Source: https://www.ecode360.com/29826412
Timestamp: 2019-04-23 07:58:37+00:00

Document:
§ 410.030 Jurisdiction And Procedures.
§ 410.050 Relation To Adjoining Street Systems.
§ 410.060 Street Rights-Of-Way, Widths, And General Layouts.
§ 410.110 Character Of Development.
§ 410.120 Parks, School Sites, Etc.
§ 410.130 Easements Along Streams.
§ 410.150 Minimum Improvements Required.
§ 410.180 Water And Water Lines.
§ 410.190 Drainage And Storm Sewers.
§ 410.210 Electric, Cable TV, And Natural Gas.
§ 410.230 Final Plat And Accompanying Documents.
§ 410.240 Variations And Exceptions.
§ 410.250 Amendment Of Chapter.
§ 410.260 Violations And Penalties.
Section 410.030 Jurisdiction And Procedures.
Section 410.050 Relation To Adjoining Street Systems.
Section 410.060 Street Rights-Of-Way, Widths, And General Layouts.
Section 410.110 Character Of Development.
Section 410.120 Parks, School Sites, Etc.
Section 410.130 Easements Along Streams.
Section 410.150 Minimum Improvements Required.
Section 410.180 Water And Water Lines.
Section 410.190 Drainage And Storm Sewers.
Section 410.210 Electric, Cable TV, And Natural Gas.
Section 410.230 Final Plat And Accompanying Documents.
Section 410.240 Variations And Exceptions.
Section 410.250 Amendment Of Chapter.
Section 410.260 Violations And Penalties.
Title. This Chapter shall be known, referred to and cited as "The Land Subdivision Code of the City of Fredericktown, Missouri."
Purpose. This Chapter is to provide for the harmonious development of Fredericktown; for the coordination of streets within subdivisions with other existing or planned streets or with other features of the Comprehensive Plan of Fredericktown; for adequate open spaces for traffic, recreation, light and air, and for the distribution of population and traffic which will tend to create conditions favorable for health, safety, convenience and prosperity.
Applicability To Existing Developments. This Chapter shall apply to all subdivisions or portions of subdivisions where public improvement plans will be submitted to the Building and Permitting Section of the City upon its adoption.
For this Chapter, certain words and terms are herewith defined; the singular includes the plural and the plural includes the singular, the word "shall" is mandatory and not directory.
A line on a plat, between which line and a street right-of-way no building or structure may be erected.
A street which carries traffic from a minor street to an arterial street.
A street not designed as a collector or arterial street.
The sale or exchange of parcels of land between adjoining property owners if additional lots are not thereby created and the lots resulting are not reduced below the minimum sizes required by this Chapter or other applicable laws or ordinances.
Any subdivision containing not more than four (4) lots fronting an existing road and not involving the creation of any public improvements or that does not adversely affect the remainder of the parcels or adjoining properties.
General. It shall be unlawful for any person being the owner, agent, or person having control of any land within the City to subdivide or layout such land in lots unless by a plat, in accordance with the regulations contained herein. No plat shall be recorded and no lots shall be sold from such plat unless and until approved by the Board of Aldermen. The design and layout of all subdivisions shall conform with the requirements of Section 410.050 hereof.
Major Subdivisions. The subdivider shall submit a preliminary plat in accordance with the specifications of Section 410.140 hereof. Following approval of the preliminary plat, the subdivider shall cause to have prepared public improvement plans prepared by a Registered Professional Engineer in the State of Missouri. After the plans are approved by the City the subdivider shall install the minimum improvements or furnish a bond or provide for an assessment guaranteeing such installation, in accordance with the requirements of Section 410.150 hereof. Upon approval of improvements or when arrangements for a performance bond are complete, the final plat shall be submitted in accordance with the provisions of Section 410.230 hereof.
Minor Subdivisions. The subdivider shall confer with the City building and permit Section in regards to the possibility of making the proposed changes in lot boundaries. If acceptable to the City and not in conflict with City ordinances the developer shall have prepared a final plat in accordance with Section 410.230 hereof.
When an applicant submits the preliminary plat for a proposed major subdivision to the Building Inspector, the applicant shall pay a filing fee of one hundred dollars ($100.00) plus ten dollars ($10.00) per lot in the proposed subdivision. When the applicant submits the plat for a proposed minor subdivision, the applicant shall pay a filing fee of twenty-five dollars ($25.00) plus ten dollars ($10.00) per lot in the proposed minor subdivision.
In addition to the filing fee provided for in Subsection (A) above, prior to acceptance of the final plat of a major subdivision, an applicant shall pay the costs, not to exceed the amount of five hundred dollars ($500.00) for the review of the plat by the City Engineer.
The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining areas (or their proper projection where adjoining land is not subdivided) insofar as necessary. The width of such streets in such subdivisions shall be not less than the minimum widths established herein. The street arrangements shall be such so as not to cause a hardship to owners of adjoining property when they plat their own land and seek to provide convenient access to it. Offset streets should be avoided. The angle of intersection between local streets and major streets should not vary by more than ten degrees (10°) from a right angle. A street obviously in alignment with an existing street shall bear the name of the existing street. All proposed street names shall be checked against the duplication of other street names.
Street right-of-way and road construction widths.
The designation as to the type of street shall be according to the definitions in Section 410.020 and as approved by the City.
Half streets shall be prohibited except where it is essential to the reasonable development of the subdivision, and where it is determined that it will be practical to require the dedication of the other half when adjoining property is subdivided. The City may require the dedication of sufficient right-of-way on perimeter streets to accommodate two (2) lanes of traffic.
When arranging streets in new subdivisions, provisions shall be made for the continuation of existing streets in adjoining areas. Where adjoining areas are not subdivided the layout must include provisions for projecting streets to the boundaries of the tract being subdivided.
Street jogs with center-line offsets of less than one hundred twenty-five (125) feet shall be prohibited.
Dead-end streets or cul-de-sacs, designed to be so permanently, shall not be longer than seven hundred fifty (750) feet in residential areas and shall be provided at the closed end with a turn around having a minimum outside roadway diameter of eighty (80) feet and a property line diameter of one hundred (100) feet.
Local streets shall be laid out so that their use by through traffic shall be discouraged.
A tangent of at least one hundred (100) feet in length shall be introduced between reverse curves on arterial and collector streets.
Streets shall be laid out so as to intersect as nearly as possible at right angles.
Property lines at street intersections shall be rounded with a radius of twenty (20) feet. A greater radius shall be designed and must be approved when the street changes direction and is continuous.
Utility easements of at least ten (10) feet in width shall be provided on each side of all rear lot lines and along side lot lines for poles, wires, conduits, storm and sanitary sewers, gas, water or other mains. Easements of greater width may be required along or across lots where necessary for the extension of main sewers or other utilities or where both water and sewer lines are located in the same easement.
No residential block shall be less than five hundred (500) nor more than one thousand two hundred fifty (1,250) feet between cross streets unless it is deemed advisable because of unusual conditions by the Planning and Zoning Commission.
In platting residential lots containing less than fifteen thousand (15,000) square feet the depth of the block shall not exceed three hundred (300) feet.
Where a tract of land is of such size or location as to prevent a lot arrangement directly related to a normal street arrangement, there may be established one (1) or more "places", such place may be in the form of a court, a dead-end street, or other arrangement, provided however, that normal and proper access shall be given to all lots from a dedicated place (street or court).
The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
All side lines of lots shall be at right angles to straight street lines and radial to curved street lines, except where a variation to this rule will provide a better street and lot layout. Lots with double frontage shall be avoided.
The average minimum width of residential lots shall be no less than the minimum width specified in the City Zoning Code (see Chapter 405) at the building lines. No lot shall have an area less than that required by the Zoning Code.
When a corner lot abuts intersecting streets, it shall have extra width sufficient to permit the establishment of front building lines on both the front and side of the lots adjoining the streets.
No strip or parcel of land shall be reserved by the owner, unless the same is sufficient in size and area to be of some practical use or service.
Building lines shall be shown on all lots intended for residential use of any character and on commercial or industrial lots immediately adjoining residential area. Such building lines shall not be less than twenty-five (25) feet or as required by any zoning or building line regulation applying to the property. Restrictions requiring buildings to be set back to such building lines shall be shown on the plat. Restrictions shall also be made and shown on or referred to on the plat, requiring all residential buildings to be not less than thirty (30) feet from rear lot lines.
The City's designated representative shall confer with the subdivider regarding the type and character of development that will be permitted in the subdivision and may agree with the subdivider as to certain minimum restrictions to be placed upon the property to prevent the construction of substandard building, control the type of structures or the use of the lots which, unless so controlled, would clearly depreciate the character and value of the proposed subdivision and of adjoining property. Deed restrictions or covenants may provide for the creation of a property owners' association or Board of Trustees for the proper protection and maintenance of the development in the future, provided however, that such deed restrictions or covenants shall not contain reversionary clauses wherein any lot shall return to the subdivider because of a violation thereon of the terms of the restrictions or covenants. Where the subdivision contains sewers, sewage treatment plants, water supply system, park areas, street trees or other physical facilities necessary or desirable for the welfare of the area and which are of common use or benefit and are not or cannot be satisfactorily maintained by an existing public agency, provisions shall be made by trust agreement, made a part of the deed restrictions acceptable to any agency having jurisdiction over the location and improvements of such facilities, for the proper and continuous maintenance and supervision of such facilities.
Where an area being subdivided includes land to be used for public purposes such as schools, parks or public buildings under the duly adopted Comprehensive Plan of the City, the subdivider shall dedicate such lands to the proper public agency as a part of the subdivision plat; provided however, that such dedication need not exceed five percent (5%) of the total area of the subdivision plat. Where such lands exceed five percent (5%) of the total area of the subdivision plat, that part of such lands in excess of five percent (5%) of the total area of the subdivision shall also be shown on the plat and arrangement made for the purchase of such land by the proper public agency in a period of not less than three (3) years from the date of approval of the plat, said purchase to be consummated within three (3) years from the date of approval of final plat. Where less than five percent (5%) of an area being subdivided consists of land proposed for parks or schools under the Comprehensive Plan, the subdivider shall dedicate any land so proposed and pay to the City a sum of money so that either or both the dedication and the payment shall equal five percent (5%) of the appraised value of the land before it is subdivided. Value of the land shall be established by appraisal, one of whom shall be appointed by the Board of Aldermen, one of whom shall be appointed by the subdivider and one of whom shall be mutually agreed upon by the two (2) appraisers named above.
Whenever any stream or important surface drainage course is located in an area which is being subdivided, the subdivider shall provide a minimum of a fifteen (15) foot easement along each side of the stream for the purpose of widening, deepening, sloping, improving, or protecting the stream or drainage course. The width of these proposed easements shall be of a width adequate for the City to maintain the stream and approved by the City's Street Commissioner or City Engineer.
Whenever any person desires to subdivide land into building lots or to dedicate streets or land for public use within the City, he/she shall submit three (3) copies of the preliminary plat conforming to the requirements of Section 410.050 to the City Clerk before submission of the final plat.
The location of present property lines, streets, buildings and watercourses.
The proposed location and width of right-of-way for streets, lots, buildings, and setback lines and easements.
Existing sanitary and storm sewers, water mains, culverts, and other underground structures within the tract or immediately adjacent thereto. The location and size of the nearest water main and sewer or outlet are to be indicated in a general way upon the plat.
The ten-foot contour lines of the proposed area to be developed and surrounding areas as required.
A subdivision preliminary plat may be approved and the development thereof may be permitted in several phases so long as all of such phases to be developed separately are no less than ninety thousand (90,000) square feet with the property depth no less than three hundred (300) feet. The entire development shall be shown on preliminary plat so that City Officials may see the proposed layout of the entire development.
Approval of the preliminary plat by the Board of Aldermen does not constitute acceptance or approval of the final subdivision plat or the public improvement plans. One (1) copy of the approved preliminary plat shall be retained by the City and one (1) copy will be given to each subdivider.
Receipt of the approval of the preliminary plat is authorization for the subdivider to have his/her private Engineer proceed with preparation of public improvement plans and specifications for the minimum improvements. The subdivider shall furnish the City public improvement plans prepared by a Registered Professional Engineer necessary to determine the character of said improvements. These plans shall be submitted to the City Engineer for review and approval. Following approval construction can be started or the amount of a bond determined.
The subdivider files with the Board of Aldermen, a surety bond, cash bond, cashier's check or certified check upon a solvent bank, conditioned to secure the construction of the improvements listed in the following Sections in a construction of the improvements listed in the following Sections in a satisfactory manner within a period of two (2) years. No such bond or check shall be accepted unless it is enforceable by or payable to the City on a sum at least equal to the cost of constructing the improvements as estimated by the City and in form with surety and conditions approved by the City Attorney for a period of two (2) years and one (1) month.
The owner of a tract may prepare and secure approval of a preliminary subdivision plat of an entire area and may install the above improvements only in a portion of such area (after approval of public improvement plans), but the improvements must be installed (or bond provided) in any portion of the area for which a final plat is proposed for recording; provided however, that the public improvements for the entire area to be developed have been designed by the developer's private engineer and approved by the City.
Requirements For Building Permits. Before a building permit for a residence in a new subdivision is issued the developer shall have basic public services completed to that lot which will include water, sewer, drainage facilities, and an all weather gravel access road. No building permits shall be issued for more than thirty percent (30%) of the lots in a subdivision without completion and acceptance of all public improvements including drainage facilities, sewer, water, curb and gutter, rock, subgrade of road installed and compacted to grade and paving.
Failure To Construct Improvements. If any public improvements are not constructed within two (2) years, the City may then cause the public improvements to be made at the expense of the subdivider. The Board of Aldermen shall have the authority to grant an extension of the time limit to complete the required public improvements for a period not to exceed one (1) year. If the extension is granted, the developer shall submit a new bond of duration one (1) month longer than the time extension granted.
Reduction Of Bond. The City's designated representative may allow a reduction in the amount of the bond for the subdivision in the approximate proportion that completed improvements compare to the total cost of the improvements required. In no event shall the bond be reduced below twenty percent (20%) of the total cost of the completed improvements plus one hundred percent (100%) of the cost of the uncompleted improvements. Upon written acceptance by the City's designated representative of the improvements the remaining security may be released. The developer may request a reduction in the bond on a once per two (2) month basis, and the reduction will only be made for completed public improvements including streets, sanitary sewers, storm sewers and drainage, or water system. The developer's bond will only be reduced as each public improvement (i.e., street or sewer) is completed and accepted by the City's designated representative in writing.
All subdivision boundary corners and the four (4) corners of all street intersections shall be marked with proper property corners as are determined by the current State of Missouri minimum standards for property boundary surveys. Should conditions prohibit the placing of monuments on the line, offset marking will be permitted; provided however, that exact offset courses and distances are shown on the subdivision plat.
All utilities shall be extended to the right-of-way line behind the back of curb and trenches compacted to ninety-five percent (95%) proctor density prior to starting street construction.
The crown of each street shall be six (6) inches.
The road bed shall be stripped of all organic and other unsuitable materials. The subgrade surface shall be brought to the specified lines, grades and cross-section. Tolerance will be plus or minus five hundredths (0.05) foot.
The subgrade shall be compacted in both cut and fill sections to a density of ninety-five percent (95%) proctor density. Cut sections shall be compacted to a depth of at least six (6) inches below finished subgrade elevation. Fill sections shall be compacted in lifts of not less than six (6) inches.
The newly finished subgrade shall be repaired from any action of the elements. Any settlement or washing that occurs prior to placing of aggregate base shall be repaired to the specified lines and grade and cross-section.
If in the opinion of the City Street Commissioner the subgrade does not appear to meet Subsection (A)(3)(b) above then the City may require the subdivider to have compaction tests taken on the subgrade at distances along the roadway every one hundred (100) feet or fraction thereof. The results of these tests must be certified by a Registered Professional Engineer and must be submitted to and approved by the City Street Commissioner prior to the installation of any aggregate base material.
It shall be the responsibility of the subdivider to remove and replace unsuitable material in order to meet the above compaction requirements. Admixtures to the soil such as cement or lime may be approved by the Street Commissioner or the City's Designated Representative.
Aggregate base. The granular base for streets shall consist of crushed limestone of the following specifications.
Two and one-half (2 1/2) inches oversized limestone.
The lower portion of the aggregate base shall consist of crushed limestone or dolomite meeting gradation requirements.
Upon request by the City Street Commissioner or City Engineer the above gradation requirements shall be certified by the developer.
The upper portion of the aggregate base shall consist of crushed limestone or dolomite meeting the following gradation requirements.
The fraction passing the No. 40 sieve shall have a plasticity index not to exceed six (6).
Aggregate base materials shall be compacted to a density of ninety-five percent (95%) of the maximum density for the material used as determined by ASTM designation D-698.
The aggregate base shall be installed and compacted within tolerance of three hundredths (0.3) of a foot. The developer shall be responsible to grade and compact the rock to the above specification prior to paving the street.
The contractor shall be responsible for raising or lowering manholes and valve boxes to finish grade. Manhole rings and valve can extensions shall be furnished by the contractor.
The surface material of all asphalt streets shall be Type C hot mix asphaltic concrete conforming to the most current edition of the Missouri State Highway and Transportation Department Specifications. The developer is responsible for the cost of construction and placement of all road surfacing material. All placement and finish must be approved by the City.
The requirements of Subsection (A)(1), (2) and (3) shall also apply to concrete streets.
The developer shall install contraction joints that are one-eighth (1/8) inch wide by three-fourths (3/4) inches deep at maximum fifteen (15) foot spacing in all directions on plain pavements and twenty (20) foot spacing for plain doweled pavements. All joints shall be sealed with a sealer acceptable to the City.
All concrete shall be four thousand (4,000) psi, six (6) bag mix with entrained air between four percent (4%) to six percent (6%). Slump shall be two (2) to four (4) inches.
The materials for concrete streets shall be installed in accordance with the above specification. The developer is responsible for all cost of construction.
Parkway. The finished grade of the parkway (being the area between curb and gutter and the right-of-way line of property line) shall, where possible, slope from the back or top of curb to a point three (3) inches to twelve (12) inches above the curb at a point perpendicular to curb and gutter or street center line.
Curb and guttering and drive entrances of streets.
All streets shall be bound by concrete curb and gutter or concrete drive entrances.
All concrete shall be air entrained with four percent (4%) to six percent (6%) air, six (6) bag mix developing four thousand (4,000) psi in twenty-eight (28) days. Slump shall be two (2) inches to four (4) inches. Aggregate gradation shall conform to current ASTM guidelines with one and one-half (1 1/2) inch maximum size aggregate.
The flag of such cement concrete gutter shall be eighteen (18) inches wide and one and one-half (1 1/2) inches above flow line and of a thickness of six (6) inches and the top of the curb shall be six (6) inches above the flow line. The curb and gutter and driveway entrance shall be on a minimum of two (2) inches of compacted Type 1 base rock which is set on compacted subgrade [ninety-five percent (95%) proctor minimum].
Curb and gutter shall have contraction joints at ten (10) foot centers and one-half (1/2) inch expansion joints [with two (2) smooth greased one-half (1/2) inch rods twenty-four (24) inches long and premolded expansion joint material] placed at thirty (30) foot centers.
In all locations where a drive is installed to a curbed roadway a six (6) inch thick concrete drive entrance will be installed with a minimum width of twelve (12) feet. The concrete drive entrance shall be seven (7) feet wide with five (5) feet six (6) inches extending from the flowline of the gutter, to the back of the drive entrance (as measured perpendicular to the curbline). The back of the entrance shall be even with the top of the curbline and shall have five (5) foot radii to transition into the curbline. When installing a drive entrance in an existing curbed road the entire curb and gutter section shall be removed prior to constructing the drive entrance.
Backfill material, where necessary, shall be placed as soon as possible after seventy-two (72) hours has elapsed from time of placement of the curb and gutter or drive entrance.
No concrete shall be placed when the ambient temperature is forecasted to go below thirty-two degrees Fahrenheit (32° F.) within seventy-two (72) hours of the concrete being poured. Concrete placed during rain may be rejected by the City Building Inspector if the finish is damaged as a result thereof and rejected work must be corrected by the subdivider at his/her cost.
The developer shall submit a water extension plan that will meet the approval of the Missouri Department of Natural Resources City Engineer and Water Department Manager. Such plan shall be designed by a Registered Professional Engineer.
The developer shall purchase all necessary pipe, fittings, valves and hydrants and the developer shall install said water system. All lines shall be inspected by the City Water Department prior to backfilling.
Meter connect charges shall be calculated to include all actual costs to the City as set forth in Section 700.040 of this Code. Service line and other appurtenance charges shall be calculated to include all actual costs to the City as set forth in Sections 720.100 and 720.105 of this Code.
The developer shall provide the City the complete plans of the water extension project including DNR permits and design fees.
In no case shall any platted lot be located further than three hundred (300) feet from a fire hydrant. A fire hydrant shall not be installed on a water line smaller than six (6) inches in diameter. No water line installed shall be smaller than four (4) inches in diameter.
In some cases due to future growth that is being contemplated by the City, the developer may be required to install larger than the size water lines needed to service the development in order to serve the future need of other areas. In this case the developer would bear the cost for the size line, fittings and valves necessary to service the development, and the City would bear the additional cost of the larger size water line and appurtenances. All water lines shall be installed in accordance with the latest edition of the International Plumbing Code.
The rate of stormwater runoff from a subdivision shall not be greater than that prior to development. The method of computation of volume of runoff shall be approved by the City.
Enclose storm sewers shall be required in all subdivisions. Drainage ditches shall not be allowed unless enclosing drainageways would require extremely large hydraulic conduits [e.g., drainageway which carries a peak flow of more than one hundred (100) cubic feet per second during a ten-year storm of duration producing maximum stormwater runoff]. If open drainageways are allowed, the developer shall construct such drainageways with flat bottoms [minimum three (3) feet wide] and slopes which are three (3) to one (1) or flatter to facilitate mowing. If velocities in channels exceed six (6) feet per second during ten (10) year storms of fifteen (15) minute duration then erosion control shall be allowed for in channel construction, as approved by the City Engineer.
Surface drainage patterns for the entire subdivision shall be on the subdivision engineering plans.
Lots shall be laid out so as to provide positive drainage away from all buildings. Individual lot drainage shall be shown and coordinated with the drainage pattern for the area and designed so that runoff from one (1) lot onto another is eliminated except where drainage easements are provided for such runoff.
Provision shall be made to handle any spring or surface water that exists prior to or will result from the development of the subdivision.
In residential subdivisions the City shall assume maintenance responsibility for a retention pond after seventy-five percent (75%) of the lots which drain into the pond have been sold or one (1) year after the pond has been constructed and accepted by the City. Until such time the maintenance shall be the owner's/developer's responsibility. In commercial developments the owner/developer shall be responsible for perpetual maintenance of the detention pond.
All drainage and storm sewer systems shall be designed and constructed in accordance with standards and specifications of the City. All facilities shall be designated to carry a ten-year storm of a duration which produces maximum stormwater runoff without inundation or surcharging. The subdivider's private engineer shall design all hydraulic structures to allow for a one-hundred-year storm to pass through the subdivision without destroying or damaging property or inundating dwellings. The private engineer shall provide design information which substantiate both flow conditions.
Where possible, drainage facilities shall be located in dedicated right-of-way; otherwise, such facilities shall be located in perpetual unobstructed easements of appropriate width.
The use of grates for storm drains is discouraged. The use of area inlets in streets and open areas is encouraged.
Where a proposed drainage system will carry water across property outside of the subdivision, appropriate drainage rights must be obtained by the developer and indicated on the plat.
The storm sewer system shall be separate from any sanitary sewer system.
Catch basins, headwalls and related underground piping shall be installed by the developer and accepted by the City Engineer before final paving.
Reinforced concrete pipe, corrugated aluminized steel pipe and double wall polyethylene pipe [up to twenty-four (24) inches] will be acceptable for storm drainage systems. Corrugated steel pipe shall be fourteen (14) gauge up to forty-two (42) inches and twelve (12) gauge above forty-two (42) inches. Corrugated aluminized metal and polyethylene pipe shall be bedded with one-half (1/2) clean rock. Conventional riveted corrugated steel pipe will only be allowed if installed with an appropriate protective coating approved by the City.
Accessibility to public storm sewer system.
Where a public storm sewer system is within five hundred (500) feet of the subdivision, the storm sewer system for the subdivision shall tie on to such public system. Necessary easements for such will be the responsibility of the developer.
If plans have been prepared for a public storm sewer system to be constructed within five hundred (500) feet of the subdivision, the storm sewer system for the subdivision shall be installed to the subdivision boundary and include the improvements necessary to tie into the public system when it is available.
Detention ponds shall be required for each subdivision unless deemed unnecessary by the City and approved by the Board of Aldermen.
Detention ponds shall be designed to limit runoff to a controlled flow no greater than that prior to development. The ponds shall be designed to retain a six (6) hour, twenty-five-year storm without over topping. An emergency spillway shall be provided for accommodating the flow from a six (6) hour one-hundred-year storm.
The requirement for on-site detention ponds may be waived by the City where arrangements have been made for runoff from the subdivision to be handled by a previously approved and built regional pond designed to serve an area which encompasses the subdivision being reviewed.
A detention pond shall have side slopes of 3:1 and the depth of the water cannot exceed four (4) feet.
Detention ponds will be designed for minimal maintenance. All areas which are subject to velocities above five (5) feet per second shall be protected from erosion.
Accommodation of upstream drainage areas.
Drainage facilities must have sufficient capacity to handle runoff from upstream drainage areas outside of the subdivision.
The developers private engineer shall determine capacity for such facilities based on the maximum potential watershed development permitted by local or State law.
Effect on downstream drainage areas.
Where it is determined that the runoff from a subdivision will overload existing downstream drainage facilities due to emergency overland flow beyond the storage capacity of the detention pond, the developer shall be responsible for the improvement of such downstream facilities to increase their capacity to required levels.
The required improvements to downstream facilities shall be made prior to the issuance of building permits within the proposed subdivision.
Flood prone areas. Development of the one-hundred-year floodplain must comply with the provisions of Chapter 415 of the Municipal Code.
All sanitary sewer facilities discussed in this Section shall be approved by and installed in accordance with the rules, regulations and standards of the Missouri Department of Natural Resources (DNR), City Engineer and City Sewer Department. The total cost of the design, installation and permitting of the sewer system will be borne by the developer/owner.
Where a City sanitary sewer is within twenty-five hundred (2,500) feet of the boundary of a subdivision, the subdivider shall be responsible for connecting to the sewer and providing a connection for each lot along with a cleanout at the property line. All easements for said sewer line shall be obtained by the owner.
A central sewerage system may be installed with the maintenance thereof turned over to the City. Lines, laterals and mains shall be installed in conformance with DNR and City guidelines. The developer's treatment plant shall meet DNR standards and be acceptable to the City.
Individual disposal system may be installed provided that the system shall be installed in conformance with DNR and City guidelines.
The City shall not be required to furnish sewer service outside of the City limits.
Sanitary sewer system shall be designed and constructed in conformance with the standards and specifications of the Department of Natural Resources, City Engineer and City Sewer Department.
Sanitary sewers shall be located within street rights-of-way except where permitted by the City Sewer Department or City Engineer because of topography.
Sanitary sewer systems shall be designed to handle the maximum potential population of the service area based on densities permitted by Chapter 405, Zoning Regulations, allowing for infiltration and inflow.
No public sewer main shall be less than eight (8) inches in diameter. PVC pipe under six (6) inches (private laterals) shall be Schedule 40 PVC pipe eight (8) inches and larger shall be SDR 35 or ASTM F789 with minimum pipe stiffness forty six (46) psi at five percent (5%) deflection.
All sewers shall be laid with straight alignment between manholes. All manholes shall have rubber gaskets at all pipe openings. All manhole frame and covers and shall have a twenty-four (24) inch clear opening and have a minimum weight of three hundred eighty (380) pounds, complete with self-sealing gaskets.
Manholes shall be installed as required by the Water/Sewer Department.
Sewer lines shall be installed, air-tested and mandrel-pulled [maximum five percent (5%) deflection] if using PVC pipe. Air testing shall be conducted according to ASTM C-828. Results are to be provided to the City.
Manholes shall be water tested or vacuum tested. All testing shall be done in the presence of the City Sewer Department Head or City Engineer and shall be completed prior to final paving of the street. Maximum leakage for manholes shall be two hundred (200) gallons/inch diameter/mile length/twenty-four (24) hours.
If any of the sewer system does not meet the testing requirement the developer shall repair or correct the system and retest the same until it meets testing requirements.
All sewer lines installed in roadways shall be backfilled with full depth granular material as specified.
There shall be no connection between a sewer system and a public water supply.
No system shall be permitted which allows the passage of sewerage or polluted water into a potable water supply. Sewers shall be separated from water supply wells or other water supply sources and structures. There shall be a minimum distance between sewer and water lines as established by the Department of Natural Resources.
It shall be the subdivider's responsibility to protect utilities. Any damage to utilities as a result of subdivider's work within the public right-of-way shall be repaired by the subdivider, or by the City at the subdivider's expense.
The subdivider shall make the necessary arrangements with the City Electric Department for electric service. The electric service lines shall be installed in accordance with lot layout plans which have been submitted by the subdivider to the City Electric Department which shall determine the design of the distribution system throughout the subdivision. It is the intention of this Section to minimize the overhead line conductors within practical economic reason. Any construction not within this scope shall be considered unacceptable. The primary feeder lines shall make up the main overhead power grid and shall be located whenever possible and preferably along subdivision boundaries and rights-of-way where these constitute subdivision boundaries. The primary feeder lines shall be constructed to have the best possible aesthetic characteristics consistent with insuring power system reliability. All primary distribution lines and secondary lines shall be underground within the subdivision except those located adjacent to a primary feeder line. Such secondary lines may be located on the same pole structure as the primary feeder line. In no case will additional poles be added to facilitate the secondary lines. The electric service line shall be installed underground by the property owner from the point of service to the structure to be served. The City Electric Department shall determine the point of service.
The installation of all cable television distributive and service lines shall be underground.
All easements in, on or across the area of any subdivision, which shall be requested in behalf of the City shall be granted to the City by the subdivider and such easement shall be designated on the final plat of the subdivision. The subdivider shall be responsible for clearing the full width of all utility easements prior to the installation of electric lines by the City Electric Department.
Conduit is required for all underground utility lines and shall be bedded and backfilled with suitable material in such a manner so as to prevent displacement of or damage to the lines. In those locations where a roadbed is being backfilled, the full depth of the trench shall be compacted in uniform layers.
Telephone and natural gas standards shall be provided by the appropriate gas and telephone franchises.
Sidewalks shall be encouraged in all subdivisions.
In "R-1" and "R-2" Districts sidewalks shall be required on both sides of all arterial and on one (1) side of all collector streets.
In "R-2" Districts sidewalks will be required on one (1) side of all minor streets.
In all commercial developments sidewalks will be required on both sides of all streets.
In all industrial developments sidewalks shall not be required.
Sidewalks shall be located in the dedicated right-of-way within one (1) foot from the right-of-way line.
There shall be a grassed strip at least four (4) feet wide between the sidewalk and the street pavement.
Sidewalks shall be four (4) feet wide, and four (4) inches thick except at driveways where they shall be six (6) inches thick. Sidewalks shall be constructed of four thousand (4,000) psi concrete with construction joints at five (5) foot centers and expansion joints at twenty-five (25) foot centers.
Sidewalks shall drain toward the curb and have a grade approximately parallel to the street.
Each sidewalk shall have a ramp for handicapped access designed in conformance with State law at all intersections.
The final plat on mylar and five (5) prints thereof, together with copies of any deed restrictions where such restrictions are too lengthy to be shown on the plat, shall be submitted to the City Clerk and shall be approved by the Board of Aldermen. The final plat is to be drawn at a scale of not more than one hundred (100) feet to the inch from an accurate survey and one (1) or more sheets whose maximum dimensions are twenty-four (24) inches by thirty-six (36) inches. If more than two (2) sheets are required, an index sheet of the same dimension shall be filed showing the entire subdivision.
The lines of all proposed street rights-of-way and alleys with their widths and names.
The accurate outline of any portions of the property intended to be discarded or granted for public use.
The line of departure of one (1) street from another.
The lines of all adjoining property and the lines of all adjoining streets and alleys with their widths and names.
All lot lines together with an identification system for all lots.
All dimensions both linear and angular, necessary for locating the boundaries of the subdivision, lots, streets, alleys, easements and any other areas for public or private use. Linear dimensions are to be given to the nearest 1/100 of a foot.
The name of the subdivision, a small sketch showing its general location, and the scale of the plat, points of the compass, and name of owner or owners or subdivider.
Private restrictions and trusteeships and their periods of existence. Should these restrictions or trusteeships be of such length as to make their lettering on the plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.
Acknowledgment of the owner or owners to the plat, and restrictions, including dedication to public use of all streets, parks or other open spaces shown thereon and the granting of easements required.
Certificates of approval for endorsement by the City of Fredericktown.
Certificates by both the City Collector and County Collector that all taxes on said property have been paid.
Certificates of approval by the City Engineer that subdivision is approved subject to public improvement plans on file with the City of Fredericktown. Also that subdivision meets current subdivision code.
Detailed Plans And Specifications Required. Prior to the time the final plat is submitted for approval the owner/developer shall submit the following document to the City Engineer which shall be signed and sealed by a Registered Professional Engineer in the State of Missouri.
Profiles and grades of street including typical cross-sections, additional cross-sections at street intersections, information on vertical and horizontal curves, and other pertinent data on the design of the street system.
Profiles and grades of storm sewer system including design documents justifying pipe sizes, swale sizes, inlet locations, capabilities of subdivision to pass required storms, and detention basin design data.
Design data and layout on sanitary sewer and water systems including line sizing, flow capacities, grades, etc.
A coordinate or station and offset system which provides a horizontal location and vertical elevation of all improvements within the subdivision so they may be easily located by the developer's surveyor or engineer and verified by the City.
Contour lines at a minimum two (2) foot intervals.
Whenever the tract to be subdivided is of such unusual shape or size, is surrounded by such development or unusual conditions that the strict application of the requirements contained in these regulations would result in real difficulties or substantial hardship or injustice, the Board of Aldermen may vary or modify such requirements so that the subdivider may develop his/her property in a reasonable manner, but so that, at the same time, the public welfare and interests of the City are protected and the general intent of these regulations preserved.
Any regulations or provisions of this Chapter may be changed and amended from time to time by the Board of Aldermen; provided, that such changes or amendments shall not become effective until after a study and report by the Planning and Zoning Commission and until after a public hearing has been held, public notice of which shall have been given in a newspaper of general circulation at least fifteen (15) days prior to such hearing.
No owner, or agent of the owner, of any land located within the platting jurisdiction of City, knowingly or with intent to defraud, may transfer, sell, agree to sell, or negotiate to sell that land by reference to or by other use of a plat of any purported subdivision of the land before the plat has been approved by the Board of Aldermen or Planning and Zoning Commission and recorded in the office of the Madison County Recorder unless the owner or agent shall disclose in writing that such plat has not been approved by such Board of Aldermen or Planning and Zoning Commission and the sale is contingent upon the approval of such plat by such Board of Aldermen or Planning and Zoning Commission. Any person violating the provisions of this Section shall forfeit and pay to the municipality a penalty not to exceed three hundred dollars ($300.00) for each lot transferred or sold or agreed or negotiated to be sold; and the description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from this penalty. The City may enjoin or vacate the transfer or sale or agreement by legal action, and may recover the penalty in such action.
Any person violating any other provision of this Chapter 410 is guilty of an ordinance violation and upon conviction thereof shall be fined not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00), or by confinement for not more than ninety (90) days, or by both such fine and confinement.

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