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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 Page 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 Page 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. 1 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 3 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. 4 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. g• 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 7 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 8 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. 10 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 11 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 12 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 13 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. 14 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. 15 ( 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 16 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 17 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 18 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. 19 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 20 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. 21 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. 22 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. 23 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. 25 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. 27 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. 28 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