It is deemed essential to establish minimum standards for the design and development of all new subdivisions so that existing developments will be protected and so that adequate provisions are made for public utilities and other public requirements and to improve the health, safety, and general welfare.

   This chapter is adopted by the City governing the subdivision of all lands within the corporate limits of the City, and pursuant to the provisions of Section 354.9 of the Code of Iowa, the City reserves the right to review each and every subdivision plat and plat of survey which is proposed to be developed on any and all land in the unincorporated area outside the corporate boundaries of the City, but within two miles of those corporate boundaries. These subdivision plats will be reviewed by the same standards and conditions used for review and approval of subdivisions within the City limits. In the alternative, the City reserves the right granted by Section 354.9(2) of the Code of Iowa and approval pursuant to Chapter 28E Agreements entered into and recorded between any county or city which has also adopted ordinances regulating the division of land which lies within the area of review established by the City. As required in Section 354.9(1) of the Code of Iowa, the City will record the ordinance codified in this section in the office of the County Recorder and file it in the office of the County Auditor of each county wherein land reserved in this section for review of subdivision plats and plats of survey by the City is located.

   For purposes of this chapter, the following terms are defined:

   1.   Words beginning with “A.”

      A.   “Access street” means a street that is parallel to and adjacent to a major thoroughfare or highway; and which provides access to abutting properties and protection from through traffic.

   2.   Words beginning with “B.”

      A.   “Block” means an area of land within a subdivision that is entirely bounded by streets, highways, or ways, except alleys, or by streets, highways, or ways, except alleys, and the exterior boundary or boundaries of the subdivision.

      B.   “Building line” shall be shown on all lots intended for residential use of any character, and on commercial and industrial lots when required by ordinance. Such building line shall not be less than required by the Zoning Code. Where the subdivided area is not under zoning control, the Planning and Zoning Commission shall require building lines in accordance with the needs of each addition.

   3.   Words beginning with “C.”

      A.   “Commission” means the Planning and Zoning Commission.

      B.   “Collector streets” means those which carry traffic from minor streets to the major system of arterial streets and highways, including the principal entrance streets of a residential development and streets for circulation within such a development.

      C.   “Cul-de-sac” means a short, minor street, having one end open to motor traffic, the other end being permanently terminated by a vehicular turnaround.

   4.   Words beginning with “D.”

   5.   Words beginning with “E.”

      A.   “Easement” means a grant by the property owner of the use for a specific purpose, of a strip of land by the general public, a corporation, or a certain person or persons, and within the limits of which the owner of the fee shall not erect any permanent structures, but shall have the right to make any other use of the land subject to such easement which is not inconsistent with the rights of the grantee. Public utilities shall have the right to trim or remove trees which interfere with the use of such easements.

      B.   “Engineer” means a registered engineer authorized to practice civil engineering, as defined by the registration act of the State.

   6.   Words beginning with “F.”

   7.   Words beginning with “G.”

   8.   Words beginning with “H.”

      A.   “Half-street” means a one-half width street right-of-way on the boundary of a subdivision dedicated by the subdivider to the City; for future development when another subdivision is platted along the side of the half-street. Half streets are not permitted.

   9.   Words beginning with “I.”

   10.   Words beginning with “J.”

   11.   Words beginning with “K.”

   12.   Words beginning with “L.”

      A.   “Lot” means a portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development.

   13.   Words beginning with “M.”

      A.   “Major thoroughfare” means a street used primarily for fast, large volume traffic.

      B.   “Minor street” means a street used primarily for access to the abutting properties.

   14.   Words beginning with “N.”

   15.   Words beginning with “O.”

   16.   Words beginning with “P.”

      A.   “Performance bond” means a surety bond or cash deposit made out to the City in an amount equal to the full cost of the improvements which are required by this chapter, said cost being estimated by the City Engineer, and said surety bond or cash deposit being legally sufficient to secure to the City that said improvements will be constructed in accordance with this chapter.

      B.   “Plat” means a map, drawing, or chart on which the subdivider’s plan of the subdivision is presented and which the subdivider submits for approval and intends to be in final form to record.

   17.   Words beginning with “Q.”

   18.   Words beginning with “R.”

      A.   “Roadway” means that portion of the street available for vehicular traffic, and where the curbs are laid, the portion from back-to-back of curbs.

   19.   Words beginning with “S.”

      A.   “Subdivision” means the division of land into three or more lots for the purpose, whether immediate or future, of transfer of ownership or building development; or any change in existing street lines or public easement. The term, when appropriate to the context, shall relate to the process of subdividing or to the land subdivided, or the resubdivision of land heretofore divided or platted into lots or other divisions of land, or, if a new street is involved, any division of land.

      B.   “Surveyor” means a registered surveyor authorized to practice surveying, as defined by the registration act of the State.

   20.   Words beginning with “T.”

   21.   Words beginning with “U.”

   22.   Words beginning with “V.”

   23.   Words beginning with “W.”

   24.   Words beginning with “X.”

   25.   Words beginning with “Y.”

   26.   Words beginning with “Z.”

   The following regulations shall apply to any plats of survey which create new parcels within the jurisdiction of the City:

   1.   Recording. No plats of survey for any land within the jurisdiction of the City shall be recorded in the County Recorder’s office or have any validity until the Council has adopted a resolution approving and releasing the plat of survey for recordation.

   2.   Application and Processing. Any person, firm, or entity, proposing the division or subdivision by means of a plat of survey of any land into two or more parts or the creation of a new lot or parcel within the jurisdiction of the City, including any area outside the City’s boundaries pursuant to Section 354.9 of the Code of Iowa, shall submit an application to the Community Development Department, on the prescribed forms, for review for compliance with City Code requirements. The City staff shall review the proposal and formulate a recommendation to the Council, which shall be presented to the Council in a written report.

   3.   Approval or Denial. The Council may, at their full discretion, approve, deny, or modify, wholly or partly, any application for approval of a plat of survey. The Council may impose such conditions and limitations as it deems necessary to assure that the general purpose and intent of this Code and all other ordinances or policies enacted or followed by the Council will be observed, and that the public interest, health, safety, convenience, and welfare will be served.

   1.   Whenever the owner of any tract or parcel of land within the jurisdiction of this chapter wishes to subdivide or plat the same, said owner shall cause to be prepared a preliminary plat of said subdivision, and shall submit 12 copies of said preliminary plat and other information to the Clerk. The preliminary plat shall contain such information and data as is outlined in Section 175.07 hereof.

   2.   The Clerk shall immediately refer copies of the preliminary plat to the Planning and Zoning Commission and to the City Engineer. The City Engineer shall carefully examine said plat as to its compliance with this Code of Ordinances, the existing street system, and good engineering practices, and shall, as soon as possible, submit findings to the Planning and Zoning Commission.

   3.   After receiving the City Engineer’s report, the Planning and Zoning Commission shall study the preliminary plat and other material for conformity thereof to those regulations. The Planning and Zoning Commission may confer with the subdivider on changes deemed advisable and the kind and extent of such improvements to be made. Before approving a preliminary plat, the Planning and Zoning Commission may, at its discretion, hold a public hearing on the proposed plat, notice of which shall be given by publication in a local newspaper of general distribution, or by posting notices on the tract, or by sending notices to affected property owners by mail. Such notice shall be given within seven days prior to the public hearing. The Planning and Zoning Commission shall file with the Council recommendations for approval or rejection of such preliminary plat within 45 days after the date of submission of said plat to the Planning and Zoning Commission. Upon receiving recommendations of the Planning and Zoning Commission, the Council shall consider the same and, if the plat is found to conform to the provisions of this chapter, the Council shall approve the preliminary plat.

   4.   The approval of the preliminary plat by the Council shall be null and void unless the final plat is presented to the Council within 180 days after date of said preliminary plat approval.

   5.   Approval of the final plat and final acceptance of improvements shall be given by resolution of the Council which shall direct the Mayor and Clerk to certify the resolution which shall be affixed to the plat. Procedure for approval of the final plat shall be as outlined in Section 175.06(5).

   The standards and details of design herein contained are intended only as minimum requirements so that the general arrangement and layout of a subdivision may be adjusted to a wide variety of circumstances. However, in the design and development of a plat, the subdivider shall use standards consistent with the site conditions so as to assure an economical, pleasant, and durable neighborhood.

   1.   Streets.

      A.   Comprehensive Plan. All proposed plats and subdivisions shall conform to the Comprehensive Plan. All proposed plats and subdivisions shall also conform to additional proposed street plans as set out by the City.

      B.   Continuation of Existing or Planned Streets. Proposed streets shall provide for continuation or completion of any existing streets (constructed or recorded) or any streets which are a part of an approved preliminary subdivision plan, in adjoining property, at equal or greater width, but not less than 50 feet in width, and in similar alignment, unless variations are recommended by the Planning and Zoning Commission.

      C.   Circulation. The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets, thoroughfares, or unsubdivided land as well as may be required by the Planning and Zoning Commission. Permanent, dead-ended “cul-de-sac” streets may be utilized as part of a street system layout, but deference is given to street segments that allow “through” traffic. In a case where a street will eventually be extended beyond the plat, but is temporarily dead-ended, an interim turnaround may be required.

      D.   Street Intersections. Street intersections shall be as nearly at right angles as possible.

      E.   Cul-de-sac. Whenever a cul-de-sac is permitted, such street shall be no longer than 600 feet and shall be provided at the closed end with a turnaround having a street property line diameter of at least 130 feet in the case of residential subdivisions. The right-of-way width of the street leading to the turnaround shall be a minimum of 50 feet. The property lines at the intersection of the turnaround and the lead-in portion of the street shall be rounded at a radius of not less than 150 feet; or equal straight approach lines. A turnaround diameter greater than 130 feet may be required by the Planning and Zoning Commission in the case of commercial or industrial subdivisions, if it is deemed necessary.

      F.   Street Names. All newly platted streets shall be named in a manner conforming to the prevailing street naming system. A proposed street that is obviously in alignment with other existing streets, or with a street that may logically be extended although the various portions be at a considerable distance from each other, shall bear the same name. Names of new streets shall be subject to the approval of the Planning and Zoning Commission in order to avoid duplication or close similarity of names.

      G.   Physical and Cultural Features. In general, streets shall be platted with appropriate regard for topography, creeks, wooded areas, and other natural features which would lend themselves to attractive treatment.

      H.   Half-Streets. Dedication of half-streets will not be permitted. Where there exists a dedicated or platted half-street or alley adjacent to the tract of land to be subdivided, the other half shall be platted, if deemed necessary by the Planning and Zoning Commission.

      I.   Alleys. Alleys may be required in business areas and industrial districts for adequate access to block interiors and for off-street loading and parking purposes. Except where justified by unusual conditions, alleys will not be approved in residential districts. Dead-end alleys shall be provided with a means of turning around at the dead-end thereof.

      J.   Easements. Easements for utilities shall be provided along rear or side lot lines or along alleys, if needed. Whenever any stream or important surface water course is located in an area that is being subdivided, the subdivider shall, at their own expense, make adequate provision for widening the channel so that it will properly carry the surface water, and shall provide and dedicate to the City an easement along each side of the stream, which easement shall be for the purpose of widening, improving, or protecting the stream and for the purpose of installation of public utilities. The waterway easements shall be approved by the City Engineer. The total width of the easement shall be adequate to provide for these purposes, and said easement shall be a minimum of 50 feet on each side of the centerline of the stream or water course.

      K.   Neighborhood Plan. If any overall plan has been made by the Planning and Zoning Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.

      L.   Land Not Platted. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Planning and Zoning Commission may require topography and a sketch of a tentative future street system of the unsubdivided portion.

      M.   Major Thoroughfares. Where a new subdivision, except where justified by limiting conditions, involves frontage on a heavy trafficway, the street layout shall provide motor access to such frontage by one of the following means:

         (1)   A parallel street supplying frontage for lots backing onto the trafficway.

         (2)   A series of cul-de-sacs or short loops entered from and planned at right angles to such a parallel street, with their terminal lots backing onto the highway.

         (3)   An access drive separated by a planting strip from the highway to which a motor access from the drive is provided at points suitably spaced.

         (4)   A service drive or alley at the rear of the lots. Where any one of the above-mentioned arrangements is used, deed covenants or other means shall prevent any private residential driveways from having direct access to the trafficway.

      N.   Dedication. A deed to the City shall be given for all streets before the same will be accepted for City maintenance.

      O.   Railroads. If a railroad is involved, the subdivision plan should:

         (1)   Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad.

         (2)   Border the railroad with a parallel street at a sufficient distance from it to permit deep lots to go back onto the railroad, or form a buffer strip for park, commercial, or industrial use.

         (3)   Provide cul-de-sacs at right angles to the railroad so as to permit lots to back thereonto.

      P.   Street Widths. Streets shall have a width and cross-section as shown in the Comprehensive Plan for the type of street involved.

      Q.   Street Grades. Streets and alleys shall be completed to grades which have been officially determined or approved by the City Engineer. All streets shall be graded to the full width of the right-of-way and adjacent side slopes graded to blend with the natural ground level. The maximum grade shall not exceed six percent for main and secondary thoroughfares, or 10 percent for minor or local service streets. All changes in grades on major roads or highways shall be connected by vertical curves of a minimum length in feet equivalent to 20 times the algebraic difference between the rates of grades, or greater, if deemed necessary to the City Engineer; for minor streets, 15 times. The grade alignment and resultant visibility, especially at intersections, shall be worked out in detail to meet the approval of the City Engineer.

   2.   Blocks.

      A.   Length. No block shall be longer than 1,320 feet. The distance of 1,320 feet may be reduced by the City if it is considered to be excessive in its particular application.

      B.   Block Corner Radius. At street intersections, block corners shall be rounded with a radius of not less than 15 feet, unless at any one intersection a curve radius has been previously established, then such radius shall be used as standard.

   3.   Lots.

      A.   Corner Lots - Widths. Corner lots shall have a minimum width of 80 feet in order to permit adequate building setbacks on both front and side streets.

      B.   Double Frontage Lots - Prohibited. Double frontage lots, other than corner lots, shall be prohibited except where such lots back onto a major street or highway or except in the case of large commercial or industrial lots. In addition, no fence or other structure shall be closer than 15 feet from the major street or highway right-of-way. The yard between the major street or highway right-of-way and the 15-foot setback shall include one hardwood deciduous tree (Ash: “Autumn Purple,” Green [seedless]; Maple: Crimson King, Norway, Sugar; Oak: Burr, English, Northern Red) and three shrubs for every 25 linear feet, or major fraction thereof, of lot width along the major street or highway. The trees shall be at least one and one-half inch caliper and the shrubs shall be at least 18 to 24 inches in height. The developer is required to install the tree and shrub improvements before the final plat is approved. Thereafter, the property owner is required to maintain the plantings and replace them as necessary with approved materials. Whenever practical, existing trees and shrubs should be preserved and incorporated into the overall design. This section does not replace the screening requirements for commercial and industrial properties. (Refer to Chapter 165, Figure L).

      C.   Side Lot Lines. Side lot lines shall be approximately at right angles to the street or radial to curved streets.

      D.   Lot Size - Public Sewer Not Available. For the purpose of complying with minimum health standards, lots which cannot be reasonably served by an existing public sanitary sewer system shall have a minimum width of 100 feet, measured at the building line, and an area of not less than 20,000 square feet.

   4.   Improvements.

      A.   General. The subdivider shall install and construct all improvements required by this chapter. All required improvements shall be installed and constructed in accordance with the latest published versions of the Urban Design Standards for Public Improvements and the Urban Standard Specifications for Public Improvements under the supervision of the Council and to its satisfaction. Inspection shall be provided by the City, at the subdivider’s expense, as deemed necessary to assure quality workmanship on all portions of the construction to be dedicated to the City. Said inspection costs shall be paid by the subdivider before final approval will be given. These requirements shall also apply to the unincorporated area up to two miles beyond the limits of the City.

      B.   Grades. All streets, alleys, and sidewalks within the platted area which are dedicated for public use shall be brought to the grade approved by the Council after receiving the report and recommendations of the City Engineer.

      C.   Paving. All paving of roadways constructed for public use will be installed in accordance with the latest published versions of the Urban Design Standards for Public Improvements and the Urban Standard Specifications for Public Improvements and at grades approved by the City Engineer. Pavement type may be based on characteristics of the roadway.

      D.   Sidewalks. Sidewalks shall be constructed on both sides of all streets being dedicated for public use. Sidewalks shall be a minimum of four feet in width and shall be constructed of Portland cement concrete in accordance with designs and specifications approved by the Council and at grades approved by the City Engineer.

      E.   Water and Sewers. Water mains, sanitary sewer lines, and storm sewers and their appurtenances shall be constructed and installed in accordance with the latest published versions of the Urban Design Standards for Public Improvements and the Urban Standard Specifications for Public Improvements and the plans and specifications adopted by the Council. Water and sewer lines shall be made accessible to each lot. At a minimum, water mains shall be eight inches in size, hydrants shall not be farther apart than 350 feet, and storm sewers shall be designed for five-year storms.

      F.   Underground Utilities. Improvements such as cable TV, telephone and electric lines, street lights, gas mains, and similar facilities in any subdivision shall be installed where necessary in any subdivision addition to the City and all utility lines, except electric lines of nominal voltage in excess of 15,000 volts, shall 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 accordance with the latest published versions of the Urban Design Standards for Public Improvements and the Urban Standard Specifications for Public Improvements and in such a manner so as not to interfere with other underground utilities. Underground utility lines which cross underneath the right-of-way of any street, alley, or way shall be installed prior to the improvement of any such street, alley, 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 so as not to be unsightly or hazardous to the public. Such incidental appurtenances shall be in accordance with the standards and specifications of the City Engineer.

      G.   Horizontal and Vertical Survey Control. The City requires all projects that modify or add to the City’s infrastructure to be tied into the Horizontal and Vertical Control System as adopted on June 19, 2006.

         (1)   Vertical Control. A project’s vertical datum must tie into the vertical control points provided in the City’s Horizontal and Vertical Control Network with a minimum of one of the points being a Primary Control Point, other points may be Secondary Points.

         (2)   Horizontal Control. A project may use an existing basis of bearing and assumed coordinates that meet the project’s on the ground needs and as may be required by practical and accepted survey methods. Although an assumed horizontal coordinate system can be used, a project’s horizontal control must also be tied into the City’s Horizontal Control Network by labeling at least two points. The basis of the tie must be from a minimum of one of the Primary Control Points listed in the City’s Horizontal and Vertical Control Network with a listing of the points used to make the relationship.

   5.   Approval of Final Plat and Final Acceptance of Improvements.

      A.   Construction of Improvement or Posting of Bond. Before the Council approves the final plat, all of the foregoing improvements shall be constructed and accepted by formal resolution of the Council. Before passage of said resolution of acceptance, the City Engineer shall report that said improvements meet all City specifications and ordinances or other requirements, and all agreements between the subdivider and the City; and the City Attorney shall report that the subdivision owner has filed in proper form a maintenance bond (or bonds) to cover all construction being dedicated to the City. Maintenance bonds shall be in the name of contractors who have done the work. Maintenance bonds shall be in effect from passage of resolution of acceptance by the Council, then for the following number of years:

         (1)   Concrete paving   4 years.

         (2)   Storm sewers and appurtenances   4 years.

         (3)   Sanitary sewers and appurtenances   4 years.

         (4)   Water mains and appurtenances   4 years.

   This requirement for the construction of all improvements may be waived if the subdivider will post a performance bond or certified check with the Council guaranteeing that said improvements will be constructed within a period of one year from final acceptance of the plat. The performance bond shall include the costs of sediment and erosion control measures for the plat. However, if a performance bond is posted, final acceptance of the plat will not constitute final acceptance by the City of any improvements to be constructed. Improvements will be accepted only after their construction has been completed all in accordance with the rules above outlined. No maintenance work will be done by the City and no public funds will be expended in the subdivision until such improvements have been completed and accepted by the City.

      B.   Resubdivisions. The Council may waive the requirements for the construction and installation of some or all of the foregoing improvements in cases of resubdivisions where only the size, shape, and arrangement of lots is being changed and no new streets are required and, in case of dedications of land or rights-of-way to public use, where such dedication is in excess of the needs of the subdivision and is desired by a public agency in lieu of a purchase or condemnation proceeding.

   The preliminary plat of a subdivision is not intended to serve as a record plan. Its purpose is to show on a map all facts needed to enable the Planning and Zoning Commission to determine whether the proposed layout of the land in question is satisfactory from the standpoint of the public interest. The subdivider, or any representative of the subdivider, may call at the City offices in advance of the preliminary plat in order to discuss the proposed subdivision and in order to obtain information as to the requirements necessary for approval of the plat.

   1.   Number of Copies and Scale. Twelve copies of the preliminary plat shall be submitted as prescribed for review. The scale of the map shall be one inch equals 50 feet on small subdivisions, and one inch equals 100 feet on large subdivisions, unless otherwise approved by the Planning and Zoning Commission.

   2.   Contents of Preliminary Plat.

      A.   Name of subdivision, date, point of compass, scale, and official description of the property being platted.

      B.   Name and address of recorded owner and of developer.

      C.   Name and address of engineer or land surveyor.

      D.   Existing buildings, railroads, underground utilities, and other right-of-way.

      E.   Location, names, and widths of all existing and proposed roads, alleys, streets, and highways in or adjoining the area being subdivided.

      F.   Location and names of adjoining subdivisions, and the names of the owners of adjoining acreage parcels.

      G.   Proposed lot lines with approximate dimensions and the square foot area of non-rectangular lots.

      H.   Areas dedicated for public use, such as schools, parks, and playgrounds.

      I.   Contour lines at intervals of not more than five feet.

      J.   Building setback lines.

      K.   Boundaries of the proposed subdivision shall be indicated by a heavy line.

      L.   Zoning classification of the area.

      M.   Proposed utility service:

         (1)   Source of water supply;

         (2)   Provision for sewage disposal;

         (3)   Provision for stormwater drainage.

      N.   A vicinity sketch at a legible scale showing the relationship of the plat to its general surroundings.

      O.   Lot numbers.

      P.   Proposed street widths.

      Q.   Location of cluster-style mailboxes.

      R.   Ties to the City’s Horizontal and Vertical Control Network.

   3.   Accompanying Material. An attorney’s opinion in duplicate showing that the fee title to the subdivision land is in the owner as shown on the plat and showing any encumbrances that may exist against said land. Any plat that cannot reasonably be served by public sewer shall show results of soil percolation tests made by the engineer preparing the plat. Such tests shall be made in accordance with specifications approved by the City Engineer.

   1.   Number of Copies and Scale. When and if the preliminary plat is approved, the subdivider shall submit 12 copies of the final plat for review by the Planning and Zoning Commission. The scale of the map shall be one inch equals 50 feet on small subdivisions, and one inch equals 100 feet on large subdivisions, unless otherwise approved by the Commission.

   2.   Contents of Final Plat.

      A.   Name of subdivision.

      B.   Scale.

      C.   Compass point.

      D.   Curve data including delta angle, length of arc, degree of curve, tangent.

      E.   Boundary lines of subdivided area with accurate distances, bearings, and boundary angles; and a table showing mathematical closure of the subdivision boundaries, and also coordinate points of all interior lot corners with reference to one corner of the subdivision, if the subdivision contains curve linear lot lines.

      F.   Exact name, location, width, lot designation, and centerline of all streets within the subdivision.

      G.   Easements for public utilities showing width and use intended.

      H.   Building setback lines with dimensions.

      I.   Official legal description of the property being subdivided.

      J.   Lot numbers and addresses.

      K.   Certification of registered engineer or land surveyor.

      L.   Description and location of all permanent monuments set in the subdivision, including ties to original government corners and ties to the City’s Horizontal and Vertical Control Network.

      M.   The final plat shall be an exact duplicate of that plat proposed to be filed for record in the County Recorder’s office.

      N.   Cluster-style mailboxes shall be installed or bonded for and, in all cases, shall be in place prior to any occupancy permit being issued within the plat.

   3.   Accompanying Material.

      A.   Plans and profiles of all streets and alleys at a 50 foot horizontal scale and five foot vertical scale. Profiles shall show location, size, and grade of all conduits, sewers, pipelines, etc., to be placed under the streets and alleys. 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. Profiles of north and south streets shall be drawn so that the south end of the profile shall be at the left side of the drawing.

      B.   Any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.

      C.   A deed to the City, properly executed, for all streets intended as public streets, and for any other property intended for public use.

      D.   The following certificates:

         (1)   A certificate by the owner and spouse, if any, that the subdivision is with their free consent and is in accordance with the desire of the owner and spouse. This certificate must be signed and acknowledged by the owner and spouse before some officer authorized to take the acknowledgments of deeds.

         (2)   A complete abstract of title and an opinion from an attorney at law showing that the fee title is in the proprietor and that the land platted is free from encumbrance, or is free from encumbrance other than that secured by a bond as provided in Section 354.11 of the Code of Iowa.

         (3)   A certificate of the County Treasurer that the land is free from certified taxes and certified special assessments or that the land is free from certified taxes and that the certified special assessments are secured by bond in compliance with Section 354.12 of the Code of Iowa.

         (4)   A resolution and certificate for approval by the Council and for signatures of the Mayor and Clerk.

         (5)   Performance bond, if any.

   1.   Preliminary Plat Fees. Preliminary plat fees - minor plats (no proposed streets and less than four lots) will be $75.00 plus $10.00 per lot; major plats (new streets proposed or four or more lots) will be $150.00 plus $10.00 per lot.

   2.   Final Plat Fees. Final plat fees - minor plats (no proposed streets and less than four lots) will be $75.00; major plats (new streets proposed or four or more lots) will be $150.00.

   3.   Construction Plan and Inspection Fee. A fee for the submittal and review of construction plans and inspection of construction projects shall be paid by the developer to the City in the amount set forth in the Engineering Schedule of Fees as adopted by the Council. No construction plans shall be accepted from any person or entity that has fees outstanding as required by this Code or any other laws or ordinances of the City.

   4.   IDNR Construction Permit Application Fees. If developer elects to do local permitting of minor water main extensions and wastewater collection systems through the City, the fee for the submittal of the IDNR Construction Permit Application forms shall be paid by the developer to the City in the amount set forth in the Engineering Schedule of Fees as adopted by the Council. No Construction Permits shall be issued to any person who has fees outstanding as required by this Code or any other laws or ordinances of the City.

   1.   No plat or subdivision shall be recorded in the County Recorder’s office or have any validity until it has been approved in the manner prescribed herein.

   2.   The Council shall not permit any public improvements over which it has control to be made from City funds, or any City money expended for improvements or maintenance on any street in any area that has been subdivided after the date of adoption of these regulations, unless such subdivision and streets have been approved in accordance with the provisions contained herein, and accepted by the Council as a public street.

   Any provisions of these regulations may be changed and amended from time to time by the Council; provided, however, that such changes and amendments shall not become effective until after study and report by the Planning and Zoning Commission and until after a public hearing has been held, public notice of which shall be given in a newspaper of general circulation at least 15 days prior to such hearing.

   1.   Procedure. Construction drawings and as-builts or record drawings are required for all plats that have public streets or any of the following public utilities: water, sanitary sewer, or storm sewer. Construction drawings shall be submitted and approved by the City before construction begins. As-builts or record drawings shall be submitted and approved by the City before the public improvements will be accepted.

   2.   Design Standards.

      A.   All proposed developments for which construction plans are required shall conform to the preliminary plat for the development and SUDAS.

      B.   Horizontal and Vertical Survey Control. The City requires all projects that modify or add to the City’s infrastructure to be tied into the horizontal and vertical control system as adopted on June 19, 2006.

         (1)   Vertical Control. A project’s vertical datum must tie into the vertical control points provided in the City’s Horizontal and Vertical Control Network with a minimum of one of the points being a Primary Control Point, other points may be Secondary Points.

         (2)   Horizontal Control. A project may use an existing basis of bearing and assumed coordinates that meet the projects on the ground needs and as may be required by practical and accepted survey methods. Although an assumed horizontal coordinate system can be used, a project’s horizontal control must also be tied into the City’s Horizontal Control Network by labeling at least two points. The basis of the tie must be from a minimum of one of the Primary Control Points listed in the City’s Horizontal and Vertical Control Network with a listing of the points used to make the relationship.

   3.   Construction Plan Requirements.

      A.   Construction drawings shall consist of the following, as a minimum: Title sheet, grading sheet, utility sheets, paving sheets, and detail sheets. Depending on the size and scope of the project, separate plan sheets may be required for each of the utilities with the utility of interest in bold and the other utilities in a lighter shade. All utility sheets should show all of the utilities on plan and profile sheets.

      B.   The City is to receive seven-copies (24 inches by 36 inches) of the construction plans for initial review, three-copies (24 inches by 36 inches) for subsequent reviews, and four-copies (11 inches by 17 inches) and one-electronic copy (PDF format) of the final approved construction plans.

   4.   As-Built or Record Drawing Requirements.

      A.   Record drawings shall consist of the final approved construction plans marked up to show all changes.

      B.   Record drawings shall show all utility locations including flow and rim elevations.

      C.   Record drawings shall show final grading elevations by “spot” elevation checks shown on the grading sheet. At a minimum, each lot corner and at least one other point on each lot are to be shown. Additional “spot” elevation checks should show all drainage ways, stormwater BMPs, and any features that differ from the original design.

      D.   Record drawings shall be maintained by the contractor and kept up to date as the work progresses.

      E.   The original record drawings shall be provided to the developer’s engineer upon completion of construction. The City is to receive record drawings (full set of construction drawings) as follows: one-electronic copy; one Mylar copy (24 inches by 36 inches) and seven-copies (24 inches by 36 inches). The drawings shall be submitted prior to final plat acceptance. Add ties to the City’s Horizontal and Vertical Control Network as set forth in Section 175.06(4)(G).

   5.   Expiration of Approval. All construction plan approvals shall expire and terminate within 180 days after date of said approval unless the project construction has begun and continues in earnest.