HomeMy Public PortalAboutSubdivision OrdinanceSUBDIVISION ORDINANCE
CITY OF RIVERDALE, IOWA
ADOPTED: JULY 1989
AMENDED: JANUARY 1997, APRIL 2011, OCTOBER 2012
City Council:
John J. Franklin, Mayor
Linda Hupp
Cheryl Channon
Sonya Paddock
Doug Littrel
Dean Halsey
Planning and Zoning Commission:
Heather Wren, Chairman
Ed Collins
Montie Gauss
Byron Kime
Dennis Stolk
Prepared by:
MSA
Modified by:
Riverdale Planning & Zoning Commission 1/97, 5/11, 5/12
TABLE OF CONTENTS
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ARTICLE I: TITLE, JURISDICTION AND DEFINITIONS
Section 10. Title
Section 11. Applicability
Section 12. Definitions
ARTICLE II: SUBDIVISION CLASSIFICATION AND PROCEDURES FOR REVIEW OF
SUBDIVISIONS
Section 20. Subdivision Classifications
Section 21. Minor Plat Submittal
Section 22. Major Plat Submittal
Section 23. Sketch Plan Discussion (Major Plat)
Section 24. Preliminary Plat Submittal (Major Plat)
Section 25. Preliminary Plat Review and Approval (Major Plat)
Section 26. Final Plat Submittal (Minor and Major Plats)
Section 27. Final Plat Review and Approval
ARTICLE III: STANDARD FOR DESIGN AND DEVELOPMENT
Section 30. Standard for Design and Development
ARTICLE IV: BONDING AND ASSESSMENT WAIVERS
Section 40. Bonding and Assessment Waivers
ARTICLE V: REQUIRED IMPROVEMENTS
Section 50. General Information
Section 51. Roadway Requirements
Section 52. Sanitary and Storm Water Sewers
Section 53. Monuments
Section 54. Water Main and Lines
Section 55. Signs
Section 56. Utility Lines
Section 57. Review, Approval and Inspection
Section 58. Warranty
ARTICLE VI: ADMINISTRATION AND LEGAL DATA
Section 60. Conditional Improvement
Section 61. Amendments
Section 62. Enforcement
Section 63. Penalties
Section 64. Fees
Section 65. Repealer
Section 66. Saving Clause
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APPENDIX I
1. General Purpose
2. Order of Procedures
3. Definitions
4. Preliminary Plat — Plan
5. Final Plat — Road Plans
6. Specifications and Requirements
7. Inspection of Roadway Construction
8. Approval of Final Plat Construction
9. Engineering Inspection, Testing and Administrative Cost
10. Acceptance of Streets into the City System for Maintenance
11. Engineering Drawings, Sections, and Specifications
SUBDIVISION ORDINANCE
ARTICLE I
TITLE, JURISDICTIONS, AND DEFINITIONS
SECTION 10. TITLE.
The ordinance codified in this title shall be known and cited as the
"Subdivision Ordinance of Riverdale, Iowa".
SECTION 11. APPLICABILITY.
11.01. Required Submission of Subdivision Plat. Every owner of any
tract or parcel of land within the city who may hereafter subdivide
the same into two or more lots, or other divisions of land for the
purpose, whether immediate or future, of creating an addition to
the city, or part thereof, shall submit a subdivision plat in
accordance with this Subdivision Ordinance.
11.02. Required Submission of Subdivision Plat Upon
Resubdivision of Land. Any owner of a previously platted lot,
tract or parcel within the city who may hereafter resubdivide the
same into two or more lots, tracts or parcels shall submit a
subdivision plat in accordance with this Subdivision Ordinance.
The sale or exchange of small parcels of land to or between
adjoining property owners, where such sale or exchange does not
create additional lots, shall not be considered as a subdivision of
land.
11.03. Required Submission of Subdivision Plat Upon
Establishment of Road, Highway, Street or Alley. Any owner
of a tract or parcel of land within the city who may hereafter
establish or dedicate a road, highway, street or alley through a
tract of land regardless of area shall submit a subdivision plat in
accordance with this Subdivision Ordinance. The use of eminent
domain to establish or create said road, highway, street or alley
shall not require the owner to submit a subdivision plat.
SECTION 12. DEFINITIONS.
For the purpose of this Subdivision Ordinance, certain terms and words
are hereby defined. Words used in the present tense shall include the
future, the singular number shall include the plural, and the plural the
singular; the words "shall" and or "will" is mandatory, the word "may" is
permissive, words denoting masculine gender shall be deemed to include
feminine and neuter genders, and captions are intended merely to
facilitate general reference and in no way limit the substantive application
of the provisions set forth thereunder.
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ALLEY
A public or private thoroughfare which affords only
a secondary means of access to property abutting
thereon,
ARTERIAL "Arterial street" means a street intended for cross
STREET town through traffic.
BUILDING A line on a plat between which line and public
LINE right-of-way line no building or structures may be
erected.
CHAIRMAN The individual chosen by the members of the
Planning & zoning as the Chairman of the Planning
and Zoning Commission.
CITY The incorporated area of the City of Riverdale,
Iowa.
CITY CLERK City Clerk shall mean the City Clerk of Riverdale,
Iowa,
CITY COUNCIL City Council shall mean the City Council of
Riverdale, Iowa.
COLLECTOR A street intended to carry vehicular traffic from
STREET residential streets to arterial streets.
COMMISSION The City of Riverdale Planning and Zoning
Commission.
COMMON Buildings or structures owned and operated by one
FACILITIES or more individuals for use or service by two or
more properties.
CUL-DE-SAC A dead-end street permanently closed to through -
traffic, being terminated by a vehicular turnaround.
DEDICATION A grant to the City of Riverdale, Iowa of title in fee
simple to land or other real property and
improvements.
EASEMENT An authorization by a property owner for the use by
another or by the City and for a specified purpose,
of a designated part of his property.
IMPROVEMENTS Addition of any facility or construction on land
necessary to prepare land for building sites and
other works and appurtenances.
LOCAL STREET
LOOP STREET
LOT
LOT, CORNER
LOT, DEPTH OF
LOT, DOUBLE
FRONTAGE
LOT OF RECORD
MAJOR
SUBDIVISION
MINOR
SUBDIVISION
MUNICIPAL
FACILITIES
OWNER
A street which provides for direct access to abutting
property and for the movement of local traffic.
These may serve residential, commercial,
industrial, or institutional areas.
"Loop street" means a local street which has two
intersections with another street, in so doing, has
an alignment roughly in the shape of a "U", may
have lots on either side, and has no other street
intersections except at the ends of the "U".
A parcel of land occupied or intended for
occupancy by one (1) main building together with
its accessory buildings, the open spaces and
parking spaces required by the City of Riverdale
zoning Ordinance, having the principal frontage
upon a street or upon an officiaily approved place.
A tot abutting upon two (2) or more streets at their
intersection.
The mean horizontal distance between the front
and rear lot lines.
A lot having a frontage on two (2) nonintersecting
streets, as distinguished from a corner lot.
A lot which is a part of a subdivision, the map of
which has been recorded in the office of the County
Recorder of Scott County, Iowa; or a parcel of land,
the deed to which was recorded in the office of the
County Recorder prior to the adoption of this
ordinance.
Any subdivision which has four (4) or more lots;
or any size subdivision requiring any new road,
extension of municipal facilities, or common facility.
(See Plat - Major)
Any subdivision or re -subdivision which contains
not more than three (3) lots fronting on an existing
road, not involving any new road, extension of
municipal facilities, or common facility. (See Plat -
Minor)
Buildings or structures owned and operated by the
City of Riverdale to provide a City service to the
public,
The person or entity who holds the fee simple title
to the property and the person or persons who
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have acquired any interest in the property by
contract of purchase or otherwise.
PERFORMANCE A surety bond acceptable to the City or cash
BOND deposit made out to the City of Riverdale, Iowa in
the amount of equal to 125% of the full cost of the
improvements which are required by this
Subdivision Ordinance, said cost being estimated
by the City Engineer and said surety bond or cash
deposit being legally sufficient to secure to the City
of Riverdale, Iowa that said improvements will be
constructed in accordance with this Subdivision
Ordinance.
PLACE
PLAT
RE -SUBDIVISION
An open unoccupied space other than a street or
alley permanently reserved as the principal means
of access to abutting property.
a. Final Plat. The map or drawing and its
required certificates, on which the
subdivision plan is presented in a form
which meets the requirements of Chapter
354 of the Code of Iowa, and when
approved by the City Council of Riverdale,
Iowa, will be recorded by the County
Recorder.
b. Major Plat. Any subdivision which has four
(4) or more lots; or any size subdivision
requiring any new road, extension of
municipal facilities, or common facility.
c. Minor Plat. Any subdivision or re -
subdivision which contains not more than
three (3) lots fronting on an existing road,
not involving any new road, extension of
municipal facilities, or common facility.
d. Preliminary Plat. A study, including
drawings, indicating the proposed manner
of layout and construction of a subdivision
and its proposed improvements, which is
submitted for consideration to the Planning
and zoning Commission of the city of
Riverdale, Iowa.
Any division of land which has previously been
included in a plat of record, including auditor's plats
and subdivisions. In appropriate context, it may be
a verb referring to the act of preparing a plat of
previously subdivided land.
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RIGHT-OF-WAY The boundary of an easement which may or may
LINE not follow the property line. Typically located along
the boundaries of the property.
ROAD (ROADWAY, All land between right-of-way lines dedicated to the
STREET, State, County or City or perpetually restricted to
HIGHWAY) transportation and utilities, Includes public and
private roadways, but excludes private driveways
and parking.
SEPARATE TRACT "Separate tract" means a parcel of land or a group
of contiguous parcels of land under one ownership
on the effective date of the ordinance codified in
this chapter.
STREET "Street" means a right-of-way dedicated to and
accepted for the public use, which affords the
principal means of access to abutting property.
SUBDIVIDER Any person, firm, corporation, partnership,
association, or trust, who shall layout, or cause to
be laid out, for the purpose of transfer of ownership
or building development, any subdivision or part
thereof, as herein defined.
SUBDIVISION "Subdivision" means the division of a separate tract
of land into two or more lots or parcels for the
purpose of transfer of ownership or building
development, or, if a new street is involved, any
division of a parcel of land.
TRAFFIC SURFACE The wearing or exposed surface of a roadway,
used by vehicular traffic. Traffic surface may
include prepared shoulders, but the width is
measured between the edge of the surfaced area
intended for vehicular traffic.
TURNAROUND "Turnaround" means a radial, circular, or loop drive
at the termination end of a cul-de-sac permitting a
vehicle to reverse its direction while continuing its
forward movement.
ARTICLE II
SUBDIVISION CLASSIFICATION AND PROCEDURES FOR REVIEW OF SUBDIVISIONS
SECTION 20. SUBDIVISION CLASSIFICATION.
Any proposed subdivision or resubdivision shall be classified by the City
Clerk as a minor subdivision or a major subdivision before the review
procedure begins.
20.01. Minor Subdivision. A subdivider of a minor subdivision may
provide a sketch plan as described in Section 21 for review of the
Planning and Zoning Commission prior to submitting a Final plat in
accordance with Section 26 in lieu of filing a Preliminary Plat.
20.02. Major Subdivision. A subdivider of a major subdivision shall file a
sketch plan as described in section 23, proceed with the full
Preliminary plat review including detailed engineering design
plans and specifications, and finally submit the Final plat for
approval.
SECTION 21, MINOR PLAT SUBMITTAL.
The subdivider shall cause to be prepared a sketch plan and a location
map to provide the Planning and Zoning Commission of the City of
Riverdale with enough information to review the minor plat. After the
Commission has reviewed and established such conditions as deemed
necessary, in accordance with the conditions of this Subdivision
Ordinance and the City of Riverdale Zoning Ordinance, the subdivider
shall cause to be prepared a Final Plat as required in Section 26,
21.01. Sketch Plan. Eight (8) copies of the sketch plan, drawn to a scale
of not less than one(I) inch to one hundred (100) feet, and one (1)
copy of the plat reduced to fit an 8-1/2 x 14 inch page shall be filed
with the Chairman of the Planning and Zoning Commission. The
Sketch Plan shall include the following:
a. A legal description and total acreage of the property being
platted.
b. Existing contour intervals of not more than five (5) feet with
a minimum of two (2) contours per plat.
Location of existing property lines, surface features, such
as buildings, roads, railroads, tree cover, existing
easements, zoning and similar items affecting the
development,
d. Location of proposed property lines, easements, lot areas,
and proposed contours, if applicable.
e. Location of all adjoining subdivisions, streets, and surface
features.
The title under which the proposed subdivision will be
recorded with the same name and addresses of the owner
and subdivider; also north arrow, scale, and date.
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A location map showing the relationship of proposed
subdivision to the surrounding two-mile radius
neighborhood.
21.02 Review Procedure. After assuring that all materials have been
filed, the Chairman of the Planning and Zoning Commission shall
establish a review date with the Planning and Zoning Commission
at lease fifteen (15) days and not more than thirty (30) days from
the date of filing. The City Clerk shall notify by ordinary mail all
property owners of record within one thousand (1,000) feet of the
proposed subdivision. The Commission shall review the sketch
plan and applicable materials along with any comments from the
general public, City Engineer and the members of the City Council
of the City of Riverdale, Iowa. Within thirty (30) days of
Commission review, the Commission shall approve or disapprove
the sketch plan. If the Commission disapproves the sketch plan, a
statement setting forth reasons for disapproval shall be given to
the subdivider. The subdivider may refile a sketch plan which
meets Commission approval or may file a Preliminary Plat for
review by the Planning and Zoning Commission.
21.03 Status of Commission's Approval. Upon the approval of the
Commission, the subdivider may proceed with preparation of the
Final Plat as required in Section 26. If the subdivider does not file
a Final Plat and applicable materials within three (3) months, or
authorized extension thereof, the Commission's approval shall
become null and void,
SECTION 22. MAJOR PLAT SUBMITTAL.
Any major Plat shall comply with the procedures of Sections 23, 24, and
26 of this Subdivision Ordinance.
SECTION 23. SKETCH PLAN DISCUSSION (MAJOR PLAT).
Prior to the filing of a Preliminary Plat of a Major Plat, it is recommended
that the subdivider submit to the City Council material relating to the
proposed subdivision in order to obtain the advice and assistance of
members of said Council. This may include information relative to the site
and conditions of the site, existing community facilities and utilities on and
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adjacent to the site, number and size of lots proposed, etc. It is suggested
for the maximum benefit, the material should include as a minimum:
a. Location Map. Location map should show relationship of the
proposed subdivision to the streets and other community facilities
serving it.
b. Sketch Plan. The sketch plan should show in simple sketch form
proposed layout "of streets, lots, and other features in relation to
existing conditions.
The sketch plan discussion does not require formal application,
fee, or filing of the plat. The city council shall within thirty (30)
days, make known comments regarding the proposed subdivision
to the subdivider.
SECTION 24. PRELIMINARY PLAT SUBMITTAL (MAJOR PLAT).
The subdivider shall cause to be prepared a Preliminary Plat and shall file
the plat and other required material with the Planning and Zoning
commission for preliminary approval. The application for preliminary
approval shall include the following:
a. Plat. Twelve (12) copies of a plat, drawn to a scale of not less
than one (1) inch to one hundred (100) feet by a licenses
surveyor, and one (1) copy of the plat reduced to fit a 8 1/2 x 14
inch page. The plat shall include the following information:
1, The complete legal description of the property to be platted
including descriptive boundaries of the subdivision and
total acreage of the subdivision.
2. Existing contour intervals of not more than five (5) feet,
provided, however, that a minimum of two (2) contours
shall be shown on any plat. Contour intervals of less than
five (5) feet may be required at the City Council's
discretion.
3. The location of property lines, easements, and all such
surface features as buildings, railroads, utilities, water
courses, major tree cover, and similar items affecting the
development. Also, the location and size of such sub-
surface features as existing or nearest available storm and
sanitary sewers, water mains, culverts, gas mains, above
and below ground electric transmission lines or cables, and
drain tiles, if information is available.
4. A vicinity sketch at a scale of not more than one thousand
(1,000) feet to the inch shall be shown on or accompany
the proposed plat. This map shall show how streets and
roads in the proposed subdivision may connect with
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existing and proposed streets and roads in neighboring
subdivision or undeveloped property, to produce the most
advantageous development of the entire area. The sketch
shall show the expected ultimate development of all
contiguous property under the control of the subdivider,
This sketch shall show the location of any nearby parks,
schools, or other public facilities that might be affected by
the proposed subdivision.
5. All existing adjacent subdivisions, streets and tract lines of
acreage parcels together with the names of record owners
of unsubdivided parcels of land immediately adjoining the
proposed subdivision and between it and the nearest
existing streets or roads.
6. The title under which the proposed subdivision is to be
recorded with the name and address of the owner and
subdivider; also north arrow, scale, date, name and
address of surveyor.
7. The zoning districts for the subdivision and the adjacent
properties.
6. The location, width and dimensions of all streets and
grounds proposed to be dedicated for public use.
9. The location and width of proposed utility easements.
10. The manner of providing water supply and for sanitary
sewer and storm drainage.
11. Cost Estimate: Two (2) copies of a detailed cost estimate
for installing all new improvements prepared by the
subdividers engineer for the purpose of determining an
amount of the performance bond.
12. All restrictive and protective covenants proposed to be
adopted by the subdivider.
b. Erosion and Sediment Plan. Two (2) copies of the plan for
reducing erosion and controlling sediment on the subdivision site
and sedimentation impacts on downstream property during and
after construction, prepared in accordance with this Subdivision
Ordinance and the City's Storm Water Management Ordinances.
c. Storm water Runoff Control Plan.
1. Such soils information and interpretations pertaining to the
site as may be available from the USDA Natural
Resources Conservation Service's Web Soil Survey;
2. Plans and specification of soil erosion and sediment
control measures to be applied to the site in accordance
with the City's Storm Water Management Ordinances; and
3. A timing schedule indicating the anticipated starting and
completion dates of the development sequence and the
time exposure of each area prior to the completion of
effective erosion and sediment control measures.
SECTION 25. PRELIMINARY PLAT REVIEW AND APPROVAL (MAJOR PLAT).
25.01 Distribution. Upon the filing of the copies of the Preliminary Plat
materials, one (1) copy of the plat shall be retained by the
Chairman for the Planning and Zoning Commission file, one (1)
copy shall be used for the review of the Chairman of the Planning
and Zoning Commission, six (6) copies shall be reserved for the
Planning and Zoning Commission members, and one (1) reduced
copy shall be transmitted to each of the following for their review:
City Council and City Engineer.
25.02 Review by City and County Officials. Within thirty (30) days of
receipt of the materials from the Chairman, the City officials and
departments shall complete their reviews of the Preliminary Plat
materials and shall submit their written comments to the Chairman
of the Planning and Zoning Commission of the City of Riverdale,
Iowa. The Chairman of the Planning and Zoning Commission of
Riverdale Iowa in turn shall transmit her/her and their technical
review and comments to the subdivider and to the Planning and
Zoning Commission for its consideration at its next meeting.
25.03 Review of Erosion and Sediment Control Plan by City
Engineer. The Preliminary Plat shall not be approved by the
Planning and Zoning Commission unless it includes a corplete
plan for soil erosion, sediment control and storm water runoff
control, developed in accordance with the City's Storm Water
Management Ordinances and approved by City Engineer. The
subdivider shall attach a statement to the erosion and sediment
control plan certifying that construction and/or development will be
done in accordance with the plan. Within thirty (30) days of the
receipt of the Preliminary Plat from the Chairman of the Planning
and Zoning Commission, the City Engineer shall notify in writing
the Subdivider and the Chairman of the Planning and Zoning
Commission that the erosion and sediment control plan has been
(1) approved, (2) approved subject to modifications, or (3)
disapproved. If disapproved, the City Engineer shall submit to the
Chairman of the Planning and Zoning Commission of Riverdale,
Iowa, with a copy to the subdivider, a statement setting forth
reasons for disapproval, and indicating in what way this plan fails
to conform to the City's Storm Water Management Ordinances. In
addition, the City Engineer may submit written comment on the
other material submitted for its review.
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The date of approval of the erosion and sediment control plan by
the City Engineer shall be its effective date. Any improvements
pursuant to the development of the land from that date forward
shall be undertaken in conformance with the plan.
The subdivider and subsequent landowners shall be liable for the
successful implementation and completion of this plan. A
performance bond as described in Section 40 will be required. Any
changes in the plan will require approval of the Chairman of the
Planning and Zoning Commission and the City Engineer.
25.04 Public Hearing. Upon receipt of the Preliminary Plat, the City
Clerk shall initiate the steps necessary to hold a public hearing in
compliance with the Code of Iowa at the direction of the City
Council. Notice shall be given by publication in a newspaper in
general circulation in the City and by written notification to all
property owners of record within one thousand (1,000) feet of the
subject property. The Planning and Zoning Commission of the City
of Riverdale, Iowa shall hold the public hearing, before
consideration of approval or rejection of the Preliminary Plat.
25.05 Recommendation by the Planning and Zoning Commission.
The Planning and Zoning Commission shall review the Preliminary
Plat and application materials; and the technical review comments
at its next meeting following the filing with the City Clerk of all of
the Preliminary Plat and all supporting documentation required by
this ordinance and within sixty (60) days shall recommend to the
City Council of the City of Riverdale, Iowa that the Preliminary Plat
be approved, approved with certain conditions, or disapproved. If
the Planning and zoning Commission recommends disapproval, a
statement setting forth reasons for disapproval shall be submitted
to the City Council of the city of Riverdale, Iowa and to the
Subdivider.
25.06 Approval or Rejection by the City Council of Riverdale, Iowa.
The City Council shall approve or disapprove the Preliminary Plat
at a regular meeting within (60) sixty days after receipt of the
recommendation from the Planning and Zoning Commission. If the
Planning and Zoning Commission did not recommend approval of
the Preliminary Plat, the City Council may approve said plat and
accept the public areas and easements thereof only by not less
than a four -fifths (4/5) favorable vote of the entire membership of
the City Council of Riverdale, Iowa.
25.07 Duration of Approval. Approval of the Preliminary Plat shall be
effective for six (6) months; except, however, the City Council of
Riverdale, Iowa upon written request of the subdivider and advice
of the Chairman of the Planning and Zoning Commission may
grant an extension of time. If the Final Plat is not filed with the City
Council of the City of Riverdale, Iowa within six (6) months, or
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within the time limit of an authorized extension, all previous
approvals of the Preliminary Plat shall become null and void.
25.08 Status of Approval. Upon approval of the Preliminary Plat by the
City Council of Riverdale, Iowa, the subdivider may proceed with
the preparation of the Final Plat and detailed construction
drawings and specifications for the improvements required under
this Subdivision Ordinance. The approval of the Preliminary Plat
by the City Council is not revocable if the Final Plat conforms in
every respect with the Preliminary Plat as approved by the City
Council of Riverdale, Iowa. A written description of any changes to
the Preliminary Plat along with clearly marked, highlighted, and
dated drawing or materials reflection the changes shall be
submitted as part of the Final Plat. The Final Plat may be
disapproved by the City Council if it contains changes from the
Preliminary Plat not agreed upon during the Preliminary Plat
review stages or if the subdivision fails to comply with any of the
requirements of this Subdivision Ordinance requirement for
approval of a Final Plat.
SECTION 26. FINAL PLAT SUBMITTAL (MINOR AND MAJOR PLATS).
Following approval of the sketch plan of a Minor Plat or the Preliminary
Plat of a Major Plat, the subdivider may cause to be prepared a Final Plat
and other materials required by this Subdivision Ordinance for final
approval. The Final Plat shall comply with the specific requirements of
Chapter 354, Code of Iowa. The application for final approval shall
include the following:
a, Plat. The original and twelve (12) copies of a plat, made from an
accurate survey by a registered land surveyor licensed to practice
in the State of Iowa, and drawn to a scale of one hundred (100)
feet to the inch or larger, and one (1) copy of the plat reduced to fit
a 8 1/2 x 14 inch page. The plat shall include the following
information:
1. The boundaries of the property, the lines of all proposed
streets with their width, and any other area intended to be
dedicated to public use. The boundaries°shall be
accurately tied to the nearest congressional land corner
(section markers).
2. The lines of adjoining roads and streets with their width
and names.
3. All lot lines, lot and block numbers and building lines in
accordance with the Zoning ordinance and easements,
with figures showing their dimensions.
4. All dimensions, both linear and angular, necessary for
locating boundaries of the subdivided areas, or of the lots
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streets easements, and building line setbacks, and any
other similar public or private uses. The linear dimensions
shall be expressed in feet and decimals of a foot.
5. Radii, arc and chords, points of tangency, central angels
for all curvilinear streets, and radii for rounded corners.
6. Title and complete legal description of property subdivided,
showing its location and extent, points of compass, date,
scale of plat, and certification and name of surveyor who
prepared and is responsible for monumentation.
The accurate outline of all property which is offered for
dedication for public use with the purpose indicated
thereon, and of all property that may be reserved by deed
covenant for the common use of the property owners of the
subdivision.
8. Signed statements of telephone and power officials
agreeing to the utility easements.
b. Additional Materials. Two (2) copies of the following materials
shall also be submitted prior to or in conjunction with the Final
Plat:
1. Detailed Engineering Design - Construction Plans and
Specifications: Plan and profiles of all dedicated streets,
one hundred (100) feet horizontal scale, and ten (10) feet
vertical scale recommended. Profiles shall show proposed
location, size and grade of all utilities including conduits,
sewers, pipelines, etc., to be placed underground in the
road right-of-way. Profiles of east and west streets shall be
drawn so that the west end of the profile shall be at the left
side of the drawing and profiles of north and south streets
shall be drawn so that the south end of the profile shall be
at the left end of the drawing. For details, see APPENDIX I
of this Subdivision Ordinance.
2. Erosion and Sediment Control Plan: For reducing
erosion and controlling sediment of the subdivision site
during and after construction, approved by the City
Engineer.
3. Storm Water Runoff Control Plan.
SECTION 27. FINAL PLAT REVIEW AND APPROVAL.
27.01. Distribution. Immediately upon the filing of the copies of the Final
Plat and additional materials, one (1) copy of the plat shall be
retained by the Chairman for the Planning and zoning
Commission file, one (1) copy, shall be used for the review by the
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Chairman and six (6) copies, one for each Commission member.
Reduced copies of the plat along with necessary materials shall
be transmitted to the City Engineer, County Auditor, County
Recorder, and County Assessor for review and comments.
27.02. Review by City Officials. Within fifteen (15) working days of
receipt of materials from the Chairman, the several county officials
or departments shall complete their reviews of the plat materials
and shall submit their written comments to the City Council of
Riverdale, Iowa.
27.03. Public Hearing. Before consideration of a Final Plat by the
Planning and Zoning Commission or the City Council of Riverdale,
Iowa a public hearing in compliance with the Code of Iowa will be
held with notice given by publication in a newspaper in general
circulation in the City and by the written notification to all property
owners within one thousand (1,000) feet of the subject property,
27.04 Recommendation by Planning and Zoning Commission. The
Planning and Zoning Commission shall review the Final Plat and
application materials and the technical review comments,
including information on the status of implementation of the
erosion and sediment control plan at its next meeting and within
forty-five (45) days shall recommend to the City Council of
Riverdale, Iowa that the Final Plat be approved or disapproved.
If the Planning and Zoning Commission recommends disapproval,
a statement setting forth reasons for disapproval shall be
submitted to the City Council of Riverdale, Iowa and to the
subdivider.
27.05 Approval or Rejection by the City Council of Riverdale, Iowa.
The City Council shall approve or disapprove the Final Plat within
sixty (60) days after receipt of the Final Plat from the Chairman of
the Planning and Zoning Commission, If the Planning and Zoning
Commission did not recommend approval of the Final Plat, the
City Council may approve said plat and accept the public area and
easements thereon only by a not less than four -fifths (4/5)
favorable vote of the entire membership of the City Council of
Riverdale, Iowa.
27.06 Status of Approval. Approval by the City Council authorizes the
filing of the Final Plat with the County Auditor and Recorder, in
accordance with the provisions of existing statutes and following
procedures as required by said Auditor and Recorder, and
acknowledges the acceptance of all roads, streets, alleys,
easements, parks or other areas reserved for or dedicated to the
public along with the required surety bonds or checks
guaranteeing that the improvements required herein shall be
installed.
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27.07 Materials to be Submitted Before Recording Plat. Prior to
recording, the developer shall submit a copy of the following:
Signed certificates as required by Chapter 354 of the Iowa Code
of the land surveyor, attorney, Treasurer, and property owners
and protective covenants and performance bond, if applicable for
review and approval by the City Engineer and City Attorney.
A hold harmless agreement protects the City from any damages,
claims, or suits, including all costs, expenses and attorney's fees
relating thereto, resulting from the construction and development
by the owner and/or subdivider. Said agreement shall be subject
to approval of the City Attorney and recorded with the Final Plat.
27.08 Duration of Approval. Approval of the Final Plat may become
null and void if the plat is not recorded within ninety (90) days of
the City Council's (Riverdale, Iowa) approval. After the ninety (90)
days, the Chairman shall place on the agenda of the Planning and
zoning Commission the Final Plat to consider whether it should be
nullified or granted an extension, The subdivider shall be notified
of the hearing and provided time to explain why the Final Plat was
not recorded within the ninety (90) days. After a hearing, the
Commission shall recommend to the City Council to either nullify
or extend the recording time for the Final Plat. The City Council
shall review the recommendation and act to either nullify or grant
an extension.
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( ARTICLE III
STANDARD FOR DESIGN AND DEVELOPMENT
SECTION 30. STANDARD FOR DESIGN AND DEVELOPMENT.
No Plat shall be approved by either the Planning and Zoning Commission
or the City Council unless it conforms to the Riverdale Zoning
Ordinances. Such plats shall also conform to the following minimum
standards and requirements.
30.01 Half Streets and Alleys. The platting of half streets and/or of
alleys shall not be permitted.
30.02 Streets. (See APPENDIX I).
a. The width of the traffic surface for major thoroughfares
shall conform to the widths designated by the City Council
upon recommendation of the City Engineer.
b. The minimum right-of-way for local residential streets shall
be fifty (50) feet, but may be wider due to estimated traffic
and terrain. (See APPENDIX I for specific R.O.W.
requirements.)
c. Dead-end streets shall not service more than fifteen (15)
lots. All dead-end streets shall terminate in a circular right-
of-way or cul-de-sac with a minimum diameter of one
hundred (100) feet or other equally suitable provision for
vehicular turning space.
d. The intersection angle of road center lines shall be
between eighty (80) and one hundred (100) degrees.
e. Intersections of more than two (2) roads at a point shall be
prohibited.
f. Streets and roadways will be built to specifications of the
City of Riverdale (See APPENDIX I). Roads to be
dedicated to the city will meet specifications and standards
of the City of Riverdale, Iowa and the City Engineer.
Private streets are permitted where no other reasonable
access is available to a public street. Private streets must
meet standards as described in APPENDIX I.
g
Proper access shall be given to all lots from a dedicated
public street or an approved private street. The Policy and
Regulations for Entrances to Primary Roads of the lowa
Department of Transportation are herewith adopted by
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reference and made a part of this Subdivision Ordinance,
and violation of the aforesaid Policy and Regulations is a
violation of this subdivision Ordinance and subject to the
penalties contained herein with the same force and effect
as if said Policy and Regulations were contained herein.
Said Policy and Regulations are on file in the Office of the
City Engineer,
h. Access from lots to county and state roads shall be made
via subdivision roads whenever possible.
The subdivider's engineers shall certify that the sight
distance at all proposed intersections, both internally and
at city and state road intersections, meet standards as
described in APPENDIX I, of this Subdivision Ordinance.
30.03 Utility Easements. Easements of not less than ten (10) feet in
width shall be provided on all property lines or right-of-way lines,
where necessary for poles, wires, conduits, storm and sanitary
sewer pipe, gas, water, telephone, cable TV or other utilities and
storm surface drainage.
Where the terrain or any other barrier will not allow ten (10) feet
easement from each property owner along any given property line
or right-of-way line, a maximum of twenty (20) feet of easement
may be taken from anyone property owner.
30.04 Lot Arrangement and Design. The lot arrangement and design
shall be such that all lots will provide satisfactory and desirable
building sites properly related to topography and the character of
adjacent lots.
30.05 Lots.
a. All side lot lines shall be substantially at right angles or
radial to street center lines unless the Planning and Zoning
Commission shall agree that a variation to this requirement
will provide for better street and lot arrangement. Double
frontage lots shall be avoided except where essential to
provide separation or residential developments from major
traffic arteries or to overcome specific disadvantages of
topography.
b. Corner lots shall be of such width as to permit the
maintenance of all yard requirements as required by the
Zoning Ordinance.
c. All lots at street intersections shall have a radius of not less
than twenty-five (25) feet at the street corner. A greater
radius shall be required for intersections involving one or
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more major streets. A cut-off or chord may be substituted
for the circular arc,
30.06 Building Lines. Building lines shall be shown on all lots intended
for residential, commercial or industrial use. Such building lines
shall not be less than the minimum yard requirements of the
Zoning Ordinance for the district within which the property is
located.
30.07. Sanitary Sewers. Sanitary sewers shall be underground and will
be connected to the City main or interceptor sewer.
30.08. Storm Sewers. Storm water drainage shall be underground and
along property lines to the maximum extent possible. The
subdivider will provide adequate drainage for all land within the
subdivision and to prevent drainage impacts on downstream
property.
30.09. Water. Subdivisions shall provide for a common water supply from
the Davenport Water Company and using the administrative rules
of the Iowa Department of Natural Resources.
30,10. Character of Development. The Planning and Zoning
Commission or City Council of Riverdale, Iowa, may as a
condition of its approval, require the subdivider to restrict the type
and character of development that will be permitted in the
subdivision, and may require that certain minimum regulations
regarding this matter be incorporated in deed restrictions or
restrictive covenants. Such regulations shall be intended to protect
the character and value of the surrounding development and shall
also tend to secure the most appropriate development of the
property being subdivided.
30.11. Easements Along Streams. Whenever any stream or major
surface water course is located in an area that is being
subdivided, the subdivider shall, at the subdivider's expense,
make adequate provisions for protecting the channel so that it will
properly carry the surface water. If the stream or water course
drains an area in excess of ten (10) square miles, an application
for straightening or widening the channel shall be made directly to
the Iowa Department of Natural Resources. Any discharges of
dredged or fill materials into water bodies such as streams, rivers,
lakes and/or wetlands may require U. S. Army Corps of Engineers
authorization and will be the responsibility of the developer.
For drainage areas less than ten (10) square miles any changes in
the stream or water course as a result of the subdivision shall be
approved by the Planning and Zoning Commission of Riverdale,
Iowa, during the subdivision review process. The subdivider also
shall provide and dedicate to the City an easement along each
side of the stream, which easement shall be for the purpose of
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widening, improving or protecting the streams. The width of such
easement shall be adequate to provide for any necessary channel
relocation and straightening, but in no case shall such easement
be less than thirty (30) feet on either side of stream centerline.
30.12. Erosion and Sediment Control. Practical combinations of the
following general principles will provide effective erosion and
sediment control when properly planning and supplied:
a. The topography and soil characteristics will determine the
type of development so as to minimize the erosion
potential,
b. Grading or alteration of land within the one hundred (100)
year flood plain of water courses will not be permitted
unless sufficient topographic and hydrologic data are
presented to indicate that improvements will be sufficiently
protected from flooding and that the alteration will have no
detrimental effect on the flow characteristics of the stream.
c. Permanent vegetation and improvements such as streets,
storm sewers or other features of the development,
capable of carrying storm run-off in a safe manner, shall be
scheduled for installation to the greatest extent possible
before removing the vegetable cover from the area.
d. Wherever feasible, natural vegetation shall be retained and
protected.
e. Where inadequate vegetation exists, temporary or
permanent vegetation shall be established.
The smallest practical area of land shall be exposed at any
one time during development.
g. When land is exposed during development, the exposure
shall be kept to the shortest practical period of time.
h. Critical areas exposed during construction shall be
protected with temporary vegetation and/or mulching.
Sediment basins (debris basins, de -silting basins, or silt
traps) shall be installed and maintained to remove
sediment from run-off waters from land undergoing
development.
Provision shall be made to effectively accommodate the
increased run-off caused by changed soil and surface
conditions during and after construction.
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k. Topsoil shall be stockpiled and protected by temporary
vegetation or mulching and returned after grading and
development is complete..
The permanent final vegetation and structures shall be
installed as soon as practical in the development.
m. All measures undertaken to reduce erosion and control
sediment shall be in conformance with the Storm Water
Management Plan Ordinances of the City of Riverdale.
30.13 Protection of Natural Vegetation Cover. Whenever a wooded
site is to be developed, no more than fifteen percent (15%) of the
natural occurring canopy -tree cover shall be removed due to
surface earth grading, roadway construction, building site
clearance or any other construction activity associated with
subdivision site improvement. Whenever removal of more than
fifteen percent (15%) of the natural occurring vegetation cover is
deemed necessary and unavoidable I a mitigation replanting
measure shall be implemented. However, trees of a ten (10) inch
caliper or more shall not be removed over the 15% figure and
shall be protected during construction. Such mitigation shall
require re-establishment of two (2) native trees of three (3) inch
caliper or greater of a similar species to those removed for every
tree of three (3) inch caliper or greater removed or fatally
damaged.
30A4. Open Space Requirement. In all residential subdivisions of
fifteen (15) lots or more, there shall be a minimum area of ten
thousand (10,000) square feet plus an additional two thousand
(2,000) square feet for each lot over fifteen (15), dedicated or
reserved as usable, common open space land, The open space
land must be compatible to the most recent adopted, Riverdale
Comprehensive Plan and reviewed by the Plan and Zone
Commission for compatibility and usability for park and recreation
usage, to benefit the residents of Riverdale. Open space shall not
include:
a. Areas reserved for the exclusive use or benefit of an
individual tenant, owner or group.
b. Dedicated streets, drainage storage areas, other public
right-of-way, and other areas deemed unsuitable open
space.
c. Vehicular drives, parking, loading, and storage areas.
30.15. Perimeter Fences. Any subdivision boundary adjoining an
existing agricultural land use shall be fenced with lawful fences to
prevent livestock and horses from entering other prope.rty. Where
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no fence exists or where an existing fence is in need of repair, the
cost will be assigned to the appropriate land owner.
30.16. Protecting Integrity of Drainage Tile. Subdivision will be
designed and constructed to protect the integrity of existing
drainage tile.
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ARTICLE IV
BONDING AND ASSESSMENT WAIVERS
SECTION 40. BONDING AND ASSESSMENT WAIVERS.
Before the Final Plat of any area shall be approved by the Planning and
Zoning Commission and recorded, the subdivider shall make and install
the improvements described in this section. In lieu of final completion of
the minimum improvements required before the plat is finally approved,
the subdivider shall file one of the following instruments with the City
Engineer:
a. A performance or surety bond, an unconditional letter of credit
from an acceptable bank, or comparable financial commitment,
approved by the City Attorney and the City Treasurer, with the City
Council of Riverdale, Iowa which will assure the City that the
improvements will be completed by the subdivider. A detailed
engineering estimate of cost for all improvements shall be
prepared by the owner's engineer and shall bear the seal of a
registered professional engineer. This will be used by the City
Engineer for review and determination of the bond amount. The
amount of the bond shall not be less than the estimated cost of
the improvements and the amount of the estimate must be
approved by the City Engineer. If the improvements are not
completed, the City may use the bond or any portion thereof to
complete same, and
b. An assessment waiver to be approved by the City Council prior to
the acceptance of the final plat which shall provide that the City
may without notice construct and install the improvements and
assess the total cost thereof against the subdivided property in
accordance with the City and State requirements regarding
special assessments, and that the subdividers, for themselves,
their heirs, their grantees, their assigns, and all subsequent
owners of any part of the subdivided area waive all formalities,
rights of protest, and rights of appeal to the construction and
installation of the improvements by the City and to the .
assessment of the total cost thereof against the subdivided area
even though the cost may exceed the amount that can legally be
assessed against the subdivided area by the City and any rights to
payment in installments or of exemption or of deferral of payment.
The assessment waiver shall further provide that the subdivider
and the persons who own the property benefitted by the
improvements at the time construction and installation of the
improvements is initiated by the City shall be jointly and severally
liable by any difference between the cost of the improvements and
the amount which can be legally assessed by the City against the
subdivided area, Any assessment by the City under the terms of
an Assessment Waiver shall be payable in lump sum upon
demand of the City.
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ARTICLE V
REQUIRED IMPROVEMENTS
SECTION 50. GENERAL INFORMATION.
The minimum improvements installed or for which bond is posted in any
subdivision, before the plat can be finally approved shall be based on the
total number of lots in the proposed subdivision plus additional lots
anticipated for the remaining unplatted tract of land.
SECTION 51. ROADWAY REQUIREMENTS.
Public and private streets within all new subdivisions which will eventually
create five (5) or more lots will be constructed according to the
specifications established within this Subdivision Ordinance standards
and procedures as established by the Planning and Zoning Commission.
Private streets not dedicated to the City shall be avoided. The City
Council may approve a private street where unusual conditions make a
private street desirable, provided adequate covenants or other legal
documents ensure that the City will not have or need to assume any
maintenance or other responsibility for such street.
51.01. The local residential road standards (projected average daily
traffic count under 250 vehicle trips) will require underground right-
of-way, fifty (50) feet; street width, thirty-one (31) feet wide back-
to-back; and six (6) inch standard curb and gutter.
SECTION 52. SANITARY AND STORM WATER SEWERS.
The subdivider shall construct sanitary and storm water sewers according
to the standards and specifications of Subsection 30.07, 30.08, and
APPENDIX 1 of this Subdivision Ordinance and the Iowa Department of
Natural Resources and provide a sanitary sewer connection to each lot.
SECTION 53. MONUMENTS.
Permanent monuments shall be set in 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, in accordance with Chapter 355, Code of Iowa. AM
monuments shall be made of permanent material, sensitive to a dip
needle and at least thirty (30) inches long, and shall conform to standard
specifications of the City Engineer.
SECTION 54. WATER MAIN AND LINES.
The subdivider will provide the water mains and lines in accordance with
the provisions of this Subdivision Ordinance and other state, county and
City regulations and any applicable franchise agreements of the City.
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a. No water mains or lines of the central water -tight system or sewer
lines, except a stub end from said lines, shall be installed
underneath the normal traveled portion of any street. The same to
be located in an appropriate place as approved by the City
Engineer.
b. No street shall be maintained by the City of Riverdale, Iowa unless
and until an agreement has been entered into between the City
Council and the subdividers which appropriately sets forth the
responsibility for payment of all cost by the subdivider or persons
acquiring land therein for the maintenance of water and sewer
utilities installed in accordance with this Subdivision Ordinance,
and further providing payment to the City for any damage caused
to roads which may occur by reason of maintenance of water and
sewer lines.
SECTION 55. SIGNS.
All internal traffic control signs shall be placed by the developer in
accordance with the Iowa Manual of Uniform Traffic Control Devices
(MUTCD) as part of the road and street construction.
SECTION 56. UTILITY LINES.
The City Council and the Planning and Zoning Commission of Riverdale,
Iowa shall require that all utility lines be installed underground. The
subdivider shall be responsible for 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
underground utilities. The location of all utilities within the road and street
shall be approved by the City Engineer and shown on the engineering
plans. Underground utility lines which cross underneath the right-of-way
of any street or way shall be installed prior to the improvements of any
such street, or way in the subdivision. Incidental appurtenances, such as
transformers and their enclosures, pedestal mounted terminal boxes,
meters and meter cabinets may be placed above ground but shall be
located along the back lot line.
SECTION 57. REVIEW, APPROVAL AND INSPECTION.
All plans, specifications, installation and construction required by this
Subdivision Ordinance shall be subject to review, approval and inspection
in accordance with APPENDIX I of this Subdivision Ordinance by the City
Engineer or his or her authorized representative.
a. The City may require contracts for all public improvements to be
executed on forms approved by the City Attorney and the Gity
Council of Riverdale, Iowa,
b. The subdivider shall furnish the Planning and Zoning Commission
with a construction schedule prior to commencement of any or all
24
construction, and shall notify the City not less than forty-eight (48)
hours in advance of readiness for required inspection. The
subdivider shall reimburse the City for the cost expended for all
inspection services and tests furnished and conducted by or in
behalf of the City.
SECTION 58. WARRANTY.
The subdivider shall be responsible for the installation and/or construction
of all improvements required by this Subdivision Ordinance and shall
warrant the design, materials and workmanship of such improvements,
installations and construction for a period of two (2) years from and after
completion. Such warranty shall he by bond; shall be subject to review by
the City Attorney; shall assure the expedient repair or replacement of
defective improvements under warranty; and shall indemnify the City from
all costs or losses resulting from or contributed to such defective
improvements.
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ARTICLE VI
ADMINISTRATION AND LEGAL DATA
SECTION 60. CONDITIONAL APPROVAL.
In granting variance and modifications, the City Council of Riverdale, Iowa
may require such conditions as will, in its judgment, secure substantially
the objectives of the requirements so varied or modified.
SECTION 61. AMENDMENTS.
Any regulation or provision of this Subdivision Ordinance maybe changed
and amended from time to time by the City Council of Riverdale, Iowa.
Such changes shall not become effective until after review of the
commission and after a public hearing has been held by the Council in
accordance with the Code of Iowa.
SECTION 62. ENFORCEMENT.
No plat of any subdivision shall be entitled to be recorded in the County
Recorder's office or have validity until it shall have been approved in the
manner prescribed herein.
SECTION 63. PENALTIES.
Whoever, being the owner agent, or the owner of any land located within
the City of Riverdale, Iowa knowingly or with intent to defraud, transfers or
sells by reference to or exhibition of or by other use of a plat of
subdivision of such land before such plat has been approved by the City
Council of Riverdale, Iowa shall forfeit and pay the penalty of not more
than five thousand dollars ($5,000) for each lot so transferred or sold or
agreed or negotiated to be sold, and a description by metes and bounds
shall not exempt the transaction from such penalties.
SECTION 64. FEES.
64.01 Minor Plats. Prior to the Planning and Zoning Commission
considering the sketch plan and Final Plat, the subdivider shall
deposit with the Planning and Zoning Commission as established
from time to time by the City Council of the City of Riverdale, Iowa
and shall reimburse the City for the cost of review of any such plat
or supporting documentation incurred by the City with the City
Attorney, City Engineer or other public or private consultant to the
City.
64.02 Major Plats. Prior the Planning and Zoning Commission
considering the Preliminary Plat and Final Plat, the subdivider
shall deposit with the Planning and Zoning Commission a bond
determined by the City Clerk, sufficient to cover all City of
26
Riverdale costs related to the development including but not
limited to, legal fees, City engineering fees, inspections,
surveying, etc., to be paid quarterly, and determined through the
summation of invoices the City has received for these services.
SECTION 65. REPEALER.
All subdivisions which had been submitted to the City will have sixty
(60) days from adoption of the Subdivision Ordinance changes to
substantially comply with the requirements for submission of a Final Plat
to the City of Riverdale, Iowa. If the subdivider does not substantially
comply within that 60 day period, the applications will be deemed to be
rescinded. Any re -submissions of those Final Plats will be subject to the
terms and conditions of this Subdivision Ordinance.
SECTION 66. SAVING CLAUSE.
If any section, subsection, paragraph, sentence, clause or phrase of this
Subdivision Ordinance should be declared invalid for any reason
whatsoever, such decision shall not effect the remaining portion of this
Subdivision Ordinance which shall remain in full force and effect and to
this end the provisions of this Subdivision Ordinance are declared to be
severable.
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APPENDIX I
CONSTRUCTION STANDARDS, SPECIFICATIONS, PLANS AND GENERAL
CONSTRUCTION PROCEDURES
1. GENERAL PURPOSE:
It is the intent of APPENDIX I to lay down and more clearly define the details,
procedures and requirements for the plans, standards, specifications, inspections, and
construction of subdivision plats covered in the main body of the City Subdivision
Ordinance.
2. ORDER OF PROCEDURE:
The following steps, which will be explained in more detail in subsequent sections and
which are also covered in the main body of the City Subdivision Ordinance, will be
followed in considering any subdivision.
a. Sketch plan - optional.
b. Preliminary plat.
c. Engineering plans and specifications.
d. Final plans, specifications, covenants, dedication, and final plat.
e. Site grading and construction - interim inspections.
f. Final inspection and approval of construction.
g. Two year maintenance - construction warranty bond.
h. Final reinspection.
3. DEFINITIONS:
a. City Engineer The City Engineer for Riverdale or any of
his/her assistants designated to act for
him/her in carrying out his/her duties
prescribed in the Subdivision Ordinance.
b. Surveyor The registered land surveyor, employed by
the proprietor of a subdivision to carry out
the surveying requirements necessary for
development of a subdivision:
c. Council City Council of Riverdale, Iowa.
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d. Engineer The registered engineer employed by the
proprietor of a subdivision to prepare the
design plans and specifications and to
oversee the construction of all engineering
improvements shown on the approved final
plans and the requirements of the
subdivision.
e. Laboratory Any materials testing laboratory which is
approved by the City Engineer.
f. Ordinance This Subdivision Ordinance of Riverdale,
Iowa,
g. A.S.T.M. American Society for Testing Materials.
h. A.A.S.H.T.O. American Association of State Highway and
Transportation Officials,
I.D.O.T. Iowa Department of Transportation.
4. PRELIMINARY PLAT - PLAN:
The Preliminary Plat. The plan shall contain the information required under Section 24
of the Ordinance and any other topographic features that may have an effect on the
development and its design. Streets should be arranged to provide for a continuous
circuit for travel and provide for one access point; the right is reserved to reject "dead-
end" streets or roads. The Preliminary Plat shall be subject to all the requirements of
Section 24 of the Ordinance and any other engineering criteria deemed appropriate and
applicable.
The purpose of the Preliminary Plat is to provide for a review of the geometries and
general layout, safety of access points to county roads. The suitability and practicality of
the proposed development, the compatibility with the surrounding area, the existence of
any special topographical and/or soil problems, the need for any special design and
plan requirements and other items affecting the development of the final plat.
The following minimum widths of right-of-way will be required:
Internal drainage easements along lot lines (minor) - Twenty (20) feet minimum.
Natural drains - Ten (10) square miles or more drainage area: Thirty (30) feet on
either side of the centerline, minimum.
Utility easements - Twenty (20) foot minimum. The equal division of this
easement between property owners along any given property line or right-of-way
line is preferable and will be utilized whenever the general layout of the land and
any development will allow.
Local residential streets: Fifty (50) feet.
29
Note: Greater widths of right-of-way may he required when considered
necessary.
FINAL PLAT - ROAD PLANS:
After approval of the preliminary plan the final plans shall be prepared by the developer's
(owner's) engineer. These final plans shall contain detailed engineering drawings and
specifications on all the proposed improvements and contain all the items under Section
26 of the Ordinance. Additional information and engineering computations may be
required to document and verify final design criteria. The plans and specifications shall
be detailed enough to be used as construction plans for building the improvements
within the subdivision, The final plans and specifications shall comply with the
requirements and specifications given in this Appendix and in conformance with any
additions or changes required by the Council or the City Engineer.
The road and drainage plans shall be drawn on plan and profile sheets measuring
twenty-four inches times thirty-six (24" x 36"). The scale shall not be less than one (1)
inch equals one hundred (100) feet horizontally and one (1) inch equals ten (10) feet
vertically (recommend one (1) inch equals fifty (50) feet horizontally and one (1) equals
five (5) feet vertically). The percent grades and length of vertical curves shall be shown
as well as elevations every one hundred (100) feet for the finished surface grade. The
storm drainage plans (surface and underground) shall be superimposed on the road
plans along with grades and elevations, The road and drainage plans shall also include
the water and sanitary sewer locations and grades. The plans shall also include a typical
cross section or cross sections to which the streets are to be built with all necessary
widths, depths and types of material to be used in their construction. The City Engineer,
in special cases, may require a complete soils survey by a competent soils engineer. If
so required, a copy of the soil survey shall be attached to and made a part of the plans
and specifications, including any and all recommendations by the soils engineer. The
completed plans must bear the seal of the engineer.
SPECIFICATIONS AND REQUIREMENTS:
General. The roads shall be constructed in accordance with the Iowa Statewide Urban
Designs and Specifications (SUDAS) for all the items not specifically covered in the
Riverdale City Code and Appendix I. The soil erosion control plans shall conform to the
Storm Water Management Plan Ordinances of the City of Riverdale and the City
Engineer's recommendations. The water systems and sanitary sewer systems shall be
constructed in accordance with all Local, State, and Federal requirements, standards
and specifications that are applicable. All storm drainage plans shall conform to the
requirements noted herein and in accordance with the Iowa Department of Natural
Resources and the U. S. Army Corps of Engineers when applicable.
Road and Roadway Drainage.
a. All trees, brush shrubs and other undesirable vegetation shall be removed from
the right-of-way of all streets.
b. All top soil shall be removed from the roadway before any fill material is placed.
30
c. Any deleterious materials in the sub -base shall be removed and replaced with
suitable materials as directed by the City Engineer.
d. Grades shall be constructed in accordance with the typical cross section and
thoroughly compacted before placing any base materials or surface materials.
The City Engineer may require standard density and soils test be taken by the
developer's engineer.
e. All street construction shall be centered on the right-of-way.
f. All streets and roads shall be constructed with adequate facilities for surface
drainage.
The road surface drainage shall be provided for by underground storm sewers
with adequate capacity to accept the surface run-off. Adequate soil erosion
control shall be provided for the outlets.
g.
Culverts, storm sewers, catch basins, manholes and miscellaneous structures
necessary for the storm run-off must be designed by the developer's engineer
and approved by the City Engineer and other appropriate agencies,
h. If the outlet for surface drainage is outside the boundaries of a subdivision, the
developer shall also provide drainage easements and/or flowage agreements
from the abutting property owners to said approved outlet.
Acceptable paving surface (either a or b).
a. Reinforced Portland Cement Concrete of the thickness and width shown
on the typical cross section shall be in accordance with Section 7010
Portland Dement Concrete Pavement of the Statewide Urban Design and
Specifications (SUDAS) Standard Specifications (current edition).
Reinforced concrete pavement shall be placed on the approved subgrade
in accordance with Section 2010 of the SUDAS Manual (current edition).
The concrete mixture shall conform to Section 7010 of the SUDAS
Manual and the Iowa DOT concrete mix specifications. If an adequate
approved base cannot be attained utilizing existing material an aggregate
base will be required. Joint spacing and joint details will be in accordance
with SUDAS standard drawings.
b. Asphalt base of the thickness and width shown on the typical cross
section shall be in accordance with Section 7020 Hot Mix Asphalt
Pavement of the Statewide Urban Design and Specifications (SUDAS)
Standard Specifications (current edition).
c. The final decision of (a) Reinforced Portland Cement concrete or (b)
Asphalt to be determined by the City Engineer.
Minimum sight distance at intersections of town roads shall be seven hundred
fifty (750) feet where practical and possible. In no case will sight distance be less
than ten (10) times the speed limit of the town road.
31
Vertical curves shall be used at all changes in grade and shall be a minimum
length of one hundred (100) feet and provide a minimum sight distance of two
hundred (200) feet (whenever possible sight distance shall exceed this
minimum).
Minimum grades shall not be less than one half percent (0.5%) and maximum
grades shall not be greater than seven percent (7%). (In some cases topography
may be such that this may be modified).
rn. Curb and gutter will be used and the concrete material shall conform to that in
Item La. above. It shall be twenty-four (24) inches wide and shall be constructed
in accordance with the standard plan and cross section shown in Appendix I.
Curb and gutter drainage inlets shall also be constructed in accordance with the
details in the SUDAS Manual
n, Sight distances at all driveway entrances shall not be less than two hundred fifty
(250) feet on internal streets and minimum of ten (10) times the speed limit on all
town roads.
o, Top soil, seeding, mulching and fertilizing of all disturbed areas shall be
completed in accordance with I,D.O.T. specifications to establish soil erosion
control, The areas to be seeded shall be covered with a minimum of two (2)
inches of top soil. Seeding mixtures to be shown on plans and approved by the
City Engineer. AM such devices and measures constructed within the right-of-way
shall be in accordance with the I.D,O.T. standard plans and specifications.
p
q
"Local Residential Streets" shall be constructed in accordance with the standard
cross sections shown in Appendix 1.
Community water lines shall be in the location shown on the typical cross section
shown in Appendix I or as approved by the City Engineer.
Sanitary sewer lines shall be in the location shown on the typical cross sections
shown in Appendix I or as approved by the City Engineer.
s. Normally other utility lines will be located underground on private easements
outside of the road right-of-way and if not they shall be placed in a location
approved by the Planning and Zoning Commission of Riverdale, Iowa.
t. All roads and streets to have traffic control signs in accordance with the Iowa
Manual of Uniform Traffic Control Devices and street name signs in accordance
with the Riverdale City Code.
u. All street crossings by utility service lines shall be backfilled and compacted to
ninety-five percent (95%) of maximum density (sand backfill is required). These
should be placed prior to construction of the road on street base and surface
courses and if possible, prior to grading the sub -base. All utility appurtenances
such as transformers, pedestals and cabinets shall be placed at rear lot lines.
v. All street intersections shall have paved radiuses of twenty-five (25) feet.
32
w. Storm and sanitary manholes and sewer pipe shall conform to the I.D.O.T. or
industry standards or as approved by the City Engineer.
x. All dead-end streets shall terminate in a circular cul-de-sac with a one hundred
(100) foot diameter right-of-way and an eighty (80) foot diameter paved turn-
around see Appendix I.
ST,
All entrances onto City roads will require a City permit from the (both street and
driveway approaches) Planning and Zoning Commission and City Engineer.
7. INSPECTION OF ROADWAY CONSTRUCTION:
After the final plans and specifications are approved all construction shall be done in
accordance with said plans and specifications and in accordance with the provisions of
this Appendix and the Subdivision Ordinance itself. Periodic inspections will be made by
the City Engineer to assure said compliance. Regularly scheduled inspections will be
required at each of the following stages and approval from the City Engineer's office will
be required before proceeding to the next stage of construction.
a. Preliminary site inspection - upon receipt of Preliminary Plat.
b. Plans and specifications site inspection - upon receipt of engineering plans and
specifications.
c. Site grading and installation of underground stone sewer, sanitary sewer, water
mains and other utilities.
d. Subgrade inspections - upon completion of the grading and compaction of the
subgrade to the required typical cross section and the grades shown on the
engineering plans.
e. Final construction inspection - upon completion of all construction work including
final soil erosion control, placement of signs and all other requirements
associated with final plans.
Reinspection after two (2) years after date in Item e. above (two year warranty
on maintenance requirement).
It will be the responsibility of the owner, developer or the engineer to notify the City
Engineer at least two (2) days in advance of the time desired for all inspections. The City
Engineer will schedule the required inspections as expeditiously as possible. It is
desirable that the developer and his engineer be present at these inspections to discuss
problems and remedies.
8. APPROVAL OF FINAL PLAT CONSTRUCTION:
After all construction has been completed, certification from the developer and his
engineer stating that all work has been completed in conformance with the final
approved engineering plans and specifications as well as the requirements herein, will
be required. This letter should also contain the request for the final inspection noted in
Number 7.e.
33
If the work is not complete and satisfactory, the developer or his engineer will be notified
as to the deficiencies and a reinspection will be made upon being notified that all
deficiencies have been corrected.
Core samples will be taken to verify base and surface thicknesses and quality by a
commercial testing company.
When all plat procedures have been completed satisfactorily, the final plat will be
recommended by the City Engineer for Council approval or construction bond release.
Prior to the final approval and/or construction bond release, the subdivider/owner shall
furnish warranty (two years) as required in Section 40 of the Subdivision Ordinance.
If the construction is being done under the bonding procedures noted in the Subdivision
Ordinance, partial releases may be requested and allowed by the City Engineer as
specific items are completed.
Record samples and cores may be required by the City Engineer and tested to ascertain
that the materials and workmanship comply with the requirements noted herein.
9. ENGINEERING INSPECTION, TESTING AND ADMINISTRATIVE COST:
The subdivider/owner shall reimburse the City for the cost expended for all inspection
services, testing and related administrative expenses furnished and conducted by or on
behalf of the City. Adequate records and documentation will be kept by the City to
provide for an accounting of these costs.
10. ACCEPTANCE OF STREETS INTO THE CITY SYSTEM FOR MAINTENANCE.
Upon completion of all previous requirements, all roads and streets designated in the
plat as public roads and streets will be recommended by the City Engineer to the City
Council for acceptance. Any roads and streets not designated as City Streets will not be
maintained by the City of Riverdale, Iowa and will be provided with adequate covenants
or other legal documents which ensure that the City will not have or need to assume any
maintenance or other responsibility for such roads or streets.
11. ENGINEERING DRAWINGS, SECTIONS, AND SPECIFICATIONS.
'Engineering drawings and cross -sections which are referred to in the Subdivision
Ordinance are included on the following pages, For all the items not specifically covered
in the Riverdale City Code or Appendix I, the Iowa Statewide Urban Designs and
Specifications (SUDAS) Manuals should be used.
34
Appendix 1
35
LOCAL RESIDENTI AL STREETS
WITH 250 VPD OR LESS
(DEAD END STRELtS)
50' ROW
3t'
• Compacted Sand ba ckfill in utility trenches
to be required under roadwa y.
• Se e Curb & G utt er d etail
- 6 Reinf orced con crete
• Sanit ary and/or storm s ewers sh all be placed
back of curb n ot under r oadway .
- Before placement of the pav ement, h ouse
co nn ecti ons for sanitary s ewer sh ould be
exte nded to th e pr operty line.
j
4 -
CROWN LAYOUT MEASUREM ENTS
HALF WI DTH OF PAVING
4 U8^.-14
2r
7l8--
1
.--VAR.
! 2.---1.-- 2.
2' � 2" ``
2" ..
"T` LIN E
CURB TO CURB
2' IN TERV ALS
HEIGHTS
FRO M
SS"
"T- LINE
R 4 3/4 r
ARE - MEASURED
A, 8, C , E TC.,
TO FINISHED
Erf! R
f
•
FROM CENTER
ARE MEASURED BETWEEN
P AVING.
a
C
OF P AVING
CURBS
g
DIMENSIONS A RE 1N IN CHES •
warm
S
R
L
K
J
1 1 H G E .-
E D
C N A
crowu`H-`v' 1_.
22" 20'
I8'
16' I4 ' 12" 10'
8." _ . ._ 6
- a' 0'
31 -
r G
+ 4 3/4
I +- 4 43 .1!15
. _ .`E"
•2 1/2 +-i 15/161 1 PI i6 t e 5/16 31 1/4
t ,
4 3/41
CROWN MEASUREMENTS
FOR BOTTOM OF PAVING SCREED
HALF W107H OF PAVING
4.4LF WIDTH/2 HALF WIDTH/2
z.
H
2'
WIDTW JCRO NiN
IEET
31'
C
2'
0
2
VARIES
NI = Cg0NVN . X 25% •
DIMENSIONS IN INCHES
1
CROWN
S
THICICKKIeS
INCHES
4 •3/4'
A
9/18
BC D E F. E H I
4' S' 8' 10' 12' 14' 16' IC
5/15 II.1/p 1.3/18 F1/1613/15 7/13
J
K
M14
WIDTH
0' 22' M10
F-3/18
- Mt/
31'
s
a
z 31'
LONGITUDINAL JOINT SPACING FOR PAVING
38
CURES CROSS SECTION DETAIL
2 4-
3
15"
I'
—41
1.1
CONTINUOUS STEEL REINFORCING MESH•
• P
DETAIL OF STANDARD CURB SECTION
LONGITUDINAL JOINTS
LONGITUDINAL
REINFORCED
CONTRACTION JOINT
CONCRETE
SAWED OR PREMOL OED STRIP
PILLED WITH BI TULIEN JOINT SEALER
1/16''_TO /d''. ••
e.,. -
KEYED CONSTRUCTION JOINT
REINFORCED CONCRETE
TOOLED JOIN/ TO BE FILLED
REINFPRCINC MESH 1/B -R ;WITH BITUMEN JOINT SEALER
.b .r7,'J \ •.. µ.'e• ; .• JiaN:' h`I RS`T:••PQUR
„SECOND -FOtjR 1 - ,
I.
.
I/2"x SO• 30" DERV/172E D BAR
ASPHALT OR STEEL KEYWAY
S" MIN, STEEL SPADE
39
TRANSVERSE JOINTS
REINFORCED CONCRETE
CONTRACTION JOINT
SAWED OR RREMOLDED STRIP
ILLED WITH BITUMEN
JOINT SEALER '
O : D/4"
r
CONTINUOUS STEEL. REINFORCING MESH
1/18" TO 1/4" WIDE- 47 ..
FORMED CONTRACTION JOINT
FILLED WITH BITUMEN
JOINT SEALER
'D/4'". 'v..
—:.� `'.*• R' Y : •.n • } AN I/4"- I/E"
CONTINUOUS STEEL REINFORCING MESH
FORMING TOOL DEPTHS LESS THAN 0/4 - MUST BE SAWED
. 4 '
EXPANSION JOINT
3/4'x 16"0 STEEL DOWEL
SPACED I'-0" ON CENTERS
DOWEL BASKET
HAND TOOLED JOINT TO BE
FILLED WITH BITUMEN
JOINT SEALER
5 EXPANSION CAP
—77
GREASE THIS END OP DOWEL BAR
S/4" x O NON -EX T RUDING EXPANSION
-JOINT MATERIAL
CONSTRUCTION JOINT OR EMERGENCY HEADER
TO BE COMPLETED AS CONTRACTION JOINT
WHEN CONSTRUCTION IS RESUMED TOOLED JOINT TO EE
PILLED WITH BITUMEN:
JOINT SEALER
EINFORCING MESH
8"MIN. STEEL SPADE OR DOWEL BASKET
V8" R-
TEMPORARY HEADER.
3/4" u I8" L'" STEEL
DOWEL. BAR SPACES
I' -0" ON CENTERS
40
PLAN OF JOINT LO CATION
RE SIDENTIAL
STRE ET
ARTERI AL
STREET
MI OR MO R
LEGEND:
C TRAN SV ER SE CONTRACTION J OINT
ALL EY
PR/VA IE DRIVE
RESI DE NTIAL
STRE E-
E TRA NS VERSE EXPAN SIO N JOINT
L LONGITU DINAL CONTRACT ION OR KEYED C ONSTRU CTIO N JOI NT
K KEYED CONSTRU CTION JOINT
M - EXPANSION M ATERIAL 3/4 " THICK WITHO UT REINFORCI NG BA RS
SAN ITARY SEWERS
HOUSE LATERALS
LATERAL SHOOLO
NOT EXTEND INTO
SANITARY SEWER
1/8' SENO OR
1/4" BENO
CONCRETE
WRONG
-444 A
SECTION BB
A
RIGHT
ROCKS A. WOCO SHOULD NOT
EE USED TO SUPPORT THE PIPE
IN. GRADE /8 IN/FT,
SMALL EXCAVATIONS
SHOULD 8E MADE
FOR THE BELLS
• SECTION AA
NOTE
TRENCH SHALL NOT
SE SACKFILLEO ,UNTIL
APPROVED O? INSPECTOR
42
FLARED END SECTION
SAME A4 FLARED
END SECTION
1.72D+11
t.
12"TNIYU IV DIAMETER PIPE IR'
21•THRU 33"DIAMETER PIPE I6"
30"THRU 4&"DIAMETER PIPE 24'
OVER 48" DIAMETER PIPE 3C"
TIE 3 JOINT WITH. P PE CONNECTORS
43
FLAT -TOP STORM SEWER MANHOLE
COfICR-TE
1/2" MORTAR ON
INSIDE G CtJT'SIOE
OF ERICK WALLS
6" CONCRETE
BEU7N PIPE
44
NEENAH TYPE R 6030 MANHOLE
FRAME WITH TYPE 9 SOLID LIO
OR EQUAL
2 LAYERS OF PAVING MESH MAY
BE SUBSTITUTED FOR =3 DEFORMED BARS
43 BARS
3' - 2"
%3 BARS
S1-8"
6"
CONCRETE OR
BRICK WALL
5 '+3 EARS
3 BA6"RS
SECTION A - A•
SECTION 8-8
BOX -OUT DETAILS
MANHOLES AND CATCH BASINS
c///'''3/8" DEFORMED EARS 014
/ LA OR DOUBLE
\ LAYERR PAVING MESH
NEENAH TYPE A-1030
MANHOLE FRAME WITH
TYPE S SOLID LID
CR EQUAL
18,
^+ TRANSVERSE CONTRACTION JOINTS
EXTENDED FROM CURB TO CURB
45
6-R3 DEFORMED BARS
31-6' LONG c I2'CENTE RS
IN BOX -OUT
morel
Ar INTERSECTIONS,
CATCH BASIN TO DE PLACED
ON TANGENT AOJACENT 70
RADIUS BEFORE CURS
4' g" WATER PASSES CROSSWALK,
AVOID CENTER OF RADIUS
RETURN CATCH BASIN
LOCATIONS WHERE
POSSIBLE.
2" EXTRA PAVEMENT THICKNESS MAY BE
SUBSTITUTED FOR REINFORCING IN BOX -OUT,
TYPE R JOINT
JOINT SEALER
KEYWAY L 3g"'l" BARS
Si3 DEFORMED BARS 4-D'� LONGS 12"CENT ER5
-5 Y5 OEFORME0 OARS 4'-6"
$ LONG a 12" CENTERS
e" MIN. DEPRESS
JOINT SEALER . 2'4
2-3 DEFORMED BARS
9'-6' LONG 012' CENTERS
iN BOX -OUTS
SINGLE CATCH BASIN
TOP LOCATION j
DETAIL
TYPE
JOINT
• 10' 0
PLAN VIEW.
DEPRESS 2.AT GUTTERLINE
2'-6"
F4 DEFORMED DO
OARS e. 12"
CENTERS IN ALL
WALLS
LOCArIO
NEENAH R32a3FRAME WITH
DR OR DL GRATE
oR
NEENAH R 3244 FRAME
WITH DR OR DL GRATE
OR
CAST JORDAN IRON WORKS
NO. 9316 WITH TYPE TI 6ACK
ANO TYPE MS DIACONAL 6AR
ORATE
3' 0-114$ — 4'
5' 0" MIN.
SECTION A -A
MINIMUM STRUCTURE WALL
THICKNESSES ARE:
51 FOR PRECAST CONCRETE
6" FOR POURED CONCRETE
NOTE: DEFORMED DOWEL BARS IN POURED
CONCRETE WALLS ONLY. PLACE IN
CORNERS AND S l2' CENTERS IN CENTER OF WALL
KEYWAY SHALL HAVE NOMINAL DIMENSIONS OF
1)2 INCH DEPTH AND 2Y2 INCH WIDTH:
TWO LAVERS OF PAVING REINFORCING MESH
OR LARGER DIAMETER BARS MAY BE SUBSTITUTED
Foriaa DEFORMED BARS.
PRECAST SASES NOT ALLOWED
LOCATION
6' MIN.
SECTION B -B
TOP LOCATION
4 DEFORMED
BARS ® 12"
CENTERS IN
ALL WALLS
IN.
46
DOUBLE CATCH BASIN DETAIL
PLAN VIEW
2 -EXTRA PAVEMENT THICKNESS MAY 5E SUBSTITUTED FOR REINFORCING IN 80% -OUT,
NEENAH R 0293 FRAME WITH DR OR OL GRATE OR NEENAH R7d4LA FRAME WITH DR OR OL GRATE
OR EAST JORDAN IRON WORK!. NO 7510 WITH TYPE Ti BACK AND TYPE M3 DIAGONAL BAR GRATE
DEPRESSED 2' AT GUTTER Li NC
TOP LOCATION- B-ZJ DEFORMED
TYPE R JOINT
KEYWAY
'� WITW 411 "Ii EA
4 DEFORMED DOW
TARS ca le CENTERS
N ALL WALLS
2-43 DEFORMED BARS
Y-8° LONG E 11"CENTERS
IN SOX -OUT
"—JOINT
CALEB
14 DEFORMED OOW„E_
3AR5 D 12" CENTERS
N ALL WALLS
9' 0°MIN.
SECTION A -A
DEPRESS.?"
Q_5_'T/41
SECTION B --E3
ARS B1-8" LONG' 2° CENTERS
IN BOX -OUT
TYPE.R JOINT
OINT SEALER
9_/3 DEFORMED BARS 4'-0" LONG
12" CENTERS
—S-0B DEFORMED BARS BI- 8"LONG
e IX' CENTERS
MINIMUM STRUCTURE WALL
THICKNESSES ARE:
5" FOR PRECAST CONCRETE
6' FOR POURED CONCRETE
NOTE; DEFORMED DOWEL BARS IN POURED CONCRETE
WALLS ONLY. PLACE IN CORNERS AND® 12"
CENTERS IN CENTER.OF WALL, KEYWAY SHALL
HAVE NOMINAL DIMENSIONS OF 1)12 INCH
DEPTH AND 2 INCH WIDTH.
TWO LAYERS OF RAVING REINFORCING MESH
OR LARGER DIAMETER BARS MAY BE
SUBSTITUTED FOR'3 DEFORMED BARS,
NOTE: AP INTERSECTIONS, CATCH BASIN IS TO BE
PLACED ON TANGENT ADJACENT TO RADIUS
BEFORE CURB WATER PASSES CROSSWALK.
AVOID CENTER OF RADIUS RETURN CATCH
IN BASIN LOCATIONS WHERE POSSIBLE.
PRECAST BASES NOT ALLOWED
47
RESIDENTIAL_
C URB CUT AND DRIVEW AY APR ON
CO
CO
LIP AT GUTTE R ELE VA TION
REINFOR CIN G MES H
SAW CUT 1' I/ 2"
FOR REM OVAL
I/2" EXR STRIP
•
S AW CUT
I t/2'DEEP
FOR R EMOVAL
2 3/ 4"
a
DRIVE
I/2" EXPANSION ST RIP
D RIVE VfDTH PLUS 6s MAX,
KE HED EDGE
S TANDAR D
SIDEWALK
3' WI DE S TD, PAVIN G MESH
"EINFORC I NG
2'
OL D PA VING TO
RE REMOVED
Granular Subbase
Asphalt Base, Base shall be constructed
in a minimum of two lifts.
Asphalt Surface. Asphalt surface to be placed
after completion of the subdivision.
DETAIL OE ASPHALT PAVEMENT SECTION
49
INTRODUCED: September 11, 2012
PASSED 15T CONSIDERATION: September 11, 2012
PASSED 2h1D CONSIDERATION: October 2, 2012
PASSED 3RD CONSIDERATION: October 16, 2012
PASSED AND ADOPTED by the City Council of the City of Riverdale, Iowa, on the 16
day of October ,2012 and approved by the Mayor on the 16 day of October , 2012.
ATTEST:
L�.tL4t I i
Paula McIntosh, City Clerk
CERTIFICATE
I, Paula McIntosh, City Clerk of the City of Riverdale, Iowa, do hereby certify that the preceding
is a true and complete copy of the Riverdale Subdivision Ordinance as passed and adopted by
the Council of the City of Riverdale, Iowa on the 16 day of October, 2012.
Witness my hand and seal of office this 16 day of October ,2012.
SEAL
50
Paula McIntosh, City Clerk