[Ord. No. 3996 §1(1-1), 9-7-1999]
These regulations shall hereafter be known, cited and referred
to as "The Subdivision Regulations of the City of Dexter, Missouri".
[Ord. No. 3996 §1(1-2), 9-7-1999]
The purpose of these subdivision regulations is to control the
division of land within the incorporated area of Dexter and within
any area subject to extraterritorial zoning regulation by the City
of Dexter in order to promote the public health, safety and general
welfare of the area by regulating the division of land in order to
lessen congestion in the streets and highways; to further the orderly
development and appropriate use of land; to establish accurate records
of land subdivisions; to protect land title; to implement the Master
Plan of the City; to secure safety from fire and other dangers; to
facilitate adequate and coordinated provision for transportation,
water, sewerage, schools, parks, playgrounds and other public requirements;
to facilitate the further division of larger tracts into smaller parcels
of land; and in general, to facilitate the orderly, coordinated, efficient
and economic development of the City of Dexter and the area.
[Ord. No. 3996 §1(1-3), 9-7-1999]
The following words or phrases, when used in this Chapter, shall
have the meanings ascribed to them in this Section, except where the
context clearly indicates a different meaning:
The duly elected Mayor of the City of Dexter, Missouri, or
his/her designated representative.
A minor way dedicated to public use when it is used primarily
for vehicular service access to the back or side of properties otherwise
abutting on a street.
The incorporated area of the City of Dexter and any future
annexations thereto and any area over which the City of Dexter exercises
legal zoning regulatory power.
See "STREET, ARTERIAL".
A definite point of known elevation and location and of more
or less permanent character based on the United States Geological
Survey (USGS) mean sea level data.
A piece or parcel of land surrounded by public highways,
streets, streams, railroad rights-of-way or parks, etc., or a combination
thereof.
The Board of Aldermen of the City of Dexter, Missouri.
A line on a plat between which line and the street right-of-way
no portion of the building may be erected, excluding landings, open
balconies and roof overhangs, subject, however, to the further requirements
of the zoning ordinance.
The City of Dexter, Missouri.
The City Planning and Zoning Commission of the City of Dexter,
Missouri.
That land set aside for open space or recreational use for
the owners of the residential lots in a subdivision, which land is
conveyed by the developer in fee simple absolute title by a warranty
deed to trustees whose trust indenture shall provide that said common
land be used for the sole benefit, use and enjoyment of the lot owners
present and future and shall further provide that no lot owner shall
have the right to convey his/her interest in the common land except
as an incident of the ownership of a regularly platted lot in the
said subdivision.
A street having one (1) open end to traffic and being permanently
terminated by a vehicle turnaround.
A street having only one (1) end open for vehicular traffic
and the other permanently terminated by a turnaround for vehicles.
That person, firm or corporation by whom a tract will be
subdivided or improved pursuant the requirements of these subdivision
regulations.
A grant by the property owner to the public, a corporation
or persons of the use of a strip of land for specific purpose, such
as road maintenance and improvements, drainage maintenance and improvements,
sewers and/or utilities installation, maintenance and improvements.
A professional engineer registered in the State of Missouri.
A title company, bank, savings and loan association, trust
company, attorney or any other person or agency approved by the Board
of Aldermen to act as escrow agent under the provisions of these subdivision
regulations.
A geographic area susceptible to periodic inundation from
overflow of natural waterways and determined as to extent in Dexter
by the Board of Aldermen and any further revisions thereto.
That edge of a lot bordering a street.
The engineering drawings, including technical specifications,
showing and describing types of materials and construction details
for the physical structures and facilities excluding dwelling units
to be installed in conjunction with the development of the subdivision.
Street pavements with curbs, sanitary sewers, storm sewers,
drainage facilities, permanent street monuments, water mains and other
appropriate items.
A land surveyor registered in the State of Missouri.
See "STREET, LOCAL".
A platted parcel of land intended to be separately owned,
developed or otherwise used as a unit.
The total horizontal area within the boundaries of a lot
exclusive of any area designated for street purposes.
A lot abutting upon two (2) or more streets at their intersection.
A lot having frontage on two (2) non-intersecting streets,
as distinguished from a corner lot.
See "SUBDIVISION, MINOR".
A paved vehicle storage area directly adjacent to the multiple-family
access street pavement.
An easement or right-of-way dedicated to public use to facilitate
pedestrian access to adjacent streets and properties.
A preliminary plan for a major subdivision shall be a formal
plan drawn to scale indicating existing and proposed features and
the exact layout of the proposed subdivision including all improvements
such as streets, lots, water, sewer and drainage facilities. The preliminary
plan shall contain the appropriate certifications required by these
regulations. The preliminary plan designates conditional approval
of the proposed subdivision by the Commission and Board of Aldermen.
A sketch plan for a major subdivision shall be an informal
plan, not necessarily to scale, indicating salient existing features
of a tract and its surroundings and the general layout of the proposed
subdivision.
See "PLAT, RECORD".
A complete and exact subdivision plat, prepared for official
recording as required by Statute or ordinance, to define property
rights and proposed streets and other improvements which designates
final approval by the Board of Aldermen and is recorded in the office
of the Recorder of Deeds of Stoddard County, Missouri.
The land opened, reserved or dedicated for a street, walk,
drainage or other public purpose.
A strip of land, including the entire right-of-way, intended
primarily as a means of vehicular and pedestrian travel which may
also be used to provide space for sewers, public utilities, trees
and sidewalks.
A street or road of considerable continuity which serves
or is intended to serve as the principal trafficway between separated
areas or districts and which is the main means of access to the primary
street system or expressway.
Streets which, in addition to serving abutting properties,
intercept minor streets, connect with community facilities and carry
neighborhood traffic to the major arterial street system.
Streets used primarily to provide access to abutting properties.
A minor street which is generally parallel to and adjacent
to major highways or railroad rights-of-way and which provides access
to abutting properties and protection from through traffic.
See "DEVELOPER".
A division of a lot, tract or parcel of land into two (2)
or more lots for the purpose of transfer of ownership or development,
whether immediate or future, including all changes in streets or lot
lines; provided however, that where no new streets or easements of
access is involved, the following shall not be included within this
definition:
Any subdivision not classified as a minor subdivision.
Any subdivision fronting on an existing street and not involving
any new street or road or new water, sewer or drainage facilities.
An insurance company qualified and acting under the Revised
Statutes of Missouri which has met the Statute requirements.
A corporation qualified and acting under the Missouri Title
Insurance Law or a corporation which is an issuing agency for an insurance
company insuring land titles.
An area or parcel of land which the developers intend to
subdivide or improve or to cause to be subdivided or improved pursuant
to the requirements of these subdivision regulations.
An ordinance of the City of Dexter, as from time to time
amended, which controls and regulates zoning in the City of Dexter.
[Ord. No. 3996 §1(1-4), 9-7-1999]
A.
Any plat,
hereafter made, for each subdivision or each part thereof lying within
the City limits of Dexter, Missouri, shall be prepared, presented
for approval and recorded as herein prescribed. The regulations contained
herein shall apply to the subdivision of a lot, tract or parcel of
land into two (2) or more lots, tracts or parcels for the purpose
of sale or of building development whether immediate or future, including
the resubdivision or replatting of land or lots; provided however,
that where no new streets or easement of access is involved, the following
divisions of land shall be exempt from these regulations:
[Ord. No. 3996 §1(1-5), 9-7-1999]
Every subdivision of land in the area shall be shown upon a
plat and submitted first to the Commission for its recommendation
for approval or disapproval and then to the Board for its approval
or disapproval. No plat shall be recorded in the office of the Recorder
of Deeds and no lots shall be sold from such plat unless and until
such plat is approved as provided for in these subdivision regulations.
[Ord. No. 3996 §1(1-6), 9-7-1999]
Whenever any person or corporation may desire to vacate any
subdivision or part thereof in which he/she shall be the legal owner
of all lots and may desire to vacate any lot, such person or corporation
may petition the Board giving a distinct description of property to
be vacated and the names of the persons to be affected thereby, which
petition shall be filed together with a filing fee in the sum of fifty
dollars ($50.00).
[Ord. No. 3996 §1(1-7), 9-7-1999]
A.
General. Where the Board finds that extraordinary hardships
or practical difficulties may result from strict compliance with these
regulations, it may approve variances or exceptions to these subdivision
regulations so that substantial justice may be done and the public
interest secured, provided that such variance or exception shall not
have the effect of nullifying the intent and purpose of these regulations;
and further provided, the Board shall not grant variances unless it
shall make findings based upon the evidence presented to it in each
specific case that:
1.
The
granting of the variance will not be detrimental to the public safety,
health or welfare or injurious to other property or improvements in
the neighborhood in which the property is located.
2.
The
conditions upon which the request for a variance are based are unique
to the property for which the variance is sought and are not applicable
generally to other property.
3.
Because
of the particular physical surroundings, shape or topographical conditions
of the specific property involved, a particular hardship to the owner
would result, as distinguished from a mere inconvenience, if strict
letter of these regulations are carried out.
4.
The
variance will not in any manner vary the provisions of the zoning
ordinance, Master Plan or major street plan.
B.
Conditions. In granting variances and exceptions, the Board
may require such conditions as will, in its judgment, secure substantially
the objectives or requirements of these regulations.
C.
Procedures. A petition for any such variance shall be submitted
in writing by the developer at the time when the preliminary plat
is filed for the consideration of the Commission or at may subsequent
time prior to final approval of the record plat by the Board. The
petition shall state fully to the grounds for the application and
all of the facts relied upon buy the petitioner.
D.
Approval
of the record plat by the Board shall constitute approval of any variances
incorporated herein.
[Ord. No. 3996 §1(1-8), 9-7-1999]
Recording of a subdivision plat shall not be required in case
of the sale or exchange of parcels of land between owners of adjoining
properties for the purpose of adjustments in boundaries, provided
that additional lots are not thereby created and that the original
lots are not reduced below the minimum size required by these subdivision
regulations and the zoning ordinance.
[Ord. No. 3996 §1(1-9), 9-7-1999]
The Board may adopt, amend and publish rules and instructions
within the intent of these regulations for the administration of these
regulations to the end that the public be informed and that approval
of plats be expedited.
[Ord. No. 3996 §1(1-10), 9-7-1999]
Decisions of the Commission relating to any matter covered in
these regulations may be appealed to the Board by written petition
stating the basis for such appeal and the specific relief sought.
[Ord. No. 3996 §1(1-11), 9-7-1999]
Any person, persons, firm, association or corporation violating
any provision or provisions of these subdivision regulations or any
employee, assistant, agent or any other person participating or taking
part in, joining or aiding in a violation of any provision or provisions
of these regulations provided by law for the violation of ordinances
of the City of Dexter and upon conviction shall be punished by a fine
not exceeding five hundred dollars ($500.00) for any one (1) offense
or imprisonment for not more than three (3) months, or both such fine
and imprisonment. Each day a violation continues after service of
written notice to abate said violation shall constitute a separate
offense. In addition to the penalties herein above authorized and
established, the City Attorney shall take other such actions at law
or in equity as may be required to halt, terminate, remove or otherwise
eliminate any violations of these regulations.
[Ord. No. 3996 §1(1-12), 9-7-1999]
A.
Before
submitting a preliminary plan for the subdivision of land within this
area, a developer may submit, at his/her option, to the Commission
a sketch plan for the tract which shall include the following information,
all of which may be used as sources of information other than field
survey data:
1.
The
location of the tract in relation to the City.
2.
The
approximate location of all existing structures within the tract which
are proposed to be retained.
3.
All
existing streets, roads, wet and dry weather watercourses and other
significant features within the tract and within five hundred (500)
feet thereof.
4.
Approximate
location of proposed streets and property lines.
5.
A rough
sketch of the proposed site plan.
6.
A north
arrow and graphic scale.
7.
Direction
of and approximate distance to nearest existing major street intersection.
[Ord. No. 3996 §1(1-13), 9-7-1999]
If a sketch plan is submitted, the Commission shall review and
evaluate the sketch plan as soon as practicable and shall report to
the developer its opinion as to the merits and feasibility of the
improvements contemplated by the sketch plan. In the event a developer
elects not to submit a sketch plan, all information contained thereon
shall be submitted on or with the preliminary plan.
[Ord. No. 3996 §1(1-14), 9-7-1999]
A.
The developer
shall prepare and submit to the Commission and then to the Board such
number of copies of a preliminary plan of the tract as shall be required
by the administrative rules. Such preliminary plan shall be submitted
after receipt of the Commission's report on the sketch plan, if a
sketch plan was submitted. The preliminary plan shall be any scale
from one (1) inch equals twenty (20) feet through one (1) inch equals
two hundred (200) feet, so long as the scale is in an increment of
ten (10) feet and shall contain the following information:
1.
A key
map showing the tract and its relation to the City.
2.
A north
arrow and graphic scale.
3.
The
name proposed for the tract or such part thereof as is proposed to
be subdivided, date of submission to the Commission and the following
names and addresses:
4.
The
approximate area of the tract stated in tenths (0.1) of an acre.
5.
Sufficient
contour data to indicate the slope and drainage of the tract and the
high and low points thereof. Contour data shall extend one hundred
fifty (150) feet beyond the limits of the subdivision boundaries.
United States Geological Survey (USGS) data is acceptable.
6.
The
locations of existing and proposed property lines, streets, watercourses,
sink holes, areas within the tract subject to inundation by stormwater,
railroads, bridges, culverts, storm sewers, sanitary sewers, water
lines, valves, fire hydrants, easements of record, existing buildings,
proposed and existing street names or other improvements that are
to remain.
7.
The
locations and sizes of proposed sewer lines, including pump station
if needed, and location and sizes of water lines, valves and fire
hydrants. Location and sizes of existing municipal sewer lines and
water lines that the proposed subdivision facilities will tie into.
8.
The
zoning district, including delineation of Floodplain Zoning District
if any, and the U.S. Geological Survey section, township and range.
9.
Approximate
area in square feet of minimum and maximum size of lots of less than
one (1) acre and in acres in area and tenths (0.1) of acres if one
(1) acre or more in area into which the tract is proposed to be subdivided.
10.
Any
proposed alteration, adjustment or change in the elevation or topography
of any area in Floodplain Zoning District.
11.
If
the developer intends to subdivide any portion of the parcel into
a multiple-dwelling unit subdivision or a subdivision being developed
under a conditional use procedure Section of the zoning ordinance,
then the preliminary plan shall, in addition, include the following
data:
12.
A
certification by the developer's engineer and surveyor who prepared
the preliminary plan that the plan is a correct representation of
all existing and proposed land subdivisions.
13.
Signature
and date of approval by the Chairman of the Planning and Zoning Commission,
the City Street Department Superintendent, the City Utilities Department
Superintendent, the City Fire Department Chief and the City Attorney.
14.
Signature
of the City Clerk and the Seal of the City of Dexter denoting satisfactory
compliance with the requirements of these regulations.
[Ord. No. 3996 §1(1-15), 9-7-1999]
A.
The Commission
shall review the preliminary plan as soon as practicable and:
1.
If the
preliminary plan is satisfactory, the Secretary of the Commission
shall forward it to the Board together with the recommendation of
the Commission for approval.
2.
If the
preliminary plan is unsatisfactory, the Commission shall give notice
to the submitting party, in writing, setting forth the conditions
causing the disapproval and the unsatisfactory conditions shall be
remedied before further consideration by the Commission.
3.
If the
unsatisfactory conditions are not remedied within thirty (30) days
of such notice, the Secretary of the Commission shall forward the
preliminary plan to the Board together with the recommendation of
the Commission for:
4.
If no
recommendation is received from the Commission by the Board within
sixty (60) days of the date of submission of preliminary plan to the
Commission and no adverse report has been given to the submitting
party by the Commission, it shall assume to have been approved and
the Board may proceed with their review of the preliminary plan in
accordance with these regulations.
5.
Whenever
a preliminary plan includes a proposed establishment of common land
and the Commission recommends or the Board finds that such land is
not suitable for common land due to terrain, benefit to a small portion
of the lot owners, difficulty of maintenance or any similar reason,
the Board may either refuse to approve such establishment or it may
require the rearrangement of the lots in the proposed subdivision
to include such land. In any case where the establishment of common
land is permitted to be included in the subdivision of a tract, a
trust indenture shall be recorded simultaneously with the record plat
which shall provide for the proper and continuous maintenance and
supervision of said common land by trustees to be selected and to
act in accordance with the terms of such indenture and the common
land shall be deeded to the trustees under said indenture by general
warranty deed. Any alteration of the common land or improvement will
require the submission of detailed improvement plans and will be considered
a required improvement.
[Ord. No. 3996 §1(1-16), 9-7-1999]
A.
The Board
shall review the preliminary plan as soon as practicable after receipt
of the report of the Commission and:
1.
If the
preliminary plan is satisfactory, the City Clerk upon direction from
the Board shall thereupon affix a notation of approval, date of approval,
the signature of the City Clerk and the Seal of the City of Dexter
on the plan denoting satisfactory compliance with the requirements
of these regulations. The plan shall be returned to the developer
who may then proceed in accordance with these regulations.
2.
If the
preliminary plan is unsatisfactory, the Board shall give notice to
the submitting party, in writing, setting forth the conditions causing
the disapproval and the unsatisfactory conditions shall be remedied
before further consideration by the Board.
3.
The
approval by the Board of the preliminary plan shall be valid for a
period of two (2) years from the date of approval or such longer period,
up to a maximum of five (5) years, as the Board may determine to be
advisable if after its review by the Board such longer period is necessary
to facilitate adequate and coordinated provisions for transportation,
water, sewerage, schools, parks, playgrounds or other public requirements.
If no record plat of a subdivision or any part of the tract for which
a preliminary plan has been approved is recorded within said two (2)
year period or such longer period as the Board shall permit, a resubmission
and review thereof by the Commission and the Board shall be required.
[Ord. No. 3996 §1(1-17), 9-7-1999]
A.
After
approval of the preliminary plan by the Board, the developer shall
be permitted to divide the plat into two (2) or more sections in a
manner to assure orderly development of the subdivision. In the event
of such sectionalizing:
1.
The
performance bond or escrow agreement shall be in such amount as is
commensurate with the section or sections of the plat for which improvements
will be installed or guaranteed and for which a separate record plat
will be filed.
2.
Submission
of bond or escrow agreement assuring improvements in the remaining
sections may be deferred until such time as the developer proposes
to submit a record plat of such deferred section or sections.
3.
Dedication
of streets, easements and public improvements must be made in each
section for which a record plat is submitted but may be deferred in
the remaining sections until such time as a record plat is submitted
for any such deferred section or sections.
4.
A record
plat may be submitted to the Board for each section for which improvements
have been installed or guaranteed and if approved by the Board shall
be filed with the County Recorder of Deeds.
5.
Each
such section shall contain at least ten percent (10%) of the total
number of lots or at least eight (8) lots, whichever is greater, in
the approved preliminary plan.
6.
A record
plat of the initial section must be submitted for approval within
two (2) years of the date of approval of the preliminary plan by the
Commission and Board or resubmittal of the preliminary plan shall
be required.
7.
If a
record plat is approved for a section or sections of the approved
preliminary plan within two (2) years of the date of approval of the
preliminary plan, approval of the remaining sections of such preliminary
plan shall be valid for a period of five (5) years from the date of
approval of the preliminary plan by the Board.
[Ord. No. 3996 §1(1-18), 9-7-1999]
A.
After
the preliminary plan is approved, improvement plans and technical
specifications prepared by an engineer for the subdivision of all
of the tract or any section if the tract is sectionalized by the developer
shall be submitted to the Commission for review by designated representatives
of the Board to include the Chairman of the Planning and Zoning Commission,
the City Street Department Superintendent, the City Utilities Department
Superintendent and the City Fire Department Chief. Technical specifications
shall be prepared on eight and one-half (8½) inches by eleven
(11) inches paper. Improvement plans shall be prepared on twenty-four
(24) inches by thirty-six (36) inches sheets and shall contain the
following information:
1.
Title
page, which shall include key map showing the relationship of the
area to be subdivided to the tract and which shall reflect areas of
the tract previously subdivided plus adjacent streets.
2.
North
arrow and graphic scale.
3.
Title
block showing name and address of developer and engineering firm as
well as the engineer's seal.
4.
One
(1) or more bench marks in the subdivision to which the subdivision
elevations are referenced. The identity and elevation shall be based
on United States Geological Survey (USGS) mean sea level datum.
5.
List
of the standards and specifications followed, citing volume, section,
page or other references.
6.
Street
surfacing details conforming to City of Dexter standard specifications.
7.
Details
of existing and proposed streets, sanitary sewers, water lines, drainage
channels, swales and storm sewers.
8.
Plans
and profiles of streets, storm sewers and sanitary sewers on a scale
not less than one (1) inch equals one hundred (100) feet horizontal
and one (1) inch equals ten (10) feet vertical.
9.
Plans
and details of water lines and appurtenances.
10.
Existing
and proposed survey monuments, including bench marks.
[Ord. No. 3996 §1(1-19), 9-7-1999]
The required number of improvement plans and technical specifications
together with drainage maps and runoff sheets for stormwater shall
be submitted to the Commission. The plans shall be reviewed, corrections
or additions shall be made, if needed, and when the plans are satisfactory
to those designated representatives reviewing the same, the plans
of the proposed sanitary sewer facilities and water facilities of
the subdivision shall be submitted by the developer to the appropriate
State reviewing agencies. Final approval of the plans will not be
given by the Board until approval is obtained by the appropriate State
reviewing agencies. Complete approval of the improvement plans by
all City and State reviewing agencies shall constitute authority to
start construction.
[Ord. No. 3996 §1(1-20), 9-7-1999]
Approval by the Board of the improvement plans shall be valid
for a period of two (2) years from the date of such approval or for
such longer such period, up to a maximum of five (5) years, as the
Board may determine to be advisable if after review by the Board such
longer period is necessary to facilitate adequate and coordinated
provisions for transportation, water, sewer, parks, playgrounds or
other public requirements. If the construction of the improvements
shall not have been completed within said two (2) year period or such
longer period as the Board may permit, a resubmission and review of
the improvement plans by the Commission and the Board shall be required.
[Ord. No. 3996 §1(1-21), 9-7-1999]
The record plat, which shall be on drafting film or the equivalent
acceptable to the Recorder of Deeds of Stoddard County, together with
copies of any subdivision restrictions where such are too lengthy
to be shown on the plat and accompanied by tender of appropriate fees
as outlined in these regulations shall be submitted to the Commission
for review and then to the Board for final approval. Upon approval
of the record plat by the Board, the City Clerk, at the Board's direction,
shall sign the plat with the date of such approval and shall affix
the Seal of the City of Dexter. Approval of the record plat by the
Board shall constitute approval of any variances from these regulation
incorporated herein.
[Ord. No. 3996 §1(1-22), 9-7-1999]
The record plat shall be filed with the Recorder of Deeds of
Stoddard County by the developer within sixty (60) days after approval
by the Board. If any record plat is not filed within this period,
the approval shall expire.
[Ord. No. 3996 §1(1-23), 9-7-1999]
A.
The record
plat shall be prepared by a registered land surveyor at any scale
from one (1) inch equals twenty (20) feet to one (1) inch equals one
hundred (100) feet in any increment of ten (10) feet from an accurate
survey on one (1) or more sheets whose maximum dimensions are twenty-four
(24) inches by thirty-six (36) inches or whatever the County Recorder
will accept. In certain unusual instances where the subdivided area
is of unusual size or shape, the Commission may permit a variation
in the scale or size of the record plat. If more than one (1) sheet
is required, a key map on sheet No. 1 showing the entire subdivision
at reduced scale shall be provided. The record plat shall show and
be accompanied by the following information:
1.
North
arrow, graphic scale and name of owner or owners.
2.
The
boundary line within and the boundary lines of the subdivision with
accurate distances and bearings; also U.S.G.S. section, township and
range lines; and the boundary lines of any legally established districts
within or adjacent to or abutting the subdivision.
3.
The
lines of all proposed streets and alleys with their widths and names.
4.
An accurate
delineation of any property offered for dedication to public use.
5.
The
line of departure from one street from another.
6.
The
boundary lines of all adjoining lands where it intersects or touches
the subdivision boundary and the right-of-way lines of adjacent streets
and alleys with their widths and names.
7.
All
lot lines and an identification system for all lots and blocks.
8.
Building
lines and easements for right-of-ways provided for public use, service
or utilities with figures showing their dimensions and listing uses
that are being provided.
9.
All
dimensions and bearing, both linear and angular, radii and arcs necessary
for locating the boundaries of the subdivision, blocks, lots, streets,
alleys, easements, building lines and of any other areas for public
or private use. The linear dimensions are to be expressed in feet
and decimals of a foot.
10.
All
survey monuments, including bench marks, together with their descriptions.
11.
Approximate
areas in square feet of minimum and maximum size of lots if less than
one (1) acre in area and in acres and tenths (0.1) of acres if one
(1) acre or more in area into which the tract is proposed to be subdivided.
12.
Name
of subdivision and description of property subdivided showing its
location and area.
13.
Certification
by a registered land surveyor to the effect that the plat represents
a survey made by him/her and that the locations of all required survey
monuments, installed or to be installed, are correctly shown thereon.
The month and year during which the survey was made shall also be
shown.
14.
Signature
and date of approval by the Chairman of the Planning and Zoning Commission,
the City Street Department Superintendent, the City Utilities Department
Superintendent, the City Fire Department Chief and the City Attorney.
15.
Signature
of the City Clerk and the Seal of the City of Dexter on the plat denoting
satisfactory compliance with the requirements of these regulations.
16.
Private
restrictions and trusteeships and their periods of existence. Should
such restrictions and trusteeships be of such length as to make lettering
of same on plat impracticable and thus necessitate the preparation
of a separate instrument, reference to such instrument shall be made
on the plat.
[Ord. No. 3996 §1(1-24), 9-7-1999]
There shall be a subdivision permit fee calculated on the basis
of five dollars ($5.00) per lot and subject to a twenty-five dollar
($25.00) minimum accompanying the submission of a proposed record
plat for each subdivision or sections thereof, except multiple-dwelling
unit subdivisions and non-residential subdivisions.
[Ord. No. 3996 §1(1-25), 9-7-1999]
There shall be a subdivision permit fee calculated on the basis
of five dollars ($5.00) per dwelling unit and subject to a twenty-five
dollar ($25.00) minimum accompanying the submission of a proposed
record plat for each multiple-dwelling unit subdivision or section
thereof.
[Ord. No. 3996 §1(1-26), 9-7-1999]
There shall be a subdivision permit fee in accompanying the
submission of a proposed record plat for each non-residential subdivision
or section thereof calculated on the basis of five dollars ($5.00)
per acre and subject to a twenty-five dollar ($25.00) minimum.
[Ord. No. 3996 §1(1-27), 9-7-1999]
The developer and the developer's engineer shall be responsible
for the inspection of the construction and installation of the streets,
drainage, sanitary sewer and water facilities. Upon completion of
construction and before City approval, the developer shall submit
to the Board a "Certification of Completed Works" executed by the
developer and the developer's engineer stating that all facilities
have been constructed in accordance with the approved permits, improvement
plans and technical specifications. Before final approval, the Board
reserves the right to direct its designated representative(s) to also
inspect all facilities to verify that the improvements have been constructed
in accordance with the approved permits, improvement plans and technical
specifications. The City's inspection does not relieve the developer
of the responsibility to install all improvements in accordance with
the approved permits, improvement plans and technical specifications.
[Ord. No. 3996 §1(1-28), 9-7-1999]
After the sanitary sewers, drainage facilities and water facilities
have been constructed and installed, but before the Commission recommends
final approval or acceptance, the developer or the developer's engineer
shall submit the required number of as-built (record) drawings of
said sanitary sewer, water lines and drainage facilities to the Commission.
[Ord. No. 3996 §1(1-29), 9-7-1999]
A.
Before
the developer's obligation to the City of Dexter is terminated and
before the subdivision is given final approval by the Board, all required
improvements shall be certified by the developer and the developer's
engineer that all improvements were completed in accordance with all
permits, improvements plans and technical specifications.
B.
An agreement,
signed by the developer and his/her contractor, guaranteeing the improvements
against defects in workmanship and materials for a period of one (1)
year from the date of acceptance of such improvements shall be filed
with the Board before the final acceptance of the improvements by
the Board.
[Ord. No. 3996 §1(1-30), 9-7-1999]
A.
The size,
shape and orientation of lots shall be designed to provide desirable
building sites logically related to topography, natural features,
streets and adjacent land uses. The following minimum standards are
set forth as guides to these goals:
1.
Each
proposed lot containing an area of less than three (3) acres shall
front upon a street accepted by the City or improved to the standards
and specification of the City.
2.
Lots
with double frontage should be avoided, except where necessary to
provide separation of the subdivision from traffic arteries or as
otherwise required by topography or similar conditions.
3.
Where
additional widening strips are dedicated on existing streets, calculations
of the area of a lot shall not include widening strips in determining
the gross area of the lot.
4.
The
lot area and dimensions shall meet the requirements of the zoning
ordinance.
5.
The
minimum width required for a front lot fronting on a circular turnaround
may be measured along a line parallel to the street right-of-way at
a distance from the street right-of-way line equal to the depth of
the required front yard plus ten (10) feet.
6.
The
minimum width at the right-of-way line for lots fronting on a circular
turnaround shall not be less than thirty-six (36) feet.
7.
Side
lot lines shall be at right angles to straight streets and radial
to curved streets, except when said radial lot lines detract from
the desirability of the lot.
8.
Corner
lots for residential use shall have adequate width to permit appropriate
building lines from both streets.
[Ord. No. 3996 §1(1-31), 9-7-1999]
A.
A multiple-dwelling
unit subdivision may consist of only one (1) parcel of land or may
include separate lots for one (1) or more multi-family buildings or
may include separate lots for each dwelling unit. The orientation
of structures and lots shall be designed to provide desirable building
sites logically related to topography, streets, parking areas, common
land (if any), other structures and adjacent land uses and:
1.
If divided
into lots, such shall not be deemed "lots" for the purpose of determining
minimum lot area as provided in the zoning ordinance, providing however,
that the total number of dwelling units does not exceed the maximum
density requirements of the zoning district or of any special use
ordinance enacted pertaining to the tract encompassed within the subdivision.
2.
Any
such lots need not front or abut directly on a street, providing that
suitable access and easements are provided for both vehicular and
pedestrian traffic.
3.
In the
event the plan proposes the construction of dwelling units or freestanding
walls either joined together or having a common wall but on separate
lots, such group of dwelling units or walls or both shall be deemed
one (1) structure for the purpose of determining the side, front and
rear yard limitations of the zoning ordinance.
4.
Notwithstanding
any other provisions of these regulations, roadways primarily intended
to service parking areas as determined by the City shall not be considered
streets for the purpose of these regulations.
[Ord. No. 3996 §1(1-32), 9-7-1999]
A.
Principles. In addition to the standards of these regulations
which are appropriate to the planning of all subdivisions, the non-residential
developer shall demonstrate to the satisfaction of the Commission
and the Board that the proposed non-residential subdivision is specifically
adapted to the uses anticipated. Unless otherwise set forth below,
the standards and procedures established elsewhere in these regulations
as applicable to all subdivisions shall apply to non-residential subdivisions
as well.
B.
Standards. Anything to the contrary appearing in these regulations
notwithstanding, the following standard and procedures shall apply
to non-residential subdivisions:
1.
Where
the recorded covenants of a non-residential subdivision require off-street
parking and off-street loading, a minimum road frontage of fifty (50)
feet shall be required for non-residential lots of any size.
2.
There
shall be no restriction as to the maximum block lengths in a non-residential
subdivision.
3.
The
Commission may recommend or the Board may require pedestrian ways,
sidewalks and fencing in a non-residential subdivision to provide
access to parks, schools, shopping areas or similar facilities or
as otherwise necessary to insure the public safety.
4.
The
minimum radius of thirty-two (32) feet at the back of the curb shall
be required at all street intersections in a non-residential subdivision.
5.
Sidewalks shall not be required in a non-residential subdivision developed in an industrial zoning district unless required in Subsection (3) above.
6.
All
streets in a non-residential subdivision shall be designed to meet
at least minimum requirements of pavement width and right-of-way width
as set forth in these regulations. Collector streets in a non-residential
subdivision may be built in two (2) stages of two (2) lanes in each
stage.
7.
The
Commission may recommend or the Board may approve dead-end streets
of more than seven hundred (700) feet in a non-residential subdivision,
but all such dead-end streets shall have a turnaround with a minimum
diameter at the back of the curb of at least eighty-four (84) feet.
Islands shall not be required in turnarounds in a non-residential
subdivision.
8.
There
shall be no requirements for a non-residential subdivision to provide
rights-of-way, including approach rights-of-way and slope easements,
for construction of underpass or overpass where a streets in a non-residential
subdivision crosses railroad tracks.
9.
Alleys
may be recommended by the Commission or required by the Board in non-residential
subdivisions only where other provisions have not been made for service
access, such as off-street loading, unloading and parking, which provisions
are adequate for the uses proposed within the subdivision.
10.
Survey
monuments shall not be required in non-residential subdivisions except
as set forth below:
a.
A
permanent survey marker, as defined elsewhere in these subdivision
regulations, shall be placed on at least two (2) corners of each intersecting
streets in a non-residential subdivision and at each corner of the
subdivision outboundary and said survey markers shall be placed by
a land surveyor. Additional survey monuments shall not be required
in the resubdivision of a lot recorded in a non-residential subdivision.
b.
Said
permanent survey monument may be placed after all streets and related
utilities have been installed in the portion of the non-residential
subdivision being improved.
11.
Every
reasonable effort shall be made to protect adjacent residential areas
from non-residential subdivisions and every reasonable effort shall
be made to protect non-residential subdivisions from residential subdivisions.
C.
Procedures. All procedures set forth in these regulations
shall be adhered to except the following may also be required or done:
1.
The
surface conditions of the property, results of any tests made to ascertain
subsurface rock, soil and water table and spot elevations and slope
ratios sufficient to prepare a grading plan may be required by the
Board where such conditions affect rights-of-way, easements or other
public areas within the non-residential subdivision.
2.
The
non-residential developer may submit improvement plans after the preliminary
plan is approved on part of the non-residential subdivision only.
The Commission and the Board shall review said partial improvements
plans submitted as set forth in these regulation as though they were
being submitted in their entirety for the complete subdivision so
that the non-residential developer may proceed with the construction
and installation of the necessary improvements to a specific industrial
site.
3.
The
location of proposed property lines may be changed by the non-residential
developer from time to time to accommodate the sale of specific industrial
building sites within the subdivision without such change requiring
a review and/or approval by the Commission and the Board of the plat
of the subject non-residential subdivision, providing such relocation
of property lines does not require the relocation of any utility easements
or street rights-of-way. The addition to or eliminating from the preliminary
plan of any of the aforesaid items may similarly be made by the non-residential
developer for the purpose stated without the approval and/or the review
of the Commission.
[Ord. No. 3996 §1(1-33), 9-7-1999]
Block length shall not exceed one thousand five hundred (1,500)
feet, except as the Board deems necessary to secure the efficient
use of land or desired features of street layout.
[Ord. No. 3996 §1(1-34), 9-7-1999]
A.
The arrangement,
character, extent, width, grade and location of all streets 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. All streets and public ways shall be graded
to their full width, including side slopes, and to the appropriate
grade and shall be surfaced with bituminous (asphalt) material or
concrete pavement with concrete curb and gutter in accordance with
standard specifications of the City. The following standards shall
apply:
1.
Arrangement
of streets shall reasonably conform as nearly as possible to the major
street plan and the developer shall make provision for the extension
of arterial (major), collector and local streets. 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 all streets in the nearest
subdivided tracts.
2.
Local
street intersection jogs or discontinuities with centerline offsets
of less than one hundred (100) feet shall be avoided.
3.
Reserved
strips of land which control or limit access at the terminus of streets
are prohibited.
4.
A tangent
of at least one hundred (100) feet long shall be introduced between
reverse curves on arterial and collector streets.
5.
A subdivision
entrance street shall intersect the arterial or collector street with
an interior angle between seventy degrees (70°) and ninety degrees
(90°) extending a minimum distance of one hundred (100) feet.
6.
A minimum
radius of twenty (20) feet at street right-of-way intersection and
a minimum radius of two (2) feet at the back of the curb shall be
required. Greater radii may be required at the intersection and at
the back of the curb of a street with an arterial street. The Board
may permit comparable cutoffs or chords in lieu of rounded corners.
7.
All
streets intersecting on arterial or collector streets shall be directly
opposite existing or other proposed streets and shall be a minimum
of three hundred (300) feet distant, as measured between street centerlines.
8.
Streets
shall be constructed to standard specifications of the City.
9.
All
stub streets in excess of two hundred fifty (250) feet in length shall
be provided with a temporary turnaround.
10.
All
streets shall be designed to meet the following minimum requirements:
|
Street Type
|
Right-of-Way Width
(Minimum)
|
Pavement Width
(Including Curb and Gutter)
(Minimum)
|
|---|---|---|
|
Local (residential)
|
50 feet
|
24 feet
|
|
Major or arterial
|
70 feet
|
28 feet
|
|
Commercial or industrial
|
60 feet
|
28 feet
|
|
Street Type
|
Maximum Grade
|
Minimum Radius of Curve
|
|
Local (residential)
|
12%
|
100 feet
|
|
Major or arterial
|
10%
|
300 feet
|
|
Commercial or industrial
|
10%
|
400 feet
|
|
Intersections
|
5%
| |
|
Maximum Length of Local (Residential) Street
| ||
|
Loop street
|
2,300 feet
| |
|
Cul-de-sac
|
750 feet
| |
|
Maximum Lots on Local (Residential) Street
| ||
|
Loop street
|
56
| |
|
Cul-de-sac
|
16
| |
|
Maximum Length of Vertical Curve
| ||
|
Local (residential)
|
100 feet but not less than 20 feet for each algebraic difference
in grade
| |
|
Major or arterial
|
200 feet but not less than 20 feet for each algebraic difference
in grade
| |
|
Commercial or industrial
|
200 feet but not less than 20 feet for each algebraic difference
in grade
| |
|
Minimum Sight Distance
| ||
|
Local (residential)
|
200 feet
| |
|
Major or arterial
|
275 feet
| |
|
Commercial or industrial
|
275 feet
| |
|
Intersections
|
Across corners — 75 feet from intersection
| |
|
|
The purpose of these minimum requirements is to provide maximum
allowable flexibility in street construction standards while at the
same time insuring the protection of public interest. The widths of
right-of-way and pavement are allowed to vary as functions of the
type of streets and the corresponding intensity of use warrant. Street
classifications may be indicated on the official City map or major
street plan; otherwise, the classification shall be determined by
the Board.
|
11.
Any
subdivision platted along an existing street shall provide additional
right-of way, as necessary, not to exceed twenty (20) feet on each
side, to meet the width requirements set forth. When the subdivision
is located on only one (1) side of an existing street or road, 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.
12.
Whenever
there abuts the tract to be subdivided a dedicated or platted and
recorded half-width street or alley, the other half-width of such
street or alley shall be platted so that the ultimate right-of-way
conforms to the minimum standards set forth in these regulations.
This Section applies only to presently existing half streets existing
at the date of these regulations. There will be no half-width streets
platted or accepted from the date of this Chapter forward.
13.
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.
14.
All
streets shall be dedicated to public use to provide proper traffic
circulation.
15.
Curbs
and gutters shall be constructed in conjunction with the street development
on all streets new and existing and shall be of Portland cement concrete
at least twenty-four (24) inches wide and not less than six (6) inches
deep where the curb abuts the street surface.
16.
When
an existing street does not meet the design and construction requirements
as provided herein, the developer may request a waiver of the requirements
for curbs and gutters on an existing street at the same time that
a preliminary plan is filed with the Commission. The Commission will
review the request and if it is determined that the existing street
does not meet the standards provided herein, the Commission may recommend
to the Board that a waiver of curb and gutter be granted. The Board
shall review the request and may grant said waiver.
[Ord. No. 3996 §1(1-35), 9-7-1999]
Proposed streets which are continuations of or in general alignment
with existing named streets shall bear the names of such existing
streets. The name of a proposed street which is not in alignment with
an existing street shall not duplicate the name of any existing or
platted street within the Stoddard County E-911 area of the City.
All names of streets proposed by the developer shall be approved by
the Commission before submitting the proposed record plat for review.
[Ord. No. 3996 §1(1-36), 9-7-1999]
A.
Alleys
may be provided in a residential district and if provided shall be
at least twenty (20) feet wide and shall be constructed according
to the standards of the City of Dexter also:
[Ord. No. 3996 §1(1-37), 9-7-1999]
A.
All proposed
subdivisions shall have easements as recommended by the designated
representatives of the Board to include the Chairman of the Planning
and Zoning Commission, the City Street Department Superintendent,
the City Utilities Department Superintendent and the City Fire Department
Chief to be adequate for the installation and maintenance of utility
facilities including, at a minimum, utility easements ten (10) feet
in width adjacent to the right-of-way and five (5) feet in width across
the rear of all lots adjacent to the rear lot lines; in addition:
1.
Stormwater
easements and drainage rights-of-way may be required if necessary
for proper drainage within and through a subdivision.
2.
Where
a cut or fill for a street extends beyond the limits of the right-of-way,
the developer shall provide a slope easement as determined by the
developer's engineer and approved by the City Street Department Superintendent
to be of sufficient area and limits to permit the construction and
maintenance of the slope.
3.
Whenever
any stream or important surface drainage course is located in an area
which is being subdivided, the developer shall provide an adequate
easement along each side of the stream for the purpose of widening,
deepening, sloping, improving or protecting the stream or drainage
course.
[Ord. No. 3996 §1(1-38), 9-7-1999]
A.
Survey
monuments shall be placed by a registered land surveyor at all street
corners and so located to find angle points, points of tangency of
curves on one (1) side of the street and at all boundary corners.
Should conditions prohibit the placing of any monuments at the above
locations, offsetting of the permanent marker is permitted provided
that exact off-street courses and distances are shown on the record
plat. Monuments shall be of Portland cement concrete not less than
two (2) feet long, not less than four (4) inches square or five (5)
inches in diameter or steel pipe of at least one (1) inch diameter
firmly embedded in concrete which extends below the frost line.
B.
A permanent
bench mark shall be accessibly placed and accurately noted on the
final subdivision plat. The elevation of such bench mark shall be
based on the United States Geological Survey (USGS) mean sea level
data.
[Ord. No. 3996 §1(1-39), 9-7-1999]
All streets shall be graded and the roadway improved by surfacing.
Roadway surfacing shall be in accordance with standards and specifications
of the City. All grading and surfacing shall be done under observation
and inspection of the developer's engineer and shall be subject to
the approval of the City Street Department Superintendent. The intersection
of any new street with a State highway shall be subject to approval
by the district engineer of the Missouri Department of Transportation.
[Ord. No. 3996 §1(1-40), 9-7-1999]
At such time as a subdivision is proposed adjacent to a street
that is accepted and maintained by the City of Dexter, that portion
of said street adjacent to proposed subdivision shall be improved
to handle the increased traffic due to said subdivision and the additional
right-of-way and cost of improvement of half of the right-of-way adjacent
to the proposed subdivision shall be included in the overall subdivision
improvements. The improvements shall be made to current City specifications
and standards and shall comply with the official City map or the major
street plan of the City or the street classification designated by
the Board.
[Ord. No. 3996 §1(1-41), 9-7-1999]
A.
Installation
of sidewalks shall be optional with the developer, but if included
in the improvement plans, sidewalks shall be constructed in accordance
with specifications of the City. In the absence of applicable specifications,
the minimum requirements for any sidewalks included in the improvement
plans 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 six (6) feet wide with tree wells and
four (4) inches thick, except at driveways where a seven (7) inch
thickness shall be required.
B.
Sidewalks
in street rights-of-way shall be constructed so that their inner edge
shall be approximately as near as possible to the private property
line.
[Ord. No. 3996 §1(1-42), 9-7-1999]
If structures or plantings are proposed at the subdivision entrance,
it shall be done in such a manner as not to obscure the vision of
oncoming traffic. The Board may require the clearing of underbrush
and may require the sodding or seeding in common land where the common
land has been altered.
[Ord. No. 3996 §1(1-43), 9-7-1999]
A.
Corner Lots. Corner lots shall have an extra width to permit
appropriate building setback from both streets or orientation to both
streets. Lots abutting a pedestrian mid-block crosswalk shall be treated
as corner lots.
B.
Uninhabitable Area. Lands subject to flooding or otherwise
deemed by the Planning Commission to be uninhabitable shall not be
platted for residential purposes or for uses that may in the judgment
of the Commission increase the danger of health, life or property
or increase the flood hazard. Such land within a subdivision shall
be set aside for other uses such as parks or other open space.
C.
Back-Up Lots. Lots shall back into such features as freeways,
arterial streets, shopping centers or industrial properties, except
where there is a marginal access street, unless a secondary access
is provided. Such lots shall contain a landscaped easement along the
rear at least twenty (20) feet wide in addition to the utility easement
to restrict access to the arterial street to minimize noise and to
protect outdoor living areas. Lots extending through a block and having
frontage on two (2) local streets shall be prohibited.
D.
Lot Frontage. All lots shall front upon a publicly dedicated
street. Variances may be permitted for approved large scale residential
developments.
E.
Planting Strips. Planting strips may be required to be placed
next to incompatible features such as highways, railroads, commercial
or industrial uses to screen the view from residential properties.
Such screens shall be a minimum of twenty (20) feet wide and shall
not be a part of the normal roadway right-of-way or utility easement.
F.
Easements. Utility easements shall be of sufficient width
to have at least ten (10) foot separation between water and sewer
lines. Where practicable, utility lines shall be placed in alleys
or easements for same. The developer shall properly clear the easement
area of tree stumps, roots, rock and any other obstructions before
the placing of utilities.
[Ord. No. 3996 §1(1-44), 9-7-1999]
The developer shall construct water distribution facilities
and connect the municipal water system in accordance with all State
and municipal requirements as to so provide water service to every
lot within the subdivision. The layout of the water system, the size
of pipes and mains to be used in the various parts of water systems
and all the other details regarding the water system shall be determined
by developer's engineer and subject to the approval of the Utilities
Department Superintendent, the Fire Department Chief and the Missouri
Department of Natural Resources. An adequate number of valves and
fire hydrants shall be provided as directed by the Board's designated
representative to include the City Utilities Department Superintendent
and the City Fire Department Chief. The minimum allowable size water
line shall be six (6) inches; the installation of eight (8) inch or
larger sizes is encouraged and may be required by the Missouri Department
of Natural Resources or the Commission or the Board through the Board's
designated representatives to include the City Utilities Department
Superintendent and the City Fire Department Chief.
[Ord. No. 3996 §1(1-45), 9-7-1999]
The developer shall construct a sanitary sewer system and provide
lateral connections for each lot. The subdivision's sanitary sewer
system shall discharge to the municipal sewer system. The sanitary
sewer system shall be designed and constructed in accordance with
City specifications and the requirements of the Missouri Department
of Natural Resources.
[Ord. No. 3996 §1(1-46), 9-7-1999]
A.
Where
a storm drainage system is reasonably accessible, the developer shall
connect with such storm drainage system and shall do all grading and
provide all drainage structures that are necessary to properly carry
the water to the storm drainage system. Where a storm drainage system
is not accessible, the developer shall do all grading and provide
all drainage installations and structures that are necessary to properly
carry the water to locations which are acceptable to the City Street
Department Superintendent. Surface water will not be permitted to
cross the pavement at low spots. Inlets with connection pipe will
be required to carry the surface water from one side to the other.
B.
Wherever
possible, existing drainage channels shall be used. A drainage easement,
in addition to the provided right-of-way width, may be required where
streets parallel streams or drainage areas. Such easement widths shall
be determined by the City Street Department Superintendent. The design
of the drainage system shall consider and show:
1.
Storm
drainage area of which the subdivision is a part.
2.
Calculation
as to the volume and frequency of water to be handled.
3.
A scheme
of culverts sufficient in size to eliminate flooding or uncontrolled
ponding of water.
4.
Existing
watercourses.
5.
Retention
and/or detention basins to control excessive runoff.
C.
The City
Street Department Superintendent shall evaluate each development proposal
as to its impact on flooding and uncontrolled ponding of water on
the subdivision site and all potentially effected surrounding areas.
D.
The size,
design and type of construction shall be approved by the City Street
Department Superintendent.
E.
Storm
sewer shall meet the following minimum standards for inside dimensions
of drainage pipe and maximum line lengths.
|
Pipe Size (Inches)
|
Maximum Length (Feet)
| |
|---|---|---|
|
15
|
30
| |
|
24
|
50
| |
|
36
|
100
|
F.
Clean
out boxes must be installed according to the maximum length requirements.
The minimum inside dimension of a clean out box shall be three (3)
feet by three (3) feet.
G.
Where
ditches are used for storm drainage, they shall meet the following
minimum standards:
1.
Sod
or seed with jute mesh, at the discretion of the City Street Department
Superintendent, on the bottoms and banks of ditches with mean velocities
up to five (5) feet per second for depths of flow of six (6) inches
or more.
2.
Rip-rap
or other approved ditch lining on ditches with mean velocities greater
than five (5) feet per second for a depth of flow of six (6) inches
or more.
3.
Culverts
at all street or driveway intersections sized to eliminate or prevent
flooding or uncontrolled ponding of water.
H.
The developer
shall purchase and construct all stormwater control improvements necessary
to protect property in the watershed from further or future water
problems that are attributable to the proposed subdivision. The location
and installation of such improvements shall be subject to the approval
of the City Street Department Superintendent.
I.
Construction
and grading plans for the improvements to be installed shall be submitted
to the Commission in accordance with the administrative rules of the
City and shall receive approval of the City Street Department Superintendent
before grading is started or improvements are installed. The following
provisions must be included in construction plans:
1.
Site
plan and topographic drawings in compliance with City requirements.
2.
The
profile of each proposed street and locations and sizes of utility
mains.
3.
The
cross section of each proposed street and locations and sizes of utility
mains.
4.
The
plans and profiles of proposed sanitary sewers and stormwater sewers
with grades and sizes indicated.
5.
The
plan and profile of the proposed water distribution system showing
pipe sizes and the location of valves and fire hydrants.
6.
Alteration of topography. All open cuts of ground shall
be returned to at least the original condition. Sod shall be provided
for any open cut subject to excessive erosion. Sod shall be laid out
in strips at intervals and at right angles to the flow of water to
prevent erosion. The removal and hauling away of topsoil and washing
or hauling away of gravel shall not be permitted without the approval
of the City Street Department Superintendent.
7.
Inspection. Before staring any of the work covered by the
plans approved as above, arrangements shall be made to provide for
inspection of the work by the developer's engineer sufficient, in
the opinion of the City Street Department Superintendent, to insure
compliance with the plans and specifications as approved.
[Ord. No. 3996 §1(1-47), 9-7-1999]
Street markers shall be installed at each street intersection
by the City of Dexter.
[Ord. No. 3996 §1(1-48), 9-7-1999]
All improvements required under the provisions of these subdivision
regulations shall be constructed in accordance with design standards
and plan requirements of these subdivision regulations, the standards
and specifications of the City and, where applicable, the requirements
and authorization of the appropriate State agency or utility company.
[Ord. No. 3996 §1(1-49), 9-7-1999]
If any part or provision of these regulations or application
thereof to any person or circumstances is adjudged invalid by any
court of competent jurisdiction, such judgment shall be confined to
its operation to the part, provision or application directly involved
in the controversy to which such judgment was rendered and shall not
affect or impair the validity of the remainder of these regulations
or the application thereof to other persons and circumstances. The
Board of Aldermen hereby declares it would have enacted the remainder
of these regulations even without such part, provision or application.
[Ord. No. 3996 §1(1-50), 9-7-1999]
A.
For the
purpose of providing for or protecting the public health, safety and
general welfare, the Board may from time to time amend the provisions
imposed by these subdivision regulations. Public hearings on all proposed
amendments shall be held by the Board in the manner prescribed by
State Statute and City ordinance.
B.
Approval
of a preliminary plan shall exempt that subdivision from subsequent
amendments to these subdivision regulations, providing the record
plat is filed within the time specified by the Board in its approval
of the preliminary plan.
