require contracts for all public improvements to be executed on forms furnished and approved by the City Attorney and the City Council.
B. The Subdivider shall furnish the City Engineer or authorized representative with a construction schedule prior to commencement of any and/or all construction, and shall notify the City Engineer not less than forty-eight (48) hours in advance of readiness for required inspection.
C. The subdivider shall furnish the City Engineer or authorized representative copies of all construction quality control test documentation and associated field notes, which must adhere to City procedure for construction quality control reporting.
D. At the completion of construction, the Subdivider shall furnish the City Engineer or authorized representative a “certificate of completion” signed by a professional engineer licensed in the State of Iowa, which certifies that all work was completed in substantial conformance to the approved plans and specifications.
E. Within ninety (90) days after the completion of construction and prior to issuance of any building permits, the Subdivider shall furnish to the City Engineer or authorized representative reproducible (mylar or sepia mylar) copies and digital (electronic) copies of plans of record for the project.
12. Installation of Improvements and Warranty. The Subdivider shall be responsible for installation and/or construction of all improvements required by this chapter and shall warrant the design, materials and workmanship of such improvements, installation and construction for a period of four (4) years after acceptance by the City. Such warranty shall be by maintenance bond, shall be subject to review and approval by the City Attorney and filed with the City Clerk, shall assure the expedient repair or replacement of defective improvements under warranty, and shall indemnify the City from all costs or losses resulting from, directly or indirectly, such defective improvements.
13. Petition and Waiver and Urban Services Area.
A. Where the subdivision is located partly or entirely within the Urban Services Area the City may require a petition and waiver, which allows for the deferral of installation of public improvements. The Subdivider shall give written notice to purchasers of property that the cost of future improvements performed by the City to serve any such property will be assessed against the property benefited.
B. Where the subdivision is located completely outside the Urban Services Area the Subdivider and the City may agree to the use of petition and waiver, which allows for the deferral of installation of public improvements. The Subdivider shall give written notice to purchasers of property that the cost of future improvements performed by the City to serve any such property will be assessed against the property benefited.