[R.O. 2011 § 405.090; Ord. No.
1161 § 1, 11-18-2013]
A.
The arrangement of streets and lots shall give due regard to the
topography and other physical features of the property and shall meet
the following standards:
1.
Access. Land shall be subdivided in such a way that each lot
has direct access to a public street.
2.
Easements. Easements of at least five (5) feet shall be provided
on each side of all rear lot lines and on side lot lines where necessary
for poles, wires, sewers, gas, water and other utilities. Easements
of greater width may be required along lines or across lots where
necessary for the extension of mains, sewers and similar utilities.
3.
Lots.
a.
Lots shall be arranged and designed to create good building
sites, properly related to topography and the character of surrounding
development. All side lot lines shall be perpendicular or radial to
the street lines except where a variation of this rule will provide
a better street and lot layout. Lots with double frontage shall be
avoided.
b.
Lots of a flag construction, which could place a dwelling unit
behind a dwelling unit, shall not be platted.
c.
No lot shall have less width and area than that required by
the Zoning Ordinance.[1] Where a lot is not served by either a public water supply
or a public community sewerage system, it shall have an area of not
less than twenty thousand (20,000) square feet, or as required by
applicable zoning district, whichever is more restrictive.
d.
Corner lots shall have sufficient width to permit front yard
setbacks on both streets, and at major street and acute-angle intersections
[under eighty-five degrees (85°)], a radius of twenty (20) feet
shall be used at the street corner. On business lots a chord may be
substituted for the circular arc.
4.
Building Lines. Building lines shall be shown on all lots where
the depth of such building line is greater than that required by the
Zoning Ordinance.
5.
Parks, School Sites, Etc. In subdividing land, consideration
shall be given to suitable sites for parks, playgrounds, schools and
other common areas for public use.
[R.O. 2011 § 405.100; Ord. No.
1161 § 1, 11-18-2013]
A.
Before the final plat of any subdivision shall be approved by the
Board of Aldermen, the subdivider shall provide the improvements described
in this Section, except that in lieu of such provision, the subdivider
may post a surety bond or escrow agreement approved by the City Attorney
of the City of Owensville, to guarantee construction of the improvements
in a satisfactory manner and within two (2) years after final approval
of the plat. The amount of the bond or escrow agreement shall not
be less than the estimated cost of the improvements as established
by an engineer retained by the City for the design or construction
of public improvements therein, or by a registered engineer in the
State of Missouri, mutually agreed upon. The minimum improvements
required before approval of the final plat shall be as follows:
1.
Improvements shall be provided by the developer in each subdivision
in accordance with the standards and specifications of the City of
Owensville Public Works Department, as may be adopted and amended
from time to time by the Director of Public Works and requirements
of this Chapter.
2.
All improvements proposed to be made under the provisions of
this Chapter, both public and private, shall be inspected during the
course of construction by the Director of Public Works or his/her
duly designated representatives.
3.
All improvements shall be constructed in a workmanlike manner.
Improvements not constructed to City specifications, constructed in
a substandard manner or damaged at installation due to weather conditions
shall be rejected by the Public Works Department. Contractors and
developers shall remove and replace rejected items. The City shall
not accept any public improvement for public maintenance until completion
and final inspection, collection of all fees and approval by the Director
of Public Works.
4.
Erosion Control.
a.
The design of every subdivision shall be consistent with the
natural limitations presented by topography and soil as to create
the least potential for soil erosion during and after development
through adequate temporary and permanent erosion and sedimentation
controls. Such controls shall be provided by the property owner and/or
developer during all phases of any clearing, stripping, excavating,
filling, grading, construction or other activity involving the disturbance
of the natural terrain or vegetative ground cover as follows:
(1)
Temporary Erosion Control. The subdivider shall
be expected to install temporary erosion control measures to prevent
siltation of adjacent streams, roads, private property, etc.
(2)
Permanent Installation. The subdivider shall be
expected to incorporate the appropriate permanent devices to prevent
long-term erosion and siltation. Such installations may include sediment
basins, desilting basins, riprap, energy dissipators, etc.
b.
All development and improvements to be made within any subdivision
shall be subject to any City ordinance(s), County regulations, or
State laws relative to soil erosion and sediment control, insofar
as they are applicable.
5.
Street Design. Insofar as practicable, streets shall be coterminous
with existing streets in adjoining areas (or their projections). In
their overall arrangement, consideration shall be given to reasonable
relation to any adjoining unplatted property to foster good neighborhood
development and avoid hardship in platting the adjoining areas. The
location of major streets shall conform to the City's Comprehensive
Plan. The angle of intersections between minor and major streets shall
be within ten degrees (10°) of a right angle. Alleys shall not
be provided except behind business lots. Streets obviously in alignment
with existing streets shall bear the same names as the existing streets
and adhere to the following guidelines:
a.
Street layouts shall provide access to all lots and parcels
of land within any subdivision. Street jogs of less than one hundred
twenty-five (125) feet shall be prohibited.
b.
Minor streets shall be designed so as to discourage through
traffic.
c.
In conjunction with subdivisions into more than two (2) separate
lots, all platted streets shall be public rights-of-way dedicated
to the City of Owensville.
d.
Minimum widths of street rights-of-way shall be as follows:
e.
Subdivisions that adjoin or include existing streets that do
not conform to the required right-of-way widths shall dedicate additional
width along either or both sides of such streets. When a subdivision
is located on one (1) side of an existing street or road, a minimum
of one-half (1/2) of the required right-of-way shall be provided,
measured from the center line of the right-of-way as originally established.
f.
For any development fronting onto an existing City street, it
shall be the responsibility of the developer to bring the street up
to City specifications to the center line of the street. Curbs are
to be installed by the developer on the developer's side of the street.
g.
Streets shall be laid out to intersect as nearly as possible
at right angles.
h.
If the angle of intersection of two (2) streets is less than
sixty degrees (60°), the radius of the arc at the intersection
of the property lines shall be approved by the Director of Public
Works. At the intersections of other streets, the property line corners
shall be rounded by arcs with radii of not less than twenty (20) feet
or chords of such arcs.
i.
A minimum radius of thirty-two (32) feet at the back of the
curb shall be required at all street intersections.
j.
At intersections of streets with alleys, the property line corners
shall be rounded with radii of not less than fifteen (15) feet or
chords of such arcs.
k.
Intersection of more than two (2) streets at one (1) point shall
be prohibited.
n.
All changes in grade shall be connected by vertical curves to
provide a smooth transition and the required sight distance.
o.
Between reversed curves on major streets, there shall be a tangent
of not less than one hundred (100) feet; and on collector and minor
streets, such tangent shall be not less than forty (40) feet.
p.
Maximum grades for streets shall be as follows:
(1)
Not greater than ten percent (10%).
(2)
At street intersections:
(a)
The grade of collector and minor streets shall
not be greater than four percent (4%) for a distance of fifty (50)
feet from the center of any intersection.
(b)
The grade of arterial streets shall not be greater
than three percent (3%) for a distance of fifty (50) feet from the
center of any intersection.
(3)
Street grades may exceed these limitations when
recommended by the Commission and approved by the Board of Aldermen
for the purpose of conforming the street grade to the contour of the
existing land to reduce overall site grading and preserve site vegetation.
q.
Dead-end streets or alleys shall be prohibited except when provided
with a cul-de-sac turnaround having a minimum right-of-way radius
of fifty (50) feet and a minimum pavement radius of forty (40) feet
(measured to the back of curb and/or gutter). No permanent dead-end
street shall exceed one thousand (1,000) feet in length.
6.
Street Improvements.
a.
Street improvements, including paving, curbs, sidewalks, preparation
of subgrade, bridges, culverts, etc., shall be constructed in accordance
with plans and specifications prepared for the subdivider by a professional
engineer registered to practice in the State of Missouri.
b.
The minimum width of street pavement* shall be as follows:
(1)
For arterial streets: fifty (50) feet.
(2)
For collector streets: forty (40) feet.
(3)
For minor streets: twenty-six (26) feet.
(4)
Where lots are twenty thousand (20,000) square
feet or more in area, pavements of twenty (20) feet in width and without
curbs and gutters may be used except on a major street, but usable
shoulders with a slope of one-half (1/2) inch per foot shall be provided
along any twenty-foot pavement.
(5)
For alleys: sixteen (16) feet.
* Pavement width shall be measured from front of curb to front
of curb.
c.
Paving Requirements.
(1)
Asphalt pavement.
(2)
Concrete.
(3)
Asphalt pavement and rock base.
(4)
Arterial Streets:
(a)
Eight (8) inches Type X asphaltic concrete.
(b)
Two (2) inches Type C asphaltic concrete.
(c)
Four thousand (4,000) pounds eight (8) inches portland
cement concrete with four (4) inches by four (4) inches by one-fourth
(1/4) wire mesh with four (4) inches rock base.
(d)
Ten (10) inches of three (3) inches minus rock
compacted.
(e)
Two (2) inches of one (1) inch minimum rock compacted.
(f)
Three (3) inches of Type C asphaltic concrete.
(5)
Collector Streets:
(a)
Seven (7) inches Type X asphaltic concrete.
(b)
Two (2) inches Type C asphaltic concrete.
(c)
Four thousand (4,000) pounds seven (7) inches portland
cement concrete with four (4) inches rock base.
(d)
Eight (8) inches of three (3) inches minus rock
compacted.
(e)
Two (2) inches of one (1) inch minus rock compacted.
(f)
Three (3) inches of type C asphaltic concrete.
(6)
Minor Streets:
(a)
Six (6) inches Type X asphaltic concrete.
(b)
Two (2) inches Type C asphaltic concrete.
(c)
Four thousand (4,000) pounds seven (7) inches portland
cement concrete with four (4) inches rock base.
(d)
Eight (8) inches of three (3) inches minus rock
compacted.
(e)
Two (2) inches of one (1) inch minus rock compacted.
(f)
Three (3) inches of Type C asphaltic concrete.
(7)
Alleys:
(a)
Six (6) inches Type X asphaltic concrete.
(b)
Two (2) inches Type C asphaltic concrete.
(c)
Four thousand (4,000) pounds six (6) inches portland
cement concrete with four (4) inches rock base.
(d)
Six (6) inches of three (3) inches minus rock compacted.
(e)
Two (2) inches of one (1) inch minus rock compacted.
(f)
Two (2) inches of Type C asphaltic concrete.
(8)
All streets for industrial development: same as
collector streets.
d.
Subgrade Preparation.
(1)
When required by the Director of Public Works,
the developer shall employ a soils engineering firm at no cost to
the City to determine soil conditions at the development site.
(2)
The subgrade shall be compacted to a density of
ninety-five percent (95%) standard proctor test for the material used
or determined by a soil testing firm.
(3)
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
line and grade and cross section.
(4)
If compaction tests are needed, then compaction
tests shall be the responsibility of the developer. Tests shall be
taken by an approved engineer or testing firm, at no cost to the City,
and at locations approved by the Director of Public Works, but at
distances no greater than two hundred (200) feet apart.
(5)
It shall be the responsibility of the developer
to remove and replace unsuitable material in order to meet the above
compaction requirement.
e.
Aggregate Base. Aggregate base material shall be compacted to
a density of ninety-five percent (95%) by standard compaction test.
f.
Concrete.
(1)
All concrete shall be air entrained with six (6)
bag mix developing four thousand (4,000) psi in twenty-eight (28)
days. Aggregate in cement for curb and gutter and side width shall
have a maximum size of one (1) inch. Aggregate in cement for streets
shall be a maximum size of one and one-half (1 1/2) inch.
(2)
No cement shall be placed if the ambient temperature
is below thirty-two degrees Fahrenheit (32° F.) and unless approved
by the Public Works Department. Concrete placed during rain may be
rejected by the City if the finish is damaged as a result.
g.
Utilities. It shall be the developer's responsibility to contact
the Director of Public Works for location of all City utilities. The
City must be given twenty-four (24) hours' notice by the developers
for utility location. Damage done to any City utility as a result
of developer's work within the public right-of-way shall be repaired
by the City at the developer's expense.
h.
Prior to the construction of street or alley pavements, all subsurface utility pipes and sewers shall be installed as required and trenches backfilled with backfill material thoroughly compacted in place in accordance with the requirements of Subsection (A)(10) of this Section.
i.
All construction shall be completed in accordance with the approved
plans and specifications. When changes from approved plans and specifications
become necessary during construction, written approval from the Director
of Public Works shall be secured before the execution of such changes.
j.
The City shall not accept any street for maintenance until completion
and final inspection, collection of all fees and approval by the Director
of Public Works.
k.
All street improvement surfaces within a subdivision shall be
constructed of the same consistent paving material unless otherwise
approved by the Board of Aldermen, except that new streets in subdivisions
that include existing street improvements that do not conform to the
current paving standards shall be constructed according to the current
standards.
7.
Curbs And Gutters.
a.
The minimum grade of any street gutter shall not be less than
one percent (1%).
b.
Curbs and gutters shall be thirty (30) inches wide with a six-inch
vertical curve and shall be constructed with four-thousand-pound cement.
The gutters shall be six (6) inches in thickness, and every ten (10)
feet there shall be an expansion joint. Construction shall conform
to the City of Owensville design specifications. In subdivisions which
contain lots to be developed exclusively for single-family residences,
a three-inch-high roll curb may be substituted for vertical curbs.
c.
When installing driveway approaches where curbs and gutters
already exist, the entire curb and gutter must be removed and replaced.
In no case can the back of the curb be removed and the driveway joined
at the gutter flow line.
d.
Where existing curbs on adjacent properties are roll type, curbs
shall be transitioned to vertical type.
8.
Backfill Under Pavements. All excavations for sewers and for public utilities (except the gas utility) made under existing pavements or areas proposed to be paved shall be carefully backfilled with granular backfill material approved by the Public Works Director and thoroughly compacted in such a manner as to inhibit any settlement of the finished pavement. The exception of the gas utility from the granular backfill provisions of this Subsection (A)(8) does not exempt that utility from thorough compaction of its backfill so as to avoid pavement settlements.
9.
Sanitary Sewers. Sanitary sewers where an existing public sewer
is reasonably accessible. Where an existing sewer is not reasonably
accessible, individual sewage disposal devices may be used, provided
the type and installation of such devices and their relation to the
soil conditions and lot areas are approved by the City and State or
County Health Officials.
10.
Water Supply. Connections to a public water supply, except that
where a public water supply is not reasonably accessible, wells or
some other private water supply may be used, provided such source
will supply adequate quantities of potable water and is approved as
to construction and its relation to lot areas and the method of sewage
disposal by the City and State or County Health Officials.
11.
Drainage. A stormwater drainage detention/retention facility
shall be provided for all new development that contains over ten thousand
(10,000) square feet of total impervious surface (i.e., including
but not limited to streets, roofs, patios, or parking areas or any
combination thereof) to ensure adequate drainage of the property,
including maintenance of any natural watercourse and to manage the
accumulation of stormwater in any part of the subdivision. The stormwater
drainage system shall be separate and independent of the sanitary
sewer system and in accordance with the drainage laws of the State
of Missouri and designed as follows:
a.
Design. These facilities shall be designed and calculated on
the basis of the one-hundred-year-frequency rainfall. The flow rate
and velocity of the post-development stormwater runoff from the site
shall not exceed the flow rate and velocity of the pre-development
runoff from the site (also known as "functional equivalency"). All
stormwater calculations for the five-, ten-, twenty-five-, fifty-
and one-hundred-year events shall be submitted to confirm the detention/retention
capacity, release rates and the pre-development and post-development
conditions. Overland flow paths for storms in excess of the design
storm shall be provided. The plans for such facility shall be sealed
by a Missouri professional engineer. Drainage plans must be approved
by the City prior to issuance of any construction permits and may
require review by an outside consultant, the cost of such review to
be paid by the developer. A detailed sketch showing the route the
water takes from the point when it leaves the outlet of the detention
basin must be provided.
b.
Maintenance. The applicant who subdivided the land and all future
owners of the property shall maintain said stormwater drainage system.
The City may notify the property owner in writing of maintenance problems
which require correction. The property owner shall make such corrections
within thirty (30) calendar days of such notification. If the corrections
are not made within this time period, the City may take the necessary
actions to maintain the facility and shall be authorized to institute
any legal proceedings necessary to recover from the property owner
the sums of money expended by the City in so maintaining the stormwater
drainage facilities. Costs of attorneys' fees, litigation expenses,
and court costs incurred by the City shall be the responsibility of
the owner of the real estate.
12.
Sidewalks.
a.
Sidewalks shall be built along both sides of all streets, except
when waived by the Board of Aldermen. When a parcel is developed on
a corner lot or double frontage lot, a sidewalk shall be built on
both streets. Where necessary for appropriate access or connectivity,
a multiuse trail design may be required by the City in lieu of or
in addition to the standard sidewalk design and location.
c.
The minimum width of sidewalks shall be four (4) feet with a
tool groove every five (5) feet and an expansion joint every fifteen
(15) feet. Sidewalks cross slope shall be one-fourth (1/4) inch per
foot, falling to the street.
d.
Sidewalks shall be constructed with four thousand (4,000) psi
cement. A two-inch-thick stone base consisting of one-inch clean crushed
stone shall be installed on firm or compacted soil. Sidewalk pavement
shall consist of portland cement concrete consisting of six and one-quarter
(6 1/4) sacks of cement per cubic yard with a maximum slump of
four (4) inches. All concrete shall be air entrained with an air content
of four percent (4%) to six percent (6%). No calcium shall be added
to the mix.
e.
Sidewalks at all intersections shall be handicapped accessible.
f.
The installation of sidewalks in subdivisions developed exclusively
for industrial uses may be waived at the discretion of the Commission
and the Board of Aldermen.
g.
Where a sidewalk intersects a driveway, the sidewalk shall be
separate from and not included in the driveway.
13.
Easements.
a.
Easements For Utilities Shall Be Provided. Such easements shall
have a minimum width of ten (10) feet and, where located along interior
lot lines, shall normally be taken from one (1) lot. Before determining
the location of easements on the plat, the developer shall discuss
the plan with the local utility companies in order to assure proper
placement for the installation of services. Adequate sewer and drainage
easements, as required by the Public Works Department, shall be provided.
b.
Wherever a subdivision is traversed by a watercourse, drainage
channel or stream, there shall be provided a drainage right-of-way
which shall be for the purpose of widening, straightening, improving
or protecting the stream at the subdivision's expense as a part of
the subdivision improvements. The width of the drainage right-of-way
shall be adequate for any necessary channel relocations and straightening
and the plan shall be reviewed with and approved by the Public Works
Department.
c.
It shall be a violation of this Chapter for any person(s) to
disturb any easement in favor of the City or City facilities thereon
without prior written permission of the Board of Aldermen or its designee.
14.
Fire Hydrants. Fire hydrants shall be installed by the subdivider
at locations approved by the Director of Public Works. In single-family
residential areas, hydrant spacing shall not exceed five hundred (500)
feet. In all other zone districts, hydrant spacing shall not exceed
three hundred (300) feet. The type and color of hydrant to be installed
shall be approved by the Fire Department. A six-inch resilient wedge
gate valve shall be installed between two (2) to three (3) feet ahead
of all hydrants. The valve shall be anchored, blocked or rodded to
the upstream water main in accordance with Environmental Protection
Agency (EPA) and American Water Works Association (AWWA) guidelines.
