Pleasant Hill City Zoning Code

CHAPTER 175

SUBDIVISION REGULATIONS

(Ord. No. 912, 08/09/2022)

175.01 PURPOSE.

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.

Effective on: 1/1/1901

175.02 JURISDICTION.

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 chapter 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 by the City is located.

Effective on: 1/1/1901

175.03 DEFINITIONS.

For the purpose of this chapter, certain terms and words are hereby defined.

175.04 PROCEDURE.

Preliminary Plat Application Required.

Whenever the owner of any tract or parcel of land within the jurisdiction of this chapter wishes to subdivide or plat the same into two (2) or more lots, said owner shall cause to be prepared a preliminary plat of said subdivision, and shall submit to the Zoning Administrator a completed preliminary plat application form, required number of copies of the preliminary plat, preliminary plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements. The preliminary plat shall contain such information and data as is outlined in Section 175.06 thereof.
The Zoning Administrator or his/her designee shall examine said preliminary plat application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment.
1. The owner shall be responsible for submitting the preliminary plat and supporting information to the US Postal Service, the water utility, the electric and gas utility, and all relevant private utilities and providers of telephone, cable tv and internet services, and addressing any comments and requirements. Prior to the preliminary plat proceeding to the Planning Commission, the owner shall provide written confirmation of the preliminary plat submittal to Des Moines Water Works and that all Water Works related comments and requirements have been addressed.
2. The Zoning Administrator or his/her designee shall compile all City comments and complete a review of the plat as to its compliance with this Code of Ordinances, the existing street system, good engineering practices, and shall review the findings with the subdivider and shall submit those findings to the Commission.
After receiving the Zoning Administrator’s report, the Commission shall review the preliminary plat and other material for conformity to regulations. The Commission may confer with the subdivider on changes deemed advisable and the kind and extent of such improvements to be made.
1. Before approving a preliminary plat, the 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 (7) days prior to the public hearing.
2. The Commission shall file with the Council recommendations for approval or rejection of such preliminary plat within thirty (30) days after the date of submission of said plat to the Commission. Upon receiving recommendations of the 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.
The approval of the preliminary plat by the Council shall be null and void unless the final plat is presented to the Council within two (2) years after the date of said preliminary plat approval. In the case of a subdivision that is proposed to be platted and developed in multiple phases, final plat applications for all phases must be presented to the Council within four (4) years of the date of approval of the final plat for the first phase. The preliminary plat for phases not submitted within this time frame shall become null and void, unless an extension is approved by resolution of the City Council.

Final Plat Application Required.

Upon receipt of a final plat application form, required number of copies of the final plat, final plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements, the Zoning Administrator or his/her designee shall examine said application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment. The Zoning Administrator or his/her designee shall compile all comments and complete a review of the final plat. The final plat shall contain such information and data as is outlined in Section 175.06 thereof. The Zoning Administrator or his/her designee shall examine said plat as to its compliance with this Code of Ordinances, consistency with the approved preliminary plat and any conditions of approval of said preliminary plat and shall submit findings to the City Council.
Upon receiving a report and recommendations from the Zoning Administrator for approval or rejection of the final plat, the Council shall review and consider the final plat. Approval of the final plat and final acceptance of improvements shall be given by resolution of the Council which shall be affixed to the plat. Procedure for approval of the final plat shall be as outlined in Section 175.05(5) of this chapter.
Changes to Approved Preliminary Plat. Any significant modifications to an approved preliminary plat, including an increase in number of lots, shall require the application and approval of a revised preliminary plat following the preliminary plat application process as detailed herein above. Minor changes to the preliminary plat may be administratively approved by the Zoning Administrator at their sole discretion.

Exceptions. The following exceptions to the Preliminary Plat and Final Plat procedures shall apply.

Acquisition and vacation plats required by the City or County for the acquisition or disposal of land or right-of-way.
Auditor’s plats required by the County Auditor.
The minor adjustment of lot lines and the division of a parcel into no more than three (3) lots by plat-of-survey for real estate transactions, may be administratively approved by the Zoning Administrator, provided there are no public improvements required and all other zoning and subdivision requirements are met. Lots created by plat-of-survey shall be considered unbuildable and must be platted as part of a subdivision plat before any building permits can be issued. The Zoning Administrator, at their discretion, may forward any plat-of-survey to the Planning Commission and City Council for review and approval.
The replatting of an existing plat provided there are no public improvements required and all other zoning and subdivision requirements are met. The review and approval process shall be the same as for a Final Plat.
Merging or combining existing parcels or lots, subject to execution of a recorded lot tie agreement with the City.

Effective on: 1/1/1901

175.05 SUBDIVISION DESIGN STANDARDS.

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.
1. 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.
2. 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 plat, in adjoining property, at equal or greater width, but not less than fifty (50) feet in width, and in similar alignment, unless variations are recommended by the Commission.
3. 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 may be required by the Commission. In a case where a street will eventually be extended beyond the plat, but is temporarily dead-ended, an interim turnaround may be required.
4. D.
  Street Intersections. Street intersections shall be as nearly at right angles as possible.
5. E.
  Cul-de-sac. Whenever a cul-de-sac is permitted, such street shall be no longer than six hundred (600) feet and shall be provided at the closed end with a turnaround having a street property line radius of at least fifty-two (52) feet in the case of residential subdivisions. The closed end of a commercial or industrial street shall be provided with a turnaround having a street property line radius of at least fifty-five (55) feet. The right-of-way width of the street leading to the turnaround shall be a minimum of sixty (60) feet. The property line(s) at the intersection of the turnaround and the lead-in portion of the street shall be rounded at a radius of not less than one hundred fifty (150) feet; or equal straight approach lines. The pavement width for turnarounds shall be a minimum radius of forty five (45) feet for residential and 45 feet for commercial or industrial. A turnaround diameter greater than the minimum may be required by the Commission if it is deemed necessary.
6. 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 Commission in order to avoid duplication or close similarity of names.
7. 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 and protection of natural resource systems and shall be in compliance with the Comprehensive Parks and Recreation Trails Plan.
8. 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 Commission.
9. 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. Dead-end alleys shall be provided with a means of turning around at the dead-end thereof.
10. 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 his own expense, make adequate provision for not increasing storm water flows from the property.
11. K.
  Neighborhood Plan. If any overall plan has been made by the Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
12. L.
  Land Not Platted. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission shall require topography and a sketch of a tentative future street system of the unsubdivided portion.
13. 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. 1.
    A parallel street supplying frontage for lots backing onto the trafficway.
  2. 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. 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. 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.
14. N.
  Dedication. A deed to the City shall be given for all streets before the same will be accepted for City maintenance.
15. O.
  Railroads. If a railroad is involved, the subdivision plan should:
  1. 1.
    Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad.
  2. 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. 3.
    Provide cul-de-sacs at right angles to the railroad so as to permit lots to back there onto.
16. P.
  Street Widths. Streets shall be classified as arterial, collector, or local according to the Comprehensive Plan. Street widths for arterials and collectors must conform to the Statewide Urban Design and Specifications (SUDAS) according to classification. Local streets shall be a minimum width of twenty-six (26) feet from back of curb to back of curb.
17. Q.
  Street Grades. Street grades shall conform with the requirements set forth in the Statewide Urban Design and Specifications (SUDAS). The following table describes the maximum grades permitted as a percent.

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

1. R.
  The maximum grades are based on terrain and the type of roadway. Where topography or circumstance demands that grades be steeper than the allowed maximum, a recommendation shall be obtained from the jurisdictional engineer.
2. S.
  Private Streets. Private streets shall be permitted in the R-2 and R-3 zoning districts subject to the following requirements:
  1. 1.
    Minimum width of twenty-six (26) feet from back of curb to back of curb must be used where access is provided.
  2. 2.
    A private street which is closed at one end shall be no longer than six hundred (600) feet and shall be provided at the closed end with a cul-de-sac or hammerhead turnaround.
  3. 3.
    Private streets may only be considered for town home and multiple-family developments.
  4. 4.
    When considering the permitting of private streets, the city will take into account whether the development area can and should be connected to adjacent property. If such is the case, public streets should be required.
  5. 5.
    Public infrastructure construction specifications for street pavement thickness, grades, alignment, geometry, maximum cross-slopes, sidewalks, and drainage shall be required for all private street improvements and such improvements shall be subject to the same inspection process as public streets.
  6. 6.
    Private street signage including all street signs shall be different than that of public street signage so residents can identify that they have entered a private street. Signage design shall be approved by the Zoning Administrator or his/her designee.
  7. 7.
    Ingress/Egress easements or outlots owned by the association will be required at a design size allowing for the installation of sidewalks, and utilities. All private infrastructure is the sole responsibility of the association.
2.
Blocks.
1. A.
  Length. No block shall be longer than one thousand three hundred and twenty (1,320) feet.
2. B.
  Block Corner Radius. At street intersections, block corners shall be rounded with a radius of not less than twenty-five (25) feet, unless at any one intersection a curve radius has been previously established, then such radius shall be used as standard.
3.
Lots.
1. A.
  Corner Lots - Widths. Corner lots shall have a minimum width of eighty (80) feet in order to permit adequate building setbacks on both front and side streets.
2. B.
  Double Frontage Lots - Prohibited. Double frontage lots, other than corner lots, shall be prohibited except where such lots back onto a highway, alley or major street or except in the case of large commercial or industrial lots.
3. C.
  Side Lot Lines - Side lot lines shall be approximately at right angles to the street or radial to curved streets.
4. D.
  Lot Size - All lots shall conform to the lot dimensions and area minimum as set forth in the zoning regulations.
5. E.
  Street Access - Each lot, including postage stamp lots, shall have a minimum access of twenty (20) feet to an existing, paved public street, by means of frontage or easement.
4.
Improvements.
1. 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 Statewide Urban Design and Specifications (SUDAS) and the City's "Standard Public Works Specifications" on file in the office of the Clerk, 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.
2. B.
  Grades. All streets, alleys, and sidewalks within the platted area which are dedicated for public use shall be brought to the grade per the Statewide Urban Design and Specifications (SUDAS) standards. The minimum percent slope of all stormwater drainageways and swales shall be two percent (2%).
3. C.
  Paving. All paving of roadways constructed for public use will be installed in accordance with the Statewide Urban Design and Specifications (SUDAS) and at grades approved by the Zoning Administrator or his/her designee.
4. D.
  Sidewalks shall be constructed in accordance with ADA standards on both sides of all streets publicly or privately owned and being dedicated for public use. Sidewalks shall be a minimum of six (6) 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 Zoning Administrator or his/her designee. Sidewalks on corner lots shall be built to the curb line on both frontages in accordance with ADA standards.
5. E.
  Trails and Parkland Dedication. The proposed development shall include pedestrian and bicycle trails for transportation and recreation according to the Comprehensive Park and Recreation Trails Plan and parkland as required by the Dedication of Parkland ordinance (Chapter 172 of the Code of Ordinances of the City of Pleasant Hill).
6. F.
  Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management. The proposed development shall comply with the requirements of the Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management ordinance (Chapter 102 of the Code of Ordinances of the City of Pleasant Hill).
7. G.
  Stream Buffers. The proposed development shall include stream buffers as required by the Stream Buffer Protection and Management ordinance (Chapter 104 of the Code of Ordinances of the City of Pleasant Hill).
8. H.
  Water and Sewer. Water mains, sanitary sewer lines, storm sewers, and their appurtenances shall be constructed and installed in accordance with the Statewide Urban Design and Specifications (SUDAS) 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 (8) inches in size, hydrants shall not be farther apart than 450 feet, and storm sewers shall be designed for 5-year storms. The subdivider shall be responsible for coordinating with and addressing all water utility comments and providing confirmation of that this has been completed.
9. I.
  Public Streetlights. The proposed development shall provide a streetlight plan, reviewed and approved by the electrical utility, for the installation of public streetlights.
10. J.
  Traffic Control Signs and Street Name Signs. The proposed development shall be responsible for the cost of the installation of traffic control signs and street name signs as required by the City.
11. K.
  US Postal Service Cluster Mailboxes. The proposed development shall install cluster mailboxes as required by the US Postal Service.
12. L.
  Underground Utilities. Improvements such as cable TV, telephone and electric lines, street lights, gas mains, and similar facilities in any subdivision shall be installed underground in any subdivision except electric lines of voltage in excess of 15,000 volts, shall be installed above ground. 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 Statewide Urban Design and Specifications (SUDAS) 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 in the rear of the lot. Such incidental appurtenances shall be in accordance with the standards and specifications of the Zoning Administrator or his/her designee.
13. M.
  Homeowners Association. A Homeowners Association shall be created for any development with privately owned streets, utilities, open space, buffers, storm water facilities, storm sewer, drainage tile, or other private service which is utilized by more than one homeowner. Any changes in the responsibilities of the Homeowners Association shall require approval of City Council.
5.
Approval of Final Plat and Final Acceptance of Improvements.
1. A.
  Construction of Improvements 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 Zoning Administrator or his/her designee shall report that said improvements meet all City specifications and ordinances or other requirements. The requirement for the construction of all improvements may be waived if the subdivider will post a performance bond or certified check guaranteeing that said improvements will be constructed within a period of one (1) year from final acceptance of 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.
2. B.
  The subdivision owner shall file 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. 1.
    Concrete paving, including sidewalks and recreational trails — 4 years
  2. 2.
    Storm sewers and appurtenances — 4 years
  3. 3.
    Sanitary sewers and appurtenances — 4 years
  4. 4.
    Water mains and appurtenances — 4 years
3. C.
  Association Documents and Covenants. The subdivider shall provide copies of all owner’s association documents and covenants and record said documents with the recordation of the plat.
4. D.
  Parkland Dedication. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Dedication of Parkland Ordinance including any required performance surety.
5. E.
  Post-Construction Stormwater Management. The subdivider shall provide a post construction stormwater management and maintenance agreement, easement, and/or covenant as required by the City’s Post-Construction Storm Water Management Plan Ordinance.
6. F.
  Stream Buffers. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Stream Buffer Protection and Management Ordinance.
7. G.
  Minimum Protection Elevation (MPE). The subdivider shall provide required MPE documents.
8. H.
  Annexation Agreement, if required.
9. I.
  Final Plat Checklist Items. Prior to final approval and release of the final plat for recordation with the County, the subdivider shall pay all fees; provide all agreements, as-builts plans, easements, and deeds for dedication of street rights-of-ways, parkland, and stream buffers, and all other documents listed within the City’s Final Plat Checklist.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.06 PRELIMINARY PLAT REQUIREMENTS.

The preliminary plat of a subdivision is not intended to constitute approval of the final plat but serve as a record plan. Its purpose is to show on a map all facts needed to enable the 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.

Number of Copies and Scale. The number of copies of the preliminary plat shall be submitted as prescribed for review. The scale of the map shall be one (1) inch equals fifty (50) feet on small subdivisions, and one (1) inch equals one hundred (100) feet on large subdivisions, unless otherwise approved by the Commission.
Contents of Preliminary Plat.
1. Name of subdivision.
2. Date.
3. Point of compass.
4. Scale.
5. Official description of the property being platted.
6. Name and address of recorded owner(s) and of developer(s).
7. Name and address of engineer, architect and/or landscape architect.
8. Existing buildings, railroads, underground utilities, easements, and other right-of-way.
9. Location, names and widths of all existing and proposed roads, alleys, streets, and highways in or adjoining the area being subdivided.
10. Location and names of adjoining subdivisions, and the names of the owners of adjoining acreage parcels.
11. Building setback lines.
12. Required buffers.
13. Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
14. Contour lines at intervals of not more than two (2) feet.
15. Proposed lot lines with approximate dimensions and the square foot area.
16. Boundaries of the proposed subdivision shall be indicated by a heavy line.
17. Zoning classification of the area.
18. Proposed utility service:
  1. Source of water supply.
  2. Provision for sewage disposal.
  3. Provision for storm water drainage.
19. A vicinity sketch at a scale of 1"-500' or larger showing the relationship of the plat to its general surroundings.
20. Lot numbers.
21. Proposed street widths.
22. Areas and easements for storm water management.
23. Spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines.
24. Location, character, and dimension of all existing and proposed easements to be used for utility purposes.
25. Name, certification and seal of registered land surveyor who prepared the plat.
26. Zoning Change Agreement. Where a zoning change is requested in conjunction with or prior to the subdivision process, the City may require the subdivider to provide a Zoning Change Agreement which relegates authority to the City to revert the property back to the original zoning classification if the schedule or requirements set forth by the City are not fully in compliance by a date mutually agreed to by the subdivider and City.
27. Master Plan. At the full discretion of the Zoning Administrator, a master plan of the undeveloped areas surrounding a proposed plat may be required to plan future street, sewer, watermain, trail, stormwater drainage extensions and corridors.
Construction Site Erosion and Sediment Control Permit as required by CHAPTER 102 of the Code of Ordinances of the City of Pleasant Hill.
Plans for Wastewater. All areas being platted shall connect to public sanitary sewer service. However, should the City Council at their full discretion, decide to approve a plat that cannot reasonably be served by public sanitary sewer, the subdivider 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. Where applicable, provisions for a Homeowners Association within the subdivision which, pursuant to covenant satisfactory to the City, will be bound to provide for the maintenance of the proposed common structures and uses. Any plat so desired to be approved by the City Council that can reasonably be served by public sanitary sewer at some point in the future, may be required by the City to either construct dry-sewers for future connection or provide a plan and agreements for future sanitary sewer service. The subdivider shall provide easements and agreements for future sewer design, installation, and connection and an agreement to annex, as required by the City.

Effective on: 1/1/1901

175.07 FINAL PLAT REQUIREMENTS.

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

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.
Benchmark information will be required based on the City of Pleasant Hill 2017 GPS Control Network Survey State Plan Iowa South Coordinate System and North American Vertical Datum of 1988 (NAVD 1988). The control point used shall be identified on the Final Plat.
G.
Exact name, location, width, lot designation, and centerline of all streets within the subdivision.
H.
All easements for utilities showing width and use intended.
I.
Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
J.
Official legal description of the property being subdivided.
K.
Lot numbers and addresses.
L.
Certification of registered engineer and/or land surveyor.
M.
Description and location of all permanent monuments set in the subdivision, including ties to original Government corners.
N.
Surface drainage with on-site storm water management or retention and five (5) year storm calculations.
O.
The final plat shall be an exact duplicate of that plat proposed to be filed for record in the County Recorder's office.
P.
Accompanying Material.
Q.
Plans and Profiles. Plans and profiles of all streets and alleys at a fifty (50) foot horizontal scale and five (5) 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.
R.
Protective Covenants. Any protective covenants or restrictions to be imposed upon the plat.
S.
Deeds to the City. A deed to the City, properly executed, for all streets intended as public streets, and for any other property intended for public use.
T.
Certificates to accompany the final plat:
1. 1.
  A complete abstract of title opinion from an attorney 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.
2. 2.
  Performance bonds, if any.
U.
As-Built Drawings and GIS Data. As-built drawings, certified by an Iowa licensed engineer, shall be provided for spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines and for stormwater management facilities. GIS data shall be provided for all sewers in accordance with City benchmark requirements for vertical and horizontal datum.
V.
Annexation Agreement for New Plats. Any proposed subdivision located within the unincorporated area outside the corporate boundaries of the City, but within two miles of those corporate boundaries, shall provide, prior to its final approval and recordation, an executed agreement binding all current and future owners of all property within the proposed subdivision to voluntarily annex into the City at such time as requested by the City.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.08 SUBDIVISION PLAT FEES.

All plat, review, and inspection fees shall be as set by resolution of the City Council.

Effective on: 1/1/1901

175.09 ENFORCEMENT.

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.

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.
All building permits shall comply with the grading and stormwater management plans of the plat unless an alternative grading plan and/or stormwater management plan is approved by the City. The City may require post construction as-built drawings for individual lots to prove compliance with the approved plat design.

Effective on: 1/1/1901

175.10 CHANGES AND AMENDMENTS.

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 Commission.

Effective on: 1/1/1901

175.11 RECORD DRAWINGS.

Before final plat acceptance, the City shall be provided, at no charge, with PDF and CAD file record drawings, showing as-built locations of all proposed utility locations, certified by a Iowa licensed engineer. The record drawing files shall include the following information, at minimum, for sanitary and storm sewer utilities: pipe flowline and rim elevations in accordance with the City of Pleasant Hill 2017 GPS Control Network Survey, pipe slopes, and pipe sizes. All CAD files shall be submitted to the City in .dwg format and shall only include proposed utilities, roadway and property lines. As-built spot elevations and drainage slope percentages meeting or exceeding slope design requirements where stormwater drainageways and swales cross property lines and for all stormwater management facilities certifying design volume, overflow elevations and outlet structures shall also be provided. All survey, plats, construction drawings, GIS, and CAD files shall use survey feet based on the State Plane Iowa South Coordinate System. All survey elevations and construction drawings shall be based on benchmarks established on the North American Vertical Datum of 1988 (NAVD 1988).

Effective on: 1/1/1901

Access street

Access street 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.

Effective on: 1/1/1901

Block

Block 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.

Effective on: 1/1/1901

Building line

Building line the line parallel to the front lot line over which no portion of any building, except an overhang or chimney, may extend and which is a distance from the front lot line equal to the depth of the front yard required for the district in which such lot is located.

Effective on: 1/1/1901

Collector streets

Collector streets are 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.

Effective on: 1/1/1901

Commission

Commission the Planning and Zoning Commission.

Effective on: 1/1/1901

Cul-de-sac

Cul-de-sac a local street, one end of which is closed and consists of a circular turn around.

Effective on: 1/1/1901

Easement

Easement a granted right by a land owner to a person, government agency, or public utility company to use land owned by another for a specific purpose.

Effective on: 1/1/1901

Engineer

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

Effective on: 1/1/1901

Half street

Half street 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.

Effective on: 1/1/1901

Homeowner's Association

Homeowner's Association an association of all the unit owners acting pursuant to the bylaws through its duly-elected Board of Managers in accordance with applicable statutes.

Effective on: 1/1/1901

Lot

Lot 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.

Effective on: 1/1/1901

Lot Tie Agreement

Lot Tie Agreement an agreement executed by the property owner whereby the property owner agrees that the described lots and/or parcels shall be held under the same ownership and not sold separately unless otherwise approved by the City. Said agreement shall be recorded with the County as a restriction on the subject property.

Effective on: 1/1/1901

Major thoroughfare

Major thoroughfare a street used primarily for fast, large volume traffic.

Effective on: 1/1/1901

Minor street

Minor street a street used primarily for access to the abutting properties.

Effective on: 1/1/1901

Outlot

Outlot a lot created by a subdivision plat to contain a stormwater facility, private street, or environmentally sensitive area or an area intended to be later platted in a buildable lot or lots. Outlots shall be considered unbuildable lots.

Effective on: 1/1/1901

Performance bond

Performance bond 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.

Effective on: 1/1/1901

Plat

Plat 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.

Postage-stamp lot

Postage-stamp lot a small lot typically contained within an owner’s association held common lot or outlot and intended to define the immediate area surrounding the perimeter of an individual townhouse or rowhouse unit or commercial building for ownership purposes.

Effective on: 1/1/1901

Private street

Private street a street, which is constructed, maintained, and owned by a private organization such as a homeowners association.

Effective on: 1/1/1901

Roadway

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

Effective on: 1/1/1901

Surveyor

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

Effective on: 1/1/1901

Plat, Acquisition,

Plat, Acquisition, a plat that is prepared for or as the result of a conveyance or condemnation of a parcel of land or other corporal real property by the city; other governmental entity; or other persons having the power of eminent domain.

Effective on: 1/1/1901

Plat, Auditor's,

Plat, Auditor's, a plat that is prepared by order of a County Auditor or Assessor to clarify boundaries and descriptions of existing real property interests for the purposes of assessment and taxation, and that does not create any new parcels of land or other divisions of real property, except for conveyance to the city or other public jurisdiction.

Effective on: 1/1/1901

Plat-of-Survey

Plat-of-Survey a graphical representation of a survey of not more than one parcel of land, together with a complete and accurate description, that is prepared by a licensed professional public land surveyor.

Effective on: 1/1/1901

Plat, Subdivision,

Plat, Subdivision, a division of a lot, tract, or parcel of land into two (2) or more lots, building plots or sites, or other subdivisions of land for the purpose, whether immediate or future, of sale, transfer for building development, right-of- way dedication, or other use, provided, however, this definition of a subdivision shall not include divisions of land into forty (40) acres or more in size parcels of land for agricultural purposes.

Effective on: 1/1/1901

Plat, Vacation,

Plat, Vacation, a plat this is prepared for or as the result of a conveyance of public street right-of-way that has been vacated by the City or County.

Effective on: 1/1/1901

Pleasant Hill City Zoning Code

CHAPTER 175

SUBDIVISION REGULATIONS

(Ord. No. 912, 08/09/2022)

175.01 PURPOSE.

Effective on: 1/1/1901

175.02 JURISDICTION.

Effective on: 1/1/1901

175.03 DEFINITIONS.

For the purpose of this chapter, certain terms and words are hereby defined.

175.04 PROCEDURE.

Preliminary Plat Application Required.

Whenever the owner of any tract or parcel of land within the jurisdiction of this chapter wishes to subdivide or plat the same into two (2) or more lots, said owner shall cause to be prepared a preliminary plat of said subdivision, and shall submit to the Zoning Administrator a completed preliminary plat application form, required number of copies of the preliminary plat, preliminary plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements. The preliminary plat shall contain such information and data as is outlined in Section 175.06 thereof.
The Zoning Administrator or his/her designee shall examine said preliminary plat application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment.
1. The owner shall be responsible for submitting the preliminary plat and supporting information to the US Postal Service, the water utility, the electric and gas utility, and all relevant private utilities and providers of telephone, cable tv and internet services, and addressing any comments and requirements. Prior to the preliminary plat proceeding to the Planning Commission, the owner shall provide written confirmation of the preliminary plat submittal to Des Moines Water Works and that all Water Works related comments and requirements have been addressed.
2. The Zoning Administrator or his/her designee shall compile all City comments and complete a review of the plat as to its compliance with this Code of Ordinances, the existing street system, good engineering practices, and shall review the findings with the subdivider and shall submit those findings to the Commission.
After receiving the Zoning Administrator’s report, the Commission shall review the preliminary plat and other material for conformity to regulations. The Commission may confer with the subdivider on changes deemed advisable and the kind and extent of such improvements to be made.
1. Before approving a preliminary plat, the 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 (7) days prior to the public hearing.
2. The Commission shall file with the Council recommendations for approval or rejection of such preliminary plat within thirty (30) days after the date of submission of said plat to the Commission. Upon receiving recommendations of the 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.
The approval of the preliminary plat by the Council shall be null and void unless the final plat is presented to the Council within two (2) years after the date of said preliminary plat approval. In the case of a subdivision that is proposed to be platted and developed in multiple phases, final plat applications for all phases must be presented to the Council within four (4) years of the date of approval of the final plat for the first phase. The preliminary plat for phases not submitted within this time frame shall become null and void, unless an extension is approved by resolution of the City Council.

Final Plat Application Required.

Upon receipt of a final plat application form, required number of copies of the final plat, final plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements, the Zoning Administrator or his/her designee shall examine said application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment. The Zoning Administrator or his/her designee shall compile all comments and complete a review of the final plat. The final plat shall contain such information and data as is outlined in Section 175.06 thereof. The Zoning Administrator or his/her designee shall examine said plat as to its compliance with this Code of Ordinances, consistency with the approved preliminary plat and any conditions of approval of said preliminary plat and shall submit findings to the City Council.
Upon receiving a report and recommendations from the Zoning Administrator for approval or rejection of the final plat, the Council shall review and consider the final plat. Approval of the final plat and final acceptance of improvements shall be given by resolution of the Council which shall be affixed to the plat. Procedure for approval of the final plat shall be as outlined in Section 175.05(5) of this chapter.
Changes to Approved Preliminary Plat. Any significant modifications to an approved preliminary plat, including an increase in number of lots, shall require the application and approval of a revised preliminary plat following the preliminary plat application process as detailed herein above. Minor changes to the preliminary plat may be administratively approved by the Zoning Administrator at their sole discretion.

Exceptions. The following exceptions to the Preliminary Plat and Final Plat procedures shall apply.

Acquisition and vacation plats required by the City or County for the acquisition or disposal of land or right-of-way.
Auditor’s plats required by the County Auditor.
The minor adjustment of lot lines and the division of a parcel into no more than three (3) lots by plat-of-survey for real estate transactions, may be administratively approved by the Zoning Administrator, provided there are no public improvements required and all other zoning and subdivision requirements are met. Lots created by plat-of-survey shall be considered unbuildable and must be platted as part of a subdivision plat before any building permits can be issued. The Zoning Administrator, at their discretion, may forward any plat-of-survey to the Planning Commission and City Council for review and approval.
The replatting of an existing plat provided there are no public improvements required and all other zoning and subdivision requirements are met. The review and approval process shall be the same as for a Final Plat.
Merging or combining existing parcels or lots, subject to execution of a recorded lot tie agreement with the City.

Effective on: 1/1/1901

175.05 SUBDIVISION DESIGN STANDARDS.

1.
Streets.
1. 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.
2. 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 plat, in adjoining property, at equal or greater width, but not less than fifty (50) feet in width, and in similar alignment, unless variations are recommended by the Commission.
3. 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 may be required by the Commission. In a case where a street will eventually be extended beyond the plat, but is temporarily dead-ended, an interim turnaround may be required.
4. D.
  Street Intersections. Street intersections shall be as nearly at right angles as possible.
5. E.
  Cul-de-sac. Whenever a cul-de-sac is permitted, such street shall be no longer than six hundred (600) feet and shall be provided at the closed end with a turnaround having a street property line radius of at least fifty-two (52) feet in the case of residential subdivisions. The closed end of a commercial or industrial street shall be provided with a turnaround having a street property line radius of at least fifty-five (55) feet. The right-of-way width of the street leading to the turnaround shall be a minimum of sixty (60) feet. The property line(s) at the intersection of the turnaround and the lead-in portion of the street shall be rounded at a radius of not less than one hundred fifty (150) feet; or equal straight approach lines. The pavement width for turnarounds shall be a minimum radius of forty five (45) feet for residential and 45 feet for commercial or industrial. A turnaround diameter greater than the minimum may be required by the Commission if it is deemed necessary.
6. 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 Commission in order to avoid duplication or close similarity of names.
7. 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 and protection of natural resource systems and shall be in compliance with the Comprehensive Parks and Recreation Trails Plan.
8. 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 Commission.
9. 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. Dead-end alleys shall be provided with a means of turning around at the dead-end thereof.
10. 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 his own expense, make adequate provision for not increasing storm water flows from the property.
11. K.
  Neighborhood Plan. If any overall plan has been made by the Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
12. L.
  Land Not Platted. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission shall require topography and a sketch of a tentative future street system of the unsubdivided portion.
13. 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. 1.
    A parallel street supplying frontage for lots backing onto the trafficway.
  2. 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. 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. 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.
14. N.
  Dedication. A deed to the City shall be given for all streets before the same will be accepted for City maintenance.
15. O.
  Railroads. If a railroad is involved, the subdivision plan should:
  1. 1.
    Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad.
  2. 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. 3.
    Provide cul-de-sacs at right angles to the railroad so as to permit lots to back there onto.
16. P.
  Street Widths. Streets shall be classified as arterial, collector, or local according to the Comprehensive Plan. Street widths for arterials and collectors must conform to the Statewide Urban Design and Specifications (SUDAS) according to classification. Local streets shall be a minimum width of twenty-six (26) feet from back of curb to back of curb.
17. Q.
  Street Grades. Street grades shall conform with the requirements set forth in the Statewide Urban Design and Specifications (SUDAS). The following table describes the maximum grades permitted as a percent.

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

1. R.
  The maximum grades are based on terrain and the type of roadway. Where topography or circumstance demands that grades be steeper than the allowed maximum, a recommendation shall be obtained from the jurisdictional engineer.
2. S.
  Private Streets. Private streets shall be permitted in the R-2 and R-3 zoning districts subject to the following requirements:
  1. 1.
    Minimum width of twenty-six (26) feet from back of curb to back of curb must be used where access is provided.
  2. 2.
    A private street which is closed at one end shall be no longer than six hundred (600) feet and shall be provided at the closed end with a cul-de-sac or hammerhead turnaround.
  3. 3.
    Private streets may only be considered for town home and multiple-family developments.
  4. 4.
    When considering the permitting of private streets, the city will take into account whether the development area can and should be connected to adjacent property. If such is the case, public streets should be required.
  5. 5.
    Public infrastructure construction specifications for street pavement thickness, grades, alignment, geometry, maximum cross-slopes, sidewalks, and drainage shall be required for all private street improvements and such improvements shall be subject to the same inspection process as public streets.
  6. 6.
    Private street signage including all street signs shall be different than that of public street signage so residents can identify that they have entered a private street. Signage design shall be approved by the Zoning Administrator or his/her designee.
  7. 7.
    Ingress/Egress easements or outlots owned by the association will be required at a design size allowing for the installation of sidewalks, and utilities. All private infrastructure is the sole responsibility of the association.
2.
Blocks.
1. A.
  Length. No block shall be longer than one thousand three hundred and twenty (1,320) feet.
2. B.
  Block Corner Radius. At street intersections, block corners shall be rounded with a radius of not less than twenty-five (25) feet, unless at any one intersection a curve radius has been previously established, then such radius shall be used as standard.
3.
Lots.
1. A.
  Corner Lots - Widths. Corner lots shall have a minimum width of eighty (80) feet in order to permit adequate building setbacks on both front and side streets.
2. B.
  Double Frontage Lots - Prohibited. Double frontage lots, other than corner lots, shall be prohibited except where such lots back onto a highway, alley or major street or except in the case of large commercial or industrial lots.
3. C.
  Side Lot Lines - Side lot lines shall be approximately at right angles to the street or radial to curved streets.
4. D.
  Lot Size - All lots shall conform to the lot dimensions and area minimum as set forth in the zoning regulations.
5. E.
  Street Access - Each lot, including postage stamp lots, shall have a minimum access of twenty (20) feet to an existing, paved public street, by means of frontage or easement.
4.
Improvements.
1. 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 Statewide Urban Design and Specifications (SUDAS) and the City's "Standard Public Works Specifications" on file in the office of the Clerk, 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.
2. B.
  Grades. All streets, alleys, and sidewalks within the platted area which are dedicated for public use shall be brought to the grade per the Statewide Urban Design and Specifications (SUDAS) standards. The minimum percent slope of all stormwater drainageways and swales shall be two percent (2%).
3. C.
  Paving. All paving of roadways constructed for public use will be installed in accordance with the Statewide Urban Design and Specifications (SUDAS) and at grades approved by the Zoning Administrator or his/her designee.
4. D.
  Sidewalks shall be constructed in accordance with ADA standards on both sides of all streets publicly or privately owned and being dedicated for public use. Sidewalks shall be a minimum of six (6) 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 Zoning Administrator or his/her designee. Sidewalks on corner lots shall be built to the curb line on both frontages in accordance with ADA standards.
5. E.
  Trails and Parkland Dedication. The proposed development shall include pedestrian and bicycle trails for transportation and recreation according to the Comprehensive Park and Recreation Trails Plan and parkland as required by the Dedication of Parkland ordinance (Chapter 172 of the Code of Ordinances of the City of Pleasant Hill).
6. F.
  Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management. The proposed development shall comply with the requirements of the Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management ordinance (Chapter 102 of the Code of Ordinances of the City of Pleasant Hill).
7. G.
  Stream Buffers. The proposed development shall include stream buffers as required by the Stream Buffer Protection and Management ordinance (Chapter 104 of the Code of Ordinances of the City of Pleasant Hill).
8. H.
  Water and Sewer. Water mains, sanitary sewer lines, storm sewers, and their appurtenances shall be constructed and installed in accordance with the Statewide Urban Design and Specifications (SUDAS) 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 (8) inches in size, hydrants shall not be farther apart than 450 feet, and storm sewers shall be designed for 5-year storms. The subdivider shall be responsible for coordinating with and addressing all water utility comments and providing confirmation of that this has been completed.
9. I.
  Public Streetlights. The proposed development shall provide a streetlight plan, reviewed and approved by the electrical utility, for the installation of public streetlights.
10. J.
  Traffic Control Signs and Street Name Signs. The proposed development shall be responsible for the cost of the installation of traffic control signs and street name signs as required by the City.
11. K.
  US Postal Service Cluster Mailboxes. The proposed development shall install cluster mailboxes as required by the US Postal Service.
12. L.
  Underground Utilities. Improvements such as cable TV, telephone and electric lines, street lights, gas mains, and similar facilities in any subdivision shall be installed underground in any subdivision except electric lines of voltage in excess of 15,000 volts, shall be installed above ground. 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 Statewide Urban Design and Specifications (SUDAS) 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 in the rear of the lot. Such incidental appurtenances shall be in accordance with the standards and specifications of the Zoning Administrator or his/her designee.
13. M.
  Homeowners Association. A Homeowners Association shall be created for any development with privately owned streets, utilities, open space, buffers, storm water facilities, storm sewer, drainage tile, or other private service which is utilized by more than one homeowner. Any changes in the responsibilities of the Homeowners Association shall require approval of City Council.
5.
Approval of Final Plat and Final Acceptance of Improvements.
1. A.
  Construction of Improvements 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 Zoning Administrator or his/her designee shall report that said improvements meet all City specifications and ordinances or other requirements. The requirement for the construction of all improvements may be waived if the subdivider will post a performance bond or certified check guaranteeing that said improvements will be constructed within a period of one (1) year from final acceptance of 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.
2. B.
  The subdivision owner shall file 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. 1.
    Concrete paving, including sidewalks and recreational trails — 4 years
  2. 2.
    Storm sewers and appurtenances — 4 years
  3. 3.
    Sanitary sewers and appurtenances — 4 years
  4. 4.
    Water mains and appurtenances — 4 years
3. C.
  Association Documents and Covenants. The subdivider shall provide copies of all owner’s association documents and covenants and record said documents with the recordation of the plat.
4. D.
  Parkland Dedication. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Dedication of Parkland Ordinance including any required performance surety.
5. E.
  Post-Construction Stormwater Management. The subdivider shall provide a post construction stormwater management and maintenance agreement, easement, and/or covenant as required by the City’s Post-Construction Storm Water Management Plan Ordinance.
6. F.
  Stream Buffers. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Stream Buffer Protection and Management Ordinance.
7. G.
  Minimum Protection Elevation (MPE). The subdivider shall provide required MPE documents.
8. H.
  Annexation Agreement, if required.
9. I.
  Final Plat Checklist Items. Prior to final approval and release of the final plat for recordation with the County, the subdivider shall pay all fees; provide all agreements, as-builts plans, easements, and deeds for dedication of street rights-of-ways, parkland, and stream buffers, and all other documents listed within the City’s Final Plat Checklist.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.06 PRELIMINARY PLAT REQUIREMENTS.

Number of Copies and Scale. The number of copies of the preliminary plat shall be submitted as prescribed for review. The scale of the map shall be one (1) inch equals fifty (50) feet on small subdivisions, and one (1) inch equals one hundred (100) feet on large subdivisions, unless otherwise approved by the Commission.
Contents of Preliminary Plat.
1. Name of subdivision.
2. Date.
3. Point of compass.
4. Scale.
5. Official description of the property being platted.
6. Name and address of recorded owner(s) and of developer(s).
7. Name and address of engineer, architect and/or landscape architect.
8. Existing buildings, railroads, underground utilities, easements, and other right-of-way.
9. Location, names and widths of all existing and proposed roads, alleys, streets, and highways in or adjoining the area being subdivided.
10. Location and names of adjoining subdivisions, and the names of the owners of adjoining acreage parcels.
11. Building setback lines.
12. Required buffers.
13. Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
14. Contour lines at intervals of not more than two (2) feet.
15. Proposed lot lines with approximate dimensions and the square foot area.
16. Boundaries of the proposed subdivision shall be indicated by a heavy line.
17. Zoning classification of the area.
18. Proposed utility service:
  1. Source of water supply.
  2. Provision for sewage disposal.
  3. Provision for storm water drainage.
19. A vicinity sketch at a scale of 1"-500' or larger showing the relationship of the plat to its general surroundings.
20. Lot numbers.
21. Proposed street widths.
22. Areas and easements for storm water management.
23. Spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines.
24. Location, character, and dimension of all existing and proposed easements to be used for utility purposes.
25. Name, certification and seal of registered land surveyor who prepared the plat.
26. Zoning Change Agreement. Where a zoning change is requested in conjunction with or prior to the subdivision process, the City may require the subdivider to provide a Zoning Change Agreement which relegates authority to the City to revert the property back to the original zoning classification if the schedule or requirements set forth by the City are not fully in compliance by a date mutually agreed to by the subdivider and City.
27. Master Plan. At the full discretion of the Zoning Administrator, a master plan of the undeveloped areas surrounding a proposed plat may be required to plan future street, sewer, watermain, trail, stormwater drainage extensions and corridors.
Construction Site Erosion and Sediment Control Permit as required by CHAPTER 102 of the Code of Ordinances of the City of Pleasant Hill.
Plans for Wastewater. All areas being platted shall connect to public sanitary sewer service. However, should the City Council at their full discretion, decide to approve a plat that cannot reasonably be served by public sanitary sewer, the subdivider 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. Where applicable, provisions for a Homeowners Association within the subdivision which, pursuant to covenant satisfactory to the City, will be bound to provide for the maintenance of the proposed common structures and uses. Any plat so desired to be approved by the City Council that can reasonably be served by public sanitary sewer at some point in the future, may be required by the City to either construct dry-sewers for future connection or provide a plan and agreements for future sanitary sewer service. The subdivider shall provide easements and agreements for future sewer design, installation, and connection and an agreement to annex, as required by the City.

Effective on: 1/1/1901

175.07 FINAL PLAT REQUIREMENTS.

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.
Benchmark information will be required based on the City of Pleasant Hill 2017 GPS Control Network Survey State Plan Iowa South Coordinate System and North American Vertical Datum of 1988 (NAVD 1988). The control point used shall be identified on the Final Plat.
G.
Exact name, location, width, lot designation, and centerline of all streets within the subdivision.
H.
All easements for utilities showing width and use intended.
I.
Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
J.
Official legal description of the property being subdivided.
K.
Lot numbers and addresses.
L.
Certification of registered engineer and/or land surveyor.
M.
Description and location of all permanent monuments set in the subdivision, including ties to original Government corners.
N.
Surface drainage with on-site storm water management or retention and five (5) year storm calculations.
O.
The final plat shall be an exact duplicate of that plat proposed to be filed for record in the County Recorder's office.
P.
Accompanying Material.
Q.
Plans and Profiles. Plans and profiles of all streets and alleys at a fifty (50) foot horizontal scale and five (5) 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.
R.
Protective Covenants. Any protective covenants or restrictions to be imposed upon the plat.
S.
Deeds to the City. A deed to the City, properly executed, for all streets intended as public streets, and for any other property intended for public use.
T.
Certificates to accompany the final plat:
1. 1.
  A complete abstract of title opinion from an attorney 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.
2. 2.
  Performance bonds, if any.
U.
As-Built Drawings and GIS Data. As-built drawings, certified by an Iowa licensed engineer, shall be provided for spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines and for stormwater management facilities. GIS data shall be provided for all sewers in accordance with City benchmark requirements for vertical and horizontal datum.
V.
Annexation Agreement for New Plats. Any proposed subdivision located within the unincorporated area outside the corporate boundaries of the City, but within two miles of those corporate boundaries, shall provide, prior to its final approval and recordation, an executed agreement binding all current and future owners of all property within the proposed subdivision to voluntarily annex into the City at such time as requested by the City.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.08 SUBDIVISION PLAT FEES.

All plat, review, and inspection fees shall be as set by resolution of the City Council.

Effective on: 1/1/1901

175.09 ENFORCEMENT.

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.

Effective on: 1/1/1901

175.10 CHANGES AND AMENDMENTS.

Effective on: 1/1/1901

175.11 RECORD DRAWINGS.

Effective on: 1/1/1901

Access street

Access street 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.

Effective on: 1/1/1901

Block

Effective on: 1/1/1901

Building line

Effective on: 1/1/1901

Collector streets

Effective on: 1/1/1901

Commission

Commission the Planning and Zoning Commission.

Effective on: 1/1/1901

Cul-de-sac

Cul-de-sac a local street, one end of which is closed and consists of a circular turn around.

Effective on: 1/1/1901

Easement

Easement a granted right by a land owner to a person, government agency, or public utility company to use land owned by another for a specific purpose.

Effective on: 1/1/1901

Engineer

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

Effective on: 1/1/1901

Half street

Effective on: 1/1/1901

Homeowner's Association

Homeowner's Association an association of all the unit owners acting pursuant to the bylaws through its duly-elected Board of Managers in accordance with applicable statutes.

Effective on: 1/1/1901

Lot

Lot 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.

Effective on: 1/1/1901

Lot Tie Agreement

Effective on: 1/1/1901

Major thoroughfare

Major thoroughfare a street used primarily for fast, large volume traffic.

Effective on: 1/1/1901

Minor street

Minor street a street used primarily for access to the abutting properties.

Effective on: 1/1/1901

Outlot

Effective on: 1/1/1901

Performance bond

Effective on: 1/1/1901

Plat

Plat 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.

Postage-stamp lot

Effective on: 1/1/1901

Private street

Private street a street, which is constructed, maintained, and owned by a private organization such as a homeowners association.

Effective on: 1/1/1901

Roadway

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

Effective on: 1/1/1901

Surveyor

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

Effective on: 1/1/1901

Plat, Acquisition,

Effective on: 1/1/1901

Plat, Auditor's,

Effective on: 1/1/1901

Plat-of-Survey

Effective on: 1/1/1901

Plat, Subdivision,

Effective on: 1/1/1901

Plat, Vacation,

Plat, Vacation, a plat this is prepared for or as the result of a conveyance of public street right-of-way that has been vacated by the City or County.

Effective on: 1/1/1901

Pleasant Hill City Zoning Code

CHAPTER 175

SUBDIVISION REGULATIONS

(Ord. No. 912, 08/09/2022)

175.01 PURPOSE.

Effective on: 1/1/1901

175.02 JURISDICTION.

Effective on: 1/1/1901

175.03 DEFINITIONS.

For the purpose of this chapter, certain terms and words are hereby defined.

175.04 PROCEDURE.

Preliminary Plat Application Required.

Whenever the owner of any tract or parcel of land within the jurisdiction of this chapter wishes to subdivide or plat the same into two (2) or more lots, said owner shall cause to be prepared a preliminary plat of said subdivision, and shall submit to the Zoning Administrator a completed preliminary plat application form, required number of copies of the preliminary plat, preliminary plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements. The preliminary plat shall contain such information and data as is outlined in Section 175.06 thereof.
The Zoning Administrator or his/her designee shall examine said preliminary plat application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment.
1. The owner shall be responsible for submitting the preliminary plat and supporting information to the US Postal Service, the water utility, the electric and gas utility, and all relevant private utilities and providers of telephone, cable tv and internet services, and addressing any comments and requirements. Prior to the preliminary plat proceeding to the Planning Commission, the owner shall provide written confirmation of the preliminary plat submittal to Des Moines Water Works and that all Water Works related comments and requirements have been addressed.
2. The Zoning Administrator or his/her designee shall compile all City comments and complete a review of the plat as to its compliance with this Code of Ordinances, the existing street system, good engineering practices, and shall review the findings with the subdivider and shall submit those findings to the Commission.
After receiving the Zoning Administrator’s report, the Commission shall review the preliminary plat and other material for conformity to regulations. The Commission may confer with the subdivider on changes deemed advisable and the kind and extent of such improvements to be made.
1. Before approving a preliminary plat, the 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 (7) days prior to the public hearing.
2. The Commission shall file with the Council recommendations for approval or rejection of such preliminary plat within thirty (30) days after the date of submission of said plat to the Commission. Upon receiving recommendations of the 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.
The approval of the preliminary plat by the Council shall be null and void unless the final plat is presented to the Council within two (2) years after the date of said preliminary plat approval. In the case of a subdivision that is proposed to be platted and developed in multiple phases, final plat applications for all phases must be presented to the Council within four (4) years of the date of approval of the final plat for the first phase. The preliminary plat for phases not submitted within this time frame shall become null and void, unless an extension is approved by resolution of the City Council.

Final Plat Application Required.

Upon receipt of a final plat application form, required number of copies of the final plat, final plat application fee, and any other information and details as specified and required by the Zoning Administrator as necessary to determine compliance with all applicable codes and requirements, the Zoning Administrator or his/her designee shall examine said application as to its completeness. If determined incomplete, the application shall be returned to the owner with a list of missing information and items. If determined complete, the application shall be distributed to applicable City departments for review and comment. The Zoning Administrator or his/her designee shall compile all comments and complete a review of the final plat. The final plat shall contain such information and data as is outlined in Section 175.06 thereof. The Zoning Administrator or his/her designee shall examine said plat as to its compliance with this Code of Ordinances, consistency with the approved preliminary plat and any conditions of approval of said preliminary plat and shall submit findings to the City Council.
Upon receiving a report and recommendations from the Zoning Administrator for approval or rejection of the final plat, the Council shall review and consider the final plat. Approval of the final plat and final acceptance of improvements shall be given by resolution of the Council which shall be affixed to the plat. Procedure for approval of the final plat shall be as outlined in Section 175.05(5) of this chapter.
Changes to Approved Preliminary Plat. Any significant modifications to an approved preliminary plat, including an increase in number of lots, shall require the application and approval of a revised preliminary plat following the preliminary plat application process as detailed herein above. Minor changes to the preliminary plat may be administratively approved by the Zoning Administrator at their sole discretion.

Exceptions. The following exceptions to the Preliminary Plat and Final Plat procedures shall apply.

Acquisition and vacation plats required by the City or County for the acquisition or disposal of land or right-of-way.
Auditor’s plats required by the County Auditor.
The minor adjustment of lot lines and the division of a parcel into no more than three (3) lots by plat-of-survey for real estate transactions, may be administratively approved by the Zoning Administrator, provided there are no public improvements required and all other zoning and subdivision requirements are met. Lots created by plat-of-survey shall be considered unbuildable and must be platted as part of a subdivision plat before any building permits can be issued. The Zoning Administrator, at their discretion, may forward any plat-of-survey to the Planning Commission and City Council for review and approval.
The replatting of an existing plat provided there are no public improvements required and all other zoning and subdivision requirements are met. The review and approval process shall be the same as for a Final Plat.
Merging or combining existing parcels or lots, subject to execution of a recorded lot tie agreement with the City.

Effective on: 1/1/1901

175.05 SUBDIVISION DESIGN STANDARDS.

1.
Streets.
1. 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.
2. 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 plat, in adjoining property, at equal or greater width, but not less than fifty (50) feet in width, and in similar alignment, unless variations are recommended by the Commission.
3. 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 may be required by the Commission. In a case where a street will eventually be extended beyond the plat, but is temporarily dead-ended, an interim turnaround may be required.
4. D.
  Street Intersections. Street intersections shall be as nearly at right angles as possible.
5. E.
  Cul-de-sac. Whenever a cul-de-sac is permitted, such street shall be no longer than six hundred (600) feet and shall be provided at the closed end with a turnaround having a street property line radius of at least fifty-two (52) feet in the case of residential subdivisions. The closed end of a commercial or industrial street shall be provided with a turnaround having a street property line radius of at least fifty-five (55) feet. The right-of-way width of the street leading to the turnaround shall be a minimum of sixty (60) feet. The property line(s) at the intersection of the turnaround and the lead-in portion of the street shall be rounded at a radius of not less than one hundred fifty (150) feet; or equal straight approach lines. The pavement width for turnarounds shall be a minimum radius of forty five (45) feet for residential and 45 feet for commercial or industrial. A turnaround diameter greater than the minimum may be required by the Commission if it is deemed necessary.
6. 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 Commission in order to avoid duplication or close similarity of names.
7. 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 and protection of natural resource systems and shall be in compliance with the Comprehensive Parks and Recreation Trails Plan.
8. 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 Commission.
9. 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. Dead-end alleys shall be provided with a means of turning around at the dead-end thereof.
10. 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 his own expense, make adequate provision for not increasing storm water flows from the property.
11. K.
  Neighborhood Plan. If any overall plan has been made by the Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
12. L.
  Land Not Platted. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission shall require topography and a sketch of a tentative future street system of the unsubdivided portion.
13. 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. 1.
    A parallel street supplying frontage for lots backing onto the trafficway.
  2. 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. 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. 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.
14. N.
  Dedication. A deed to the City shall be given for all streets before the same will be accepted for City maintenance.
15. O.
  Railroads. If a railroad is involved, the subdivision plan should:
  1. 1.
    Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad.
  2. 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. 3.
    Provide cul-de-sacs at right angles to the railroad so as to permit lots to back there onto.
16. P.
  Street Widths. Streets shall be classified as arterial, collector, or local according to the Comprehensive Plan. Street widths for arterials and collectors must conform to the Statewide Urban Design and Specifications (SUDAS) according to classification. Local streets shall be a minimum width of twenty-six (26) feet from back of curb to back of curb.
17. Q.
  Street Grades. Street grades shall conform with the requirements set forth in the Statewide Urban Design and Specifications (SUDAS). The following table describes the maximum grades permitted as a percent.

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

175.05-1 MAXIMUM GRADES (PERCENT)
Terrain	Arterials		Collectors		Local
Terrain	Major	Minor	Major	Minor	Service
Flat	5	5	5	6	6
Rolling	6	6	7	7	8
Hilly	6	7	8	8	9

1. R.
  The maximum grades are based on terrain and the type of roadway. Where topography or circumstance demands that grades be steeper than the allowed maximum, a recommendation shall be obtained from the jurisdictional engineer.
2. S.
  Private Streets. Private streets shall be permitted in the R-2 and R-3 zoning districts subject to the following requirements:
  1. 1.
    Minimum width of twenty-six (26) feet from back of curb to back of curb must be used where access is provided.
  2. 2.
    A private street which is closed at one end shall be no longer than six hundred (600) feet and shall be provided at the closed end with a cul-de-sac or hammerhead turnaround.
  3. 3.
    Private streets may only be considered for town home and multiple-family developments.
  4. 4.
    When considering the permitting of private streets, the city will take into account whether the development area can and should be connected to adjacent property. If such is the case, public streets should be required.
  5. 5.
    Public infrastructure construction specifications for street pavement thickness, grades, alignment, geometry, maximum cross-slopes, sidewalks, and drainage shall be required for all private street improvements and such improvements shall be subject to the same inspection process as public streets.
  6. 6.
    Private street signage including all street signs shall be different than that of public street signage so residents can identify that they have entered a private street. Signage design shall be approved by the Zoning Administrator or his/her designee.
  7. 7.
    Ingress/Egress easements or outlots owned by the association will be required at a design size allowing for the installation of sidewalks, and utilities. All private infrastructure is the sole responsibility of the association.
2.
Blocks.
1. A.
  Length. No block shall be longer than one thousand three hundred and twenty (1,320) feet.
2. B.
  Block Corner Radius. At street intersections, block corners shall be rounded with a radius of not less than twenty-five (25) feet, unless at any one intersection a curve radius has been previously established, then such radius shall be used as standard.
3.
Lots.
1. A.
  Corner Lots - Widths. Corner lots shall have a minimum width of eighty (80) feet in order to permit adequate building setbacks on both front and side streets.
2. B.
  Double Frontage Lots - Prohibited. Double frontage lots, other than corner lots, shall be prohibited except where such lots back onto a highway, alley or major street or except in the case of large commercial or industrial lots.
3. C.
  Side Lot Lines - Side lot lines shall be approximately at right angles to the street or radial to curved streets.
4. D.
  Lot Size - All lots shall conform to the lot dimensions and area minimum as set forth in the zoning regulations.
5. E.
  Street Access - Each lot, including postage stamp lots, shall have a minimum access of twenty (20) feet to an existing, paved public street, by means of frontage or easement.
4.
Improvements.
1. 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 Statewide Urban Design and Specifications (SUDAS) and the City's "Standard Public Works Specifications" on file in the office of the Clerk, 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.
2. B.
  Grades. All streets, alleys, and sidewalks within the platted area which are dedicated for public use shall be brought to the grade per the Statewide Urban Design and Specifications (SUDAS) standards. The minimum percent slope of all stormwater drainageways and swales shall be two percent (2%).
3. C.
  Paving. All paving of roadways constructed for public use will be installed in accordance with the Statewide Urban Design and Specifications (SUDAS) and at grades approved by the Zoning Administrator or his/her designee.
4. D.
  Sidewalks shall be constructed in accordance with ADA standards on both sides of all streets publicly or privately owned and being dedicated for public use. Sidewalks shall be a minimum of six (6) 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 Zoning Administrator or his/her designee. Sidewalks on corner lots shall be built to the curb line on both frontages in accordance with ADA standards.
5. E.
  Trails and Parkland Dedication. The proposed development shall include pedestrian and bicycle trails for transportation and recreation according to the Comprehensive Park and Recreation Trails Plan and parkland as required by the Dedication of Parkland ordinance (Chapter 172 of the Code of Ordinances of the City of Pleasant Hill).
6. F.
  Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management. The proposed development shall comply with the requirements of the Construction Site Erosion and Sediment Control and Post-Construction Storm Water Management ordinance (Chapter 102 of the Code of Ordinances of the City of Pleasant Hill).
7. G.
  Stream Buffers. The proposed development shall include stream buffers as required by the Stream Buffer Protection and Management ordinance (Chapter 104 of the Code of Ordinances of the City of Pleasant Hill).
8. H.
  Water and Sewer. Water mains, sanitary sewer lines, storm sewers, and their appurtenances shall be constructed and installed in accordance with the Statewide Urban Design and Specifications (SUDAS) 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 (8) inches in size, hydrants shall not be farther apart than 450 feet, and storm sewers shall be designed for 5-year storms. The subdivider shall be responsible for coordinating with and addressing all water utility comments and providing confirmation of that this has been completed.
9. I.
  Public Streetlights. The proposed development shall provide a streetlight plan, reviewed and approved by the electrical utility, for the installation of public streetlights.
10. J.
  Traffic Control Signs and Street Name Signs. The proposed development shall be responsible for the cost of the installation of traffic control signs and street name signs as required by the City.
11. K.
  US Postal Service Cluster Mailboxes. The proposed development shall install cluster mailboxes as required by the US Postal Service.
12. L.
  Underground Utilities. Improvements such as cable TV, telephone and electric lines, street lights, gas mains, and similar facilities in any subdivision shall be installed underground in any subdivision except electric lines of voltage in excess of 15,000 volts, shall be installed above ground. 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 Statewide Urban Design and Specifications (SUDAS) 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 in the rear of the lot. Such incidental appurtenances shall be in accordance with the standards and specifications of the Zoning Administrator or his/her designee.
13. M.
  Homeowners Association. A Homeowners Association shall be created for any development with privately owned streets, utilities, open space, buffers, storm water facilities, storm sewer, drainage tile, or other private service which is utilized by more than one homeowner. Any changes in the responsibilities of the Homeowners Association shall require approval of City Council.
5.
Approval of Final Plat and Final Acceptance of Improvements.
1. A.
  Construction of Improvements 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 Zoning Administrator or his/her designee shall report that said improvements meet all City specifications and ordinances or other requirements. The requirement for the construction of all improvements may be waived if the subdivider will post a performance bond or certified check guaranteeing that said improvements will be constructed within a period of one (1) year from final acceptance of 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.
2. B.
  The subdivision owner shall file 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. 1.
    Concrete paving, including sidewalks and recreational trails — 4 years
  2. 2.
    Storm sewers and appurtenances — 4 years
  3. 3.
    Sanitary sewers and appurtenances — 4 years
  4. 4.
    Water mains and appurtenances — 4 years
3. C.
  Association Documents and Covenants. The subdivider shall provide copies of all owner’s association documents and covenants and record said documents with the recordation of the plat.
4. D.
  Parkland Dedication. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Dedication of Parkland Ordinance including any required performance surety.
5. E.
  Post-Construction Stormwater Management. The subdivider shall provide a post construction stormwater management and maintenance agreement, easement, and/or covenant as required by the City’s Post-Construction Storm Water Management Plan Ordinance.
6. F.
  Stream Buffers. The subdivider shall provide the required deeds, easements, and agreements as necessary to comply with the requirements of the City’s Stream Buffer Protection and Management Ordinance.
7. G.
  Minimum Protection Elevation (MPE). The subdivider shall provide required MPE documents.
8. H.
  Annexation Agreement, if required.
9. I.
  Final Plat Checklist Items. Prior to final approval and release of the final plat for recordation with the County, the subdivider shall pay all fees; provide all agreements, as-builts plans, easements, and deeds for dedication of street rights-of-ways, parkland, and stream buffers, and all other documents listed within the City’s Final Plat Checklist.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.06 PRELIMINARY PLAT REQUIREMENTS.

Number of Copies and Scale. The number of copies of the preliminary plat shall be submitted as prescribed for review. The scale of the map shall be one (1) inch equals fifty (50) feet on small subdivisions, and one (1) inch equals one hundred (100) feet on large subdivisions, unless otherwise approved by the Commission.
Contents of Preliminary Plat.
1. Name of subdivision.
2. Date.
3. Point of compass.
4. Scale.
5. Official description of the property being platted.
6. Name and address of recorded owner(s) and of developer(s).
7. Name and address of engineer, architect and/or landscape architect.
8. Existing buildings, railroads, underground utilities, easements, and other right-of-way.
9. Location, names and widths of all existing and proposed roads, alleys, streets, and highways in or adjoining the area being subdivided.
10. Location and names of adjoining subdivisions, and the names of the owners of adjoining acreage parcels.
11. Building setback lines.
12. Required buffers.
13. Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
14. Contour lines at intervals of not more than two (2) feet.
15. Proposed lot lines with approximate dimensions and the square foot area.
16. Boundaries of the proposed subdivision shall be indicated by a heavy line.
17. Zoning classification of the area.
18. Proposed utility service:
  1. Source of water supply.
  2. Provision for sewage disposal.
  3. Provision for storm water drainage.
19. A vicinity sketch at a scale of 1"-500' or larger showing the relationship of the plat to its general surroundings.
20. Lot numbers.
21. Proposed street widths.
22. Areas and easements for storm water management.
23. Spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines.
24. Location, character, and dimension of all existing and proposed easements to be used for utility purposes.
25. Name, certification and seal of registered land surveyor who prepared the plat.
26. Zoning Change Agreement. Where a zoning change is requested in conjunction with or prior to the subdivision process, the City may require the subdivider to provide a Zoning Change Agreement which relegates authority to the City to revert the property back to the original zoning classification if the schedule or requirements set forth by the City are not fully in compliance by a date mutually agreed to by the subdivider and City.
27. Master Plan. At the full discretion of the Zoning Administrator, a master plan of the undeveloped areas surrounding a proposed plat may be required to plan future street, sewer, watermain, trail, stormwater drainage extensions and corridors.
Construction Site Erosion and Sediment Control Permit as required by CHAPTER 102 of the Code of Ordinances of the City of Pleasant Hill.
Plans for Wastewater. All areas being platted shall connect to public sanitary sewer service. However, should the City Council at their full discretion, decide to approve a plat that cannot reasonably be served by public sanitary sewer, the subdivider 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. Where applicable, provisions for a Homeowners Association within the subdivision which, pursuant to covenant satisfactory to the City, will be bound to provide for the maintenance of the proposed common structures and uses. Any plat so desired to be approved by the City Council that can reasonably be served by public sanitary sewer at some point in the future, may be required by the City to either construct dry-sewers for future connection or provide a plan and agreements for future sanitary sewer service. The subdivider shall provide easements and agreements for future sewer design, installation, and connection and an agreement to annex, as required by the City.

Effective on: 1/1/1901

175.07 FINAL PLAT REQUIREMENTS.

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.
Benchmark information will be required based on the City of Pleasant Hill 2017 GPS Control Network Survey State Plan Iowa South Coordinate System and North American Vertical Datum of 1988 (NAVD 1988). The control point used shall be identified on the Final Plat.
G.
Exact name, location, width, lot designation, and centerline of all streets within the subdivision.
H.
All easements for utilities showing width and use intended.
I.
Areas dedicated for public use, such as schools, parks, playgrounds, pedestrian and bicycle trails.
J.
Official legal description of the property being subdivided.
K.
Lot numbers and addresses.
L.
Certification of registered engineer and/or land surveyor.
M.
Description and location of all permanent monuments set in the subdivision, including ties to original Government corners.
N.
Surface drainage with on-site storm water management or retention and five (5) year storm calculations.
O.
The final plat shall be an exact duplicate of that plat proposed to be filed for record in the County Recorder's office.
P.
Accompanying Material.
Q.
Plans and Profiles. Plans and profiles of all streets and alleys at a fifty (50) foot horizontal scale and five (5) 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.
R.
Protective Covenants. Any protective covenants or restrictions to be imposed upon the plat.
S.
Deeds to the City. A deed to the City, properly executed, for all streets intended as public streets, and for any other property intended for public use.
T.
Certificates to accompany the final plat:
1. 1.
  A complete abstract of title opinion from an attorney 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.
2. 2.
  Performance bonds, if any.
U.
As-Built Drawings and GIS Data. As-built drawings, certified by an Iowa licensed engineer, shall be provided for spot elevations and drainage slope percentages where stormwater drainageways and swales cross lot lines and for stormwater management facilities. GIS data shall be provided for all sewers in accordance with City benchmark requirements for vertical and horizontal datum.
V.
Annexation Agreement for New Plats. Any proposed subdivision located within the unincorporated area outside the corporate boundaries of the City, but within two miles of those corporate boundaries, shall provide, prior to its final approval and recordation, an executed agreement binding all current and future owners of all property within the proposed subdivision to voluntarily annex into the City at such time as requested by the City.

(Ord. No. 936, 01/30/2024)

Effective on: 1/30/2024

175.08 SUBDIVISION PLAT FEES.

All plat, review, and inspection fees shall be as set by resolution of the City Council.

Effective on: 1/1/1901

175.09 ENFORCEMENT.

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.

Effective on: 1/1/1901

175.10 CHANGES AND AMENDMENTS.

Effective on: 1/1/1901

175.11 RECORD DRAWINGS.

Effective on: 1/1/1901

Access street

Access street 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.

Effective on: 1/1/1901

Block

Effective on: 1/1/1901

Building line

Effective on: 1/1/1901

Collector streets

Effective on: 1/1/1901

Commission

Commission the Planning and Zoning Commission.

Effective on: 1/1/1901

Cul-de-sac

Cul-de-sac a local street, one end of which is closed and consists of a circular turn around.

Effective on: 1/1/1901

Easement

Easement a granted right by a land owner to a person, government agency, or public utility company to use land owned by another for a specific purpose.

Effective on: 1/1/1901

Engineer

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

Effective on: 1/1/1901

Half street

Effective on: 1/1/1901

Homeowner's Association

Homeowner's Association an association of all the unit owners acting pursuant to the bylaws through its duly-elected Board of Managers in accordance with applicable statutes.

Effective on: 1/1/1901

Lot

Lot 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.

Effective on: 1/1/1901

Lot Tie Agreement

Effective on: 1/1/1901

Major thoroughfare

Major thoroughfare a street used primarily for fast, large volume traffic.

Effective on: 1/1/1901

Minor street

Minor street a street used primarily for access to the abutting properties.

Effective on: 1/1/1901

Outlot

Effective on: 1/1/1901

Performance bond

Effective on: 1/1/1901

Plat

Plat 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.

Postage-stamp lot

Effective on: 1/1/1901

Private street

Private street a street, which is constructed, maintained, and owned by a private organization such as a homeowners association.

Effective on: 1/1/1901

Roadway

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

Effective on: 1/1/1901

Surveyor

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

Effective on: 1/1/1901

Plat, Acquisition,

Effective on: 1/1/1901

Plat, Auditor's,

Effective on: 1/1/1901

Plat-of-Survey

Effective on: 1/1/1901

Plat, Subdivision,

Effective on: 1/1/1901

Plat, Vacation,

Plat, Vacation, a plat this is prepared for or as the result of a conveyance of public street right-of-way that has been vacated by the City or County.

Effective on: 1/1/1901