City of Ironton, MO Article III Minimum Improvements Required

Section 405.200 Minimum Improvements.

[R.O. 2008 §405.200; Ord. No. 381 Art. VIII, 11-9-1987]

A. Receipt of the signed copy of the preliminary plan is authorization for the subdivider to proceed with the preparation of the plans and specifications for the following minimum improvements and with the preparation of the final plat. Prior to the construction of any improvements required or to the submission of a bond in lieu thereof, or to the provision for any assessment for such construction, the subdivider shall furnish the City Engineer all plans, information and data necessary to determine the character of said improvements. These plans shall be examined by the City Engineer and will be approved, if in accordance with the requirements of this Section. Following this approval, construction can be started or the amount of a bond determined, or an assessment provided for.

B. No final or official plat of any subdivision shall be approved unless:

1. The subdivider agrees with the Board of Aldermen upon an assessment whereby the City is put in an assured position to install the improvements listed below at the cost of the owners of property within the subdivision;

2. The improvements listed below have been installed prior to such approval; or

3. The subdivider files with the Board of Aldermen a surety bond, cashier's check, or a certified check upon a solvent bank located in the City of Ironton conditioned to secure the construction of the improvements listed below in a satisfactory manner and within a period specified by the Board of Aldermen, such period not to exceed two (2) years. No such bond or check shall be accepted unless it be enforceable by or payable to the City in a sum at least equal to the cost of constructing the improvements as estimated by the City Engineer and in form with surety and conditions approved by the City Attorney.

C. The owner of a tract may prepare and secure approval of a preliminary subdivision plan of an entire area and may install the above improvements only in a portion of such area, but the improvements must be installed in any portion of the area for which a final plat is approved for recording; provided, however, that trunk sewers and any sewage treatment plants shall be designed and built in such a manner that they can easily be expanded or extended to serve the entire area.

Section 405.210 Streets.

[R.O. 2008 §405.210; Ord. No. 381 Art. VIII §1, 11-9-1987]

A. Street plans, profiles, and specifications shall be prepared by a registered professional engineer and approved by the City Engineer, Commission, and Board of Aldermen.

B. Surfaced streets shall be of portland cement concrete, flexible pavement, or gravel or crushed stone, and shall be constructed in accordance with design characteristics at least equal to those required in Article II, and approved by the City Engineer.

C. The streets shall be graded, surfaced, and improved to the dimensions required in Article II. The work shall be performed in the manner prescribed in the current edition of the Missouri State Highway Department specifications.

D. Paved streets, with curbs and gutters, shall be surfaced to the following minimum widths, as measured from inside curb lip to inside curb lip: arterial (four-lane) forty-eight (48) feet; arterial (two-lane), forty-four (44) feet; collector, forty (40) feet; local, thirty-two (32) feet; marginal access, twenty-four (24) feet. Alleys within a business district shall be surfaced to a minimum of sixteen (16) feet. Cul-de-sac turnarounds shall be paved within ten (10) feet of the right-of-way. In instances where parking will be restricted, the above dimensions can be varied with prior approval of the Planning and Zoning Commission and the Board of Aldermen.

E. Street surfacing or pavement type shall be restricted to the following three (3) types:

1. Portland cement concrete surface with curb and gutter.

2. Asphalt pavement with curb and gutter.

3. Gravel or crushed stone constructed to City specifications.

F. Prior to the placement 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 corrugated metal, bituminous-coated corrugated metal, reinforced concrete, or extra-strength vitrified clay of an approved design, size, and strength to meet the requirements of the specified conditions which may be encountered. Minimum diameters of pipe to be used shall be as follows:

1. Roadway cross drains: fifteen (15) inches.

2. Property entrance culverts: twelve (12) inches.

3. Perforated underdrains: six (6) inches.

G. All construction shall be completed in accordance with the specific conditions in the agreement for street improvements within the improvement plans and in a manner acceptable to the authorities having jurisdiction.

H. 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 said changes.

I. 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 other suitable means.

Section 405.220 Curbs and Gutters.

[R.O. 2008 §405.220; Ord. No. 381 Art. VIII §2, 11-9-1987]

A. Curbs and gutters shall be made of portland cement concrete containing five and one-half (5 1/2) bags of cement per cubic yard of concrete, and shall be three percent (3%) to five percent (5%) air-entrained.

B. Curb construction for concrete pavements may be integral. The roll-type curbs may be permitted where approved by the Planning Commission and Board of Aldermen.

C. In accordance with Section 71.365, Revised Statutes of the State of Missouri, when sidewalks are required as provided for in Section 405.230 of this Article, curbs shall be constructed so as to enable persons using wheelchairs to travel freely and without assistance.

D. All new curbs and any existing curbs which are a part of a reconstruction shall comply with these requirements.

E. At each crosswalk, a ramp shall be built into the curb so that the sidewalk and street blend to a common level. Such ramps shall be not less than thirty-six (36) inches wide and shall not have a slope greater than one (1) inch rise per twelve (12) inches length (eight and three-tenths percent) (8.3%). For all ramps, there shall be a gradual rounding at the bottom of the slope.

F. An exception may be granted where, because of surrounding buildings or other restrictions, it is impossible to conform the slope of the ramp with these requirements. In this event, the ramp shall contain a slope with as shallow a rise as possible, not to exceed ten percent (10%).

G. Driveway ramps shall not extend past the vertical face of the curb; and ramps shall be built into the curb so that the ramp and street blend to a common level. For all ramps, there shall be a gradual rounding at the bottom of the slope.

H. In the event of development on existing roadways with curbing, the developer shall submit, as a part of the preliminary plan, a curb cutting request for all proposed driveway ramps which shall be subject to approval by the City Engineer or similar official, Commission, and Board of Aldermen.

I. All plans for the installation of curbs and gutters shall be subject to approval by the City Engineer, Planning Commission, and Board of Aldermen.

Section 405.230 Sidewalks.

[R.O. 2008 §405.230; Ord. No. 381 Art. VIII §3, 11-9-1987]

A. The construction of sidewalks is not normally required in subdivisions, but may be required if the subdivision includes, or is within three hundred (300) feet of existing or proposed schools, playgrounds, or other features which would attract children.

B. The extent of sidewalks within subdivisions shall be determined by the Commission and approved by the Board of Aldermen. In all subdivisions, the space as specified in Article II shall be included in the cross-sectional drawings of streets.

C. When constructed, sidewalks shall be of portland cement concrete four (4) inches thick, six (6) inches across driveways, with a minimum width of four (4) feet. "Dummy" control joints shall be placed every five (5) feet, and expansion joints shall be placed every forty (40) feet. Concrete shall contain five and one-half (5 1/2) sacks of cement per cubic yard and shall have three percent (3%) to five percent (5%) entrained air. Finish shall be by wood float or broom with all edges and joints tooled. The location of sidewalks shall be as shown in Article II.

D. Where sidewalks are not required, the street grade shall be completed so that additional grading shall not be necessary for any future construction of sidewalks.

Section 405.240 Sewerage Collection System and Water Supply System.

[R.O. 2008 §405.240; Ord. No. 381 Art. VIII §4, 11-9-1987]

A. The subdivider shall provide for the disposal of sewage within the subdivision in accordance with Chapter 705 of this Code, which regulates the use of public and private sewers within the City, or any future ordinances which may supersede those now in effect. Where a public sanitary sewer main is reasonably accessible, the subdivider shall provide the subdivision with a complete sanitary sewer system, including the lateral connection for each lot, connected to said sewer main. All necessary construction requirements, such as lift stations, shall be the responsibility of the subdivider and approved by the City Engineer, Commission, and Board of Aldermen and shall comply with the regulations of the Missouri Department of Natural Resources.

B. Where a public sanitary sewer system is not reasonably accessible, but where plans for the installation of sanitary sewers in the vicinity of the subdivision have been prepared and approved by the Missouri Clean Water Commission, the subdivider shall install sewers in conformity with said plans. Where immediate connection is not possible, and until such connection with the sewer system in the district can be made, the use of private sewage treatment facilities may be permitted, provided said disposal facilities are installed and maintained in accordance with the regulations and requirements of the Missouri Department of Natural Resources and approved by the City Engineer, Commission, and Board of Aldermen.

C. Where no sanitary sewer system is accessible and no plans for a sewer system have been prepared and approved, the developer may, upon approval by the Missouri Clean Water Commission, City Engineer, Commission, and Board of Aldermen, install individual disposal devices on individual lots within the subdivision. All such individual devices shall be constructed and maintained in accordance with the regulations and requirements of the Missouri Department of Natural Resources and the Board of Aldermen.

D. The subdivider shall provide the subdivision with a complete loop-type water distribution system adequate to serve the area being platted. The system shall include a connection for each lot, water mains a minimum of six (6) inches in diameter, and fire hydrants spaced a maximum of five hundred (500) feet apart. The Commission shall not approve the final plan until the Missouri Department of Natural Resources certifies to the Commission that said water supply system is in compliance with the applicable regulations of the State of Missouri and is in accordance with Chapter 705 of this Code or any further amendments thereto.

Section 405.250 Storm Drainage.

[R.O. 2008 §405.250; Ord. No. 381 Art. VIII §5, 11-9-1987]

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 an analysis of need prepared by a registered professional engineer. The analysis shall be based upon a rational method of computing stormwater runoff, using the maximum of one-hour rainfall to be expected within a ten-year period. 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 during the preliminary consideration of the subdivision.

B. A storm sewer system, with surface inlets, shall be provided by the subdivider in all cases where curb and gutter are to be installed and whenever available evidence indicates that such a system is necessary as a result of natural surface drainage.

C. In the absence of a storm sewer system, a water-retarding grass shall be planted in the strip between the sidewalk and the surfaced edge of the street.

D. Any person proposing to locate a structure or a use within one hundred (100) feet of any stream, main drainage channel, or sinkhole shall include a statement by a registered professional engineer, based on a study of the watershed area and the probable runoff, that the structure or use in the location proposed will leave adequate space for the flow of floodwater; provided, however, that no building shall be permitted within fifty (50) feet of the top of the bank of any stream, drainage channel, or sinkhole.

E. A water-retarding grass shall be planted by the subdivider along any stream, open drainage channel, or sinkhole in an area extending a minimum of fifteen (15) feet on either side of the top of the bank of any stream, drainage channel, or sinkhole within or adjacent to a proposed subdivision.

F. All sinkholes, or similar depressions, are to be retained to dispose of surface drainage, and such features shall be provided with suitable inlet structures to prevent clogging or filling of the openings to be used and to provide maximum storm drainage capacity.

Section 405.260 Public Utilities.

[R.O. 2008 §405:260; Ord. No. 381 Art. VIII §6, 11-9-1987]

A. All electric and telephone utility lines shall be installed underground in accordance with the provisions specified in the Missouri Public Service Commission General Order No. 52 and amendments thereto.

B. Where gas, telephone, and electric service lines are placed underground throughout the subdivision, the mains, lines, cables, and conduits shall be located within easements or public rights-of-way in separate trenches and in a manner which will not conflict with other underground services. All controls, valves, transformers, and terminal boxes shall be located so as not to be hazardous to the public.

C. Should the Commission allow electric and telephone lines to be carried on overhead poles, rear and side lot easements shall be provided if necessary.

D. All excavations for public utilities made under paved areas shall be properly backfilled with approved granular materials thoroughly compacted in place, and street repairs shall be completed to restore the street surface. All such repairs or reconstruction shall be at the expense of the developer or utility involved. No excavation of any street may be undertaken until all necessary permits are obtained.

Section 405.270 Street Lighting.

[R.O. 2008 §405.270; Ord. No. 381 Art. VIII §7, 11-9-1987]

A. Street lighting shall be installed by the subdivider, except where overhead lines exist.

1. In a subdivision, a lighting unit shall be installed at each intersection and cul-de-sac turnaround.

2. Lighting specifications for major streets and commercial and industrial areas:

a. Lighting standards shall be evenly spaced and staggered longitudinally, a maximum of two hundred fifty (250) feet apart;

b. Each lighting unit shall be set back and centered on a point three (3) feet from the rear curb line;

c. Mounting height shall be a minimum of twenty-five (25) feet from pavement to luminaire;

d. 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;

e. Lamps or luminaries shall be of the high-intensity-discharge one hundred seventy-five-watt mercury vapor type or that recommended by the City Engineer or similar official.

3. Lighting unit design for local streets and residential areas shall be determined by the Planning Commission on a case-by-case basis. Generally, units shall be designed to provide visibility without disrupting the aesthetic appeal of the development or subdivision. This will generally require a fourteen-foot pole with a more decorative lighting unit and adjustment in staggered longitudinal spacing.

4. All street lighting shall be installed in accordance with the Missouri Public Service Commission General Order No. 52 and subsequent amendments. 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.

Section 405.280 Landscape Development.

[R.O. 2008 §405.280; Ord. No. 381 Art. VIII §8, 11-9-1987]

A. All unpaved or otherwise unimproved areas within the public rights-of-way, or public use areas, shall be landscaped in a manner approved by the Commission.

B. In informal types of street patterns, informal plantings of trees in accordance with an approved landscape development plan may be permitted. In no case shall trees be planted in an area where they may cause damage to underground service utilities.

Section 405.290 Monuments.

[R.O. 2008 §405.290; Ord. No. 381 Art. VIII §9, 11-9-1987]

A. All property surveys shall be conducted according to the current Minimum Standards for Property Surveys, as set out by the State Land Survey Authority.

B. All monuments shall be established and installed to meet the requirements for monumentation of the Missouri Land Survey Authority.

C. Monuments shall be provided by the subdivider and so placed that the center point shall coincide with the intersection of the lines to be marked, with the top of the monuments level with the surface of the ground (or underground where necessary) after final grading.

D. All permanent monuments required by the State Land Survey Authority shall be of a type and installed according to the requirements of the State Land Survey Authority. All other markers shall consist of galvanized steel, wrought iron pipe, or steel bars at least twenty-four (24) inches in length and one-half (1/2) inch in diameter.

E. Markers shall be set by the subdivider:

1. At the intersection of all lines forming angles in the boundary of the subdivision.

2. At the intersection of street right-of-way lines at the beginning and end of all curves along street property lines.

3. At all points where lot lines intersect street right-of-way lines.

4. At all angles in the lot property lines.

5. At all other lot corners.

Section 405.300 Gas.

[R.O. 2008 §405.300; Ord. No. 381 Art. VIII §10, 11-9-1987]

If the developer proposes that natural gas be provided as fuel for home heating, the developer shall provide each lot to be so served within the subdivided area with a connection to the City gas system. All connections shall comply with applicable regulations.

Section 405.310 Plantings.

[R.O. 2008 §405.310; Ord. No. 381 Art. VIII §11, 11-9-1987]

All landscaped strips, parkways, and screening areas dedicated to the public shall be graded, seeded and planted in an appropriate manner. Where shrubs are required for the purpose of screening, specimen, density and other pertinent features shall be approved by the Planning Commission.