[R.O. 2004 § 410.210; Ord. No. 2.56 § 3(Art. 6 § 6.01), 1-9-2001]
A.
Conformance To Applicable Rules And Regulations.
In addition to the requirements established in these regulations,
all subdivision plats shall comply with the following laws, rules
and regulations:
1.
All applicable statutory provisions.
2.
The zoning regulations, Building
Codes, fire safety standards and all other applicable laws of the
City of Mount Vernon.
3.
The Comprehensive Plan, street classification
map and capital improvements program of the City of Mount Vernon,
including all streets, utility systems and parks indicated in the
Comprehensive Plan as adopted.
4.
The special requirements of these
regulations and any rules of the Health Department and/or State of
Missouri, Lawrence County or other appropriate agencies.
5.
The rules of the Missouri Department
of Transportation if the subdivision or any lot contained therein
abuts a State highway or connecting street.
6.
The standards, regulations and policies
adopted by all boards, commissions, agencies and officials of the
City of Mount Vernon.
7.
All pertinent standards contained
within any and all applicable overlay districts or development specific
guidelines as adopted.
[R.O. 2004 § 410.220; Ord. No. 2.56 § 3(Art. 6 § 6.02), 1-9-2001]
A.
General. In order to ensure that property
is developed only with appropriate urban services and in accordance
with the service plans set out in the Comprehensive Plan; that subdivision
of land is not scattered or premature involving danger or injury to
the public health, safety, welfare or prosperity by reason of lack
of adequate water supply, wastewater disposal, stormwater disposal,
roads, right-of-way or other public services; or that would necessitate
an excessive expenditure of public funds for the supply of such services
(such as undue maintenance costs for inadequate roads or stormwater
drainage), no preliminary plat shall be approved unless the Planning
and Zoning Commission determines that public facilities will be adequate
to support and service the area of the proposed subdivision. The applicant
shall, at the request of the Planning and Zoning Commission, submit
sufficient information and data on the proposed subdivision to demonstrate
the expected impact on and use of public facilities by possible uses
of said subdivision.
B.
Standards.
1.
Water Supply. There will be an adequate
public water supply available for the proposed occupancy. An adequate
public water supply shall include potable water for consumption and
other inside and outside uses and adequate water pressure for fire
flow to meet established standards for fire protection.
2.
Sanitary Sewer. There will be adequate
connections to public wastewater disposal systems with adequate capacity
to handle the type and volume of flow from the proposed occupancy
with evidence that the existing system has capacity availability to
accept the additional flows proposed. Limited, residential development
may be served by a septic system subject to compliance with the regulations
specified herein.
3.
Storm Sewer. The proposed storm sewer
system, both on site and off site, will be adequate to carry projected
peak flows in a design storm without causing damage to downstream
public or private property. The subdivider shall install culverts,
storm sewers, riprap slopes, stabilized ditches, stormwater detention
facilities and other improvements necessary to adequately handle stormwater.
All improvements shall comply with the minimum standards of these
regulations.
4.
Stormwater Management. Drainage improvements
shall accommodate potential runoff from the entire upstream drainage
area and shall be designed to prevent increases in downstream flooding.
The City Engineer and Planning and Zoning Commission may require the
use of control methods such as retention or detention and/or the construction
of off site drainage improvements to mitigate the impacts of the proposed
developments.
5.
Roads. Proposed roads shall provide
a safe, convenient and functional system for vehicular, pedestrian
and bicycle circulation; shall be properly related to the Comprehensive
Plan; and shall be appropriate for the particular traffic characteristics
of each proposed development.
6.
Rights-Of-Way. Right-of-way shall
be provided as shown in the Comprehensive Plan and as required by
these regulations.
7.
Other Public Services. Other public
services such as schools, Police and Fire protection and emergency
services affected by the proposed development will be substantially
adequate to serve the development at existing levels of service.
[R.O. 2004 § 410.230; Ord. No. 2.56 § 3(Art. 6 § 6.03), 1-9-2001]
A.
Lot Orientation. All lots shall front on
a public street. The lot line common to the street right-of-way shall
be the front line. All lots shall face the front line and a similar
line across the street. On corner lots, the side with the least distance
in measurement shall constitute the front side.
B.
Lot Width. The width of lots shall conform
to those of the zoning regulations and shall be measured at the front
setback line.
C.
Lot Arrangement. The lot arrangement shall
be such that there will be no foreseeable difficulties, for reasons
of topography or other conditions, in securing building permits to
build on all lots in compliance with the zoning regulations and health
regulations and in providing driveway access to buildings on the lots
from an approved street. Lots shall contain a building site completely
free from the danger of flooding. Except where unfeasible, side lot
lines shall be at right angles to straight street lines and radial
to curved street lines. Wherever feasible, lots shall be arranged
so that the rear line does not abut the side line of an adjacent lot.
D.
Lot Dimensions. Lot dimensions shall comply
with the minimum standards of the zoning regulations. Dimensions of
corner lots shall be large enough to allow for erection of buildings,
observing the minimum front yard setback from both streets. Depth
and width of properties reserved or laid out for business, commercial
or industrial purposes shall be adequate to provide for the off-street
parking and loading facilities required for the type of use and development
contemplated as established in the zoning regulations.
E.
Double Frontage Lots And Access To Lots.
1.
Double Frontage Lots. Double frontage
and reversed frontage lots shall be avoided except where necessary
to provide separation of residential development from arterial streets
or to overcome specific disadvantages of topography and orientation.
2.
Access From Arterial Streets. Lots
shall not, in general, derive access exclusively from an arterial
street. Where driveway access from an arterial street may be necessary
for several adjoining lots, the Planning and Zoning Commission may
require that such lots be served by a combined access drive in order
to limit possible traffic hazards on the street. Where possible, driveways
should be designed and arranged so as to avoid requiring vehicles
to back into traffic on an arterial street.
F.
Soil Preservation And Final Grading. No
certificate of occupancy shall be issued until final grading has been
completed in accordance with the approved final subdivision plat and
the lot covered with soil with an average depth of at least six (6)
inches which shall contain no particles more than two (2) inches in
diameter over the entire area of the lot, except that portion covered
by buildings or included in streets or where the grade has not been
changed or natural vegetation has not been seriously damaged. Topsoil
shall not be removed from residential lots or used as spoil but shall
be redistributed so as to provide at least six (6) inches of cover
on the lots and at least four (4) inches of cover between the sidewalks
and curbs and shall be stabilized by seeding or planting per the landscaping
and buffering requirements of the zoning regulations.
G.
Lot Drainage. Lots shall be laid out so
as to provide positive drainage away from all buildings and individual
lot drainage shall be coordinated with the general storm drainage
pattern for the area.
H.
Debris And Waste. No cut trees, timber,
debris, rocks, stones, junk, rubbish or other waste materials of any
kind or earth/soil containing such shall be buried in any land or
left or deposited on any lot or street at the time of the issuance
of a certificate of occupancy and removal of those items and materials
shall be required prior to issuance of any certificate of occupancy
on a subdivision. No items and materials as described in the preceding
sentence nor excess earth/soil shall be left or deposited in any area
of the subdivision at the time of expiration of any subdivision improvement
agreement or dedication of public improvements, whichever is sooner.
I.
Waterbodies And Watercourses. If a tract
being subdivided contains a waterbody, watercourse or portion thereof,
lot lines shall be so drawn as to distribute the entire ownership
of the waterbody or watercourse among the ownership of adjacent lots.
The Planning and Zoning Commission may approve an alternative plan
whereby the ownership of and responsibility for safe maintenance of
the waterbody or watercourse is so placed that it will not become
a local government responsibility. No more than twenty-five percent
(25%) of the minimum area of a lot required under the zoning regulations
may be satisfied by land that is under water or subject to periodic
flooding. Such land(s) shall not be computed in determining the number
of lots to be utilized for average density procedures. Where a watercourse
separates the buildable area of a lot from the street by which it
has access, provisions shall be made for installation of a culvert
or other structure, of design approved by the City Engineer.
J.
Subdivision Improvement Agreement And Security To Include Lot Improvement. The applicant shall enter into a separate subdivision improvement agreement per Section 410.320 to guarantee completion of all lot improvement requirements, including, but not limited to, soil preservation, final grading, lot drainage, lawn coverage, removal of debris and waste, fencing and all other lot improvements required by the Planning and Zoning Commission. Whether or not a certificate of occupancy has been issued, the City of Mount Vernon may enforce the provisions of the subdivision improvement agreement where the provisions of this Section or any other applicable law, ordinance or regulation have not been met.
[R.O. 2004 § 410.240; Ord. No. 2.56 § 3(Art. 6 § 6.04), 1-9-2001; Ord. No. 2.88 § 1, 8-12-2003]
A.
Connectivity. Intersecting streets shall
be provided at such intervals as to serve cross traffic adequately
and to meet existing streets in the neighborhood.
B.
Width. In residential subdivisions, blocks
shall have sufficient width to provide for two (2) tiers of lots of
appropriate depths. Exceptions to this prescribed block width shall
be permitted in blocks adjacent to arterial or collector streets,
railroads or waterways. Blocks intended for business or industrial
use shall be on such width as may be considered most suitable for
the prospective use.
C.
Length. In residential subdivisions, the
lengths, widths and shapes of blocks shall be such as are appropriate
for the locality and the type of development contemplated, but block
shall not exceed one thousand two hundred (1,200) feet or twelve (12)
times the minimum lot width required in the zoning district, whichever
is greater, except that a greater length may be permitted where topography
or other conditions justify a departure from this maximum. Block length
shall not be less than three hundred (300) feet in length. Blocks
intended for business or industrial use shall be on such length as
may be considered most suitable for the prospective use.
D.
Easements. In long blocks, the Planning
and Zoning Commission may require the reservation of an easement through
the block to accommodate utilities, drainage facilities or pedestrian
traffic.
E.
Pedestrian Access. Pedestrianways or crosswalks,
not less than ten (10) feet wide, may be required by the Planning
and Zoning Commission through the center of blocks more than eight
hundred (800) feet long or where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
or other community facilities.
[R.O. 2004 § 410.250; Ord. No. 2.56 § 3(Art. 6 § 6.05), 1-9-2001; Ord. No. 2.88 § 1, 8-12-2003; Ord. No. 2.105 § 1, 6-28-2005; Ord. No. 2.117 § 1, 12-12-2006]
A.
General Requirements.
1.
Relationship To Adjoining Street
Systems. The arrangement of streets in new subdivisions shall make
provisions for the continuation of the principal existing streets
in adjoining additions (or their proper projection where adjoining
property is not subdivided) insofar as they may be necessary for convenient
movement of traffic, effective fire protection, efficient provision
of utilities or where the continuation is in accordance with the City
of Mount Vernon major thoroughfare plan of the Comprehensive Plan.
The width of such streets in new subdivisions shall be not less than
the minimum street widths established herein. Alleys, when required,
and street arrangement must cause no hardship to owners of adjoining
property when they plat their land and seek to provide for convenient
access to it. Whenever there exists a dedicated or platted half street
or alley adjacent to the tract to be subdivided, the other half of
the street or alley shall be platted and dedicated as a public way.
Where topographical conditions make
such street continuance or conformity impracticable, the Planning
and Zoning Commission may approve an alternative layout.
2.
Frontage On Improved Roads. No subdivision
shall be approved unless the area to be subdivided shall have frontage
on and access from an existing street as follows:
a.
An existing street as shown on the
City's current street map; or
b.
An existing State, County or township
street or highway; or
c.
A street shown upon a plat approved
by the Planning and Zoning Commission and recorded in the Lawrence
County Recorder of Deeds office. Such street or highway must be suitably
improved as required by the highway rules, regulations, specifications
or orders or be secured by a performance bond required under these
subdivision regulations with the width and right-of-way required by
these subdivision regulations. Wherever the area to be subdivided
is to utilize existing road frontage, the road shall be suitably improved
as provided above.
3.
Grading And Improvement Plan. Roads
shall be graded and improved and conform to the City of Mount Vernon
construction standards and specifications and shall be approved as
to design and specifications by the City Engineer in accordance with
the construction plans required to be submitted prior to final plat
approval.
4.
Classification. All roads shall be
classified as an arterial, collector or residential and major residential
street. In classifying roads, the Planning and Zoning Commission shall
consider the major thoroughfare plan of the Comprehensive Plan and
the projected traffic demands.
5.
Arrangement.
a.
Streets shall be related appropriately
to the topography. Grades of streets shall conform as closely as possible
to the original topography. A combination of steep grades and curves
shall be avoided. All streets shall be arranged so as to obtain as
many building sites as possible at or above the grades of the streets.
Specific standards are contained in the design standards of these
regulations.
b.
Arterial and collector streets through
subdivisions shall conform to the major thoroughfare plan of the Comprehensive
Plan as adopted by the Planning and Zoning Commission and Governing
Body. All arterial and collector streets shall be properly related
to special traffic generators such as industries, business districts,
schools, churches and shopping centers; to population densities; and
to the pattern of existing and proposed land uses.
c.
Residential streets shall be laid
out to conform as much as possible to the topography to discourage
use by through traffic, to permit efficient drainage and utility systems
and to require the minimum number of streets necessary to provide
convenient and safe access to property.
d.
Proposed streets shall be extended
to the boundary lines of the tract to be subdivided, unless prevented
by topography or other physical conditions or unless in the opinion
of the Planning and Zoning Commission such extension is not necessary
or desirable for the coordination of the layout of the subdivision
with the existing layout or the most advantageous future development
of adjacent tracts.
e.
In business and industrial developments,
the streets and other accessways shall be planned in connection with
the grouping of buildings, location of rail facilities and the provision
of alleys, truck loading and maneuvering areas and walks and parking
areas so as to minimize conflict of movement between the various types
of traffic, including pedestrian.
6.
Where the plat submitted covers only
a portion of the contiguous land owned by the subdivider, a sketch
of the prospective future street system of the entire ownership shall
be submitted.
7.
Access To Arterial Streets. Where
a subdivision borders on or contains an existing or proposed arterial,
the Planning and Zoning Commission may require that access to such
streets be limited by one (1) of the following means:
a.
The subdivision of lots so as to
back onto the primary arterial and front onto a parallel local street;
no access shall be provided from the arterial and screening shall
be provided in a strip of land along the rear property line of such
lots.
b.
A series of culs-de-sac, U-shaped
streets or short loops entered from and designed generally at right
angles to such a parallel street with the rear lines of their terminal
lots backing onto the primary arterial.
c.
A marginal access or service road
(separated from the arterial by a planting or grass strip and having
access at suitable points).
8.
Road Names. Streets that are in alignment
with other already existing and named streets shall bear the names
of the existing streets. Names shall be sufficiently different in
sound and spelling from other street names in the municipality so
as not to cause confusion. The Planning and Zoning Commission shall
approve street names upon recommendation of the Zoning Administrator
at the time of preliminary approval. The Zoning Administrator shall
consult the local emergency communications department (911) prior
to rendering its recommendation to the Planning and Zoning Commission.
9.
Street Lights. Installation of street
lights shall be required in accordance with the standard specifications
and design criteria of the City Engineer.
10.
Reserve Strips. The creation of reserve
strips shall not be permitted adjacent to a proposed street in such
a manner as to deny access from adjacent property to the street.
11.
Dead-End Roads.
a.
Dead-End Roads (Temporary). If the
adjacent property is undeveloped and a street more than one (1) lot
deep or on which lots front must temporarily be a dead-end street,
the right-of-way and road improvement shall be extended to the property
line. A temporary dustproof turnaround of at least fifty (50) feet
in radius shall be provided at the terminal end on all temporary dead-end
streets three (3) or more lots in depth. Temporary dead-end streets
two (2) or less lots deep may utilize double turnout (hammerhead;
see diagram marked "Exhibit A" which is on file in the City offices
and made a part hereof as though fully set out herein) style of construction
at the terminal end of the street. They must be of a permanent type
construction for curb, gutter, wear surface and dimensioned as prescribed
in the City's Design Standards for Subdivisions. Removal of this temporary
turnout for future subdivision construction will be at the expense
of the subsequent developer. When a temporary turnaround is required,
a notation shall be added on the subdivision plat indicating that
land outside the normal street right-of-way shall revert to abutting
property owners whenever the street is continued. The Planning and
Zoning Commission may limit the length of temporary dead-end streets
in accordance with the design standards of these regulations.
b.
Dead-End Roads (Permanent). Where
a road does not extend beyond the boundary of the subdivision and
its continuation is not required by the Planning and Zoning Commission
for access to adjoining property, its terminus shall normally not
be nearer to such boundary than fifty (50) feet. However, the Planning
and Zoning Commission may require the reservation of an appropriate
easement to accommodate drainage facilities, pedestrian traffic or
utilities. A cul-de-sac turnaround shall be provided at the end of
a permanent dead-end street. An adequate turnaround of not less than
a sixty-foot radius right-of-way shall be provided at the closed end
of any dead-end street that is longer than one (1) lot in length and
that is designed to permanently remain as a dead-end street. Culs-de-sac
shall provide a paved turnaround having a street radius, at the back
of curb, of fifty (50) feet. Streets designed in excess of eight hundred
(800) feet, measured from the center of the cul-de-sac to the center
of the closest through street, are subject to review by the Planning
and Zoning Commission. Streets designed to serve no more than twenty-five
(25) residential lots may be permitted to extend up to one thousand
(1,000) feet in length in the "A-R" zoning district. For greater convenience
to traffic and more effective Police and fire protection, parking
shall not be permitted in the bulb of permanent dead-end streets.
12.
Private Streets. No private streets
shall be permitted in the City of Mount Vernon except as approved
by the Board of Aldermen. Such streets shall meet the minimum standards
herein and maintenance assurances shall be provided.
B.
Street Design Standards.
1.
General.
a.
In order to provide for streets of
suitable location, width and improvement to accommodate prospective
traffic and afford satisfactory access to Police, firefighting, snow
removal, sanitation and road-maintenance equipment and to coordinate
roads so as to compose a convenient system and avoid undue hardships
to adjoining properties, the following design standards for streets
are hereby required.
b.
Unless otherwise specified within
these regulations, all streets shall be designed and constructed in
accordance with the standards specified in the standard specifications
and design criteria of the City Engineer.
2.
Street Alignment.
a.
Reverse Curves. On streets with reverse
curves, a reasonable tangent shall be provided between curves to permit
a smooth flow of traffic.
b.
Where there is a deflection angle
of more than ten degrees (10°) in the alignment of a street, a
curve with a radius adequate to insure safe sight distance shall be
made.
c.
Every change in grade shall be connected
by a vertical curve constructed so as to afford the minimum required
site stopping distance in conformance with The City Engineer. Said
site stopping distance being measured from a driver's eye level, that
is assumed to be three and one-half (3 1/2) feet above the pavement
surface, to an object six (6) inches high on the pavement.
3.
Street Grades And Elevations. The
minimum and maximum street grades for streets and alleys, dedicated
and accepted, shall conform to the adopted requirements and guidelines
of the City Engineer.
4.
Excess Right-Of-Way. Right-of-way
widths in excess of the standards designated in these regulations
shall be required whenever, due to topography, additional width is
necessary to provide adequate slopes. Such slopes shall not be in
excess of three to one (3:1).
5.
Intersections.
a.
Streets shall be laid out so as to
intersect as nearly as possible at right angles. A proposed intersection
of two (2) streets at an angle of less than seventy-five degrees (75°)
shall not be acceptable. Any street that does not approach an intersecting
street at a right angle should be curved approaching an intersection
and should be approximately at right angles for at least one hundred
(100) feet from such intersection. Not more than two (2) streets shall
intersect at any one (1) point unless specifically approved by the
Planning and Zoning Commission as recommended by the City Engineer.
b.
Proposed new intersections along
one (1) side of an existing street shall, wherever practicable, coincide
with any existing intersections on the opposite side of such street.
Street jogs with center line offsets of less than one hundred twenty-five
(125) feet shall not be permitted, except where the intersected street
has separated dual drives without median breaks at either intersection.
Where streets intersect arterial or collector streets, their alignment
shall be continuous unless specifically approved by the Planning and
Zoning Commission as recommended by the City Engineer.
c.
Minimum curb radius at the intersection
of two (2) streets shall be at least twenty-five (25) feet. Alley
intersections and abrupt changes in alignment within a block shall
have the corners cut off in accordance with standard engineering practices
to permit safe vehicular movement. Whenever necessary to permit the
construction of a curb having a desirable radius without reducing
the sidewalk at a street corner to less than normal width, the property
line at such street corner shall be rounded or otherwise set back
sufficiently to permit such curb construction.
d.
Intersections shall be designed with
a flat grade wherever practical. In hilly or rolling areas, at the
approach to an intersection, a leveling area shall be provided having
not greater than a two percent (2%) grade at a distance of sixty (60)
feet measured from the nearest right-of-way line of the intersecting
street.
e.
Where any street intersection will
involve earth banks or existing vegetation inside any lot corner that
would create a traffic hazard by limiting visibility, the developer
shall cut such ground and/or vegetation (including trees) in connection
with the grading of the public right-of-way to the extent deemed necessary
to provide an adequate sight distance as specified by the sight triangle
standard of the zoning regulations.
f.
No lot or other parcel of land that
abuts on and has access to either a residential or collector shall
have a service drive, curb cut or other means of access to an arterial
street within seventy-five (75) feet of the right-of-way of any street
that intersects such arterial street on the side on which such lot
or parcel is located.
6.
Bridges. Bridges of primary benefit
to the applicant, as determined by the Planning and Zoning Commission,
shall be constructed at the full expense of the applicant without
reimbursement from the City of Mount Vernon.
7.
Road Dedications And Reservations.
a.
New Perimeter Streets.
(1)
The dedication of right-of-way
for new streets measured from lot line to lot line shall be as shown
on the City Comprehensive Plan and shall meet the following standards.
|
Minimum Street Right-of-Way
| |
|---|---|
|
Street Type
|
Minimum ROW Width (Feet)
|
|
Marginal Access
|
50
|
|
Residential/Major Residential Street
|
50
|
|
Collector
|
60 — 80
|
|
Arterial
|
80 — 120
|
(2)
Street systems in new
subdivisions shall be laid out so as to eliminate or avoid new perimeter
half-streets. Where an existing half-street is adjacent to a new subdivision,
the other half of the street shall be improved and dedicated by the
subdivider. The Planning and Zoning Commission may authorize a new
perimeter street where the subdivider improves and dedicates the entire
required street right-of-way width within its own subdivision boundaries.
b.
Widening And Realignment Of Existing
Streets. Where a subdivision borders an existing narrow road or when
the Comprehensive Plan, capital improvement plan or zoning setback
regulations indicate plans for realignment or widening a road that
would require use of some of the land in the subdivision, the applicant
shall be required to improve and dedicate at its expense those areas
for widening or realignment of those roads in accordance with the
minimum requirements of these regulations. Frontage roads and streets
as described above shall be improved and dedicated by the applicant
at its own expense to the full width as required by these subdivision
regulations when the applicant's development activities contribute
to the need for the road expansion. Land reserved for any road purposes
may not be counted in satisfying yard or area requirements of the
zoning regulations whether the land is to be dedicated to the municipality
in fee simple title or an easement is granted to the City of Mount
Vernon.
C.
Street Improvements.
1.
Curbs And Gutters. The subdivider
shall provide curbs and gutters on all streets. As to specifications,
see the Design Criteria manual.
2.
Street Surfacing.
a.
After sanitary sewer, storm sewer
and water utilities have been installed by the developer, the developer
shall construct curbs and gutters as required in these regulations
and shall surface or cause to be surfaced roadways to the following
minimum widths as measured from back of curb to back of curb:
|
Minimum Street Widths
| |
|---|---|
|
Street Type
|
Minimum Width
|
|
Marginal Access
|
28 feet
|
|
Residential/Major Residential Street
|
28 feet
|
|
Collector
|
37 feet
|
|
Arterial
|
48 feet
|
b.
All streets must be hard surfaced.
All paving must be provided with a stabilized subbase and curb and
gutter. Adequate provision shall be made for culverts, drains and
bridges. All road pavement, shoulders, drainage improvements and structures,
curbs, turnarounds and sidewalks shall be incorporated into the construction
plans required to be submitted by the developer for plat approval.
3.
Grading.
a.
All streets, roads and alleys shall
be graded to their full width by the subdivider so that street pavements
and sidewalks can be constructed on the same level plane. Deviation
from this standard due to special topographical conditions may be
allowed by approval of the City Engineer and Planning and Zoning Commission.
b.
Preparation Of The Subgrade. Before
grading is started, the entire right-of-way area shall first be cleared
of all trees, stumps, roots, bushes and other objectionable materials
and of all trees not intended for preservation. The subgrade shall
be properly shaped, rolled and uniformly compacted to conform with
the accepted cross section and grades.
(1)
Cuts. In cuts, all tree
stumps, boulders, organic materials, soft clay, spongy material and
other objectionable materials shall be removed to a depth of at least
two (2) feet below the graded surface. Rock, when encountered, shall
be removed to a depth of at least twelve (12) inches below the graded
surface.
(2)
Fill. In fill, all tree
stumps, boulders, organic materials, soft clay, spongy material and
other objectionable materials shall be removed to a depth of at least
two (2) feet below the natural ground surface.
(3)
Disposal Of Objectionable
Matter. The objectionable matter required to be removed from cuts
and fills shall be removed from the right-of-way area and be disposed
of in such a manner that it will not become incorporated in fills
or hinder proper operation of the drainage system.
[R.O. 2004 § 410.260; Ord. No. 2.56 § 3(Art. 6 § 6.06), 1-9-2001; Ord. No. 2.100 § 1, 7-27-2004]
A.
General Requirements. When a subdivision
is traversed by a watercourse, drainageway, channel or stream, there
shall be provided a stormwater easement or drainage right-of-way conforming
substantially to the lines of such watercourse and of such width and
construction as will be adequate for the purpose.
B.
Drainage Easements.
1.
Where topography or other conditions
are such as to make impractical the inclusion of drainage facilities
within road rights-of-way, perpetual, unobstructed easements at least
fifteen (15) feet in width for drainage facilities shall be provided
across property outside the road lines and with satisfactory access
to the road. Easements shall be indicated on the plat. Drainage easements
shall extend from the road to a natural watercourse or to other drainage
facilities.
2.
The applicant shall dedicate, either
in fee simple title or by a drainage or conservation easement, land
an both sides of existing watercourses to a distance to be determined
by the City Engineer and the Planning and Zoning Commission.
3.
Low-lying lands along watercourses
subject to flooding or overflowing during storm periods, whether or
not included in areas for dedication, shall be preserved and retained
in their natural state as drainageways.
[R.O. 2004 § 410.270; Ord. No. 2.56 § 3(Art. 6 § 6.07), 1-9-2001; Ord. No. 2.88 § 1, 8-12-2003]
A.
General Requirements. The applicant shall
install sanitary sewer facilities. All plans shall be designed, approved
and constructed to the current standards established in the design
criteria for sanitary sewers from the City Engineer and in accordance
with the rules, regulations and standards of the Missouri Department
of Natural Resources, unless otherwise specified within these regulations.
Necessary action shall be taken by the applicant to extend or create
a sanitary sewer district for the purpose of providing sewerage facilities
to the subdivision when no district exists for the land to be subdivided.
B.
High-Density Residential And Non-Residential
Districts. Sanitary sewerage facilities shall connect with public
sanitary sewerage systems. Sewers shall be installed to serve each
lot. No individual disposal system or treatment plants (private or
group disposal systems) shall be permitted.
C.
Low- And Medium-Density Residential Districts.
Sanitary sewerage systems shall be constructed as follows:
1.
When a public sanitary sewerage system
is reasonably accessible either by gravity flow or by other constructed
means within one thousand three hundred twenty (1,320) feet [one-quarter
(1/4) mile], the applicant shall connect with same and provide sewers
accessible to each lot in the subdivision.
2.
When public sanitary sewerage systems
are not reasonably accessible but will become available within a reasonable
time [not to exceed fifteen (15) years], the applicant may choose
one (1) of the following alternatives:
a.
Central sewerage system with the
maintenance cost to be assessed against each property benefited. Where
plans for future public sanitary sewerage systems exist, the applicant
shall design connections to the public system and dedicate easements
to accommodate such. In addition, a covenant of non-opposition to
future improvements shall be submitted. Adequate soil conditions must
exist to accommodate the system; or
b.
Individual Disposal Systems. Where
plans for future public sanitary sewerage systems exist, the applicant
shall design connections to the public system and dedicate easements
to accommodate such. In addition, a covenant of non-opposition to
future improvements shall be submitted. Adequate soil conditions must
exist to accommodate each individual lot or subdivision as applicable.
3.
When sanitary sewer systems are not
reasonably accessible and will not become available for a period in
excess of fifteen (15) years, the applicant may install sewerage systems
as follows:
a.
Medium-Density Residential Districts.
Only a central sewerage system may be constructed. No individual disposal
system will be permitted. Where plans for future public sanitary sewerage
systems exist, the applicant shall design connections to the public
system and dedicate easements to accommodate such. In addition, a
covenant of non-opposition to future improvements shall be submitted.
Adequate soil conditions must exist to accommodate the system.
b.
Low-Density Residential District.
Individual disposal systems or central sewerage systems may be used.
Where plans for future public sanitary sewerage systems exist, the
applicant shall design connections to the public system and dedicate
easements to accommodate such. In addition, a covenant of non-opposition
to future improvements shall be submitted. Adequate soil conditions
must exist to accommodate each individual lot or subdivision as applicable.
D.
Individual Disposal System Requirements.
If public sewer facilities are not available and individual disposal
systems are proposed, minimum lot areas shall conform to the requirements
of the zoning regulations unless additional area is required to assure
adequate soil conditions to serve each individual lot or subdivision
as applicable. Percolation tests and test holes shall be made as directed
by the City Inspector. The individual disposal system, including the
size of the septic tanks and size of the fields or other secondary
treatment device, shall be approved by the Health Department.
[R.O. 2004 § 410.280; Ord. No. 2.56 § 3(Art. 6 § 6.08), 1-9-2001]
A.
The subdivider shall construct a complete
water distribution system that shall adequately serve all lots. The
system shall include fire hydrants spaced no more than five hundred
(500) feet apart and at high points in the line or as otherwise necessary
to ensure that all lots are within two hundred fifty (250) feet or
a hydrant, unless otherwise approved by the City Engineer and Fire
Chief. This system shall be properly connected with the public water
supply. The Planning and Zoning Commission may deny subdivision approval
for areas that cannot be served by adequate water supply and pressure.
B.
To eliminate future street openings, all
underground utilities for water distribution system and fire hydrants,
together with the fire hydrants themselves and all other supply improvements,
shall be installed before any final paving of a street shown on a
plat.
[R.O. 2004 § 410.290; Ord. No. 2.56 § 3(Art. 6 § 6.09), 1-9-2001; Ord. No. 2.88 § 1, 8-12-2003]
A.
Location. All utility facilities, including,
but not limited to, gas, electric power, telephone and CATV cables,
shall be located underground throughout the subdivision. Whenever
existing utility facilities are located above ground, except when
existing on public roads and rights-of-way, they shall be removed
and placed underground. All utility facilities existing and proposed
throughout the subdivision shall be shown on the preliminary plat.
Underground service connections to the street property line of each
platted lot shall be installed at the subdivider's expense. At the
discretion of the Planning and Zoning Commission, the requirement
for service connections to each lot may be waived in the case of adjoining
lots to be retained in single ownership and intended to be developed
for the same primary use.
B.
Easements.
1.
Easements located on front property
line shall be provided for utilities (private and municipal) and such
easements shall be twenty (20) feet wide. The first ten (10) feet
from the front property line shall be reserved for City (municipal)
electrical power. The second ten (10) feet shall be reserved for all
other private utilities.
2.
When topographical or other conditions
are such as to make impractical the inclusion of utilities within
the front lot lines, perpetual unobstructed easements at least twenty
(20) feet wide [ten (10) feet each side] shall be provided along side
lot lines with satisfactory access to the road or rear lot lines as
needed. Easements shall be indicated on the plat.
[1]
Editor's Note: Former Section 410.295, Fee
For Residential Underground Electrical Services And Procedure, was
repealed 5-11-2004 by Ord. No. 2.97.
[R.O. 2004 § 410.300; Ord. No. 2.56 § 3(Art. 6 § 6.10), 1-9-2001; Ord. No. 2.88 § 1, 8-12-2003; Ord. No. 2.90 § 1, 9-23-2003; Ord. No. 10.46 § 1, 3-13-2007]
A.
Required Improvements.
2.
Sidewalks shall be improved as required
by these regulations. Sidewalks shall be located one (1) foot inside
the street right-of-way or adjacent to the curb. See Standard Specification
and Design Criteria manual.
3.
Crosswalks shall be required to provide
safe and convenient access across streets along existing and future
sidewalk network. Curb cuts meeting the minimum standards of the Americans
with Disabilities Act shall be provided where sidewalks meet street
curbs or connection to another sidewalk across a street is required.
Crosswalks across collector or arterial streets shall be clearly marked
with approved paint or other more permanent means such as use of unique
paving patterns as approved by the City Engineer.
B.
Pedestrian Accesses. The Planning and Zoning
Commission may require, in order to facilitate pedestrian access from
the roads to schools, parks, playgrounds or other nearby roads, perpetual
unobstructed easements at least ten (10) feet in width with a paved
walkway of five (5) to eight (8) feet. To minimize the impact of the
impact on adjacent property, the walkway shall be adequately landscaped
and screened as required by the Planning and Zoning Commission. Pedestrian
easements shall be indicated on the plat.
[1]
Editor's Note: Former Section 410.310, Open
Space, was repealed 8-12-2003 by Ord. No. 2.88.
