[CC 1990 §405.200; Ord. No. 97.053 §1, 11-10-1997]
Utility and street improvements shall be provided by the subdivider in each new subdivision in each new subdivision in accordance with the standards and requirements described in the following Sections. All improvements required under this Chapter shall be constructed in accordance with the provisions set forth in Section 410.100 of this Chapter.
[CC 1990 §405.210; Ord. No. 97.053 §1, 11-10-1997]
A.
The
streets shall be surfaced to a minimum width according to the type
of street, as specified in Appendix 1 of this Chapter and made a part
of this Chapter.
C.
The
street shall be graded, surfaced, and improved to the dimensions required
by the cross-sections and work shall be performed in the manner prescribed
in the current edition of the Missouri State Highway Department specifications
and the applicable ordinances and specifications of the City of Desloge.
Streets shall be surfaced to a minimum width of twelve (12) feet for
each traffic lane and eight (8) feet in width for each parking lane.
Alleys, within the business district, shall be surfaced to a minimum
of sixteen (16) feet.
D.
The
street surface shall be of Portland cement concrete or a flexible
pavement, and shall be constructed in accordance with design characteristics
at least equal to those given below, or specifications approved by
the City Engineer. The design characteristics shown are only given
as a minimum guideline. The pavement characteristics shall be designed
based on the projected use of the specific subdivision. Design calculations
shall be submitted with the project plans and specifications.
1.
Asphalt.
a.
Asphalt pavement shall be of full depth design consisting of a wearing
course and asphalt base on approved sub-base material. The design
period for the pavement shall be twenty (20) years.
b.
Sub-base material to be coarse aggregate containing ten percent (10%)
to twenty percent (20%) fines, maximum aggregate size two-thirds (2/3)
of sub-base depth, or good sub-base soil, if approved by City Engineer.
c.
Asphalt base and surface courses shall comply with the latest edition
of the Missouri Standard Specifications for Highway Construction.
2.
Concrete.
a.
Minimum pavement depth shall be six (6) inches.
b.
Pavement shall be steel reinforced and constructed with extension
joints, contraction joints, and load transfer devices at slab joints.
c.
Pavement design shall be based upon either Missouri Department of
Transportation specification or those of the American Association
of Highway and Transportation Officials.
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All intersections shall be of the maximum thickness of the two
(2) intersecting streets, plus one-half (½) inch of additional
asphalt base.
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E.
Prior
to the construction of street or alley pavements adequate surface
and subsurface (if required) drainage facilities shall be installed
by the subdivider. Pipe used for drainage purposes shall be of bituminous
coated or galvanized corrugated metal, reinforced concrete, or high
density polyethylene with corrugated exterior and smooth interior
of an approved design, size, and strength to meet the requirements
of the specified conditions which may be encountered. All pipe and
culverts shall be sized by a registered professional engineer.
F.
Acceptance
and dedication of streets shall be done in the following manner:
1.
Notice shall be given to the City by mail from the developer at least
fifteen (15) days prior to the laying of asphalt on the rock base.
2.
The subdivider shall furnish to the City Engineer the results of
a compaction test completed by a qualified engineer for verification
of compaction and depth requirements.
3.
The City Engineer shall determine if the developer has complied with
the base requirements. The developer shall be informed of his/her
approval or, if disapproved, the developer shall be provided with
a listing of areas to be corrected, by mail within fifteen (15) days
by the City Clerk.
4.
The developer shall notify the City by mail at least five (5) days
after the paving is completed. Upon receiving notification of paving
from the developer, the street foreman shall do a second (2nd) inspection
and forward a report to the Board of Aldermen.
5.
The Board of Aldermen shall determine if the paving is in compliance
with the requirements. If the Board determines the developer has complied
with all requirements for paving and curbing, the streets paved in
the development shall be considered dedicated to the City for future
upkeep and maintenance and the Board of Aldermen shall approve same
by resolution duly adopted. Should the Board of Aldermen find the
developer not in compliance with regulations set forth for compaction,
depth, width, or paving and/or materials are not in compliance with
standard construction practices, a letter from the Street Foreman
shall be sent by mail within fifteen (15) days, detailing those areas
to be corrected. No street shall be deemed dedicated to the City until
approved by the Board of Aldermen and resolution is duly adopted.
G.
All
construction shall be completed in accordance with the specific conditions
in the agreement for improvements and the accepted plans and specifications
and in a manner acceptable to the authorities having jurisdiction.
When changes from the accepted plans and specifications become necessary
during construction, written approval from the authorities having
jurisdiction shall be secured prior to the execution of such changes.
H.
Adequate
provision for the maintenance of all street improvements shall be
made by dedication to and acceptance for maintenance by the local
authorities having jurisdiction or by any suitable means.
[CC 1990 §405.220; Ord. No. 97.053 §1, 11-10-1997]
A.
Curbs
and gutters shall be constructed in accordance with the latest edition
of the specifications of the Missouri Highway and Transportation Commission,
and the ordinances and specifications of the City of Desloge. They
shall be constructed of Portland cement concrete and to the cross-section
configuration shown in Appendix 2 of this Chapter.
B.
Curb
construction for concrete pavements may be integral, but roll-type
curbs are not permitted in industrial or commercial areas.
C.
All
plans for the installation of the curb and gutter shall be subject
to approval by the City Engineer and the Planning and Zoning Commission.
D.
All
residential driveway entrances on corner lots shall be no closer than
the minimum side building line. All driveway entrances shall be reviewed
for traffic safety and approved by the Planning and Zoning Commission.
[CC 1990 §405.230; Ord. No. 97.053 §1, 11-10-1997]
A.
The
construction of sidewalks shall be required in all commercial subdivisions.
The extent of sidewalks within the subdivision shall be determined
by the Planning and Zoning Commission and approved by the Board of
Aldermen. Sidewalk construction shall be in accordance with the latest
edition of the specifications of the Missouri Highway and Transportation
Commission and the ordinances and specifications of the City of Desloge.
B.
Sidewalks
in commercial areas shall be of five and one-half (5½) bag
mix concrete, minimum thickness of four (4) inches and a minimum width
of five (5) feet. Expansion joint material shall be placed a maximum
of ten (10) feet apart with control joints placed equidistant between.
Finish shall be by wood or mag float with all edges and joints tooled.
Cross slope shall be one-fourth (¼) inch per foot minimum to
one-half (½) inch per foot maximum. Location of walks shall
be as shown in Appendix 2 of this Chapter.
C.
Sidewalks
in residential areas shall be of five (5) bag mix concrete, minimum
thickness of four (4) inches and a minimum width of four (4) feet.
Expansion joint material shall be placed a maximum of ten (10) feet
apart with control joints placed equidistant between. Finish shall
be by wood or mag float with all edges and joints tooled. Cross slope
shall be one-fourth (¼) inch per foot minimum to one-half (½)
inch per foot maximum. Location of walks shall be as shown in Appendix
2 of this Chapter.
[CC 1990 §405.240; Ord. No. 97.053 §1, 11-10-1997]
A.
Where
a public sanitary sewer main is reasonably accessible, the subdivider
shall provide the subdivision with a complete sanitary sewer system,
including a lateral connection for each lot, connected to such sewer
main and all necessary construction requirements, such as lift stations,
shall be the responsibility of the subdivider in conjunction with
individual situations as approved by the City Engineer and Board of
Aldermen and shall apply with the regulations of the Missouri Department
of Natural Resources.
B.
All
plans and specifications for public and local sewage disposal and
water supply systems shall be prepared for the subdivider by a registered
professional engineer in Missouri in accordance with the requirements
of the Missouri Department of Natural Resources, the ordinances and
specifications of the City of Desloge and the requirements of the
appropriate utility authority.
C.
The
developer shall provide the subdivision with a source of water for
domestic use by a complete loop type water distribution system adequate
to serve the area being platted, including a connection for each lot,
and fire hydrants spaced a minimum of six hundred (600) feet apart,
and with water mains a minimum of six (6) inches in diameter. The
Planning and Zoning Commission shall not approve the final plat thereof
until the Missouri Division of Health certifies to the Planning and
Zoning Commission that such water supply system is in compliance with
the applicable regulations of said Division of Health and the appropriate
utility authority.
[CC 1990 §405.250; Ord. No. 97.053 §1, 11-10-1997; Ord. No. 98.005 §1, 2-9-1998]
A.
Adequate surface and subsurface drainageways for the removal of stormwater shall be provided by the subdivider. The extent to which storm drainage facilities shall be required shall be based upon the regulations given in Chapter 700, Stormwater Management, of the Desloge City Code. Times of concentration, soil infiltration rates, and other variable factors to be used in the analysis shall be discussed with and approved by the City Engineer prior to the presentation of the preliminary plat to the Planning and Zoning Commission.
B.
In
the absence of a stormwater sewer system, a water retarding grass
shall be planted in the planting strip between the building lot line
and the surfaced edge of the street.
C.
The
subdivider shall furnish the City a complete set of plans and profiles
as approved by the City Engineer, Planning and Zoning Commission,
and the Board of Aldermen.
D.
Explicit
notice is made that no "combined" sewers are allowed. Gutter down
spouts, sump pumps and foundation drains shall not be connected to
the sanitary sewer system. Federal regulations prohibit such installations
and anyone violating these provisions shall be guilty of an offense.
E.
Any
person proposing to locate a structure or a use within one hundred
(100) feet of any stream or main drainage channel shall include a
statement by a registered professional engineer, based on a study
of the water shed area and the probable runoff, that the adequate
space for the flow of flood water, provided however, that no building
shall be permitted within fifty (50) feet at the top of the bank of
any stream or drainage channel. This distance may be reduced to twenty-five
(25) feet above the highest anticipated flow level within the stream
or channel.
F.
A water
retarding grass shall be planted by the developer along any stream
or open drainage channel a minimum of fifteen (15) feet on either
side of the top of the bank of any stream or drainage channel.
[CC 1990 §405.260; Ord. No. 97.053 §1, 11-10-1997]
A.
Installation
of public utilities shall comply with all applicable ordinances and
specifications of the City of Desloge and the following:
1.
All utility lines for telephone shall be placed underground in all
subdivisions in accordance with the provisions specified in the Missouri
Public Service Commission Act.
2.
Where gas, telephone and/or electric service lines are to be placed
underground throughout the subdivision, the mains, lines, cables,
and/or conduit shall be located within easements or public rights-of-way
in separate trenches, in a manner and a place approved by the City.
Furthermore, all controls, valves, transformers and/or terminal boxes
shall be located so as not to be unsightly, or hazardous to the public.
3.
When carried on overhead poles, all utility lines for telephone and
electric service shall be provided for within rear and/or side lot
line easements.
4.
All excavations for public utilities made under paved areas shall
be properly backfilled with approved granular materials thoroughly
compacted in place; street repairs shall be completed to restore surface
quality as approved by the City Engineer. All such repairs on reconstruction
shall be at the expense of the utility involved.
[CC 1990 §405.270; Ord. No. 97.053 §1, 11-10-1997]
A.
Street
lighting will be installed by the developer for adequate lighting
of the streets. For local street and residential areas, units shall
be designed to provide visibility without disrupting the aesthetic
appeal of the development or subdivision.
B.
All
electric lines, poles and fixtures shall be assembled and wired through
to the base of the pole by the developer with final connection to
be made by the utility.
C.
Lighting Specifications For Residential Areas.
D.
Lighting Specifications For Major Streets And Commercial And Industrial
Areas.
1.
Each lighting unit shall be setback and centered on a point three
(3) feet from the rear curbline.
2.
Mounting height shall be a minimum of twenty-five (25) feet from
pavement to luminaire.
3.
Lamp posts shall be round tube type of aluminum alloy, and a minimum
of twenty-seven (27) feet in length. Lighting brackets or mast arms
shall be a minimum of eight (8) feet in length and made of aluminum
alloy.
4.
Lamps or luminaires shall be of the high intensity discharge 175
watt mercury vapor type or that recommended by the City Engineer or
similar official.
[CC 1990 §405.280; Ord. No. 97.053 §1, 11-10-1997]
A.
Appropriate
street signs of aluminum extrusions with reflectorized lettering mounted
on aluminum posts and as specified by the City, shall be furnished
and installed by the City at all street intersections on diagonally
opposite corners so that they will be located on the far right hand
side of the intersection for traffic on all streets. Signs indicating
both streets shall be erected at each location mounted as close to
the corner as practical, facing traffic on the cross street, with
the nearest portion of each sign not less than one (1) foot or more
than ten (10) feet back from the curbline.
B.
The
City of Desloge will assign numbers to all houses.
C.
Street
names shall be in compliance with Appendix 2 of this Chapter, and
made a part of this Chapter.
D.
All
properties, whether occupied for residential, commercial, industrial,
or any other purpose or purposes, shall bear numerals indicating the
address of the property, and such numerals shall be affixed to the
principal structure on the property so as to be visible from the street
fronting said property. Address numerals may be of the script or numerical
type, and shall consist of characters at least two (2) inches in height
and at least one (1) inch in width.
[CC 1990 §405.290; Ord. No. 97.053 §1, 11-10-1997]
A.
All
unpaved or otherwise unimproved areas within the public right-of-way,
or public use areas, shall be graded and seeded in a manner and of
materials approved by the Planning and Zoning Commission.
B.
In
informal types of street patterns, informal planting of street trees
in accordance with an approved landscape development plan may be permitted.
In no case shall trees be planted in an area which may, in the opinion
of the City Engineer, result in conflicts to underground service utilities.
[CC 1990 §405.300; Ord. No. 97.053 §1, 11-10-1997]
A.
Markers
shall be set:
1.
At the intersection of all lines forming angles in the boundary of
the subdivision.
2.
At the intersection of street property lines and at the beginning
and end of all curves along street property lines.
3.
In slope areas at principal changes in alignment in the boundary
of the subdivision.
4.
At all points where lot lines intersect street right-of-way lines.
5.
At all angles in the lot property lines.
6.
At all other lot corners.
B.
Markers
shall consist of galvanized steel or wrought iron pipe or steel bars
at least eighteen (18) inches in length and three-quarters (¾)
of an inch in outside diameter.
C.
Monuments
and markers shall be provided by the subdivider and so placed that
the center point shall coincide with the intersection of lines to
be marked and the top level with the surface of the surrounding ground
after final grading.
D.
Monument
locations shall be shown on the final plat.
[CC 1990 §405.310; Ord. No. 97.053 §1, 11-10-1997]
Where the subdivision is to contain sewers, sewage treatment
facilities, water supply system, park areas, or other physical facilities
which will not be maintained by existing public agencies, provision
shall be made by trust agreement, which is a part of the deed restrictions
and which is acceptable to the proper public agencies for jurisdiction
over the continuous maintenance, supervision, operation, and reconstruction
of such facilities by the lot owners in the subdivision. Other restrictions
not inconsistent or in conflict with the provisions of this Chapter
and other ordinances of the City may also be included.
