[R.O. 2012 §410.010]
This Chapter shall be known and cited as the "Subdivision Code
of the City of Union, Missouri" and is intended to be used in conjunction
with all other ordinances and Codes of the City of Union to specifically
include Zoning Code and Building Code. In addition to meeting all
specific requirements pertaining to sketch plats, preliminary plats,
applications for proposed subdivisions shall be submitted on forms
provided for such purposes by the City of Union. Any application which
does not utilize such forms or which does not contain all required
information may not be considered.
[R.O. 2012 §410.020]
Except as hereinafter set forth, the definitions as set forth
in the Zoning Code of the City of Union shall also apply to this Chapter.
The following are additional definitions:
Lot corners. An iron pipe not less than three-fourths
(¾)inch outside diameter or a reinforcing bar not less than
one-half (½) inch in diameter and not less than thirty (30)
inches in length set not less than twenty-four (24) inches in the
ground.
Control points. An iron pipe or reinforcing
bar as described in paragraph (1) of this definition set in concrete
four (4) inches in diameter and twelve (12) inches in depth, or a
four (4) inch by four (4) inch concrete post set not less than twenty-four
(24) inches in the ground with the top of the post adequately marked
to define the control point. Permanent pavement markers acceptable
to the board may be utilized to define the centerlines of rights-of-way
at the control points in lieu of the above-described monuments.
An accurate drawing or map of the land proposed to be subdivided.
Sketch plat. A drawing of the proposed subdivision, not necessarily to scale, but indicating general topographic features and the general layout of the proposed subdivision, according to the requirements of Section 410.050.
Preliminary plat. The preliminary map indicating the proposed layout of the total subdivision, so designated on the plat and meeting the requirements of Section 410.060.
Final plat. The final map of all or a portion of the subdivision, so designated on the plat and meeting the requirements of Section 410.070, and prepared for official recording with the Recorder of Deeds of the County.
Arterial street. A roadway used primarily for
fast or heavy traffic, including all streets designated as major,
thoroughfares, freeways, etc.
Collector street. A street used to carry traffic
from residential streets to arterial streets and/or highways.
Residential street. A street used primarily
for access to abutting property.
The division of land into two (2) or more smaller lots, tracts,
or parcels for the purpose of building development or transfer of
ownership, and/or the dedication or establishment of a public street
or roadway. The term "subdivision" shall include resubdivision and,
when appropriate to the context, shall relate to the process of subdividing
or the land subdivided. Subdivisions shall be further classified as
follows:
Minor subdivision. Any subdivision not containing
more than three (3) lots and not involving any new street, roadway
or major infrastructure improvement. A subdivision which meets the
foregoing requirements shall only require approval by the Board of
Aldermen.
Major subdivision. Any subdivision not classified
as a minor subdivision. A major subdivision shall require approval
by the Planning and Zoning Commission and the Board of Aldermen.
[R.O. 2012 §410.030]
A.
No
owner, or agent of the owner, of any land located within the 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 or Planning and Zoning Commission and
recorded in the office of the Recorder of Deeds of the County unless
the owner or agent shall disclose in writing that such plat has not
been approved by such Board or Planning and Zoning Commission and
the sale is contingent upon the approval of such plat by such Board
or Planning and Zoning Commission. Any person violating the provisions
of this Section shall forfeit and pay to the City 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 and all other
legal expenses incurred in such action.
B.
The
designated City Official shall not issue a building permit for any
structure on a lot in a subdivision for which a plat has not been
approved and recorded in the manner prescribed herein.
[R.O. 2012 §410.040]
A.
A subdivision
may be developed in separate tracts or sections, which shall be successively
numbered and identified under the name of the subdivision as section
or tract one (1), two (2), three (3), etc. In such instance, the owner
shall cause to be prepared by a registered surveyor or a registered
engineer a general sketch plat of the entire subdivision, showing
the approximate location of all arterial streets and/or highways,
collector streets and the public utilities and any private sewage
disposal systems contemplated and reasonably required to serve the
entire subdivision.
B.
When a general plan of the subdivision is required, the owner shall cause fifteen (15) prints thereof to be filed with the City at the same time the preliminary plat of the first section or tract is filed. The designated City Official shall distribute the copies of the general plan in the manner and at the time provided in Subsection (C) of Section 410.060.
[R.O. 2012 §410.050]
A.
Contents. Data furnished in a sketch plat for a subdivision
shall be as follows:
1.
Tract boundaries sufficient to identify and locate proposed subdivision.
2.
North point.
3.
The name of the proposed subdivision, the owner and all adjoining
property owners as disclosed by the most recent tax records.
4.
All existing streets and roads, streams, and structures within the
proposed subdivision and within two hundred (200) feet therefrom.
5.
Significant topographical or physical features as may be necessary
or required by the Planning and Zoning Commission.
6.
Proposed general street and utility layout.
7.
Proposed general lot layout.
B.
Submission Procedure. Each developer shall submit to the designated City Official two (2) copies of a sketch plat as described in Subsection (A) of this Section for the proposed subdivision. Such sketch plat will be considered as submitted for informal discussion between the Planning and Zoning Commission and the developer. As far as may be practical on the basis of the sketch plat, the subdivider will informally be advised of the extent to which the proposed subdivision conforms to the requirements of this Chapter. When the sketch plat being submitted is classified as a minor subdivision, the owner may bypass the preliminary plat procedure and submit a final plat as outlined in Section 410.070.
[R.O. 2012 §410.060; Ord. No. 3200 §1, 2-12-2007]
A.
Generally. An owner who intends to subdivide land into lots
for the purposes of sale and/or development or to dedicate land for
streets, alleys, parks or other public use shall have prepared by
a registered surveyor or a registered engineer a preliminary plat
of the land within the subdivision, or the section or tract thereof
to be developed first, prior to developing the land. As additional
sections or tracts of the subdivision are desired to be developed,
a preliminary plat of each section or tract shall be filed, and all
of the provisions of this Chapter shall be observed. Provided further
that no preliminary plat shall be submitted to the Planning and Zoning
Commission for consideration unless all real estate taxes assessed
against the land which is the subject of the preliminary plat are
paid and current and that the owner and developer of the land which
is the subject of the preliminary plat, and any entity in which the
owner or developer owns any interest, are current with regard to payment
of all City of Union taxes, licenses and fees.
B.
Contents. The preliminary plat shall be drawn to an appropriate
and legible scale and shall show, or be accompanied by, the following
information:
1.
Tract boundaries including bearings and distances.
2.
The location of all existing property lines, north points, scale,
adjoining streets and alleys, watercourses, storm sewers, sanitary
sewers, water mains, gas mains and other pertinent utilities; culverts
or other existing pertinent features within the area to be subdivided
and in the adjoining streets or alleys.
3.
The names of all adjoining subdivisions, if any.
4.
The proposed lot layout, location and width of all streets and alleys
and the zoning districts in which the land to be subdivided is located
according to the current Zoning Map of the City.
5.
The title under which the subdivision is to be recorded, the name(s)
of the owner(s) of the same, including the names of the officers of
any corporate owner, and the name of the registered surveyor or registered
engineer platting the tract of land to be subdivided.
6.
A map of the applicable portion of the City, upon which shall be
sketched the correct location of the proposed subdivision and its
boundaries.
7.
The location and direction of drainage of all watercourses and natural
drainage channels.
8.
The proposed location of all utilities.
9.
All proposed public areas.
10.
Each street, identified by its proposed street name.
11.
Cost estimates of all public infrastructure improvements certified
by the same engineer who prepared the preliminary plat.
13.
Preliminary outline of deed restrictions to be used.
C.
Submission And Approval Procedure.
1.
The owner/developer shall submit fifteen (15) prints of the preliminary
plat to the City. Upon submission of the preliminary plat to the City,
the Planning and Zoning Commission through the City Clerk shall insure
that the public is notified of the proposed subdivision by running
a notice thereof in one (1) insertion in a newspaper of general circulation
within the City.
The applicant shall also deposit with the City Clerk at the
time the prints are submitted a deposit of five hundred dollars ($500.00)
to cover the cost of any publication, postage, staff time in reviewing
the materials and meeting with the applicant, recording fees and any
other expense associated directly with the application. Such deposit
shall be paid to the City Clerk who shall pay same over to the credit
of the General Revenue Fund of the City. Any balance remaining after
all expenses have been paid shall be reimbursed to the applicant.
In the event the deposit is not sufficient to cover the costs associated
with the application, the City Clerk shall cause a statement to be
sent to the applicant for the balance for immediate payment. The City
Clerk shall cause no action to be taken regarding the decision until
the balance due has been paid.
2.
At its next regularly scheduled meeting, the Planning and Zoning
Commission shall review the plat. In addition to the notification
provided to the public as set forth in paragraph (1), the owner/developer
shall be notified and advised of the date, time and place of the Zoning
Commission meeting. At such meeting, the owner/developer may appear
to present other information as necessary and to answer such questions
as the Planning and Zoning Commission may present.
3.
Within sixty (60) days, or such additional period of time as the
owner consents to in writing, from receipt of the plat by its Chairman,
the Planning and Zoning Commission shall act upon the plat and approve,
conditionally approve or disapprove the same.
4.
If the Planning and Zoning Commission conditionally approves the plat, it shall state in writing any revisions, modifications, additions or deletions required of the owner by State law and/or Subsections (B)(1 — 5) of this Section before a final plat may be approved. Such revisions, modifications, additions or deletions to the preliminary plat may relate:
a.
To the width and/or alignment of streets;
b.
To the type, capacity and location of sanitary sewer and/or storm
sewer facilities;
c.
To the location and capacity of all public utility facilities;
d.
To the location, width and purpose of easements appearing on the
preliminary plat or required by the City for public use;
e.
To lot sizes and/or lot layout; and
f.
To such other matters as, in the opinion of the Planning and Zoning
Commission, may be in the public interest.
5.
The Planning and Zoning Commission shall submit a written report
of its action on the plat to the owner and the Board of Aldermen,
along with a copy of the plat, indicating necessary revisions or modifications.
If the owner is aggrieved with the Planning and Zoning Commissions's
report, the owner may appeal therefrom to the Board by filing a notice
of appeal with the City Clerk and the Chairman of the Planning and
Zoning Commission within ten (10) days from the date of the written
report.
6.
At the next regular scheduled Board meeting, the Board shall conduct
a public hearing which shall be set on the issues in controversy.
The Clerk shall give the owner and the Chairman of the Planning and
Zoning Commission at least five (5) days' notice of the time and place
of the hearing.
7.
At the first (1st) Board meeting following the public hearing, the
Board shall declare its findings in writing and enter its order approving,
modifying or rejecting the report of the Planning and Zoning Commission.
8.
If the Planning and Zoning Commission fails to act on the preliminary
plat within sixty (60) days, or within such additional time as the
owner consents to in writing, the plat shall be considered approved,
and the City Clerk shall certify the approval of the Planning and
Zoning Commission on the plat.
9.
Approval of the preliminary plat shall authorize the owner to prepare the final plat and complete engineering designs, subject to the provisions of Section 410.070, but such approval shall not constitute an approval of the plat for purposes of recordation, or for the sale and/or development of any tract or parcel of land within the area represented by the preliminary plat.
[R.O. 2012 §410.070]
A.
Contents. A final plat of the subdivision, or section or
tract thereof, shall be drawn to a scale of not more than one hundred
(100) feet to the inch and shall contain, or be accompanied by, the
following information:
1.
The title under which the land is to be recorded; if the plat is
of a section or tract of a subdivision, the identification by section
or tract number.
2.
The names of the owners of the land platted and, if the owner is
a corporation, the names of the officers thereof.
3.
The name and registration number of the surveyor or engineer, registered
in the State, who prepared the plat.
4.
The classification of all land platted by zoning district classification,
according to the current Zoning Map of the City.
5.
The north point and scale.
6.
The exterior boundaries of the land platted, including bearings and
distances.
7.
The right-of-way widths of all streets and the proposed improved
widths of all roadways, including the types of roadway and thickness
of pavement.
8.
The location of proposed public sidewalks, if any.
9.
The location of existing buildings on the land platted.
10.
All areas of land to be dedicated for public use, and their intended
use. These areas will be intended for such uses; however, such public
use areas will be dedicated to the City for public use in general.
11.
The widths, names and lines of all streets on land adjoining the
land shown on the plat.
12.
In the event there are branching streets or alleys on the plat, the
angle of departure from one street or alley to another, except where
the angle of departure is either ninety degrees (90°) or one hundred
eighty degrees (180°).
13.
The location and dimensions of all utility easements on the plat.
14.
All linear and angular dimensions necessary to locate the boundaries
on the plat in relation to a section or quarter-section corner or
line, or an established inlot or outlot line.
15.
All linear and angular dimensions of all streets, alleys, lots, utility
easements, sanitary sewer and surface water drainage easements and
lot setback lines or other areas on the plat, and such linear dimensions
shall be expressed in feet and decimals of a foot.
16.
All radii, arcs and chords, points and tangency and central angles
for all curves and rounded corners on the plat.
17.
The location and description of all monuments, and all street, alley lots or other area corners, intersections and all perimeter corner or angle points shall be marked with a suitable, durable monument as defined in Section 410.020.
18.
The form for dedication to public use or areas identified as right-of-way
for streets, alleys, boulevards, drives, roadways of any kind, parkways,
parks, sanitary sewer easements, surface water easements and public
utility easements, and all other areas intended for public use, with
appropriate spaces for the signatures of the owners, trustees or mortgagees,
if any, of the land platted.
19.
All restrictive covenants appearing upon and applying to any lots
on the final plat shall be signed by the owners, trustees and mortgagees,
if any, of the lots.
20.
A form for the approval of the Planning and Zoning Commission and
the Mayor and certification by the City Clerk which may be on the
final plat or as separate attachment thereto.
B.
Submission And Approval Procedure.
1.
Within six (6) months, or within such additional time as the owner/developer
may request and the Planning and Zoning Commission may allow, from
the date of approval of the preliminary plat of a subdivision, or
section or tract thereof, the owner/developer shall cause to be prepared
by a registered surveyor or registered professional engineer and shall
submit to the Board for its approval the final plat thereof, which
may be referred by the Board of Aldermen to the Planning and Zoning
Commission for further review and/or recommendations.
2.
If the owner/developer fails to file with the Board of Aldermen the
final plat within the time mentioned in paragraph (1) of this Subsection,
the Board of Aldermen shall, by written report, vacate and set aside
its previous action by the Planning and Zoning Commission approving
the preliminary plat. The written report shall be sent to the owner/developer
and a copy thereof filed with the Planning and Zoning Commission.
The report referred to herein shall be final and unappealable. Nothing
contained herein shall prevent the same or subsequent owner from resubmitting
the proposed development plans in the same manner as if it were a
new application.
3.
At the next regularly scheduled meeting, the Board of Aldermen shall
review the final plat and design plans. At such meeting, the owner/developer
may appear and be heard.
4.
Within sixty (60) days, or such additional time as the owner/developer
consents to in writing from the date the plat was filed with the Board
of Aldermen, the Board of Aldermen shall act upon the plat and plans
and approve, conditionally approve or disapprove same.
5.
If the plat and design plans are submitted by the Board of Aldermen
to the Planning and Zoning Commission for its further review and/or
recommendations, the Planning and Zoning Commission shall act thereon
within sixty (60) days. If referred to the Planning and Zoning Commission,
the time schedule referred to in paragraph (4) above shall not commence
until the earlier of the expiration of the sixty (60) days set forth
in this paragraph or the Planning and Zoning Commission returns the
plat to the Board of Aldermen.
6.
If the Board approves the final plat, the plat shall be signed by
the Mayor and certified by the City Clerk. In addition, the owner
shall furnish the City with the original tracing and a reproducible
copy of the final plat as approved.
7.
Approval of the final plat by the Board constitutes acceptance of
the dedications of easements and street rights-of-way as property
but does not constitute acceptance of streets or other improvements
for maintenance.
8.
No final plat of any subdivision shall be recorded unless:
a.
The subdivider agrees with the Board upon an assessment whereby the
City is put in an assured position to install the improvements listed
below at the cost of the owners of property within the subdivision;
b.
The improvements listed below have been installed prior to such recording;
or
c.
The subdivider files with the Board a surety bond conditioned to
secure the construction of the improvements listed below in a satisfactory
manner and within a period specified by the Board, such period not
to exceed two (2) years; provided, that such bond or check shall not
be accepted unless it is enforceable by or payable to the City in
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.
[R.O. 2012 §410.080; Ord. No. 2438 §1, 6-8-1998; Ord.
No. 2710 §1, 1-14-2002]
A.
Installation Of Utility Services. Utility services shall
be installed under the proposed streets prior to paving, where subsurface
conditions prevent pushing of the services under the completed pavement.
Sewer laterals shall also be stubbed-in prior to street paving, if
the sewer main is located on the street right-of-way. All such service
connections shall be adequately referenced and marked for future use.
All such services shall be installed in accordance with applicable
Codes and ordinances.
B.
Acceptance Of Infrastructure By City. Upon completion of
improvements, the developer shall request, in writing, acceptance
of the improvements by the City for maintenance. The City will not
accept the improvements for maintenance unless the improvements were
inspected and constructed to City of Union specifications. Improvements
not meeting the minimum City requirements shall not be allowed to
connect to City infrastructure. Following are infrastructure improvements
subject to City acceptance:
C.
Monuments. Monuments as described in Section 410.020 shall be installed and adequately referenced to facilitate future replacement. Control point monument locations shall be verified and/or reestablished after street paving has been completed and prior to acceptance of the street for maintenance by the City.
[R.O. 2012 §410.085; Ord. No. 2509 §1, 5-10-1999]
All electric, telephone, cable and fiber-optic distribution
lines shall be installed underground, except those overhead distribution
feeder lines necessary to serve such subdivision and except such lines
which are excepting by the Zoning Enforcement Officer in accordance
with this Section. Developer shall be responsible for making all necessary
applications to appropriate utility companies for underground service
and complying with all applicable rules, regulations and utility company
tariffs. Cable switching enclosures, pad mounted transformers and
service pedestals may also be installed as a part of the street lighting
standards when and where approved by the Zoning Enforcement Officer.
The Zoning Enforcement Officer may approve above ground installations
in whole or in part for residential and non-residential subdivisions
when a request for above ground service is submitted by the developer
with documentation that supports the impracticability of installing
utility lines underground or in those instances wherein the developer
has obtained a verified statement from the applicable utility company
that the installation of underground service would present a safety
hazard or would be impractical to maintain.
[R.O. 2012 §410.090; Ord. No. 2655 §1, 7-9-2001; Ord.
No. 2936 §1(A), 11-8-2004; Ord. No. 3748 §1, 9-10-2012; Ord. No. 3783 §1, 3-11-2013]
A.
The
arrangement, character, extent, width, grade and location of all streets
and required improvements shall be considered in their relation to
existing and proposed streets, to topographical conditions, to public
convenience and safety, and in their appropriate relation to the proposed
uses of the land to be served by such streets. The following standards
shall apply:
1.
Arrangement of subdivision streets shall conform as nearly as possible
to City of Union Roadway System Plan and the developer shall make
provision for the extension and/or relocation of major, collector
and minor streets, which impact the property. Except for dead-end
streets, streets normally shall connect with streets already established,
or provide for future connections to adjoining unsubdivided tracts,
or shall be a reasonable projection of streets in the nearest subdivision
tracts.
2.
Stub streets shall be constructed to the property lines when required
to provide for future connections to adjoining undeveloped tracts.
Reasonable projections of streets in nearby subdivisions will establish
the location of certain stub streets.
3.
Where a subdivision abuts or contains an existing or proposed major
street, the Engineering Department may require frontage or service
streets, double frontage lots with screen planting, and non-access
strips at the rear of such lots.
4.
Minor street intersection jogs or discontinuities with centerline
offsets of less than one hundred (100) feet shall be avoided.
5.
Reserved strips of land which control or limit access at the terminus
of streets or prevent access to streets located adjacent to undeveloped
land are prohibited.
6.
A subdivision entrance street shall intersect the major or collector
street with an interior angle of seventy (70) to ninety (90) degrees.
Each entrance street shall be positioned to provide required sight
distance along each intersecting roadway as determined by the Engineering
Department.
7.
A minimum radius of twenty (20) feet at street right-of-way intersection
and a minimum radius of thirty-two (32) feet at the back of the curb
shall be required. Greater radii and channelization may be required
at an intersection with a major or collector street or to provide
access for vehicles having large turning radius requirements. The
Engineering Department may permit a series of comparable cut-off or
chords approximating the edge of pavement radius.
8.
All interior residential streets intersecting on collector streets
shall be directly opposite existing or other proposed streets or shall
be a minimum of three hundred (300) feet distant, as measured between
street centerlines. All other streets intersecting on arterial or
collector or non-residential streets shall be directly opposite existing
or other proposed streets or shall be a minimum of four hundred (400)
feet distant, as measured between street center lines.
9.
Where a collector street enters or connects with a major street,
the Engineering Department must approve the entrance plan.
10.
All stub streets in excess of one hundred fifty (150) feet in length
measured from the centerline of the street intersection to the property
line or plat boundary, shall be provided with a temporary turnaround.
Permits will not be issued for building construction on lots abutting
a temporary turnaround as shown on any recorded subdivision plat unless
and until the temporary facility is actually constructed and has been
approved by the Engineering Department. Prior to expiration of the
land subdivision bond or escrow agreement required of the development,
the removal of temporary turnaround surfacing shall be provided for
by an Agreement Guaranteeing Road Improvement (Special Escrow), together
with a cash sum or Irrevocable Letter of Credit. The Engineering Department
may grant a variance for temporary turnarounds providing that the
following conditions are met:
a.
The developer submits to the Engineering Department statements from
all prospective lot purchasers affected by the temporary turnaround,
excluding the developer himself, declaring that they agree to the
use of their driveways for executing the turnaround movements at the
terminus of the street and acknowledging that any repairs made necessary
due to damage to the driveway caused by the use of their driveway
for the turnaround movement shall in no way be deemed the responsibility
of the City of Union, and
b.
Provide an easement for the turnaround movement approved by the Engineering
Department.
11.
All streets shall be designed to meet the minimum requirements set
forth in the Street Standards. The widths of right-of-way and pavement
are allowed to vary as functions of the type of street and the corresponding
intensity of use.
12.
Any subdivision platted along an existing street shall provide additional
right-of-way, as necessary, along a tangent section of road, to meet
the width requirements herein set forth. Additional right-of-way in
excess of twenty (20) feet may be required when the subdivision is
located on the inside of a curved roadway or conditions exist on the
opposite side of the right-of-way which dictate right-of-way offset
from the right-of-way centerline. When the subdivision is located
on only one side of an existing street, one-half (½) of the
required right-of-way width shall be provided, measured from the centerline
of the right-of-way as originally established, unless otherwise directed
by the Engineering Department. The centerline must meet the requirements
of the Engineering Department with regard to radius when located on
a curved roadway. Right-of-way dedication requirements along State
and County roads will not be credited towards the developer's traffic
generation assessment or trust fund contribution. The Engineering
Department may request right-of-way dedication in excess of twenty
(20) feet. The developer may appeal such request to the Planning and
Zoning Commission.
13.
Roadway easements for the servicing of large lot subdivisions shall
have a minimum width of fifty (50) feet.
14.
A subdivision plat involving new or existing streets crossing railroad
tracks shall provide adequate rights-of-way, including approach rights-of-way
and slope easements for construction of an underpass or overpass,
unless otherwise specified by the Engineering Department. Approval
of the State of Missouri Public Service Commission and the Engineering
Department must be received relative to all railroad crossings. The
developer may be required to install crossing signals.
15.
A street on which residential lots front and which parallels, but
is not adjacent to a railroad right-of-way, shall be at a distance
from the railroad right-of-way sufficient to provide lots with a minimum
depth of one hundred sixty (160) feet.
16.
Commercial and industrial subdivision streets shall be constructed
with vertical curbs on both sides.
17.
The pavement width set forth in the street specifications of the
Subdivision Regulations for multiple family access streets does not
allow for, nor will parking be permitted on the streets. For each
parallel parking space adjacent to these streets, an additional width
of ten (10) feet shall be provided. Additional parking requirements
shall be provided herein and/or to the standards established by the
Commission.
18.
If roadways are designated to be private roadways, these roadways
shall remain private until the City of Union accepts to take over
maintenance of the roadway. Until that time, maintenance of private
roadway will be the responsibility of the property owner(s) or trustees.
Private roadways shall be constructed and maintained to City of Union
street standards.
19.
Additional lanes and/or widening, pavement thickness, drainage facilities,
granular base and/or traffic control devices may be required to accommodate
heavy traffic volumes, unsuitable soil conditions, steep grades or
other conditions not apparent at the time of the Plan approval.
20.
The developer shall provide adequate temporary off-street parking
for construction employees. Parking on non-surfaced areas shall be
prohibited in order to eliminate the condition whereby mud from construction
and employees vehicles is tracked onto the pavement causing hazardous
road and driving conditions.
21.
If any public roads are proposed within a development, they must
be built above the 100-year flood elevation with proper freeboard,
or protected from flood damage by an approved levee.
22.
A tangent of less than one hundred (100) feet in length shall be
avoided between reverse curves on major and collector streets.
23.
Temporary or permanent turnarounds may be requested to accommodate
school buses. The turnarounds shall have a pavement radius of fifty-five
(55) feet. If school bus turnarounds are required, the school district
will submit verification that they will permit buses to enter the
subdivision utilizing the turnarounds.
24.
Street creep typically occurs opposite "T" intersections, at the
ends of cul-de-sacs and on the outside of curves. In order to reduce
the adverse effects of street creep, the installation of Type A2 expansion
joints are required on residential streets at the following locations:
25.
A pavement lug is required upgrade of a grated trough.
26.
Roadway grades in excess of the applicable maximum (ten percent (10%))
must be approved by the Engineering Department prior to the preparation
of improvement plans. If proposed streets with grades in excess of
the applicable maximum are to be accepted by the City of Union for
maintenance, it will be necessary for the developer to provide a public
disclosure that the development will have steep grades and that the
City of Union will not provide priority snow removal services to this
development. This disclosure shall be noted on all approved plans
for the site and posted in the display area.
27.
Prior to any action by the City of Union on a private roadway or
public road right-of-way presently not maintained by the City of Union,
the residents, trustees, and/or property owners along the private
or non-City maintained roadway shall be required to sign an affidavit
stating the type of materials which have been used to maintain the
roadway, the hauler of those materials, and the supplier or source
of those materials. Also, in areas which may contain contaminated
substances as identified by the U.S. Environmental Protection Agency,
provide verification of review by the Department of Community Health
and Medical Care.
28.
In subdivision developments it is recommended that two (2) access
points be established whenever possible for the benefit of emergency
vehicles.
29.
Sight distance criteria shall be based upon the ultimate number of
lanes required for the roadway. If required sight distance cannot
be provided at the access location, acquisition of right-of-way, removal
of plant material, reconstruction of pavement, and other off-site
improvements may be required to provide the required sight distance
as directed by the Engineering Department.
30.
Installation of Landscaping and Ornamental Entrance Monument construction,
shall be reviewed by the Engineering Department for sight distance
considerations and approved prior to installation or construction.
31.
Proposed development utilizing roadways with structurally deficient
pavement within the site, or providing access to the development from
such roadways, may be required to overlay the existing road surfacing
or make other remedial improvements, as required by the Engineering
Department, to bring the structural stability of the pavement up to
minimum requirements.
32.
All longitudinal joints in concrete pavement shall be constructed
along proposed lane lines as directed by the Department. Where proposed
lane striping and existing longitudinal joints do not coincide, a
two (2) inch overlay of Type "C" Asphaltic Concrete Wearing surface.
33.
Cul-De-Sacs. Cul-de-sacs shall be provided at all
permanently designed dead end streets. Dead end streets lengths are
based upon pavement width and right-of-way width. Dead end streets
shall meet the following guidelines. See Subparagraph (34) below for
street hierarchy.
a.
Local dead end roadways shall not exceed four hundred fifty (450)
feet in length.
b.
Minor dead end roadways shall not exceed one thousand (1,000) feet
in length.
c.
Collector dead end roadways shall not exceed two thousand (2,000)
feet in length.
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Cul-de-sacs shall have the following dimensions.
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a.
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Residential. Forty-five (45) foot minimum pavement
radius, fifty (50) foot minimum right-of-way radius.
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b.
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Non-residential. Fifty-five (55) foot minimum
pavement radius, sixty (60) foot minimum right-of-way radius.
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34.
Street hierarchy. Roadways shall be designed based
upon the following guidelines.
a.
Residential streets.
(1)
Arterial. To be determined by the planning
department.
(2)
Collector. Sixty (60) foot right-of-way, thirty-eight
(38) foot pavement width w/rolled curb, thirty-nine (39) foot pavement
width w/vertical curbing.
(3)
Minor. Fifty (50) foot right-of-way, thirty-two
(32) foot pavement width w/rolled curb, thirty-three (33) foot pavement
width w/vertical curbing.
(4)
Local. Forty (40) foot right-of-way, twenty-eight
(28) foot pavement width w/rolled curb, twenty-nine (29) foot pavement
width w/vertical curbing. Limited to fifteen (15) lots on dead end
street, thirty-five (35) lots on looped roadway.
d.
Applicability to private or public streets.
(1)
The street hierarchy as described in this Section shall apply
to all streets, whether public or private. Based upon the plan as
submitted for any proposed development, the City Engineer shall assign
the appropriate classification to all proposed public or private streets.
(2)
Any roadway or private drive which was in existence prior to
the effective date of this Subparagraph (July 9, 2001) which otherwise
meets the design criteria and construction specifications of the City
of Union need not meet the requirements of the City of Union pertaining
to street length or turnarounds.
35.
Pavement thickness requirements. Submit geotechnical
evaluation of existing soil conditions. Borings shall be taken within
proposed roadway alignment. Minimum of one (1) boring per roadway
or as directed by engineer. Borings shall be spaced a maximum of one
thousand (1,000) feet or as directed by engineer. Boring locations
as approved by engineer. Submit pavement design in accordance with
1993 AASHTO Guide for Design of Pavements Structures. Traffic values
as approved by Engineer. Pavement section minimums are as follow.
All soil evaluation, geotechnical evaluation and design recommendations
shall be submitted to City for review and approval, prior to construction.
Materials in conformance with Missouri Standard Specifications for
Highway Construction. Minimum roadway sections are as follows:
a.
Residential streets.
(1)
Flexible pavements. Two (2) inch Tk BP-1 bituminous
concrete wearing surface over two (2) inch Tk Bituminous base over
seven (7) inches Tk Type 1 or Type 5 aggregate base.
(2)
Rigid pavement. Six (6) inch Tk Portland cement
concrete over engineered base.
(3)
Combination pavement. Two (2) inch Tk BP-1
bituminous concrete wearing surface over six (6) inch Tk Portland
cement concrete base over engineered base.
b.
Non-residential streets.
(1)
Flexible pavements. Two (2) inch Tk type "C"
bituminous concrete wearing surface over eight and one-half (8½)
inch Tk type "X" bituminous concrete base over four (4) inch Tk Type
1 or Type 5 aggregate base.
(2)
Rigid pavement. Seven (7) inch Tk Portland
cement concrete over four (4) inch Tk Type 1 or Type 5 aggregate base.
(3)
Combination pavement. Two (2) inch Tk type
"C" bituminous concrete wearing surface over six (6) inch Tk Portland
cement concrete base over four (4) inch Tk Type 1 or Type 5 aggregate
base.
36.
Roadway testing requirements. Developer to provide
the following geotechnical testing.
a.
Roadway base. Developer to provide geotechnical
reports on existing condition at proposed roadway centerline. Soil
samples to be taken at one hundred (100) feet intervals of roadway
centerline. Developer to provide geotechnical report with geotechnical
recommendations.
b.
Prepared base. Developer to provide geotechnical
reports on compaction. Testing to be performed at one hundred (100)
feet intervals.
c.
Rigid pavement. Developer to provide material testing.
Cylinders shall be taken at one hundred (100) foot intervals and every
batch. Slump test to be taken at one hundred (100) foot intervals.
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Developer to submit copies of all testing to City prior to City's
acceptance of the Roadways.
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37.
Storm sewer culverts. All storm sewer culverts located
beneath City Streets shall be reinforced concrete pipe.
38.
Storm sewer catchbasins. All storm sewer catchbasins
shall be open throated catchbasins. Grated openings will not be acceptable.
39.
Sidewalks.
a.
Sidewalks shall be required in the following situations:
(1)
When land is developed on both sides of an existing street with
sidewalks, then sidewalks shall be required on both sides of that
existing street.
(2)
When land is developed that will include an extension of an
existing street which has sidewalks on one (1) or both sides thereof,
then the new development shall provide sidewalks on either one (1)
or both sides of said extension as is consistent with the existing
street.
(3)
In an "R-1" or "R-2" district single-family residential development
with a density of three (3) or more dwellings per acre sidewalks shall
be required on at least one (1) side of the street. No sidewalk shall
be required in a cul-de-sac less than four hundred fifty (450) feet
in length located in an "R-1" or "R-2" single-family residential development.
(4)
In an "R-2", "R-3" or "R-4" multi-family residential development
containing more than eight (8) units, sidewalks shall be required
on at least one (1) side of the street.
(5)
On roads that are likely to be a route to a school, park, or
other public amenities. This shall not be required if the destination
is more than one-half (½) mile from the subdivision.
(6)
In developments that are likely to generate significant numbers
of pedestrians, including, but not limited to schools, day-care centers,
office buildings, churches, and group residential homes.
(7)
In developments that contain retail or service uses that are
expected to attract customers from residences, retail areas, places
of employment, or places of public assembly within one thousand five
hundred (1,500) feet of the development.
(8)
On roads that are designated by the City Engineer as arterial
or collector routes sidewalks shall be located on at least one (1)
side of the street.
b.
Sidewalks shall be constructed in accordance with City specifications.
Sidewalks shall be dedicated to public usage and located within an
easement dedicated to the public for that purpose. In the absence
of applicable specifications, the minimum requirement for sidewalks
shall be as follows:
(1)
Residential sidewalks shall be of concrete, four (4) feet wide
and four (4) inches thick, except in driveways where a six (6) inch
thickness shall be required.
(2)
Non-residential sidewalks shall be of concrete, four (4) feet
wide and four (4) inches thick, except at driveways where a seven
(7) inch thickness shall be required.
(3)
Shall be in compliance with the most current ADA standards.
(4)
All sidewalks required by this Section shall be completed and
must be accepted and approved by the City Engineer prior to the issuance
of a certificate of compliance. In lieu of completion of sidewalks,
a performance bond or escrow agreement may be submitted by the developer,
guaranteeing the installation of all required improvements within
a specified time, not to exceed one (1) year.
(5)
Installation and maintenance of the sidewalks shall be the responsibility
of the developer, the adjacent property owner, or the homeowners association.
This issue shall be addressed in the subdivision restrictions.
c.
Whenever the City Engineer finds that a means of pedestrian access
is necessary from the subdivision to schools, parks, playgrounds or
other roads or trails and that such access is not conveniently provided
by sidewalks adjacent to the streets, the developer may be required
to reserve an unobstructed easement of at least twelve (12) feet in
width to provide such access.
d.
The Board of Aldermen may permit the installation of walkways constructed
with other suitable materials when they conclude that:
e.
Any variance or exception from any of the requirements of this Section
may only be granted by a majority vote of the full Board. Any request
for a variance must be submitted in writing to the office of the City
Clerk for consideration by the Board. The request must state the grounds
for the variance. A variance shall only be granted in each specific
case where it is found that the conditions upon which the request
for a variance is based are unique to the property for which the variance
is sought and are not applicable generally to other property.
40.
No entrance shall be located closer than one hundred fifty (150)
feet to an intersection unless provision for limited access at said
entrance is approved by the Board of Aldermen. The distance will be
measured from the centerline of the intersection.
[R.O. 2012 §410.095; Ord. No. 2736 §1, 4-8-2002]
A.
Street
lights shall be installed at the ends of all cul-de-sacs and at all
street intersections and shall be placed along all newly constructed
streets at intervals no greater than two hundred fifty (250) feet
on one (1) side of each newly constructed street. Street lights shall
be mounted on posts of not less than three (3) inches in diameter
and at a minimum height of fourteen (14) feet. Street lights shall
be high-pressure sodium with a minimum rating of one hundred (100)
watts. All street lights shall be:
1.
Purchased from the City of Union street lighting contractor; or
2.
Purchased from some other supplier only after obtaining approval
in writing from the City Engineer or his/her designated representative.
The City Engineer shall only approve purchases from other suppliers
if the street light to be supplied equals or exceeds all standards
and specifications of the street lights provided by the City of Union
street lighting contractor and is in all other aspects compatible
with the street lights supplied by the street lighting contractor
to the City of Union.
[R.O. 2012 §410.100]
A.
All
lots in original subdivisions shall be numbered consecutively from
one (1) through the total number of lots, even though the subdivision
may be recorded in sections.
B.
In
resubdivisions, all lots shall be lettered alphabetically from the
letter "a" through the total number of lots.
C.
The
size of lots shall meet the minimum requirements of the Zoning Code
for the area being subdivided, and the lots shall be arranged at right
angles to street lines or radial to curved street lines and shall
front on a street.
[R.O. 2012 §410.110]
When the Board of Adjustment, as provided for in Chapter 400, Article II, determines that in a particular instance an owner cannot possibly or practically observe the requirement of any provision of this Chapter because of the presence of unusual circumstances or conditions, and that the strict application of the requirements of such provisions would either prevent, or present a serious obstacle to, the formulation of a plat for the reasonable use and development of land in subdivision form, the Board of Adjustment may permit a variance from the requirements of such provisions.
[R.O. 2012 §410.120]
A.
Approval Of Plats Required For Recording. No County Recorder
shall receive for filing or recording any subdivision plat required
to be approved by the Board of Aldermen or Planning and Zoning Commission
unless the plat has endorsed upon it the approval of the Board of
Aldermen under the hand of the Clerk and the seal of the City, or
by the Secretary of the Planning and Zoning Commission.
B.
When the approval of the City has been endorsed upon the plat and the plat has been transmitted to the Recorder as outlined in paragraph (7) of Subsection (B) of Section 410.070, the owner, or the agent thereof, shall have the plat recorded in the office of the Recorder of Deeds in the County within thirty (30) days thereof, or the City may enact an ordinance withdrawing its approval and acceptance of such plat.
[R.O. 2012 §410.130]
The subdivider shall provide the City with "as built" drawings
showing any deviations between the preliminary plat as approved by
the Board and differences in construction incurred due to topographical
or geological impediments requiring deviation in the placement of
underground utilities. Such drawings shall be provided to the City
in both digital and blueprint formats.
