[CC 1992 §425.210; Ord. No. 591 Art. VIII, 3-6-2000]
Utility and street improvements shall be provided by the subdivider
in each new subdivision in accordance with the standards and requirements
described in the following Sections.
[CC 1992 §425.220; Ord. No. 591 Art. VIII, 3-6-2000]
A.
Streets
shall be completed in accordance with the plans, profiles, specifications
and cross-sections prepared for the subdivider by a registered professional
engineer and approved by the City Engineer.
1.
The
streets shall be surfaced to a minimum width, according to the type
of street, as identified in this Chapter.
2.
The
streets shall be graded, surfaced and improved to the dimensions required
by the cross-sections and work shall be performed and material provided
in the manner prescribed in the specifications contained in this Chapter.
Residential streets shall be surfaced to a minimum width of thirty-two
(32) feet back to back of curbs. Other streets shall have a width
as determined by the preliminary plat. Alleys shall be surfaced to
a minimum of sixteen (16) feet with a similar cross-section to that
of a collector street. Cul-de-sac pavement shall have a minimum radius
of forty (40) feet. Grading for street improvements shall not create
a soil slope exceeding vertical rise of one (1) foot for each two
(2) feet of horizontal distance.
3.
The
street surface shall be of Portland cement concrete or a flexible
asphaltic pavement and shall be constructed in accordance with design
characteristics at least equal to those given below and specifications
approved by the City Engineer.
4.
Prior
to the construction of street or alley pavements, adequate surface
and subsurface (if required by the City Engineer) drainage facilities
shall be installed by the subdivider. Pipe used for drainage purposes
shall be bituminous or galvanized coated corrugated metal, reinforced
concrete, or high-density polyethylene of an approved design, size
and strength to meet the requirements of the specific conditions which
may be encountered. Minimum diameters of pipe to be used shall be
as follows:
5.
All
construction shall be completed in accordance with the specific conditions
in the agreement for improvements and the accepted plans and specifications.
When changes from the approved plans and specifications become necessary
during construction, written approval from the City Engineer shall
be secured prior to the execution of such changes.
6.
Adequate
provisions for the maintenance of all street improvements should be
made by dedication to and acceptance for maintenance by the City.
During the construction of the street improvements, periodic inspections
will be made by designated City staff to accept the subgrade base,
pavement base, and the pavement surface. Failure to have acceptance
of the phases of construction may result in the non-acceptance of
the streets and withholding of building permits. Developer shall coordinate
with the City for all inspections.
7.
The
minimum twenty-eight (28) day compressive strength of all concrete
shall not be less than four thousand (4,000) PSI.
|
Design Characteristics Of Street Pavement
| ||||
|---|---|---|---|---|
|
Kind of Pavement Portland Cement Concrete
|
Arterial/Primary
|
Collector
|
Residential
| |
|
Design thickness
|
8 inches*
|
7 inches**
|
6 inches**
| |
|
Minimum thickness
|
7¾ inches1
|
6¾ inches1
|
6 inches1
| |
|
*
|
Concrete pavement to be placed on six (6) inches of stone base
rolled in place (materials and placement to be as per Missouri Department
of Transportation specifications).
| |
|
**
|
Same as * except reduce six (6) inches to four (4) inches.
| |
|
1
|
Any pavement thickness discovered at less than minimum shall
be removed and replaced. As an alternate, the cost estimated by the
City Engineer for removal and replacement may be deposited with the
City for future maintenance of substandard pavement.
|
|
Flexible Asphalt Pavement
| ||||
|---|---|---|---|---|
|
Asphaltic surface
|
2 inches
|
2 inches
|
1.5 inches
| |
|
Coarse base
Bituminous coated
|
9 inches
(2 lifts)
|
8 inches
(2 lifts)
|
5.5 inches
(2 lifts)
| |
|
Subbase: compacted aggregate crushed stone or as approved by
City Engineer
|
6 inches
|
4 inches
|
4 inches
| |
|
Alternate pavement cross-sections as recommended by the City
Engineer and approved by the Board of Aldermen may be substituted
for the residential street requirement.
| ||||
|
The minimum twenty-eight (28) day compressive strength of all
concrete shall not be less than four thousand (4,000) PSI.
| ||||
[CC 1992 §425.230; Ord. No. 591 Art. VIII, 3-6-2000]
A.
Curbs
and gutters shall be constructed in conjunction with the street pavements
on all streets where parking is to be permitted and shall be of Portland
cement concrete at least twenty-four (24) inches wide and not less
than six (6) inches thick where the gutter abuts the street pavement.
At least two (2) one-half (½) inch rebar shall be placed continuous
in the curb and gutter section.
B.
Curb
construction for concrete pavements shall be integral with the pavement.
Roll-back type curbs may be permitted, when recommended by the City
Engineer and approved by the Planning Commission, and where the distance
between the back of the curb and the nearest sidewalk is at least
four (4) feet on residential streets, and additional height is required.
C.
All plans
for the installation of the curb and gutter shall be approved by the
City Engineer.
D.
The minimum
twenty-eight (28) day compressive strength of all concrete shall not
be less than four thousand (4,000) PSI.
[CC 1992 §425.240; Ord. No. 591 Art. VIII, 3-6-2000]
A.
Sidewalks
on each side of a street shall be provided within a subdivision when
the subdivision averages two and one-half (2½) lots or more
per gross acre. Construction of sidewalks shall be the responsibility
of the individual lot developer/property builder. Sidewalks shall
be of Portland cement concrete with a minimum thickness of four (4)
inches on a four (4) inch gravel or crushed stone base and a minimum
width of four (4) feet, and the edge of walks adjacent to the property
line on the street shall be placed at least one (1) foot from the
property line.
B.
If, for
any reason, sidewalks are not provided, the street grade shall be
completed so that additional grading would not be necessary for any
future provision of sidewalks.
C.
The minimum
twenty-eight (28) day compressive strength of all concrete shall not
be less than four thousand (4,000) PSI.
[CC 1992 §425.250; Ord. No. 591 Art. VIII, 3-6-2000]
A.
The subdivider
shall provide for the disposal of sewage in the subdivision by a public
collection system. In all cases, the subdivider shall construct a
sanitary sewer system which shall connect to the public sewerage system
of the City and provide service to each lot.
B.
The subdivider
shall provide the subdivision with a source of water for domestic
use by a complete water main supply, which should be connected to
the water facility system serving the City. Fire hydrants shall be
spaced a maximum of six hundred (600) feet apart in residential developments
("R-1" and "R-2" zones) and three hundred (300) feet apart for all
other zones. All water mains shall be a minimum of six (6) inches
in size. Additional water line size may be required in commercial/industrial
areas.
C.
Plans
and specifications for public sewage disposal and water supply shall
be prepared for the subdivider by a registered professional engineer
in accordance with the requirements of the Missouri Department of
Natural Resources and the City Engineer. Private sewage disposal systems
shall not be installed within the City limits of Concordia.
D.
The subdivider
shall furnish the City a complete set of plans and profiles as approved
by the various utility companies. Plans and specifications for water
and sewage improvements shall not be submitted to the Department of
Natural Resources until approved by the City Engineer.
[CC 1992 §425.260; Ord. No. 591 Art. VIII, 3-6-2000]
A.
The subdivider
shall provide adequate surface and subsurface drainways for the removal
of stormwater. The extent to which storm drainage facilities shall
be required shall be based upon the analysis of need prepared for
the subdivider by a registered professional engineer. The analysis
for residential developments shall be based upon the Rational Method
of computing stormwater runoff using the one (1) hour rainfall to
be expected at a five (5) year rainfall frequency. The frequency for
commercial/industrial areas and for arterial and primary streets shall
be calculated based on the ten (10) year rainfall frequency. 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 during the preliminary consideration of the subdivision.
B.
A stormwater
conveyance 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 the available evidence indicates that such a system is necessary
due to the inadequacy of the natural surface drainage.
C.
Any person
proposing to locate a structure or a use within one hundred (100)
feet of any stream or main drainage channel servicing more than ten
(10) acres shall include a statement by a registered professional
engineer that based on a study of the water shed area and the probable
runoff that the flow of floodwater will not raise the flood plain
elevation for the one hundred (100) year rainfall frequency.
D.
The subdivider
shall furnish the City a complete set of plans and profiles as approved
by the various authorities.
[CC 1992 §425.270; Ord. No. 591 Art. VIII, 3-6-2000]
A.
All utility
lines for telephone and electric service when carried on overhead
poles shall be provided for with rear and side lot line easements.
The utility company shall identify the needed easement at the time
of platting.
B.
Where
telephone and/or electrical service lines are to be placed underground
throughout the subdivision, the conduit or cables shall be located
within easements of public rights-of-way in separate trenches in a
manner which will not conflict with other underground services. Furthermore,
all transformers and terminal boxes shall be located so as not to
be hazardous to the public. The street plans shall include the layout
for all underground utilities.
C.
All excavations
for public utilities made under paved areas shall be properly backfilled
with approved granular materials thoroughly compacted in place or
other materials as approved by the City Engineer.
[CC 1992 §425.280; Ord. No. 591 Art. VIII, 3-6-2000]
A.
The subdivider
shall make provisions for the adequate lighting of public streets
within the subdivision in accordance with the standards and requirements
of the City and the electric company. The City Engineer shall approve
the location of the street lights.
B.
Street
lights located in residential neighborhoods shall be provided with
a minimum spacing of three hundred (300) feet and as directed by the
City Engineer with wood, fiberglass, concrete or steel poles connected
by underground wiring.
[CC 1992 §425.290; Ord. No. 591 Art. VIII, 3-6-2000]
A.
Appropriate
street signs of aluminum extrusions with reflectorized lettering mounted
on aluminum posts shall be furnished and installed by the City at
all street intersections. Signs indicating both streets shall be erected
at each location mounted as close to the corner as practical facing
traffic on the cross street with the nearest portion of each sign
not less than one (1) foot nor more than eight (8) feet back from
the curb line.
B.
Before
the final plat is approved, the subdivider shall submit to the City
Administrator a statement from the local postmaster approving names
of the proposed streets. From that approval, the Administrator shall
assign the street addresses in accordance with the accepted system
currently in use.
[CC 1992 §425.300; Ord. No. 591 Art. VIII, 3-6-2000]
A.
A plan
shall be developed for stormwater/water erosion management.
1.
All
unpaved or otherwise unimproved areas within the public rights-of-way
or public use areas shall be graded and seeded in an approved manner.
This seeding shall occur within thirty (30) days of the excavation.
2.
Street
trees may be provided by the subdivider along all residential streets
where trees do not exist. The trees shall be of a species suitable
for local soil and climatic conditions, adapted to street use and
of at least two and one-half (2½) inch caliper. At street corners,
the trees shall be located a minimum of twenty-five (25) feet from
the intersection of the street right-of-way lines, otherwise they
shall be located so as not to interfere with utilities or sidewalks
and placed forty (40) to fifty (50) feet apart. The trees shall be
placed in the grass area between the curb and sidewalks unless this
space is less than six (6) feet wide, in which case the trees shall
be planted on the lots.
3.
In commercial
or industrial developments at least fifteen percent (15%) of the total
tract (lots) shall be devoted to landscaping. The landscaping shall
be in accordance with an approved landscape development plan.
4.
All
residential lots shall have an appropriate cover of undisturbed existing
vegetation, seeding, fresh cut sod, plugs or spot sod.
5.
A landscaping
strip, having a minimum width of ten (10) feet, shall be maintained
in all commercially zoned areas along all street rights-of-way and
adjoining residential zoned lands. Driveways/entrances may cross the
strip. The strip shall contain a minimum of one (1) tree, having a
mature height of at least thirty (30) feet, for every fifty (50) of
adjoinment. Trees having a mature height of less than thirty (30)
feet shall be placed at intervals not exceeding twenty (20) feet.
At least fifty percent (50%) of the visual exposure shall be screened
during the foliage period.
6.
All
lighting on commercial/industrial parking/loading areas shall be directed
away from the adjoining street and nearby residential areas.
[CC 1992 §425.310; Ord. No. 591 Art. VIII, 3-6-2000]
C.
Monuments
shall comply with the requirements of the Missouri Land Survey authority.
The monuments shall bear the identification of the land surveyor placing
the monument. Markers shall consist of galvanized steel or wrought-iron
pipe or steel bars at least twenty-four (24) inches in length and
one-half (½) inch in outside diameter.
D.
Monuments
and markers shall be provided by the subdivider and so placed that
the center points shall coincide with the intersection of lines to
be marked and the top level with the surface of the surrounding ground
after final grading.
[CC 1992 §425.320; Ord. No. 591 Art. VIII, 3-6-2000]
A.
Where
a development is to contain privately owned utility systems, roadway
network, and other physical facilities normally maintained by public
agencies, the provisions shall be proposed to the Planning Commission
for acceptance and to the Board of Aldermen for approval. The acceptance
and/or approval shall require that all facilities equal or exceed
the provisions of this Chapter. The responsibility for the maintenance
and operation of the utilities and roadways shall be passed on to
the owners by deed restrictions.
B.
Consideration
shall be given to the City's participation in the expense of privately
developed utility lines which, due to their physical location and
sequence of construction, shall be of a size to service future community
growth as determined by the Planning Commission and the City Engineer
and accepted by the Board of Aldermen. The arrangement could be one
in which the developer would install utilities adequate to his/her
immediate needs but increased in size to meet future needs, as determined
above, for which the City would pay the materials cost and related
installation costs for the amount of sizes above the developers actual
need.
[CC 1992 §425.330; Ord. No. 591 Art. VIII, 3-6-2000]
(To be by future revision.)
