[Ord. No. 777 §26-49, 3-23-1994]
A.
Improvements
shall be installed only in accordance with a preliminary plat that
has been approved under the provisions of this Chapter and in accordance
with construction plans that have been approved by the City Engineer.
1.
Construction drawings and specifications for materials and installation
of a development's proposed construction improvements must be submitted
and approved by the City, the City Engineer and the Missouri Department
of Natural Resources.
2.
Shop drawings and materials supplied must be submitted to and approved
by the City prior to beginning construction on the proposed improvements.
3.
Construction improvements shall be installed only in accordance with
a final plat which has been approved under the provisions of this
Chapter and construction plans which have been approved by the City
Engineer.
[Ord. No. 777 §26-50, 3-23-1994]
Before the final plat of any subdivision is submitted for approval,
the developer shall provide for the installation of all improvements
described in this Article in the manner and in accordance with the
requirements of the land development regulations of the City. A letter
of credit, surety bond, escrow or other security shall not be accepted
in lieu of completion of such improvements, except that the Board
of Aldermen may, at its option, accept appropriate security for the
installation, completion and construction of any sidewalks required
under the provisions of the City's land development regulations.
[Ord. No. 777 §26-51, 3-23-1994]
A.
Before
an occupancy permit is approved, the City shall make an inspection
of the constructed street and utility improvements. The lot owner
shall be responsible for the repair of any damage to the sidewalks,
curbs and other improvements within the right-of-way in front of the
lot for which occupancy is requested, regardless of the cause of any
such damage.
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 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.
The
term "defects" refers to any condition in facilities
or improvements dedicated to the public that requires the City 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.
D.
An
engineer or architect retained by the developer shall certify to the
City that all facilities and improvements to be dedicated to the City
have been constructed in accordance with the requirements of this
Chapter. This certificate shall be a condition for acceptance by the
City of the offer of dedication of such facilities or improvements.
[Ord. No. 777 §26-52, 3-23-1994]
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 cup, 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 no 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 (⅝) 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. 777 §26-53, 3-23-1994; Ord.
No. 22-09, 8-18-2022]
A.
The
classification, extent, width, grade and location of all streets shall
conform to the Comprehensive 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. In
addition, the City may require temporary turnarounds to be constructed
at the end of such streets pending their extension when such turnarounds
appear necessary to facilitate the flow of traffic, accommodate emergency
vehicles, and prevent excessive turnarounds on private driveways.
Notwithstanding the other provisions of this Subsection, no temporary
dead-end street in excess of one thousand (1,000) feet may be created
unless no other practicable alternative is available.
D.
Streets
shall be related appropriately to the topography and street grades
shall conform as closely as possible to the original topography.
E.
Street
jogs with centerline 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 cul-de-sacs shall be no longer that five hundred
(500) feet and shall provide at the closed end a turnaround having
a radius (measured to the back of the curb) of at least forty (40)
feet. The right-of-way of a cul-de-sac shall have a diameter of one
hundred (100) feet. Curb elevations shall be provided as shown on
Standard Drawing No. 10.
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.
Halfstreets
shall be prohibited except where such streets, when combined with
a similar street that is 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.
K.
The
developer shall reimburse the City for the cost of any street signs
and streetlights needed for the development as determined by the City.
L.
Whenever
a major subdivision that involves the creation of one (1) or more
new streets borders on or contains an existing or proposed arterial
street, no direct driveway access may be provided from the lots within
this subdivision onto this street.
[Ord. No. 777 §26-54, 3-23-1994]
A.
All
streets shall be constructed with curb and gutter in conformance to
the requirements in this Article and Standard Drawing No. 5. Sidewalks
shall be required on a least one (1) side of each street. The City
may require sidewalks on both sides of a street.
B.
Except as provided for in Subsection (A), all streets shall be constructed with curb and gutter and shall conform to the requirements of this Subsection. Only standard ninety degree (90°) curb may be used, except that roll-type curb shall be permitted along local streets within residential subdivisions. Street pavement widths shall be measured from curb face to curb face where ninety degree (90°) curb is used and from the center of the curb where roll-type curb is used.
|
Street Type
|
Minimum Right-of-Way Width in Feet
|
Minimum Pavement Width in Feet
| |
|---|---|---|---|
|
Alley/service
|
—
|
20
| |
|
Local
|
50
|
24
| |
|
Collector — residential
|
60
|
36
| |
|
Collector — commercial
|
80
|
44
| |
|
Arterial
|
80
|
68
|
[Ord. No. 777 §26-55, 3-23-1994]
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 as no two (2)
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 four hundred (400) feet measured from centerline
to centerline of the intersecting street. When the intersected street
is an arterial, the distance between intersecting streets shall be
at least one thousand (1,000) feet.
D.
Street
curb intersections shall be rounded by a tangential arc with a minimum
radius of twenty-five (25) feet for intersections of local streets
and thirty (30) feet for intersections involving collector or arterial
streets. Where substantial use is anticipated by large vehicles, the
curb radius shall be increased to accommodate the anticipated use.
[Ord. No. 22-10, 8-18-2022]
A.
Existing
conditions of an area proposed for development shall be evaluated
prior to application for a subdivision. Factors shall be given consideration
during the review of the proposal and evaluated for the impact on
existing facilities and infrastructure. Within the established framework
of local streets, consideration shall be given to provide for the
uniformity of street widths and for proper alignments and street names.
In residential areas, the preservation of privacy and safety of the
subdivision will be a consideration in the prevention of through traffic
in an area. Street design shall be directly related to the traffic-generating
uses of abutting land. The number of intersections on streets and
highways shall be reduced to a minimum consistent with the basic needs
of ingress and egress. Intersection design must provide for the greatest
safety both for pedestrians and motorists. This will be accomplished
through the consideration of dangers associated with site distance
and proximity to existing intersections. The topography of the land
shall be respected, and streets shall be designed to minimize excessive
grading and scarring of the landscape. Problems of drainage must be
adequately addressed to ensure occupants of a subdivision security
from any potential flooding.
B.
In
circumstances where development is proposed adjacent to an existing
street with a classification of collector or greater; a traffic impact
study shall be performed at the time of development. The traffic impact
study shall be performed by a traffic engineer registered in the State
of Missouri. The traffic impact study shall address the impact of
the proposed development on the adjacent street system, including,
but not limited to, vehicular circulation, vehicular volume, site
distance, and ingress/egress to the proposed development. The traffic
impact study shall be submitted to the City of Billings for review
and approval as part of the construction document review process.
C.
Whenever
a subdivision street continues an existing street that formerly terminated
outside the subdivision or it is expected that a subdivision street
will be continued beyond the subdivision at some future time, the
classification of the street will be based upon the street in its
entirety, both within and outside of the subdivision.
[Ord. No. 777 §26-56, 3-23-1994]
All streets, curb and gutters shall be designed and constructed
in conformance with Standard Drawing No. 5. Independent lab testing
shall be required for density/compaction and thickness of the subgrade
(dirt), subbase (crushed stone), asphalt base and asphalt surface
and shall be at the developer's expense. (Proctor test for dirt and
stone compaction and extraction and Marshall tests for asphalt, mix
and density.)
[Ord. No. 777 §26-57, 3-23-1994]
Private streets shall not be approved nor shall public improvements
be approved for any private street.
[Ord. No. 777 §26-58, 3-23-1994]
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 City's Design Standards
for Public Improvements.
[Ord. No. 777 §26-59, 3-23-1994]
Street names shall be assigned by the developer with the approval
of the Commission. Names of new streets shall not duplicate existing
or platted names unless the new street is a continuation of an existing
or platted street. Building numbers shall be assigned by the City.
[Ord. No. 777 §26-60, 3-23-1994; Ord.
No. 22-11, 8-18-2022]
A.
Sidewalks
shall be required along one (1) side of all streets. Sidewalks may
be required along both sides of the street if determined necessary
for public and pedestrian safety.
B.
Sidewalks
shall be at least five (5) feet in width and shall be constructed
in conformance with Standard Drawing No. 6. (This detail may need
to be modified.)
C.
Whenever
the Commission finds that a means of pedestrian access is necessary
from the subdivision to schools, parks, playgrounds or other roads
or facilities and that such access is not conveniently provided by
sidewalks adjacent to the streets, the developer may be required to
reserve an unobstructed easement of at least ten (10) feet in width
and construct sidewalk or pedestrian facilities, to provide such access.
[Ord. No. 777 §26-61, 3-23-1994]
A.
Block
length and width or acreage within bounding streets shall be such
as to accommodate the size of lot required by the zoning regulations
and to provide for convenient access, circulation and safety of street
traffic.
B.
Block
lengths shall not exceed one thousand three hundred twenty (1,320)
feet or 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. 777 §26-62, 3-23-1994; Ord.
No. 22-12, 8-18-2022]
A.
All
lots shall abut by their full frontage on a publicly dedicated 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.
In circumstances where it is unavoidable, houses must front the lesser
traveled of the two (2) public streets. When the lesser traveled road
cannot be determined, the first structure constructed will determine
the frontage street for the remainder of the lots.
E.
Lots
designed for multi-family, commercial or industrial use shall have
limited entrances onto collector and arterial streets.
F.
Single-family
and duplex lots should not be designed to front on collector streets
and shall not front on arterial streets.
G.
All
land area within the plat shall either be designated as a lot, dedicated
to and accepted by the City or designated for particular use with
adequate provisions for continued maintenance.
H.
Building
lines shall be shown on all lots intended for residential use and
in some cases may be required on lots intended for commercial use.
I.
Detention
facilities shall not be dedicated to the City and shall not be considered
an amenity for the purpose of dedication and maintenance to a homeowners'
association, unless recreational or non-stormwater related improvements
are to be included.
J.
All
detention facilities designed to serve only one (1) subdivision, including
multiple phases of the same subdivision, shall be platted as a part
of an individual lot with all maintenance and upkeep required by the
individual lot owner who purchases that lot. Regional detention facilities
designed to serve more than one (1) subdivision may be incorporated
into subdivision's open space as an amenity package, where a homeowners'
association will be responsible for the maintenance needs.
L.
The
City may require stormwater conveyance systems to either be concrete
lined or piped in a proposed subdivision if necessary to promote public
safety and welfare.
[Ord. No. 777 §26-63, 3-23-1994]
A.
An
easement for utilities, at least five (5) feet wide, shall be provided
along the side or 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 facilities, 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
overhead power or telephone lines are to be provided, 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 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 City Engineer.
E.
Maintenance
and mowing of stormwater basins, drainage ways and diversion berms
within easements provided to the City shall be assigned to, and the
responsibility of, the private lot owners and not the City and shall
be so noted on the preliminary and final plats.
[Ord. No. 777 §26-64, 3-23-1994; Ord.
No. 22-13, 8-18-2022]
A.
All
development shall connect to the City's sanitary sewer system and
the developer shall be responsible for installation of all sewer utilities
in conformance with the State of Missouri design regulations for sanitary
sewer facilities, standard drawings in this document and as may be
determined by the City Engineer.
B.
The
developer shall provide and install four (4) inch minimum sewer lateral
stub-outs and saddles on sewer mains for each lot according to Standard
Drawing Nos. 22 and 23.
C.
Sewer
mains shall not generally be placed under street surfaces. Backfilling
sewer lines, sewer main placement and crossings under City streets
and street surface repair shall conform to Standard Drawing No. 7.
Any water line crossings under proposed or future roads shall also
be backfilled to proposed street subgrade with compacted crushed stone.
D.
Where
sufficient grades and elevations allow, the developer shall design
and install sewer manholes and sewer mains to the edge of all undeveloped
properties, to facilitate extension and accommodate future development,
where development is reasonable possible.
[Ord. No. 777 §26-65, 3-23-1994; Ord.
No. 22-14, 8-18-2022]
A.
The drilling and installation of private water wells within the City
limits shall be prohibited nor shall any water mains and service be
extended without first receiving permission from the City Council
and meeting all requirements set forth.
1.
If the water source is available to the property owner, then
such property owner must discontinue use of his/her private well and
connect to the City water supply; the source being "available" when
within 100 feet of said property line.
2.
In any particular case where the property owner can show by reason of exceptional topographical or other physical conditions that the literal compliance with the requirements of Subsections (A) and (B) of this Section would cause practical difficulty or exceptional and undue hardship, the City Council may modify such requirements to the extent deemed just and proper, so as to relieve such difficulty or hardship, provided such relief may be granted without detriment to the public interest and without impairing the intent and purpose of Subsections (A) and (B) of this Section or the desirable general development of the neighborhood and community in accordance with this Code. Any modification thus granted shall be elaborated upon in the minutes of the City Council setting forth the reasons which, in the opinion of the City Council, justified the modification.
3.
Where new water service is required, the maximum distance the
City will furnish material and labor to install water mains shall
be 100 feet beyond the existing water main. Installation of any water
main beyond above mentioned 100 feet shall be at the expense of the
party desiring water service.
4.
Whenever an extension of the City Water Department distribution
system is necessary in order to serve an applicant, whose premises
are located within an area served by the City, the City shall extend
its water mains along any public highways which are laid out in which
grades have been established and which are dedicated to public use
within its service area, provided:
a.
Such applicant, requesting extension of the City water distribution
system shall execute and deliver, without cost, to the City, such
easement indentures as in the opinion of the City are or may be required
at the time such extension is made or may be required in the future
to extend the water distribution system to an applicant located adjacent
to the premises to be served by such extension.
b.
There is deposited with the City a non-refundable cash deposit
which equals in the amount the estimated cost of extending the water
distribution system to the applicant. Said amount shall include the
cost of a performance bond as well as a one (1) year maintenance bond
on said extension.
5.
Where the provisions of Subsection (E) of this section are otherwise satisfied and the applicant concerned has promptly and faithfully performed in the past all contractual obligations with the City and he/she is desirous of directly constructing at his/her own expense a water distribution extension rather than depositing estimated costs with the City and having the City construct such extension, the City Council may approve such extension, provided that the authorized agent of the applicant, as shown by an executed power of attorney on file with the City, executes a form of contract acceptable to the City, which, among other provisions, provides that:
a.
In its entirety the extension is constructed in strict accord
with the construction specifications, drawings and plans prepared
by or on behalf of the City, and approval of such extension is given
by the DNR.
b.
All work on construction and extension shall be at the applicant's
sole cost and subject to inspection by and approval of the City; that
such construction is in strict accord with the extensions, constructions,
specifications, drawings, and plans; and all expenses incurred by
the City, as a result of the extension, including, but not limited
to, preliminary engineering, preparation of specifications, drawings,
performance bonds, one (1) year maintenance bond, plans and inspection
of construction shall be paid by the applicant.
c.
That, upon construction being completed to the satisfaction
of the City prior to connection of the extension to the existing water
distribution system, all right, title and interest therein of the
applicant shall be conveyed to the City, free of lien or of any other
encumbrance prior to such conveyance, and the City shall be furnished
evidence satisfactory to it that the contractor and subcontractors,
if any, of the extension have paid and discharged all indebtedness
incurred by them, or any of them, for materials furnished or for work
and labor done in connection with and performance and completion of
the extension project.
d.
In any particular case where the applicant for water service
can show reason of exceptional topographical or other physical conditions
that the literal compliance with the requirements of the above provisions
would cause practical difficulty or exceptional and undue hardship,
the City Council may modify such requirements to the extent deemed
just and proper, so as to relieve such difficulty or hardship, provided
such relief may be granted without detriment to the public interest
and without impairing the intent and purpose of the above regulations
or the desirable general development of the neighborhood, and community
modification thus granted shall be spread upon the minutes of the
City Council setting forth the reasons which, in the opinion of the
City Council, justified the modifications.
B.
All land development, subdivisions and lots within subdivisions shall
be provided with a complete water main supply system which shall be
connected to the City's water supply system.
C.
The developer shall be responsible for installation of all water
utilities in conformance with the State of Missouri Design Guide for
Community Public Water Supplies, standard drawings in these regulations
and as may be determined by the City Engineer. The developer shall
provide and install one (1) inch minimum water service lines with
a curb stop for each lot and water main valves according to Standard
Drawing No. 19. Water main valves and fire hydrants shall be provided
at locations as specified by the City Public Works Director or the
City Engineer.
D.
Fire hydrants shall be installed by the developer in all subdivisions
according to Standard Drawing No. 16 as an integral part of the City's
water supply system.
E.
Water mains shall not generally be placed under street surfaces.
Backfilling water services and main placement under City streets and
street crossings with street surface repair shall conform to Standard
Drawing No. 7. Any water line crossings under proposed or future roads
or streets shall be backfilled to proposed street subgrade with compacted
crushed stone.
F.
The developer shall extend and install water mains to the edge of
all properties, facilitate extension and accommodate future development,
where development is reasonably possible. Adequate design circulation
and/or flush valves and hydrants shall be installed on the end of
dead-end lines to prevent stagnation of water supply.
[Ord. No. 777 §26-66, 3-23-1994; Ord.
No. 22-15, 8-18-2022
A.
All
electric, cable television and telephone distribution lines shall
be installed in locations as approved by the City and in conformance
with the requirements of the individual utility service provider.
B.
All
newly constructed electric distribution and individual services shall
be buried. Installation of all underground utilities shall be in conformance
with City standards and the requirements of the utility service provider.
C.
All
utilities and improvements which are to be installed in street rights-of-way
shall be completed prior to construction of the street.
D.
All
public streets, sidewalks and other common areas or facilities in
subdivisions shall be sufficiently illuminated to ensure the security
of property and the safety of persons using such streets, sidewalks
or facilities.
E.
All
utilities and improvements shall be designed in concert with the planned
installation of all City required infrastructure. Additional easement
and right-of-way allowances shall be made for adequate planting and
maintenance zones for tree lawns and landscaping, as specified on
recorded plats.
