[Ord. No. 06-05-01 §601, 5-9-2006]
[Ord. No. 06-05-01 §602, 5-9-2006]
A.
Installation Of Improvements Required.
1.
Before the final plat of any subdivision shall be recorded, the subdivider
shall provide for the installation of all improvements described in
this Article and as required as a condition of final plat approval.
The installation of such improvements shall be at no cost to the City.
2.
Where subdivision plats or development plans are approved in phases,
no phase of a final plat or development plan shall be recorded unless
all required improvements for said phase are installed in accordance
with the provisions of this Chapter.
B.
As-Built Plans. Before the Board of Aldermen will review
and or approve the final plat, the applicant's Engineer shall certify
to the City through the submission of detailed "as-built" plans, that
the improvements have been constructed substantially in conformance
with the approved plans and specifications and that the improvements
are free and clear of any and all liens and encumbrances and are ready
for dedication to the City.
1.
The "as-built" plans shall show actual elevations of all elevation
points shown on the approved improvement plans, computation of all
actual grades, computations of actual detention volume, actual dimensions
and locations of all structures and locations of all improvements
relative to all easements or rights-of-way. All sewer laterals shall
be located by giving a distance from the upstream manhole down to
the lateral connector.
2.
The information to be included in the "as-built" plans may be provided
on the approved construction plans; but, if for any reason, placing
said notations on the construction plans is inappropriate or difficult,
then this information shall be presented on a separate drawing or
drawings.
3.
The "as-built" drawing shall be reviewed by the City Engineer. Any
additional engineering fees incurred shall be the responsibility of
the developer. As-built not turned into City within sixty (60) days
shall be subject to as "as built" survey being performed by the City
of Fair Grove. The developer will incur all cost.
[Ord. No. 06-05-01 §603, 5-9-2006]
A.
Surety Required. The developer shall post a performance
bond or other sufficient surety, acceptable to the Board of Aldermen,
to guarantee that the developer will correct all defects in such improvements
or facilities that occur within two (2) years after the offer of dedication
of such facilities or improvements is accepted by the City. The amount
of the bond shall be ten percent (10%) of the total project cost or
a minimum of three thousand dollars ($3,000.00) per lot, whichever
is greater.
B.
Defects Defined. The term "defects" refers
to any condition in facilities or improvements dedicated to the public
that requires the City to make repairs in such facilities or improvements
over and above the amount of maintenance that normally would be required
as determined by the City. If such defects appear, the guaranty may
be enforced regardless of whether the facilities or improvements were
constructed in accordance with the requirements of this Chapter.
[Ord. No. 06-05-01 §604, 5-9-2006]
Markers and monuments shall conform to the Missouri Minimum
Standards for Property Boundary Surveys promulgated by the Division
of Geology and Land Survey, Missouri Department of Natural Resources.
[Ord. No. 06-05-01 §605, 5-9-2006]
A.
Block Size. Block length and width or acreage within bounding
streets shall be such as to accommodate the size of lot required by
the zoning district and to provide for convenient access, circulation
and safety of street traffic.
B.
Block Lengths. Block lengths shall not exceed one thousand
five hundred (1,500) feet or be less than three hundred (300) feet,
except under unusual conditions or in the case where the average size
of lots is greater than two (2) acres.
C.
Block Arrangements. A block should be arranged to provide
two (2) tiers of lots and to allow for adequate pedestrian access
through the subdivision and to adjoining properties.
[Ord. No. 06-05-01 §606, 5-9-2006]
A.
Street Frontage. All lots shall abut by their full frontage
on a publicly dedicated street.
B.
Side Lot Lines. Side lot lines shall be at approximate right
angles to straight street lines or radial to curved street lines.
C.
Corner Lots. In conformance with the requirements of the
zoning district, corner lots for residential use shall have extra
width to permit appropriate building setback from and orientation
to both streets.
D.
Double Frontage And Reverse Frontage Lots. Double frontage
and reverse frontage lots shall be avoided except where essential
to provide separation of residential development from arterial streets
or to overcome site-specific difficulties of topography or orientation.
Where double frontage lots are permitted, access from the "rear" or
arterial street is prohibited.
E.
Lots Abutting State Highways.
1.
In platting lands abutting a limited access highway, every effort
shall be taken to minimize the adverse impact of heavy or high-speed
highway traffic on the land being platted and to minimize interference
with through traffic.
2.
Lots abutting such highways shall be platted at generous depth. Vehicular
access to such lots shall be provided by minor streets or by frontage
roads paralleling the highway. Access to such frontage road or minor
street shall be set back at a sufficient distance from the highway
intersection so as not to impede the flow of traffic on the highway.
3.
The frontage of such lots may be reversed and access provided via
means of a minor street.
F.
Access To Single-Family And Duplex Lots. Whenever a subdivision
involving the creation of one (1) or more new streets borders on or
contains an existing or proposed arterial street, no direct driveway
access shall be provided from the lots within the subdivision to the
arterial street.
G.
Lots Subject To Flooding. Lots subject to flooding and deemed
uninhabitable by the City shall not be platted for residential occupancy
or for any other use that may increase danger to health, life or property
or aggravate flood hazards. Such land within the plat shall be set
aside for such uses that shall not be endangered by periodic or occasional
inundation or shall not result in unsatisfactory living conditions.
H.
Lot Remnants Prohibited. All land area within the plat shall
be designated as a lot, dedicated to and accepted by the City or designated
for particular use with adequate provisions for continued maintenance.
Remnants of land not designated for private use, utilities or other
public purpose are not permitted.
I.
Building Lines. Building lines shall be shown on all lots
intended for residential use and in some cases may be required on
lots intended for business use.
J.
Lot Dimensions. Minimum lot size, width, depth and minimum
building setback lines shall conform to requirements of the zoning
district.
[Ord. No. 06-05-01 §607, 5-9-2006; Ord. No. 07-03-02 §1(607.4), 3-19-2007]
A.
General Requirements.
1.
The classification, extent and location of all streets shall conform
to the Fair Grove Comprehensive Plan and the Major Street Plan. Where
not shown, the arrangement and design standards of streets shall conform
to the provisions herein.
B.
Street Classification.
1.
In all new subdivisions, streets that are dedicated to public use shall be classified as provided in Subsection (B)(2).
a.
The classification shall be based upon the projected volume of traffic
to be carried by the street, stated in terms of the number of trips
per day.
b.
The number of dwelling units to be served by the street may be used
as a good indicator of the number of trips but is not conclusive.
c.
Whenever a subdivision street continues an existing street that formerly
terminated outside the subdivision or it is expected that a subdivision
street will be continued beyond the subdivision at some future time,
the classification of the street will be based upon the street in
its entirety, both within and outside of the subdivision.
2.
The classification of streets shall be as follows:
a.
Local streets. Streets which are primarily intended
to serve individual properties abutting the street.
b.
Collectors. Street which provide for traffic movement
between arterials and local streets and provide direct access to abutting
property.
c.
Parkways. Scenic open spaces which combine the functions
of aesthetics and movement of traffic.
d.
Secondary arterials. Streets of considerable continuity
which are intended to serve major movements of traffic from minor
traffic generators, providing service to specific traffic destinations
and easy movement from one neighborhood area to another within the
City.
e.
Primary arterials. Streets of considerable continuity
which are intended to move through traffic from major traffic generators
and provide direct access to abutting property.
C.
Coordination With Surrounding Streets.
1.
The street system of a subdivision shall be coordinated with exiting,
proposed and anticipated streets outside the subdivision or outside
the portion of a single tract that is being divided into lots.
2.
Collector streets shall intersect with surrounding collector or arterial
streets at safe and convenient locations.
3.
Local streets shall connect with surrounding streets where necessary
to permit the convenient movement of traffic between residential neighborhoods
or to facilitate access by emergency vehicles, but connections shall
not be permitted where the effect would be to encourage the use of
such local streets by substantial through traffic.
4.
When a new subdivision adjoins unsubdivided land susceptible to being
subdivided, the new streets shall be developed to the boundaries of
such tract. Temporary turnarounds shall be constructed at the end
of such streets pending their extension to facilitate the flow of
traffic or to accommodate emergency vehicles. Notwithstanding the
other provisions of this Subsection, no temporary dead-end street
in excess of one thousand (1,000) feet may be created unless no other
practicable alternative is available.
D.
Rights-Of-Way And Pavement Widths. All street rights-of-way
and pavement widths shall be in accordance with the provisions in
the following table:
|
STREET TYPE
|
MINIMUM RIGHT-OF-WAY WIDTH
|
MINIMUM PAVEMENT WIDTH*
| |
|---|---|---|---|
|
Alleys and service drives
|
24'
|
20'
| |
|
Local
| |||
|
"R-1" and "R-2"
|
50'
|
28'
| |
|
"R-3" and "R-4"
|
60'
|
36'
| |
|
Collector
| |||
|
"R-1, "R-2", "R-3" and "R-4"
|
60'
|
36'
| |
|
"C-1", "C-2" and "M-1"
|
60'
|
44'
| |
|
Arterial
|
80'
|
68'
| |
|
Parkway
| |||
|
Divided
|
120'
|
68'
| |
|
Undivided
|
100'
|
68'
| |
|
PUD would require street right-of-way and pavement widths at
the higher zoning classification on that street.
| |||
|
*Minimum pavement width shall be from back to back of curb.
|
E.
Entrances To Streets. All driveway entrances and other openings
onto streets within the City's jurisdiction shall be constructed so
that:
1.
Vehicles can enter and exit from the lot in question without posing
any substantial danger to themselves, pedestrians or vehicles traveling
on abutting streets.
2.
Interference with the free and convenient flow of traffic in abutting
or surrounding streets is minimized.
3.
All driveway entrances are required to have a ten (10) foot radius
on both sides of the driveway on residential property and a fifteen
(15) foot radius on commercial property.
4.
Driveway access to collector streets shall be minimized to facilitate
the free-flow of traffic and to avoid traffic hazards.
F.
Street Intersections.
1.
Streets shall intersect as nearly as possible at right angles and
no two (2) streets may intersect at less than sixty degrees (60°).
Not more than two (2) streets shall intersect at any one (1) point
unless it can be shown that such an intersection can be constructed
with no extraordinary danger to public safety.
2.
Street jogs with centerline offsets of less than one hundred fifty
(150) feet shall be prohibited.
3.
Except when no other alternative is practicable or legally possible,
no two (2) streets may intersect with any other street on the same
side at a distance of less than four hundred (400) feet measured from
centerline to centerline of the intersecting street. When the intersected
street is an arterial, the distance between intersecting streets shall
be at least one thousand (1,000) feet.
G.
Cul-De-Sac. Cul-de-sacs shall not exceed five hundred (500)
feet in length and the closed end shall have a turnaround encompassing
a minimum right-of-way diameter of one hundred (100) feet.
H.
Half Streets. Half width streets are prohibited unless otherwise
necessary to complete a half-street already developed in an adjoining
subdivision.
I.
Dead-End Streets. Unless otherwise permitted in Subsection (C)(4), deadend streets are prohibited.
J.
Street Grades And Curves.
1.
Street grades.
a.
Streets and street grade shall be appropriately related to the topography
and shall be designed to facilitate drainage and stormwater run-off.
The grades of streets shall not exceed the following except that,
where unusual conditions exist, the City may approve a modification
to these requirements.
b.
All changes in street grades in excess of one percent (1%) shall
be connected by vertical curves of a minimum length equal to fifteen
(15) times the algebraic difference in the rate if grade for highways,
thoroughfares and parkways; and one-half (½) of this minimum
for all other streets.
|
STREET TYPE
|
MAXIMUM GRADE
(IN PERCENT)
| |
|---|---|---|
|
Alleys and service drives
|
10.0
| |
|
Local streets
|
10.0
| |
|
Collector streets
|
7.0
| |
|
Arterial streets
|
5.0
| |
|
Parkways
|
5.0
| |
|
Minimum street grade
|
0.5
|
K.
Street Names.
1.
Street names shall be assigned by the developer with the approval
of the Commission. Names of new streets shall not duplicate existing
or platted street names unless the new street is a continuation of
an existing or platted street. Building numbers shall be assigned
by the City. The City shall coordinate street names and numbers with
Greene County Emergency Services.
2.
Street name signs shall be placed at all intersections. Signs shall
be constructed by the developer to meet the standards established
by the Fair Grove Board of Aldermen.
L.
Private Streets. Private streets shall not be approved within
the corporate limits of the City of Fair Grove.
[Ord. No. 06-05-01 §608, 5-9-2006]
A.
Sidewalks
shall be required on one (1) side of the street within proposed subdivisions
unless the streets fall under the following classifications, which
would require sidewalks on both sides of these streets:
B.
Sidewalks shall be constructed in conformance with the provisions of Article VII. Sidewalks may be constructed of other suitable materials if the Commission determines that:
1.
Such sidewalks will serve residents of the development as adequately
as concrete walks; and
2.
Such sidewalks would be more environmentally desirable or more in
keeping with the overall design of the development; and
3.
The City will not incur greater than normal expense in maintaining
such sidewalks dedicated for public use.
C.
Construction
of sidewalks may begin concurrently with construction of other public
improvements and approved in final plat process. However, in lieu
of installation of required sidewalks before final plat is approved,
the developer shall post a performance bond with a corporate surety
engaged in the business of signing surety bonds in the State of Missouri
and may be approved by the City Attorney and the Board of Aldermen,
which will insure to the City that such sidewalks will be completed
by the developer.
D.
Time Of Completion.
1.
No occupancy permit will be issued for any lot that requires a sidewalk
unless said sidewalk is completed and approved by the City Inspector.
2.
All sidewalk improvements must be completed within two (2) years
of final plat approval. If the sidewalk improvements are not completed
within the specified time, the Board of Aldermen may use the funds
from said security to complete the improvements.
E.
Release Of Corporate Surety. Where required sidewalk improvements
are guaranteed under these provisions, the Board of Aldermen may release
said bond posted by the developer when the City Engineer or City Inspector
determine that all required sidewalks have been satisfactorily completed.
[Ord. No. 06-05-01 §609, 5-9-2006]
Wherever curb and gutter construction is used on public streets,
wheelchair ramps for the handicapped shall be provided at intersections
and other major points of pedestrian flow. Wheelchair ramps and depressed
curbs shall be constructed in accordance with published standards
of the most recent BOCA codes.
[Ord. No. 06-05-01 §610, 5-9-2006]
All bridges shall be constructed in accordance with the standards
and specifications of the Missouri Highway and Transportation Department,
except those bridges on roads not intended for public dedication may
be approved by the City at the recommendation of the City Engineer.
[Ord. No. 06-05-01 §611, 5-9-2006]
Easements may be required for the installation of utilities
and stormwater improvements. Easements shall be located along rear
or side lot lines and minimum easement width shall be ten (10) feet,
except that a wider easement may be required by the City as determined
appropriate by the City Engineer. The size and location of drainage
easements shall be approved by the City Engineer. All easements shall
be of sufficient width to enable the access and movement of equipment
necessary for maintenance and/or repair.
[Ord. No. 06-05-01 §612, 5-9-2006]
All utilities, including electric, telephone, gas and cable
television shall be installed according to the specifications and
minimum standards of the controlling utility company. Where practicable,
easements for poles or underground conduits for electric light, telephone
line and cable television shall be provided along rear and side lot
lines.
[Ord. No. 06-05-01 §613, 5-9-2006]
A.
The
subdivider or developer shall be responsible for installation of lighting
in accordance with the following provisions:
1.
Subdivisions. All public streets, sidewalks and
other common areas or facilities in subdivisions shall be sufficiently
illuminated to ensure the safety of persons using such streets, sidewalks
and other common areas. Street lights should be no greater than three
hundred (300) feet in spacing and should be located at intersections.
Street lights shall be installed in accordance with the requirements
of the controlling utility company. The number and placement of street
lights shall be shown on the preliminary plat. The Board of Aldermen
may approve final plat without street lights contingent on a signed
agreement from electric company that street lights will be installed
within ninety (90) days.
2.
Development on unsubdivided tracts. All streets,
driveways, sidewalks, parking lots and other common areas and facilities
in developments on unsubdivided tracts shall be sufficiently illuminated
to ensure the security of the property and the safety of persons using
such facilities.
3.
Building entrances. All entrances and exits in substantial
buildings used for non-residential purposes and in two-family or multi-family
residential developments containing more than four (4) dwelling units
shall be adequately lighted to ensure the safety of persons and the
security of the buildings.
[Ord. No. 06-05-01 §614, 5-9-2006]
A.
All
development shall be provided with an approved system for wastewater
disposal in accordance with this regulation.
B.
All sanitary sewer extensions, pump stations, appurtenances and all collection and treatment systems shall be designed and constructed in accordance with the provisions of Article VII, the most current regulation of the Missouri Department of Natural Resources' rules and regulations and the Statutes of the State of Missouri.
[Ord. No. 06-05-01 §615, 5-9-2006]
A.
Stormwater Management Required. All development shall be
provided for proper disposal of stormwater affecting the development.
Stormwater drainage facilities shall be designed and installed in
accordance with the requirements of the Greene County Stormwater Design
Standards dated April 5, 1999, and revisions as adopted by the City
of Fair Grove on March 20, 2001.
B.
Improvements On Road Right-Of-Way. Storm drainage improvements
installed on public road rights-of-way shall, upon acceptance of the
improvements by the Board of Aldermen, become the property of and
shall be maintained by the City.
C.
Improvement On Private Property. Storm drainage improvements
on private property shall be maintained by the owner of the property
on which the improvements are located or by the homeowners' association
for improvements located in common areas. Maintenance responsibility
for such improvements shall be noted on the final plat, in the subdivision
covenants and in the homeowners' association bylaws.
