[Ord. No. 94-2, 1-11-1994]
Improvements may be installed only in accordance with a final
plat that has been approved under the provisions of this Chapter and
construction plans that have been approved by the Village Engineer
in accordance with the requirements of this Chapter.
[Ord. No. 94-2, 1-11-1994]
A.
Before the final plat of any subdivision shall be recorded, the subdivider
shall provide for the installation of all improvements described in
this Article and as required as a condition of final plat approval.
B.
In lieu of the installation or final completion of said improvements
prior to recording of the final plat, the subdivider may post an irrevocable
letter of credit, surety bond, escrow or other appropriate security
agreement executed by a corporate surety or a state or federally chartered
bank or savings and loan institution, approved by the Village Attorney
and the Board of Trustees, which shall insure to the Village that
the improvements will be completed by the subdivider. The security
shall:
C.
All improvements, except sidewalks, shall be completed within one
(1) year after recording of the final plat. The Board of Trustees
may, upon proof of hardship, extend the completion date set forth
in said security agreement for a maximum period of one (1) additional
year. A request for such an extension must be made prior to the end
of the year following recording of the final plat and the amount of
the security shall be revised if warranted pursuant to revised estimates
from the Village Engineer. If the improvements are not completed within
the specified time, the Village may use the funds from the security,
or any necessary portion thereof, to complete the improvements.
D.
The time for construction of sidewalks may be extended until the
construction of improvements on the lot is completed, upon the provision
of security for the sidewalk construction for an additional year,
but if the improvements are not completed within the additional year,
the developer shall deposit the cost of the sidewalk in cash with
the Village so that the sidewalks can be completed by the Board when
the Board determines the construction is necessary to provide a sidewalk
system for the subdivision.
E.
The Village may require that certain improvements, such as storm
drainage improvements, be made and refuse to accept security for such
improvements when it determines that the improvements are necessary
for the immediate protection of adjacent property.
F.
The Board of Trustees shall release or reduce said security posted
by the subdivider when it determines that all required improvements
have been satisfactorily completed and the subdivider's engineer or
surveyor has certified to the Village through the submission of detailed
"as-built" plans, that the improvements have been constructed substantially
in conformance with the plans and specifications, are free and clear
of any and all liens and encumbrances and are ready for dedication
to the Village.
[Ord. No. 94-2, 1-11-1994]
A.
Whenever occupancy, use or sale is allowed before the completion
of all facilities or improvements intended for dedication, the performance
bond or the surety that is posted shall guarantee that any defects
in such improvements or facilities that appear within one (1) year
after the dedication of such facilities or improvements is accepted
shall be corrected by the developer.
B.
Whenever all public facilities or improvements intended for dedication
are installed before occupancy, use or sale is authorized, then the
developer shall post a performance bond or other sufficient surety
to guarantee that the developer will correct all defects in such facilities
or improvements that occur within one (1) year after the offer of
dedication of such facilities or improvements is accepted.
C.
An engineer or architect retained by the developer shall certify
to the Village that all facilities and improvements to be dedicated
to the Village have been constructed in accordance with the requirements
of this Chapter. This certificate shall be a condition for acceptance
by the Village of the offer of dedication of such facilities or improvements.
D.
The term "defects" refers to any condition in facilities or improvements
dedicated to the public that requires the Village to make repairs
in such facilities or improvements over and above the amount of maintenance
that normally would be required. If such defects appear, the guaranty
may be enforced regardless of whether the facilities or improvements
were constructed in accordance with the requirements of this Chapter.
[Ord. No. 94-2, 1-11-1994]
A.
Monuments shall be placed at all block corners, at the point where
the curve in a street right-of-way meets with the tangent to the curve,
and at all controlling corners of the subdivision. Monuments shall
be one (1) of the following and shall have the registration number
of the land surveyor in charge or the corporate registration number
or name legibly stamped or imprinted thereon. Monuments shall be placed
so as to be free of movement:
1.
Concrete monuments consisting of reinforced concrete at least
four (4) inches in width or diameter and no less than twenty-four
(24) inches in depth with its precise position marked by either a
point on a brass cap, a formed cross, or a metal rod.
2.
Manufactured cast iron or aluminum survey markers approved by
the state land surveyor no less than twenty-four (24) inches in depth
unless encased in concrete with its precise position marked by a point
or cross.
3.
Brass disk not less than two (2) inches in diameter, countersunk
and well cemented in a drill hole in either solid rock or concrete
and its precise position marked by a point or cross.
B.
Markers shall be placed at each corner of all lots flush with the
finish grade or countersunk to afford protection from disturbance.
Markers shall also be placed at the point where lot lines intersect
curves, either front or rear. Markers shall be placed at all angles
in property lines. Markers shall be five-eighths-inch steel rod, eighteen
(18) inches in length or more and shall have affixed thereto a copy
or other device bearing the registration number of the land surveyor
in charge. All marker caps one (1) inch in diameter and larger shall
have the precise position of the corner marked by a point or cross.
C.
Monuments and markers shall be inspected to determine that they have
not been destroyed by construction prior to certification of completion
of improvements.
[Ord. No. 94-2, 1-11-1994]
A.
The classification, extent, width, grade and location of all streets
shall conform to the Master Plan and Major Street Plan. Where not
shown, the arrangement and design standards of streets shall conform
to the provisions herein.
B.
The arrangement of streets in new subdivisions shall be coordinated
with existing, proposed and anticipated streets outside of the subdivision.
Provision shall be made for the continuation of existing streets in
adjoining areas.
C.
When a new subdivision adjoins a tract susceptible to being subdivided,
new streets shall be extended to the boundaries of such tract.
D.
Streets shall be related appropriately to the topography, and street
grades shall conform as closely as practical to the original topography.
Street grades shall be in accordance with the Village of Indian Point
Design Standards for Public Improvements.
E.
Street jogs with center-line offsets of less than one hundred fifty
(150) feet shall be prohibited.
F.
Local streets shall be laid out so as to discourage through traffic.
G.
Permanent dead-end streets or culs-de-sac shall be no longer than
eight hundred (800) feet and shall provide at the closed end a turnaround
having an outside roadway diameter of at least eighty (80) feet and
a street property line diameter of at least one hundred (100) feet.
Where a dead-end street is temporary in nature, additional driveway
access shall be provided at the end of the street to allow for maneuvering
of emergency vehicles.
H.
Every lot shall have access to a road that provides reasonable ingress
and egress for emergency vehicles as well as for the intended use
of the lot.
I.
When a subdivision abuts or contains an arterial street, the Commission
may require marginal access streets or other streets as may be necessary
for adequate protection of residential properties and to provide separation
of through and local traffic.
J.
Half streets shall be prohibited except where such streets, when
combined with a similar street (developed previously or simultaneously)
on property adjacent to the subdivision, creates a street that meets
the right-of-way and pavement requirements of this Chapter.
[Ord. No. 94-2, 1-11-1994]
All streets shall be constructed with curb and gutter and shall
conform to the minimum right-of-way and pavement standards of this
Section. Street pavement width shall be measured from curb back to
curb back where ninety-degree (90°) curb is used, and from the
center of the curb where roll-type curb is used. Roll-type curb shall
be permitted along local streets in residential subdivisions.
|
Street Type
|
Minimum Right-of-Way Width
(feet)
|
Minimum Pavement Width
(feet)
|
|---|---|---|
|
Residential/Local
|
50
|
27 (no on-street parking)
33 (parking one side only)
|
|
Collector
|
60
|
31 (no on-street parking)
|
|
Arterial
|
60
|
39 (no on-street parking)
|
[Ord. No. 94-2, 1-11-1994]
A.
Intersections involving the junction of more than two (2) streets
shall be prohibited.
B.
Streets shall intersect as nearly as possible at right angles and
no two streets shall intersect at less than sixty degrees (60°).
C.
Except where no other alternative is practical or legally possible,
no two (2) streets may intersect with any other street on the same
side at a distance of less than two hundred forty (240) feet measured
from center line to center line of the intersecting street. When the
intersected street is an arterial, the distance between intersecting
streets shall be at least one thousand five hundred (1,500) feet.
D.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of twenty-five (25) feet for intersections of two
(2) residential local streets and thirty (30) feet for intersections
involving collector or arterial streets. Where substantial use is
anticipated by large vehicles, such as recreational vehicles or semitrailers,
the curb radius shall be increased to accommodate the anticipated
use.
E.
All driveway entrances and other openings onto streets shall be constructed
to meet the following standards:
[Ord. No. 94-2, 1-11-1994]
All streets, curbs and gutters shall be designed and constructed in accordance with Chapter 420, Design Standards for Public Improvements.
[Ord. No. 94-2, 1-11-1994]
A.
Private streets are discouraged and shall be permitted only where
the Board of Trustees finds that:
1.
The private ownership, control and maintenance of the street
is integral to the design and function of the subdivision.
2.
Provision has been made for continuing and adequate maintenance
of the streets.
3.
There is evidence that the property rights, including rights
of access of persons purchasing property rights or land within and
adjacent to the subdivision, are safeguarded to the degree they would
be protected if the streets were dedicated to the public.
4.
The public interest and welfare is not jeopardized.
B.
Private streets shall meet the minimum standards and be improved in accordance with Chapter 420, Design Standards for Public Improvements.
C.
A sign or signs shall be provided by the developer at the intersection
of the private street with the public street, indicating that the
street is a private street and is not maintained by the Village. Adequate
provision will be made for perpetual maintenance of the sign or signs.
D.
A private drive may be utilized by no more than two (2) tracts or
lots without public road frontage.
[Ord. No. 94-2, 1-11-1994]
Street names shall be assigned by the developer with the approval
of the Commission. Names of new streets shall not duplicate existing
or platted street names unless the new street is a continuation of,
or in alignment with the existing or platted street. In such cases,
it shall carry the name of the existing street. Building numbers shall
be assigned by the Village.
[Ord. No. 94-2, 1-11-1994]
A.
Street name signs shall be placed at all intersections. The sign
shall be constructed to meet the standards established by the Board
of Trustees.
B.
Private street name signs shall be provided at the connection of
the private street with the public road in compliance with the standards
set by the Board of Trustees.
[Ord. No. 94-2, 1-11-1994]
Wheelchair ramps shall be provided at intersections and other
major points of pedestrian flow. Wheelchair ramps and depressed curbs
shall be constructed in accordance with the provisions of the Village
of Indian Point Design Standards for Public Improvements.
[Ord. No. 94-2, 1-11-1994]
A.
Block length and width or acreage within bounding streets shall be such as to accommodate the size of lot required by this Chapter or Chapter 415, Zoning Regulations, and to provide for convenient access, circulation and safety of street traffic.
B.
Block lengths shall not exceed one thousand five hundred (1,500)
feet, nor be less than three hundred (300) feet, except under unusual
conditions.
C.
A block should be arranged so as to provide two (2) tiers of lots
and to allow for adequate pedestrian access through the subdivision
and to adjoining properties.
[Ord. No. 94-2, 1-11-1994]
A.
All lots shall abut by their full frontage on the street.
B.
Side lot lines shall be at approximate right angles to straight street
lines or radial to curved street lines.
C.
Corner lots for residential use shall have extra width to permit
appropriate building setback from and orientation to both streets.
D.
Double-frontage and reverse-frontage lots shall be avoided except
where essential to provide separation of residential development from
arterial streets or to overcome site-specific difficulties of topography
or orientation.
E.
Single-family and duplex lots should not be designed to front on
collector streets and shall not front on arterial streets.
F.
Lots designed for multifamily, commercial or industrial use shall
have limited entrances onto collector and arterial streets.
G.
Lots subject to flooding and deemed uninhabitable by the Commission
shall not be platted for residential occupancy, nor for such other
uses as may increase danger to health, life or property or aggravate
flood hazards. Such land within the plat shall be set aside for such
uses that shall not be endangered by periodic or occasional inundation
or shall not result in unsatisfactory living conditions.
H.
All land included within the plat shall either be designated as a
lot, dedicated to and accepted by the Village, or designated for particular
use with adequate provisions for continued maintenance.
I.
Building lines shall be shown on all lots intended for residential
use and in some cases may be required on lots intended for business
use.
[Ord. No. 94-2, 1-11-1994; Ord. No. 99-1, 3-9-1999]
A.
Lot size, width, depth, shape and orientation shall be appropriate
for the location of the subdivision and for the type of intended development.
B.
Unless more stringent requirements are required by any other Village
ordinance, minimum lot dimensions shall conform as follows:
1.
Residential lots shall be not less than nine thousand (9,000)
square feet in area and shall be not less than eighty (80) feet in
width at the building line.
2.
Depth and width of subdivisions platted for commercial or industrial
purposes shall be adequate to provide for off-street service, parking
and the use contemplated, but in no case shall the lot frontage on
a public street be less than one hundred (100) feet.
[Ord. No. 94-2, 1-11-1994; Ord. No. 99-1, 3-9-1999]
B.
Setback yards shall be established, specified and required in all zoning districts from all lot lines as set forth in Subsection (A) above, except that no setback shall be required when such lot line is the Corps of Engineers take line for Table Rock Lake. Normal setback requirements as set forth herein shall apply for all other Corps of Engineers take lines, however.
[Ord. No. 94-2, 1-11-1994]
A.
Sidewalks shall be provided along one (1) side of arterial and collector
streets. Sidewalks may be required along local streets if the Commission
finds that a walkway is necessary to ensure safe pedestrian access
to schools, parks, other public use areas or adjoining streets.
B.
Sidewalks shall be at least four (4) feet in width. Sidewalks shall be constructed in conformance with Chapter 420, Design Standards for Public Improvements. Sidewalks may be constructed of other suitable materials if the Commission determines that:
1.
Such sidewalks will serve the residents of the development as
adequately as concrete walks;
2.
Such sidewalks would be more environmentally desirable or more
in keeping with the overall design of the development; and
3.
The Village will not incur greater than normal expense in maintaining
such sidewalks dedicated for public use.
[Ord. No. 94-2, 1-11-1994]
A.
All utilities, including electric, telephone and cable television,
shall be installed according to the specifications and minimum standards
of the controlling utility company.
B.
All electric, telephone and cable television service distribution
lines shall be installed underground. Cable-switching enclosures,
pad-mounted transformers and service pedestals may be installed aboveground.
C.
In any particular case where the developer can show reason of exceptional
topographical or other physical conditions that compliance with underground
placement of such utilities would cause exceptional and undue hardship,
the Board of Trustees may modify such requirement to the extent deemed
proper in order to relieve the hardship. Such modification shall not
be a detriment to the public interest and shall not impair the intent
and purpose of this regulation or the desirable general development
of the neighborhood and community.
[Ord. No. 94-2, 1-11-1994]
The minimum requirement for streetlighting facilities shall
be one (1) two-hundred-fifty-watt high-pressure sodium light (cobra
head fixture) at each street intersection, but not farther apart than
three hundred (300) feet within or abutting the subdivision. Light
standards shall have a maximum height of thirty (30) feet from the
ground, shall be constructed of steel, and shall be approved by the
Board of Trustees.
[Ord. No. 94-2, 1-11-1994]
A.
An easement for utilities, at least five (5) feet wide, shall be
provided along the side or the rear line of lots where necessary to
form a continuous right-of-way, at least ten (10) feet in width. If
necessary for the installation of water or sewer mains or similar
utilities, easements of greater width may be required along lot lines
or across lots.
B.
Utility easements shall connect with easements established in adjoining
properties.
C.
Where the Board of Trustees has granted a variance for overhead power
or telephone lines, additional easements for pole guys shall be provided
at the outside of turns. Where possible, lot lines shall be arranged
to bisect the exterior angle so that pole guys will fall alongside
lot lines.
D.
Drainage easements for storm sewers or open channel drainage may
be required. These easements may be along side of lot lines, but it
is encouraged that the design should be such that the drainage will
be carried along the rear of lots. If open channel drainage is to
be carried in the street right-of-way, additional right-of-way shall
be provided. The size and location of such easements for open channel
drainage shall be approved by the Village Engineer.
[Ord. No. 94-2, 1-11-1994; Ord. No. 04-08, 12-14-2004]
Wastewater disposal systems shall be provided in accordance
with the rules and regulations of the Stone County Health Department,
with the approved engineering report and a construction permit from
the Stone County Health Department, and where applicable, the Missouri
Department of Natural Resources.
[Ord. No. 94-2, 1-11-1994]
A.
All development shall be served by an adequate source of water. Private
well construction shall be in accordance with the requirements of
the Stone County Health Department.
B.
At such time that a Village water supply becomes available to a property,
the property owner shall discontinue use of the private well and connect
to the Village water supply. The public water source shall be deemed
available when within one hundred (100) feet of the subject property
line.
[Ord. No. 94-2, 1-11-1994]
A.
All developments shall be provided with a drainage system that is
adequate to prevent the undue retention of surface water on the development
site.
B.
All developments shall be constructed and maintained so that adjacent
properties are not unreasonably burdened with surface waters resulting
from such development.
C.
To the extent practicable, all development shall conform to the natural
contours of the land and natural and preexisting man-made drainage
ways shall be maintained.
D.
Storm drainage in public streets and rights-of-way shall be limited to the depths and recurrence frequencies established in Chapter 420, Design Standards for Public Improvements.
E.
Drainage easements shall be provided encompassing all land inundated
by the runoff from a storm having a one-hundred-year recurrence interval
under fully developed conditions. Drainage easements shall extend
to a point where the upstream drainage area is no greater than five
(5) acres.
F.
All storm drainage facilities shall be constructed in accordance with Chapter 420, Design Standards for Public Improvements. No storm drainage facility may be constructed or altered without the approval of the plans by the Village Engineer.
G.
Provisions of the 1987 Clean Water Act require that certain stormwater
discharges obtain a National Pollutant Discharge Elimination System
(NPDES) stormwater permit. Where applicable, the developer shall submit
the necessary NPDES permit with the plans for stormwater drainage
facilities. The NPDES permits are administered by the Missouri Department
of Natural Resources.
[Ord. No. 94-2, 1-11-1994]
The developer shall prepare a sedimentation and erosion control plan to insure effective control of soil losses within tolerable limits. The Commission may submit the sediment and erosion control plan to the Conservation District or other qualified authority for review in conformance with this Chapter and Chapter 420, Design Standards for Public Improvements.
