[Ord. No. 6924 §§1—3(9-170), 2-22-1999]
Every subdivider shall be required to install, at his/her own
expense or to have installed by the appropriate public utility, the
improvements set out in this Article.
[Ord. No. 6924 §§1—3(9-171), 2-22-1999]
All streets shall be cleared and graded. Finished grades shall
be at levels approved by the Planning and Zoning Commission.
[Ord. No. 6924 §§1—3(9-172), 2-22-1999]
A.
Street
paving widths shall be in conformance with standards set forth in
the Comprehensive Plan.
B.
Streets shall be paved to widths specified in Section 410.400. The subdivider shall install pavement up to forty-two (42) feet in width.
C.
Street
pavements shall be installed according to standards adopted by the
City Council.
[Ord. No. 6924 §§1—3(9-173), 2-22-1999]
Curbs and gutters shall be installed on all streets. Installations
shall be in accordance with standards adopted by the City Council.
[Ord. No. 6924 §§1—3(9-174), 2-22-1999; Ord. No. 6955 §1, 12-6-1999]
A.
Sidewalks
shall have a width of four (4) feet and shall be installed on one
(1) side of all streets in all subdivisions.
B.
Sidewalks
shall be constructed on both sides of collector streets.
C.
The Planning
and Zoning Commission may require additional sidewalks and wider sidewalks
near commercial areas, schools and other places of public assembly.
D.
Sidewalks
in residential areas shall not abut street curbs and gutters and shall
conform to standards adopted by the City Council.
[Ord. No. 6924 §§1—3(9-175), 2-22-1999]
A.
Where
a public water supply is within a reasonable distance, the subdivider
shall install or have installed a system of water mains and connect
to such supply. A connection to each lot shall be installed prior
to the paving of the street, if possible.
B.
Where
a public water supply is not available, each lot in a subdivision
shall be furnished with a water supply system approved by the State
Division of Health.
[Ord. No. 6924 §§1—3(9-176), 2-22-1999]
A.
Where
a public sanitary sewer is within one hundred (100) feet of any point
of a subdivision, the subdivider shall connect with such sewer and
provide a connection to each lot.
B.
Such
sanitary sewerage system shall be installed prior to the installation
of the street pavement.
C.
Where
a public sanitary sewer is not accessible, an alternate method of
sewage disposal system may be used as approved by the State Department
of Natural Resources.
[Ord. No. 6924 §§1—3(9-177), 2-22-1999]
Subsection (B) of Section 410.600 and Subsection (C) of Section 410.610 shall be interpreted to mean that the subdivider shall cause the improvements referred to therein to be installed or whenever a septic tank and absorption system or private water supply is to be installed, that the subdivider shall require, as a condition of the sale of each lot or parcel in the subdivision, that those facilities shall be installed by the developers of the lots in accordance with the provisions of this Article.
[Ord. No. 6924 §§1—3(9-178), 2-22-1999]
A.
Every
subdivision shall be served by storm drainage facilities.
B.
All drainage
facilities shall be so designed to serve the entire drainage area.
C.
All surface
water drainage shall be transported to drainage facilities approved
by the Planning and Zoning Commission.
D.
Whenever
drainage ditches are used, such ditches shall retain original design
characteristics and be so designed that they do not present a hazard
to life and safety.
[Ord. No. 6924 §§1—3(9-179), 2-22-1999]
Other utilities to be installed in a subdivision shall be located
in the grass plot outside of the curb lines. If stubs to the property
lines are not installed, then connections between the lots and the
utility lines shall be made without breaking into the wearing surface
of the streets, if possible.
[Ord. No. 6924 §§1—3(9-180), 2-22-1999]
A.
Monuments
shall be of concrete at least four (4) inches in diameter or square,
three (3) feet long, with a flat top. Tops of monuments shall have
an indented cross or metal pin to identify properly the location of
the point and shall be set flush with the finished grade. Monuments
shall be set on all outside lines of the subdivision at angle points
and points of curve.
B.
All lot
corners shall be marked with metal pins not less than one-half (½)
inch in diameter and twenty-four (24) inches long and driven so as
to be flush with the finished grade.
[1]
Editor's Note—Prior to adoption of this code, the city removed section 410.660 "fire hydrants" in its entirety with no provisions for replacement. Former section 410.660 derived from ord. no. 6924 §§1—3(9-181), 2-22-99. At the editor's discretion, this section has been reserved for the city's future use.
[Ord. No. 6924 §§1—3(9-182), 2-22-1999]
Street name signs shall be placed on diagonally opposite corners
of each street intersection in conformance with standards adopted
by the City.
[Ord. No. 6924 §§1—3(9-183), 2-22-1999]
A.
The provisions
of this Chapter shall not apply to the following:
1.
Cemeteries
and burial plots while used for that purpose;
2.
Divisions
of land into lots or tracts, each of which is one-sixty-fourth (1/64)
of a section of land or larger or ten (10) acres or larger if the
land is not capable of description as a fraction of a section of land.
For purposes of computing the size of any lot under this item which
borders on a street or road, excluding limited-access streets or roads,
the lot size shall be expanded to include that area which would be
bounded by the centerline of the road or street and the side lot lines
of the lot running perpendicular to such centerline;
3.
Divisions
of land which are the result of the actions of governmental agencies,
such as condemnation for road construction purposes;
4.
Divisions
of land made by testamentary provisions or the laws of descent.
[Ord. No. 6924 §§1—3(9-184), 2-22-1999]
A.
The following
are exempted from the full provisions of this Chapter but must be
approved by the Mayor or his/her designee.
1.
Boundary
adjustment plats and deeds, where land taken from one (1) parcel is
added to an adjacent parcel, provided that the proposed adjustment
does not:
B.
Lot split
plats and deeds, where the division of property results in no more
than three (3) tracts or lots or interests, provided that the following
conditions are met:
1.
All
lots or tracts are adjacent to a dedicated and accepted public street.
2.
The improvements required by Article V of this Chapter of these regulations are already in existence and available to serve each lot.
3.
Each
lot will meet requirements of the City zoning regulations without
the necessity for any variance and no variance has been granted within
the three (3) previous years.
4.
No part
of the lot split has been approved as part of a previous lot split
within three (3) years prior to the date of submission of the original
lot split application.
C.
This
Subsection is intended to implement procedures whereby property owners
may split and adjust parcels of land without full compliance of the
platting requirements and with administrative approval. Anyone requesting
lot split approval shall submit the following to the City;
1.
A completed
application form.
2.
A chain
of title or a history of the ownership of the parcel proposed to be
split, dating back to January 1, 1974, furnished by a recognized title
company. Such information shall be presented so that it may be determined
if the proposed land split does or does not constitute a subdivision.
3.
A lot split survey. The information required for the lot
split shall be shown graphically or by note on plans at a standard
engineering scale large enough to show all details clearly. The size
of the map shall be between eleven (11) inches by seventeen (17) inches
and twenty-four (24) inches by thirty-six (36) inches and shall contain
the following information:
a.
Name,
address and telephone number of the property owner(s).
b.
Name,
address and telephone number of the engineer or land surveyor preparing
the map, including professional seal and signature.
c.
Graphic
and written scale, north indicator (up or to the right) and date of
preparation.
d.
Legal
description of the property.
e.
The
existing zoning classification of the subject site and adjacent properties.
f.
The
property boundaries of the existing site.
g.
The
parcel boundaries of the proposed parcels to be created and the net
area (the area exclusive of roadways dedicated to the public in square
feet of each parcel).
h.
The
location of existing streets and rights-of-way with all dimensions.
i.
The
locations of existing structures, fences, walls, etc.
j.
Certificates
required for the recording of the survey plat with the Jasper County
Recorder's office.
k.
Any
additional pertinent information as required by the staff, such as
copies of current covenants, conditions and restrictions, in the case
of land splits in recorded subdivisions.
D.
The City
shall review the application and the proposed land split map for completeness
and accuracy. When deficiencies are determined, these shall be noted
and relayed to the applicant. No decision shall be rendered until
the application is determined to be complete. Department staff in
evaluating and making decisions on land split proposals shall consider
the following criteria:
1.
Consistency
of the proposed lot split with the general plan.
2.
Conformity
of the proposed lot split to the zoning ordinance.
3.
Conformity of the proposed land split to Article V (Design Improvements) and other applicable Sections of the subdivision regulations.
4.
Conformity
of the proposed land split with the City's existing street patterns
and details.
5.
Lot
size and design results from the proposed land split in relation to
the site topography.
6.
Determination
from the title information that a major subdivision is not being created.
7.
Other
pertinent criteria.
[Ord. No. 6924 §§1—3(9-185), 2-22-1999]
A.
Standard Street Lighting. All intersections shall be illuminated
by electric lighting, and the spacing of lights shall be one (1) light
no more than every three hundred (300) feet and no less than every
eight hundred (800) feet. The standard light luminescence shall be
seven thousand (7,000) lumens. The developer's street light layout
shall be included in all subdivision plats submitted to the Planning
and Zoning Commission.
B.
Decorative Street Lighting. Street lighting other than standard light fixtures and poles may be installed in a subdivision by a developer or neighborhood association pursuant to the following regulations. All street lighting equipment, design and layout must be approved by the Planning and Zoning Commission. The street light layout must comply, at a minimum, with the requirements of Subsection (A). If street lights exceed the eight thousand (8,000) lumens standard, a one-time excess energy charge of one hundred fifty dollars ($150.00) per light must be paid by the developer or neighborhood association in advance of turning on electrical service. All costs of the non-standard light fixtures and poles, including installation, shall be paid by the developer or neighborhood association. One (1) complete non-standard light fixture and pole for every ten (10) installed must be furnished to the City by the developer or neighborhood association.
[Ord. No. 09-7331 §1, 2-2-2009]
A.
General Provisions. The City of Webb City finds and declares
that wind energy is an abundant, renewable and non-polluting energy
resource of the town and that its conversion to electricity will reduce
our dependence on non-renewable energy sources and decrease the air
and water pollution that results from the use of conventional energy
sources.
1.
The
City of Webb City further finds and declares that:
a.
Wind
turbines that convert wind energy to electricity are currently available
on a commercial basis from many manufacturers.
b.
The
generation of electricity from properly sited wind turbines can be
cost effective and, in many cases, existing power distribution systems
can be used to transmit electricity from wind-generating stations
to utilities or other users.
c.
Regulation
of the location and installation of wind turbines is necessary for
the purpose of protecting the health and safety of neighboring property
owners and the general public.
2.
Windmills
used for the production of electric current or wind energy conservation
systems (WECS) are permitted subject to the following general conditions:
a.
The
primary purpose of the WECS device must be to provide power for the
principal use of the property on which it is located and shall not
be for the generation of power for commercial purposes. This provision
shall not be interpreted to prohibit the sale of excess power generated
from time to time.
b.
The
WECS and its location on the property involved shall be designed in
such a manner as to eliminate any nuisances to surrounding properties
and to limit any noise from said WECS from being heard beyond the
boundaries of the property where said WECS is located.
c.
No
variance shall be granted in connection with a proposed WECS to permit
a height greater than three hundred (300) feet, nor may any device
be located so close to a property line as to result in any portion
of the device at any time, whether erect or in the event that the
device should fall or be toppled, to overhang, cross or otherwise
extend beyond the property line.
d.
No
WECS shall be located in any required front yard area.
e.
No
WECS device shall be permitted which causes interference with the
reception of television, radio or other communications signals for
adjoining properties.
f.
An
automatic braking, governing or feathering system shall be required
to prevent uncontrolled rotation.
g.
All
power transmission lines from WECS to any building or other structure
shall be located underground.
h.
No
television, radio or other communication antenna may be affixed or
otherwise made a part of a WECS.
B.
Specific Requirements.
1.
Permits. Every application for a special permit shall be
made in writing to the Permits Clerk in accordance with the requirements
by the City, shall be accompanied by a filing fee as set forth by
the City and shall include the following information:
a.
Name
and address of the applicant.
b.
Evidence
that the applicant is the owner of the premises involved or that the
applicant has written permission of the owner to make such an application.
c.
A
plot plan and development plan drawn in sufficient detail to clearly
describe:
(1)
Property lines and physical dimensions of the site.
(2)
Location, approximate dimensions and types of major existing structures
and uses on site.
(3)
Location and elevation of the proposed WECS.
(4)
Location of all above ground utility lines on site or within one
(1) radius of the total height of the WECS.
(5)
Location and size of structures and trees above thirty-five (35)
feet within a five hundred (500) foot radius of the proposed WECS.
For purposes of this requirement, electrical transmission and distribution
lines, antennas and slender or open lattice towers are not considered
structures.
(6)
Show the zoning designation of immediate and adjacent sites.
(7)
Include make, model, picture and manufacturer's specifications, including
noise decibels.
2.
Installation and operation. Installation of all wind energy
conversion systems shall comply with the following requirements:
a.
Height. The City will permit WECS whose swept area is one
thousand (1,000) square feet or less. (For conventional propeller
WECS, this would be approximately thirty-five (35) feet or less in
diameter.)
c.
Compliance with International Building Code.
(1)
Building permit applications shall be accompanied by standard drawings
of the structural components of the wind energy conversion system,
including support structures, tower, base and footings. Drawings and
any necessary calculations shall be certified, in writing, by a registered
professional engineer that the system complies with the International
Building Code. This certification would normally be supplied by the
manufacturer.
(2)
Where the structural components or installation vary from the standard
design or specification, the proposed modifications shall be certified
by a registered professional engineer for compliance with the seismic
and structural design provisions of the International Fire and Building
Codes.
d.
Compliance with National Electrical Code.
(1)
Building permit applications shall be accompanied by a line drawing
identifying the electrical components of the wind system to be installed
in sufficient detail to allow for a determination that the manner
of installation conforms to the National Electrical Code. The application
shall include a statement from a registered professional engineer
indicating that the electrical system conforms with good engineering
practices and complies with the National Electrical Code. This certification
would normally be supplied by the manufacturer. All equipment and
materials shall be used or installed in accordance with such drawings
and diagrams.
(2)
Where the electrical components of an installation vary from the
standard design or specifications, the proposed modifications shall
be reviewed and certified by a registered professional engineer for
compliance with the requirements of the National Electrical Code and
good engineering practices.
e.
Rotor safety. Each wind energy conversion system must be
equipped with both manual and automatic controls to limit the rotational
speed of the blade below the design limits of the rotor. The application
must include a statement by a registered professional engineer certifying
that the rotor and over-speed controls have been designed and fabricated
for the proposed use in accordance with good engineering practices.
The engineer should also certify the structural compatibility of possible
towers with available rotors. This certification would normally be
supplied by the manufacturer and include the distance and trajectory
of the thrown blade from an exploding turbine or propeller according
to the Loss of Blade Theory.
f.
Guy wires. Anchor points for guy wires for the WECS tower
shall be located within property lines and not on or across any above
ground electric transmission or distribution line. The point of ground
attachment for the guy wires shall be enclosed by a fence six (6)
feet high or the WECS shall be set back from the property line or
site parameters the total height of the WECS.
h.
Noise. The WECS shall meet the requirements of any existing
noise ordinance of the City
i.
Electromagnetic interference. The wind energy conversion
system shall be operated in a manner such that no disruptive electromagnetic
interference is caused. If it has been demonstrated to a City Inspector
that a wind energy conversion system is causing harmful interference,
the operator shall promptly mitigate the harmful interference.
j.
Signs. At least one (1) sign shall be posted at the base
of the tower warning of electrical shock or high voltage.
k.
Height. The minimum height of the lowest part of the WECS
shall be thirty (30) feet above the highest existing major structure
or tree within a two hundred fifty (250) foot radius. For purposes
of this requirement, electrical transmission and distribution lines,
antennas and slender or open-lattice towers are not considered structures.
l.
Setbacks.
(1)
The WECS shall be set back from any property line, above ground utility
line or other WECS a distance greater than either its overall height
including blades.
(2)
Contiguous property owners may construct a WECS for use in common,
provided that the required setback is maintained relative to the property
lines of non-participant owners.
m.
Utility notification (for those WECS which will be interconnected
to a utility grid). No wind turbine shall be installed until
evidence has been given that the utility company has been notified
in writing and will permit the interconnection.
n.
Abatement. If a wind energy conversion system or systems
are not maintained in operational condition for a period of one (1)
year and/or pose a potential nuisance or safety hazard, the owner
or operator shall take expeditious action to remedy the situation.
The City reserves the authority to abate any hazardous situation and
to pass the cost of such abatement on to the owner or operator of
the system. If the City determines that the WECS has been abandoned
and/or poses a nuisance or safety hazard, the system shall be removed
within forty-five (45) days of written notice to the owner or operator
of the system.
o.
Lighting of tower. Lighting of the tower for aircraft and
helicopter will conform with FAA standards for wattage and color.
p.
Environmental impact. The project must be viewed for visual
pollution and for a possible environmental impact statement.
C.
Penalties For Offenses. Any person who violates any provision
of this Section shall be guilty of a violation and subject to a fine
of not less than five hundred dollars ($500.00), imprisonment not
to exceed fifteen (15) days or both such fine and imprisonment.
