[Ord. No. 2634 §8.1, 3-12-1992]
A.
Street
plans, profiles, cross sections and specifications shall be prepared
by a registered professional engineer and approved by the City Engineer
or similar official, the Commission and the Board of Aldermen.
B.
The standard street surface shall be of Portland cement concrete or a flexible pavement, shall be constructed in accordance with design characteristics at least equal to those required in Plate 1 and approved by the City Engineer or similar official.
C.
The streets
shall be graded, surfaced and improved to the dimensions required
in Plates 2 and 4. The work shall be completed in accordance with
construction specifications established by City ordinance or, in the
absence of City specifications, with current specifications of the
Missouri State Highway Department or the City Engineer.
D.
Streets
shall be surfaced to a minimum width of twelve (12) feet for each
traffic lane and eight (8) feet in width for each parking lane. Alleys,
within business districts, shall be surfaced to a minimum of sixteen
(16) feet in width. Cul-de- sac turnarounds shall be paved to within
ten (10) feet of the right-of-way.
E.
Street surfacing of pavement type shall be restricted to the following four (4) types (see Plate 1):
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Portland cement concrete surface with curb and gutter
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Asphalt pavement with curb and gutter
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Asphalt pavement without curb and gutter
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F.
Prior
to the placement of street or alley pavements, adequate surface and
subsurface (if required) drainage facilities shall be installed by
the subdivider. Pipe used for drainage purposes shall be of bituminous-coated
corrugated metal, reinforced concrete, extra-strength vitrified clay
or PVC plastic of an approved design, size and strength to meet the
requirements of the specified conditions which may be encountered.
Minimum diameters of pipe to be used shall be as follows:
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Roadway cross drains
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16 inches
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Property entrance culverts
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12 inches
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Perforated underdrains
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6 inches
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G.
All construction
shall be completed in accordance with the specific conditions in the
agreement for street improvements within the improvements plans and
in a manner acceptable to the authorities having jurisdiction. When
changes from the accepted plans and specifications become necessary
during construction, written approval from the authorities having
jurisdiction shall be secured prior to the execution of said changes.
H.
Adequate
provision for the maintenance of all street improvements shall be
made by dedication to and acceptance for maintenance by the local
authorities having jurisdiction or by other suitable means.
[Ord. No. 2634 §8.2, 3-12-1992]
A.
Curbs and gutters shall be constructed in conjunction with the street pavements on all streets where on-street parking is to be permitted and shall be made of Portland cement concrete a minimum of eighteen (18) inches wide and a minimum of six (6) inches thick where the curb abuts the street pavement. (See Plate 4.)
B.
Curb
construction for concrete pavements may be integral and roll-type
curbs may be permitted where the distance between the back of the
curb and the nearest sidewalk is a minimum of three (3) feet on collector
and local streets. (See plate 4.)
C.
All plans
for the installation of curbs and gutters shall be subject to the
approval of the City Engineer or similar official, the Commission
and the Board of Aldermen.
D.
Handicapped Accessibility.
1.
In accordance with Section 71.365, RSMO., when sidewalks are required as provided for in Section 415.220, curbs shall be constructed so as to enable persons using wheelchairs to travel freely and without assistance.
2.
All
new curbs and any existing curbs which are a part of a reconstruction
shall comply with these requirements.
3.
At each
crosswalk a ramp shall be built into the curb so that the sidewalk
and street blend to a common level. Such ramps shall be not less than
thirty-six (36) inches wide and shall not have a slope greater than
one (1) inch rise per twelve (12) inches length (eight and three-tenths
percent (8.3%). For all ramps there shall be a gradual rounding at
the bottom of the slope.
4.
An exception
may be granted where, because of surrounding buildings or other restrictions,
it is impossible to conform the slope of the ramp with these requirements.
In this event, the ramp shall contain a slope with as shallow a rise
as possible not to exceed ten percent (10%).
E.
Driveway Ramps.
1.
Driveway
ramps shall not extend past the vertical face of the curb; and ramps
shall be built into the curb so that the ramp and street blend to
a common level. For all ramps there shall be a gradual rounding at
the bottom of the slope.
2.
In the
event of development on existing roadways with curbing, the developer
shall submit, as a part of the preliminary plan, a curb cutting request
for all proposed driveway ramps which shall be subject to approval
by the City Engineer or similar official, the Commission and the Board
of Aldermen.
[Ord. No. 2634 §8.3, 3-12-1992]
A.
The extent
of sidewalks within the subdivisions shall be as determined by the
Commission and approved by the Board of Aldermen. In all subdivisions,
the space as specified in Plates 2 and 4 shall be included in the
cross-sectional drawings of streets.
B.
The construction
of sidewalks shall be required if the subdivision includes or is within
three hundred (300) feet of existing or proposed schools, playgrounds
or other features which would attract children.
C.
When
constructed, sidewalks shall be of Portland cement concrete with a
minimum thickness of four (4) inches and a minimum width of forty-two
(42) inches. "Dummy" control joints shall be placed every five (5)
feet and expansion joints shall be placed every twenty (20) feet.
Concrete shall contain five (5) sacks of cement per cubic yard and
shall have three percent (3%) to five percent (5%) entrained air.
Finish shall be by wood float with all edges and joints tooled. The
location of sidewalks shall be as shown in Plates 2 and 4.
D.
Where
sidewalks are not required, the street grade shall be completed so
that additional grading shall not be necessary for any future construction
of sidewalks.
E.
When any sidewalk is constructed subsequent to the construction of normal curbs and gutters, the curb must be constructed or reconstructed to provide ramps as required in Section 415.210(D).
[Ord. No. 2634 §8.4, 3-12-1992]
A.
The subdivider
shall provide for the disposal of sewage within the subdivision in
accordance with Title VII hereof which regulate the use of public
and private sewers within the City or any future ordinances which
may supersede those now in effect. Where a public sanitary sewer main
is reasonably accessible, the subdivider shall provide the subdivision
with a complete sanitary sewer system, including a lateral connection
for each lot, connected to said sewer main. All necessary construction
requirements, such as lift stations, shall be the responsibility of
the subdivider and approved by the City Engineer or similar official,
the Commission and the Board of Aldermen and shall comply with the
regulations of the Missouri Clean Water Commission.
B.
Where
a public sanitary sewer system is not reasonably accessible, but where
plans for the installation of sanitary sewers in the vicinity of the
subdivision have been prepared and approved by the Missouri Clean
Water Commission, the subdivider shall install sewers in conformity
with said plans. Where immediate connection is not possible and until
such connection with the sewer system in the district can be made,
the use of private sewage treatment facilities may be permitted, provided
said disposal facilities are installed and maintained in accordance
with the regulations and requirements of the Missouri Clean Water
Commission and approved by the City Engineer or similar official,
the Commission and the Board of Aldermen.
C.
Where
no sanitary sewer system is accessible and no plans for a sewer system
have been prepared and approved, the developer may, upon approval
by the Missouri Clean Water Commission, City Engineer or similar official,
the Commission and the Board of Aldermen, install individual disposal
devices on individual lots within the subdivision. All such individual
devices shall be constructed and maintained in accordance with the
regulations and requirements of the Missouri Clean Water Commission
and the Board of Aldermen.
D.
The subdivider
shall provide the subdivision with a complete loop-type water distribution
system adequate to serve the area being platted. The system shall
include a connection for each lot, water mains a minimum of six (6)
inches in diameter and fire hydrants spaced a minimum of six hundred
(600) feet apart. The Commission shall not approve the final plan
until the Missouri Department of Natural Resources certifies to the
Commission that said water supply system is in compliance with the
applicable regulations of the State of Missouri and is in accordance
with all applicable City ordinances.
[Ord. No. 2634 §8.5, 3-12-1992]
A.
Adequate
surface and subsurface drainageways for the removal of stormwater
shall be provided by the subdivider. The extent to which storm drainage
facilities shall be required shall be determined by a registered professional
engineer. The analysis shall be based upon a rational method of computing
stormwater runoff using the maximum one (1) hour rainfall to be expected
within a ten (10) year period. Times of concentration, soil infiltration
rates and other variable factors to be used in the analysis shall
be discussed with and approved by the City Engineer or similar official
during the preliminary consideration of the subdivision.
B.
A storm
sewer system, which shall be separate and independent of the sanitary
sewer system, with surface inlets, shall be provided by the subdivider
in all cases where curb and gutter is to be installed and whenever
available evidence indicates that such a system is necessary as a
result of natural surface drainage.
C.
In the
absence of a storm sewer system, a water-retarding grass shall be
planted in the strip between the sidewalk and the surfaced edge of
the street.
D.
Any person
proposing to locate a structure or a use within one hundred (100)
feet of any stream or main drainage channel shall include as a part
of the preliminary plan a statement by a registered professional engineer
that development does not conflict with the floodplain management
regulations of the City of Ste. Genevieve and, based on a study of
the floodway, the watershed area and probable runoff, that the structure
or use in the location proposed will leave adequate space for the
flow of floodwater, provided however, that no building shall be permitted
within seventy-five (75) feet of the top of the bank of any stream
or drainage channel.
E.
A water-retarding
grass shall be planted by the subdivider along any stream of open
drainage channel in an area extending a minimum of fifteen (15) feet
on either side of the top of the bank of any stream or drainage channel
within or adjacent to a proposed subdivision.
F.
If any
sinkhole or similar depression is to be retained to dispose of surface
drainage, such feature shall be provided with a suitable inlet structure
to prevent clogging or filling of the opening to be used and to provide
maximum drainage capacity.
[Ord. No. 2634 §8.6, 3-12-1992]
A.
All electric
and telephone utility lines shall be encased in a conduit acceptable
to the Commission and installed underground in accordance with the
provisions specified in the Missouri Public Service Commission General
Order No. 52 and amendments thereto.
B.
Where
gas, telephone and electric service lines are placed underground throughout
the subdivision, the mains, lines, cables and conduits shall be located
within easements or public right-of-way in separate trenches and in
a manner which will not conflict with other underground services.
All controls, valves, transformers and terminal boxes shall be located
so as not to be hazardous to the public.
C.
Should
the Commission allow electric and telephone lines to be carried on
overhead poles, rear and side lot easements shall be provided if necessary.
D.
All excavations
for public utilities made under paved areas shall be properly backfilled
and repaired in compliance with applicable City ordinances. All such
repairs or reconstruction shall be at the expense of the developer
or utility involved.
[Ord. No. 2634 §8.7, 3-12-1992]
A.
Street
lighting shall be installed by the subdivider.
B.
In a
subdivision a lighting unit shall be installed at each intersection
and cul-de-sac turnaround.
C.
Lighting
specifications for major streets and commercial and industrial areas
are as follows:
1.
Lighting
standards shall be evenly spaced and staggered longitudinally, a maximum
of two hundred fifty (250) feet apart.
2.
Each
lighting unit shall be set back and centered on a point three (3)
feet from the rear curb line.
3.
Mounting
height shall be a minimum of twenty-five (25) feet from pavement to
luminaire.
4.
Lampposts
shall be round tube type of aluminum alloy or fiberglass and a minimum
of twenty-seven (27) feet in length. Lighting brackets or mast arms
shall be a minimum of eight (8) feet in length and made of aluminum
alloy or fiberglass.
5.
Lamps
or luminaires shall be of the high-intensity discharge one hundred
seventy five (175) watt high pressure sodium type or that recommended
by the City Engineer or similar official.
D.
Lighting
unit design for local streets and residential areas shall be determined
by the Commission on a case-by-case basis. Generally, units shall
be designed to provide visibility without disrupting the aesthetic
appeal of the development or subdivision. This will generally require
a fourteen (14) foot pole with a more decorative lighting unit and
adjustment in staggered longitudinal spacing.
E.
All street
lighting shall be installed in accordance with the Missouri Public
Service Commission General Order No. 52 and subsequent amendments.
All electric lines, poles and fixtures shall be assembled and wired
through to the base of the pole by the developer with final connection
to be made by the utility.
[Ord. No. 2634 §8.8, 3-12-1992]
A.
Street
signs made of aluminum with reflectorized lettering and mounted on
metal posts shall be installed by the subdivider at all street intersections
on diagonally opposite corners. Signs indicating the name of each
street shall be erected at each location as close to the corner as
practical, facing traffic on the cross street with the nearest portion
of the sign not less than one (1) foot nor more than three (3) feet
back from the curb line. The City of Ste. Genevieve shall retain the
right to place street name signs.
[Ord. No. 2634 §8.9, 3-12-1992]
A.
All unpaved
or otherwise unimproved areas within the public rights-of-way or public
use areas shall be landscaped in a manner approved by the Commission.
B.
In informal
types of street patterns, informal planting of trees in accordance
with an approved landscape development plan may be permitted. In no
case shall trees be planted in an area where they may cause damage
to underground service utilities.
[Ord. No. 2634 §8.10, 3-12-1992]
A.
All property
surveys shall be conducted according to the minimum standards for
property boundary surveys established by the Missouri State Land Survey
Authority, which applies to all surveys made for the purpose of establishing
or re-establishing the boundary of any lot, tract or parcel or real
property in the State of Missouri.
B.
All monuments
and markers shall be established and installed to meet the requirements
for monumentation of the Missouri Land Survey Authority.
C.
Monuments
and markers shall be provided by the subdivider and so placed that
the center point shall coincide with the intersection of the lines
to be marked, with the top of the monument or marker level with the
surface of the ground after final grading.
D.
All permanent
monuments and markers required by the State Land Survey Authority
shall be of a type and installed according to the requirements of
the State Land Survey Authority. All other markers shall consist of
galvanized steel, wrought iron pipe or steel bars at least eighteen
(18) inches in length and three-quarters (¾) of an inch in
diameter.
E.
Markers
shall be set by the subdivider at the following locations:
1.
At the
intersection of all lines forming angles in the boundary of the subdivision.
2.
At the
intersection of street right-of-way lines and at the beginning and
end of all curves along street property lines.
3.
At all
points where lot lines intersect street right-of-way lines.
4.
At all
angles in the lot property lines.
5.
At all
other lot corners.
[Ord. No. 2634 §8.11, 3-12-1992]
A.
Existing
features which would add value to residential development or maintain
the historic distinction of the City of Ste. Genevieve shall be retained
wherever feasibly possible. Features such as watercourses or falls,
historic sites, trees and similar irreplaceable assets shall be preserved
in the design of the subdivision. No significant natural feature,
historic site or similar amenity shall be moved, altered, demolished
or rerouted, nor shall any change in grade of land be effected until
approval of the preliminary plan has been granted.
B.
All historic
features located within the development shall be preserved in accordance
with the standards set forth in the historic district regulations
of the City of Ste. Genevieve. Prior to preliminary plan approval
the Commission shall refer the plan to the City Landmarks Commission
for a written report concerning the historical significance of the
site or feature in question and its recommendations for subdivision
design and preservation of the historical amenity.
C.
As a
requirement of subdivision approval, the developer shall plant shade
trees on the property of the subdivision at the discretion of the
Commission.
D.
New trees
to be provided pursuant to these regulations shall be planted in accordance
with the recommendations of the City Engineer or similar official.
Such trees shall have a minimum trunk diameter (measured twelve (12)
inches above ground level) of not less than two (2) inches. Only oak,
honey locust, hard maples or other long lived shade trees, acceptable
to the Commission, shall be planted.
E.
No existing
trees shall be removed from any subdivision until approval of the
preliminary plan has been granted. All trees on the plat marked for
retention shall be preserved and all trees planted where required
shall be welled and protected against change of grade.
