[CC 2001 §16.24.010; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.060(A
— C), 9-11-1997]
A.
Receipt
of the signed copy of the preliminary plan is authorization for the
subdivider to proceed with the preparation of the plans and specifications
for the following minimum improvements and with the preparations of
the final plat. Prior to the construction of any improvements required
or to the submission of a bond in lieu thereof or to the provision
for any assessment for such construction, the subdivider shall furnish
all plans, information and data necessary to determine the character
of the improvements to an Administrative Officer designated by the
City Council. These plans shall be examined by the Administrative
Officer and will be approved, if in accordance with the requirements
of this Chapter. Following this approval, construction can be started
or the amount of a bond determined or an assessment provided for.
B.
No
final or official plat of any subdivision shall be approved unless:
C.
The
owner of a tract may prepare and secure approval of a preliminary
subdivision plan of an entire area and may install the above improvements
only in a portion of such area, but the improvements must be installed
in any portion of the area for which a final plat is approved for
recording; provided however, that trunk sewers and any sewage treatment
plants shall be designed and built in such a manner that they can
easily be expanded or extended to serve the entire area.
[CC 2001 §16.24.020; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.060(D),
9-11-1997]
A.
Streets.
1.
Street plans, profiles and specifications shall be prepared by a
registered professional engineer and approved by the Administrative
Officer, Planning and Zoning Commission and City Council.
2.
All streets and public ways shall be graded to their full width,
including side slopes and to the appropriate grade and shall be improved
by construction of an approved surface in units of one (1) block or
more for streets entirely within the subdivision but may include fractional
blocks ending at the subdivision boundaries. Such construction shall
be subject to inspection and approval by the Administrative Officer
designated by the City Council.
3.
Paved streets, with curbs and gutters, shall be surfaced to the following
minimum widths, as measured from inside curb lip to inside curb lip:
arterial (two lane), forty-four (44) feet; collector, forty (40) feet;
sub-collector, thirty-six (36) feet; local, thirty-two (32) feet;
marginal access, twenty-four (24) feet. Alleys, within a business
district, shall be surfaced to a minimum of sixteen (16) feet. Cul-de-sac
turnarounds shall be paved within ten (10) feet of the right-of-way.
In instances where parking will be restricted, the above dimensions
can be varied with prior approval of the Planning and Zoning Commission
and the City Council.
4.
Street surfacing or pavement type shall be restricted to the following two (2) types and shall be constructed in accordance with design characteristics at least equal to those set forth in Article V "Design Standards" of this Chapter.
5.
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 corrugated
metal, bituminous coated corrugated metal, reinforced concrete or
extra-strength vitrified clay 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:
6.
All construction shall be completed in accordance with the specific
conditions in the agreement for street improvements within the improvement
plans and in a manner acceptable to the authorities having jurisdiction.
7.
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 the changes.
8.
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.
B.
Curbs And Gutters.
1.
Curbs and gutters shall be made of Portland cement concrete containing
five and one-half (5½) bags of cement per cubic yard of concrete
and shall have three percent (3%) to five percent (5%) entrained air.
2.
Curb construction for concrete pavements may be integral. Roll type
curbs may be permitted where approved by the Planning and Zoning Commission
and City Council.
3.
In accordance with Section 71.365, RSMo., when sidewalks are to be
provided, curbs shall be constructed (ramped) so as to enable persons
using wheelchairs to travel freely and without assistance. All new
curbs and any existing curbs which are a part of a reconstruction
project shall comply with these requirements.
4.
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.
5.
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 raise as possible, but not to exceed ten
percent (10%).
6.
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.
7.
In the event of development of 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 Administrative Officer, Planning and Zoning Commission
and City Council.
8.
All plans for the installation of curbs and gutters shall be subject
to approval by the Administrative Officer, Planning and Zoning Commission
and City Council.
C.
Sidewalks.
1.
Sidewalks shall be constructed along at least one (1) side of every
minor street shown on the plat in accordance with applicable standard
specifications of the City and sidewalks shall be constructed along
both sides of all major streets; provided however, that where the
property is platted in lots having an area of at least twenty thousand
(20,000) square feet and width of at least one hundred (100) feet,
the City Council may waive this requirement.
2.
When constructed, sidewalks shall be of Portland cement concrete four (4) inches thick, six (6) inches across driveways, with a minimum width of four (4) feet. "Dummy" control joints shall be placed every five (5) feet and expansion joints shall be placed every forty (40) feet. Concrete shall contain five and one-half (5½) sacks of cement per cubic yard and shall have three percent (3%) to five percent (5%) entrained air. Finish shall be by wood float or broom with all edges and joints tooled. The location of sidewalks shall be as shown in Article V "Design Standards".
D.
Sanitary Sewers.
1.
The subdivider shall provide for the disposal of sewage within the
subdivision in accordance with applicable regulations of the City
regarding 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 the lateral connection for each lot, connected to the sewer
main. All necessary construction requirements, such as sewer mains
and lift stations, shall be the responsibility of the subdivider and
approved by the Administrative Officer, Planning and Zoning Commission
and City Council and shall comply with the regulations of the Missouri
Department of Natural Resources.
2.
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 Department of Natural Resources, Administrative Officer,
Planning and Zoning Commission and City Council, 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 Department of
Natural Resources and the City.
E.
Water Lines. 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 maximum of five hundred (500) feet apart. The
Planning and Zoning Commission shall not approve the final plans for
such systems until the Missouri Department of Natural Resources certifies
to the Commission that the water supply system is in compliance with
the applicable regulations of the State of Missouri and is in accordance
with applicable City ordinances.
F.
Storm Drainage.
1.
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 based upon an analysis of need
prepared by a registered professional engineer. The analysis shall
be based upon a rational method of computing stormwater runoff, using
the maximum of one (1) hour rainfall to be expected within a ten (10)
year time 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 Administrative Officer during the preliminary
considerations of the subdivision.
2.
A stormwater system, with surface inlets, shall be provided by the
subdivider in all cases where curb and gutter are to be installed
and whenever available evidence indicates that such a system is necessary
as a result of natural surface drainage.
3.
In the absence of a storm sewer system, a water-retarding grass shall
be planted in the strip between the sidewalks and the surfacing edge
of the street.
4.
Any person proposing to locate a structure of a use within one hundred
(100) feet of any stream or main drainage channel shall include a
statement by a registered professional engineer based on a study of
the watershed area and the 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 fifty (50) feet of the top of the bank of any stream or drainage
channel.
5.
A water-retarding grass shall be planted by the subdivider along
any stream or 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.
G.
Public Utilities.
1.
All electrical and telephone utility lines shall be installed underground
in accordance with the provisions specified in the Missouri Public
Service Commission General Order No. 52 and amendments thereto.
2.
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 rights-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. Should the Commission
allow electric and telephone lines to be carried on overhead poles,
rear and side lot easements shall be provided if necessary.
3.
All excavations for public utilities made under paved areas shall
be properly backfilled with approved granular materials thoroughly
compacted in place and street repairs shall be completed to restore
the street surface. All such repairs or reconstruction shall be at
the expense of the developer or utility involved. No excavation of
any street may be undertaken until all necessary permits are obtained.
H.
Landscape Development.
1.
All unpaved or otherwise unimproved areas within public rights-of-ways
or public use areas shall be landscaped in a manner approved by the
Planning and Zoning Commission. In informal plantings of street patterns,
informal plantings 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.
2.
All landscaped strips, parkways and screening areas dedicated to
the public shall be graded, seeded and planted in an appropriate manner.
Where shrubs are required for the purpose of screening, specimen,
density and other pertinent features shall be approved by the Planning
and Zoning Commission.
I.
Monuments And Markers.
1.
All property surveys shall be conducted according to the current
minimum standards for property surveys as set out by the State Land
Survey Authority. All monuments and markers shall be established and
installed to meet the requirements for monumentation of the Missouri
Land Survey Authority.
2.
Monuments 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 monuments level with the surface
of the ground (or underground where necessary) after final grading.
3.
All permanent monuments 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 twenty-four
(24) inches in length and one-half (½) of an inch in diameter.
4.
Markers shall be set by the subdivider:
a.
At the intersection of all lines forming angles in the boundary of
the subdivision;
b.
At the intersections of street right-of-way lines and at the beginning
and end of all curves along street property lines;
c.
At all points where lot lines intersect street right-of-way lines;
d.
At all angles in the lot property lines; and
e.
At all other lot corners.
5.
A permanent bench mark shall be accessibly placed and accurately
noted on the subdivision plat, the elevation of such bench mark to
be based on a United States Geological Survey datum.
