[R.O. 2013 § 410.010; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Title. This Chapter shall be known, referred to and cited as "The
Land Subdivision Code of the City of Fredericktown, Missouri."
B.
Purpose. This Chapter is to provide for the harmonious development
of Fredericktown; for the coordination of streets within subdivisions
with other existing or planned streets or with other features of the
Comprehensive Plan of Fredericktown; for adequate open spaces for
traffic, recreation, light and air, and for the distribution of population
and traffic which will tend to create conditions favorable for health,
safety, convenience and prosperity.
C.
Applicability To Existing Developments. This Chapter shall apply
to all subdivisions or portions of subdivisions where public improvement
plans will be submitted to the Building and Permitting Section of
the City upon its adoption.
[R.O. 2013 § 410.020; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
BUILDING LINE
COLLECTOR STREET
CUL-DE-SAC
LOCAL STREET
MAJOR SUBDIVISIONS
1.
2.
3.
MINOR SUBDIVISION
For this Chapter, certain words and terms are herewith defined; the
singular includes the plural and the plural includes the singular,
the word "shall" is mandatory and not directory.
A line on a plat, between which line and a street right-of-way
no building or structure may be erected.
A street which carries traffic from a minor street to an
arterial street.
A minor street with only one (1) outlet and culminated by
a turnaround.
A street not designed as a collector or arterial street.
The division of land into five (5) or more lots or other
divisions of land into parcels of one (1) acre or less in area, and
the dedication of streets, ways, or other areas for the public use.
This shall not apply to:
Transfers of interest in land by will or pursuant to court order,
Leases for a term not to exceed ten (10) years, mortgages or
easements, or
The sale or exchange of parcels of land between adjoining property
owners if additional lots are not thereby created and the lots resulting
are not reduced below the minimum sizes required by this Chapter or
other applicable laws or ordinances.
Any subdivision containing not more than four (4) lots fronting
an existing road and not involving the creation of any public improvements
or that does not adversely affect the remainder of the parcels or
adjoining properties.
[R.O. 2013 § 410.030; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
General. It shall be unlawful for any person being the owner, agent, or person having control of any land within the City to subdivide or layout such land in lots unless by a plat, in accordance with the regulations contained herein. No plat shall be recorded and no lots shall be sold from such plat unless and until approved by the Board of Aldermen. The design and layout of all subdivisions shall conform with the requirements of Section 410.050 hereof.
B.
Major Subdivisions. The subdivider shall submit a preliminary plat in accordance with the specifications of Section 410.140 hereof. Following approval of the preliminary plat, the subdivider shall cause to have prepared public improvement plans prepared by a Registered Professional Engineer in the State of Missouri. After the plans are approved by the City the subdivider shall install the minimum improvements or furnish a bond or provide for an assessment guaranteeing such installation, in accordance with the requirements of Section 410.150 hereof. Upon approval of improvements or when arrangements for a performance bond are complete, the final plat shall be submitted in accordance with the provisions of Section 410.230 hereof.
C.
Minor Subdivisions. The subdivider shall confer with the City building and permit Section in regards to the possibility of making the proposed changes in lot boundaries. If acceptable to the City and not in conflict with City ordinances the developer shall have prepared a final plat in accordance with Section 410.230 hereof.
[R.O. 2013 § 410.035; Ord. No.
96-20 §§ 1 — 2, 5-13-1996; Ord. No. 09-55 § 1, 9-28-2009; Ord. No. 10-33 § 1, 6-30-2010]
A.
When an applicant submits the preliminary plat for a proposed major
subdivision to the Building Inspector, the applicant shall pay a filing
fee of one hundred dollars ($100.00) plus ten dollars ($10.00) per
lot in the proposed subdivision. When the applicant submits the plat
for a proposed minor subdivision, the applicant shall pay a filing
fee of twenty-five dollars ($25.00) plus ten dollars ($10.00) per
lot in the proposed minor subdivision.
[R.O. 2013 § 410.040; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
The arrangement of streets in new subdivisions shall make provisions
for the continuation of the principal existing streets in adjoining
areas (or their proper projection where adjoining land is not subdivided)
insofar as necessary. The width of such streets in such subdivisions
shall be not less than the minimum widths established herein. The
street arrangements shall be such so as not to cause a hardship to
owners of adjoining property when they plat their own land and seek
to provide convenient access to it. Offset streets should be avoided.
The angle of intersection between local streets and major streets
should not vary by more than ten degrees (10°) from a right angle.
A street obviously in alignment with an existing street shall bear
the name of the existing street. All proposed street names shall be
checked against the duplication of other street names.
[R.O. 2013 § 410.050; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Street rights-of-way, widths and general layouts are as follows:
1.
Street right-of-way and road construction widths.
a.
Street rights-of-way and road construction widths (as measured
from back of curb to back of curb) shall conform to the following
schedule:
|
Street Type
|
Right-Of-Way Width
(feet)
|
Roadway Width
(feet)
| |
|---|---|---|---|
|
Arterial
|
70
|
44
| |
|
Collector
|
60
|
40
| |
|
Minor
|
50
|
34
| |
|
Local in Ind. Areas
|
60
|
40
|
2.
Half streets shall be prohibited except where it is essential
to the reasonable development of the subdivision, and where it is
determined that it will be practical to require the dedication of
the other half when adjoining property is subdivided. The City may
require the dedication of sufficient right-of-way on perimeter streets
to accommodate two (2) lanes of traffic.
3.
When arranging streets in new subdivisions, provisions shall
be made for the continuation of existing streets in adjoining areas.
Where adjoining areas are not subdivided the layout must include provisions
for projecting streets to the boundaries of the tract being subdivided.
4.
Street jogs with center-line offsets of less than one hundred
twenty-five (125) feet shall be prohibited.
5.
Dead-end streets or cul-de-sacs, designed to be so permanently,
shall not be longer than seven hundred fifty (750) feet in residential
areas and shall be provided at the closed end with a turn around having
a minimum outside roadway diameter of eighty (80) feet and a property
line diameter of one hundred (100) feet.
6.
Local streets shall be laid out so that their use by through
traffic shall be discouraged.
7.
A tangent of at least one hundred (100) feet in length shall
be introduced between reverse curves on arterial and collector streets.
8.
Streets shall be laid out so as to intersect as nearly as possible
at right angles.
9.
Property lines at street intersections shall be rounded with
a radius of twenty (20) feet. A greater radius shall be designed and
must be approved when the street changes direction and is continuous.
10.
Street grades, sight distances, radii. All street grades shall
be constructed to be within the following limitations:
|
Street Types
|
Maximum Grade at Center Line
|
Minimum Grade at Center Line
|
Minimum Sight Distance at Crest of Vert. Curve
(feet)
|
Minimum Horizontal Radius of Center Line
(feet)
|
|---|---|---|---|---|
|
Arterial
|
6%
|
1.0%
|
300
|
600
|
|
Collector
|
7%
|
0.75%
|
200
|
300
|
|
Minor/local
|
9%
|
0.75%
|
150
|
300
|
|
Industrial
|
8%
|
1.0%
|
200
|
200
|
[R.O. 2013 § 410.060; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Utility easements of at least ten (10) feet in width shall be
provided on each side of all rear lot lines and along side lot lines
for poles, wires, conduits, storm and sanitary sewers, gas, water
or other mains. Easements of greater width may be required along or
across lots where necessary for the extension of main sewers or other
utilities or where both water and sewer lines are located in the same
easement.
[R.O. 2013 § 410.070; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Block regulations are as follows:
1.
No residential block shall be less than five hundred (500) nor
more than one thousand two hundred fifty (1,250) feet between cross
streets unless it is deemed advisable because of unusual conditions
by the Planning and Zoning Commission.
2.
In platting residential lots containing less than fifteen thousand
(15,000) square feet the depth of the block shall not exceed three
hundred (300) feet.
3.
Where a tract of land is of such size or location as to prevent
a lot arrangement directly related to a normal street arrangement,
there may be established one (1) or more "places", such place may
be in the form of a court, a dead-end street, or other arrangement,
provided however, that normal and proper access shall be given to
all lots from a dedicated place (street or court).
[R.O. 2013 § 410.080; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Requirements for lots shall be as follows:
1.
The lot arrangement and design shall be such that all lots will
provide satisfactory and desirable building sites, properly related
to topography and the character of surrounding development.
2.
All side lines of lots shall be at right angles to straight
street lines and radial to curved street lines, except where a variation
to this rule will provide a better street and lot layout. Lots with
double frontage shall be avoided.
3.
The average minimum width of residential lots shall be no less than the minimum width specified in the City Zoning Code (see Chapter 405) at the building lines. No lot shall have an area less than that required by the Zoning Code.
4.
When a corner lot abuts intersecting streets, it shall have
extra width sufficient to permit the establishment of front building
lines on both the front and side of the lots adjoining the streets.
5.
No strip or parcel of land shall be reserved by the owner, unless
the same is sufficient in size and area to be of some practical use
or service.
[R.O. 2013 § 410.090; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Building lines shall be shown on all lots intended for residential
use of any character and on commercial or industrial lots immediately
adjoining residential area. Such building lines shall not be less
than twenty-five (25) feet or as required by any zoning or building
line regulation applying to the property. Restrictions requiring buildings
to be set back to such building lines shall be shown on the plat.
Restrictions shall also be made and shown on or referred to on the
plat, requiring all residential buildings to be not less than thirty
(30) feet from rear lot lines.
[R.O. 2013 § 410.100; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
The City's designated representative shall confer with
the subdivider regarding the type and character of development that
will be permitted in the subdivision and may agree with the subdivider
as to certain minimum restrictions to be placed upon the property
to prevent the construction of substandard building, control the type
of structures or the use of the lots which, unless so controlled,
would clearly depreciate the character and value of the proposed subdivision
and of adjoining property. Deed restrictions or covenants may provide
for the creation of a property owners' association or Board of
Trustees for the proper protection and maintenance of the development
in the future, provided however, that such deed restrictions or covenants
shall not contain reversionary clauses wherein any lot shall return
to the subdivider because of a violation thereon of the terms of the
restrictions or covenants. Where the subdivision contains sewers,
sewage treatment plants, water supply system, park areas, street trees
or other physical facilities necessary or desirable for the welfare
of the area and which are of common use or benefit and are not or
cannot be satisfactorily maintained by an existing public agency,
provisions shall be made by trust agreement, made a part of the deed
restrictions acceptable to any agency having jurisdiction over the
location and improvements of such facilities, for the proper and continuous
maintenance and supervision of such facilities.
[R.O. 2013 § 410.110; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Where an area being subdivided includes land to be used for
public purposes such as schools, parks or public buildings under the
duly adopted Comprehensive Plan of the City, the subdivider shall
dedicate such lands to the proper public agency as a part of the subdivision
plat; provided however, that such dedication need not exceed five
percent (5%) of the total area of the subdivision plat. Where such
lands exceed five percent (5%) of the total area of the subdivision
plat, that part of such lands in excess of five percent (5%) of the
total area of the subdivision shall also be shown on the plat and
arrangement made for the purchase of such land by the proper public
agency in a period of not less than three (3) years from the date
of approval of the plat, said purchase to be consummated within three
(3) years from the date of approval of final plat. Where less than
five percent (5%) of an area being subdivided consists of land proposed
for parks or schools under the Comprehensive Plan, the subdivider
shall dedicate any land so proposed and pay to the City a sum of money
so that either or both the dedication and the payment shall equal
five percent (5%) of the appraised value of the land before it is
subdivided. Value of the land shall be established by appraisal, one
of whom shall be appointed by the Board of Aldermen, one of whom shall
be appointed by the subdivider and one of whom shall be mutually agreed
upon by the two (2) appraisers named above.
[R.O. 2013 § 410.120; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Whenever any stream or important surface drainage course is
located in an area which is being subdivided, the subdivider shall
provide a minimum of a fifteen (15) foot easement along each side
of the stream for the purpose of widening, deepening, sloping, improving,
or protecting the stream or drainage course. The width of these proposed
easements shall be of a width adequate for the City to maintain the
stream and approved by the City's Street Commissioner or City
Engineer.
[R.O. 2013 § 410.130; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Whenever any person desires to subdivide land into building lots or to dedicate streets or land for public use within the City, he/she shall submit three (3) copies of the preliminary plat conforming to the requirements of Section 410.050 to the City Clerk before submission of the final plat.
B.
The preliminary plat shall show:
1.
The location of present property lines, streets, buildings and
watercourses.
2.
The proposed location and width of right-of-way for streets,
lots, buildings, and setback lines and easements.
3.
Existing sanitary and storm sewers, water mains, culverts, and
other underground structures within the tract or immediately adjacent
thereto. The location and size of the nearest water main and sewer
or outlet are to be indicated in a general way upon the plat.
4.
The title under which the proposed subdivision is to be recorded
and the name of the subdivider platting the tract.
5.
The names and adjoining boundaries of all adjoining subdivisions
and the names of recorded owners of adjoining parcels of unsubdivided
land.
6.
North Point, scale and date.
7.
The ten-foot contour lines of the proposed area to be developed
and surrounding areas as required.
8.
A subdivision preliminary plat may be approved and the development
thereof may be permitted in several phases so long as all of such
phases to be developed separately are no less than ninety thousand
(90,000) square feet with the property depth no less than three hundred
(300) feet. The entire development shall be shown on preliminary plat
so that City Officials may see the proposed layout of the entire development.
C.
Approval of the preliminary plat by the Board of Aldermen does not
constitute acceptance or approval of the final subdivision plat or
the public improvement plans. One (1) copy of the approved preliminary
plat shall be retained by the City and one (1) copy will be given
to each subdivider.
[R.O. 2013 § 410.140; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Receipt of the approval of the preliminary plat is authorization
for the subdivider to have his/her private Engineer proceed with preparation
of public improvement plans and specifications for the minimum improvements.
The subdivider shall furnish the City public improvement plans prepared
by a Registered Professional Engineer necessary to determine the character
of said improvements. These plans shall be submitted to the City Engineer
for review and approval. Following approval construction can be started
or the amount of a bond determined.
1.
No final or official plat of any subdivision shall be approved
unless:
a.
The improvements listed in the following Sections have been
installed prior to such approval, or
b.
The subdivider files with the Board of Aldermen, a surety bond,
cash bond, cashier's check or certified check upon a solvent
bank, conditioned to secure the construction of the improvements listed
in the following Sections in a construction of the improvements listed
in the following Sections in a satisfactory manner within a period
of two (2) years. No such bond or check shall be accepted unless it
is enforceable by or payable to the City on a sum at least equal to
the cost of constructing the improvements as estimated by the City
and in form with surety and conditions approved by the City Attorney
for a period of two (2) years and one (1) month.
2.
The owner of a tract may prepare and secure approval of a preliminary
subdivision plat of an entire area and may install the above improvements
only in a portion of such area (after approval of public improvement
plans), but the improvements must be installed (or bond provided)
in any portion of the area for which a final plat is proposed for
recording; provided however, that the public improvements for the
entire area to be developed have been designed by the developer's
private engineer and approved by the City.
B.
Requirements For Building Permits. Before a building permit for a
residence in a new subdivision is issued the developer shall have
basic public services completed to that lot which will include water,
sewer, drainage facilities, and an all weather gravel access road.
No building permits shall be issued for more than thirty percent (30%)
of the lots in a subdivision without completion and acceptance of
all public improvements including drainage facilities, sewer, water,
curb and gutter, rock, subgrade of road installed and compacted to
grade and paving.
C.
Failure To Construct Improvements. If any public improvements are
not constructed within two (2) years, the City may then cause the
public improvements to be made at the expense of the subdivider. The
Board of Aldermen shall have the authority to grant an extension of
the time limit to complete the required public improvements for a
period not to exceed one (1) year. If the extension is granted, the
developer shall submit a new bond of duration one (1) month longer
than the time extension granted.
D.
Reduction Of Bond. The City's designated representative may
allow a reduction in the amount of the bond for the subdivision in
the approximate proportion that completed improvements compare to
the total cost of the improvements required. In no event shall the
bond be reduced below twenty percent (20%) of the total cost of the
completed improvements plus one hundred percent (100%) of the cost
of the uncompleted improvements. Upon written acceptance by the City's
designated representative of the improvements the remaining security
may be released. The developer may request a reduction in the bond
on a once per two (2) month basis, and the reduction will only be
made for completed public improvements including streets, sanitary
sewers, storm sewers and drainage, or water system. The developer's
bond will only be reduced as each public improvement (i.e., street
or sewer) is completed and accepted by the City's designated
representative in writing.
[R.O. 2013 § 410.150; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
All subdivision boundary corners and the four (4) corners of
all street intersections shall be marked with proper property corners
as are determined by the current State of Missouri minimum standards
for property boundary surveys. Should conditions prohibit the placing
of monuments on the line, offset marking will be permitted; provided
however, that exact offset courses and distances are shown on the
subdivision plat.
[R.O. 2013 § 410.160; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
Street improvement regulations are as follows:
1.
All utilities shall be extended to the right-of-way line behind
the back of curb and trenches compacted to ninety-five percent (95%)
proctor density prior to starting street construction.
2.
The crown of each street shall be six (6) inches.
3.
Subgrade preparation.
a.
The road bed shall be stripped of all organic and other unsuitable
materials. The subgrade surface shall be brought to the specified
lines, grades and cross-section. Tolerance will be plus or minus five
hundredths (0.05) foot.
b.
The subgrade shall be compacted in both cut and fill sections
to a density of ninety-five percent (95%) proctor density. Cut sections
shall be compacted to a depth of at least six (6) inches below finished
subgrade elevation. Fill sections shall be compacted in lifts of not
less than six (6) inches.
c.
The newly finished subgrade shall be repaired from any action
of the elements. Any settlement or washing that occurs prior to placing
of aggregate base shall be repaired to the specified lines and grade
and cross-section.
d.
If in the opinion of the City Street Commissioner the subgrade does not appear to meet Subsection (A)(3)(b) above then the City may require the subdivider to have compaction tests taken on the subgrade at distances along the roadway every one hundred (100) feet or fraction thereof. The results of these tests must be certified by a Registered Professional Engineer and must be submitted to and approved by the City Street Commissioner prior to the installation of any aggregate base material.
e.
It shall be the responsibility of the subdivider to remove and
replace unsuitable material in order to meet the above compaction
requirements. Admixtures to the soil such as cement or lime may be
approved by the Street Commissioner or the City's Designated
Representative.
4.
Asphalt pavement structure. Asphalt streets within the City
of Fredericktown shall meet the following thickness requirements for
aggregate base and asphaltic concrete:
|
Compacted Thicknesses
| ||||
|---|---|---|---|---|
|
Street Type
|
2 1/2" Oversized Limestone
(inches)
|
1" Limestone
(inches)
|
Type C Asphalt
(inches)
| |
|
Minor
|
4
|
4
|
2 1/2
| |
|
Collector
|
6
|
4
|
2 1/2
| |
|
Arterial
|
6
|
4
|
3
| |
|
Industrial
|
8
|
4
|
4
| |
5.
Aggregate base. The granular base for streets shall consist
of crushed limestone of the following specifications.
a.
Two and one-half (2 1/2) inches oversized limestone.
(1)
The lower portion of the aggregate base shall consist
of crushed limestone or dolomite meeting gradation requirements.
|
Passing 2 1/2 inch sieve
|
100%
| |
|---|---|---|
|
Passing 1 inch sieve
|
20 — 40%
| |
|
Passing No. 40 sieve
|
0 — 6%
|
(2)
Upon request by the City Street Commissioner or
City Engineer the above gradation requirements shall be certified
by the developer.
b.
Type 1 crushed limestone.
(1)
The upper portion of the aggregate base shall consist
of crushed limestone or dolomite meeting the following gradation requirements.
|
Passing 1 inch sieve
|
100%
| |
|
Passing 1/2 inch sieve
|
60 — 90%
| |
|
Passing No. 4 sieve
|
40 — 60%
| |
|
Passing No. 40 sieve
|
15 — 35%
| |
|
Passing No. 200 sieve
|
0 — 4%
|
(2)
The fraction passing the No. 40 sieve shall have
a plasticity index not to exceed six (6).
(3)
Upon request by the City Street Commissioner or
City Engineer the above gradation requirements shall be certified
by the developer.
c.
Aggregate base materials shall be compacted to a density of
ninety-five percent (95%) of the maximum density for the material
used as determined by ASTM designation D-698.
d.
The aggregate base shall be installed and compacted within tolerance
of three hundredths (0.3) of a foot. The developer shall be responsible
to grade and compact the rock to the above specification prior to
paving the street.
6.
Paving and finishing.
a.
The contractor shall be responsible for raising or lowering
manholes and valve boxes to finish grade. Manhole rings and valve
can extensions shall be furnished by the contractor.
b.
The surface material of all asphalt streets shall be Type C
hot mix asphaltic concrete conforming to the most current edition
of the Missouri State Highway and Transportation Department Specifications.
The developer is responsible for the cost of construction and placement
of all road surfacing material. All placement and finish must be approved
by the City.
7.
Concrete streets.
a.
Concrete streets shall meet the following requirements:
|
Street Type
|
Type 1 1" Minus Crushed Limestone
(inches)
|
Concrete Thickness and Joint Type
(inches)
| |
|---|---|---|---|
|
Minor
|
3
|
4.5
| |
|
Collector
|
3
|
5.5 with doweled joints
| |
|
Arterial
|
3
|
7.0 with doweled joints
| |
|
Industrial
|
3
|
8.0 with doweled joints
|
b.
The developer shall install contraction joints that are one-eighth
(1/8) inch wide by three-fourths (3/4) inches deep at maximum fifteen
(15) foot spacing in all directions on plain pavements and twenty
(20) foot spacing for plain doweled pavements. All joints shall be
sealed with a sealer acceptable to the City.
c.
All concrete shall be four thousand (4,000) psi, six (6) bag
mix with entrained air between four percent (4%) to six percent (6%).
Slump shall be two (2) to four (4) inches.
d.
The materials for concrete streets shall be installed in accordance
with the above specification. The developer is responsible for all
cost of construction.
8.
Parkway. The finished grade of the parkway (being the area between
curb and gutter and the right-of-way line of property line) shall,
where possible, slope from the back or top of curb to a point three
(3) inches to twelve (12) inches above the curb at a point perpendicular
to curb and gutter or street center line.
9.
Curb and guttering and drive entrances of streets.
a.
All streets shall be bound by concrete curb and gutter or concrete
drive entrances.
b.
All concrete shall be air entrained with four percent (4%) to
six percent (6%) air, six (6) bag mix developing four thousand (4,000)
psi in twenty-eight (28) days. Slump shall be two (2) inches to four
(4) inches. Aggregate gradation shall conform to current ASTM guidelines
with one and one-half (1 1/2) inch maximum size aggregate.
c.
The flag of such cement concrete gutter shall be eighteen (18)
inches wide and one and one-half (1 1/2) inches above flow line
and of a thickness of six (6) inches and the top of the curb shall
be six (6) inches above the flow line. The curb and gutter and driveway
entrance shall be on a minimum of two (2) inches of compacted Type
1 base rock which is set on compacted subgrade [ninety-five percent
(95%) proctor minimum].
d.
Curb and gutter shall have contraction joints at ten (10) foot
centers and one-half (1/2) inch expansion joints [with two (2) smooth
greased one-half (1/2) inch rods twenty-four (24) inches long and
premolded expansion joint material] placed at thirty (30) foot centers.
e.
In all locations where a drive is installed to a curbed roadway
a six (6) inch thick concrete drive entrance will be installed with
a minimum width of twelve (12) feet. The concrete drive entrance shall
be seven (7) feet wide with five (5) feet six (6) inches extending
from the flowline of the gutter, to the back of the drive entrance
(as measured perpendicular to the curbline). The back of the entrance
shall be even with the top of the curbline and shall have five (5)
foot radii to transition into the curbline. When installing a drive
entrance in an existing curbed road the entire curb and gutter section
shall be removed prior to constructing the drive entrance.
f.
Backfill material, where necessary, shall be placed as soon
as possible after seventy-two (72) hours has elapsed from time of
placement of the curb and gutter or drive entrance.
g.
No concrete shall be placed when the ambient temperature is
forecasted to go below thirty-two degrees Fahrenheit (32° F.)
within seventy-two (72) hours of the concrete being poured. Concrete
placed during rain may be rejected by the City Building Inspector
if the finish is damaged as a result thereof and rejected work must
be corrected by the subdivider at his/her cost.
[R.O. 2013 § 410.170; Ord. No.
96-20 §§ 1 — 2, 5-13-1996; Ord. No. 13-01 § 1, 1-14-2013]
A.
In proposed new subdivision in the City of Fredericktown the City
shall provide water service to the development under the following
terms:
1.
The developer shall submit a water extension plan that will
meet the approval of the Missouri Department of Natural Resources
City Engineer and Water Department Manager. Such plan shall be designed
by a Registered Professional Engineer.
2.
The developer shall purchase all necessary pipe, fittings, valves
and hydrants and the developer shall install said water system. All
lines shall be inspected by the City Water Department prior to backfilling.
4.
The developer shall provide the City the complete plans of the
water extension project including DNR permits and design fees.
5.
In no case shall any platted lot be located further than three
hundred (300) feet from a fire hydrant. A fire hydrant shall not be
installed on a water line smaller than six (6) inches in diameter.
No water line installed shall be smaller than four (4) inches in diameter.
6.
In some cases due to future growth that is being contemplated
by the City, the developer may be required to install larger than
the size water lines needed to service the development in order to
serve the future need of other areas. In this case the developer would
bear the cost for the size line, fittings and valves necessary to
service the development, and the City would bear the additional cost
of the larger size water line and appurtenances. All water lines shall
be installed in accordance with the latest edition of the International
Plumbing Code.
[R.O. 2013 § 410.180; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
General Requirements.
1.
The rate of stormwater runoff from a subdivision shall not be
greater than that prior to development. The method of computation
of volume of runoff shall be approved by the City.
2.
Enclose storm sewers shall be required in all subdivisions.
Drainage ditches shall not be allowed unless enclosing drainageways
would require extremely large hydraulic conduits [e.g., drainageway
which carries a peak flow of more than one hundred (100) cubic feet
per second during a ten-year storm of duration producing maximum stormwater
runoff]. If open drainageways are allowed, the developer shall construct
such drainageways with flat bottoms [minimum three (3) feet wide]
and slopes which are three (3) to one (1) or flatter to facilitate
mowing. If velocities in channels exceed six (6) feet per second during
ten (10) year storms of fifteen (15) minute duration then erosion
control shall be allowed for in channel construction, as approved
by the City Engineer.
3.
Surface drainage patterns for the entire subdivision shall be
on the subdivision engineering plans.
4.
Lots shall be laid out so as to provide positive drainage away
from all buildings. Individual lot drainage shall be shown and coordinated
with the drainage pattern for the area and designed so that runoff
from one (1) lot onto another is eliminated except where drainage
easements are provided for such runoff.
5.
Provision shall be made to handle any spring or surface water
that exists prior to or will result from the development of the subdivision.
6.
In residential subdivisions the City shall assume maintenance
responsibility for a retention pond after seventy-five percent (75%)
of the lots which drain into the pond have been sold or one (1) year
after the pond has been constructed and accepted by the City. Until
such time the maintenance shall be the owner's/developer's
responsibility. In commercial developments the owner/developer shall
be responsible for perpetual maintenance of the detention pond.
B.
Design Standards.
1.
General.
a.
All drainage and storm sewer systems shall be designed and constructed
in accordance with standards and specifications of the City. All facilities
shall be designated to carry a ten-year storm of a duration which
produces maximum stormwater runoff without inundation or surcharging.
The subdivider's private engineer shall design all hydraulic
structures to allow for a one-hundred-year storm to pass through the
subdivision without destroying or damaging property or inundating
dwellings. The private engineer shall provide design information which
substantiate both flow conditions.
b.
Where possible, drainage facilities shall be located in dedicated
right-of-way; otherwise, such facilities shall be located in perpetual
unobstructed easements of appropriate width.
c.
The use of grates for storm drains is discouraged. The use of
area inlets in streets and open areas is encouraged.
d.
Where a proposed drainage system will carry water across property
outside of the subdivision, appropriate drainage rights must be obtained
by the developer and indicated on the plat.
e.
The storm sewer system shall be separate from any sanitary sewer
system.
f.
Catch basins, headwalls and related underground piping shall
be installed by the developer and accepted by the City Engineer before
final paving.
g.
Reinforced concrete pipe, corrugated aluminized steel pipe and
double wall polyethylene pipe [up to twenty-four (24) inches] will
be acceptable for storm drainage systems. Corrugated steel pipe shall
be fourteen (14) gauge up to forty-two (42) inches and twelve (12)
gauge above forty-two (42) inches. Corrugated aluminized metal and
polyethylene pipe shall be bedded with one-half (1/2) clean rock.
Conventional riveted corrugated steel pipe will only be allowed if
installed with an appropriate protective coating approved by the City.
2.
Accessibility to public storm sewer system.
a.
Where a public storm sewer system is within five hundred (500)
feet of the subdivision, the storm sewer system for the subdivision
shall tie on to such public system. Necessary easements for such will
be the responsibility of the developer.
b.
If plans have been prepared for a public storm sewer system
to be constructed within five hundred (500) feet of the subdivision,
the storm sewer system for the subdivision shall be installed to the
subdivision boundary and include the improvements necessary to tie
into the public system when it is available.
3.
Detention ponds.
a.
Detention ponds shall be required for each subdivision unless
deemed unnecessary by the City and approved by the Board of Aldermen.
b.
Detention ponds shall be designed to limit runoff to a controlled
flow no greater than that prior to development. The ponds shall be
designed to retain a six (6) hour, twenty-five-year storm without
over topping. An emergency spillway shall be provided for accommodating
the flow from a six (6) hour one-hundred-year storm.
c.
The requirement for on-site detention ponds may be waived by
the City where arrangements have been made for runoff from the subdivision
to be handled by a previously approved and built regional pond designed
to serve an area which encompasses the subdivision being reviewed.
d.
A detention pond shall have side slopes of 3:1 and the depth
of the water cannot exceed four (4) feet.
e.
Detention ponds will be designed for minimal maintenance. All
areas which are subject to velocities above five (5) feet per second
shall be protected from erosion.
4.
Accommodation of upstream drainage areas.
5.
Effect on downstream drainage areas.
a.
Where it is determined that the runoff from a subdivision will
overload existing downstream drainage facilities due to emergency
overland flow beyond the storage capacity of the detention pond, the
developer shall be responsible for the improvement of such downstream
facilities to increase their capacity to required levels.
b.
The required improvements to downstream facilities shall be
made prior to the issuance of building permits within the proposed
subdivision.
[R.O. 2013 § 410.185; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
General Requirements.
1.
All sanitary sewer facilities discussed in this Section shall
be approved by and installed in accordance with the rules, regulations
and standards of the Missouri Department of Natural Resources (DNR),
City Engineer and City Sewer Department. The total cost of the design,
installation and permitting of the sewer system will be borne by the
developer/owner.
2.
Where a City sanitary sewer is within twenty-five hundred (2,500)
feet of the boundary of a subdivision, the subdivider shall be responsible
for connecting to the sewer and providing a connection for each lot
along with a cleanout at the property line. All easements for said
sewer line shall be obtained by the owner.
3.
Where public sanitary sewer is more than twenty-five hundred
(2,500) feet from the subdivision one of the following must be done:
a.
A central sewerage system may be installed with the maintenance
thereof turned over to the City. Lines, laterals and mains shall be
installed in conformance with DNR and City guidelines. The developer's
treatment plant shall meet DNR standards and be acceptable to the
City.
b.
Individual disposal system may be installed provided that the
system shall be installed in conformance with DNR and City guidelines.
4.
The City shall not be required to furnish sewer service outside
of the City limits.
B.
Design Standards.
1.
General.
a.
Sanitary sewer system shall be designed and constructed in conformance
with the standards and specifications of the Department of Natural
Resources, City Engineer and City Sewer Department.
b.
Sanitary sewers shall be located within street rights-of-way
except where permitted by the City Sewer Department or City Engineer
because of topography.
c.
Sanitary sewer systems shall be designed to handle the maximum potential population of the service area based on densities permitted by Chapter 405, Zoning Regulations, allowing for infiltration and inflow.
d.
No public sewer main shall be less than eight (8) inches in
diameter. PVC pipe under six (6) inches (private laterals) shall be
Schedule 40 PVC pipe eight (8) inches and larger shall be SDR 35 or
ASTM F789 with minimum pipe stiffness forty six (46) psi at five percent
(5%) deflection.
e.
All sewers shall be laid with straight alignment between manholes.
All manholes shall have rubber gaskets at all pipe openings. All manhole
frame and covers and shall have a twenty-four (24) inch clear opening
and have a minimum weight of three hundred eighty (380) pounds, complete
with self-sealing gaskets.
f.
Manholes shall be installed as required by the Water/Sewer Department.
g.
Sewer lines shall be installed, air-tested and mandrel-pulled
[maximum five percent (5%) deflection] if using PVC pipe. Air testing
shall be conducted according to ASTM C-828. Results are to be provided
to the City.
h.
Manholes shall be water tested or vacuum tested. All testing
shall be done in the presence of the City Sewer Department Head or
City Engineer and shall be completed prior to final paving of the
street. Maximum leakage for manholes shall be two hundred (200) gallons/inch
diameter/mile length/twenty-four (24) hours.
i.
If any of the sewer system does not meet the testing requirement
the developer shall repair or correct the system and retest the same
until it meets testing requirements.
j.
All sewer lines installed in roadways shall be backfilled with
full depth granular material as specified.
2.
Relationship to water supply.
a.
There shall be no connection between a sewer system and a public
water supply.
b.
No system shall be permitted which allows the passage of sewerage
or polluted water into a potable water supply. Sewers shall be separated
from water supply wells or other water supply sources and structures.
There shall be a minimum distance between sewer and water lines as
established by the Department of Natural Resources.
[R.O. 2013 § 410.190; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
It shall be the subdivider's responsibility to protect utilities.
Any damage to utilities as a result of subdivider's work within
the public right-of-way shall be repaired by the subdivider, or by
the City at the subdivider's expense.
B.
The subdivider shall make the necessary arrangements with the City
Electric Department for electric service. The electric service lines
shall be installed in accordance with lot layout plans which have
been submitted by the subdivider to the City Electric Department which
shall determine the design of the distribution system throughout the
subdivision. It is the intention of this Section to minimize the overhead
line conductors within practical economic reason. Any construction
not within this scope shall be considered unacceptable. The primary
feeder lines shall make up the main overhead power grid and shall
be located whenever possible and preferably along subdivision boundaries
and rights-of-way where these constitute subdivision boundaries. The
primary feeder lines shall be constructed to have the best possible
aesthetic characteristics consistent with insuring power system reliability.
All primary distribution lines and secondary lines shall be underground
within the subdivision except those located adjacent to a primary
feeder line. Such secondary lines may be located on the same pole
structure as the primary feeder line. In no case will additional poles
be added to facilitate the secondary lines. The electric service line
shall be installed underground by the property owner from the point
of service to the structure to be served. The City Electric Department
shall determine the point of service.
C.
The installation of all cable television distributive and service
lines shall be underground.
D.
All easements in, on or across the area of any subdivision, which
shall be requested in behalf of the City shall be granted to the City
by the subdivider and such easement shall be designated on the final
plat of the subdivision. The subdivider shall be responsible for clearing
the full width of all utility easements prior to the installation
of electric lines by the City Electric Department.
E.
Conduit is required for all underground utility lines and shall be
bedded and backfilled with suitable material in such a manner so as
to prevent displacement of or damage to the lines. In those locations
where a roadbed is being backfilled, the full depth of the trench
shall be compacted in uniform layers.
F.
Telephone and natural gas standards shall be provided by the appropriate
gas and telephone franchises.
[R.O. 2013 § 410.195; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
General Requirements.
1.
Sidewalks shall be encouraged in all subdivisions.
2.
In "R-1" and "R-2" Districts sidewalks shall be required on
both sides of all arterial and on one (1) side of all collector streets.
3.
In "R-2" Districts sidewalks will be required on one (1) side
of all minor streets.
4.
In all commercial developments sidewalks will be required on
both sides of all streets.
5.
In all industrial developments sidewalks shall not be required.
B.
Design Standards.
1.
Sidewalks shall be located in the dedicated right-of-way within
one (1) foot from the right-of-way line.
2.
There shall be a grassed strip at least four (4) feet wide between
the sidewalk and the street pavement.
3.
Sidewalks shall be four (4) feet wide, and four (4) inches thick
except at driveways where they shall be six (6) inches thick. Sidewalks
shall be constructed of four thousand (4,000) psi concrete with construction
joints at five (5) foot centers and expansion joints at twenty-five
(25) foot centers.
4.
Sidewalks shall drain toward the curb and have a grade approximately
parallel to the street.
5.
Each sidewalk shall have a ramp for handicapped access designed
in conformance with State law at all intersections.
[R.O. 2013 § 410.200; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
The final plat on mylar and five (5) prints thereof, together with
copies of any deed restrictions where such restrictions are too lengthy
to be shown on the plat, shall be submitted to the City Clerk and
shall be approved by the Board of Aldermen. The final plat is to be
drawn at a scale of not more than one hundred (100) feet to the inch
from an accurate survey and one (1) or more sheets whose maximum dimensions
are twenty-four (24) inches by thirty-six (36) inches. If more than
two (2) sheets are required, an index sheet of the same dimension
shall be filed showing the entire subdivision.
B.
The final plat shall show:
1.
The boundary lines of the area being subdivided with accurate
distances and bearings.
2.
The lines of all proposed street rights-of-way and alleys with
their widths and names.
3.
The accurate outline of any portions of the property intended
to be discarded or granted for public use.
4.
The line of departure of one (1) street from another.
5.
The lines of all adjoining property and the lines of all adjoining
streets and alleys with their widths and names.
6.
All lot lines together with an identification system for all
lots.
7.
The location of all building lines and easements provided for
public use, services or utilities.
8.
All dimensions both linear and angular, necessary for locating
the boundaries of the subdivision, lots, streets, alleys, easements
and any other areas for public or private use. Linear dimensions are
to be given to the nearest 1/100 of a foot.
9.
The radii, arcs, chords, points of tangency and central angles
for all curvilinear streets and radii for rounded corners.
10.
The name of the subdivision, a small sketch showing its general
location, and the scale of the plat, points of the compass, and name
of owner or owners or subdivider.
11.
The certificate of the surveyor attesting to the accuracy of
the survey and the correct location of all monuments shown.
12.
Private restrictions and trusteeships and their periods of existence.
Should these restrictions or trusteeships be of such length as to
make their lettering on the plat impracticable and thus necessitate
the preparation of a separate instrument, reference to such instrument
shall be made on the plat.
13.
Acknowledgment of the owner or owners to the plat, and restrictions,
including dedication to public use of all streets, parks or other
open spaces shown thereon and the granting of easements required.
14.
Certificates of approval for endorsement by the City of Fredericktown.
15.
Certificates by both the City Collector and County Collector
that all taxes on said property have been paid.
16.
Certificates of approval by the City Engineer that subdivision
is approved subject to public improvement plans on file with the City
of Fredericktown. Also that subdivision meets current subdivision
code.
C.
Detailed Plans And Specifications Required. Prior to the time the
final plat is submitted for approval the owner/developer shall submit
the following document to the City Engineer which shall be signed
and sealed by a Registered Professional Engineer in the State of Missouri.
1.
Profiles and grades of street including typical cross-sections,
additional cross-sections at street intersections, information on
vertical and horizontal curves, and other pertinent data on the design
of the street system.
2.
Profiles and grades of storm sewer system including design documents
justifying pipe sizes, swale sizes, inlet locations, capabilities
of subdivision to pass required storms, and detention basin design
data.
3.
Design data and layout on sanitary sewer and water systems including
line sizing, flow capacities, grades, etc.
4.
A coordinate or station and offset system which provides a horizontal
location and vertical elevation of all improvements within the subdivision
so they may be easily located by the developer's surveyor or
engineer and verified by the City.
5.
Contour lines at a minimum two (2) foot intervals.
[R.O. 2013 § 410.210; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Whenever the tract to be subdivided is of such unusual shape
or size, is surrounded by such development or unusual conditions that
the strict application of the requirements contained in these regulations
would result in real difficulties or substantial hardship or injustice,
the Board of Aldermen may vary or modify such requirements so that
the subdivider may develop his/her property in a reasonable manner,
but so that, at the same time, the public welfare and interests of
the City are protected and the general intent of these regulations
preserved.
[R.O. 2013 § 410.220; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
Any regulations or provisions of this Chapter may be changed
and amended from time to time by the Board of Aldermen; provided,
that such changes or amendments shall not become effective until after
a study and report by the Planning and Zoning Commission and until
after a public hearing has been held, public notice of which shall
have been given in a newspaper of general circulation at least fifteen
(15) days prior to such hearing.
[R.O. 2013 § 410.230; Ord. No.
96-20 §§ 1 — 2, 5-13-1996]
A.
No owner, or agent of the owner, of any land located within the platting
jurisdiction of City, knowingly or with intent to defraud, may transfer,
sell, agree to sell, or negotiate to sell that land by reference to
or by other use of a plat of any purported subdivision of the land
before the plat has been approved by the Board of Aldermen or Planning
and Zoning Commission and recorded in the office of the Madison County
Recorder unless the owner or agent shall disclose in writing that
such plat has not been approved by such Board of Aldermen or Planning
and Zoning Commission and the sale is contingent upon the approval
of such plat by such Board of Aldermen or Planning and Zoning Commission.
Any person violating the provisions of this Section shall forfeit
and pay to the municipality a penalty not to exceed three hundred
dollars ($300.00) for each lot transferred or sold or agreed or negotiated
to be sold; and the description by metes and bounds in the instrument
of transfer or other document used in the process of selling or transferring
shall not exempt the transaction from this penalty. The City may enjoin
or vacate the transfer or sale or agreement by legal action, and may
recover the penalty in such action.
B.
Any person violating any other provision of this Chapter 410 is guilty of an ordinance violation and upon conviction thereof shall be fined not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00), or by confinement for not more than ninety (90) days, or by both such fine and confinement.
