[R.O. 2011 § 405.090; Ord. No. 1161 § 1, 11-18-2013]
A. 
The arrangement of streets and lots shall give due regard to the topography and other physical features of the property and shall meet the following standards:
1. 
Access. Land shall be subdivided in such a way that each lot has direct access to a public street.
2. 
Easements. Easements of at least five (5) feet shall be provided on each side of all rear lot lines and on side lot lines where necessary for poles, wires, sewers, gas, water and other utilities. Easements of greater width may be required along lines or across lots where necessary for the extension of mains, sewers and similar utilities.
3. 
Lots.
a. 
Lots shall be arranged and designed to create good building sites, properly related to topography and the character of surrounding development. All side lot lines shall be perpendicular or radial to the street lines except where a variation of this rule will provide a better street and lot layout. Lots with double frontage shall be avoided.
b. 
Lots of a flag construction, which could place a dwelling unit behind a dwelling unit, shall not be platted.
c. 
No lot shall have less width and area than that required by the Zoning Ordinance.[1] Where a lot is not served by either a public water supply or a public community sewerage system, it shall have an area of not less than twenty thousand (20,000) square feet, or as required by applicable zoning district, whichever is more restrictive.
[1]
Editor's Note: See Ch. 400, Zoning Regulations.
d. 
Corner lots shall have sufficient width to permit front yard setbacks on both streets, and at major street and acute-angle intersections [under eighty-five degrees (85°)], a radius of twenty (20) feet shall be used at the street corner. On business lots a chord may be substituted for the circular arc.
4. 
Building Lines. Building lines shall be shown on all lots where the depth of such building line is greater than that required by the Zoning Ordinance.
5. 
Parks, School Sites, Etc. In subdividing land, consideration shall be given to suitable sites for parks, playgrounds, schools and other common areas for public use.
[R.O. 2011 § 405.100; Ord. No. 1161 § 1, 11-18-2013]
A. 
Before the final plat of any subdivision shall be approved by the Board of Aldermen, the subdivider shall provide the improvements described in this Section, except that in lieu of such provision, the subdivider may post a surety bond or escrow agreement approved by the City Attorney of the City of Owensville, to guarantee construction of the improvements in a satisfactory manner and within two (2) years after final approval of the plat. The amount of the bond or escrow agreement shall not be less than the estimated cost of the improvements as established by an engineer retained by the City for the design or construction of public improvements therein, or by a registered engineer in the State of Missouri, mutually agreed upon. The minimum improvements required before approval of the final plat shall be as follows:
1. 
Improvements shall be provided by the developer in each subdivision in accordance with the standards and specifications of the City of Owensville Public Works Department, as may be adopted and amended from time to time by the Director of Public Works and requirements of this Chapter.
2. 
All improvements proposed to be made under the provisions of this Chapter, both public and private, shall be inspected during the course of construction by the Director of Public Works or his/her duly designated representatives.
3. 
All improvements shall be constructed in a workmanlike manner. Improvements not constructed to City specifications, constructed in a substandard manner or damaged at installation due to weather conditions shall be rejected by the Public Works Department. Contractors and developers shall remove and replace rejected items. The City shall not accept any public improvement for public maintenance until completion and final inspection, collection of all fees and approval by the Director of Public Works.
4. 
Erosion Control.
a. 
The design of every subdivision shall be consistent with the natural limitations presented by topography and soil as to create the least potential for soil erosion during and after development through adequate temporary and permanent erosion and sedimentation controls. Such controls shall be provided by the property owner and/or developer during all phases of any clearing, stripping, excavating, filling, grading, construction or other activity involving the disturbance of the natural terrain or vegetative ground cover as follows:
(1) 
Temporary Erosion Control. The subdivider shall be expected to install temporary erosion control measures to prevent siltation of adjacent streams, roads, private property, etc.
(2) 
Permanent Installation. The subdivider shall be expected to incorporate the appropriate permanent devices to prevent long-term erosion and siltation. Such installations may include sediment basins, desilting basins, riprap, energy dissipators, etc.
b. 
All development and improvements to be made within any subdivision shall be subject to any City ordinance(s), County regulations, or State laws relative to soil erosion and sediment control, insofar as they are applicable.
5. 
Street Design. Insofar as practicable, streets shall be coterminous with existing streets in adjoining areas (or their projections). In their overall arrangement, consideration shall be given to reasonable relation to any adjoining unplatted property to foster good neighborhood development and avoid hardship in platting the adjoining areas. The location of major streets shall conform to the City's Comprehensive Plan. The angle of intersections between minor and major streets shall be within ten degrees (10°) of a right angle. Alleys shall not be provided except behind business lots. Streets obviously in alignment with existing streets shall bear the same names as the existing streets and adhere to the following guidelines:
a. 
Street layouts shall provide access to all lots and parcels of land within any subdivision. Street jogs of less than one hundred twenty-five (125) feet shall be prohibited.
b. 
Minor streets shall be designed so as to discourage through traffic.
c. 
In conjunction with subdivisions into more than two (2) separate lots, all platted streets shall be public rights-of-way dedicated to the City of Owensville.
d. 
Minimum widths of street rights-of-way shall be as follows:
(1) 
For arterial streets: eighty (80) feet.
(2) 
For collector streets: sixty (60) feet.
(3) 
For minor streets: forty (40) feet.
(4) 
For culs-de-sac less than four hundred fifty (450) feet in length: thirty-six (36) feet.
(5) 
Alleys, where permitted: twenty (20) feet.
e. 
Subdivisions that adjoin or include existing streets that do not conform to the required right-of-way widths shall dedicate additional width along either or both sides of such streets. When a subdivision is located on one (1) side of an existing street or road, a minimum of one-half (1/2) of the required right-of-way shall be provided, measured from the center line of the right-of-way as originally established.
f. 
For any development fronting onto an existing City street, it shall be the responsibility of the developer to bring the street up to City specifications to the center line of the street. Curbs are to be installed by the developer on the developer's side of the street.
g. 
Streets shall be laid out to intersect as nearly as possible at right angles.
h. 
If the angle of intersection of two (2) streets is less than sixty degrees (60°), the radius of the arc at the intersection of the property lines shall be approved by the Director of Public Works. At the intersections of other streets, the property line corners shall be rounded by arcs with radii of not less than twenty (20) feet or chords of such arcs.
i. 
A minimum radius of thirty-two (32) feet at the back of the curb shall be required at all street intersections.
j. 
At intersections of streets with alleys, the property line corners shall be rounded with radii of not less than fifteen (15) feet or chords of such arcs.
k. 
Intersection of more than two (2) streets at one (1) point shall be prohibited.
l. 
Horizontal visibility on curved streets and vertical visibility on all streets shall be maintained along the center line as follows:
(1) 
Arterial streets: five hundred (500) feet.
(2) 
Collector streets and parkways: three hundred (300) feet.
(3) 
Minor streets: one hundred fifty (150) feet.
m. 
Horizontal curvature measured along the center line shall have a minimum radius as follows:
(1) 
Arterial streets: five hundred (500) feet.
(2) 
Collector streets and parkways: three hundred (300) feet.
(3) 
Minor streets: one hundred fifty (150) feet.
n. 
All changes in grade shall be connected by vertical curves to provide a smooth transition and the required sight distance.
o. 
Between reversed curves on major streets, there shall be a tangent of not less than one hundred (100) feet; and on collector and minor streets, such tangent shall be not less than forty (40) feet.
p. 
Maximum grades for streets shall be as follows:
(1) 
Not greater than ten percent (10%).
(2) 
At street intersections:
(a) 
The grade of collector and minor streets shall not be greater than four percent (4%) for a distance of fifty (50) feet from the center of any intersection.
(b) 
The grade of arterial streets shall not be greater than three percent (3%) for a distance of fifty (50) feet from the center of any intersection.
(3) 
Street grades may exceed these limitations when recommended by the Commission and approved by the Board of Aldermen for the purpose of conforming the street grade to the contour of the existing land to reduce overall site grading and preserve site vegetation.
q. 
Dead-end streets or alleys shall be prohibited except when provided with a cul-de-sac turnaround having a minimum right-of-way radius of fifty (50) feet and a minimum pavement radius of forty (40) feet (measured to the back of curb and/or gutter). No permanent dead-end street shall exceed one thousand (1,000) feet in length.
6. 
Street Improvements.
a. 
Street improvements, including paving, curbs, sidewalks, preparation of subgrade, bridges, culverts, etc., shall be constructed in accordance with plans and specifications prepared for the subdivider by a professional engineer registered to practice in the State of Missouri.
b. 
The minimum width of street pavement* shall be as follows:
(1) 
For arterial streets: fifty (50) feet.
(2) 
For collector streets: forty (40) feet.
(3) 
For minor streets: twenty-six (26) feet.
(4) 
Where lots are twenty thousand (20,000) square feet or more in area, pavements of twenty (20) feet in width and without curbs and gutters may be used except on a major street, but usable shoulders with a slope of one-half (1/2) inch per foot shall be provided along any twenty-foot pavement.
(5) 
For alleys: sixteen (16) feet.
* Pavement width shall be measured from front of curb to front of curb.
c. 
Paving Requirements.
(1) 
Asphalt pavement.
(2) 
Concrete.
(3) 
Asphalt pavement and rock base.
(4) 
Arterial Streets:
(a) 
Eight (8) inches Type X asphaltic concrete.
(b) 
Two (2) inches Type C asphaltic concrete.
(c) 
Four thousand (4,000) pounds eight (8) inches portland cement concrete with four (4) inches by four (4) inches by one-fourth (1/4) wire mesh with four (4) inches rock base.
(d) 
Ten (10) inches of three (3) inches minus rock compacted.
(e) 
Two (2) inches of one (1) inch minimum rock compacted.
(f) 
Three (3) inches of Type C asphaltic concrete.
(5) 
Collector Streets:
(a) 
Seven (7) inches Type X asphaltic concrete.
(b) 
Two (2) inches Type C asphaltic concrete.
(c) 
Four thousand (4,000) pounds seven (7) inches portland cement concrete with four (4) inches rock base.
(d) 
Eight (8) inches of three (3) inches minus rock compacted.
(e) 
Two (2) inches of one (1) inch minus rock compacted.
(f) 
Three (3) inches of type C asphaltic concrete.
(6) 
Minor Streets:
(a) 
Six (6) inches Type X asphaltic concrete.
(b) 
Two (2) inches Type C asphaltic concrete.
(c) 
Four thousand (4,000) pounds seven (7) inches portland cement concrete with four (4) inches rock base.
(d) 
Eight (8) inches of three (3) inches minus rock compacted.
(e) 
Two (2) inches of one (1) inch minus rock compacted.
(f) 
Three (3) inches of Type C asphaltic concrete.
(7) 
Alleys:
(a) 
Six (6) inches Type X asphaltic concrete.
(b) 
Two (2) inches Type C asphaltic concrete.
(c) 
Four thousand (4,000) pounds six (6) inches portland cement concrete with four (4) inches rock base.
(d) 
Six (6) inches of three (3) inches minus rock compacted.
(e) 
Two (2) inches of one (1) inch minus rock compacted.
(f) 
Two (2) inches of Type C asphaltic concrete.
(8) 
All streets for industrial development: same as collector streets.
d. 
Subgrade Preparation.
(1) 
When required by the Director of Public Works, the developer shall employ a soils engineering firm at no cost to the City to determine soil conditions at the development site.
(2) 
The subgrade shall be compacted to a density of ninety-five percent (95%) standard proctor test for the material used or determined by a soil testing firm.
(3) 
Newly finished subgrade shall be repaired from any action of the elements; any settlement or washing that occurs prior to placing of aggregate base shall be repaired to the specified line and grade and cross section.
(4) 
If compaction tests are needed, then compaction tests shall be the responsibility of the developer. Tests shall be taken by an approved engineer or testing firm, at no cost to the City, and at locations approved by the Director of Public Works, but at distances no greater than two hundred (200) feet apart.
(5) 
It shall be the responsibility of the developer to remove and replace unsuitable material in order to meet the above compaction requirement.
e. 
Aggregate Base. Aggregate base material shall be compacted to a density of ninety-five percent (95%) by standard compaction test.
f. 
Concrete.
(1) 
All concrete shall be air entrained with six (6) bag mix developing four thousand (4,000) psi in twenty-eight (28) days. Aggregate in cement for curb and gutter and side width shall have a maximum size of one (1) inch. Aggregate in cement for streets shall be a maximum size of one and one-half (1 1/2) inch.
(2) 
No cement shall be placed if the ambient temperature is below thirty-two degrees Fahrenheit (32° F.) and unless approved by the Public Works Department. Concrete placed during rain may be rejected by the City if the finish is damaged as a result.
g. 
Utilities. It shall be the developer's responsibility to contact the Director of Public Works for location of all City utilities. The City must be given twenty-four (24) hours' notice by the developers for utility location. Damage done to any City utility as a result of developer's work within the public right-of-way shall be repaired by the City at the developer's expense.
h. 
Prior to the construction of street or alley pavements, all subsurface utility pipes and sewers shall be installed as required and trenches backfilled with backfill material thoroughly compacted in place in accordance with the requirements of Subsection (A)(10) of this Section.
i. 
All construction shall be completed in accordance with the approved plans and specifications. When changes from approved plans and specifications become necessary during construction, written approval from the Director of Public Works shall be secured before the execution of such changes.
j. 
The City shall not accept any street for maintenance until completion and final inspection, collection of all fees and approval by the Director of Public Works.
k. 
All street improvement surfaces within a subdivision shall be constructed of the same consistent paving material unless otherwise approved by the Board of Aldermen, except that new streets in subdivisions that include existing street improvements that do not conform to the current paving standards shall be constructed according to the current standards.
7. 
Curbs And Gutters.
a. 
The minimum grade of any street gutter shall not be less than one percent (1%).
b. 
Curbs and gutters shall be thirty (30) inches wide with a six-inch vertical curve and shall be constructed with four-thousand-pound cement. The gutters shall be six (6) inches in thickness, and every ten (10) feet there shall be an expansion joint. Construction shall conform to the City of Owensville design specifications. In subdivisions which contain lots to be developed exclusively for single-family residences, a three-inch-high roll curb may be substituted for vertical curbs.
c. 
When installing driveway approaches where curbs and gutters already exist, the entire curb and gutter must be removed and replaced. In no case can the back of the curb be removed and the driveway joined at the gutter flow line.
d. 
Where existing curbs on adjacent properties are roll type, curbs shall be transitioned to vertical type.
8. 
Backfill Under Pavements. All excavations for sewers and for public utilities (except the gas utility) made under existing pavements or areas proposed to be paved shall be carefully backfilled with granular backfill material approved by the Public Works Director and thoroughly compacted in such a manner as to inhibit any settlement of the finished pavement. The exception of the gas utility from the granular backfill provisions of this Subsection (A)(8) does not exempt that utility from thorough compaction of its backfill so as to avoid pavement settlements.
9. 
Sanitary Sewers. Sanitary sewers where an existing public sewer is reasonably accessible. Where an existing sewer is not reasonably accessible, individual sewage disposal devices may be used, provided the type and installation of such devices and their relation to the soil conditions and lot areas are approved by the City and State or County Health Officials.
10. 
Water Supply. Connections to a public water supply, except that where a public water supply is not reasonably accessible, wells or some other private water supply may be used, provided such source will supply adequate quantities of potable water and is approved as to construction and its relation to lot areas and the method of sewage disposal by the City and State or County Health Officials.
11. 
Drainage. A stormwater drainage detention/retention facility shall be provided for all new development that contains over ten thousand (10,000) square feet of total impervious surface (i.e., including but not limited to streets, roofs, patios, or parking areas or any combination thereof) to ensure adequate drainage of the property, including maintenance of any natural watercourse and to manage the accumulation of stormwater in any part of the subdivision. The stormwater drainage system shall be separate and independent of the sanitary sewer system and in accordance with the drainage laws of the State of Missouri and designed as follows:
a. 
Design. These facilities shall be designed and calculated on the basis of the one-hundred-year-frequency rainfall. The flow rate and velocity of the post-development stormwater runoff from the site shall not exceed the flow rate and velocity of the pre-development runoff from the site (also known as "functional equivalency"). All stormwater calculations for the five-, ten-, twenty-five-, fifty- and one-hundred-year events shall be submitted to confirm the detention/retention capacity, release rates and the pre-development and post-development conditions. Overland flow paths for storms in excess of the design storm shall be provided. The plans for such facility shall be sealed by a Missouri professional engineer. Drainage plans must be approved by the City prior to issuance of any construction permits and may require review by an outside consultant, the cost of such review to be paid by the developer. A detailed sketch showing the route the water takes from the point when it leaves the outlet of the detention basin must be provided.
b. 
Maintenance. The applicant who subdivided the land and all future owners of the property shall maintain said stormwater drainage system. The City may notify the property owner in writing of maintenance problems which require correction. The property owner shall make such corrections within thirty (30) calendar days of such notification. If the corrections are not made within this time period, the City may take the necessary actions to maintain the facility and shall be authorized to institute any legal proceedings necessary to recover from the property owner the sums of money expended by the City in so maintaining the stormwater drainage facilities. Costs of attorneys' fees, litigation expenses, and court costs incurred by the City shall be the responsibility of the owner of the real estate.
12. 
Sidewalks.
a. 
Sidewalks shall be built along both sides of all streets, except when waived by the Board of Aldermen. When a parcel is developed on a corner lot or double frontage lot, a sidewalk shall be built on both streets. Where necessary for appropriate access or connectivity, a multiuse trail design may be required by the City in lieu of or in addition to the standard sidewalk design and location.
b. 
Sidewalks shall have a minimum thickness of four (4) inches. Sidewalks crossing driveways and driveway aprons shall have the following thicknesses:
(1) 
Residential: four (4) inches.
(2) 
Commercial and industrial: seven (7) inches.
c. 
The minimum width of sidewalks shall be four (4) feet with a tool groove every five (5) feet and an expansion joint every fifteen (15) feet. Sidewalks cross slope shall be one-fourth (1/4) inch per foot, falling to the street.
d. 
Sidewalks shall be constructed with four thousand (4,000) psi cement. A two-inch-thick stone base consisting of one-inch clean crushed stone shall be installed on firm or compacted soil. Sidewalk pavement shall consist of portland cement concrete consisting of six and one-quarter (6 1/4) sacks of cement per cubic yard with a maximum slump of four (4) inches. All concrete shall be air entrained with an air content of four percent (4%) to six percent (6%). No calcium shall be added to the mix.
e. 
Sidewalks at all intersections shall be handicapped accessible.
f. 
The installation of sidewalks in subdivisions developed exclusively for industrial uses may be waived at the discretion of the Commission and the Board of Aldermen.
g. 
Where a sidewalk intersects a driveway, the sidewalk shall be separate from and not included in the driveway.
13. 
Easements.
a. 
Easements For Utilities Shall Be Provided. Such easements shall have a minimum width of ten (10) feet and, where located along interior lot lines, shall normally be taken from one (1) lot. Before determining the location of easements on the plat, the developer shall discuss the plan with the local utility companies in order to assure proper placement for the installation of services. Adequate sewer and drainage easements, as required by the Public Works Department, shall be provided.
b. 
Wherever a subdivision is traversed by a watercourse, drainage channel or stream, there shall be provided a drainage right-of-way which shall be for the purpose of widening, straightening, improving or protecting the stream at the subdivision's expense as a part of the subdivision improvements. The width of the drainage right-of-way shall be adequate for any necessary channel relocations and straightening and the plan shall be reviewed with and approved by the Public Works Department.
c. 
It shall be a violation of this Chapter for any person(s) to disturb any easement in favor of the City or City facilities thereon without prior written permission of the Board of Aldermen or its designee.
14. 
Fire Hydrants. Fire hydrants shall be installed by the subdivider at locations approved by the Director of Public Works. In single-family residential areas, hydrant spacing shall not exceed five hundred (500) feet. In all other zone districts, hydrant spacing shall not exceed three hundred (300) feet. The type and color of hydrant to be installed shall be approved by the Fire Department. A six-inch resilient wedge gate valve shall be installed between two (2) to three (3) feet ahead of all hydrants. The valve shall be anchored, blocked or rodded to the upstream water main in accordance with Environmental Protection Agency (EPA) and American Water Works Association (AWWA) guidelines.